In the case of R.V. Santos Company, Inc. v. Belle Corporation, the Supreme Court affirmed that in construction contracts, the approval of progress billings is provisional and subject to final review, allowing the owner to re-evaluate the work performed by the contractor. This means that even if a project owner initially approves a contractor’s progress billing, they retain the right to conduct a subsequent, more thorough evaluation of the actual work completed and adjust payments accordingly. This ruling ensures that payments align with the true value of the work done, protecting project owners from overpayment.

Unfinished Business: Can Belle Re-evaluate RV Santos’ Work Despite Initial Approval?

The dispute arose from a construction contract between R.V. Santos Company, Inc. (RVSCI) and Belle Corporation (Belle) for an underground electrical network project. Belle advanced RVSCI 50% of the contract price, amounting to P11,000,000.00. RVSCI submitted a progress billing claiming 53.3% accomplishment of the project, which Belle’s project engineer initially recommended for approval. However, Belle later assessed the work and determined it was worth less than claimed, leading to a disagreement over payment.

Belle contended that RVSCI abandoned the project, forcing Belle to take over construction. Following an audit, Belle claimed overpayment and sought a refund of P4,940,108.15 from RVSCI. RVSCI countered, asserting the accuracy of its progress billing and seeking payment for unpaid billings and damages. The Construction Industry Arbitration Commission (CIAC) ruled in favor of Belle, ordering RVSCI to refund the overpayment. The Court of Appeals affirmed the CIAC’s decision, leading RVSCI to elevate the matter to the Supreme Court.

At the heart of the matter was whether Belle had the right to re-evaluate RVSCI’s work and withdraw its initial approval of the progress billing. RVSCI argued that the audit commissioned by Belle was not binding because it was unilateral and unauthorized by the contract. They also claimed Belle could not withdraw its approval of the progress billing. Belle, on the other hand, maintained its right to determine the true value of the work done and that the CIAC and Court of Appeals correctly relied on contractual provisions and industry practice in upholding its right to re-evaluation.

The Supreme Court emphasized that in petitions for review under Rule 45, only questions of law may be raised, unless specific exceptions apply. In cases decided by the CIAC, this rule is even more stringently applied. The Court cited Makati Sports Club, Inc. v. Cheng, stating that such a petition should raise only questions of law and that if the query requires a reevaluation of the credibility of witnesses, or the existence or relevance of surrounding circumstances and their relation to each other, then the issue is necessarily factual. The Court underscored that it is not a trier of facts and will not review factual findings of an arbitral tribunal unless there is a clear showing of grave abuse of discretion or other serious errors.

Addressing the substantive issues, the Court upheld the admissibility of the third-party audit report commissioned by Belle. While the construction contract did not expressly authorize such an audit, it also did not prohibit it. The Court reasoned that the absence of a contractual prohibition allowed Belle to seek expert opinion on the value of RVSCI’s work. There was no obligation for Belle to inform RVSCI or secure their participation in the audit.

Moreover, the Court found that bias on the part of the auditor could not be presumed. Good faith is always presumed, and bad faith must be proven. The fact that Belle and R.A. Mojica had a long-standing business relationship did not necessarily mean that the audit report was tainted with irregularity. RVSCI had the opportunity to cross-examine Engr. Mojica and present evidence to rebut the audit findings but failed to do so convincingly.

The Supreme Court agreed with the CIAC and the Court of Appeals that the owner’s approval of a progress billing is merely provisional. Article VI, Section 6.2(c) of the Construction Contract explicitly states that “[t]he acceptance of work from time to time for the purpose of making progress payment shall not be considered as final acceptance of the work under the Contract.” This provision indicates that progress billings are preliminary estimates and subject to review by the owner. The Court also noted that this aligns with industry practice, as reflected in Articles 22.02, 22.04, and 22.09 of CIAP Document 102, which grant the owner the right to verify the contractor’s actual work accomplishment prior to payment.

Regarding RVSCI’s claim for damages, the Court emphasized the principle against unjust enrichment. Article 22 of the Civil Code states that “[e]very person who through an act of performance by another, or any other means, acquires or comes into possession of something at the expense of the latter without just or legal ground, shall return the same to him.” Since RVSCI had received payments exceeding the actual value of its work, it was not entitled to damages and was liable to return the overpayment to Belle. The Court upheld the CIAC’s dismissal of RVSCI’s counterclaims for lack of merit.

FAQs

What was the key issue in this case?	The central issue was whether Belle Corporation had the right to re-evaluate the work done by R.V. Santos Company and adjust payments accordingly, despite initially approving progress billings. The court had to determine the finality of progress billing approvals in construction contracts.
What did the Supreme Court rule?	The Supreme Court ruled that the approval of progress billings in construction contracts is provisional and subject to final review, allowing the owner to re-evaluate the work and adjust payments. This means initial approval doesn’t prevent a later, more accurate assessment.
Why was Belle allowed to conduct a third-party audit?	The construction contract did not prohibit Belle from seeking expert opinion on the value of RVSCI’s work. In the absence of a contractual prohibition, Belle was within its rights to commission a third-party audit.
Is a third-party audit biased if the auditor has a prior relationship with the company?	Bias cannot be presumed solely based on a prior business relationship. Good faith is presumed, and the opposing party has the burden to prove that the audit was tainted with irregularity and the results were inaccurate.
What is the significance of Article VI, Section 6.2(c) of the Construction Contract?	This section states that acceptance of work for progress payments is not considered final acceptance, allowing for subsequent re-evaluation. It clarifies that progress billings are preliminary estimates subject to further review.
What is unjust enrichment, and how does it apply to this case?	Unjust enrichment occurs when someone receives something of value without legal or just grounds. Since RVSCI received payments exceeding the value of its work, the Court applied this principle, requiring RVSCI to return the overpayment.
Can a contractor claim damages if a project owner refuses to pay a progress billing?	If the progress billing is proven to be excessive or inaccurate, the contractor cannot claim damages for the project owner’s refusal to pay. The owner has the right to pay only the true value of the work performed.
What should contractors do to protect themselves in these situations?	Contractors should maintain detailed records of all work performed, including documentation, invoices, and receipts. They should also ensure that contracts clearly define the process for evaluating work and resolving payment disputes.

This case underscores the importance of clear contractual terms and the owner’s right to ensure payments align with actual work performed. Construction contracts should specify the process for evaluating work and resolving payment disputes to avoid misunderstandings. With this in mind, project owners should always be ready to present detailed reports and documentation to justify their valuations.

For inquiries regarding the application of this ruling to specific circumstances, please contact ASG Law through contact or via email at frontdesk@asglawpartners.com.

Disclaimer: This analysis is provided for informational purposes only and does not constitute legal advice. For specific legal guidance tailored to your situation, please consult with a qualified attorney.
Source: R.V. Santos Company, Inc. v. Belle Corporation, G.R. Nos. 159561-62, October 03, 2012