45 Conn. App. 586 | Conn. App. Ct. | 1997
Opinion
The sole issue in this case is whether the Home Improvement Act (act)
The plaintiff commenced this action by way of a three count complaint alleging that (1) the defendant breached her promise to live with him for life in the subject property or in a house bought with the proceeds from the sale of the subject property, (2) the defendant misrepresented that she would live with him for life, inducing him to rely thereon and voluntarily to improve the subject property and (3) the defendant put him out of her house in contravention of their plan to live together permanently and she was unjustly enriched by the improvements that the plaintiff had made to the house.
The case was tried to the court. At the conclusion of the plaintiffs case, the court dismissed the second count of the complaint and rendered judgment for the defendant on the first and third counts.
The trial court found the following relevant facts. The plaintiff and the defendant cohabited at premises owned by the defendant at 29 Penny Comer, Portland, from November, 1986, until late 1991. During that time, the plaintiff was a registered home improvement contractor. He made extensive improvements to the defendant’s house at a cost of approximately $52,000, not including the cost of labor. The termination of the parties’ relationship precipitated this action.
The trial court concluded that because there was no written contract for the improvements, the act precluded an award of damages for unjust enrichment. The trial court stated that cases from the Supreme Court and this court make clear that the act will “bar a contractor from recovering under every imaginable legal theory where a written contract either does not exist or fails to conform to the requirements of the [act]” except where there is bad faith on the part of the owner.
Whether the act applies to the circumstances of this case is a matter of statutory construction. “In interpreting the language of a statute, the words must be given their plain and ordinary meaning and their natural and usual sense unless the context indicates that a different meaning was intended. . . . When the language is plain and unambiguous, we need look no further than the words themselves because we assume that the language expresses the legislature’s intent. . . . Indeed, [a] basic tenet of statutory construction is that when a statute ... is clear and unambiguous, there is no room for construction. . . .” (Citations omitted; internal quotation marks omitted.) Cashman v. Cashman, 41 Conn. App. 382, 385-86, 676 A.2d 427 (1996).
First, nowhere in the third count, or indeed the entire complaint, does the plaintiff allege that there was an agreement between him and the defendant for the performance of a home improvement
In all of the cases discussed in the defendant’s brief and in the trial court’s memorandum of decision, the relationship that generated the dispute was that of contractor and owner. In all of the cases, the contractor
Here, the termination of the relationship between “live-in lovers”
We are further persuaded that the act does not apply because of General Statutes § 20-419 (4), which provides in relevant part: “ ‘Home improvement’ does not
We also note that the puipose of the act is to protect home owners from unscrupulous contractors. The claimed improvements were not made pursuant to a contractor-owner relationship. Nothing in the allegations or evidence here triggers the need for the protection of the act.
The judgment is reversed and the case is remanded with direction to deny the defendant’s motion to dismiss on the ground of the Home Improvement Act and for further proceedings according to law.
In this opinion the other judges concurred.
General Statutes §§ 20-418 through 20-432 constitutes chapter 400 of the General Statutes known as 1he Home Improvement Act. The specific statutes that are relevant to this appeal will be set out as necessary in the opinion.
The defendant made an oral motion to dismiss at the conclusion of the plaintiffs case. Practice Book § 302 provides in relevant part: “If, on the (rial of any issue of fact in a civil action tried to the court, the plaintiff has produced his evidence and rested his cause, the defendant may move for judgment of dismissal, and the court may grant such motion, if in its opinion the plaintiff has failed to make out a prima facie case. . . .”
General Statutes § 20-419 (4) defines home improvement as, inter alia: “[T]he repair, replacement, remodeling, alteration, conversion, modernization, improvement, rehabilitation . . . of . . . any . . . building . . .
That is the phrase the trial court used to describe the parties’relationship.
The defendant offers no rebuttal to the plaintiff’s claim that what he did was not a home improvement because of § 20-419 (4) (E) and (6).