David Canton – For the London Free Press – November 3, 2006
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An Ontario court recently refused to enforce an agreement by which the parties to the agreement had not abided.
It is important to put agreements in writing, but it also is important to follow them. If the parties jointly choose not to follow certain aspects of an agreement, one of them can’t later change its mind and enforce it.
In Jedfro Investments Ltd. versus Jacyk Estate, three investors entered into a joint-venture agreement to develop property. The investors purchased the property with cash and a promissory note and intended to make payments through the sale of lots. The real estate market plummeted and the investors were unable to meet payment obligations.
The joint-venture agreement contained provisions to deal with the situation by providing a method for one of the parties to buy another out.
Instead, one of the investors took over the note and the plaintiff gave its share of profit to the party that took over the note payments.
A foreclosure occurred, the plaintiff was out of the picture and the other two investors entered into a new arrangement to develop the property.
The plaintiff sued the other two investors seeking a share of profit from the new deal, arguing the other two investors breached the original joint-venture agreement.
While that was true, the judge was not sympathetic. The plaintiff went along with the actions of the other two parties and had ample opportunity to object at the time.
The judge stated, “Where parties act in a way that shows that they do not intend to comply with or be bound by the terms of their written agreement, one party cannot later come to court and ask to have the agreement enforced for its benefit. Enforcing the written agreement in these circumstances would be contrary to the intention of the parties, as evidenced by their conduct.”
This decision is based on the principle of detrimental reliance, when one party does something based on the acts, representations or promises of another. If someone takes steps in reliance of those, the person upon whom the actor relied is entitled to contend there was an agreement.
If the parties collectively ignore the terms of an agreement, neither party can later enforce the ignored terms against the other. You cannot ignore an agreement when it does not benefit you and ask for enforcement of the same agreement when it does.
Parties to an agreement should be aware their behaviour may affect their ability to enforce their contract. On the flip side, if one is acting contrary to an agreement and the other side is willingly going along, it would be wise to have the parties explicitly acknowledge it in writing.