This case clarifies how courts determine the scope of work in construction contracts and assess damages when one party fails to fulfill their obligations. The Supreme Court held that a contractor was liable for breach of contract for failing to complete waterproofing works as agreed, and it defined the extent of damages the property developer could recover. This decision emphasizes the importance of clearly defining the scope of work in construction agreements and adhering to contractual terms to avoid disputes and financial losses.

When a Splash Becomes a Dispute: Defining ‘Additional Works’ in Construction Contracts

Swire Realty Development Corporation (Swire), the petitioner, entered into an agreement with Specialty Contracts General and Construction Services, Inc. (Specserv), the respondent, for waterproofing works on its Garden View Tower condominium project. The agreed price was Php 2,000,000.00, with a timeline of 100 calendar days. A dispute arose when Swire claimed Specserv failed to complete the work, leading to a complaint for sum of money and damages. The central issue was whether certain works, specifically the second waterproofing of the swimming pool, constituted ‘additional works’ outside the original scope of the agreement.

The Regional Trial Court (RTC) initially ruled in favor of Swire, ordering Specserv to pay for uncompleted works and costs incurred by Swire to finish the project. However, the Court of Appeals (CA) reversed this decision, finding that Specserv had performed additional works and was entitled to compensation. The CA computed the outstanding liabilities, considering additional works and penalties for incomplete execution. Swire then elevated the matter to the Supreme Court, arguing that the CA misapprehended the facts and disregarded evidence of actual damages.

The Supreme Court addressed whether it could review the factual findings of the CA and whether the waterproofing of the swimming pool constituted additional work for which Specserv should be compensated. While the Rules of Court generally limit petitions for review on certiorari to questions of law, the Court recognized exceptions, including instances where the CA’s findings are based on a misapprehension of facts or are contrary to those of the trial court. In this case, such exceptions applied because the CA and RTC differed on whether the swimming pool waterproofing was part of the original agreement.

The Court scrutinized the Agreement, particularly Article I, which defined the scope of works. This article explicitly included the swimming pool area (234.20 square meters) under the waterproofing requirements. By agreeing to the contract, Specserv committed to performing all necessary works to waterproof the entire swimming pool area. The Court noted that if Specserv believed the second waterproofing was an additional work, it should have sought a change order under Article VII of the Agreement, which required written notice and further agreement on pricing for additive works.

Article VII of the Agreement stipulated the process for change orders:

7.1 If the OWNER shall, upon written notice to the CONTRACTOR, order change or deviation from the plan or specification either by omitting or adding works, the corresponding charges for deductive works shall be based on the unit cost abovementioned. However, the unit prices for additive works shall be subject to further agreement between the OWNER and the CONTRACTOR.

Specserv’s failure to comply with this procedure indicated that the work was within the original scope. The Supreme Court adopted the factual findings affirmed by both the RTC and CA. These included Specserv only completing 90% of the work, failing to deploy workers despite demand, and unsubstantiated claims regarding debris in the sump pit area. Moreover, there was no basis for Specserv’s claim of short payments, as records showed adjustments were made to align with the actual work accomplished.

The Court highlighted Specserv’s breach of contract:

Evident from the foregoing facts, there being a clear breach of contract on the part of the respondents when they failed to fully comply with their obligation under the contract, having accomplished only 90% of the waterproofing works within the time agreed upon, and failing to perform the necessary repairs, they are liable for damages and are bound to refund the excess in payment made by the petitioner.

The Supreme Court then addressed the damages to be awarded. It agreed with the RTC’s computation of Php 420,000.00, representing the unpayable 10% of the contract price, retention fee, and withholding tax, which took the form of actual damages. It also upheld the award of Php 124,931.40 for costs incurred by Swire in hiring Esicor to complete the unfinished work, citing Article 1167 of the New Civil Code. Article 1167 states that if a person fails to do something they are obliged to do, it shall be executed at their cost.

Regarding the penalty for delay, the Court acknowledged Article V of the Agreement, which stipulated a penalty of Php 10,000.00 per day of delay. However, invoking Article 1229 and Article 2227 of the New Civil Code, the Court reduced the penalty from Php 3,650,000.00 to Php 200,000.00 as liquidated damages. This reduction was based on the fact that Specserv completed 90% of the project and there was no showing of bad faith. This reflects the principle that penalties should be equitably reduced if they are iniquitous or unconscionable. Here’s a brief comparison:

Original Penalty	Reduced Penalty
Php 3,650,000.00	Php 200,000.00

Finally, the Court addressed the award of attorney’s fees. Citing Philippine National Construction Corporation (PNCC) v. APAC Marketing Corporation, the Court emphasized that an award of attorney’s fees requires factual, legal, and equitable justification. Since the RTC’s justification was insufficient, the Supreme Court deleted the award for attorney’s fees. This decision highlights the importance of providing clear and distinct reasons for awarding attorney’s fees.

FAQs

What was the central legal issue in this case?	The key issue was whether certain construction works were part of the original contract’s scope or considered additional, impacting compensation.
What did the Supreme Court rule regarding the swimming pool waterproofing?	The Court determined that the second waterproofing of the swimming pool was included in the original scope of work. Therefore, Specserv was not entitled to additional compensation.
What is the significance of Article VII in the contract?	Article VII outlined the procedure for change orders, requiring written notice and agreement for additional works. Specserv’s failure to follow this procedure weakened their claim for additional compensation.
How did the Court address the issue of delay?	The Court recognized Specserv’s delay but reduced the penalty from Php 3,650,000.00 to Php 200,000.00. This was because they had completed 90% of the project and there was no showing of bad faith.
What is the importance of Article 1167 of the New Civil Code in this case?	Article 1167 allowed Swire to recover costs incurred in hiring Esicor to complete Specserv’s unfinished work. It states that if a person fails to do something they are obligated to do, it shall be executed at their cost.
What did the Court say about the award of attorney’s fees?	The Court deleted the award of attorney’s fees due to insufficient factual basis. It emphasized that such awards require clear and distinct justification.
What were the actual damages awarded in this case?	The actual damages amounted to Php 420,000.00, representing the unpayable 10% of the contract price, retention fee, and withholding tax.
What should contractors learn from this case?	Contractors should ensure clear contract terms, follow change order procedures, and complete work diligently. Doing so can prevent disputes and financial liabilities.

In summary, this case underscores the importance of clear, comprehensive contracts in construction. It highlights the necessity of adhering to contractual procedures for change orders and completing work as agreed. By defining the scope of work and assessing damages, the Supreme Court provided guidance on how to handle breaches of contract in construction agreements.

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: Swire Realty Development Corporation v. Specialty Contracts General and Construction Services, Inc., G.R. No. 188027, August 09, 2017