The Supreme Court held that an escalation agreement in a construction contract, even if not formally approved by the corporation’s board, is valid and binding if entered into by individuals with apparent authority. This decision emphasizes the importance of honoring commitments made by authorized representatives and prevents parties from denying agreements after benefiting from them. It protects contractors who rely on representations made by a corporation’s agents and ensures fairness in construction projects.

When a Handshake Isn’t Enough: Can Construction Managers Bind a Corporation to Costly Agreements?

Ley Construction and Development Corporation (LCDC) entered into several construction agreements with Philippine Realty & Holdings Corporation (PRHC) for projects, including the Tektite Building and Alexandra buildings. These agreements contained fixed prices, prohibiting any cost escalation unless approved by PRHC. As the Tektite Building construction progressed, LCDC faced unexpected hikes in material prices, making it difficult to complete the project within the original budget. LCDC’s president met with Dennis Abcede, PRHC’s project construction manager, to discuss a potential cost escalation. Abcede proposed that LCDC advance the necessary funds with the promise of a contract price escalation, pending board approval. The board turned down the request, and without formal notification, Abcede sent LCDC a letter-agreement stating that PRHC would grant a P36 million escalation if LCDC infused that amount. Although the agreement lacked PRHC’s signature, LCDC proceeded with the construction, infusing over P38 million.

After the project was completed, PRHC refused to honor the escalation agreement, prompting LCDC to file a complaint. The trial court ruled in favor of LCDC, but the Court of Appeals reversed the decision, leading to consolidated petitions before the Supreme Court. At the core of the dispute was the validity of the escalation agreement and whether Abcede, as the construction manager, had the authority to bind PRHC. Additionally, the Court addressed claims for liquidated damages due to construction delays, unpaid balances for various projects, and attorney’s fees.

The Supreme Court found that the letter-agreement constituted a valid contract because Abcede, as PRHC’s construction manager, held apparent authority. The Court emphasized that throughout the construction agreements, it was established practice for LCDC to approach Abcede and Joselito Santos, PRHC’s general manager, as representatives of the corporation. By allowing Abcede to act as their representative, PRHC clothed him with the power to make agreements on their behalf. As a result, it was found that PRHC could not later deny the validity of those agreements. Therefore, the P36 million escalation agreement, even without the formal approval of PRHC’s board, was a binding commitment on the company.

ARTICLE XIV – ASSIGNMENT
This Agreement, and/or any of the payments to be due hereunder shall not be assigned in whole or  in part by the CONTRACTOR nor shall any part of the works be sublet by CONTRACTOR without the prior written consent of OWNER, and such consent shall not relieve the CONTRACTOR from full responsibility and liability for the works hereunder shall not be granted in any event until CONTRACTOR has furnished OWNER with satisfactory evidence that the Sub-Contractor is carrying ample insurance to the same extent and in the same manner as herein provided to be furnished by CONTRACTOR. If the agreement is assigned or any part thereof is sublet, CONTRACTOR shall exonerate, indemnify and save harmless the OWNER from and against any and all losses or expenses caused thereby.

Building on this principle, the Court held that PRHC was estopped from denying the existence of the escalation agreement. The Court noted that it would be unjust to allow PRHC to escape liability after LCDC, relying on the promise of the escalation agreement, infused funds into the project. This decision reinforces the concept of promissory estoppel, preventing PRHC from going back on its representation to the detriment of LCDC. The Court stated that it is well-established that a corporation can be bound by the actions of its agents if those agents are acting within the scope of their apparent authority.

Regarding the issue of liquidated damages for delays in construction, the Supreme Court ruled that LCDC was not liable because the delays were caused by force majeure. The shortage of supplies, inclement weather, power failures, and water supply interruptions were deemed unforeseeable and unavoidable events that made it impossible for LCDC to fulfill its obligations. This decision reflects a strict interpretation of Article 1174 of the Civil Code, which exempts obligors from liability for breaches caused by fortuitous events.

Regarding issues not raised during trial, the Court emphasized the importance of timely objections. As PRHC did not object when LCDC presented evidence regarding balances for project 3, its driver’s quarters, and concreting works on the Tekite Building, those matters were deemed admitted. In assessing LCDC’s liability for repairs, the Court pointed to the contractual obligations undertaken. The Supreme Court further stipulated that the contract clearly stated that if the contractor sublets any part of the agreement to a third party, the resulting losses or expenses are the responsibility of the contractor. The court explained that with this provision in the project agreements, LCDC should be held liable for expenses.

Finally, the Court reinstated attorney’s fees, though it reduced the amount awarded to P200,000. The presence of a penal clause in the construction agreements warranted the award of attorney’s fees, acknowledging the expenses LCDC incurred to enforce its rights. In balancing these factors, the Supreme Court sought to achieve a just resolution that honored contractual obligations and acknowledged the unforeseen challenges faced during the construction projects.

FAQs

What was the key issue in this case?	The key issue was whether an escalation agreement in a construction contract, not formally approved by the corporation’s board, is valid and binding due to apparent authority.
What is ‘apparent authority’ in this context?	Apparent authority arises when a corporation, through its actions, leads third parties to believe that its agent has the power to act on its behalf, even if the agent lacks formal authorization.
Why was PRHC held liable for the escalation agreement?	PRHC was held liable because it allowed Abcede, its construction manager, to act as its representative, thus giving LCDC the impression that he had the authority to enter into such agreements.
What is the doctrine of promissory estoppel?	The doctrine of promissory estoppel prevents a party from going back on a promise, even if there is no formal contract, if another party relied on that promise to their detriment.
Why was LCDC not liable for liquidated damages?	LCDC was not liable for liquidated damages because the delays were caused by force majeure, such as shortages in supplies, inclement weather, and interruptions in utilities.
What is ‘force majeure’?	Force majeure refers to unforeseeable or unavoidable events, such as natural disasters or shortages, that prevent a party from fulfilling their contractual obligations.
Why was the claim for unpaid concreting works considered?	Although not initially part of the formal issues, the claim for unpaid concreting works was considered because PRHC did not object when LCDC presented evidence about it during trial.
Why was LCDC held liable for the corrective waterproofing works?	LCDC was liable because the contract stated that any losses or expenses resulting from the acts of a subcontractor hired by LCDC would be LCDC’s responsibility.
What was the final outcome regarding attorney’s fees?	The Supreme Court reinstated attorney’s fees, but reduced the amount from P750,000 to P200,000, acknowledging the contractual penal clause while preventing excessive compensation.

In conclusion, the Supreme Court’s decision in this case provides crucial guidance on contractual obligations and the importance of honoring representations made by authorized agents. It emphasizes that parties cannot deny agreements after benefiting from them, and it protects contractors who rely on the apparent authority of corporate representatives. Additionally, it clarifies the application of force majeure in construction delays and ensures that claims proven during trial, even if not initially raised, are duly considered.

For inquiries regarding the application of this ruling to specific circumstances, please contact ASG Law through contact or via email at frontdesk@asglawpartners.com.

Disclaimer: This analysis is provided for informational purposes only and does not constitute legal advice. For specific legal guidance tailored to your situation, please consult with a qualified attorney.
Source: PHILIPPINE REALTY AND HOLDINGS CORPORATION VS. LEY CONSTRUCTION AND DEVELOPMENT CORPORATION, G.R. Nos. 165548 & 167879, June 13, 2011