In a dispute over unpaid construction fees, the Supreme Court affirmed that a contract’s stipulated interest rate for delayed payments must be honored. This decision reinforces the principle that agreements between parties carry the force of law. The ruling highlights the importance of clear contractual terms, especially concerning financial obligations. It ensures that parties are held accountable for the consequences of their agreements. This case emphasizes the need for businesses to meticulously review and understand their contractual responsibilities. It also affirms the court’s commitment to upholding the sanctity of contracts and enforcing agreed-upon terms.

Construction Delays and Interest: How Arwood Industries Faced the Music

Arwood Industries, Inc. and D.M. Consunji, Inc. (DMCI) entered into a construction agreement for the Westwood Condominium project. DMCI completed the project, but Arwood Industries failed to pay the remaining balance of P962,434.78. DMCI sued to recover this amount, along with a 2% monthly interest as stipulated in their agreement. The trial court ruled in favor of DMCI, ordering Arwood Industries to pay the balance with the specified interest, plus attorney’s fees. The Court of Appeals affirmed the decision but removed the attorney’s fees award. The central question before the Supreme Court was whether the 2% monthly interest on the unpaid amount was properly imposed.

Arwood Industries argued that the trial court’s decision lacked basis for imposing the 2% monthly interest, as it was not explicitly mentioned in the dispositive portion of the court’s decision. They contended that Article 6.03 of the agreement, which stipulated the interest, only applied to “monthly progress billings,” not the final balance. Arwood Industries further claimed that the pre-trial order did not include the issue of interest, limiting the trial to the principal amount owed. They also pointed out that the specific provision on interest was not formally offered as evidence.

The Supreme Court, however, found these arguments unconvincing. It reiterated the fundamental principle that a contract is the law between the parties. This means that the terms of the agreement dictate the rights, duties, and obligations of those involved. The Court cited Section 9, Rule 130 of the Rules of Court, which states that when an agreement is reduced to writing, it contains all the agreed-upon terms, and no other evidence can contradict it. According to the Court, “when the terms of an agreement have been reduced to writing, it is considered as containing all the terms agreed upon and there can be, between the parties and their successors in interest, no evidence of such terms other than the contents of the written agreement.”

The Court emphasized that Arwood Industries had a duty to pay for DMCI’s services upon completion of the project. Their failure to pay the balance constituted a delay. The Court recognized that delay in fulfilling contractual obligations causes damages to the performing party. In this case, the damage took the form of interest on the unpaid amount. The Court acknowledged the principle that “Dilationes in lege sunt idiosae”, which means delays in law are odious.

The agreement provided DMCI with two options in case of delayed payments: suspending work until payment or continuing work while charging 2% monthly interest. DMCI chose to complete the project, thus invoking the latter option. The Court emphasized the binding nature of the agreement, stating, “Since the Agreement stands as the law between the parties, this Court cannot ignore the existence of such provision providing for a penalty for every month’s delay. Facta legem facunt inter partes.” The court affirmed that Arwood willingly consented to the agreement and was therefore bound by its terms.

Arwood Industries argued that the unpaid amount was not a “monthly progress billing,” but the Court rejected this interpretation. The Court clarified that “monthly progress billings” are a part of the contract price. It represents payments based on the percentage of project completion. The Court relied on Articles 6.02 and 6.03 of the agreement. These provisions state that payments should be made monthly based on the actual value of work accomplished, less a portion of the down payment corresponding to the completed work’s value.

Even if Arwood Industries had a different interpretation, the Court stated that Article 6.03, which gave DMCI options in case of default, should be interpreted in favor of DMCI. The Court also noted that Arwood’s claim excluded damages. This claim gave Arwood the opportunity to address the interest issue during the pre-trial. The Court cited People vs. Uy (327 SCRA 335 [2000]), stating that objections to evidence cannot be raised for the first time on appeal. By failing to object to the agreement’s contents earlier, Arwood was bound by its provisions.

The Court further stated that formally offering Article 6.03 as evidence was unnecessary. The agreement’s validity was not contested. Furthermore, the payment of interest is a natural consequence of Arwood’s failure to fulfill its contractual obligations. Even without a specific agreement on interest, Article 2209 of the Civil Code would apply. This article provides that if an obligation involves paying a sum of money and the debtor delays, the indemnity for damages is the agreed-upon interest. In the absence of a stipulation, the legal interest, which is 6% per annum, applies.

The Court referenced State Investment House, Inc. vs. Court of Appeals (198 SCRA 390 [1991]), which explains that the appropriate measure for damages in case of delay is the payment of penalty interest at the agreed rate. If no rate is stipulated, the payment of additional interest equal to the regular monetary interest applies. If no regular interest has been agreed upon, then payment of legal interest or six percent (6%) per annum is applied. Therefore, the Court found no reason to alter the Court of Appeals’ decision affirming the trial court’s judgment.

FAQs

What was the key issue in this case?	The key issue was whether Arwood Industries should pay the 2% monthly interest on the unpaid balance to D.M. Consunji, Inc., as stipulated in their construction agreement. The Supreme Court upheld the contractual agreement, emphasizing that its terms are binding.
What does it mean that a contract is the law between the parties?	This means that the terms and conditions agreed upon in the contract are legally binding and enforceable. Courts will generally uphold and enforce these terms unless they violate the law or public policy.
Why was Arwood Industries required to pay interest on the unpaid balance?	Arwood Industries was required to pay interest because they delayed payment, which was a breach of their contractual obligation. The contract stipulated a 2% monthly interest for delayed payments, which the Court upheld.
What is the significance of Article 2209 of the Civil Code in this case?	Article 2209 provides that if a debtor delays in paying a sum of money, the indemnity for damages is the agreed-upon interest. Even without a specific agreement, the legal interest of 6% per annum would apply.
What are ‘monthly progress billings’ in the context of this case?	‘Monthly progress billings’ refer to the portions of the contract price payable by the owner to the contractor based on the percentage of completion of the project. These payments are made as work progresses, after the down payment.
What options did D.M. Consunji, Inc. have when Arwood Industries delayed payments?	The construction agreement provided DMCI two options: to suspend work on the project until payment was remitted or to continue the work while requiring Arwood Industries to pay interest at a rate of 2% per month.
Why did the Court reject Arwood Industries’ argument that the interest provision was not formally offered as evidence?	The Court stated that because the agreement’s validity was not contested, its contents, including the interest provision, were part of the evidence. Additionally, the payment of interest is a consequence of failing to meet contractual obligations.
Can a party avoid contractual obligations by claiming ignorance of a specific clause?	Generally, no. Parties are expected to read and understand the contracts they sign. Unless there is fraud or mistake, they are bound by the terms, even if they were unaware of a specific clause.
What is the key takeaway for businesses entering into contracts?	The key takeaway is to carefully review and understand all terms and conditions before signing a contract. Businesses should be aware of their obligations and the potential consequences of non-compliance.

This case serves as a critical reminder of the importance of clear, enforceable contracts. The Supreme Court’s decision emphasizes that parties must honor their agreements. This ruling has significant implications for the construction industry and beyond, ensuring that contractual obligations are taken seriously. It is essential for businesses to seek legal counsel when drafting and reviewing contracts to protect their interests and avoid potential disputes.

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: Arwood Industries, Inc. vs. D.M. Consunji, Inc., G.R. No. 142277, December 11, 2002