Andrew Lacey
Managing Principal
In June 2021, we published an article on the decision at first instance of Darke J in Dyco Hotels Pty Ltd v Laundy Hotels (Quarry) Pty Ltd [2021] NSWSC 504. A link to the article appears here. That decision was subsequently overturned on appeal in December 2021 by a 2-1 majority of the NSW Court of Appeal. On 19 August 2022, the High Court of Australia granted special leave to appeal after counsel for the appellants, Mr Bret Walker QC, characterised the approach taken by the majority in the Court of Appeal as giving rise to a new doctrine which he described as “a poor relation of frustration which picks one of the parties to get the benefit of what might be called the suspended animation of the contract“.
We will not repeat the facts of the case which are set out in our earlier article. In short, Laundy Hotels (Quarry) Pty Ltd entered into a contract with two purchasers to sell a pub in Pyrmont, Sydney (land and business) for a total purchase price of $11,250,000. Shortly before completion, the outbreak of the COVID-19 pandemic caused the NSW Government to make a Public Health Order for the temporary shutdown of pubs and registered clubs, except for the limited sale of food and beverages to customers to consume off the premises.
This caused the purchasers to write to the vendor asserting that the contract had been frustrated or, alternatively, the vendor was not ready, willing and able to complete the contract because it was in breach of clause 50.1 which was entitled ‘Dealings pending completion’. That provision imposed various obligations upon the vendor in respect of the period from the date of the contract until completion, including an obligation to carry on the Business (as defined) “in the usual and ordinary course as regards its nature, scope and manner…”
On the same day that the vendor served a Notice to Complete on the purchasers, the purchasers commenced proceedings in the Supreme Court of NSW seeking a declaration that the contract was frustrated by virtue of the Public Health Order, or alternatively, a declaration that the whilst the Public Health Order was in force, the purchaser was not able to complete the contract and not entitled to issue the notice requiring completion.
Justice Darke determined that the contract was not frustrated (for the reasons set out in our earlier article), and further, that the vendor was not in breach of its obligation in clause 50.1. He concluded:
“In my opinion, reasonable business persons in the position of these parties would have understood Additional Clause 50.1 to mean that … the obligation would be to carry on the Business in the usual and ordinary course (as regards its nature, scope and manner) as far as it remained possible to do so in accordance with the law.”
In light of these conclusions, Justice Darke held that the vendor was entitled to terminate the contract and ordered the purchasers to pay damages and interest of around $940,000.
Before the Court of Appeal, there was no challenge to Justice Darke’s conclusion on the question of frustration. Rather, the grounds of appeal focussed on his conclusion on the proper construction and operation of clause 50.1.
The majority in the Court of Appeal determined that there were a number of difficulties with the construction preferred by Darke J, including that it failed to recognise clause 57.2 of the contract (which provided that the title and risk to the assets passed to the purchasers on completion not on contract). Ultimately, the majority concluded that such a construction did not conform with the objective intention of the parties. In the words of Bathurst CJ (who along with Brereton JA comprised the majority):
“The contract on its proper construction requires the hotel licence and other assets to be conveyed as a going concern, which at the time of the Notice to Complete and termination was prevented by the Public Health Order. Although the (vendor) was excused from any liability for damages for non-compliance with cl 50.1 and the (purchasers) would not have been entitled to terminate on this ground, it does not follow that at the time the (vendor) was ready, willing and able to complete the contract, a necessary precondition for serving the Notice to Complete” (at [73])
The majority were therefore of the view that the vendor was not entitled to enforce completion of the contract by the purchaser, and its purported termination of the contract amounted to a repudiation which entitled the purchasers to treat the contract at an end. The purchasers had no liability to the vendor for damages and were entitled to return of their deposit.
The minority judge (Basten JA) had particular regard to the fact that clause 35 of the contract identified various clauses as conditions precedent to the parties’ obligation to complete the sale and purchase of the Assets, however clause 50.1 was not among them, and clause 36 identified circumstances in which the purchaser will have defaulted in the observance of an essential provision of the contract, and again clause 50 was not referred to. His Honour noted that a hotelier business is highly regulated, that “there is an important difference between maintaining the current business until settlement and meeting expectations as to future returns“, and that the various risks of interruption to a hotelier business are insurable risks. Basten JA concluded that as a matter of construction of the contract, at the date of proposed completion the vendor, operating in accordance with the requirements of the Public Health Order, was not in breach of cl 50.1, and in any event, compliance with clause 50.1 was not an essential condition or a condition precedent to completion of the contract.
On 19 August 2022, the High Court granted the vendor special leave to appeal from the NSW Court of Appeal’s decision. The oral submissions made by Counsel for the vendor, Mr Bret Walker QC included:
“in our submission, this is a case which, if uncorrected, has in accordance with the majority reasoning … the defect of proposing some state of contractual effect where the contract is not discharged by frustration but indefinitely remains on foot, notwithstanding that the executory obligations remaining to be performed are all unaffected by illegality”
We await with keen interest the judgment of the High Court of Australia which likely won’t be delivered until 2023.
As we said in our original article, the case serves as a salient reminder for all commercial parties to review their contracts and assess who bears the risk of a significant unforeseen event such as a pandemic. If you are exposed to such risk, it may be possible for you to negotiate a variation to the contract. Further, for any prospective contracts yet to be entered into, consideration should be given as to whether to include a clause which expressly deals with contingencies flowing from a pandemic, such as the making of a Public Health Order by the government. Because as this case clearly shows, relying on a Court to determine the proper construction of your contract can be a very uncertain, lengthy and costly exercise.