Porter, D. v. Toll Brothers, Inc. ( 2019 )

J-A09019-19
2019 Pa. Super. 257
DANIEL PORTER AND CAROLYN : IN THE SUPERIOR COURT OF
PORTER : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL PA II, :
L.P., TOLL PA GP, CORP., TOLL : No. 894 EDA 2018
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE, I, P.A. AND :
ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS., INC. TOLL PA II, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC ANDTOLL :
ARCHITECTURE I, P.A. :
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): September Term, 2017, No. 01002
MANOJ PRASAD AND CHETANA : IN THE SUPERIOR COURT OF
PRASAD : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA II, L.P., TOLL PA GP : No. 895 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA II, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
J-A09019-19
Appeal from the Order March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Sept. Term 2017 Case ID: 170901803
MATTHEW O'DONNELL AND JILL : IN THE SUPERIOR COURT OF
O'DONNELL : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA , L.P., TOLL PA GP : No. 897 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA , L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Sept. Term 2017 Case ID: 1709
RICHARD ORLANDO AND KRISTIN : IN THE SUPERIOR COURT OF
ORLANDO : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA , L.P., TOLL PA GP : No. 898 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
:
-2-
J-A09019-19
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA , L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A.,
Appeal from the Order March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Oct. Term 2017 Case ID: 171003573
JOSHUA M. OWEN AND ALLISON R. : IN THE SUPERIOR COURT OF
OWEN : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA II, L.P., TOLL PA GP : No. 899 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA II, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Sept. Term 2017 Case ID: 170901823
RAJESH PARNERKAR AND SHILPA : IN THE SUPERIOR COURT OF
PARNERKAR : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA II, L.P., TOLL PA GP : No. 900 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
-3-
J-A09019-19
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA II, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Oct. Term 2017, Case ID: 171003574
ROBERT T. ROSS AND DAWN D. : IN THE SUPERIOR COURT OF
ROSS : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA II, L.P., TOLL PA GP : No. 901 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA II, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Sept. Term 2017 Case ID: 170901815
JOSEPH A. SAMARCO AND LORI : IN THE SUPERIOR COURT OF
LYNN SAMARCO : PENNSYLVANIA
:
:
v. :
:
-4-
J-A09019-19
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA II, L.P., TOLL PA GP : No. 902 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA II, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Sept. Term 2017 Case ID: 170901903
ANDREW TURK : IN THE SUPERIOR COURT OF
: PENNSYLVANIA
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA , L.P., TOLL PA GP :
CORP., TOLL ARCHITECTURE, INC., : No. 903 EDA 2018
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA , L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Oct. Term 2017 Case ID: 171003572
VENKA REDDY SUNKARA AND : IN THE SUPERIOR COURT OF
ANITHA BADVELU SUNKARA : PENNSYLVANIA
:
-5-
J-A09019-19
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA II, L.P., TOLL PA GP : No. 904 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA II, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Sep. Term 2017 Case ID: 171003549
IGOR ZAVALNY AND TAMARA : IN THE SUPERIOR COURT OF
VOLKOVA : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA II, L.P., TOLL PA GP : No. 905 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA II, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order Entered March 1, 2018
-6-
J-A09019-19
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Oct. Term 2017 Case ID: 171003433
TIMOTHY WELCH AND CYNTHIA : IN THE SUPERIOR COURT OF
WELCH : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA , L.P., & TOLL PA GP : No. 906 EDA 2018
CORP., :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA , L.P., & :
TOLL PA GP CORP., :
Appeal from the Order Entered March 8, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Nov. Term 2016 Case ID: 161100904
MICHAEL A. ZISKIND AND INGRID C. : IN THE SUPERIOR COURT OF
ZISKIND : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA , L.P., TOLL PA GP : No. 907 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA , L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
-7-
J-A09019-19
Appeal from the Order Entered March 8, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Nov. Term 2016 Case ID: 161101721
MICHAEL MILEY AND JENNIFER : IN THE SUPERIOR COURT OF
MILEY : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA II, L.P., TOLL PA GP : No. 908 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA II, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Sept. Term 2017 Case ID: 170901824
BRETT ADAMS, JILL O'DONNELL, : IN THE SUPERIOR COURT OF
JASON TEPFENHARDT, JESSICA : PENNSYLVANIA
TEPFENHARDT, JAMES WIEGERS & :
ANN MARIE WIEGERS :
:
:
v. :
:
: No. 909 EDA 2018
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA , L.P., TOLL PA GP :
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
-8-
J-A09019-19
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA , L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Jan. Term 2017 Case ID: 170101225
BRIAN G. BENTRIM AND CATHERINE : IN THE SUPERIOR COURT OF
S. BENTRIM : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA , L.P., TOLL PA GP : No. 910 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA , L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Oct. Term 2017 Case ID: 171002359
AARON CARLSON AND SUZANNE : IN THE SUPERIOR COURT OF
CARLSON : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA II, L.P., TOLL PA GP : No. 911 EDA 2018
-9-
J-A09019-19
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA II, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Sept. Term 2017 Case ID: 170901005
BENJAMIN LACSON AND EVELYN : IN THE SUPERIOR COURT OF
LACSON : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA , L.P., TOLL PA GP : No. 912 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA , L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Oct. Term 2017, Case ID: 171003576
JULIAN CASTANEDA AND BRENNA : IN THE SUPERIOR COURT OF
CASTANEDA : PENNSYLVANIA
:
:
v. :
-10-
J-A09019-19
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA IV, L.P., TOLL PA GP : No. 913 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA IV, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Oct. Term 2017 Case ID: 171003533
JOHN J. COFFEY AND EILEEN COFFEY : IN THE SUPERIOR COURT OF
: PENNSYLVANIA
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA II, L.P., TOLL PA GP :
CORP., TOLL ARCHITECTURE, INC., : No. 914 EDA 2018
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA II, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Sept. Term 2017 Case ID: 170901200
JAMES COOKE AND TRACY COOKE : IN THE SUPERIOR COURT OF
: PENNSYLVANIA
-11-
J-A09019-19
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA VI, L.P., TOLL PA GP :
CORP., TOLL ARCHITECTURE, INC., : No. 915 EDA 2018
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA VI, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Sept. Term 2017 Case ID: 170903045
THOMAS DEANGELO AND CAGLAYAN : IN THE SUPERIOR COURT OF
DEANGELO : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA II, L.P., TOLL PA GP : No. 916 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA II, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order Entered March 1, 2018
-12-
J-A09019-19
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Sept. Term 2017 Case ID: 170901003
JAMES COY AND DENISE COY : IN THE SUPERIOR COURT OF
: PENNSYLVANIA
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA , L.P., TOLL PA GP :
CORP., TOLL ARCHITECTURE, INC., : No. 917 EDA 2018
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA, L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Sept. Term 2017 Case ID: 170901196
TODD ELLIOTT AND JUDITH : IN THE SUPERIOR COURT OF
ELLIOTT : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA II, L.P., TOLL PA GP : No. 918 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA II, L.P., :
TOLL PA GP CORP., TOLL :
-13-
J-A09019-19
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A.,
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Sept. Term 2017 Case ID: 170901907
ROBERT KASPROW AND LAURA : IN THE SUPERIOR COURT OF
KASPROW : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL BROS, :
INC., TOLL PA , L.P., TOLL PA GP : No. 919 EDA 2018
CORP., TOLL ARCHITECTURE, INC., :
AND TOLL ARCHITECTURE I, P.A., :
AND ANDERSEN WINDOWS, INC. :
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL BROS, INC., TOLL PA , L.P., :
TOLL PA GP CORP., TOLL :
ARCHITECTURE, INC., AND TOLL :
ARCHITECTURE I, P.A., :
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): Sept. Term 2017 Case ID: 170902048
FURRUKH MUNAWAR AND AAIYSHA : IN THE SUPERIOR COURT OF
MUNAWAR : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL PA, II, :
L.P., TOLL PA GP CORP., TOLL : No. 920 EDA 2018
BROS., INC., TOLL ARCHITECTURE, :
INC., TOLL ARCHITECTURE I, P.A., :
AND ANDERSON WINDOWS :
:
-14-
J-A09019-19
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL PA II, L.P., (IMPROPERLY PLED :
AS TOLL PA, II, L.P.,) TOLL PA GP :
CORP., TOLL BROS., INC., TOLL :
ARCHITECTURE, INC. AND TOLL :
ARCHITECTURE, I., P.A. :
Appeal from the Order Entered March 1, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): No. 171003571
KEVIN MARCIANO AND ANGELA : IN THE SUPERIOR COURT OF
MARCIANO : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS INC., TOLL BROS, :
INC., TOLL PA II, L.P., TOLL PA. GP : No. 1640 EDA 2018
CORP., AND ANDERSEN WINDOWS, :
INC. :
:
:
APPEAL OF: TOLL BROTHERS INC., :
TOLL BROS, INC., TOLL PA II, L.P., :
TOLL PA. GP CORP. :
Appeal from the Order Dated April 30, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): September Term, 2017, No. 170903704
JAMES WOJNICKI AND KIMBERLY : IN THE SUPERIOR COURT OF
WOJNICKI : PENNSYLVANIA
:
:
v. :
:
:
TOLL BROTHERS, INC., TOLL PA, :
L.P., TOLL PA GP CORP., TOLL BROS, : No. 1912 EDA 2018
INC., AND ANDERSEN WINDOWS, :
INC., :
-15-
J-A09019-19
:
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL PA, L.P., TOLL PA GP CORP., :
TOLL BROS, INC. ( COLLECTIVELY, :
THE "TOLL :
:
Defendants :
:
Appeal from the Order Dated May 22, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): 02349 February Term, 2018
MENG KOUCH AND LISA C. KOUCH : IN THE SUPERIOR COURT OF
: PENNSYLVANIA
:
v. :
:
:
TOLL BROTHERS, INC., TOLL PA, :
L.P., TOLL PA II, L.P., TOLL PA GP :
CORP., TOLL BROS, INC., AND : No. 1913 EDA 2018
ANDERSEN WINDOWS, INC., :
APPEAL: TOLL BROTHERS, INC., :
TOLL PA II, L.P., TOLL PA, L.P., TOLL :
PA GP CORP., AND TOLL BROS., INC. :
( COLLECTIVELY, THE "TOLL”) :
:
Defendants :
:
:
Appeal from the Order Dated May 22, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): 02432 March Term, 2018
JAMES MCFADDEN V. TOLL : IN THE SUPERIOR COURT OF
BROTHERS, INC., TOLL PA, L.P., : PENNSYLVANIA
TOLL PA GP CORP., TOLL BROS, :
INC., AND ANDERSEN WINDOWS, :
INC. :
:
-16-
J-A09019-19
:
APPEAL OF: TOLL BROTHERS, INC., :
TOLL PA, L.P., TOLL PA GP CORP., : No. 2869 E1DA 2018
TOLL BROS, INC., AND ANDERSEN :
WINDOWS, INC. :
Appeal from the Order Entered August 14, 2018
In the Court of Common Pleas of Philadelphia County Civil Division at
No(s): 180502212
BEFORE: KUNSELMAN, J., MURRAY, J., and PELLEGRINI*, J.
CONCURRING OPINION BY KUNSELMAN, J.: FILED AUGUST 21, 2019
I join the Majority Opinion in all respects except for one. I agree with
my learned colleagues that (1) the warranty at issue does not bind any
homeowners who did not execute Toll Brothers’ TB Form 1302, (2) the
homeowners are not third-party beneficiaries under the warranty, and (3) the
language in the homeowners’ complaints does not constitute admissions that
the homeowners accepted the warranty and arbitration clause.
However, unlike the Majority, I believe that Toll Brothers sufficiently
argued their claim of equitable estoppel. After citing and explaining the
background of Scottsdale Ins. Co. v. Kinsale Ins. Co., 253 F. Supp. 3d 796
(E.D.Pa. 2017), and E.I. DuPont v. Rhone Poulec Fiber & Resin
Intermediates, S.A.S., 269 F.3d 187 (3d. Cir. 2001), as well as other Third
Circuit and district court cases, Toll Brothers applies their holdings to the
homeowners’ allegations as follows:
____________________________________________
*Retired Senior Judge assigned to the Superior Court.
-17-
J-A09019-19
Under Pennsylvania law, non-signatories may be
estopped from disclaiming an arbitration agreement.
Bouriez v. Carnegie Mellon Univ., 359 F.3d 292, 294 (3d.
Cir. 2004). That is, Pennsylvania contract law does not
permit a party “to claim the benefits of the contract and
simultaneously avoid its burdens.” Scottsdale 253 F.
Supp. 3d at 801. In fact, this sort of “cherry picking” is
“precisely the situation the doctrine of equitable estoppel
seeks to prevent.” Id. Otherwise stated, a non-signatory
cannot embrace an agreement or receive direct benefits
under it, but avoid the burdens of that agreement. DuPont,
269 F.3d 187 at 200.
The plaintiffs embraced (i.e., relied on) the Limited
Warranty in at least two ways to their benefit. First, the
plaintiffs rely predominately on statements in the Limited
Warranty to assert the claims in their complaints. See, e.g.,
R. 65a, 509a, 918a, 1314a, 1687a, 2198a, 2574a, 2955a,
3335a, 3714a, 4089a, 4485a, 4897a, 5305a, 5772a, 6213a,
6593a, 7033a, 7446a, 7824a, 8259a, 8690a, 9124a, 9567a,
10005a, 10427a, 11002a, 11380a, 12125a, 12384a (“Toll
Brothers represented in its warranty that it acknowledged
that . . . Toll Brothers had an ‘obligation to build in
accordance with applicable building codes.’”); R. 280a, 541a
-542a, 949a, 1344a - 1345a, 1720a, 2228a -2229a, 2606a,
2987a, 3365a, 3744a, 4119a, 4510a, 4920a, 5338a, 5805a,
6244a, 6625a, 7064a, 7479a, 7855a, 8292a, 8723a, 9157a,
9600a, 10037a, 10457a, 11026a, 11408a, 12151a -
12152a, 12409a (“Toll Brothers, and/or the other Toll
Defendants, made misrepresentations in the warranty
extended on the Home that it was obligated by law to
comply with Applicable Building Code and so complied with
Applicable Building Code.”).
Second, for at least eleven of the homes at issue, the
plaintiffs have submitted explicit warranty requests for the
damages at issue in their complaints (whether using Toll’s
warranty request form, sending an email, or through their
counsel). R. 679a, 3485a, 3855a, 4281a -4282a, 5032a -
5034a, 6584a ¶¶137,139, 7182a, 8885a, 11174a -11175a,
11730a ¶¶155,158, 11550a; Tr. 11:14-20; 33:12-14. At
least four other homes also have warranty requests
submitted by the plaintiffs. There is no question that these
particular plaintiffs embraced and availed themselves of the
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benefits conferred by the Limited Warranty by asserting
warranty claims for Toll to address.
It is obvious that the plaintiffs embraced the Limited
Warranty. And, simply put, the plaintiffs cannot have their
cake and eat it too. They have availed themselves of the
Limited Warranty such that they cannot circumvent the
corresponding agreement to arbitrate. Accordingly, the
plaintiffs are estopped from disavowing the arbitration
agreement given that they availed themselves of the
benefits of the Limited Warranty for other purposes.
Toll Brothers’ Brief at 52 – 54. Given all those citations to the homeowners’
complaints, I believe Toll Brothers adequately explained why the federal
authority in Scottsdale and DuPont applies in this case. Thus, I would reach
the merits of the equitable estoppel claim.
Congress, in passing the FAA, drew no distinction between arbitration
demands made in state or federal court. Indeed, the FAA preempts state law
disfavoring arbitration agreements. See, e.g., AT&T Mobility LLC v.
Concepcion, 563 U.S. 333 (2011). Moreover, due to FAA preemption, I
would apply the Third Circuits’ precedents on this issue. I would apply
DuPont and Bouriez, just as this Court did in Washburn v. Norther Health
Facilities, Inc., 121 A.3d 1008 (Pa. Super. 2015), but refuse to compel
arbitration for the reasons I discuss below. To do otherwise might subject our
case law to a preemption challenge in federal court. See AT&T, supra.
Turning to the merits of Toll Brothers’ equitable estoppel claim, I
conclude no appellate relief is due. The party seeking to compel arbitration
by a non-signatory can succeed under a claim of equitable-estoppel if the
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other “person embraces the agreement and directly benefits from it.”
Bouriez, 359 F.3d at 295 (emphasis added).
In making its argument, Toll Brothers has misrepresented the federal
precedent upon which it relies. Beginning with the false premise that this is
an “or” test, Toll Brothers claims that “a non-signatory cannot embrace an
agreement or receive direct benefits under it, but avoid the burdens of that
agreement.” Toll Brothers’ Brief at 52 (emphasis added). The Bouriez Court,
which first applied DuPont to a Pennsylvania contract, directs otherwise.
In fact, Bouriez refused to compel arbitration based on the absence of
a benefit to the non-signatory. “[T]here is simply no evidence in the record
to indicate that Mr. Bouriez directly benefited from the 1996 Agreement
[containing the arbitration clause].” Id. at 295.
The same is true here. There is no evidence that the homeowners
benefited from Toll Brothers’ warranty, despite their alleged reliance upon it.
Indeed, nowhere in Toll Brothers’ brief does it indicate how the homeowners
actually benefited from the now-expired warranties on their homes.
In every instance where one of the homeowners here attempted to seek
remuneration under the warranty, Toll Brothers rejected the claim for one
reason or another. Thus, no benefit at all came to any of these homeowners
under the warranty. That is why the homeowners sued Toll Brothers.
Accordingly, Toll Brothers may not force the non-signatory homeowners into
arbitration based upon a warranty under which they received no benefit.
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In sum, I concur with the decision to affirm the order entered below;
the trial court rightfully denied the petition to compel arbitration.
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