In Southstar Construction and Development Corporation v. Philippine Estates Corporation, the Supreme Court addressed the scope of the substantial performance doctrine in construction contracts. The Court ruled that a contractor who substantially performs a construction contract in good faith can recover the contract balance, less damages for any deficiencies, even if they haven’t fully complied with all contractual requirements. This means that if a construction company completes a project well enough, they are entitled to payment, ensuring fairness and preventing unjust enrichment.

Construction Completion vs. Contractual Compliance: Who Pays When Details are Missed?

Southstar Construction and Development Corporation (Southstar) entered into three construction agreements with Philippine Estates Corporation (PHES) to undertake projects in Jaro Estates, Iloilo City. These agreements covered the construction of model houses, development of a phase entry, and completion of four units. Disputes arose over payment balances, leading Southstar to file a collection suit after PHES refused to pay the full contract prices, alleging delays and substandard work. The Regional Trial Court (RTC) ruled in favor of Southstar, but the Court of Appeals (CA) reversed, finding that Southstar had not met all contractual requirements for payment and had incurred delays. This led Southstar to elevate the case to the Supreme Court, questioning the CA’s strict interpretation of the contract terms and denial of payment for substantially completed work.

The Supreme Court examined the construction agreements, noting that while Southstar was obligated to complete the projects and submit specific documents, the failure to submit certain documents only entitled PHES to retain a portion of the payment, not withhold the entire balance. The Court emphasized that PHES had issued a certificate of completion for one of the projects, acknowledging its completion and waiving any objections to minor irregularities. This acceptance, according to the Court, triggered the application of Article 1235 of the Civil Code, which states:

Article 1235. When the obligee accepts the performance, knowing its incompleteness or irregularity, and without expressing any protest or objection, the obligation is deemed fully complied with.

Building on this principle, the Court addressed the CA’s reliance on specific contract clauses requiring the submission of documents before full payment. The Court found that these clauses primarily pertained to the retention of a percentage of the contract price, not a complete forfeiture of payment. According to the Court, the CA’s interpretation was unduly restrictive and overlooked the overarching principle of substantial performance in contract law.

The Court then addressed the issue of delay, noting that both the RTC and CA had found Southstar to be in delay in completing the projects. The contracts stipulated liquidated damages for delays. Article VII of the Construction Agreements states:

For failure to complete work, on completion dates, plus extension granted if any, the CONTRACTOR shall pay the OWNER liquidated damages equivalent to One Tenth of One Percent (0.1%) of the Total Contract Amount per calendar day of delay (including Sundays and Holidays) until the work is completed by the CONTRACTOR or a third party. Any sum which may be payable to the OWNER for such loss may be deducted from the amounts retained under Article VI.

The Court emphasized that demand is not necessary to render the obligor in delay. In Rivera v. Sps. Chua, the Court succinctly summarized the instances when demand is no longer necessary, to wit:

There are four instances when demand is not necessary to constitute the debtor in default: (1) when there is an express stipulation to that effect; (2) where the law so provides; (3) when the period is the controlling motive or the principal inducement for the creation of the obligation; and (4) where demand would be useless. In the first two paragraphs, it is not sufficient that the law or obligation fixes a date for performance; it must further state expressly that after the period lapses, default will commence.

Applying this principle, the Court upheld the finding of delay, but clarified that the liquidated damages should be calculated only for the period of delay and should not negate Southstar’s entitlement to the contract balance. This meant Southstar had to pay damages for the late completion, but still deserved to be paid for substantially finishing the projects.

The Court also addressed counterclaims raised by PHES for other projects and rectification expenses. The Court determined that one counterclaim was permissive, meaning it was unrelated to the Iloilo projects and required separate docket fees, which had not been paid. As such, the counterclaim was dismissed. The claim for reimbursement of expenses was also denied because PHES did not provide evidence to support it.

In its analysis, the Supreme Court distinguished between compulsory and permissive counterclaims. In Villanueva-Ong v. Enrile, the Court elaborated on the differences:

The nature and kinds of counterclaims are well-explained in jurisprudence. In Alba, Jr. v. Malapajo, the Court explained:

[C]ounterclaim is any claim which a defending party may have against an opposing party. A compulsory counterclaim is one which, being cognizable by the regular courts of justice, arises out of or is connected with the transaction or occurrence constituting the subject matter of the opposing party’s claim and does not require for its adjudication the presence of third parties of whom the court cannot acquire jurisdiction. A compulsory counterclaim is barred if not set up in the same action.

A counterclaim is permissive if it does not arise out of or is not necessarily connected with the subject matter of the opposing party’s claim. It is essentially an independent claim that may be filed separately in another case.

Determination of the nature of counterclaim is relevant for purposes of compliance to the requirements of initiatory pleadings. In order for the court to acquire jurisdiction, permissive counterclaims require payment of docket fees, while compulsory counterclaims do not.

Jurisprudence has laid down tests in order to determine the nature of a counterclaim, to wit:

(a) Are the issues of fact and law raised by the claim and the counterclaim largely the same? (b) Would res judicata bar a subsequent suit on defendants’ claims, absent the compulsory counterclaim rule? (c) Will substantially the same evidence support or refute plaintiffs’ claim as well as the defendants’ counterclaim? and (d) Is there any logical relation between the claim and the counterclaim[?] x x x [A positive answer to all four questions would indicate that the counterclaim is compulsory].

Applying these standards, the Supreme Court sided with the RTC’s decision to dismiss such counterclaim, considering that the proper docket fees were not filed therefor. In this case, the lack of connection between the Cebu project and the Iloilo projects, along with the differing evidence needed to prove each claim, made it clear that the counterclaim was permissive and therefore improperly filed.

Finally, the Court addressed the issue of attorney’s fees, noting that both Southstar and PHES were at fault in not fully complying with their contractual obligations. Consequently, neither party was entitled to attorney’s fees. This part of the Supreme Court’s ruling shows the Court aimed to balance the equities in the case, recognizing the faults of both parties and tailoring the judgment accordingly.

FAQs

What was the key issue in this case?	The key issue was whether Southstar was entitled to payment for construction projects despite not fully complying with all contractual requirements, and whether PHES was entitled to counterclaims for delays and other damages.
What is the substantial performance doctrine?	The substantial performance doctrine allows a party to recover on a contract if they have substantially performed their obligations in good faith, even if there are minor deviations from the contract terms. They can recover as though there had been a strict and complete fulfillment, less damages suffered by the obligee.
What is the significance of a certificate of completion in this case?	The certificate of completion issued by PHES for one of the projects served as an acknowledgment of completion and a waiver of any objections to minor irregularities, entitling Southstar to payment for that project.
What is the difference between compulsory and permissive counterclaims?	A compulsory counterclaim arises out of the same transaction or occurrence as the opposing party’s claim, while a permissive counterclaim is an independent claim that may be filed separately. Permissive counterclaims require the payment of docket fees, while compulsory counterclaims do not.
Why was PHES’s counterclaim for the Cebu project dismissed?	PHES’s counterclaim for the Cebu project was dismissed because it was deemed a permissive counterclaim and PHES had not paid the required docket fees.
What were the liquidated damages in this case and why were they awarded?	Liquidated damages were awarded to PHES due to Southstar’s delay in completing the projects, as stipulated in the construction agreements. These were calculated based on a percentage of the contract amount per day of delay.
Why was the claim for attorney’s fees denied?	The claim for attorney’s fees was denied because the Court found that both Southstar and PHES were at fault in not fully complying with their contractual obligations.
What did the Supreme Court ultimately order?	The Supreme Court ordered PHES to pay Southstar the balance of the contract prices for the completed projects, less a retention for unsubmitted documents, while also ordering Southstar to pay PHES liquidated damages for the delays.

This ruling underscores the importance of balancing contractual compliance with the practical realities of construction projects. While adhering to contractual terms is crucial, the Supreme Court’s decision affirms that contractors who substantially perform their obligations in good faith are entitled to compensation. Parties should also be aware of the distinction between permissive and compulsory counterclaims. This ruling ensures fairness and prevents unjust enrichment.

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: Southstar Construction and Development Corporation vs. Philippine Estates Corporation, G.R. No. 218966, August 01, 2022