MEMORANDUM DECISION
T1 Debbie A. Webster appeals from the dismissal of her complaint, in which she alleged seven causes of action against JP Morgan Chase Bank, NA (Chase) for contract, fraud, and intentional tort. The district court dismissed the contract claims on the basis that Webster could not rely on an oral modification of the contract, the fraud claims on the basis of unreasonable reliance and failure to plead fraud with particularity, and the tort claims on the basis that Webster had not alleged any intentional conduct by Chase. Webster argues that her complaint alleged sufficient facts to survive a motion to dismiss. We reverse and remand for further proceedings on the contract and fraud claims but affirm the dismissal of her intentional tort claims.
T2 On appeal from a motion to dismiss for failure to state a claim for relief, "we give the trial court's ruling no deference and review it under a correctness standard." MBNA Am. Bank, NA v. Goodman,
13 In March 2007, Webster opened a home equity line of credit with Washington Mutual Bank (Washington Mutual) to provide her with access to funds with which she could attend nursing school. Webster met with a Washington Mutual representative on three occasions, and she explained each time that she would be giving up her employment to attend school. On each occasion, the rep
4 In September 2008, however, the Federal Deposit Insurance Corporation (FDIC) took Washington Mutual into receivership. A number of Washington Mutual's assets, including Webster's home equity line of ered-it, were sold to Chase. On March 6, 2009, Chase sent Webster a letter on Washington Mutual letterhead. The letter requested that she "help updat{e her] financial information" by "sign[ing] the enclosed Internal Revenue Service (IRS) Form 4506-T," which "allowled Chase] to obtain a summary of a specified federal tax return," and by "[plro-vid[ing] a copy of a recent paystub ... and any additional current income documentation [Webster] would like to provide." The letter then directed her to return the items to "Washington Mutual Bank, a division of JP Morgan Chase Bank." When Webster failed to respond to this letter, or to a follow-up letter on March 24, Chase suspended her account. After informal attempts to resolve the issue failed, Webster filed this action, asserting claims for breach of contract and breach of the covenant of good faith and fair dealing (collectively, the contract claims); fraud and fraudulent inducement (collectively, the fraud claims); and tortious interference with economic relations, tortious interference with prospective business relations, and intentional infliction of emotional distress (collectively, the intentional tort claims) against Chase. 1
{5 On Chase's motion, the district court dismissed all seven of Webster's claims, and Webster appealed. Webster has narrowly attacked the court's rulings with respect to each category of claims, and Chase has commensurately responded. Our review is accordingly limited to the specific challenges presented by the parties. We offer no opinion on the overall viability of the complaint or
I. The Contract Claims
16 The district court dismissed Webster's contract claims on the basis that "the purported promises alleged [to be breached] ... are at odds with, and contrary to, the terms of the written agreement between the parties." It reasoned that "there cannot be a reasonable reliance" on "any oral promise that [Webster] wouldn't ever have to [submit financial documentation to have access to the home equity] funds" in the face of "documents that are contrary to that promise." The court further explained the dismissal of the breach of the covenant of good faith and fair dealing claim as being due to Chase's letter providing Webster with
a choice as to what she could provide [in response to Chase's request for updated financial documentation] and there was nothing ... that limited her to providing only certain [financial documents]. In fact, [Webster] didn't try to file anything and so because of that, ... [Chase] was entitled to suspend her loan and because [it] ha[d] the right to suspend the loan, there was no breach....
We conclude that these claims should not have been dismissed.
17 The district court's reasoning for dismissing the contract claims seem to encompass two subconclusions: one, that a written agreement cannot be orally modified contemporaneous with its execution without those amendments being memorialized in writing and, two, that Webster's reliance upon such a modification was not reasonable. According to Webster, the written contract was simultaneously modified by oral agreement to preclude Chase's enforcement of section 17 of the contract. Webster asserts that Chase breached the modified agreement when it requested the IRS Form 4506-T and her current pay stubs. In making this argument, Webster does not make any effort to establish that such a contract modification is legal under Utah law. But neither does Chase expressly assert that a written contract can never be orally modified contemporaneous with the execution of the written agreement. 2 Instead, it defends the district court's dismissal on two related grounds: its own compliance with the Agreement as written and Webster's lack of reasonable reliance on any oral modification to the Agreement. It is not readily apparent whether Chase intended these to be separate reasons for affirming even if a written contract can be orally modified in some cireumstances or if its reasoning identifies separate facets of a more general claim that written agreements cannot be simultaneously orally modified. Regardless of the relationship between its arguments, Chase has not responded with an alternative basis for upholding the dismissal of the contract claims.
18 Chase argues that Webster failed to state a claim for breach of contract because she could not establish that a breach occurred when it merely exercised rights afforded it by the terms of the written Agreement. According to the Agreement, Chase could request "a current financial statement." Chase asserts that a "financial statement" would by ordinary definition include income and tax information. Webster counters that even if the term "financial statement" would ordinarily include such things, Chase orally promised it would not ask for her pay stubs or W-2s. Neither party has adequately analyzed on appeal whether the contract term
T9 Chase also submits that we should affirm the district court based on the court's own reasoning, ie., that Webster could not reasonably have relied on an oral promise when a written agreement attached to the complaint provides to the contrary. As authority for this proposition, Chase relies on the Utah Supreme Court's decision in Gold Standard, Inc. v. Getty Oil Co.,
{10 In Gold Standard, the parties had entered into a written agreement, in which Gold Standard, Inc. (GSI) agreed to contribute 25% and Getty Oil Co. (Getty) agreed to contribute 75% to a joint mining venture in return for profits in proportion to their contributions. Id. at 1062. When GSI was unable to come up with its share, Getty exercised its contractual right to convert GSI from a participating interest holder to a net profits interest holder with a reduced interest in the project. Id. Despite the conversion, Getty's district manager informed GSI that " 'nothing was really changing' and that GSI could reenter as a twenty-five percent interest holder if it acquired financing." Id. at 1068. "Numerous [subsequent] letters to GSI from Gettyl, however,] stated that the [oral] promise made ... was not a firm commitment, but only an agreement to consider allowing GSI to reacquire its twenty-five percent participating interest." Id. GSI brought suit alleging fraud, and following a trial, the jury found in favor of GSI, a verdict that the trial court overturned on Getty's motion because " [GSI] was not entitled as a matter of law to rely on any inconsistent contemporaneous oral promises of re-entry made by Getty.... [and] under the facts and circumstances of this case reasonable minds could not find that [GSI] so relied"" Id. at 1063, 1066 (last alteration in original). The Utah Supreme Court affirmed the trial court's ruling, concluding that "(elven if Getty orally made the alleged fraudulent promise ..., it is clear that GSI could not reasonably rely on that promise in light of the correspondence following that meeting. These letters explicitly indicated that the situation was not as GSI understood it to be." Id. at 1067. The supreme court followed that conclusion with the more general proposition that "a party cannot reasonably rely upon oral statements by the opposing party in light of contrary written information." Id. at 1068 (citing Rubey v. Wood,
111 We do not read Gold Standard as dispositive in this case for two reasons. First, the decision regarding reliance in Gold Standard came after a full trial on the merits. See id. at 1066-69. In other words, GSI had the burden of establishing by clear and convincing evidence all of the elements of fraud, including reliance, and simply could not do so as a matter of law given the evidence presented. See generally Andalex Res., Inc. v. Myers,
T13 Chase does not acknowledge the factual distinction between Gold Standard and this case regarding the timing of the oral promise and the written agreement but instead asserts that Webster could not reasonably have relied on the oral promise where it was contradicted by the written agreement. Chase supports its position with the supreme court's statement in Gold Standard indicating that reliance upon an oral statement in the face of written documentation to the contrary is not reasonable. See
T 14 The court's alternative basis for dismissing the breach of good faith and fair dealing claim was that Webster had a "choice" in what documents to provide. This rationale does not appear to be supported by the allegations of the complaint. Webster alleged that Chase "demanded that ... Webster provide Chase with an ... 'IRS[ ] Form 4506-T" and 'a recent pay-stub' " in violation of its promise not to seek pay stubs or W-2s. She attached copies of the letters in which Chase made this demand to the complaint. Chase did not deny that it specifically requested the pay stub and the IRS Form 4506-T nor did it ever allege that Webster could have satisfied her obligation through providing alternative documentation of her choice. Rather, Chase's letters permitted Webster to submit "any additional current income documentation [she] would like to provide" in addition to the IRS Form 4506~T and the pay stub, not in lieu of those doen-ments. (Emphasis added.) Thus, "ac-ceptling] the factual allegations in the complaint as true and consider[ing] them and all reasonable inferences to be drawn from them in a light most favorable to the plaintiff," we must conclude that dismissal on the basis
IL - Fraud Claims
115 The district court dismissed Webster's fraud claims for two reasons. The first mirrored one of the court's bases for dismissing her contract claims, ie., that she could not reasonably have relied on Washington Mutual's oral promises in light of the terms of a contemporaneous written agreement; and the second was because she failed to plead fraud with particularity as required by rule 9 of the Utah Rules of Civil Procedure. We conclude that neither basis supports the dismissal, and because Chase has not offered an alternative basis on which we can affirm, we remand to the district court for further proceedings.
116 To state a claim of fraud, a plaintiff must allege
(1) that a representation was made (2) concerning a presently existing material fact (8) which was false and (4) which the representor either (a) knew to be false or (b) made recklessly, knowing that there was insufficient knowledge upon which to base such a representation, (5) for the purpose of inducing the other party to act upon it and (6) that the other party, acting reasonably and in ignorance of its falsity, (7) did in fact rely upon it (8) and was thereby induced to act (9) to that party's injury and damage.
Armed Forces Ins. Exch. v. Harrison,
117 We also reject Chase's argument that Webster's claims fail because "the alleged misrepresentation did not concern a presently existing fact" when it only "guaranteed that in the future she would have access to her [home equity line of credit] account." (Emphasis added.) Chase acknowledges that a promise of future performance can sustain a claim of fraud when "at the time of the representation, [the party making the representation] did not intend to perform the promise and made the representation for the purpose of deceiving the promisee." Andalex Res., Inc. v. Myers,
{18 Fraud claims generally must be pled with particularity. See Utah R. Civ. P. 9(b). Intent, however, must only be averred generally, ie., in accordance with rule 8 of the Utah Rules of Civil Procedure. See id. ("Malice, intent, knowledge, and other condition of mind of a person may be averred generally."); id. R. 8 (providing the "[glen-eral rules of pleadings"). Under rule 8, "all that is required is that the pleadings be sufficient to give notice of the nature and basis of the claim asserted and a general
119 Regarding the remaining elements of fraud, we conclude that Webster's amended complaint sufficiently complies with the particularity requirement of rule 9.
3
Rule 9 requires that a plaintiff not only allege facts to establish the elements of a fraud claim but also recite "[the relevant surrounding facts," such as the identity of the person "who made the alleged misrepresentation{ J" and "the time and location at which it was uttered." Coroles v. Sabey,
quotation marks omitted); see also DiLeo v. Ernst & Young,
III. The Intentional Tort Claims
120 Finally, the district court dismissed Webster's claims for tortious interference with economic relations and tortious interference with prospective business relations and her claim for intentional infliction of emotional distress because Webster "failed to plead any intentional conduct by Chase." We affirm their dismissal on the basis that
$21 In her opening brief, Webster includes these three intentional tort claims as subjects of appeal. However, Webster never identifies any error in the court's decision on these claims but simply asserts as a general proposition that because the rule 12(b)(6) standard requires the court to accept her factual allegations as true and draw reasonable inferences in her favor, the district court had to accept her position that Chase committed these torts. Further, Webster mentions the intentional tort claims only three times in her brief, each time in the context of explaining that her complaint contained causes of action for tortious interference and intentional infliction of emotional distress and that the claims were dismissed. She does not undertake any analysis addressed to why dismissal of these claims was inappropriate. See generally Allen v. Friel,
1 22 For the foregoing reasons, we reverse the dismissal of Webster's contract and fraud claims and remand for further appropriate proceedings. We affirm the dismissal of her tortious interference and emotional distre claims. 5
Notes
. Chase invites this court to take judicial notice of its purchase and assumption agreement with the FDIC, which, Chase asserts, provides that the FDIC retains liability for any claims by borrowers arising from the loans Chase acquired from Washington Mutual. We decline to do so for two reasons. First, although Chase raised the purchase and assumption agreement as a defense in a footnote to its memorandum supporting its motion to dismiss, it did not attach a copy of that agreement to the memorandum nor has it pointed to any place in the record where it argued, or the district court considered, the purchase and assumption agreement as a defense. Cf. 438 Main St. v. Easy Heat, Inc.,
. Because the parties have not addressed the issue, we express no view as to whether the terms of a written contract may be modified by verbal representations made at the time of its execution or whether the issue is more appropriately raised under the principles of estoppel. See generally Youngblood v. Auto-Owners Ins. Co.,
. Webster greatly expanded the details of her allegations in an amended complaint filed during the course of the dismissal proceedings. Although Webster filed a formal motion to amend her complaint, the district court never ruled on it, presumably because Webster never submitted the motion for decision. Nevertheless, "(al party may amend his pleading once as a matter of course at any time before a responsive pleading is served." Utah R. Civ. P. 15(a); see also Turville v. J & J Props., LC,
. Because Webster's amended complaint met the particularity requirement of rule 9, her argument that she "should have been given the opportunity ... to file an amended complaint" is moot.
. Following briefing, Webster filed supplemental briefing pursuant to rule 24(j) of the Utah Rules of Appellate Procedure, in which she simply identified by name and case number several other cases in various parts of the country in which Chase is a party. Webster "askfed) that the Court read and consider these cases, the facts of those cases, and the law cited in them when deciding my appeal." It is not apparent from the citations that any identified actual decisions made by any court; rather, they appear to be no more than court docket numbers for cases filed in the respective jurisdictions. An appellate court is not equipped to, nor ought it, conduct inquiries into the ongoing proceedings of trial courts in this or any other jurisdiction to determine whether they have some relevance to a particular case on appeal. As a consequence, Webster's supplemental brief failed to comply with rule 24(§), and we therefore do not consider it in making our decision. See generally Utah R.App. P. 24(j) (permitting a party to submit pertinent legal authority that comes to the party's attention after briefing by filing a letter that includes citation to that supplemental authority and reason for its submission}.
