Delmarva Drilling Co. v. Tuckahoe Shopping Center, Inc.

Levine, J., delivered the opinion of the Court. These are two appeals: One is brought by Tuckahoe Shopping Center, Inc. (Tuckahoe) from a money judgment entered against it in favor of Howard Aldy Dean, Jr. and Lillian Marie Dean (the Deans). This resulted from a claim under a lease agreement in which Tuckahoe was the lessor and the Deans were the lessees. Delmarva Drilling Company, Inc. (Delmarva) brings the second appeal from a judgment entered against it pursuant to a third-party claim which Tuckahoe had brought for recovery of any judgment that might be entered against it in favor of the Deans.

This case undoubtedly adds a new dimension to the statement that: “This business will never hold water.” 1 It all began about May 31, 1968, when, with a view ⁴²⁰ towards operating a new coin laundromat, the Deans entered into a lease agreement with Tuckahoe which agreed to rent certain premises for that purpose in the shopping center it was preparing to construct on Maryland Route 404 near Hillsboro. Among the provisions contained in the lease was the following: “In addition to all rentals herein specified, Tenant shall pay for all utilities, used or consumed in or upon the demised premises, except that the Landlord shall furnish water to the Tenant for the sum of Twenty ($20.00) Dollars per month.” (emphasis added). Pursuant to that obligation, Tuckahoe entered into a written agreement on August 9, 1968 with Delmarva for a well to be dug near the leased premises. While in one part of the agreement it was specified that the price was to be “$400.00 for 50 ft., plus $4.00 per foot for additional depth over 50 feet;” that the well was to be “approximately 200-260' feet deep, or to bottom of strata;” and that it would supply “50 GPM [gallons per minute] if available from well,” elsewhere there appeared the following: “I understand that the above well depth is approximate and may vary from 5 ft. to 25 ft. depending on formation, location and test information ; also that the well will produce approx. 25-50 G.P.M. ...

If proper water is not located in the well, or well cannot be properly developed, the buyer will only pay for drilling costs instead of above contracted price. No specific guarantee is given concerning quality of water. Well price does not include pump or pipe installation unless specified. “Seller shall not be responsible for damages of any amount or kind resulting from delays, causes or circumstances beyond the reasonable ⁴²¹ ability of seller to control. . . .” (emphasis added). By July or August, 1969, the well had been dug and was used during the construction of the building.

Claiming that Delmarva had pronounced the water fit, Tuckahoe hooked up its building water supply system to the well in late September. The Deans opened their laundromat in November, but were forced to close after some ten days or two weeks because, as Mr. Dean vividly described: “It [the water] was dirty. It smelled like toilet water. ... You could catch it out of a spigot, hold a rag under a spigot . . . and catch it.

It was right black, a black ring.” This condition caused the washing machines to clog and resulted in immediate complaints to Tuckahoe, which must not have been taken entirely by surprise, since there had been similar indications during the construction stage. Tuckahoe’s owners immediately checked the well, which had been dug to a depth of 170 feet, and then contacted Delmarva. After tinkering with it, the latter again pronounced the water fit; the washers were hooked up, but the water difficulties recurred. Delmarva finally rectified the problem about March 1, 1970, by digging not one, but two more wells, the last of which was driven to 270 feet.

In the period which had previously ensued, as a result of the two disastrous efforts to operate their business, the Deans incurred damages for necessary repairs to the washing machines and a far-ranging list of consequential damages. Essentially, they resulted from the costs incurred in advertising the twice-aborted openings of their business, certain fixed costs that were not abated by the closings, and interest on a portion of their capital investment. Prior to the initial opening of the business, when the poor quality of the water was first detected during the construction phase, Delmarva conducted an analysis and forwarded to Tuckahoe on October 10, 1969 a rather detailed, technical prescription for correcting the water ⁴²² problem. Since it all added up to an additional charge of well over $2,000, Tuckahoe must have concluded that “the cure was worse than the disease.” In any event, Tuckahoe declined to follow the recommendation, and the situation seemed to linger on until the third well solved the dilemma in March.

At the conclusion of the trial, which was presided over by Judge Turner sitting without a jury, judgment was entered in favor of the Deans against Tuckahoe in the sum of $2,399.63, and also in favor of Tuckahoe on its third-party action against Delmarva. In attacking the judgment entered in favor of the Deans, Tuckahoe raises two points: First, it contends, as it did below, that the Deans are barred from recovery because of Paragraph 16 (a) of the lease which, in relevant part, provides: “WAIVER OF CLAIMS 16. (a) Landlord and Landlord’s agents, employees and contractors shall not be liable for, and Tenant hereby releases all claims for, damage to person or property sustained by Tenant or any person claiming through Tenant resulting from any fire, accident, occurrence or condition in or upon the demised premises or building of which they shall be a part, including but not limited to such claims for damage resulting from (i) any defect in or failure of plumbing, heating or air conditioning equipment, electric wiring or installation thereof, water pipes, stairs, railings or walks; (ii) any equipment or appurtenances becoming out of repair; (iii) the bursting, leaking or running of any tank, washstand, water closet, waste pipe, drain or any other pipe or tank in, upon or about such building or premises ; (iv) the backing up of any sewer pipe or downspout; (v) the escape of steam or hot water; (vi) water, snow, or ice being upon or ⁴²³ coming through the roof or any other place upon or near such building or premises or otherwise; . . .” (emphasis added). Secondly, Tuckahoe argues that the evidence of damages presented by the Deans was not “sufficiently definite and certain to support the Court’s award.” (D(a) The Deans’ response to the “waiver” argument is bottomed on Maryland Code (1957, 1972 Repl.

Vol.) Art. 53, § 40, which, they say, constitutes 16 (a) as the type of exculpatory clause that may not be asserted to bar their claim. In the view we take of this issue, it becomes unnecessary for us to decide whether § 40 is controlling or whether it applies only to actions ex delicto brought against a landlord; for, we are of the opinion that the “waiver” provision has no application to the facts of this case and hence, does not bar the Deans’ claim. A close analysis of 16 (a) reveals an intention to bar only those claims caused by one of the following: by damage to the building or the premises on which it is situated; by an episodic occurrence; or by defective equipment present on or connected to the premises. The water condition complained of here, which we regard as the equivalent of no water at all, was not due to any of the possible causes enumerated in 16 (a), but, as it turned out, was merely the result of the first well not being dug deeply enough.

Rather than being predicated on any of the causes listed in 16 (a), the Deans’ case is a simple one, the failure to supply water as Tuckahoe had agreed to do in the provision quoted earlier. As we have