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Recent Massachusetts case finds defendant liable on a verbal personal guaranty, notwithstanding Statute of Frauds

Posted on Aug 13th, 2015

By: Richard Gauthier

In Chivian vs. Lepler, the Massachusetts Appellate Court recently held that an unsigned personal guaranty is valid, notwithstanding the Statute of Frauds writing requirements.  This case is a somewhat surprising result and a reminder that great care should be made with verbal promises or assurances of personal guarantees or liabilities.

In 2003 the defendant, who was married to the plaintiffs’ daughter, approached the plaintiffs about a real estate investment. The parties agreed to invest $150,000 in the opportunity. Initially, the plaintiffs were equity investors, but after their initial investment turned a profit, the parties agreed that the equity would be converted into loans payable with interest. Both plaintiffs repeatedly asked the defendant to execute written personal guaranties; the defendant apparently agreed to do so, but never actually did. As of 2010, they had not received repayment and filed this action. At trial, the defendant admitted that he had promised to provide personal guaranties of the loans, but never signed them. He then asserted that the Statute of Frauds barred recovery on the personal guaranties absent a writing.

On appeal, the defendant claimed that because the Statute of Frauds bars recovery in contract on a personal guaranty absent a sufficient writing, it was error for the trial judge to send the case to the jury on a theory of promissory estoppel.  The Court held that it was “unpersuaded by the defendant’s contention that a partial writing is necessary to overcome the Statute of Frauds defense in the context of promissory estoppel.”  Because promissory estoppel is an equitable doctrine, the Court reasoned that it would be “harsh injustice to permit the Statute of Frauds to bar recovery for the plaintiffs where the defendant admits he induced the plaintiffs’ reliance by promising to execute a written agreement, the absence of which he now seeks to use to avoid the debt.”