Dаvid McKINNEY, et al., Appellants-Defendants, v. STATE of Indiana, Appellee-Plaintiff.
No. 49S02-9709-CV-483
Supreme Court of Indiana
March 26, 1998
Conclusion
We affirm the post-conviction court‘s denial of Mark Allen Wisehart‘s petition for post-conviction relief.
SHEPARD, C.J., and DICKSON and SELBY, JJ., concur.
BOEHM, J., concurs except for part I-B-3; he nevertheless concurs in the result of part I for the reasons set forth in part I-B-1 and part I-B-2.
Jeffrey A. Modisett, Attorney General, and Mary Ann Wehmueller, Deputy Attorney General, Indianapolis, for Appellee-Plaintiff.
ON PETITION TO TRANSFER
BOEHM, Justice.
The Indiana Deceptive Consumer Sales Act (the “Act“),
Factual and Procedural History
In the early 1980‘s defendants David McKinney and Sonoma Group, Inc. (collectively “McKinney“)2 began development of “Sonoma,” a community of single family homes in Marion County. The State of Indiana filed suit against McKinney and other defendants in October 1985, alleging the Act was violated by McKinney‘s representations with respect to the construction of the homes. McKinney responded to the State‘s complaint with a Motion to Dismiss for Failure to State a Claim and a Motion for More Definite Statement. The motions alleged, among other things, that the State failed to allege an intent to mislead, and failed to plead with particularity as required by
On appeal, McKinney contended, inter alia, that the trial court erred in failing to grant his motiоns to dismiss and for a more definite statement, and compounded the error by granting the State‘s motion for summary judgment. McKinney contended that the consumer transactions at issue were transactions in real property, and that
I. Intent to Defraud or Mislead under the Act
We agree with the State that the language and structure of the Act do not require intent as an element of every deceptive act. The stated purpose of the Act is to “protect consumers from suppliers who commit deceptive and unconscionable sales acts” and to “encourage the development of fair consumer sales practices.”
The mechanics of this scheme are spelled out through several defined terms. Specifically, the Act provides for two kinds of actionable deceptive acts: “uncured” deceptive acts and “incurable” deceptive acts.5 An uncured deceptive act means “a deceptive act ... with respect to which a consumer who has been damaged by such act has given notice to the supplier,” but the supplier either fails to offer to cure within thirty days or does offer to cure but fails to cure within a reasonable time after the consumer accepts the offer.
This conclusion is borne out by an analysis of the remaining provisions of the Act. Section 3(a) of the Act defines “deceptive act.” As of 1985, of the twelve deceptive acts listed at that time, ten defined the required mental state as what the supplier “knows or should reasonably know,” or similar language.6 Accordingly, for example, a supplier commits a deceptive act under
This conclusion is further supported by the fact that the Act provides for two affirmative defenses, either of which would be superfluous if intent were an element of every “deceptive act.” Section 3(c) provides that if a supplier can show “by a preponderance of the evidence that an act resulted from a bona fide error notwithstanding the maintenance of procedures reasonably adopted to avoid the error,” then the act is not deceptive. Section 3(d) provides a defense if the act was made in good faith without knowledge of its falsity in reliance upon certain representations made by others. For either defense to be meaningful, some acts must be “deceptive” and therefore actionable even if unintentional or unknowing. Spaulding v. International Bakers Servs., Inc., 550 N.E.2d 307, 309 (Ind.1990) (“Where possible, every word must be given effect and meaning, and no part is to be held meaningless if it can be reconciled with the rest of the statute.“).
II. Actions for Civil Penalties Require Knowing or Intentional Conduct
For all these reasons, we hold that the legislature did not make intent a requirement of every “deceptive act” under the Act. However, available remedies under the Act do turn on whether a deceptive act is knowingly or intentionаlly committed. Section 4(g) provides that each “knowing” violation of the Act is subject to a $500 civil penalty at the instance of the attorney general. Section 8, apparently largely redundantly, provides that civil penalties are recoverable by the attorney general for “incurable deceptive acts“—i.e., those perpetrated “with intent to defraud or mislead.” In contrast, the basic remedy for a garden variety “uncured” deceptive act is, in substance, a consumer‘s claim for damages under
III. Consumer Transactions in Real Property
McKinney contends that the “subject of the consumer transaction” in this case is real property, and as a result intent is required, even if it is not an element of every claim under the Act. McKinney cites
Section 4(c) reads in part: “The attorney general may bring an action to enjoin a deceptive act. However, the attorney general may seek to enjoin patterns of incurable deceptive аcts with respect to consumer transactions in real property.” Taken literally, this section does not seem to prohibit the attorney general from enjoining deceptive acts involving consumer transactions in real property. On its face, it simply expressly permits the attorney general to enjoin incurable deceptive acts involving real property. As a matter of syntax, the first sentence is a blanket grant of authority that is not explicitly diminished by the second sentence. However, the second sentence has no meaning unless it is taken as a restriction on the attorney general‘s authority as to real estate transactions. This conclusion is supported by the Act‘s legislative history. Until 1982 the Act applied to consumer transactions in “goods” or “services.”
IV. Construction Agreements are not Transactions in Real Property
It follows from the foregoing analysis that if the transactions at issue are transactions in real property, in order tо prevail the State must show that McKinney intended to defraud or mislead. The State, however, contends that the transactions it challenges are not transactions in real property, and therefore intent is not required. The State cites J.E. Pierce v. Drees, 607 N.E.2d 726 (Ind.Ct.App.1993) in support of the proposition that construction contracts are not “transactions in real estate” under the Act. In Pierce, a consumer entered into a construction contract whereby the contractor agreed to demolish the consumer‘s garage and build a new garage on the same site. The contractor also agreed to pour a concrete patio next to the consumer‘s home. The court held that the construction contract involved both the sale of goods and the performance of services and was not a transaction in real property for purposes of the Act.9
The State concedes that unlike the contract in Pierce and the authority Pierce cited, the consumers’ transactions with McKinney included the purchase of real estate. According to the State, this is irrelevant because the alleged deceptive acts stemmed from misrepresentations regarding the provision of products and services. Specifically, the State alleges that for each consumer, McKinney agreed to build a home aсcording to certain specifications of standard, quality, or grade. Further, the construction contracts contained a warranty that guaranteed all labor and materials against defects in workmanship for one year (excepting normal wear and tear). The State contends that the deceptive acts at issue relate to McKinney‘s failure to construct homes in accord with the terms of the construction agreements and to conform to express warranties in the construction of the homes. Like Pierce, the State concludes, the issues relate to the performance of construction agreеments.
We agree that a construction contract is not a “transaction in real estate” as the term is used in the Act. We assume that the sale of an existing structure will normally be
V. Pleading with Particularity
It remains to be decided whether the trial court correctly granted the State‘s motion for summary judgment. We do not reach this question, however, because we hold that the trial court erred in denying McKinney‘s motion to dismiss or to make more specific. On appeal, the Court of Appeals held that the State‘s use of the words “false, misleading, and deceptivе” combined with the allegation of an unfulfilled promise was sufficient to state a claim and affirmed the trial court on this point. We disagree and hold that for actions under the Act that are “grounded in fraud,” the specificity requirement of
Application of
The reasoning behind most of these decisions is that although fraud is not an element of the action, the action is nonetheless based on fraud. For example, a complaint under the 1933 Act need not prove fraud to prevail, but the allegations in the complaint often accuse the defendant of knowingly, wilfully, or intentionally misrepresenting information. This type of action is “grounded in fraud” and Rule 9(b) applies for the same reason it applies in typical “averments of fraud.”12 Federal Rule 9(b), like its Indiana counterpart, serves the objectives of deterring groundless suits and providing defendants with sufficient information in the complaint to enable them to prepare a defense. See generally 5 CHARLES ALAN WRIGHT & ARTHUR R. MILLER, FEDERAL PRACTICE AND PROCEDURE § 1296 (2d ed. 1990). Accordingly, in securities fraud cases, the plaintiff must plead the circumstances of fraud, what is false or misleading about a statement, and that the statement was false or misleading at the time it was made. In re Stac, 89 F.3d at 1404. But where the claim is based on negligenсe or innocent misrepresentations of fact, Rule 9(b) does not apply. Id. at 1405 n. 3; Shaw, 82 F.3d at 1222-23 (complaint which asserted that defendants possessed information they did not disclose did not aver fraud and Rule 9(b) did not apply); Shapiro, 964 F.2d at 288 (court does not decide whether Rule 9(b) applies to negligence violations). Cf. Sears v. Likens, 912 F.2d 889, 892-93 (7th Cir.1990) (holding that Rule 9(b) applies to § 12(2) without distinguishing between negligent or fraudulent based claims).
The State did not meet the requirements of
Under the standards of
Conclusion
Because the State does not challenge transactions in real estate, the State is not required to allege or prove intent to mislead or knowing violations except insofar as it relies on a mental state higher than “should reasonably have known.” However, the State‘s complaint in this case alleged incurable acts (that requirе intent) and sought civil penalties (that require a “knowing violation” or proof of incurable acts) but failed to meet the requirements of
SHEPARD, C.J., and DICKSON and SELBY, JJ., concur.
SULLIVAN, J., concurs in Parts I through IV of the opinion but dissents from Part V, believing the allegations were pled with sufficient particularity to meet the requirements of
