This is an action in which the plaintiff, a real estate agency, seeks to recover from the defendant a commission earned pursuant to a contract the plaintiff made with another party. After a hearing the Trial Court, Beam., J., granted the defendant’s motion to dismiss for failure to state a claim upon which relief could be granted. The plaintiff excepted to the court’s ruling and filed a motion to set aside the decree. The motion was denied, the plaintiff again excepted, and a reserved case was prepared and transferred. We sustain the trial court’s ruling.
In 1971, Tap Realty, Inc., hereinafter TAP, obtained a “ground lease” of property in Nashua on which it intended to develop a shopping center. TAP hired the plaintiff, Tamposi Associates, Inc., hereinafter Tamposi, to locate tenants for the shopping center. TAP agreed to pay Tamposi a commission for each tenant produced. Tamposi located two tenants, Wilko of Nashua, Inc., hereinafter Wilko. and Cathay Plaza, Inc., hereinafter Cathay, who executed written leases. Tamposi earned its commissions when it produced the signed leases. TAP, however, did not pay the plaintiff.
In May 1972, TAP negotiated with Star Market Co., Inc., hereinafter Star, to locate a Star Market in the shopping center. The
The lessees, Wilko and Cathay, sued TAP and Star. The trial court found that Star’s actions constituted intentional interference with the contractual relationship between TAP and the lessees, and it ordered Star to reimburse approximately $35,800 to TAP. TAP was ordered to reimburse $19,200 to Cathay and to honor the lease with Wilko, giving it a $2,800 credit on rents due. This court affirmed the trial court’s verdict. Wilko of Nashua, Inc. v. Tap Realty, Inc., 117 N.H. 843, 379 A.2d 798 (1977).
In October 1978, Tamposi sued TAP for its commission, and received a judgment that was not fully satisfied due to TAP’s insolvency. Tamposi commenced the present action to recover from Star the commission that TAP owed Tamposi. The plaintiff’s basis for recovery rests on tort, not contract. The basis of plaintiff’s argument is as follows. Plaintiff had an agreement with TAP and was to receive a commission if it found tenants for TAP’s shopping center. Plaintiff found Cathay and Wilko who in fact entered into a leasing arrangement with TAP. At that time the plaintiff was entitled to its commission. Star later interfered with the particular leasing arrangement and as a result TAP became insolvent and was unable to pay its creditors, including the plaintiff.
From this scenario the plaintiff argues that it was a third-party beneficiary of the contract between TAP and the lessees, Wilko and Cathay. Because this contract was interfered with by the defendant, the plaintiff asserts that it was damaged to the extent of the unpaid commissions. A third-party beneficiary may recover from one who intentionally interferes with the contract that established the third party’s rights. Bitzke v. Folger, 231 Wisc. 513, 286 N.W. 36 (1939); see 2 S. WILLISTON, CONTRACTS § 347 (W. Jaeger 3d ed. 1959). Plaintiff’s writ, however, neither supports its assertion that it was a third-party beneficiary nor establishes the prima facie elements of the tort of interference with contractual relations.
Plaintiff also argues that as an incidental beneficiary it should be able to recover from a tortfeasor who intentionally interferes with a contract between a promisor and promisee if the interference in some indirect manner harms the incidental beneficiary. That is, the plaintiff as a stranger to the contract that was interfered with seeks recovery because the interference rendered one party to the contract insolvent and unable to satisfy its separate and distinct contractual obligations. Plaintiff has not presented any cases to this court that have permitted this extended and remote means of recovery. See Williamson, Picket, Gross Inc. v. 400 Park Ave. Co., 63 App. Div. 2d 880, 405 N.Y.S.2d 709 (1978). Even if an incidental beneficiary could recover, the party would have to establish the elements of the tort of intentional interference with contractual relations. See RESTATEMENT (Second) of Torts §§ 762-74 (1979).
To be subject to liability... the actor must have knowledge of the contract with which he is interfering and of the fact that he is interfering with the performance of the contract. Although the actor’s conduct is in fact the cause of another’s failure to perform a contract, the actor does not induce or otherwise intentionally cause that failure if he has no knowledge of the contract.
Plaintiff’s exceptions overruled.