426 Pa. 343 | Pa. | 1967
Opinion by
Appellee, J. R. Christ Construction Co., Inc. (Christ), filed a complaint in assumpsit on November 26, 1962, alleging that Frank Olevsky and Lillian Olevsky (husband and wife),-appellants, were indebted to him in the amount of $8,902 (original claim of $10,-902 less $2,000 paid on account), together with interest from May 19, 1962. The debt arose from the rental of heavy duty equipment used for grading and excavation work done on a farm owned by the Olevskys in Chester County. The court below, after a nonjury trial, found that the appellants, Frank and Lillian Olevsky, were liable to the appellee, Christ, in the sum of $8,902.01 plus interest from May 23, 1962, to July 12, 1965, in the sum of $1,671.31, or a total sum of $10,573.32. This appeal followed the entry of judgment against appellants.
In 1962, appellants were owners as tenants by the entireties of a certain farm known as the Double OO' farm, located in West Goshen Township, Chester County. The husband, wife, and daughter all had a mutual
Following the filing by appellee on November 26, 1962, of the complaint in assumpsit, appellants filed an answer, alleging that the contract was actually with one Sol Nitzberg, and not with appellants, or, in the alternative, that the charges were excessive and the work had not been done in a proper manner. On March 24, 1964, an amended answer was filed by appellants, stating that the contract was not with Nitzberg, but rather, with Prestressed Structures, Inc., a Pennsylvania Corporation, but that, in any event, the charges were excessive and the work had not been done in a proper manner. Pursuant to stipulation, the case was tried by a judge without a jury, and on July 12, 1965, the trial judge, not having the benefit of the record of testimony, filed his decision in favor of appellee against the husband alone, for the entire balance due under the oral contract, with interest, and absolved the wife from liability. The husband-appellant filed exceptions to the trial judge’s findings that: (1) a contract was entered into with the husband; (2) that the work was
On April 12, 1962, appellee submitted to Olevsky’s office a bill of $4,072.13, and on May 23, 1962, a bill of $10,902.01, the amount due. At that time, Olevsky was pressed for funds, and nothing was paid on account until June 22, 1962, at which time, on Nitzberg’s suggestion, $2,000 was paid by check of Prestressed Structures, Inc., drawn to the order of Sol Nitzberg, signed by Olevsky and one Greenberg for Prestressed Structures, Inc. The check was endorsed in blank by Nitzberg and delivered to appellee. Further payments have not been made.
The facts, as found below, will not be disturbed here. We have often held that ''the findings of fact of a trial judge, sitting without a jury, sustained by the court en banc, have the force and effect of a jury’s verdict, and, if based on sufficient evidence, will not be disturbed on appeal.” Girard Trust Bank v. Sweeney, 426 Pa. 324, 231 A. 2d 407 (1967); Schofield v. Crossman, 420 Pa. 196, 216 A. 2d 455 (1966); Penneys v. Pa. Railroad Co., 408 Pa. 276, 183 A. 2d 544 (1962).
Appellants, in their brief, state that this appeal is limited to the contention that the lower court committed error in holding that, as a matter of law, Lillian Olevsky was liable on the contract. The trial judge initially found Mrs. Olevsky to be free from liability, but later decided, as a matter of law, that Lillian Olev
Appellants first contend, and properly so, that “There is no general agency arising from the marital relationship nor any presumption flowing therefrom that either spouse has authority . . .” Appellants cite as authority for this our opinion in Peterson v. Chandler, 362 Pa. 102, 104, 66 A. 2d 284 (1949). Appellants failed to give the complete statement we made in that case; that is: “There is no general agency arising from the marital relationship nor any presumption flowing therefrom that either spouse has authority to convey real estate held by the entireties without the other’s joinder.” Appellants contend that the facts in the instant case are similar to those in Peterson, in that there was no averment in the complaint that the husband acted with the wife’s authority, nor was any authority ever given to the husband by the wife. We agree with appellants’ statement as to the facts in Peterson, but do not agree that the facts are similar to the instant case. Peterson was concerned with the refusal of the wife to join in a conveyance by the husband, and although it was alleged that she had orally given permission to sell the real estate, the wife would not be precluded unless this authority was given in writing because of the statute of frauds.
As was correctly concluded by the trial judge, and as we said in Kennedy v. Erkman, 389 Pa. 651, 658, 133 A. 2d 550 (1957) : “The Kennedys held title to the leased premises as tenants by the entireties. Where real estate is so held, neither spouse, acting independently, may create or terminate any legal interest in the land to the prejudice of the other spouse: Schweitzer v. Evans, 360 Pa. 552 (1949), 63 A. 2d 39, There is,
From the cases cited, it seems clear that both appellants were legally bound under the contract; that both appellants, as owners by the entireties of the property, gained from the improvement made thereon, and that this presumption may only be overcome by evidence that the husband was, in fact, not authorized by his wife, the other spouse, to act in the manner in which he did.
The trial judge, in rendering his initial decision, did so in view of the wife’s lack of knowledge of the ownership by the entireties of the farm in question until after the completion of the work and a mortgage was made on October 3, 1962. But later, after considering the record of the testimony, he concluded, and correctly so, that his initial decision was erroneous. The presumption, as we stated in the Kennedy case, with respect to properties held by the entireties, is that during the term of a marriage, either spouse has the power to act for both without specific authority, so long as the benefits of such action inure to both. This presumption, as stated, does not require knowledge on the part of the other spouse in question, but only that it may be rebutted if, in fact, the spouse so acting was not authorized to act by the other spouse. The trial judge correctly concluded: “The presumption then stands unless and until the other spouse establishes by a preponderance of the evidence that at the time
Our study of the record does not reveal any evidence that the husband’s acts were not authorized by the other spouse. In view of this finding, we agree with the conclusion reached by the lower court in its opinion and order, and see no need to discuss any further contentions made by appellant.
Judgment affirmed.