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Cyfred, Ltd., CVA07-006}{\subject civil}{\author Supreme Court of Guam} {\operator freriks_k}{\creatim\yr2008\mo11\dy18\hr10\min7}{\revtim\yr2008\mo11\dy18\hr10\min25}{\printim\yr2008\mo11\dy17\hr9\min17}{\version5}{\edmins8}{\nofpages29}{\nofwords11309}{\nofchars64463}{\*\company Judiciary of Guam}{\nofcharsws75621} {\vern16393}{\*\password 00000000}}{\*\xmlnstbl {\xmlns1 urn:schemas-microsoft-com:office:smarttags}}\paperw12240\paperh15840\margl2430\margr1440\margt1440\margb1008\gutter0 \widowctrl\ftnbj\aenddoc\hyphhotz0\grfdocevents0\notabind\noxlattoyen\expshrtn\noultrlspc\dntblnsbdb\nospaceforul\hyphcaps0\horzdoc\dghspace0\dgvspace0\dghorigin0\dgvorigin0\dghshow0\dgvshow0 \jexpand\viewkind4\viewscale100\ftnlytwnine\nolnhtadjtbl\rsidroot9250459 \fet0{\*\wgrffmtfilter 013f}{\*\ftnsep \pard\plain \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid8480105 \chftnsep \par }}{\*\ftnsepc \pard\plain \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid8480105 \chftnsepc \par }}{\*\aftnsep \pard\plain \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid8480105 \chftnsep \par }}{\*\aftnsepc \pard\plain \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid8480105 \chftnsepc \par }}\sectd \psz1\sbknone\linex0\headery1440\endnhere\titlepg\sectdefaultcl\sectrsid9250459\sftnbj {\headerl \pard\plain \ql \fi-1170\li1170\ri0\nowidctlpar\tqr\tx8370\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1170\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\fs20\insrsid14376616 Rojas vs. Rojas}{\fs20\insrsid14376616 , Opinion\tab \tab Page \chpgn of }{\field{\*\fldinst {\fs20\insrsid14376616 NUMPAGES \\* arabic \\* MERGEFORMAT }}{\fldrslt { \fs20\lang1024\langfe1024\noproof\insrsid2117982 42}}}\sectd \linex0\endnhere\sectdefaultcl\sftnbj {\fs20\insrsid14376616 \par }\pard \ql \li0\ri0\nowidctlpar\tx-1440\tx-720\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\fs20\insrsid14376616 \par }\pard \ql \li0\ri0\sl240\slmult0\nowidctlpar \tx-1440\tx-720\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\fs20\insrsid14376616 \par }\pard \ql \li0\ri0\nowidctlpar\tx-1440\tx-720\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\fs20\insrsid14376616 \par }}{\headerr \pard\plain \ql \fi-1170\li1170\ri0\nowidctlpar\tqr\tx8370\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1170\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\fs20\insrsid14376616 Rojas vs. Rojas}{ \fs20\insrsid14376616 , Opinion\tab \tab Page \chpgn of }{\field{\*\fldinst {\fs20\insrsid14376616 NUMPAGES \\* arabic \\* MERGEFORMAT }}{\fldrslt {\fs20\lang1024\langfe1024\noproof\insrsid2117982 42}}}\sectd \linex0\endnhere\sectdefaultcl\sftnbj { \fs20\insrsid14376616 \par }\pard \ql \li0\ri0\nowidctlpar\tx-1440\tx-720\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\fs20\insrsid14376616 \par }\pard \ql \li0\ri0\sl240\slmult0\nowidctlpar \tx-1440\tx-720\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\fs20\insrsid14376616 \par }\pard \ql \li0\ri0\nowidctlpar\tx-1440\tx-720\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\fs20\insrsid14376616 \par }}{\footerl \pard\plain \ql \li0\ri0\nowidctlpar \tx-1440\tx-720\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid14376616 \par }}{\footerr \pard\plain \ql \li0\ri0\sl240\slmult0\nowidctlpar \tx-1440\tx-720\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid14376616 \par }}{\*\pnseclvl1\pnucrm\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl2\pnucltr\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl3\pndec\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl4\pnlcltr\pnstart1\pnindent720\pnhang {\pntxta )}} {\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 IN THE SUPREME COURT OF GUAM \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 KINI B. SANANAP, IOWANA M. SANAN}{ \b\lang2057\langfe1033\langnp2057\insrsid13507922\charrsid15152374 A}{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 P AND}{\b\lang2057\langfe1033\langnp2057\insrsid11731623\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 THE 40 LOT OWNERS}{\b\lang2057\langfe1033\langnp2057\insrsid11731623\charrsid15152374 }{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 (OF 33 LOTS) LISTED IN}{ \b\lang2057\langfe1033\langnp2057\insrsid11731623\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 EXHIBIT \'931" TO THE FIRST AMENDED}{\b\lang2057\langfe1033\langnp2057\insrsid11731623\charrsid15152374 }{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 COMPLAINT, \par }{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 Plaintiffs-Appell}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ant}{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 s}{ \lang2057\langfe1033\langnp2057\insrsid1194320\charrsid15152374 ,}{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid5716636\charrsid15152374 v}{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 . \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 CYFRED, LTD., A GUAM CORPORATION; ENRIQUE BAZA, JR.; }{ \b\lang2057\langfe1033\langnp2057\insrsid83215 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 ELEANOR B.}{\b\lang2057\langfe1033\langnp2057\insrsid15152374 }{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 PEREZ; DONGBU INSURANCE COMPANY}{ \b\lang2057\langfe1033\langnp2057\insrsid11731623\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 AND DOE DEFENDENTS 1-10}{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 , \par }{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 Defendant}{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 -Appell}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ee}{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 . \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 OPINION \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid4079235\charrsid15152374 Filed:}{\b\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \b\lang2057\langfe1033\langnp2057\insrsid4079235\charrsid15152374 November 17, 2008}{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 Cite as: 2008}{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 Guam }{\b\lang2057\langfe1033\langnp2057\insrsid12218612\charrsid15152374 19}{ \b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15402531 {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 Su}{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 preme Court Case No.: CVA0}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 7}{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 -0}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 06}{ \lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 \par Superior Court Case No.: }{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 CV1448-02}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15402531 {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15402531 {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 Appeal from the Superior Court of Guam \par Argued }{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 and }{\lang2057\langfe1033\langnp2057\insrsid11731623\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 ubmitted }{ \lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 February 1}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 5}{\lang2057\langfe1033\langnp2057\insrsid13981946\charrsid15152374 , 2008}{ \lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 \par Hag\'e5t\'f1a, Guam \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 \par }\trowd \irow0\irowband0\lastrow \ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddfr3\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4289\clshdrawnil \cellx4181\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4297\clshdrawnil \cellx8478\pard \ql \li0\ri0\nowidctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid15152374 Appearing for }{\b\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid15152374 Plaintiffs-Appell}{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ant}{\b\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid15152374 s}{\b\lang2057\langfe1033\langnp2057\insrsid83215 :}{ \b\lang2057\langfe1033\langnp2057\insrsid8870634\charrsid15152374 \par }{\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid15152374 Wayson W.S. Wong, }{\i\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid15152374 Esq.}{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid15152374 \tab \par }{\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid15152374 142 Seaton Blvd., Suite 101}{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid15152374 \par Hag\'e5t\'f1a, G}{\lang2057\langfe1033\langnp2057\insrsid6389130\charrsid15152374 U}{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid15152374 96910\cell }{\b\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid15152374 Appearing for }{ \b\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid15152374 Defendant}{\b\lang2057\langfe1033\langnp2057\insrsid6703886\charrsid15152374 s}{\b\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid15152374 -Appell}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ee}{\b\lang2057\langfe1033\langnp2057\insrsid6703886\charrsid15152374 s}{\b\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid15152374 : \par }{\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid15152374 Curtis }{\lang2057\langfe1033\langnp2057\insrsid1194320\charrsid15152374 C. }{\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid15152374 Van de Veld, }{ \i\lang2057\langfe1033\langnp2057\insrsid14579606\charrsid15152374 Esq.}{\i\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid15152374 \par }{\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid15152374 123 Hernan Cortes Avenue\tab \par }{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid15152374 Hag\'e5t\'f1a, G}{\lang2057\langfe1033\langnp2057\insrsid6389130\charrsid15152374 U }{\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid15152374 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\lang2057\langfe1033\langnp2057\insrsid8870634\charrsid15152374 \trowd \irow0\irowband0\lastrow \ts11\trgaph108\trleft-108\trftsWidth1\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddfr3\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4289\clshdrawnil \cellx4181\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4297\clshdrawnil \cellx8478\row }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid2712729\charrsid15152374 \par }{\caps\lang2057\langfe1033\langnp2057\insrsid8870634\charrsid15152374 BE}{\lang2057\langfe1033\langnp2057\insrsid6703886\charrsid15152374 FORE:}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 ROBERT J. TORRES}{\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid15152374 ,}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid6703886\charrsid15152374 Chief}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 Justice;}{\lang2057\langfe1033\langnp2057\insrsid2114818\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid6703886\charrsid15152374 F. PHILIP CARBULLIDO, Associate Justice;}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid6703886\charrsid15152374 RICHARD H. BENSON} {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 , Justice }{\i\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 Pro Tempore}{\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 . \par }\pard \ql \li0\ri0\nowidctlpar\dxfrtext90\dfrmtxtx90\dfrmtxty90\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 TORRES, }{\b\lang2057\langfe1033\langnp2057\insrsid6703886\charrsid15152374 C}{\b\lang2057\langfe1033\langnp2057\insrsid7755203\charrsid15152374 .J.:}{ \b\lang2057\langfe1033\langnp2057\insrsid14046994 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 [1]}{\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Plaintiffs-Appellants Sananap, et al. (\'93}{\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid15152374 the }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Homeowners\'94) appeal from a denial of a preliminary injunction seeking to enjoin Defendants-Appellees Cyfred, et al. (\'93Cyfred\'94) from foreclosing on their homes.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid16076901\charrsid15152374 Those foreclosures occurred}{\lang2057\langfe1033\langnp2057\insrsid2232209\charrsid15152374 on May 17, 2007}{\lang2057\langfe1033\langnp2057\insrsid16076901\charrsid15152374 during the appeal of this case.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 I}{\lang2057\langfe1033\langnp2057\insrsid14367675\charrsid15152374 n}{ \lang2057\langfe1033\langnp2057\insrsid16076901\charrsid15152374 order to protect our jurisdiction, we set aside those foreclosures and reach the merits of this case.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid7020821\charrsid15152374 We also}{\lang2057\langfe1033\langnp2057\insrsid16076901\charrsid15152374 find that an injunction under the Deceptive Trade Practices-Consumer Protection Act is not an approp}{ \lang2057\langfe1033\langnp2057\insrsid13068609\charrsid15152374 riate remedy against foreclosures only distantly related to the deceptions alleged}{\lang2057\langfe1033\langnp2057\insrsid16076901\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7020821\charrsid15152374 However, Cyfred was obligated to install sewer lines f}{\lang2057\langfe1033\langnp2057\insrsid9574730\charrsid15152374 or all of the residents of the Gill-B}{\lang2057\langfe1033\langnp2057\insrsid7020821\charrsid15152374 aza subdivision within one year of transferring their respective lots to them.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid13068609\charrsid15152374 Once Cyfred failed to timely install the sewer lines, the }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid15152374 Sananaps}{ \lang2057\langfe1033\langnp2057\insrsid13068609\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7020821\charrsid15152374 were excused from paying on their promissory notes, and their right to suspend performance under their contracts will continue until such time as they obtain satisfaction of a judgment und}{\lang2057\langfe1033\langnp2057\insrsid13507922\charrsid15152374 er 21 GCA }{\lang2057\langfe1033\langnp2057\insrsid16193177\charrsid15152374 \'a7}{\lang2057\langfe1033\langnp2057\insrsid13507922\charrsid15152374 \'a7 60314(f)(1) or (2).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid13507922\charrsid15152374 T}{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid15152374 he }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid15152374 s denial of a preliminary injunction is reversed and remanded for proceedings consistent with this opinion.}{ \lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\ul\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 I.}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid15152374 }{ \b\lang2057\langfe1033\langnp2057\insrsid6389130\charrsid15152374 FACTUAL AND PROCEDURAL BACKGROUND}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\b\ul\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 [2]}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 \tab This case arises from a nearly identical transaction that was before this court in }{ \i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 Abalos v. Cyfred}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 , 2006 Guam 7.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 In fact, the original}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 plaintiffs in this action, }{\lang2057\langfe1033\langnp2057\insrsid11024558\charrsid15152374 Kini and Iowana Sananap}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 , }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 were neighbors of the Abaloses.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 In both }{\i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 Abalos}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 and the instant case, Cyfred was found to have failed}{\lang2057\langfe1033\langnp2057\insrsid9574730\charrsid15152374 to provide sewer lines to the Gill-B}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 aza }{ \lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 S}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 ubdivision in Yigo as promised in the Land Purchase Agreement.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 Abalos}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 , 2006 Guam 7 \'b6\'b6 2-8.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 Similarly, plaintiffs in both cases were in default on their promissory notes and sought a remedy under 21 GCA \'a7 60314(f).}{ \cs44\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\sa120\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14367675 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid2048562\charrsid1136686 \chftn }{\fs20\insrsid2048562\charrsid1136686 \'93}{\fs20\insrsid5458380 (f) }{\fs20\insrsid2048562\charrsid1136686 If the transferor agrees to make water or power or sewer avail able to the property, such shall be stated in the document transferring an interest in the property, and such hookup shall be made available to the property by the transferor within one (1) year or such lesser time as may be agreed upon between transferor and transferee. Failure to make power or water or sewer available to the property within one (1) year or such lesser time as agreed upon will result in the transferee being allowed, at his option, to: \par }\pard \s45\qj \li720\ri720\sa120\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid14367675 {\fs20\insrsid2048562\charrsid1136686 (1) rescind the transaction and recover all money paid, reasonable interest, and reasonable costs and attorney}{\fs20\insrsid7678111 \rquote }{\fs20\insrsid2048562\charrsid1136686 s fees; or \par (2) recover from the transferor all amounts required to make the promised utilities available on the property, plus all related costs and reasonable attorney}{\fs20\insrsid7678111 \rquote }{\fs20\insrsid2048562\charrsid1136686 s fees.\'94 \par }\pard \s45\ql \li0\ri0\sa240\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid602019 {\fs20\insrsid602019 21 GCA \'a7 60314(f) (2005).}}}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 Abalos}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 , 2006 Guam 7 \'b6\'b6 4-5.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid2048562 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 [3]}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 T}{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 he fundamental difference between the instant case and }{\i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 Abalos}{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 is the remedy sought by plaintiffs.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 In }{ \i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 Abalos}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 the plaintiffs sought, and were granted, re}{\lang2057\langfe1033\langnp2057\insrsid16193177\charrsid15152374 s}{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 cission of their contract with Cyfred under 21 GCA \'a7 60314(f)(1).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid7491977\charrsid15152374 Abalos}{\lang2057\langfe1033\langnp2057\insrsid7491977\charrsid15152374 ,}{\i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 \'b6\'b6 8, 71.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 This court reasoned that default on the promissory note was not a }{\lang2057\langfe1033\langnp2057\insrsid16193177\charrsid15152374 bar}{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 to the }{\i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 equitable}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 remedy of re}{ \lang2057\langfe1033\langnp2057\insrsid16193177\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 cission.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 Id. }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 \'b6\'b6 35-38.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 By contrast, the Homeowners in the present case sought the }{\i\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 legal}{ \lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 remedies of damages, attorneys}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 fees, and costs under 21 GCA \'a7 60314(f)(2).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 Therefore, the distinction between the two cases is that the parties in this case seek to enforce the contract going forward rather than returning to the pre-contract state of affairs.}{\lang2057\langfe1033\langnp2057\insrsid2048562 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 [4]}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 \tab In 1999, Enrique Baza and Eleanor Perez sought permission from the Department of Land Management to convert their property in}{\lang2057\langfe1033\langnp2057\insrsid16193177\charrsid15152374 to}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 an agricultural subdivision.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 Permission was granted on condition that Enrique Baza and Eleanor Perez sign a statement on the Agricultural Subdivision Survey Map (\'93ASSM\'94) acknowledging their obligation to provide sewer lines and other infrastructure.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 In 1998 or 1999,}{\cs44\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\sa240\keepn\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid602019 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid2048562\charrsid10368258 \chftn }{ \fs20\insrsid2048562\charrsid10368258 In its March 19, 2007 Decision and Order, the court determined that Enrique Baza and Eleanor Perez had transferred the property to Cyfred on August 21, 1998, almost eight months }{\fs20\insrsid7545060 before}{ \fs20\insrsid2048562\charrsid10368258 Baza and Perez signed the ASSM.}{\fs20\insrsid14367675 Appellants\rquote Excerpts of Record (\'93}{\fs20\insrsid14367675\charrsid10368258 ER}{\fs20\insrsid14367675 \'94)}{\fs20\insrsid14367675\charrsid10368258 , Tab 23}{\fs20\insrsid14367675 at }{\fs20\insrsid7545060 9}{\fs20\insrsid14367675\charrsid10368258 (De}{\fs20\insrsid14367675 c. & Order, Mar.}{\fs20\insrsid14367675\charrsid10368258 19, 2007).}{\fs20\insrsid2048562\charrsid10368258 However, the court advised \'93that this conclusion is final only as to this motion and not for the entire case.\'94 }{\i\fs20\insrsid14367675 Id.}{\fs20\insrsid7545060 at 10.}{\i\fs20\insrsid2048562\charrsid14367675 }{ \fs20\insrsid2048562\charrsid10368258 The court then expressed doubts as to when the transfer of property had actually taken place. }{\i\fs20\insrsid2048562\charrsid10368258 Id.}}}{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 Cyfred acquired title to the subdivision.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 On November 8, 199 9, the Sananaps signed a Land Purchase Agreement that included a promise by Cyfred to install a sewer line, among other things.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 Sho}{ \lang2057\langfe1033\langnp2057\insrsid927657\charrsid15152374 rtly thereafter, the Sananaps }{\lang2057\langfe1033\langnp2057\insrsid2048562\charrsid15152374 signed a promissory note and mortgage to Cyfred.}{ \lang2057\langfe1033\langnp2057\insrsid2048562 \par }{\i\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 [5]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab The Sananaps stopped making their mortgage payments}{ \lang2057\langfe1033\langnp2057\insrsid9990054\charrsid15152374 to Cyfred}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 in March of 2002.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid9990054\charrsid15152374 Approximately}{\lang2057\langfe1033\langnp2057\insrsid686303\charrsid15152374 a month later}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , the }{ \lang2057\langfe1033\langnp2057\insrsid686303\charrsid15152374 Sananap}{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 attorney notified Cyfred that the Sananaps would no longer be paying their mortgage because of Cyfred}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 s }{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid15152374 alleged }{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid15152374 breaches of contract.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9990054\charrsid15152374 On September 27, 2002, the Sananaps filed a complaint against Cyfred alleging that it failed to provide sewer lines and other infrastructure to residents of the Gill-Baza Subdivision in Yigo.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid686303 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 [6]}{\lang2057\langfe1033\langnp2057\insrsid5721333\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid11424454\charrsid15152374 Nearly four years later}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , }{\lang2057\langfe1033\langnp2057\insrsid15144828\charrsid15152374 the }{\lang2057\langfe1033\langnp2057\insrsid11424454\charrsid15152374 Sananap}{ \lang2057\langfe1033\langnp2057\insrsid15144828\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid15144828\charrsid15152374 attorney }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 filed his first motion for a preliminary injunction to }{\lang2057\langfe1033\langnp2057\insrsid1720152\charrsid15152374 prevent Cyfred from foreclosing}{ \lang2057\langfe1033\langnp2057\insrsid11424454\charrsid15152374 on the Sananaps\rquote home}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11424454\charrsid15152374 The Sananaps also filed an Amended Complaint which included as plaintiffs all of the Homeowners now participating in this appeal.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid12083234\charrsid15152374 T}{\lang2057\langfe1033\langnp2057\insrsid15144828\charrsid15152374 he }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid15144828\charrsid15152374 granted }{\lang2057\langfe1033\langnp2057\insrsid1720152\charrsid15152374 some of }{\lang2057\langfe1033\langnp2057\insrsid15144828\charrsid15152374 the Homeowners partial summary judgment with respect to the failure to install the sewer lines and ordered Cyfred to pay }{\lang2057\langfe1033\langnp2057\insrsid1720152\charrsid15152374 damages }{ \lang2057\langfe1033\langnp2057\insrsid15144828\charrsid15152374 of $580,000.00 and attorneys\rquote fees and costs of $125,314.43.}{\cs44\lang2057\langfe1033\langnp2057\insrsid15144828\charrsid15152374 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\sa240\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid602019 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid15144828\charrsid5721333 \chftn }{ \fs20\insrsid15144828\charrsid5721333 }{\fs20\insrsid15144828 }{\fs20\insrsid15144828\charrsid5721333 The award of attorneys\rquote fees and costs was appealed to this court in }{\i\fs20\insrsid15144828\charrsid5721333 Sananap v. Cyfred}{ \fs20\insrsid15144828 , 2008 {\*\xmlopen\xmlns1{\factoidname place}}Guam{\*\xmlclose} 10, but the appeal was dismissed and the matter remanded so that the }{\fs20\insrsid11424454 Superior Court}{\fs20\insrsid15144828 could rule on a motion for reconsideration. 2008 Guam}{\fs20\insrsid602019 10 \'b6 32.}}}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15144828\charrsid15152374 However, the court reserved judgment on the issue of whether to grant a preliminary injunc}{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid15152374 tion against the foreclosures.}{\lang2057\langfe1033\langnp2057\insrsid15144828 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 [7]}{\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 After the judgment, and with no decision forthcoming on the preliminary injunction, the Homeowners took additional steps to prevent foreclosure on their }{\lang2057\langfe1033\langnp2057\insrsid1720152\charrsid15152374 homes}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid15152374 The }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Homeowners asked for a temporary restraining order (\'93TRO\'94) against Cyfred}{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid15152374 which was denied.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid12083234\charrsid15152374 The }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Homeowners tried agai}{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid15152374 n to request a TRO, }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 but the court again denied the request on the grounds that the i}{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid15152374 ssue had already been decided.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid15152374 The Homeowners then requested a Rule 62(h) stay and repeated their request for a preliminary injunction.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid15152374 The stay was granted.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid15152374 Cyfred then filed a Motion for Reconsideration which eventually resulted in the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid15152374 cancelling the stay.}{ \lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 [8]}{\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid15152374 During this period, the Homeowne rs were without sewer facilities and had to rely on portable toilets.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid12083234\charrsid15152374 As a result, the Guam Environmental Protection Agency attempted to evict them for violating the Toilet Facilities and Sewage Disposal Act, 10 GCA \'a7\'a7 48101-48126 (2005).}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 [9]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab The preliminary injunction was finally denied on January 15, 2007.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid15152374 The }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Homeowners then filed a Motion for Reconsideration on January 25, 2007.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 On March 19, 2007, the preliminary injunction was again denied.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid15152374 The }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Homeowners then filed a Second Motion for Reconsideration on March 29, 2007.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid1720152\charrsid15152374 The}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 subsequently denied the preliminary injunction for a}{ \lang2057\langfe1033\langnp2057\insrsid1074467\charrsid15152374 third time on April 13, 2007.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 [10]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab On April 16, 2007}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 ,}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Homeowners filed a Notice of Appeal.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15356007\charrsid15152374 On the same day, the Homeowners filed an emergency motion}{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid15152374 in this court}{\lang2057\langfe1033\langnp2057\insrsid15356007\charrsid15152374 to enjoin foreclosure sales that were scheduled for the following day.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15356007\charrsid15152374 The motion was immediately g}{ \lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 ranted, and a temporary, thirty-}{\lang2057\langfe1033\langnp2057\insrsid15356007\charrsid15152374 day stay was issued enjoining the scheduled foreclosures.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15759075\charrsid15152374 The issue of whether a more permanent stay pending appeal}{\lang2057\langfe1033\langnp2057\insrsid14760611\charrsid15152374 should b e issued}{\lang2057\langfe1033\langnp2057\insrsid15759075\charrsid15152374 was remanded to the court below.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15759075\charrsid15152374 On the morning of May 17, 2007, Cyfred held the foreclosure sales and sold the properties to itself.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15759075\charrsid15152374 That afternoon, the }{ \lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid15759075\charrsid15152374 belatedly issued a stay of the foreclosures pending appeal.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9658686\charrsid15152374 On February 22, 20 08, the Homeowners filed a motion asking this court to set aside the foreclosures, which we address as part of this opinion.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid15152374 Similarly, this opinion responds to Cyfred\rquote s earlier motion to dismiss the present appeal as untimely.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \qc \fi-2160\li2160\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin2160\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 II.}{ \b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid15152374 }{\b\lang2057\langfe1033\langnp2057\insrsid6389130\charrsid15152374 JURISDICTION AND STANDARD OF REVIEW}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \fi-2160\li2160\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin2160\itap0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 [11]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab This court has jurisdiction to hear interlocutory appeals pursuant to 7 GCA \'a7 3108(b) if \'93provided by law.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11686851\charrsid15152374 7 GCA \'a7 3108(b) (2005); }{\i\lang2057\langfe1033\langnp2057\insrsid11686851\charrsid15152374 see also }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 HongKong & Shanghai Banking Corp. v. Kallingal}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 2005 Guam 13 \'b6 16; }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Guam Imaging Consultants, Inc. v. Guam Mem}{ \i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 l Hosp.}{\i\lang2057\langfe1033\langnp2057\insrsid11686851\charrsid15152374 Auth.}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 2004 Guam 15 \'b6 14.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Appeals from a decision granting or denying a preliminary injunction are }{\lang2057\langfe1033\langnp2057\insrsid16193177\charrsid15152374 permitted}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 under 7 GCA \'a7 25102(f)}{ \lang2057\langfe1033\langnp2057\insrsid11686851\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 [12]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab \'93The district court}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 s denial of a preliminary injunction is normally reviewed for an abuse of discretion.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 E. & J. Gallo Winery v. Andina Licores S.A.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ,}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 446 F.3d 984, 989 (9th Cir. 2006).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Even though the \'93 overall review is for an abuse of discretion, }{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \lquote }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 [t]he district court}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 s interpretation of the underlying legal principles}{ \lang2057\langfe1033\langnp2057\insrsid11686851\charrsid15152374 . . .}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 is subject to de novo review and a district court abuses its discretion when it makes an error of law.}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Id.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Sw. Voter Registration Educ. Project v. Shelley}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 344 F.3d 914, 918 (9th Cir. 2003) (en banc)).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 A court \'93will reverse a deni al of a preliminary injunction where the district court abused its discretion or based its decision on an erroneous legal standard or on clearly erroneous findings of fact.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Sammartano v. First Jud. Dist. Ct}{\i\lang2057\langfe1033\langnp2057\insrsid13507922\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 303 F.3d 959, 964 (9th Cir.}{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 2002).}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12864987\charrsid15152374 [13]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab A preliminary injunction requires a showing of (1) irreparable injury, and (2) the likelihood of succeeding on the merits.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 HongKong}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 2005 Guam 13 \'b6 18.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 The potential injury in this case is due to possible foreclosure, and }{\lang2057\langfe1033\langnp2057\insrsid10386346\charrsid15152374 the record }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 suggests \'93irreparable injury\'94 would be a factual }{\lang2057\langfe1033\langnp2057\insrsid16193177\charrsid15152374 determination}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 See Friends for All Children. Inc. v. Lockheed Aircraft Corp}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ., 746 F.2d 816, 836 n.39 (D.C. Cir. 1984) (\'93 We think that the court properly exercised its discretion in making its factual finding as to irreparable injury on evidence that was readily available.\'94).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Thus, the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 \rquote s}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 findings }{\lang2057\langfe1033\langnp2057\insrsid16193177\charrsid15152374 regarding}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 irreparable injury should not be disturbed unless clearly erroneous.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Sammartano}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 303 F.3d at 964.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 By contrast, the likelihood of the Homeowners succeeding on the merits, insofar as that determination involves questions of contract law or statutory interpretation, should be reviewed }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 de novo}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 III.}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid15152374 }{ \b\lang2057\langfe1033\langnp2057\insrsid6389130\charrsid15152374 DISCUSSION}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 A. }{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid15152374 The Appeal was Timely}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid15152374 [14]}{\field\flddirty{\*\fldinst {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 SEQ CHAPTER \\h \\r 1}}{\fldrslt }}\sectd \psz1\sbknone\linex0\headery1440\endnhere\titlepg\sectdefaultcl\sectrsid9250459\sftnbj {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab Cyfred argues that Homeowners}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 appeal is untimely because the use of multiple motions to reconsider was improper and did not toll the time for appeal.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Homeowners contend that this appeal is taken from the April 13, 2007 denial of the second motion to reconsider, and was therefore timely appealed on April 16, 2007.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Although the appeal was timely made, neither party correctly interprets the relevant law.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid15152374 [15]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab Appeals from a judgment or order must normally be certified no later than }{ \lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 thirty}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 days after the judgment or order has been entered by the }{ \lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11686851\charrsid15152374 Guam R. App. P. (\'93}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 GRAP}{\lang2057\langfe1033\langnp2057\insrsid11686851\charrsid15152374 \'94)}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 4(a)(1).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 The only exception to this time }{ \lang2057\langfe1033\langnp2057\insrsid9134486\charrsid15152374 limitation}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 appears in Rule 4(a)(4), which allows the time for appeal to toll until the }{ \lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 rules on a limited class of motions made after a judgment or order.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 GRAP 4(a)(4).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Thus, for example, a motion for relief from judgment under Rule 60(b) of th}{\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid15152374 e Guam Rules of Civil Procedure, }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 if made within ten days of the judgment or order, would allow the thirty day time for appeal to toll until the court decides the issue of reconsideration.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 GRAP 4(a)(4)(A)(vi)}{\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid15152374 ; Guam R. Civ. P. (\'93GRCP\'94) 60(b)}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Similarly, a Rule 59(e) motion to alter or amend the judgment, which }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 must}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 be made within ten days of the judgment or order, would have an identical effect in delaying the time for appeal.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 GRAP 4(a)(4)(A)(iv); GRCP 59(e).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Because the Guam Rules of Civil Procedure mirror the changes made in 1993 to the Federal Rules of Civil Procedure, \'93there is no longer a distinction between Rule 59(e) and Rule 60(b) motions filed within ten days of entry of judgment for purposes of finality of the original judgment or calculation of the time within which a party may appeal.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Jennings v. Rivers}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 394 F.3d 850, 855 n.4 (10th Cir. 2005).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Even before the 1993}{\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid15152374 amendments, courts held that \'93[r]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 egardless of how it is styled, a post-judgment motion filed within ten days of entry of judgment that questions the correctness of a judgment is properly construed as a Rule 59(e) motion. \'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Venable v. Haislip}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 721 F.2d 297, 299 (10th Cir. 1983).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Finally, a \'93motion for reconsideration\'94 that makes no explicit reference to the rules is considered a Rule 59(e) motion if filed within ten days of the order or judgment, or a Rule 60(b) motion if filed later.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Am}{\i\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid15152374 .}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Ironworks & Erectors, Inc. v. N}{ \i\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid15152374 .}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Am}{\i\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid15152374 .}{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Const. Corp., }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 248 F.3d 892, 898-99 (9th Cir. 2001).}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid15152374 [16]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid9134486\charrsid15152374 A }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Rule 59(e) \'93motion to reconsider\'94 made within the ten day period after an order or judgment ha}{\lang2057\langfe1033\langnp2057\insrsid9134486\charrsid15152374 s}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 the obvious benefit of allowing the losing party to extend the time for appeal.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Filing successive motions to reconsider would, at first glance, appear to abuse the judicial process.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 There are, however, cases where back-to-back Rule }{\lang2057\langfe1033\langnp2057\insrsid9134486\charrsid15152374 59(e)/Rule }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 60(b) motions have been filed without objection from the courts.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 See}{ \i\lang2057\langfe1033\langnp2057\insrsid7691327\charrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Thompson v. County of Franklin}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 127 F.}{ \lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Supp.}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 2d 145, 148 (N.D.N.Y. 2000).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Often these cases involve }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 pro se}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 defendants attempting to conform to legal formalities.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 See, e.g.,}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Walker v. Ortiz}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 2007 WL 622244 (D.}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Colo.); }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Williams v. Office of Fin. Mgmt.,}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 1993 WL 87967 (D.C. Cir.).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Nevertheless, the second and subsequent motions do not have any effect on extending the time for appeal.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Trinity Carton Co. v. Falstaff Brewing Corp}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ., 816 F.2d 1066, 1069 (5th Cir. 1987) (\'93 A motion to reconsider an order disposing of a motion of the kind enumerated in Rule 4(a) does not again terminate the running of the time for appeal\'94 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Wansor v. George Hantscho Co}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ., 570 F.2d 1202, 1206 (5th Cir.1978))).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Thus, by analogy to the federal rules, the time for appeal can extend no later than }{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 thirty}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 days from a decision on a single motion to reconsider, provided that}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 the}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 motion was itself timely filed within ten days of the original judgment or order.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid15152374 [17]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab Homeowners did not specify the rule upon which their}{ \lang2057\langfe1033\langnp2057\insrsid14554355\charrsid15152374 January 25th }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Motion to Reconsider was based.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Because the}{\lang2057\langfe1033\langnp2057\insrsid14554355\charrsid15152374 January 25th}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Motion to Reconsider was made ten days after the January 15}{\lang2057\langfe1033\langnp2057\insrsid14554355\charrsid15152374 th}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 denial of the preliminary injunction, it must be treated as a Rule 59(e) motion to alter or amend the judgment.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Am}{ \i\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid15152374 .}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Ironworks}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ,}{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid12017607\charrsid15152374 248 F.3d at 898-}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 99.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 On the other hand, the }{\lang2057\langfe1033\langnp2057\insrsid14554355\charrsid15152374 March 29th }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Motion to Reconsider must be treated as a Rule 60(b) motion for relief from judgment.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Id.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Both purport to relate back to the original denial of the preliminary injunction on January 15, 2007, but only the Rule 59(e) motion of January 25}{\lang2057\langfe1033\langnp2057\insrsid14554355\charrsid15152374 th }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 has any effect on the timeliness of the appeal.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Trinity Carton}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ,}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 816 F.2}{ \lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 d at 1069.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 Thus, the thirty }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 day time for appeal was tolled until March 19, 2007, when the first Motion to Reconsider was denied.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 GRAP 4(a)(4)(A)(vi).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 The last day to enter a Notice of Appeal would have been }{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 thirty}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 days later on April 18, 2007.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14554355\charrsid15152374 Therefore, }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 the Notice of Appeal was }{ \lang2057\langfe1033\langnp2057\insrsid14554355\charrsid15152374 timely }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 entered on April 16, 2007.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid15152374 [18]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid10310900\charrsid15152374 In a prior opinion, this court allowed an appeal from a denial of a motion to reconsider to appeal the underlying judgment being reconsidered.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid10310900\charrsid15152374 Ward v. Reyes}{\lang2057\langfe1033\langnp2057\insrsid10310900\charrsid15152374 , 1998 Guam 1 \'b6 7}{\lang2057\langfe1033\langnp2057\insrsid2634570\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10310900\charrsid15152374 Judge Posner best describes the rationale for this practice}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 :}{ \lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 The two orders\emdash the judgment and the denial of the motion to change it\emdash merge.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 They merge because the purpose of the motion, so far as suspending the time within which to appeal is concerned, is to delay the appeal from the judgment until the [lower] court has ruled on the motion, at which point the judgment is ripe for review.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Since that is the only purpose of the motion should it be denied, the court of appeal}{ \lang2057\langfe1033\langnp2057\insrsid927657\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 will construe an appeal from the denial (should the appellant\rquote s notice of appeal mistakenly cite only the denial) as an appeal from the judgment. \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Borrero v. Chicago}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 456 F.3d 698, 700 (7th Cir. 2006).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10310900\charrsid15152374 We }{ \lang2057\langfe1033\langnp2057\insrsid13764849\charrsid15152374 will therefore consider Homeowners\rquote appeal to be an appeal of the January 15}{\lang2057\langfe1033\langnp2057\insrsid2634570\charrsid15152374 th }{ \lang2057\langfe1033\langnp2057\insrsid13764849\charrsid15152374 denial of }{\lang2057\langfe1033\langnp2057\insrsid9658686\charrsid15152374 the }{\lang2057\langfe1033\langnp2057\insrsid13764849\charrsid15152374 preliminary injunction}{ \lang2057\langfe1033\langnp2057\insrsid1328012\charrsid15152374 , rather than the}{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 March 19th}{\lang2057\langfe1033\langnp2057\insrsid1328012\charrsid15152374 Decision and Order to which it refers}{\lang2057\langfe1033\langnp2057\insrsid13764849\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13764849\charrsid15152374 The better practice}{ \lang2057\langfe1033\langnp2057\insrsid927657\charrsid15152374 , however,}{\lang2057\langfe1033\langnp2057\insrsid13764849\charrsid15152374 is to designate the judgment or order one intends to appeal, as required by Rule 3(c) of the Guam Rules of App}{ \lang2057\langfe1033\langnp2057\insrsid10386346\charrsid15152374 ellate Procedure.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 B. }{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid15152374 The Appeal is not Moot}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid15152374 [19]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid1722568\charrsid15152374 At oral argument, the Homeowners\rquote attorney conceded that if the foreclosure sales were valid, then this appeal would be effectively moot.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid1722568\charrsid15152374 Because the sales occurred during a brief window between this court\rquote s stay and the stay issued by the court below, there was no legal impediment to conducting the sales on March 17, 2007.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid1722568\charrsid15152374 However, the Homeowners argue that the sales were not properly conducted and are therefore void.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid1722568\charrsid15152374 The validity of the foreclosure sales is a factual issue that this court need not address.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid1722568\charrsid15152374 Instead, we grant the motion to set aside the March 17}{\lang2057\langfe1033\langnp2057\insrsid2634570\charrsid15152374 th}{\lang2057\langfe1033\langnp2057\insrsid1722568\charrsid15152374 foreclosure sales to protect our appellate jurisdiction in this case.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid1722568\charrsid15152374 This, in turn, will allow us to reach the merits in reviewing}{ \lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 the}{\lang2057\langfe1033\langnp2057\insrsid1722568\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid1722568\charrsid15152374 \rquote s denial of the preliminary injunction.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid15152374 [20]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab \'93 In general, an appeal should be dismissed as moot when, by virtue of an intervening event, the appellate court cannot grant effective relief in favor of the appellant.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Guam Election Comm}{\i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 n v. Responsible Choices for All Adults Coal}{\i\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 2007 Guam 20 \'b6 31.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 On the other hand, \'93a case is not moot if the court has the }{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \lquote }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ability to undo the effects of conduct that was not prevented by the time of the decision.}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Garcia v. Lawn}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 805 F.2d 1400, 1402 (9th Cir. 1986) (quoting 13A Wright, }{\lang2057\langfe1033\langnp2057\insrsid2634570\charrsid15152374 at al.}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ,}{\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid15152374 Federal Practice and Procedure,}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Jurisdiction}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 2d \'a7 3533.3, at 278-79 (1984)).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 I}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 f an appellate court would have no power to reverse an event or action, a party must protect its claim by obtai ning a stay during the appeal.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \'93\lquote [A] party who chooses to appeal but who fails to obtain a st}{ \lang2057\langfe1033\langnp2057\insrsid2634570\charrsid15152374 ay or injunction pending appeal}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 risks losing its ability to realize the benefits of the successful appeal.\rquote \'94}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 In re Combined Metals Reduction Co.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 557 F.2d 179, 188 (9th Cir. 1977) (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 In re Lewis Jones, Inc.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 369 F. Supp. 111, 115-16 (E.D. Pa. 1973)).}{ \lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid15152374 [21]}{\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \'93 It has long been established that where a defendant with notice in an injunction proceeding completes the acts sought to be enjoined the court may by mandatory injunction restore the status quo.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Porter v. Lee}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 328 U.S. 246, 251 (1946).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 For example, in }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 National Forest Preservation Group v. Butz}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , a land swap had occurred during an appeal, where the plaintiff was appealing a denial of an injunction against the land swap on the grounds that it violated federal environmental laws.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13109186\charrsid15152374 485 F.2d 408, 410 (9th Cir.1973).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 The Ninth Circuit Court of Appeals responded to the government}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 s argument that the appeal was moot as follows:}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Nonsense.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li1440\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 [A]fter a defendant has been notified of the pendency of a suit seeking an injunction against him, even though a temporary injunction be not granted, he acts at his peril and subject to the power of the court to restore the status}{ \lang2057\langfe1033\langnp2057\insrsid1267160\charrsid15152374 quo}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , wholly irrespective of the merits as they may be ultimately decided.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Id. }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 at 411 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Jones v. SEC}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 298 U.S. 1, 17}{\lang2057\langfe1033\langnp2057\insrsid15625802\charrsid15152374 -18}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 (1936)).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 The court therefore held that the appeal was not moot.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Id.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid15152374 [22]}{\lang2057\langfe1033\langnp2057\insrsid13849501\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Other courts have also held that where an appellate court has the power to restore the status quo, an appeal is not moot.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 See, e.g. Garcia}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ,}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 805 F.2d at}{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 1402 (appeal from denial of }{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 an }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 injunction against transfer of }{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 an }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 employee was not moot because the court had the power to reinstate the terminated employee);}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Padilla v. Ackerman}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , }{ \lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 460 F.2d 477, 479 n.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 1 (9th Cir.1972) (appeal from denial of }{ \lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 an }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 injunction against transfer of state prisoners out of a drug treatment program }{ \lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 was }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 not moot even though transfer has occurred, because district court had power to restore the status quo by ordering the prisoners returned to the treatment program); }{\i\lang2057\langfe1033\langnp2057\insrsid12861809\charrsid15152374 Hines v. U.S.}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Att}{ \i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid12861809\charrsid15152374 y}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Gen.}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 1988 WL 92898, at *1 (4th Cir.) (appeal from denial of }{\lang2057\langfe1033\langnp2057\insrsid12861809\charrsid15152374 an }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 injunction against foreclosure }{\lang2057\langfe1033\langnp2057\insrsid12861809\charrsid15152374 was }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 not moot because court had }{\lang2057\langfe1033\langnp2057\insrsid12861809\charrsid15152374 the }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 power to restore property purchased at foreclosure sale by defendant).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Of course, some events cannot be reversed, and courts will often dismiss such cases as moot.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Town House Dep}{\i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{ \i\lang2057\langfe1033\langnp2057\insrsid12861809\charrsid15152374 t}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Stores, Inc. v. Ahn}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 2000 Guam 32 \'b6 9.}{ \cs44\lang2057\langfe1033\langnp2057\insrsid1267160\charrsid15152374 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\sa240\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid602019 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid1267160\charrsid1267160 \chftn }{\fs20\insrsid1267160 }{\i\fs20\insrsid1267160\charrsid1267160 See, e.g., Dan Caputo Co. v. Russian River County Sanitation Dist}{ \i\fs20\insrsid15625802 .}{\fs20\insrsid1267160\charrsid1267160 , 749 F.2d 571, 574 (9th Cir.1984) (action to enjoin performance of }{\fs20\insrsid12861809 a }{\fs20\insrsid1267160\charrsid1267160 contract }{\fs20\insrsid12861809 was }{ \fs20\insrsid1267160\charrsid1267160 mooted by virtue of the completion of the contract); }{\i\fs20\insrsid1267160\charrsid1267160 Enrico's, Inc. v. Rice}{\fs20\insrsid1267160\charrsid1267160 , 730 F.2d 1250, 1254 (9th Cir.1984) (issue on appeal }{ \fs20\insrsid12861809 was }{\fs20\insrsid1267160\charrsid1267160 mooted by virtue of}{\fs20\insrsid12861809 an}{\fs20\insrsid1267160\charrsid1267160 intervening decision by a California state court interpreting California state law); }{ \i\fs20\insrsid1267160\charrsid1267160 Canez v. Guerrero}{\fs20\insrsid1267160\charrsid1267160 , 707 F.2d 443, 446 (9th Cir.1983) (action as to }{\fs20\insrsid12861809 the }{\fs20\insrsid1267160\charrsid1267160 procedures used in a union election }{ \fs20\insrsid12861809 was }{\fs20\insrsid1267160\charrsid1267160 mooted because the election had occurred and the complainants had been victorious); }{\i\fs20\insrsid11028811 In re}{\i\fs20\insrsid1267160\charrsid1267160 Combined Metals Reduction Co.}{ \fs20\insrsid1267160\charrsid1267160 , 557 F.2d 179, 192 (9th Cir.1977) (action as to the appropriate disposition of property of a bankrupt company }{\fs20\insrsid12861809 was }{\fs20\insrsid1267160\charrsid1267160 mooted because the sal e and lease of the property in question had been completed pursuant to a valid order of the district court).}}}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid15152374 [23]}{\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 The general rule that a case is moot when a court cannot reverse the transaction}{\lang2057\langfe1033\langnp2057\insrsid1858002\charrsid15152374 often applies to foreclosures }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 that occur during the pendency of an appeal.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Christopher Vill}{\i\lang2057\langfe1033\langnp2057\insrsid11028811\charrsid15152374 .}{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , Ltd. P}{\i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ship v. Retsinas}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 190 F.3d 310, 314 (5th Cir. 1999)}{\lang2057\langfe1033\langnp2057\insrsid1858002\charrsid15152374 (\'93 Ordinarily, an appeal will be moot when the property underlying the dispute has been sold at a foreclosure sale because [the] court cannot fashion adequate relief, i.e. cannot reverse the transaction.\'94)}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ; }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 see also}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 DuBose v. Gastonia Mut. Sav. }{\i\lang2057\langfe1033\langnp2057\insrsid1858002\charrsid15152374 &}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Loan Ass}{ \i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 n}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 286 S.E.2d 617, 621 (N.C. Ct. App. 1982); }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Bunn v. Werner}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 210 F.2d 730, 731 (D.C. Cir. 1954); }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 NCNB Texas Nat}{\i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 l Bank v. Southwold Assoc.}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 909 F.2d 128, 129 (5th Cir. 1990).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 This is particularly true when the purchaser is not a party to the lawsuit.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid7287651\charrsid15152374 See }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Holloway v. United States}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 789 F.2d 1372, 1374 (9th Cir. 1986) (\'93 Because the property has been sold and the purchaser of the property was not made a party to this proceeding and because we cannot grant effective relief in his or her absenc}{\lang2057\langfe1033\langnp2057\insrsid7287651\charrsid15152374 e, this appeal is dismissed.\'94).}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid15152374 [24]}{\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid7287651\charrsid15152374 However, if the purchaser at a foreclosure sale is a party to the lawsuit, a court may still reverse the transaction by setting aside the foreclosure.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid7287651\charrsid15152374 Foreclosure and purchase by a party does \'93not deprive[] [the] court of power to give effective relief, including invalidation of the foreclosure sale if indicated }{ \lang2057\langfe1033\langnp2057\insrsid11028811\charrsid15152374 . . . where }{\lang2057\langfe1033\langnp2057\insrsid7287651\charrsid15152374 there is no innocent third-party purchaser whose rights could be prejudiced.\'94}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid3355625\charrsid15152374 United Realty Trust v. Prop. Dev. & Research Co}{\lang2057\langfe1033\langnp2057\insrsid7287651\charrsid15152374 ., 269 N.W.2d 737, 741 n. }{\lang2057\langfe1033\langnp2057\insrsid3355625\charrsid15152374 5 (Minn.}{\lang2057\langfe1033\langnp2057\insrsid1328012\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid3355625\charrsid15152374 1978)}{ \lang2057\langfe1033\langnp2057\insrsid1858002\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid15152374 An Illinois }{ \lang2057\langfe1033\langnp2057\insrsid11028811\charrsid15152374 appellate court}{\lang2057\langfe1033\langnp2057\insrsid12861809\charrsid15152374 went so far a}{\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid15152374 s to require that a mootness dismissal of a petition to set aside a foreclosure be accompanied by proof of an actual third-party purchaser, even where no evidence was presented that a party to the suit had purchased the property.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid15152374 Avondale Sav. }{\i\lang2057\langfe1033\langnp2057\insrsid1858002\charrsid15152374 &}{ \i\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid15152374 Loan Ass}{\i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid15152374 n v. Amalgamated Trust }{ \i\lang2057\langfe1033\langnp2057\insrsid1858002\charrsid15152374 &}{\i\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid15152374 Sav. Bank}{\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid15152374 , 397 N.E.2d 121 (Ill. App.}{ \lang2057\langfe1033\langnp2057\insrsid11028811\charrsid15152374 Ct.}{\lang2057\langfe1033\langnp2057\insrsid7218057\charrsid15152374 1979).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid2098657\charrsid15152374 The}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Fourth Circuit}{\lang2057\langfe1033\langnp2057\insrsid2098657\charrsid15152374 , in an unpublished opinion considering }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 an injunction against a foreclosure that had already occurred}{\lang2057\langfe1033\langnp2057\insrsid2098657\charrsid15152374 , found it significant that a government agency was both a party to the case and the purchaser of the property}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 :}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\lang2057\langfe1033\langnp2057\insrsid83215 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid83215 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 This is not a case where an irreversible action has occurred, the }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 status quo}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 cannot be restored, or this Court}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 s judgment cannot have a practical affect upon the existing controversy. Although it appears that the foreclosure sal e sought to be enjoined has already taken place, the court may by mandatory injunction restore the st}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 atus quo}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 . Nor is this a case in which the absence of a party to the transaction at issue disarms the court from granting effective relief.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Hines v. }{ \i\lang2057\langfe1033\langnp2057\insrsid11028811\charrsid15152374 U.S.}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Atty. Gen.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 1988 WL 92898, at *1.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 This view of mootness comports more closely with the general rule that an appeal is not moot if the court has the power to \'93 restore the status quo.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Porter v. Lee}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 328 U.S. at 251.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 See also }{\i\lang2057\langfe1033\langnp2057\insrsid3875836\charrsid15152374 F.T.C.}{\i\lang2057\langfe1033\langnp2057\insrsid15152374 } {\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 v. Weyerhaeuser Co.}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 665 F.2d 1072}{\lang2057\langfe1033\langnp2057\insrsid1858002\charrsid15152374 , 1077-78}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 (D.C. Cir. 1981) (action to enjoin }{\lang2057\langfe1033\langnp2057\insrsid545439\charrsid15152374 a }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 merger }{ \lang2057\langfe1033\langnp2057\insrsid545439\charrsid15152374 was }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 not mooted by completion of }{\lang2057\langfe1033\langnp2057\insrsid545439\charrsid15152374 the }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 merger pending appeal where all necessary parties were before the court); }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Bastian v. Lakefront Realty Corp.}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 581 F.2d 685}{\lang2057\langfe1033\langnp2057\insrsid1858002\charrsid15152374 , 691-92}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 (7th Cir. 1978) (sharehold er suit to enjoin }{\lang2057\langfe1033\langnp2057\insrsid545439\charrsid15152374 a }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 corporate sale of property to purchaser }{ \lang2057\langfe1033\langnp2057\insrsid545439\charrsid15152374 was }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 not mooted by completion of }{\lang2057\langfe1033\langnp2057\insrsid545439\charrsid15152374 the }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 sale pending appeal where vendor and purchaser were parties to the suit); }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Indus}{ \i\lang2057\langfe1033\langnp2057\insrsid3875836\charrsid15152374 .}{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Bank of Washington v. Tobriner}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 405 F.2d 1321}{ \lang2057\langfe1033\langnp2057\insrsid1858002\charrsid15152374 , 1323}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 (D.C. Cir. 1968) (suit to enjoin issuance of tax deed to purchaser }{ \lang2057\langfe1033\langnp2057\insrsid545439\charrsid15152374 was }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 not mooted by issuance of deed pending appeal where tax commissioners and purchaser were parties to the suit).}{ \cs44\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \chftn {\footnote \pard\plain \qj \li0\ri0\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid602019 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\super\insrsid11024041 \chftn }{\fs20\insrsid11024041\charrsid602019 In bankruptcy law, which has its own set of rules regarding mootness, there are limited exceptions to the general rule that foreclosure moots an appeal absent a stay. }{\i\fs20\insrsid11024041\charrsid602019 See generally In re Onouli-Kona Land Co.}{\fs20\insrsid11024041\charrsid602019 , 846 F.2d 1170, 1171-7 3 (9th Cir. 1988) (discussing the application of the mootness rule to bankruptcy foreclosures). In the Ninth Circuit, one exception to mootness \'93is available when real property is sold to a creditor }{\i\fs20\insrsid11024041\charrsid602019 who is a party to the appeal}{\fs20\insrsid11024041\charrsid602019 , but only when the sale is subject to statutory rights of redemption.\'94 }{\i\fs20\insrsid11024041\charrsid602019 Id.}{\fs20\insrsid11024041\charrsid602019 at 1}{ \fs20\insrsid602019\charrsid602019 173 (emphasis added).}}}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid15152374 [25]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab All of the foreclosure deeds are signed by Geraldine Mendiola as Cyfred\rquote s \'93Duly Author}{ \lang2057\langfe1033\langnp2057\insrsid5728235\charrsid15152374 ized Representative.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid15152374 Appellee}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Br}{ \lang2057\langfe1033\langnp2057\insrsid3875836\charrsid15152374 ., a}{\lang2057\langfe1033\langnp2057\insrsid15956780\charrsid15152374 pp. B}{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 N}{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid15152374 either party argues }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 that ownership has }{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid15152374 been }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 transferred to any other person or entity.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 Even assuming the foreclosure sales were properly conducted,}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Cyfred is both the}{\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid15152374 purchaser}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 of the foreclosed property and a party to this }{\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid15152374 lawsuit}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , }{ \lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 and }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 this court retains the power to \'93restore the status quo\'94 by setting aside the foreclosures.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Porter}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 328 U.S. at 251.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid8085088\charrsid15152374 We therefore set aside the March 17}{\lang2057\langfe1033\langnp2057\insrsid545439\charrsid15152374 , 2007}{ \lang2057\langfe1033\langnp2057\insrsid8085088\charrsid15152374 foreclosure sales as an exercise of our statutory authority to \'93protect [our] appellate jurisdiction\'94 in this case.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid8085088\charrsid15152374 7 GCA \'a7 3107(b)}{\lang2057\langfe1033\langnp2057\insrsid3875836\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid8085088\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 C. The Deposition Testimony of Francis Gill}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid15152374 should have been Admitted}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid15152374 [26]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid12982155\charrsid15152374 The }{ \lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid12982155\charrsid15152374 was skeptical when the Homeowners submitted a deposition by Francis Gill as an attachment to a memorandum, in part because it was not signed}{\lang2057\langfe1033\langnp2057\insrsid3875836\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid3875836\charrsid15152374 ER, Tab 28}{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid3875836\charrsid15152374 at 8-9}{\lang2057\langfe1033\langnp2057\insrsid13068609\charrsid15152374 (Dec}{\lang2057\langfe1033\langnp2057\insrsid3875836\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid13068609\charrsid15152374 & Order, Apr. 13, 2007).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid12982155\charrsid15152374 However, the court also discussed the content of the deposition, so it is difficult to determine whether or not the deposition was considered part of the record.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid12982155\charrsid15152374 Id.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid12982155\charrsid15152374 For the sake of argument, we will assume that the }{ \lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid12982155\charrsid15152374 disregarded the deposition on the sole ground that Mr. Gill had neglected to sign it.}{ \lang2057\langfe1033\langnp2057\insrsid12982155 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid15152374 [27]}{\lang2057\langfe1033\langnp2057\insrsid10951161\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 The Homeowners assert that Cyfred\rquote s failure to file a motion to suppress}{\lang2057\langfe1033\langnp2057\insrsid16589012\charrsid15152374 the defective deposition}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 waived any objection to its admission as evidence.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 The Homeowners are correct.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 GRCP 32(d)(4) states that \'93[e]rrors and irregularities in the manner in which}{\lang2057\langfe1033\langnp2057\insrsid3875836\charrsid15152374 . . . the deposition}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 is . . . signed . . . are waived unless a motion to suppress the deposition or some part thereof is made with reasonable promptness after such defect is, or with due diligence }{ \lang2057\langfe1033\langnp2057\insrsid16589012\charrsid15152374 might have been, ascertained.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid3875836\charrsid15152374 GRCP 32(d)(4).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid8085088\charrsid15152374 Federal }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 case law indicates that an unsigned deposition is admissible if objection has been waived by inaction.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 United States v. Garcia}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 527 F.2d 473, 475 (9th Cir. 1975); }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Valdez v. United States}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 326 F.2d 598, 600 (9th Cir. 1963).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid16589012\charrsid15152374 Cyfred }{ \lang2057\langfe1033\langnp2057\insrsid545439\charrsid15152374 did not respond }{\lang2057\langfe1033\langnp2057\insrsid16589012\charrsid15152374 at all to this issue, and no motion to suppress was filed.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid16589012\charrsid15152374 Therefore, the court clearly erred in refusing to admit Mr. Gill\rquote s deposition.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid8668055\charrsid15152374 Given our conclusion that Cyfred was obligated to provide sewer lines to the Homeowners, and that Mr. Gill\rquote s testimony was submitted for the purpose of showing the same, the effect of this error was minimal.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid15152374 D. Injunction}{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 und}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid15152374 er the }{ \b\lang2057\langfe1033\langnp2057\insrsid8531678\charrsid15152374 DTPA}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid15152374 is not the Proper Remedy}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid15152374 [28]}{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 The Homeowners argue that failure to provide sewer lines within one year}{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid15152374 ,}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 in violation of 21 GCA \'a7 60314(f)}{ \lang2057\langfe1033\langnp2057\insrsid5728235\charrsid15152374 ,}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 is }{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid15152374 also }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 a violation of the Deceptive Trade Practices-Consumer Protection Act (\'93}{\lang2057\langfe1033\langnp2057\insrsid8531678\charrsid15152374 DTPA}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \'94).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid15152374 See }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 5 GCA }{\lang2057\langfe1033\langnp2057\insrsid5728235\charrsid15152374 \'a7\'a7 32101-32604}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Specifically, they argue that Cyfred\rquote s actions constitute a violation of 5 GCA \'a7}{ \lang2057\langfe1033\langnp2057\insrsid545439\charrsid15152374 \'a7}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 32201(a) and (b)(29).}{\cs44\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \chftn {\footnote \pard\plain \s45\ql \li0\ri0\sa120\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid602019 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid11024041\charrsid10368258 \chftn }{ \fs20\insrsid11024041\charrsid10368258 }{\b\fs20\insrsid11024041\charrsid1328012 \'a7}{\b\fs20\insrsid11024041\charrsid10368258 32201. Dece}{\b\fs20\insrsid602019 ptive Trade Practices Unlawful.}{\b\fs20\insrsid11024041\charrsid602019 \par }\pard \s45\qj \li720\ri720\sa120\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid602019 {\fs20\insrsid6293856 \tab }{\fs20\insrsid11024041\charrsid10368258 (a) False, misleading, or deceptive acts or practices, including, but not limited to those listed in thi s chapter, are hereby declared unlawful and are subject to action by the Attorney General or any person as permitted pursuant to this chapter or other provisions of Guam law. A violation consisting of any act prohibited by this title is in itself actiona b le, and may be the basis for damages, rescission, or equitable relief. The provisions of this chapter are to be liberally construed in favor of the consumer, balanced with substantial justice, and violation of such provisions may be raised as a claim, de fense, crossclaim or counterclaim. \par \tab (b) The term }{\i\fs20\insrsid11024041\charrsid10368258 false, misleading, }{\fs20\insrsid11024041\charrsid10368258 or}{\i\fs20\insrsid11024041\charrsid10368258 deceptive acts }{\fs20\insrsid11024041\charrsid10368258 or }{ \i\fs20\insrsid11024041\charrsid10368258 practices}{\fs20\insrsid11024041\charrsid10368258 includes, but is not limited to, the following acts by an person or merchant . . . . \par }\pard \s45\ql \li720\ri0\sa120\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid602019 {\fs20\insrsid11024041\charrsid10368258 \tab . . . . \par }\pard \s45\qj \li1440\ri1440\sa120\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin1440\lin1440\itap0\pararsid602019 {\fs20\insrsid11024041\charrsid10368258 \tab (29) }{\i\fs20\insrsid11024041\charrsid14356376 Doing any other act which is prohibited by the laws of {\*\xmlopen\xmlns1{\factoidname place}}Guam{\*\xmlclose} to mislead a consumer to his detriment}{\fs20\insrsid11024041\charrsid10368258 or to induce another person to buy or sell goods or services to such person\rquote s detriment. \par }\pard \s45\ql \li0\ri0\sa240\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid602019 {\fs20\insrsid545439 5 GCA \'a7 32201 (2005) }{\fs20\insrsid11024041\charrsid10368258 (}{\fs20\insrsid14356376 first }{ \fs20\insrsid11024041\charrsid10368258 emphasis in original}{\fs20\insrsid14356376 , second emphasis added}{\fs20\insrsid602019 ).}}}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14356376\charrsid15152374 T}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 he Homeowners }{\lang2057\langfe1033\langnp2057\insrsid14356376\charrsid15152374 claim}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 they were misled }{ \lang2057\langfe1033\langnp2057\insrsid14356376\charrsid15152374 to their detriment }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 because (1) Cyfred failed to include the promise to install sewer lines}{ \lang2057\langfe1033\langnp2057\insrsid4093888\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 in }{\lang2057\langfe1033\langnp2057\insrsid4093888\charrsid15152374 warranty deeds given to some of the Homeowners}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ; (2) Cyfred promised but f}{\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid15152374 ailed to deliver \'93good title}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \'94}{\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid15152374 ;}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 and (3) Cyfred misrepresented to five of the Homeowners that the Government would install the sewer lines rather than Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 As a result, the Homeowners }{\lang2057\langfe1033\langnp2057\insrsid14356376\charrsid15152374 request}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 that an injunction issue under 5 GCA \'a7 32119}{ \cs44\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \chftn {\footnote \pard\plain \s45\ql \li0\ri0\sa120\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid602019 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid11024041\charrsid10368258 \chftn }{\fs20\insrsid11024041\charrsid10368258 }{\b\fs20\insrsid1328012\charrsid1328012 \'a7}{\b\fs20\insrsid1328012\charrsid10368258 }{ \b\fs20\insrsid3866753\charrsid10368258 }{\b\fs20\insrsid11024041\charrsid10368258 32119. Injunctive Relief. \par }\pard \s45\qj \li720\ri720\sa120\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid602019 {\fs20\insrsid11024041\charrsid10368258 The court may issue any person including the Attorney General temporary restraining orders, and temporary or permanent injunctions }{\i\fs20\insrsid11024041\charrsid1328012 to restrain and prevent violations of this chapter}{\fs20\insrsid11024041\charrsid10368258 and such injunctive relief shall be issued without bond. The complaining party need not show that there is no remedy available at law and need not show irreparable damage if injunctive relief is not granted, but need only show that a violation of this chapter has occurred}{\fs20\insrsid545439 or is likely to occur . . . .}{\fs20\insrsid11024041 \par }\pard \s45\qj \li0\ri0\sa240\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid602019 {\fs20\insrsid545439 5 GCA \'a7 32119 (2005)}{\fs20\insrsid1328012 (emphasis added)}{\fs20\insrsid545439 .}}}{ \lang2057\langfe1033\langnp2057\insrsid12863884\charrsid15152374 to halt the foreclosures.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid15152374 [29]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab Cyfred responds that there was insufficient evidence of a violation of the }{ \lang2057\langfe1033\langnp2057\insrsid8531678\charrsid15152374 DTPA}{\lang2057\langfe1033\langnp2057\insrsid4093888\charrsid15152374 , that the Homeowner}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 s}{ \lang2057\langfe1033\langnp2057\insrsid4093888\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 title}{\lang2057\langfe1033\langnp2057\insrsid4093888\charrsid15152374 s were not}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 defective, and that its breach of contract does not rise to the level of a deceptive act.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 The }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 echoed these concerns over the course of issuing its many decisions and findings.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 One of }{ \lang2057\langfe1033\langnp2057\insrsid12982155\charrsid15152374 the court\rquote s}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 principal objections to the applicability of the }{ \lang2057\langfe1033\langnp2057\insrsid8531678\charrsid15152374 DTPA}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 was that 5 GCA \'a7 32119 cannot enjoin a foreclosure because the resulting injunction would not \'93restrain and prevent\'94 the misleading acts alleged to be a violation of the }{\lang2057\langfe1033\langnp2057\insrsid8531678\charrsid15152374 DTPA}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 } {\lang2057\langfe1033\langnp2057\insrsid3866753\charrsid15152374 5 }{\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid15152374 GCA \'a7 32119; }{\lang2057\langfe1033\langnp2057\insrsid15956780\charrsid15152374 Appellees\rquote [}{ \lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 Supplemental}{\lang2057\langfe1033\langnp2057\insrsid15956780\charrsid15152374 ]}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 Excerpts of Record (\'93SER\'94), Tab 3}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid15152374 at 11-12}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 (Finds}{ \lang2057\langfe1033\langnp2057\insrsid12863884\charrsid15152374 . Fact & Concl. L., Oct. 5, 2006).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid4093888\charrsid15152374 As an example,}{ \lang2057\langfe1033\langnp2057\insrsid12982155\charrsid15152374 the court argued }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 that if Cyfred had really given the Homeowners bad title,}{ \cs44\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\sa240\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4526656 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid11024041\charrsid10368258 \chftn }{\fs20\insrsid11024041\charrsid10368258 The court found insufficient evidence that Cyfred had conveyed bad title. ER, Tab 17}{ \fs20\insrsid13007137 at 11 (Find}{\fs20\insrsid11024041\charrsid10368258 s}{\fs20\insrsid13007137 . }{\fs20\insrsid11024041\charrsid10368258 Fact & }{\fs20\insrsid13007137 Concl. L}{\fs20\insrsid12547465 , Jan 15, 2007).}}}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 an injunction against foreclosures would not prevent the conve}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 yance of bad title.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 ER, Tab 17}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid12863884\charrsid15152374 at 11 (Find}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid12863884\charrsid15152374 . Fact & Concl. L.}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , Jan 15, 2007).}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid15152374 [30]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid15367807\charrsid15152374 We agree.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Injunctive relief under 5 GCA \'a7 32119 is specific in its purpose.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 A plain reading of 5 GCA \'a7 32119 reveals that an injunction can only issue \'93to restrain and prevent violations of this chapter.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid4743257\charrsid15152374 5 GCA \'a7 32119.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid1116466\charrsid15152374 An}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 injunction preventing the foreclosures would not \'93restrain and prevent\'94 the wrongs alleged, such as Cyfred\rquote s failure to provide a sewer line}{ \lang2057\langfe1033\langnp2057\insrsid1116466\charrsid15152374 or}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 the alleged failure to provide good title}{\lang2057\langfe1033\langnp2057\insrsid1116466\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid15152374 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid1116466\charrsid15152374 N}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 or}{\lang2057\langfe1033\langnp2057\insrsid1116466\charrsid15152374 would}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 the alleged misrep}{ \lang2057\langfe1033\langnp2057\insrsid5118947\charrsid15152374 resentations during the sale be restrained or prevented}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 by an injunction on the foreclosures.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 In that sense, an injunction against the foreclosures would not be the type of remedy contemplated by the drafters of the }{ \lang2057\langfe1033\langnp2057\insrsid8531678\charrsid15152374 DTPA}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 See generally}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Richard F. Dole, Jr., }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Merchant and Consumer Protection: The Uniform Deceptive Trade Practices Act}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 76 Yale L. J. 485, 495-501 (1967) (describing the purpose and function of injunctive relief under the Uniform Deceptive Trade Practices Act).}{\cs44\lang2057\langfe1033\langnp2057\insrsid12547465\charrsid15152374 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\sa240\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9389142 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid12547465\charrsid12547465 \chftn }{ \fs20\insrsid12547465\charrsid12547465 State consumer protection statutes are generally modeled after either the Uniform Deceptive Trade Practices Act (\'93UDTPA\'94) or the Federal Trade Act (\'93FTA\'94).}{\i\fs20\insrsid12547465\charrsid12547465 }{ \fs20\insrsid12547465\charrsid12547465 Alan S. Brown & Larry E. Hepler, }{\i\fs20\insrsid12547465\charrsid12547465 Comparison of Consumer Fraud Statutes Across the Fifty States}{\fs20\insrsid12547465\charrsid12547465 , Fed\rquote n Def. & Corp. Council Q., Spring 2005. {\*\xmlopen\xmlns1{\factoidname place}}Guam{\*\xmlclose} statues are modeled after the UDTPA, }{\i\fs20\insrsid12547465\charrsid12547465 id.}{\fs20\insrsid12547465\charrsid12547465 , yet 5 GCA \'a7 32108(c)(A) directs the courts to look to interpret}{\fs20\insrsid12547465 ation of the FTA for guidance. }}}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid15152374 [31]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid5118947\charrsid15152374 T}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 he foreclosures are more directly related to the Homeowners\rquote }{\lang2057\langfe1033\langnp2057\insrsid12547465\charrsid15152374 voluntary }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 failure to make payments than they are to any action by Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid12547465\charrsid15152374 Any causal relationship between Cyfred\rquote s allegedly deceptive practices and the foreclosures would be remote and speculative at best.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid12547465\charrsid15152374 We therefore find that an injunction under 5 GCA \'a7 32119 }{\lang2057\langfe1033\langnp2057\insrsid13316546\charrsid15152374 cannot enjoin foreclosures only distantly related to the deceptions alleged.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 E. Inju}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid15152374 n} {\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ction Under Rule 65(a)}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid15152374 [32]}{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 The Homeowners also argue that they have a right to a preliminary injunction under Rule 65(a) of the Guam R}{\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid15152374 ules of Civil Procedure}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid15152374 GRCP 65(a).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid14356376\charrsid15152374 Based on general contract principles, their argument}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 boils down to whether or not the Homeowners\rquote failure to pay their promissory notes was a justifiable breach of contract.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 To succeed in justifying a preliminary injunction the Homeowners must show (1)}{\lang2057\langfe1033\langnp2057\insrsid11947129\charrsid15152374 a threat of}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 irreparable injury, and (2) }{ \lang2057\langfe1033\langnp2057\insrsid11947129\charrsid15152374 a}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 likelihood of succeeding on the merits.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 HongKong}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , 2005 Guam 13 \'b6 18.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 1. Irreparable Injury}{\b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid15152374 [33]}{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 The court below only addressed the question of irreparable injury once, but found that the threat of foreclosure was only a \'93potential\'94 rather tha}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 n a serious threat.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 SER, Tab 3}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 at 1}{\lang2057\langfe1033\langnp2057\insrsid15956780\charrsid15152374 3}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 (Find}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid15152374 . Fact & Concl. }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 L., Oct. 5, 2006).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 There was also the suggestion that the Homeowners should have submitted notices of foreclosures as evidence.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Id.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Here, foreclosures have already occurred on the properties in question, and the threat of foreclosure is demonstrably real.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7684322\charrsid15152374 [34]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab In }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 HongKong}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , this court stated that \'93[l]oss of property is generally considered to be irreparable but it is not presumed to be so.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 2005 Guam 13 \'b6 22.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \'93 [W]hether real property loss creates irreparable injury is a fact-sensitive inquiry, and . . . such loss cannot be said to constitute irreparable harm as a matter of law.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Id. }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \'b6 24 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Medgar Evers Houses Assoc., L.P. v. Carro}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , No. 01-CV-6107, 2001 WL 1456190 (E.D.N.Y. Nov. 6, 2001)).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Nevertheless, the potential of irreparable harm was found to exist in }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 HongKong}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 where commercial owners of an apartment building obtained a preliminary injunction to stop a private foreclosure sale.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Id.}{\lang2057\langfe1033\langnp2057\insrsid7148261\charrsid15152374 \'b6\'b6 25-26.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11602883\charrsid15152374 There, the owners depended on their apartment building as part of their efforts to emerge from Chapter 11 bankruptcy.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11602883\charrsid15152374 Id. }{\lang2057\langfe1033\langnp2057\insrsid11602883\charrsid15152374 \'b6 25.}{\lang2057\langfe1033\langnp2057\insrsid7148261 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5007166\charrsid15152374 [35]}{\lang2057\langfe1033\langnp2057\insrsid7148261\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid11602883\charrsid15152374 Here too, special circumstances exist that show the Sananaps will suffer irreparable inj}{\lang2057\langfe1033\langnp2057\insrsid14356376\charrsid15152374 ury as a result of foreclosure.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 In setting aside foreclosures that had occurred in 2006, the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 reported that unaccepted bids of $35,000}{\lang2057\langfe1033\langnp2057\insrsid12387089\charrsid15152374 .00}{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 and $50,000}{ \lang2057\langfe1033\langnp2057\insrsid12387089\charrsid15152374 .00}{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 had been made on the properties (which were }{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid15152374 actually }{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 purchased for a nominal }{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 price of $1,000}{\lang2057\langfe1033\langnp2057\insrsid12387089\charrsid15152374 .00}{ \lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 .)}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 ER, Tab 17}{ \lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid15152374 at }{\lang2057\langfe1033\langnp2057\insrsid14379725\charrsid15152374 5}{ \lang2057\langfe1033\langnp2057\insrsid7368742\charrsid15152374 (Find}{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid15152374 . }{ \lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 Fact & Concl. }{\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid15152374 L.}{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 , Jan. 15, 2007).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 This, and the fact that the homes were constructed on lots of minimal size, see 21 GCA \'a7 62105, suggest that the homes were some of the least expensive available on Guam.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 The fact that many of the Homeowners insist}{ \lang2057\langfe1033\langnp2057\insrsid13519412\charrsid15152374 ed}{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 on remaining there despite the lack of adequate sewer facilities also suggests that the Gill-Baza homes }{ \lang2057\langfe1033\langnp2057\insrsid13519412\charrsid15152374 may}{\lang2057\langfe1033\langnp2057\insrsid2303328\charrsid15152374 have}{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid15152374 b}{ \lang2057\langfe1033\langnp2057\insrsid2303328\charrsid15152374 e}{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid15152374 e}{\lang2057\langfe1033\langnp2057\insrsid2303328\charrsid15152374 n}{ \lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 the only ones they c}{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid15152374 ould}{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 afford.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2128064\charrsid15152374 Thus, }{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid15152374 foreclosure may result in leaving many of the Homeowners wi thout adequate housing}{\lang2057\langfe1033\langnp2057\insrsid7489251\charrsid15152374 or even homeless}{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid15152374 , and as one }{\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid15152374 judge}{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid15152374 observed, }{\lang2057\langfe1033\langnp2057\insrsid8789656\charrsid15152374 \'93}{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid15152374 [t]}{ \lang2057\langfe1033\langnp2057\insrsid8789656\charrsid15152374 he risk of being rendered homeless is a risk of suffering an irreparable injury.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid8789656\charrsid15152374 Morillo v. City of New York}{\lang2057\langfe1033\langnp2057\insrsid8789656\charrsid15152374 , 582 N.Y.S.2d 387, 392 (N.Y. App. Div. 1992)}{ \lang2057\langfe1033\langnp2057\insrsid7368742\charrsid15152374 (Carro, J., dissenting)}{\lang2057\langfe1033\langnp2057\insrsid8789656\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid8789656 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5007166\charrsid15152374 [36]}{\lang2057\langfe1033\langnp2057\insrsid7362265\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid15152374 Even in the unlikely event that the Gill-Baza homes were investment properties for which damages would be adequate compensation, irreparable injury cannot be considered in isolation from the likelihood of succeeding on the merits.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7362265\charrsid15152374 This is because \'93t}{\lang2057\langfe1033\langnp2057\insrsid4485609\charrsid15152374 he issues of likelihood of success and irreparable injury represent two points on a sliding scale in which the required degree of irreparable harm increases as the probability of success decreases.}{ \lang2057\langfe1033\langnp2057\insrsid7362265\charrsid15152374 \'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid15152374 Humane Soc}{ \i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid7368742\charrsid15152374 y}{\i\lang2057\langfe1033\langnp2057\insrsid7362265\charrsid15152374 of U.S. v. Gutierrez}{ \lang2057\langfe1033\langnp2057\insrsid7362265\charrsid15152374 , 527 F.3d 788, 790 (9th Cir. 2008).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2303328\charrsid15152374 In other words, \'93 [t]he probability of success that must be demonstrated is inversely proportional to the amount of irreparable injury plaintiff will suffer absent the stay . . . .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid2303328\charrsid15152374 [M]ore of one excuses less of the other.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid2303328\charrsid15152374 Mohammed v. Reno}{ \lang2057\langfe1033\langnp2057\insrsid2303328\charrsid15152374 , 309 F.3d 95, 101}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 (2d}{\lang2057\langfe1033\langnp2057\insrsid2303328\charrsid15152374 Cir. 2002).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2303328 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [37]}{\lang2057\langfe1033\langnp2057\insrsid2303328\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid13519412\charrsid15152374 W}{ \lang2057\langfe1033\langnp2057\insrsid8739958\charrsid15152374 e must therefore also consider the question of whether the Homeowners are likely to succeed in avoiding foreclosure by the end of this case.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid8739958\charrsid15152374 If their chances of success are very good, then they need only make a minimal showing of irreparable injury.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid8739958\charrsid15152374 See id.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7294406\charrsid15152374 Although foreclosure on a residential home is not irreparable injury }{\i\lang2057\langfe1033\langnp2057\insrsid7294406\charrsid15152374 per se}{\lang2057\langfe1033\langnp2057\insrsid7294406\charrsid15152374 , \'93 irreparable injury is suffered when one is }{\i\lang2057\langfe1033\langnp2057\insrsid7294406\charrsid15152374 wrongfully}{\lang2057\langfe1033\langnp2057\insrsid7294406\charrsid15152374 ejected from his home.\'94}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid7294406\charrsid15152374 Johnson v. U.S. Dep\rquote t of Agric.}{\lang2057\langfe1033\langnp2057\insrsid7294406\charrsid15152374 , 734 F.2d 774, 789 (11th Cir. 1984) (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7294406\charrsid15152374 Only an examination of the Homeowners\rquote arguments on the merits will reveal whether the foreclosures were wrongfully pursued.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10563783\charrsid15152374 Thus, we turn next to the qu estion of whether the Homeowners can demonstrate a \'93likelihood of succeeding on the merits.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid9574226\charrsid15152374 HongKong}{ \lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 , 2005 Guam 13}{\i\lang2057\langfe1033\langnp2057\insrsid10563783\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10563783\charrsid15152374 \'b6 18.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid4485609 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 2. }{\b\lang2057\langfe1033\langnp2057\insrsid10386346\charrsid15152374 Likelihood of Succeeding}{\b\lang2057\langfe1033\langnp2057\insrsid16712967\charrsid15152374 on the Merits}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [38]}{\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid7358293\charrsid15152374 To succeed on the merits in the instant case means that the Homeowners would have to demonstrate by the end of trial that they were not }{\lang2057\langfe1033\langnp2057\insrsid15011574\charrsid15152374 in default }{ \lang2057\langfe1033\langnp2057\insrsid7358293\charrsid15152374 on their promissory notes,}{\lang2057\langfe1033\langnp2057\insrsid9574730\charrsid15152374 or that such default can be cured,}{ \lang2057\langfe1033\langnp2057\insrsid7358293\charrsid15152374 and that foreclosure is not an available remedy.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7358293\charrsid15152374 Such a demonstration involves }{\lang2057\langfe1033\langnp2057\insrsid5255140\charrsid15152374 four}{\lang2057\langfe1033\langnp2057\insrsid7358293\charrsid15152374 distinct questions: }{\lang2057\langfe1033\langnp2057\insrsid15085959\charrsid15152374 1) whether the Homeowners were justified in suspending their payments once the sewer lines were not timely installed; 2}{\lang2057\langfe1033\langnp2057\insrsid7358293\charrsid15152374 ) whether }{ \lang2057\langfe1033\langnp2057\insrsid15085959\charrsid15152374 late payments by }{\lang2057\langfe1033\langnp2057\insrsid7358293\charrsid15152374 the Sananaps and perhaps other Homeowners }{ \lang2057\langfe1033\langnp2057\insrsid15085959\charrsid15152374 justified Cyfred\rquote s failure to install sewer lines}{\lang2057\langfe1033\langnp2057\insrsid5255140\charrsid15152374 ; 3) whether and when those Homeowners who obtained a judgment under 21 GCA \'a7 60314(f)(2) are obligated to resume payments; and 4) whether the failure to install the correct diameter water lines according to the ASSM w ould also justify suspending payments.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14832823 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 F. The Nature of the Contract and Its Consideration}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [39]}{\b\lang2057\langfe1033\langnp2057\insrsid15011574\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid15011574\charrsid15152374 Before we address these central questions, we must first examine the nature of the contract between Cyfred and the Homeowners and define each party\rquote s respective obligations.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid15011574\charrsid15152374 We will also examine the nature of the contract\rquote s consideration.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15011574\charrsid15152374 In particular, we analyze the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid12991183\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid15011574\charrsid15152374 s arguments relating to the conditional and negotiable nature of the promissory notes.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15011574\charrsid15152374 Finally, we will address the Homeowners\rquote argument that they did not receive good title to their homes.}{\lang2057\langfe1033\langnp2057\insrsid15011574 \par }{\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid15152374 1. }{\b\lang2057\langfe1033\langnp2057\insrsid15085959\charrsid15152374 Cyfred was}{\b\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid15152374 Obligated to Install Sewer Lines}{ \b\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [40]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid15152374 An enormous amount of effort has gone into determining whether Cyfred agreed to install sewer lines in the Gill-Baza subdivision.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid15152374 Th is issue is central to the Homeowners\rquote case because section 60314}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 (f)}{\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid15152374 only applies \'93 [i]f the transferor agrees to make water or power or sewer available to the property.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid15152374 21 GCA \'a7 60314}{ \lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 (f)}{\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid15152374 The parties, and the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid3031205\charrsid15152374 itself, appear to be under the impression that some }{ \lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 evidence in the form of }{\lang2057\langfe1033\langnp2057\insrsid6428807\charrsid15152374 a bilateral contract }{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 is required to show that such an agreement exists.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 In the words of the court below:}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 The Court is not aware of any statute that requires a land developer to provide a sewer line or give notice of such requirement.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\ul\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 See generally}{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 21 }{\lang2057\langfe1033\langnp2057\insrsid12387089\charrsid15152374 [GCA]}{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 60314.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 There are statutes that require a disclosure of the availability of water and power (21 }{ \lang2057\langfe1033\langnp2057\insrsid8928138\charrsid15152374 [GCA]}{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 \'a7 60314(a); 21 }{\lang2057\langfe1033\langnp2057\insrsid8928138\charrsid15152374 [GCA]}{ \lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 \'a7 60314(c); 21 }{\lang2057\langfe1033\langnp2057\insrsid8928138\charrsid15152374 [GCA]}{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 \'a7 60314(e)) and there are statutes that require a sewer line in one year if one is promised (21 }{\lang2057\langfe1033\langnp2057\insrsid8928138\charrsid15152374 [GCA]}{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 \'a7 60314(f)), but the Court did not find any provisions requiring Defendant to lay down a sewer line or promise to lay one down. \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 \par }{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 ER, Tab 17}{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 at 12 (Find}{ \lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 . Fact & Concl. L.}{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 , Jan 15, 2007).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 Thus, the court found that only those Homeowners with Land Purchase Agreements were entitled to recover under 21 GCA \'a7 60314(f)(2) because only they could \'93clearly demonstrate[] to the Court that a promise was made as to the sewer line.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 ER, Tab 10}{ \lang2057\langfe1033\langnp2057\insrsid7278970\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 at 27 (Find}{\lang2057\langfe1033\langnp2057\insrsid7278970\charrsid15152374 s}{ \lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 . Fact & Concl. L.}{\lang2057\langfe1033\langnp2057\insrsid7278970\charrsid15152374 , Aug. 1, 2006).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid7278970\charrsid15152374 We disagree.}{\lang2057\langfe1033\langnp2057\insrsid2758896 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [41]}{\lang2057\langfe1033\langnp2057\insrsid7278970\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid786545\charrsid15152374 According to }{ \lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 21}{\lang2057\langfe1033\langnp2057\insrsid786545\charrsid15152374 GCA \'a7 62108.1}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 (a)}{ \lang2057\langfe1033\langnp2057\insrsid786545\charrsid15152374 , \'93 [a]ny person . . . subdividing agriculturally-zoned land into six (6) or more lots . . . that are less than twenty thousand (20,000) square feet per lot with the intention of selling three (3) or more of the subdivided lots }{ \i\lang2057\langfe1033\langnp2057\insrsid786545\charrsid15152374 shall be required}{\lang2057\langfe1033\langnp2057\insrsid786545\charrsid15152374 to make improvements consistent with [21 GCA] \'a7 62108.\'94 }{ \lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 21 GCA \'a7 62108.1(a)}{\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid786545\charrsid15152374 (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid786545\charrsid15152374 The Gill-Baza subdivision clearly satisfies these requirements,}{\cs44\lang2057\langfe1033\langnp2057\insrsid13052337\charrsid15152374 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\sa240\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9389142 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid13052337\charrsid13052337 \chftn }{ \fs20\insrsid13052337\charrsid13052337 According to the foreclosure }{\fs20\insrsid6428807 deeds, the lots have an area of}{\fs20\insrsid13052337\charrsid13052337 }{\fs20\insrsid6428807 approximately }{\fs20\insrsid13052337\charrsid13052337 10,000 square feet.}{\fs20\insrsid6428807 }{\fs20\insrsid10495801 Appellees\rquote }{\fs20\insrsid6428807 {\*\xmlopen\xmlns1{\factoidname country-region}}{\*\xmlopen\xmlns1{\factoidname place}}Br.}{\fs20\insrsid7764163 {\*\xmlclose}{\*\xmlclose}, a}{ \fs20\insrsid6428807 pp. }{\fs20\insrsid8928138 B}{\fs20\insrsid6428807 .}}}{\lang2057\langfe1033\langnp2057\insrsid786545\charrsid15152374 which }{\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid15152374 therefore obligates Cyfred to make the improvements required by section 62108:}{\lang2057\langfe1033\langnp2057\insrsid7278970 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid15152374 \'a7 62108. General Requirements for Subdivisions.}{ \b\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid15152374 In all subdivisions presented for recording under this Chapter the subdivider }{ \i\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid15152374 shall}{\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid15152374 :}{\lang2057\langfe1033\langnp2057\insrsid10826781 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li1440\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid15152374 . . . . \par (c) Except as m}{\lang2057\langfe1033\langnp2057\insrsid13052337\charrsid15152374 ay be provided for pursuant to }{\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid15152374 56111, Title 5, Guam Code Annotated [repealed], }{ \i\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid15152374 provide for the installation of power, water }{\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid15152374 and telephone lines, fire hydrants, roads and highways within the subdivision }{\i\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid15152374 in accord with any general or precise plan approved by the Commission.}{ \i\lang2057\langfe1033\langnp2057\insrsid10826781 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid2504204\charrsid15152374 21 GCA \'a7 62108(c)}{ \lang2057\langfe1033\langnp2057\insrsid4743257\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 (emphasis added)}{\lang2057\langfe1033\langnp2057\insrsid2504204\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2504204\charrsid15152374 Perhaps some of the confusion in the instant case arises from the fact that 21 GCA \'a7 62108 does not specifically mention}{ \lang2057\langfe1033\langnp2057\insrsid1469050\charrsid15152374 the}{\lang2057\langfe1033\langnp2057\insrsid12991183\charrsid15152374 installation of sewer lines.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid7298856\charrsid15152374 When section 62108 was enacted in 1962, the Legislature may have recognized that amenities such as running water and telephone lines were no longer luxuries but necessities.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid7298856\charrsid15152374 See}{\lang2057\langfe1033\langnp2057\insrsid7298856\charrsid15152374 Guam Pub. L. 6-134:2 (Dec. 18, 1962).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7298856\charrsid15152374 Apparently}{\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid15152374 ,}{ \lang2057\langfe1033\langnp2057\insrsid7298856\charrsid15152374 the Legislature did not find it necessary to mention sewers in section 6}{\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid15152374 2}{ \lang2057\langfe1033\langnp2057\insrsid7298856\charrsid15152374 108 because since at least 1952, Guam law has }{\i\lang2057\langfe1033\langnp2057\insrsid7298856\charrsid15152374 required}{\lang2057\langfe1033\langnp2057\insrsid9380950\charrsid15152374 subdivide}{\lang2057\langfe1033\langnp2057\insrsid7298856\charrsid15152374 rs to }{\lang2057\langfe1033\langnp2057\insrsid6437494\charrsid15152374 either provide sewer lines or to subdivide the property in a way that will allow installation of individual septic systems}{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 .}{ \cs44\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 \chftn {\footnote \pard\plain \qj \li0\ri0\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7545060 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\super\insrsid7545060 \chftn }{\insrsid7545060 }{\b\fs20\insrsid7545060\charrsid7545060 \'a7 62501. Required Improvements. }{\fs20\insrsid7545060\charrsid7545060 The subdivider }{ \i\fs20\insrsid7545060\charrsid7545060 shall provide the following improvements}{\fs20\insrsid7545060\charrsid7545060 and improvement areas within time limits specified by the Commission: \par }\pard \qj \li720\ri720\sa120\keepn\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid2117982 {\fs20\insrsid7545060\charrsid7545060 . . . . \par }\pard \qj \li720\ri720\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid2117982 {\fs20\insrsid7545060\charrsid7545060 (e) Sanitary Sewage Disposal. When sanitary sewers are provided in a subdivision, }{ \i\fs20\insrsid7545060\charrsid7545060 they shall be in conformity to plans prepared by the subdivider satisfactory to the Commission}{\fs20\insrsid7545060\charrsid7545060 . When sewers are placed within a subdivision, the minimum permissible lot size shall be as determined by the applied zoning district, or in the absence of zoning, shall be not less than seven thousand (7,000) square feet. In subdivisions where sanitary sewers are not provided, the minimum permissible lot size shall be determined by the slope and characteristics of the subdivision soil and subsoil but in no event shall be less than is established by the applied zoning district, or in the absence of zoning, seven thousand (7,000) square feet. Determination of lot size shall be made on the basis of soil percolation tests made in conformity to standards adopted by the Commission. Lot sizes, including area and minimum widths and depths shall be related to the ability of the subdivision lands to accept the anticipated septic tank effluent whereby no sanitary problem will be created. The Commission shall establish criteria relating lot sizes and shapes to tested rates of seepage, and all lots created after the enactment of this Chapter shall conform thereto. \par }\pard\plain \s45\ql \li0\ri0\sa240\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7545060 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\fs20\insrsid7545060\charrsid7545060 21 GCA \'a7 62501(e) (2005) (emphasis added).}}}{\lang2057\langfe1033\langnp2057\insrsid2504204 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [42]}{\lang2057\langfe1033\langnp2057\insrsid404562\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid2819085\charrsid15152374 Title 21 GCA \'a7 62501 allows some flexibility as to the type of sewer infrastructure best suited to a particular subdivision, but it }{\lang2057\langfe1033\langnp2057\insrsid10817649\charrsid15152374 cannot be construed to allow}{ \lang2057\langfe1033\langnp2057\insrsid2819085\charrsid15152374 development of}{\lang2057\langfe1033\langnp2057\insrsid10817649\charrsid15152374 residential subdivisions with no sewers }{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid15152374 or septic systems }{\lang2057\langfe1033\langnp2057\insrsid10817649\charrsid15152374 at all.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid10817649\charrsid15152374 Cf}{ \lang2057\langfe1033\langnp2057\insrsid10817649\charrsid15152374 . 10 GCA \'a7 48102}{\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid10817649\charrsid15152374 (\'93 No building shall be occupied or used as a dwelling . . . without toilet and sewage facilities of a type required by this Chapter}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 . . . }{ \lang2057\langfe1033\langnp2057\insrsid10817649\charrsid15152374 .\'94).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2978371\charrsid15152374 For some types of land use, the Legislature has }{ \lang2057\langfe1033\langnp2057\insrsid3091298\charrsid15152374 made clear that sewers rather than septic systems must be installed.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid3091298\charrsid15152374 Of particular relevance to the present case is the fact that in agricul}{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid15152374 tural subdivisions like Gill-Baz}{\lang2057\langfe1033\langnp2057\insrsid3091298\charrsid15152374 a}{ \lang2057\langfe1033\langnp2057\insrsid2978371\charrsid15152374 \'93the minimum ten thousand (10,000) square foot lot must be connected to a public or other EPA-approved sewer system}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 . . . }{\lang2057\langfe1033\langnp2057\insrsid2978371\charrsid15152374 .\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2978371\charrsid15152374 21 GCA \'a7 }{ \lang2057\langfe1033\langnp2057\insrsid2117982\charrsid15152374 //}{\lang2057\langfe1033\langnp2057\insrsid2978371\charrsid15152374 62105}{\lang2057\langfe1033\langnp2057\insrsid1074467\charrsid15152374 (a)}{ \lang2057\langfe1033\langnp2057\insrsid4743257\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid2978371\charrsid15152374 .}{\cs44\lang2057\langfe1033\langnp2057\insrsid2978371\charrsid15152374 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\sa120\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9728135 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid2978371\charrsid2978371 \chftn }{ \fs20\insrsid2978371\charrsid2978371 In addition, Rural Zone (A) properties are required to have a sewer system if the lot sizes are smaller than 19,200 square feet, as they are in the Gill}{\fs20\insrsid10495801 -Baza subdivision, see Appellee}{ \fs20\insrsid2978371\charrsid2978371 s}{\fs20\insrsid10495801 \rquote }{\fs20\insrsid2978371\charrsid2978371 Br.}{\fs20\insrsid1074467 , app. B.}{\fs20\insrsid2978371\charrsid2978371 \par }\pard \s45\qj \li720\ri720\sa120\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid9728135 {\fs20\insrsid2978371\charrsid2978371 The lot areas per dwelling unit in the Rural Zone (A) shall not be less than nineteen thousand two hundred (19,200) square feet without sewer connection only if located on top of the Northern Aquifer. The lot area per dwelling unit in the Rural Zone (A) shall not be less than nine thousand six hundred (9,600) square feet with sewer connection, if located on top of the Northern Aquifer. \par }\pard \s45\qj \li0\ri0\sa240\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9389142 {\fs20\insrsid2978371\charrsid2978371 21 GCA \'a7 61501(a)}{\fs20\insrsid8526039 }{\fs20\insrsid8526039\charrsid8928138 (2005)}{ \fs20\insrsid2978371\charrsid2978371 . While we take judicial notice that the Gill-Baza subdivision is on top of the Northern Aquifer, we cannot say whether the subdivision is Rural Zone (A) without reference to the ASSM. Unfortunately, the Homeowners did not submit a copy of the ASSM as part of their Excerpts of Record.}}}{\lang2057\langfe1033\langnp2057\insrsid2978371 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [43]}{\lang2057\langfe1033\langnp2057\insrsid2978371\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid3028361\charrsid15152374 For a more detailed description of the type of sewer infrastructure required in a particular subdivision, one must look to the subdivision plan, which is required of all subdividers and approved by the Territorial Land Use Commission.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid3028361\charrsid15152374 See}{\lang2057\langfe1033\langnp2057\insrsid3028361\charrsid15152374 21 GCA \'a7\'a7 62201}{ \lang2057\langfe1033\langnp2057\insrsid4410669\charrsid15152374 , 62203-62206}{\lang2057\langfe1033\langnp2057\insrsid3028361\charrsid15152374 , 62401-62402}{\lang2057\langfe1033\langnp2057\insrsid7880209\charrsid15152374 , 62501(e)}{ \lang2057\langfe1033\langnp2057\insrsid4410669\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid3028361\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid3028361\charrsid15152374 The subdivision plan is less a contract between a developer and the subdivision\rquote s residents than it is a license allowing a developer to legally develop and sell subdivision property in Guam.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid2515927\charrsid15152374 See}{\lang2057\langfe1033\langnp2057\insrsid2515927\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid15152374 21 GCA \'a7 62304}{ \lang2057\langfe1033\langnp2057\insrsid4743257\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid15152374 (\'93 Upon final approval of a[n] . . . agricultural subdivision map . . . the subdivider shall record the map in conformity to [the Subdivision Law]\'94); 21 }{\lang2057\langfe1033\langnp2057\insrsid2515927\charrsid15152374 GCA \'a7 62107}{ \lang2057\langfe1033\langnp2057\insrsid4743257\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid2515927\charrsid15152374 (\'93No subdivider shall subdivide any land . . . or sell . . . any lot . . . therein until the record map has been officially recorded.\'94).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2515927\charrsid15152374 As such, the subdivision plan defines the subdivider \rquote s obligations without requiring }{\lang2057\langfe1033\langnp2057\insrsid12989477\charrsid15152374 a separate contractual relationship }{\lang2057\langfe1033\langnp2057\insrsid8805843\charrsid15152374 between the subdivider and}{ \lang2057\langfe1033\langnp2057\insrsid12989477\charrsid15152374 the homeowners.}{\lang2057\langfe1033\langnp2057\insrsid12989477 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [44]}{\lang2057\langfe1033\langnp2057\insrsid12989477\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid10817649\charrsid15152374 Cyfred\rquote s specific obligations with regard to the sewer lines are set forth in the ASSM.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid4410669\charrsid15152374 See }{ \lang2057\langfe1033\langnp2057\insrsid10817649\charrsid15152374 21 GCA \'a7 62107.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10817649\charrsid15152374 According to the ASSM, }{ \lang2057\langfe1033\langnp2057\insrsid11749039\charrsid15152374 Cyfred is \'93responsible for placement and construction of the SEWER, WATER, FIRE HYDRANTS, POWER and TELEPHONE . . . .\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 Appellants\rquote }{\lang2057\langfe1033\langnp2057\insrsid12989477\charrsid15152374 Br. }{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 at}{ \lang2057\langfe1033\langnp2057\insrsid12989477\charrsid15152374 . 10.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid15152374 Cyfred, as a subdivider, had a statutory obligation to install water}{\lang2057\langfe1033\langnp2057\insrsid4939055\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid15152374 and sewer}{ \lang2057\langfe1033\langnp2057\insrsid13052337\charrsid15152374 lines}{\lang2057\langfe1033\langnp2057\insrsid4939055\charrsid15152374 and}{\lang2057\langfe1033\langnp2057\insrsid10826781\charrsid15152374 to install them according }{ \lang2057\langfe1033\langnp2057\insrsid927657\charrsid15152374 to }{\lang2057\langfe1033\langnp2057\insrsid4939055\charrsid15152374 the plan set forth in the ASSM.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid4410669\charrsid15152374 By law, anyone who agrees to make water or power available to a property must do so within one year.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid4410669\charrsid15152374 21 GCA \'a7 60314(f).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid4410669\charrsid15152374 B}{ \lang2057\langfe1033\langnp2057\insrsid13529709\charrsid15152374 ecause it would be nonsensical to hold a person who is }{\i\lang2057\langfe1033\langnp2057\insrsid13529709\charrsid15152374 obligated}{ \lang2057\langfe1033\langnp2057\insrsid13529709\charrsid15152374 to install sewer lines to a lesser standard than one who merely }{\i\lang2057\langfe1033\langnp2057\insrsid13529709\charrsid15152374 agrees}{ \lang2057\langfe1033\langnp2057\insrsid13529709\charrsid15152374 to install them}{\lang2057\langfe1033\langnp2057\insrsid16522154\charrsid15152374 , we hold that a subdivider must also install the }{ \lang2057\langfe1033\langnp2057\insrsid13052337\charrsid15152374 water and }{\lang2057\langfe1033\langnp2057\insrsid16522154\charrsid15152374 sewer lines within one year.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid16522154\charrsid15152374 In fact, the only purpose for the qualifying phrase \'93If the transferor agrees to make water or power or sewer available . . .\'94 is to allow undeveloped property to be freely transferred on Guam.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid15152374 Id.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid4410669\charrsid15152374 By requiring subdividers to install water and sewer lines}{\lang2057\langfe1033\langnp2057\insrsid16522154\charrsid15152374 , the Legislature clearly intended that subdividers would }{ \i\lang2057\langfe1033\langnp2057\insrsid16522154\charrsid15152374 not}{\lang2057\langfe1033\langnp2057\insrsid16522154\charrsid15152374 be allowed to transfer undeveloped }{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid15152374 property, which might result\emdash as it has in this case\emdash }{\lang2057\langfe1033\langnp2057\insrsid13052337\charrsid15152374 in families living under unsanitary and unhealthy conditions.}{\lang2057\langfe1033\langnp2057\insrsid10826781 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [45]}{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid15152374 \tab \'93 Statutory or ordinance provisions in effect at the time a contract is executed become as much a part of the contract as if incorporated therein.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid15152374 Marriott v. Harris}{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid15152374 , 368 S.E.2d 225, 233 ( Va. 1988) (referring to a statutory obligation by developers to install infrastructure in subdivisions).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid15152374 It follows that }{ \i\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid15152374 all}{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid15152374 of the Gill-Baza residents who failed to receive sewer and water lines within one year as required by 21 GCA \'a7\'a7 62108, 60314 and the ASSM would be able to select from the remedies of damages or rescission under 21 GCA \'a7\'a7 60314(f)(1) and (2).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid15152374 Some Homeowners, such as the Sananaps, have already chosen their remedy.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid15152374 We leave it to the }{ \lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid15152374 to determine how to apply these remedies to those Homeowners who have not yet received final judgment.}{ \lang2057\langfe1033\langnp2057\insrsid11630637 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [46]}{\lang2057\langfe1033\langnp2057\insrsid10500113\charrsid15152374 \tab One minor point must also be addressed.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid10500113\charrsid15152374 The court below made a preliminary determination that Enrique Baza and Eleanor Perez had signed the ASSM after it had transferred the property to Cyfred.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15478603\charrsid15152374 ER, Tab 23}{\lang2057\langfe1033\langnp2057\insrsid10500113\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 at 10}{\lang2057\langfe1033\langnp2057\insrsid10500113\charrsid15152374 (Dec}{\lang2057\langfe1033\langnp2057\insrsid10495801\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 & Order}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid15152374 , Mar.}{\lang2057\langfe1033\langnp2057\insrsid10500113\charrsid15152374 19, 2007).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10500113\charrsid15152374 The court then concluded that Cyfred was not bound by the ASSM because it had been signed by parties who were not in possession of the Gill-Baza subdivision at the time}{\lang2057\langfe1033\langnp2057\insrsid2104289\charrsid15152374 of signature}{ \lang2057\langfe1033\langnp2057\insrsid10500113\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid10500113\charrsid15152374 Id.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid10500113\charrsid15152374 However, Cyf red continued to sell property, build houses, and install infrastructure after it purchased the subdivision, and at all times conducted itself as a legally authorized subdivision developer.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid3161000\charrsid15152374 Cyfred }{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid15152374 is}{\lang2057\langfe1033\langnp2057\insrsid3161000\charrsid15152374 therefore estopped from now asserting that it is not bound by the conditions set forth in the mandatorily required subdivision plan}{\lang2057\langfe1033\langnp2057\insrsid10500113\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid3161000\charrsid15152374 See}{\lang2057\langfe1033\langnp2057\insrsid3161000\charrsid15152374 21 GCA \'a7\'a7 62201-62209, 62401-62402, 62501(e)}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid3161000\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid3161000\charrsid15152374 To hold otherwise would allow developers to avoid the mandatory requirements of our subdivision laws by }{\lang2057\langfe1033\langnp2057\insrsid11630637\charrsid15152374 simply failing to have the proper parties sign the subdivision plan}{ \lang2057\langfe1033\langnp2057\insrsid3161000\charrsid15152374 .}{\cs44\lang2057\langfe1033\langnp2057\insrsid1799554\charrsid15152374 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\sa240\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9389142 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid1799554\charrsid1799554 \chftn }{ \fs20\insrsid13389094\charrsid13389094 Moreover, if Cyfred did indeed develop the Gill-Baza subdivision without a valid subdivision plan, it would be subject to a violation under 21 GCA \'a7 62701}{\fs20\insrsid13389094 .}{\fs20\insrsid9198174 }}}{ \lang2057\langfe1033\langnp2057\insrsid10500113 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 2}{\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 . }{ \b\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid15152374 The Negotiable and Unconditional Nature}{\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 of the Promissory Note}{ \b\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid15152374 s}{\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 is }{\b\lang2057\langfe1033\langnp2057\insrsid15085959\charrsid15152374 Not R}{ \b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 elevant \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid4743257\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [47]}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 \tab In the March 19, 2007 Decision and Order, the }{ \lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid5712613\charrsid15152374 determined}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 that the promissory notes signed by the Homeowners were unconditional promises to pay and that the Homeowners therefore had no valid defense to the payment of the note.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 ER, Tab 23}{\lang2057\langfe1033\langnp2057\insrsid2502818\charrsid15152374 at 12-19 (Dec. & Order}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 , Mar}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 19, 2007).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 T}{\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid15152374 he court cited}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 to }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 Bank of Viola v. Nestrick}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 , }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 for the propos}{\lang2057\langfe1033\langnp2057\insrsid8805843\charrsid15152374 i}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 tion that \'93 a promise will be held unconditional whenever it is possible to do so without doing violence to the ordinary meaning of the language used.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid13389094\charrsid15152374 390 N.E.2d 636, 638 (Ill. App. Ct. 1979); }{\i\lang2057\langfe1033\langnp2057\insrsid13389094\charrsid15152374 s}{\i\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 ee}{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 also}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 10 C.J.S., }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 Bills and Notes}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 \'a7 102 (2007).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 This is because \'93 [n]egotiability is favored in the law.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 Bank of Viola}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 , 390 N.E.2d at 639.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 The court then correctly assert}{\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid15152374 ed}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 that \'93[u]nder 13 GCA \'a7 3105(2)(a), a promissory note is deemed conditional if it is expressly}{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid15152374 made }{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \lquote }{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid15152374 subject to}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 the terms of another agreement.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 ER, Tab 23}{ \lang2057\langfe1033\langnp2057\insrsid2502818\charrsid15152374 at 13 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 (Dec}{\lang2057\langfe1033\langnp2057\insrsid2502818\charrsid15152374 . & Order}{ \lang2057\langfe1033\langnp2057\insrsid3157927\charrsid15152374 ); }{\i\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid15152374 s}{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 ee}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 13 GCA \'a7 3105(2)(a)}{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 (\'93 A promise or order is not unconditional if the instrument (a) States that it is subject to or governed by any other agreement. . . .\'94).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 Finally, the court conclude}{\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid15152374 d}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 that because the }{ \lang2057\langfe1033\langnp2057\insrsid7880209\charrsid15152374 Sananaps}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid7880209\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 promissory note contains no express reference to a contract to build a sewer line, it is an unconditional promise to pay.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 ER, Tab 23}{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid15152374 at 14}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid15152374 (Dec. & Order}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 ).}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [48]}{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid15152374 \tab The court relied}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 heavily on }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 Burch v. Ashburn}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 , 368 S.E.2d 82 (S.C. Ct. App. 1988).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid3157927\charrsid15152374 ER, Tab 23 at 15-16 (Dec. & Order).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 In }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 Burch}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 , the parties entered into a partnership agreement that involved a promissory note as consideration.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 368 S.E.2d at 83.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 The South Carolina Court of Appeals made the following analysis in determining that the promissory note was an unconditional promise to pay:}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 [T]he terms of a separate agreement will not be read into a note so as to destroy its negotiability nor to limit the rights of a holder in due course who took without notice of any claims, defenses, or limitations arising from the separate agreement.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9061155\charrsid15152374 [Citations omitted.]}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 Likewise, a separate agreement may not be used to contradict the unambiguous terms of the note. }{\lang2057\langfe1033\langnp2057\insrsid9061155\charrsid15152374 [Citation omitted.]}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 And the terms of a separate agreement which is not intended to affect the note at all may not be used to defeat enforcement according to its own tenor, even though the note and the agreement arise from the same transaction. }{ \lang2057\langfe1033\langnp2057\insrsid9061155\charrsid15152374 [Citation omitted.]}{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 \par }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 Id.}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 at 84}{\lang2057\langfe1033\langnp2057\insrsid13389094\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 This analysis is certainly consistent with Guam law, which presumes, absent an express provision}{ \lang2057\langfe1033\langnp2057\insrsid6645568\charrsid15152374 to the contrary, that a note is}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 unconditional.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 See}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 13 GCA \'a7 3105(1)}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 This allows a \'93 holder of an instrument whether or not he is the owner [to] transfer or negotiate it and . . . discharge it or enforce payment in }{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid15152374 his own name.\'94}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid15152374 13 GCA \'a7 3301}{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid15152374 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid13251834\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [49]}{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 T}{ \lang2057\langfe1033\langnp2057\insrsid13251834\charrsid15152374 he law of negotiable instruments is des}{\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid15152374 igned to protect \'93}{ \lang2057\langfe1033\langnp2057\insrsid13251834\charrsid15152374 holder}{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid15152374 [s]}{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid15152374 in due course who }{ \lang2057\langfe1033\langnp2057\insrsid3157927\charrsid15152374 [}{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid15152374 take}{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid13251834\charrsid15152374 without notice of any claims, defenses, or limitations arising from the separate agreement.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid15152374 Burch}{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid15152374 , 368 S.E.2d at 84}{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid15152374 ; }{ \i\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid15152374 see also }{\lang2057\langfe1033\langnp2057\insrsid13251834\charrsid15152374 13 GCA \'a7 3305}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid15152374 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid13251834\charrsid15152374 (rights of a holder in due course).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 For example, i}{ \lang2057\langfe1033\langnp2057\insrsid13715065\charrsid15152374 n }{\i\lang2057\langfe1033\langnp2057\insrsid13715065\charrsid15152374 Marriott v. Harris}{\lang2057\langfe1033\langnp2057\insrsid13715065\charrsid15152374 ,}{ \lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13715065\charrsid15152374 a developer }{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 failed}{ \lang2057\langfe1033\langnp2057\insrsid13715065\charrsid15152374 to insta}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid15152374 ll roads, water lines, and sew}{\lang2057\langfe1033\langnp2057\insrsid13715065\charrsid15152374 age facilities.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13109186\charrsid15152374 368 S.E.2d 225, 227-28 (Va. 1988).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 The}{\lang2057\langfe1033\langnp2057\insrsid15729521\charrsid15152374 developer}{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 s}{ \lang2057\langfe1033\langnp2057\insrsid9462355\charrsid15152374 in }{\i\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid15152374 Marriott}{\lang2057\langfe1033\langnp2057\insrsid15729521\charrsid15152374 transferred the homeowners\rquote }{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 promissory notes to a third-}{\lang2057\langfe1033\langnp2057\insrsid15729521\charrsid15152374 party bank}{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 before the required infrastructure became statutorily due}{\lang2057\langfe1033\langnp2057\insrsid15729521\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid15729521\charrsid15152374 Id.}{ \lang2057\langfe1033\langnp2057\insrsid15729521\charrsid15152374 at 239.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 The homeowners ceased making their monthly payments and the third-party bank attempted to foreclose.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 Id. }{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 at 227-28.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 The }{ \lang2057\langfe1033\langnp2057\insrsid15729521\charrsid15152374 Virginia Supreme Court reasoned that because the notes were negotiable and had been transferred to a holder in due course, the homeowners had no defense to enforcement of the promissory notes.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid15729521\charrsid15152374 Id.}{\lang2057\langfe1033\langnp2057\insrsid15729521\charrsid15152374 at 237-39.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 Although factually similar to the present case, }{\i\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 Marriott v. Harris}{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 is distinguishable in that the promissory notes were in the possession of a holder in due course.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 Cyfred, on the other hand, was not a holder in due course because it clearly had notice }{\lang2057\langfe1033\langnp2057\insrsid7229646\charrsid15152374 of }{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 the Homeowners}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid7229646\charrsid15152374 claims and defenses to payment}{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid1183521\charrsid15152374 See }{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid15152374 13 GCA \'a7 3302(1)}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid15152374 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid1183521\charrsid15152374 (\'93A holder in due course is a holder who takes the}{\lang2057\langfe1033\langnp2057\insrsid3157927\charrsid15152374 instrument . . . [w]ithout }{ \lang2057\langfe1033\langnp2057\insrsid1183521\charrsid15152374 notice . . . of any defense against or claim to it on the part of any person.\'94)}{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 Moreover Cyfred was}{\lang2057\langfe1033\langnp2057\insrsid1183521\charrsid15152374 ,}{ \lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 and still is}{\lang2057\langfe1033\langnp2057\insrsid1183521\charrsid15152374 ,}{\lang2057\langfe1033\langnp2057\insrsid10498881\charrsid15152374 a party to the contract at issue in the present case.}{\lang2057\langfe1033\langnp2057\insrsid13251834 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [50]}{\lang2057\langfe1033\langnp2057\insrsid7357879\charrsid15152374 \tab }{\i\lang2057\langfe1033\langnp2057\insrsid7357879\charrsid15152374 Burch}{ \lang2057\langfe1033\langnp2057\insrsid7357879\charrsid15152374 is perhaps more factually similar to the present case in that the holder of the promissory note was also a party to the origin}{ \lang2057\langfe1033\langnp2057\insrsid7229646\charrsid15152374 al }{\lang2057\langfe1033\langnp2057\insrsid7357879\charrsid15152374 contract.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid7357879\charrsid15152374 368 S.E.2d at 83.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15160986\charrsid15152374 At the time, South Carolina had a statutory provision similar to 8 GCA \'a7 3306 that allowed a defense of \'93failure of consideration\'94 against \'93any person not having the rights of a holder in due course.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid15160986\charrsid15152374 S.C. Code 1976 \'a7 36-3-408, }{\i\lang2057\langfe1033\langnp2057\insrsid15160986\charrsid15152374 amended by}{\lang2057\langfe1033\langnp2057\insrsid13923067\charrsid15152374 2008 S.}{ \lang2057\langfe1033\langnp2057\insrsid15160986\charrsid15152374 C}{\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid15152374 . Act 204 (S.B. 936);}{\lang2057\langfe1033\langnp2057\insrsid13923067\charrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid15160986\charrsid15152374 compare}{\lang2057\langfe1033\langnp2057\insrsid15160986\charrsid15152374 8 GCA \'a7 3306}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid15152374 (2005)}{ \lang2057\langfe1033\langnp2057\insrsid15160986\charrsid15152374 (}{\lang2057\langfe1033\langnp2057\insrsid13923067\charrsid15152374 \'93 Unless he has the rights of a holder in due course any person takes the instrument subject to . . . [t]he defense[] of want or failure of consideration . . . .\'94).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid13923067\charrsid15152374 Although the court}{\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid15152374 in }{\i\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid15152374 Burch}{ \lang2057\langfe1033\langnp2057\insrsid13923067\charrsid15152374 did not find it necessary to determine whether the promissee was a holder in due course, it determined that such a defense would fail because the party had received full consideration (a one-half undivided interest in the partnership) in exchange for the promissory note.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13923067\charrsid15152374 368 S.E.2d at 84.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid13923067\charrsid15152374 This suggests that earlier language in the opinion referring to negotiable, unconditional instruments }{\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid15152374 was}{ \lang2057\langfe1033\langnp2057\insrsid4677138\charrsid15152374 dicta, since the court never determined whether the promissee was truly a holder in due course.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid15152374 Id.}{\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid15152374 at }{\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid15152374 84.}{ \cs44\lang2057\langfe1033\langnp2057\insrsid4677138\charrsid15152374 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\sa240\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9389142 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid4677138\charrsid4677138 \chftn }{\fs20\insrsid4677138\charrsid4677138 Moreover, the promissor was asserting a }{\i\fs20\insrsid4677138\charrsid4677138 complete}{ \fs20\insrsid4677138\charrsid4677138 defense to the promissory note, that is, that the note should be forgiven. }{\i\fs20\insrsid13829310 Burch}{\fs20\insrsid13829310 , S.E.2d at 83-84.}{\fs20\insrsid4677138\charrsid4677138 The argument of the present case\emdash that payments may be suspended due to material breach\emdash was never analyzed in }{\i\fs20\insrsid4677138\charrsid4677138 Burch}{\fs20\insrsid4677138\charrsid4677138 .}}}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9648811\charrsid15152374 The }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid9648811\charrsid15152374 therefore misapplied language }{\lang2057\langfe1033\langnp2057\insrsid2104289\charrsid15152374 in }{\i\lang2057\langfe1033\langnp2057\insrsid2104289\charrsid15152374 Burch }{ \lang2057\langfe1033\langnp2057\insrsid9648811\charrsid15152374 that would only have applied to a holder in due course and not to Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid7357879 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [51]}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 \tab To be fair, the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 eventually turned its discussion to 13 GCA \'a7 3306.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 ER, Tab 23}{ \lang2057\langfe1033\langnp2057\insrsid6555905\charrsid15152374 at 17-19 (Dec. & Order}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 ).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 Title 13 }{\lang2057\langfe1033\langnp2057\insrsid9728135\charrsid15152374 GCA }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 \'a7 3306 describes the limitation on the rights of a holder of a promissory note who is not a holder in due course:}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 \'a7 3306. Rights of One Not Holder in Due Course.}{ \b\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 Unless he has the rights of a holder in due course any person takes the instrument subject to}{ \lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li1440\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 (1) }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 All valid claims to it on the part of any person}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 ; and \par (2) }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 All defenses of any party which would be available in an action on a simple contract}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 ; and \par (3) }{\i\lang2057\langfe1033\langnp2057\insrsid13923067\charrsid15152374 The defenses of want or}{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 failure of consideration (Section 3408), nonperformance of any condition precedent}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 , nondelivery, or delivery for a special purpose . . . .}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid9648811\charrsid15152374 13 GCA \'a7 3306}{ \lang2057\langfe1033\langnp2057\insrsid6555905\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid9648811\charrsid15152374 (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 It is clear from the wording of this statute that holding a promissory note does not insulate one from other claims arising from a larger contract for which the note is merely consideration. }{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 This is true both of claims arising under a contract, 13 GCA \'a7 3306, and of claims arising from a violation of the }{ \lang2057\langfe1033\langnp2057\insrsid8531678\charrsid15152374 DTPA}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 See Rivera Motors, Inc. v. Higbee}{\lang2057\langfe1033\langnp2057\insrsid6555905\charrsid15152374 , 609 P.2d 369, 372-73}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 (Or. Ct. App. 1980) (interpreting Oregon}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 s version of 13 GCA \'a7 3306 and finding that violation of the Oregon Unlawful Trade Practices Act was a defense to recovery under a check made out for unneces}{\lang2057\langfe1033\langnp2057\insrsid4800727\charrsid15152374 sary automobile repairs).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid602019\charrsid15152374 T}{\lang2057\langfe1033\langnp2057\insrsid1518053\charrsid15152374 he negotiab}{ \lang2057\langfe1033\langnp2057\insrsid9648811\charrsid15152374 le}{\lang2057\langfe1033\langnp2057\insrsid7357879\charrsid15152374 or unconditional nature}{\lang2057\langfe1033\langnp2057\insrsid1518053\charrsid15152374 of the }{ \lang2057\langfe1033\langnp2057\insrsid7357879\charrsid15152374 Homeowners}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid7357879\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid1518053\charrsid15152374 promissory notes does not insulate the present controversy from analysis under }{\lang2057\langfe1033\langnp2057\insrsid5255140\charrsid15152374 either }{ \lang2057\langfe1033\langnp2057\insrsid1518053\charrsid15152374 the }{\lang2057\langfe1033\langnp2057\insrsid8531678\charrsid15152374 DTPA}{\lang2057\langfe1033\langnp2057\insrsid1518053\charrsid15152374 or the law of contracts.}{ \lang2057\langfe1033\langnp2057\insrsid14181119 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\lang2057\langfe1033\langnp2057\insrsid83215 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2758896\charrsid15152374 3}{\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 . The Homeowners Received Good Title \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [52]}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 \tab Scattered within the Homeowners\rquote Opening Brief is an argument that Cyfred failed to deliver good title to the Homeowners.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid15152374 The Homeowners\rquote interpretation of the ASSM is that a certificate of title cannot be issued unless the infrastructure is provided, which results in a \'93substantial defect of title.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid9462355\charrsid15152374 Appellants\rquote Br. at 20 n.13.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 They }{ \lang2057\langfe1033\langnp2057\insrsid9462355\charrsid15152374 point to the language of the ASSM itself}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 :}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 We, the undersigned, Owners of Tract 63004 (Formerly Lot 10102-16), acknowledge that we are responsible for placement and construction of the SEWER, WATER, FIRE HYDRANTS, POWER and TELEPHONE, as provided for by 21 GCA 61501, 62105(a), 62108(c), 62108.1, 62502(a), 62502(b), 62502(c) and 62503 and that we indemnify the Government against any responsibility or claim to so construct, furthe r that }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 the issuance of a certificate of title based on any sale or transfer of land subdivided hereunder shall be contingent upon the completion of construction of the above infrastructures}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 , and that }{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 this condition shall run with the land}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 , and that }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 any contract of sale, deed or other similar documents given to any purchaser or transferee shall give notice of this condition.}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\i\lang2057\langfe1033\langnp2057\insrsid9462355\charrsid15152374 Id. }{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid15152374 at}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 10 (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 The Homeowners also point to 21 GCA \'a7 60314(f) which requires that \'93[i]f the transferor agrees to make water or power or sewer available to the property, such shall be stated in the document transferring an interest in the property . . . .\'94}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid15152374 21 GCA \'a7 60314(f).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 They do not explain how this \'93statutory disclosure requirement\'94 renders}{\lang2057\langfe1033\langnp2057\insrsid9574226\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid15152374 their title defective.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid15152374 Appellants\rquote Br.}{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid15152374 at }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 13.}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid201594\charrsid15152374 [53]}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid2104289\charrsid15152374 In the ASSM, the Department of Land Management }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 clearly indicates that it will not issue a certificate of title to the individual lots until Cyfred complete}{\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 s}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 construction of the required infrastructure.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid15152374 Id.}{ \lang2057\langfe1033\langnp2057\insrsid2104289\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid15152374 at }{\lang2057\langfe1033\langnp2057\insrsid2104289\charrsid15152374 10.}{\lang2057\langfe1033\langnp2057\insrsid15152374 } {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 It is unknown whether certificates of title were ever issued to the Homeowners, but one can assume, for the moment, that they were not.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 See }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 ER, Tab 17}{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid15152374 at 11 (Find}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid15152374 . Fact & Concl. L.}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 , Jan. 15, 2007) (\'93 Plaintiffs have failed to offer anything more than speculation as to the status of their title.\'94).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 However, the ASSM does contemplate that \'93sale or transfer of land\'94 would occur prior to the issuance of the certificate of title.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid15152374 Appellants\rquote Br. at 10.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 This is because under Guam law, ownership of real property does not require a certificate of title.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid9772768\charrsid15152374 See Zahnen v. Limtiaco}{\lang2057\langfe1033\langnp2057\insrsid9772768\charrsid15152374 ,}{ \i\lang2057\langfe1033\langnp2057\insrsid9772768\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9772768\charrsid15152374 2008 Guam 5 \'b6 25.}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\i\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [54]}{\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 \tab }{\field\flddirty{\*\fldinst {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 SEQ CHAPTER \\h \\r 1}}{\fldrslt }}\sectd \psz1\sbknone\linex0\headery1440\endnhere\titlepg\sectdefaultcl\sectrsid9250459\sftnbj {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 Title 21 GCA \'a7 4101 states in part that \'93 [a]n estate in real property . . . can be transferred only by operation of law, or by an instrument in writing, subscribed by the party disposing of the same, or by his agent thereunto authorized in writing.\'94}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 21}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 GCA \'a7 4101}{ \lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\field\flddirty{\*\fldinst { \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 SEQ CHAPTER \\h \\r 1}}{\fldrslt }}\sectd \psz1\sbknone\linex0\headery1440\endnhere\titlepg\sectdefaultcl\sectrsid9250459\sftnbj { \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9772768\charrsid15152374 For example,}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 title can be transferred by a s}{ \lang2057\langfe1033\langnp2057\insrsid9772768\charrsid15152374 imple warranty deed}{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 or quitclaim deed}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 A certificate of title, on the other hand, is evidence that a titleholder\rquote s interest has been recorded under Guam\rquote s Land Title }{\lang2057\langfe1033\langnp2057\insrsid10506444\charrsid15152374 Registration Act.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid9772768\charrsid15152374 See }{ \lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 21 GCA}{\lang2057\langfe1033\langnp2057\insrsid10506444\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9772768\charrsid15152374 \'a7\'a7 29101-29206}{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 A certificate of title is acquired later, after title has al ready been conveyed by another instrument:}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 A registered owner of land desiring to transfer his whole estate }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 or interest therein, or some part or parcel thereof}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 . . . }{ \i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 may execute an instrument of conveyance in any form authorized by law for that purpose.}{\i\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 Upon filing such instrument at the registrar\rquote s office,}{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 and surrendering to the registrar the duplicate certificate of title,}{\i\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 the transfer shall be complete and the title so transferred shall vest in the transferee; thereupon, the registrar shall issue in duplicate . . . a new certificate}{ \lang2057\langfe1033\langnp2057\insrsid5657458\charrsid15152374 . . . }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 21 GCA \'a7 29149}{ \lang2057\langfe1033\langnp2057\insrsid13829310\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid8537125\charrsid15152374 The \'93title so transferred\'94 referenced in 21 GCA \'a7 29149 should be read to mean \'93registered title\'94 and does not imply that only registered deeds are capable of legally transferring title.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7880209\charrsid15152374 As we stated in }{ \i\lang2057\langfe1033\langnp2057\insrsid7880209\charrsid15152374 Zahnen v. Limtiaco}{\lang2057\langfe1033\langnp2057\insrsid7880209\charrsid15152374 :}{\lang2057\langfe1033\langnp2057\insrsid83215 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 Although an unregistered deed is not afforded the same protections as a registered one, for example, protection from adverse possession, see 21 GCA \'a7 29140, it does not follow that an unregistered deed is somehow }{ \lang2057\langfe1033\langnp2057\insrsid7880209\charrsid15152374 an imperfect vestment of}{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 title.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 Rather, as the law clearly states, \'93[a]n unrecorded instrument is valid as between the parties thereto and those who have notice thereof.\'94}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 21 GCA \'a7 37105.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7880209 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid15152374 2008 Guam 5 \'b6 25.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 It follows that the Homeowners would not have defective title even if it were alleged that they are unable to obtain a c}{\lang2057\langfe1033\langnp2057\insrsid5458380\charrsid15152374 ertificate of title from the Department of Land Management.}{\lang2057\langfe1033\langnp2057\insrsid14181119 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 G. Application of the Relevant Contract Laws \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid83215 \par }{\b\lang2057\langfe1033\langnp2057\insrsid14181119\charrsid15152374 1}{\b\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 . }{\b\lang2057\langfe1033\langnp2057\insrsid12025357\charrsid15152374 The Homeowners }{ \b\lang2057\langfe1033\langnp2057\insrsid3360373\charrsid15152374 were }{\b\lang2057\langfe1033\langnp2057\insrsid9574226\charrsid15152374 e}{\b\lang2057\langfe1033\langnp2057\insrsid12025357\charrsid15152374 ntitled to Suspend Performance}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [5}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 5}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab A basic principal of contract law is that \'93}{\lang2057\langfe1033\langnp2057\insrsid1135591\charrsid15152374 [i]f one party has failed to perform the bargained for exchange, the other party may be relieved of a duty to continue its own performance, where the failure is material and unexcused}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 .\'94 }{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid1135591\charrsid15152374 Converse v. Zinke}{\lang2057\langfe1033\langnp2057\insrsid1135591\charrsid15152374 , 635 P.2d 882, 887 (Colo. 1981); }{ \i\lang2057\langfe1033\langnp2057\insrsid1135591\charrsid15152374 see also}{\lang2057\langfe1033\langnp2057\insrsid1135591\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Restatemen}{ \lang2057\langfe1033\langnp2057\insrsid12025357\charrsid15152374 t (Second) of Contracts \'a7 237}{\lang2057\langfe1033\langnp2057\insrsid1135591\charrsid15152374 (1981)}{\lang2057\langfe1033\langnp2057\insrsid12025357\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2766002\charrsid15152374 Although}{\lang2057\langfe1033\langnp2057\insrsid13988545\charrsid15152374 the Uniform Commercial Code and 13 GCA \'a7 3306}{ \lang2057\langfe1033\langnp2057\insrsid2766002\charrsid15152374 use the related term \'93failure of consideration,\'94}{\cs44\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid15152374 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\sa120\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9728135 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid5657458\charrsid10379321 \chftn }{ \fs20\insrsid5657458\charrsid10379321 Failure of consideration appears to have a slightly different meaning when applied as a }{\i\fs20\insrsid5657458\charrsid10379321 complete}{\fs20\insrsid5657458\charrsid10379321 defense to enforcement of a promissory note}{\fs20\insrsid5657458 and mortgage}{\fs20\insrsid5657458\charrsid10379321 : \par }\pard\plain \qj \li720\ri720\sa120\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid9728135 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\fs20\insrsid5657458\charrsid10379321 Failure of consideration can be total or partial. A partial failure of consideration occurs when onl y a part or portion of the consideration originally contemplated by the parties actually moved from obligee to obligor. A total failure of consideration, on the other hand, happens when a party has failed or refused to perform a substantial part of what t he party agreed to do. \par }\pard \qj \li0\ri0\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9389142 {\i\fs20\insrsid5657458\charrsid10379321 Fe}{\i\fs20\insrsid9389142 d.}{\i\fs20\insrsid5657458\charrsid10379321 Land Bank v. Woods}{ \fs20\insrsid5657458\charrsid10379321 , 480 N.W.2d 61, 66 ({\*\xmlopen\xmlns1{\factoidname State}}{\*\xmlopen\xmlns1{\factoidname place}}Iowa{\*\xmlclose}{\*\xmlclose} 1992) (citations and quotation marks omitted). The remedies differ }{ \fs20\insrsid5657458 for partial or total failure }{\fs20\insrsid5657458\charrsid10379321 in that }{\fs20\insrsid12998777 \'93}{\fs20\insrsid5657458\charrsid10379321 [a] mortgage ceases to be an enforceable security when the consideration fails}{ \fs20\insrsid5657458 [totally]}{\fs20\insrsid5657458\charrsid10379321 , and where there is a partial failure of consideration the mortgage becomes unenforceable to the extent of such failure.\'94 }{\i\fs20\insrsid5657458\charrsid10379321 {\*\xmlopen\xmlns1{\factoidname place}}Midwest}{\i\fs20\insrsid5657458 {\*\xmlclose} Fed.}{\i\fs20\insrsid5657458\charrsid10379321 Sav. and Loan Ass}{\i\fs20\insrsid7678111 \rquote }{\i\fs20\insrsid5657458\charrsid10379321 n of Minot v. Miller}{ \fs20\insrsid5657458\charrsid10379321 , 349 N.W.2d 19, 21 (N.D. 1984) (quoting 59 C.J.S. }{\i\fs20\insrsid5657458\charrsid10379321 Mortgages}{\fs20\insrsid5657458\charrsid10379321 \'a7 96 (1949)). Thus, when a mortgagee fails \'93 to perform a substantial part of what [the mortgagee] agreed to do,\'94 the mortgage is no longer enforceable. }{\i\fs20\insrsid5657458\charrsid10379321 Woods}{\fs20\insrsid5657458\charrsid10379321 , 480 N.W.2d at 66. On the other hand, when the mortgagee fails to provide \'93only a part or portion of the consideration originally contemplated,\'94 then the mortgage is enforceable, but can only be enforced up to the amount actually owed. }{ \i\fs20\insrsid5657458\charrsid10379321 {\*\xmlopen\xmlns1{\factoidname State}}{\*\xmlopen\xmlns1{\factoidname place}}Id.{\*\xmlclose}{\*\xmlclose}; see also}{\fs20\insrsid5657458\charrsid10379321 13 GCA \'a7 3408}{\fs20\insrsid13829310 (2005)}{ \fs20\insrsid5657458\charrsid10379321 (stating in reference to defense against enforcement of promissory notes that \'93[p]artial failure of consideration is a defense pro tanto whether or not the failure is in an ascertained or liquidated amount\'94). }{\fs20\insrsid5657458 Here, the Homeowners are justifying their suspension of payments, not defending against the}{\fs20\insrsid5731711 ir debt owed to Cyfred.}}}{\lang2057\langfe1033\langnp2057\insrsid13988545\charrsid15152374 we }{ \lang2057\langfe1033\langnp2057\insrsid2766002\charrsid15152374 will use the more conventional term \'93material breach}{\lang2057\langfe1033\langnp2057\insrsid13988545\charrsid15152374 \'94}{ \lang2057\langfe1033\langnp2057\insrsid2766002\charrsid15152374 in the belief that the terms are interchangeable}{\lang2057\langfe1033\langnp2057\insrsid10499114\charrsid15152374 as a defense to continuing performance}{ \lang2057\langfe1033\langnp2057\insrsid2766002\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid13988545\charrsid15152374 See}{\lang2057\langfe1033\langnp2057\insrsid5657458\charrsid15152374 Restatement}{\lang2057\langfe1033\langnp2057\insrsid13988545\charrsid15152374 (Second) of Contracts \'a7 237, cmt. a (preferring the term \'93failure of performance\'94); }{\i\lang2057\langfe1033\langnp2057\insrsid2766002\charrsid15152374 cf. }{ \i\lang2057\langfe1033\langnp2057\insrsid12998777\charrsid15152374 Bailie Comm., Ltd. v. Trend Business Sys.}{\lang2057\langfe1033\langnp2057\insrsid12998777\charrsid15152374 , 765 P.2d 339, 342 (Wash. Ct. App. 1988) (\'93 A material breach suspends the injured party}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid12998777\charrsid15152374 s duties until the breaching party cures the default.\'94 (citing Restatement (Second) of Contracts \'a7\'a7 237, 241 (1981)).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14033424\charrsid15152374 For the purposes of the present dispute, the }{ \lang2057\langfe1033\langnp2057\insrsid2305617\charrsid15152374 central issue is whether Cyfred}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid2305617\charrsid15152374 s failure to install sewer lines was a material }{\lang2057\langfe1033\langnp2057\insrsid2766002\charrsid15152374 breach}{\lang2057\langfe1033\langnp2057\insrsid2305617\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid2305617\charrsid15152374 If so, Cyfred}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid2305617\charrsid15152374 s fa}{ \lang2057\langfe1033\langnp2057\insrsid548148\charrsid15152374 ilure would allow the Homeowner}{\lang2057\langfe1033\langnp2057\insrsid2305617\charrsid15152374 s to suspend their promises to make regular pay}{ \lang2057\langfe1033\langnp2057\insrsid6569482\charrsid15152374 ments on their promissory notes during the period of the breach.}{\lang2057\langfe1033\langnp2057\insrsid2246147 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [5}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 6}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid927657\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 T}{\lang2057\langfe1033\langnp2057\insrsid927657\charrsid15152374 he Homeowners are not arguing that their promissory notes should be forgiven or that their total debt should be reduced.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid927657\charrsid15152374 Instead, they argue that they were justified in suspending payments once Cyfred materially breached its promise to install sewer lines.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid927657\charrsid15152374 A more substantial showing of }{\i\lang2057\langfe1033\langnp2057\insrsid927657\charrsid15152374 total}{\lang2057\langfe1033\langnp2057\insrsid927657\charrsid15152374 failure of consideration would only be necessary if the Homeowners were seeking to c ancel their promissory notes completely.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid927657\charrsid15152374 See Tri-D Acceptance Corp. v. Scruggs}{ \lang2057\langfe1033\langnp2057\insrsid927657\charrsid15152374 , 223 So.}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid927657\charrsid15152374 2d 273, 274-75 (Ala. 1969) (affirming a permanent injunction against foreclosure where a company had promised to repair a house in exchange for a mortgage, and only a small portion of the repairs were actually completed)}{ \lang2057\langfe1033\langnp2057\insrsid5731711\charrsid15152374 ;}{\i\lang2057\langfe1033\langnp2057\insrsid5731711\charrsid15152374 see also supra}{\lang2057\langfe1033\langnp2057\insrsid5731711\charrsid15152374 , note 14.}{ \lang2057\langfe1033\langnp2057\insrsid927657\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid927657 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [5}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 7}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid2305617\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 The factors to be considered in determining whether a breach is material are:}{ \lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 (a) the extent to which the injured party will be deprived of the benefit which he reasonably expected; \par (b) the extent to which the injured party can be adequately compensated for the part of that benefit of which he will be deprived; \par (c) the extent to which the party failing to perform or to offer to perform will suffer forfeiture; \par (d) the likelihood that the party failing to perform or to offer to perform will cure his failure, taking account of all the circumstances including any reasonable assurances; \par (e) the extent to which the behavior of the party failing to perform or to offer to perform comports with standards of good faith and fair dealing.}{\lang2057\langfe1033\langnp2057\insrsid11024041 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3291842 {\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\i\lang2057\langfe1033\langnp2057\insrsid9113838\charrsid15152374 Seherr-Thoss v. Seherr-Thoss}{ \lang2057\langfe1033\langnp2057\insrsid9113838\charrsid15152374 , 2006 WY 111 \'b6 14, 141 P.3d 705, 713 (Wyo. 2006) (quoting }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Restatement (Second) of Contracts \'a7 241}{ \lang2057\langfe1033\langnp2057\insrsid9113838\charrsid15152374 )}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid6569482\charrsid15152374 Although these are all factors to be considered, the most important inquiry is the first one\emdash that is, to determine the extent to which the Homeowners did not get the benefit of their bargain }{ \lang2057\langfe1033\langnp2057\insrsid13107736\charrsid15152374 after}{\lang2057\langfe1033\langnp2057\insrsid6569482\charrsid15152374 Cyfred failed to install the sewer lines.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid6569482\charrsid15152374 Cf. }{\i\lang2057\langfe1033\langnp2057\insrsid9113838\charrsid15152374 Ranes v. Am}{\i\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 .}{ \i\lang2057\langfe1033\langnp2057\insrsid9113838\charrsid15152374 Family Mut. Ins. Co.}{\lang2057\langfe1033\langnp2057\insrsid9113838\charrsid15152374 , 580 N.W.2d 197, 200 (}{\lang2057\langfe1033\langnp2057\insrsid6569482\charrsid15152374 Wis. }{ \lang2057\langfe1033\langnp2057\insrsid9113838\charrsid15152374 1998) (\'93For a breach to be material, it must be so serious to destroy the essential object of the agreement.\'94).}{\lang2057\langfe1033\langnp2057\insrsid9113838 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [5}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 8}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid6569482\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 T}{\lang2057\langfe1033\langnp2057\insrsid9319898\charrsid15152374 he Homeowners received title to a house, water lines, and power connections.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9319898\charrsid15152374 They did not receive the sewer lines that were owed them.}{\lang2057\langfe1033\langnp2057\insrsid15152374 } {\lang2057\langfe1033\langnp2057\insrsid9319898\charrsid15152374 In pure economic terms, the sewer lines represent only a fraction of the total consideration that was given them in exchange for the mortgages and promissory notes.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9319898\charrsid15152374 Oftentimes, when most, but not all, of a bargain has been completed, courts will find that a material breach has not occurred.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid9319898\charrsid15152374 See, e.g., Converse}{\lang2057\langfe1033\langnp2057\insrsid9319898\charrsid15152374 , 635 P.2d at 887 (holding that the disrepair of 71 out of 273 rental items did not amount to \'93a breach sufficient to relieve the injured party of the duty of performance\'94 to pay the promissory note}{ \lang2057\langfe1033\langnp2057\insrsid1078397\charrsid15152374 used to purchase a}{\lang2057\langfe1033\langnp2057\insrsid9319898\charrsid15152374 rental business)}{\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid15152374 ; }{ \i\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid15152374 Moss v. Moss}{\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid15152374 , 959 So.}{\lang2057\langfe1033\langnp2057\insrsid13829310\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid1078397\charrsid15152374 2d 375, 377 (Fla. Ct. App. 2007) (payment made three days late found to be immaterial breach of child support contract).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid1078397\charrsid15152374 However, the standard is not the relative economic cost of the breach as compared with the completed portion of the contract\emdash the standard is whether the breach }{ \lang2057\langfe1033\langnp2057\insrsid12998777\charrsid15152374 \'93}{\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid15152374 defeats the object of the parties entering into}{\lang2057\langfe1033\langnp2057\insrsid7037691\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid1078397\charrsid15152374 the contract.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid15152374 Kim v. Park}{ \lang2057\langfe1033\langnp2057\insrsid1078397\charrsid15152374 , 86 P.3d 63, 66 (Or. App. 2004) (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid1078397\charrsid15152374 Bisio v. Madenwald}{ \lang2057\langfe1033\langnp2057\insrsid1078397\charrsid15152374 , 576 P.2d 801}{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 , }{\lang2057\langfe1033\langnp2057\insrsid4413011\charrsid15152374 804}{ \lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 (}{\lang2057\langfe1033\langnp2057\insrsid4413011\charrsid15152374 Or. Ct. App. }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 1978)).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 Cyfred}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 s failure to install sewer lines had a}{\lang2057\langfe1033\langnp2057\insrsid12989477\charrsid15152374 n}{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 effect out of proportion to its economic value in def}{\lang2057\langfe1033\langnp2057\insrsid12278808\charrsid15152374 eating the Homeowners bargained-}{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 for considerati on of a habitable home.}{\lang2057\langfe1033\langnp2057\insrsid9319898 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 59}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 \tab In an analogous case, }{\i\lang2057\langfe1033\langnp2057\insrsid13107736\charrsid15152374 Kim v. Park}{\lang2057\langfe1033\langnp2057\insrsid13107736\charrsid15152374 , }{ \lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 buyers of an apartment building had a contract that required the vendor to bring the building}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 s plumbing up to code within eight months of purchase.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 86 P.3d at 65 (Or. App. 2004).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 The vendor failed to do so, and the apartment building lost tenants and received citations from the }{ \lang2057\langfe1033\langnp2057\insrsid4866719\charrsid15152374 city}{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 Id.}{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid4866719\charrsid15152374 at 66.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 The court found that \'93the failure of }{\lang2057\langfe1033\langnp2057\insrsid5712613\charrsid15152374 [the vendor]}{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 to make the repairs in accordance with the contract ultimately prevented }{\lang2057\langfe1033\langnp2057\insrsid5712613\charrsid15152374 [the buyers]}{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 fro m using the building as intended by the parties}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 agreement.\'94}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 Id.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 The failure to timely repair the plumbing was therefore found to be a material breach as a matter of law.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 Id.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 As a result, the buyer}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 s failure to make payments after the breach was justified, and the building was not subject to strict foreclosure.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid5513038\charrsid15152374 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid4866719\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid4866719\charrsid15152374 at 66}{ \lang2057\langfe1033\langnp2057\insrsid4155016\charrsid15152374 -}{\lang2057\langfe1033\langnp2057\insrsid4866719\charrsid15152374 67.}{\lang2057\langfe1033\langnp2057\insrsid3360373 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [6}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 0}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid4866719\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid7545060\charrsid15152374 T}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 he Homeowners have been forced}{ \lang2057\langfe1033\langnp2057\insrsid4866719\charrsid15152374 to rely on portable toilets for years.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid4866719\charrsid15152374 They have also found themselves in violation of Guam}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid4866719\charrsid15152374 s health codes and were at one point s}{ \lang2057\langfe1033\langnp2057\insrsid3740733\charrsid15152374 ubject to government eviction.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid15152374 In short, the home}{ \lang2057\langfe1033\langnp2057\insrsid9198174\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid15152374 they bargained for }{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid15152374 are}{ \lang2057\langfe1033\langnp2057\insrsid3740733\charrsid15152374 effectively uninhabitable.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid15152374 Cyfred}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid15152374 s failure to timely install the sewer lines has therefore deprived the Homeowners of the essential benefit of their bargain.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid15152374 As a result, the Homeowners were justified in refusing to make further payments on their promissory notes until the situation was rectified or damages for their loss were awarded to them.}{\lang2057\langfe1033\langnp2057\insrsid4866719\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid83215 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7678111\charrsid15152374 2.}{\b\lang2057\langfe1033\langnp2057\insrsid15152374 }{\b\lang2057\langfe1033\langnp2057\insrsid14383558\charrsid15152374 The Sananap}{ \b\lang2057\langfe1033\langnp2057\insrsid3360373\charrsid15152374 s}{\b\lang2057\langfe1033\langnp2057\insrsid14383558\charrsid15152374 \rquote }{\b\lang2057\langfe1033\langnp2057\insrsid3360373\charrsid15152374 Late Payments did not Relieve Cy fred of its Obligation to Install Sewer Lines \par }{\b\lang2057\langfe1033\langnp2057\insrsid197333\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [6}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 1}{ \b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab The court below }{\lang2057\langfe1033\langnp2057\insrsid3360373\charrsid15152374 determined}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 that the Sananaps were $1,162.53 behind in their payments to Cyfred at the time the sewer line was }{\lang2057\langfe1033\langnp2057\insrsid3360373\charrsid15152374 required to be installed }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 ER, Tab 17}{ \lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 at 17-18 (Find}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 . of Fact & Concl. of L.}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 , Jan. 15, 2007).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid5864652\charrsid15152374 Without reaching the issue of materiality, t}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 he court }{\lang2057\langfe1033\langnp2057\insrsid9844733\charrsid15152374 then concluded}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 that the}{ \lang2057\langfe1033\langnp2057\insrsid9844733\charrsid15152374 Sananaps\rquote }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 breach }{\lang2057\langfe1033\langnp2057\insrsid14233813\charrsid15152374 justified }{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Cyfred\rquote s refusal to install a sewer line.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 Id.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid6687687\charrsid15152374 We disagree.}{\lang2057\langfe1033\langnp2057\insrsid12733445 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [6}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 2}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid6966149\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid7279590\charrsid15152374 Cyfred\rquote s obligation to install sewer lines is mandated by statute}{ \lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9844733\charrsid15152374 and by reference to}{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 the subdivision plan}{ \lang2057\langfe1033\langnp2057\insrsid7279590\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid15152374 See}{\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid15152374 21 GCA \'a7}{\lang2057\langfe1033\langnp2057\insrsid10050951\charrsid15152374 \'a7}{\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid15152374 62108}{\lang2057\langfe1033\langnp2057\insrsid14233813\charrsid15152374 , 62591}{ \lang2057\langfe1033\langnp2057\insrsid15016592\charrsid15152374 , 60314}{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 (f)}{\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid6884033\charrsid15152374 The Legislature has}{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid9844733\charrsid15152374 also}{\lang2057\langfe1033\langnp2057\insrsid6884033\charrsid15152374 provided time limits within which improvements}{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 such as sewer lines}{\lang2057\langfe1033\langnp2057\insrsid6884033\charrsid15152374 must be made:}{\lang2057\langfe1033\langnp2057\insrsid6884033 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard\plain \s45\ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15152374 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid6884033\charrsid15152374 \'a7 62504. Time Allowed for Completion of Improvements.}{\b\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid6884033\charrsid15152374 Upon approval of the tentative subdivision plan by the Commission, the subdivider shall complete within one (1) year all of the improvements required, except that the Commission, for good cause shown, may authorize an extension of time, not to exceed twel ve (12) months, for such completion.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid6884033\charrsid15152374 Within such time, the subdivider must either:}{\lang2057\langfe1033\langnp2057\insrsid6884033 \par }\pard \s45\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \s45\ql \li1440\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid6884033\charrsid15152374 (a) Complete the required improvements and, upon acceptance thereof by the government, file his final plans; or \par (b) Furnish bond acceptable to the Commission of the completion of improvements, }{\i\lang2057\langfe1033\langnp2057\insrsid6884033\charrsid15152374 the bond to be in penal sum of one hundred fifteen percent (115%) of total work costs}{ \lang2057\langfe1033\langnp2057\insrsid6884033\charrsid15152374 as verified by the Director of Public Works.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid6884033\charrsid15152374 On approval of the bond, the final plans may be filed.}{\lang2057\langfe1033\langnp2057\insrsid6884033 \par }\pard \s45\ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard\plain \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid6884033\charrsid15152374 21 GCA \'a7 62504}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid6884033\charrsid15152374 (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 Unlike 21 GCA \'a7 60314(f), which provides the traditional contract remedies of damages or rescission when improvements are delayed, 21 GCA \'a7 62504 provides that the subdeveloper pay a penal cost of}{\lang2057\langfe1033\langnp2057\insrsid5712613\charrsid15152374 one hundred }{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 fifteen}{ \lang2057\langfe1033\langnp2057\insrsid5712613\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 percent }{\lang2057\langfe1033\langnp2057\insrsid5712613\charrsid15152374 (115%) }{ \lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 of the total work costs.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 The obli gation to timely install sewer lines must therefore be viewed as a mandatory requirement of the Subdivision Law that can be remedied not just with damages, but with punitive sanctions as well.}{\lang2057\langfe1033\langnp2057\insrsid6884033 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [6}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 3}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 \tab \'93It is a long-held, and well-settled, general principle of contract law that contract remedies are to be compensatory, not punitive.\'94}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 Barrie Sch.}{\i\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 v. Patch}{ \lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 , 933 A.2d 382}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 , 295}{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 (Md. 2007)}{ \lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 (Bell, J., dissenting)}{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 (citing Restatement (Sec}{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid15152374 ond) of Contracts \'a7 356).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid15152374 This }{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 suggests that it would be error to interpret Cyfred\rquote s obligation to install sewer lines in a purely contractual way.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 In fact, }{ \lang2057\langfe1033\langnp2057\insrsid16190245\charrsid15152374 the time limits of }{\lang2057\langfe1033\langnp2057\insrsid11290385\charrsid15152374 21 GCA \'a7 }{\lang2057\langfe1033\langnp2057\insrsid16190245\charrsid15152374 62504 would seem to apply }{\lang2057\langfe1033\langnp2057\insrsid9844733\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid6296756\charrsid15152374 even to empty, unsold lots}{\lang2057\langfe1033\langnp2057\insrsid16190245\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid16190245\charrsid15152374 Certainly a subdeveloper\rquote s obligation to c onnect sewer lines to an ownerless home would have nothing to do with any contractual relationship between the subdivider and the non-existent owner.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid16190245\charrsid15152374 Rather, the obligation is to the Territorial Land Use Commission.}{\lang2057\langfe1033\langnp2057\insrsid480162\charrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid480162\charrsid15152374 See }{\lang2057\langfe1033\langnp2057\insrsid480162\charrsid15152374 21 GCA \'a7 62504.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid16190245\charrsid15152374 As a result, }{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid15152374 the}{\lang2057\langfe1033\langnp2057\insrsid16190245\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid220454\charrsid15152374 H}{\lang2057\langfe1033\langnp2057\insrsid16190245\charrsid15152374 omeowner}{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid15152374 s}{ \lang2057\langfe1033\langnp2057\insrsid16190245\charrsid15152374 \rquote failure to make payments to}{\lang2057\langfe1033\langnp2057\insrsid6296756\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid15152374 Cyfred}{ \lang2057\langfe1033\langnp2057\insrsid6296756\charrsid15152374 would have no}{\lang2057\langfe1033\langnp2057\insrsid16190245\charrsid15152374 effect on }{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid15152374 Cyfred\rquote }{ \lang2057\langfe1033\langnp2057\insrsid16190245\charrsid15152374 s obligation to timely install the required infrastructure. }{\lang2057\langfe1033\langnp2057\insrsid11290385 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [6}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 4}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid16190245\charrsid15152374 \tab This view also comports with the purpose and function of the Subdivision Law,}{\lang2057\langfe1033\langnp2057\insrsid6966149\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid16190245\charrsid15152374 which }{\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid15152374 is described as follows:}{\lang2057\langfe1033\langnp2057\insrsid15016592 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li720\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid15152374 [T]o provide for the orderly growth and harmonious development of the territory; . . . to achieve individual property lots of maximum utility and livability; to secure adequate provisions for water supply, drainage, sanitary sewerage and other health requ irements . . . .}{\lang2057\langfe1033\langnp2057\insrsid15016592 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid15152374 21 GCA \'a7 62102}{ \lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 (2005)}{\lang2057\langfe1033\langnp2057\insrsid15016592\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid7694382\charrsid15152374 Adequate sewer lines are required not only for the health and safety of a home\rquote s occupants, but also for the health and safety of the surrounding community.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid15152374 T}{\lang2057\langfe1033\langnp2057\insrsid7694382\charrsid15152374 he}{\lang2057\langfe1033\langnp2057\insrsid6296756\charrsid15152374 obligation extends to the subdivision as a whole and is not contingent on an individual homeowner\rquote s promise and ability to pay.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid6301447\charrsid15152374 See}{\lang2057\langfe1033\langnp2057\insrsid6301447\charrsid15152374 21 GCA \'a7 62504.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid6301447\charrsid15152374 If installation of sewer lines were merely contingent on a homeowner\rquote s continued timely payments, the whole community would suffer from the delinquencies of individual homeowners}{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid15152374 . In addition, }{\lang2057\langfe1033\langnp2057\insrsid6301447\charrsid15152374 the subdivision }{\lang2057\langfe1033\langnp2057\insrsid3101538\charrsid15152374 would }{\lang2057\langfe1033\langnp2057\insrsid6301447\charrsid15152374 devolve into a patchwork of partially livable, partially unlivable homes.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid6301447\charrsid15152374 The result would be a community of residents living }{ \lang2057\langfe1033\langnp2057\insrsid4155016\charrsid15152374 under}{\lang2057\langfe1033\langnp2057\insrsid6301447\charrsid15152374 unsanitary and unhealthy conditions, much like the subdivision here.}{\lang2057\langfe1033\langnp2057\insrsid15016592 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [6}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 5}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid480162\charrsid15152374 \tab A more difficult question is whether }{\lang2057\langfe1033\langnp2057\insrsid12812137\charrsid15152374 H}{\lang2057\langfe1033\langnp2057\insrsid480162\charrsid15152374 omeowners like the Sananaps who missed payments during the first }{\lang2057\langfe1033\langnp2057\insrsid12812137\charrsid15152374 year}{\lang2057\langfe1033\langnp2057\insrsid480162\charrsid15152374 can still claim the right to suspend payments}{ \lang2057\langfe1033\langnp2057\insrsid11038516\charrsid15152374 at the end of that year}{\lang2057\langfe1033\langnp2057\insrsid480162\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid9777398\charrsid15152374 In other words, can the first party to commit a material breach claim a right to suspend performance resulting from a later material breach?}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid2709988\charrsid15152374 The question is }{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 a }{\lang2057\langfe1033\langnp2057\insrsid2709988\charrsid15152374 difficult }{ \lang2057\langfe1033\langnp2057\insrsid9777398\charrsid15152374 one that does not normally present itself, as in most cases the \'93second breach\'94 would be a justified suspension of performance.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid9777398\charrsid15152374 See}{\lang2057\langfe1033\langnp2057\insrsid9777398\charrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid9777398\charrsid15152374 Converse}{ \lang2057\langfe1033\langnp2057\insrsid9777398\charrsid15152374 , 635 P.2d at 887.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9777398\charrsid15152374 Here the \'93second breach\'94 after the Sananaps \rquote late payments was Cyfred\rquote s failure to install the sewer line, which was not justified because it breached Cyfred\rquote s obligations under }{\lang2057\langfe1033\langnp2057\insrsid15345383\charrsid15152374 the ASSM and }{ \lang2057\langfe1033\langnp2057\insrsid9777398\charrsid15152374 the Subdivision Law.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid4073078\charrsid15152374 See}{ \lang2057\langfe1033\langnp2057\insrsid4073078\charrsid15152374 21 GCA \'a7\'a7 60314, 62504.}{\lang2057\langfe1033\langnp2057\insrsid9777398 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [6}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 6}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid9777398\charrsid15152374 \tab Our }{\lang2057\langfe1033\langnp2057\insrsid15821753\charrsid15152374 view}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid15821753\charrsid15152374 is t}{\lang2057\langfe1033\langnp2057\insrsid9777398\charrsid15152374 hat the first party to commit an uncured }{\lang2057\langfe1033\langnp2057\insrsid15821753\charrsid15152374 material breach should not }{\lang2057\langfe1033\langnp2057\insrsid4073078\charrsid15152374 be able to }{\lang2057\langfe1033\langnp2057\insrsid15821753\charrsid15152374 claim }{\lang2057\langfe1033\langnp2057\insrsid4073078\charrsid15152374 a right to suspend performance}{\lang2057\langfe1033\langnp2057\insrsid15821753\charrsid15152374 resulting from a later }{\lang2057\langfe1033\langnp2057\insrsid9777398\charrsid15152374 material }{ \lang2057\langfe1033\langnp2057\insrsid15821753\charrsid15152374 breach}{\lang2057\langfe1033\langnp2057\insrsid9777398\charrsid15152374 , even if the later breach is unexcused}{\lang2057\langfe1033\langnp2057\insrsid15821753\charrsid15152374 .}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid15821753\charrsid15152374 Cf.}{\lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 Restatement}{ \lang2057\langfe1033\langnp2057\insrsid15821753\charrsid15152374 (Second) of Contracts, \'a7 237, cmt. b }{\lang2057\langfe1033\langnp2057\insrsid4073078\charrsid15152374 (explaining why the first party to materially breach a contract is held liable).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 This rule is a reasonable extension of Missouri\rquote s \'93first to breach\'94 rule, which states that \'93}{ \lang2057\langfe1033\langnp2057\insrsid7764163\charrsid15152374 [a]}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 party to a contract cannot claim its benefit where he is the first to violate it.\'94 }{ \i\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 Forms Mfg., Inc. v. Edwards}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 , 705 S.W.2d 67, 69 (Mo. Ct. App. 1985).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid13840862\charrsid15152374 If a materially breaching party cannot claim benefit from the contract, then l}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 ikewise, a }{ \lang2057\langfe1033\langnp2057\insrsid13840862\charrsid15152374 materially breaching party}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid15152374 cannot invoke}{ \lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 the right to suspend performance after a later material breach.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid15152374 However, }{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid15152374 \'93}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 determination of the first to breach does not end the analysis,}{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid15152374 . . .}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 as only a material breach may excuse the other party}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 s performance.\'94}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid6164031\charrsid15152374 R.J.S. Sec., Inc. v. Command Sec. Servs., Inc.}{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 , }{ \lang2057\langfe1033\langnp2057\insrsid6164031\charrsid15152374 101 S.W.3d 1, 18 }{\lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 (Mo. Ct. App. }{\lang2057\langfe1033\langnp2057\insrsid6164031\charrsid15152374 2003}{ \lang2057\langfe1033\langnp2057\insrsid16665208\charrsid15152374 ).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid15152374 T}{\lang2057\langfe1033\langnp2057\insrsid15345383\charrsid15152374 he only remaining question}{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid15152374 , therefore,}{\lang2057\langfe1033\langnp2057\insrsid15345383\charrsid15152374 is whether the Sananaps or others were in material breach of their agreement with Cyfred due to late pa}{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid15152374 y}{\lang2057\langfe1033\langnp2057\insrsid15345383\charrsid15152374 ments made during the first year.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15345383\charrsid15152374 If the breach was material, the}{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid15152374 n Cyfred\rquote s later breach did not relieve those Homeowners of their obligation to continue payment beyond the first year.}{\lang2057\langfe1033\langnp2057\insrsid480162 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [6}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 7}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid12345973\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 \'93 [C]ourts and commentators have long recognized that materiality is primarily a question of fact, the resolution of which is necessarily a function of context and circumstances.\'94 }{\i\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 Dopp v. Pritzker}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 , 38 F.3d 1239, 1244 (1st Cir.}{\lang2057\langfe1033\langnp2057\insrsid4482738\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 1994) (citing, inter alia, 2 E. Allan Farnsworth, Farnsworth on Contracts \'a7 8.16, at 443 (1990)) (\'93Whether a breach is material is a question of fact.\'94).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 For this reason, the number and amount of late payments does not, by itself,}{\cs44\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\sa240\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9389142 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid10367251\charrsid14709540 \chftn }{ \fs20\insrsid10367251\charrsid14709540 The case law suggests that a single late payment does not constitute a material breach. }{\i\fs20\insrsid10367251\charrsid14709540 See, e.g., Moss v. Moss}{\fs20\insrsid10367251\charrsid14709540 , 959 So.}{ \fs20\insrsid4482738 }{\fs20\insrsid10367251\charrsid14709540 2d }{\fs20\insrsid6164031 at}{\fs20\insrsid10367251\charrsid14709540 377 (Fla. Ct. App. 2007) (payment made three days late }{\fs20\insrsid4482738 was }{ \fs20\insrsid10367251\charrsid14709540 found to be }{\fs20\insrsid4482738 an }{\fs20\insrsid10367251\charrsid14709540 immaterial breach of }{\fs20\insrsid4482738 a }{\fs20\insrsid10367251\charrsid14709540 child support contract); }{ \i\fs20\insrsid10367251\charrsid14709540 Mills v. Marquard & Assoc}{\i\fs20\insrsid6164031 .}{\fs20\insrsid10367251\charrsid14709540 , 2003 WL 21321723 *5 (Minn. Ct. App.}{\fs20\insrsid10367251 }{\fs20\insrsid10367251\charrsid14709540 2003) (payment of out-of-pocket expenses after leaving a law firm rather than at the time of leaving was not a material breach). On the other hand, multiple failures in making payments will often constitute a material breach. }{ \i\fs20\insrsid10367251\charrsid14709540 See, e.g., In re Ogden Howard Furniture Co.}{\fs20\insrsid6164031 , 35 B.R. 209, 210 (Bankr}{\fs20\insrsid10367251\charrsid14709540 . Del. 1983) (tenants}{\fs20\insrsid7678111 \rquote }{ \fs20\insrsid10367251\charrsid14709540 long history of deficiencies and irregular payments constituted a material breach of their covenant to pay rent); }{\i\fs20\insrsid10367251\charrsid14709540 Fift}{\i\fs20\insrsid6164031 y States Mgmt.}{ \i\fs20\insrsid10367251\charrsid14709540 Corp. v. Pioneer Auto Parks, Inc., }{\fs20\insrsid10367251\charrsid14709540 389 N.E.2d, 133, 115 (N.Y. 1979) (\'93 by failing to tender payment of two monthly rental payments or even offering to cure the default, defendant tenant was in willful breach of a material term of the lease\'94). }}}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 decide the issue of materiality.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 One must look}{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid15152374 instead to the bargain itself.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 Clearly, Cyfred did not receive the full number of monthly payments it had bargained for.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 On the other hand, the \'93context and circumstances\'94 of the contract at issue here suggest that other considerations might also be important in }{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid15152374 determining whether the Sananap}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 s}{ \lang2057\langfe1033\langnp2057\insrsid13840325\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 breach was material.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 Dopp}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 , 38 F.3d at 1244.}{\lang2057\langfe1033\langnp2057\insrsid10367251 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [6}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 8}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 \tab First, the}{\i\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 Restatement}{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 indicate}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 that courts should consider the \'93 extent to which the injured party can be adequately compensated for the part of that benefit of which he will be deprived\'94 in determining whether a b}{\lang2057\langfe1033\langnp2057\insrsid6164031\charrsid15152374 reach is material.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid6164031\charrsid15152374 Restatement}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 (Second) of Contracts \'a7 241(b).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 The Sananaps}{\lang2057\langfe1033\langnp2057\insrsid1979567\charrsid15152374 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 $1,162.53 overdue debt resulted from two missed monthly payments of $396.53 during a one year period.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 ER, Tab 17}{\lang2057\langfe1033\langnp2057\insrsid6164031\charrsid15152374 at 17-18 (Find}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 s}{ \lang2057\langfe1033\langnp2057\insrsid6164031\charrsid15152374 . Fact & Concl. L.}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 , Jan. 15, 2007).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 The rest of the balance consisted of late fees.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 Id.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 Cyfred was thus partially compensated for the breach in that the Sanan aps became liable for late fees in addition to the debt they originally owed Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid15152374 Moreover, Cyfred should be allowed to offset }{ \lang2057\langfe1033\langnp2057\insrsid13840325\charrsid15152374 any }{\lang2057\langfe1033\langnp2057\insrsid13840862\charrsid15152374 damages}{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid15152374 due}{ \lang2057\langfe1033\langnp2057\insrsid13840862\charrsid15152374 by the amount owed during the first year but never paid.}{\lang2057\langfe1033\langnp2057\insrsid10367251 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 69}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 \tab Second, the Restatement indicate}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 that one must examine \'93the extent to which the party failing to perform or to offer to perform will suffer forfeiture\'94 if the non-breaching party\rquote s obligati}{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 ons are suspended.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 Restatement}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 (Second) of Contracts \'a7 241(c).}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 Here, we must }{\lang2057\langfe1033\langnp2057\insrsid11165627\charrsid15152374 examine the consequences of declaring the Sananaps\rquote breach to be material}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11165627\charrsid15152374 If the breach were material, the Sananaps would forfeit their right to suspend their payments once Cyfred failed to install their sewer line.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid11165627\charrsid15152374 The Sananaps would then }{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid15152374 be forced to continue paying their loan, even }{ \lang2057\langfe1033\langnp2057\insrsid13840325\charrsid15152374 after}{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11165627\charrsid15152374 their home became effectively uninhabitable.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11165627\charrsid15152374 Such a forfeiture of rights would be grossly out of proportion to the significan}{ \lang2057\langfe1033\langnp2057\insrsid12278808\charrsid15152374 ce}{\lang2057\langfe1033\langnp2057\insrsid11165627\charrsid15152374 of missing two monthly payments. }{\lang2057\langfe1033\langnp2057\insrsid10367251 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [7}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 0}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 \tab Third, we are not convinced that the timing of Cyfred\rquote s breach can be established with pinpoint precision.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid6911300\charrsid15152374 Timing is relevant because only those missed payments that occurred before Cyfred\rquote s breach could be considered an unjustified breach.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 While the sewer line became due exactly twelve months after purchase, Cyfred was clearly unprepared to meet its obligations at that time\emdash indeed it has yet to install the sewer lines six years later.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 As the deadline for installation of the sewer lines loomed, the Homeowners must have been aware that no trenches were being dug, no heavy equipment was operating, and no pipes were being transported to the site for installation.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 Sewer lines are not typically installed in a single day, and the Homeowners may have seen the lack of preparations and anticipated that Cyfred had no intention of meeting it obligations.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid5449931\charrsid15152374 In other words, o}{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid15152374 nly}{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid15152374 evidence of significant preparation for construction would have provided the Homeowners with adequate assurances that the sewer lines would be timely installed.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid15152374 See }{\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 Restatement}{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid15152374 (Second) of Contracts \'a7 251(1) (\'93 Where reasonable grounds arise to believe that the obligor will commit a breach by non-performance . . . the obligee may demand adequate assurance of due performance and may, if reasonable, suspend any performance for which he has not already r eceived the agreed exchange until he receives such assurance.\'94).}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid15152374 Without such preparations}{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 , the Homeowners would have been justified in suspending performance at some point toward the end of the first year in anticipation of a likely breach.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 See}{\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 C.L. Maddox, Inc. v. Coalfield Servs}{\i\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 .}{\i\lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 , Inc.}{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 , 51 F.3d 76, 81 (7th Cir. 1995) (finding that anticipation of plaintiff\rquote s breach justified suspending performance}{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid15152374 ).} {\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid15152374 Later}{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid12812137\charrsid15152374 H}{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid15152374 omeowners who observed their }{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid15152374 earlier }{ \lang2057\langfe1033\langnp2057\insrsid5449931\charrsid15152374 neighbors failing to timely receive sewer lines might have anticipated Cyfred\rquote s breach even sooner.}{\lang2057\langfe1033\langnp2057\insrsid10367251 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [7}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 1}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid15152374 Considering all the relevant factors, }{\lang2057\langfe1033\langnp2057\insrsid9640160\charrsid15152374 we do not find that the Sananap}{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid9640160\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid15152374 two missed payments}{\lang2057\langfe1033\langnp2057\insrsid15033985\charrsid15152374 during the first year}{\lang2057\langfe1033\langnp2057\insrsid5449931\charrsid15152374 rise to the level of a material breach.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15033985\charrsid15152374 The approximately six years of missed payments }{\lang2057\langfe1033\langnp2057\insrsid4155016\charrsid15152374 that occurred after Cyfred \rquote s material beach}{\lang2057\langfe1033\langnp2057\insrsid15033985\charrsid15152374 can therefore be justifiably excused.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid9640160\charrsid15152374 However, we lack sufficient information to determine w}{\lang2057\langfe1033\langnp2057\insrsid15033985\charrsid15152374 hether the same c}{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid15152374 onclusion applies to the other H}{ \lang2057\langfe1033\langnp2057\insrsid15033985\charrsid15152374 ome}{\lang2057\langfe1033\langnp2057\insrsid9640160\charrsid15152374 owners.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid10367251\charrsid15152374 On remand, the court below must }{\lang2057\langfe1033\langnp2057\insrsid16196270\charrsid15152374 ap}{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid15152374 ply the above reasoning to any H}{\lang2057\langfe1033\langnp2057\insrsid16196270\charrsid15152374 omeowners who missed payments during the first year.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid16196270\charrsid15152374 The court should consider the exten}{\lang2057\langfe1033\langnp2057\insrsid14107509\charrsid15152374 t to which Cyfred was deprived o}{ \lang2057\langfe1033\langnp2057\insrsid16196270\charrsid15152374 f its bargain, the extent to which Cyfred can be adequately compensated for its loss, the extent to which the Homeowners will suffer forfeiture, }{ \lang2057\langfe1033\langnp2057\insrsid15157421\charrsid15152374 and all other relevant factors mentioned above.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid15152374 The court should also consider the timing of Cyfred\rquote s breach and }{\lang2057\langfe1033\langnp2057\insrsid1979567\charrsid15152374 the }{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid15152374 time at which the breach was anticipated in deciding which missed payments occurred before the breach.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15033985 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [7}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 2}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid15033985\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid9640160\charrsid15152374 Because the Sananaps\rquote }{\lang2057\langfe1033\langnp2057\insrsid15033985\charrsid15152374 suspension of payments after the first year was justified, their }{\lang2057\langfe1033\langnp2057\insrsid12076613\charrsid15152374 unexcused }{\lang2057\langfe1033\langnp2057\insrsid15033985\charrsid15152374 debt to Cyfred at this time amounts to only two missed payments and late fees.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15033985\charrsid15152374 As a result, }{ \lang2057\langfe1033\langnp2057\insrsid229180\charrsid15152374 the Sananaps}{\lang2057\langfe1033\langnp2057\insrsid15033985\charrsid15152374 are likely to eventually succeed in avoiding}{\lang2057\langfe1033\langnp2057\insrsid12076613\charrsid15152374 foreclosure on their home.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid12076613\charrsid15152374 Given the strong likelihood of succeeding on the merits and the irreparable injury that would result from foreclosure, the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{ \lang2057\langfe1033\langnp2057\insrsid12076613\charrsid15152374 abused its discretion in denying the Sananaps a preliminary injunction}{\lang2057\langfe1033\langnp2057\insrsid229180\charrsid15152374 against foreclosure}{ \lang2057\langfe1033\langnp2057\insrsid12076613\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid12076613 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [7}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 3}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid12076613\charrsid15152374 \tab By comparison, those }{\lang2057\langfe1033\langnp2057\insrsid13840325\charrsid15152374 H}{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid15152374 omeowners}{ \lang2057\langfe1033\langnp2057\insrsid12076613\charrsid15152374 , if any,}{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid15152374 who are found to}{\lang2057\langfe1033\langnp2057\insrsid4155016\charrsid15152374 have}{ \lang2057\langfe1033\langnp2057\insrsid15157421\charrsid15152374 be}{\lang2057\langfe1033\langnp2057\insrsid4155016\charrsid15152374 en}{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid15152374 in material breach }{ \lang2057\langfe1033\langnp2057\insrsid4155016\charrsid15152374 during the first year }{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid15152374 cannot claim to have justifiably suspended their payments after }{ \lang2057\langfe1033\langnp2057\insrsid7944805\charrsid15152374 Cyfred\rquote s }{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid15152374 breach occurred.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid6911300\charrsid15152374 Because}{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid15152374 those Homeowners}{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid15152374 may now owe six or more years}{ \lang2057\langfe1033\langnp2057\insrsid7944805\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid15152374 worth of missed payments}{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid15152374 , Cyfred will likely succeed i}{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid15152374 n foreclosing on their property.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid220454\charrsid15152374 I}{ \lang2057\langfe1033\langnp2057\insrsid12076613\charrsid15152374 t would not}{\lang2057\langfe1033\langnp2057\insrsid6911300\charrsid15152374 amount to an abuse of discretion}{\lang2057\langfe1033\langnp2057\insrsid12076613\charrsid15152374 to deny a preliminary injunction to a Homeowner found to be in material breach prior to Cyfred\rquote s breach}{\lang2057\langfe1033\langnp2057\insrsid229180\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid229180\charrsid15152374 We leave it to the }{\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 Superior Court}{\lang2057\langfe1033\langnp2057\insrsid229180\charrsid15152374 to determine whether such Homeowners exist on a case-by-case basis.}{\lang2057\langfe1033\langnp2057\insrsid10367251 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [7}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 4}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid15157421\charrsid15152374 \tab Finally, we remind the }{\lang2057\langfe1033\langnp2057\insrsid5712613\charrsid15152374 trial }{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid15152374 court that Cyfred \rquote s obligation to install sewer lines does not depend on whether the Homeowners breached their portion of the agreement.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid15152374 The Homeowners possible material breaches are only relevant in determining whether their payments could later be suspended.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid15157421\charrsid15152374 All the Homeo wners, whether }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid15152374 receiving a preliminary injunction or not, can receive a remedy under 21 GCA \'a7 60314(f) subject to offset by any }{ \lang2057\langfe1033\langnp2057\insrsid1979567\charrsid15152374 unexcused }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid15152374 debt still owed to Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid8003969\charrsid15152374 \par }{\lang2057\langfe1033\langnp2057\insrsid83215 \par }{\b\lang2057\langfe1033\langnp2057\insrsid330344\charrsid15152374 3. }{\b\lang2057\langfe1033\langnp2057\insrsid14383558\charrsid15152374 The Homeowners\rquote Payments must Resume once Cyfred Satisfies the Judgment}{ \b\lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [7}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 5}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid330344\charrsid15152374 Title }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 21 GCA \'a7 60314(f) only provides two remedies in the event of a }{\lang2057\langfe1033\langnp2057\insrsid13334804\charrsid15152374 breach: (1) }{\lang2057\langfe1033\langnp2057\insrsid5598916\charrsid15152374 rescission}{ \lang2057\langfe1033\langnp2057\insrsid13334804\charrsid15152374 , whereby the}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid13334804\charrsid15152374 H}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 omeowner}{\lang2057\langfe1033\langnp2057\insrsid13334804\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 can give up the}{ \lang2057\langfe1033\langnp2057\insrsid13334804\charrsid15152374 ir property and be restored to their}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 position prior to the contract; or (2) compensatory damages}{ \lang2057\langfe1033\langnp2057\insrsid13334804\charrsid15152374 , costs,}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 an}{\lang2057\langfe1033\langnp2057\insrsid13334804\charrsid15152374 d attorneys\rquote fees, whereby the H}{ \lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 omeowner}{\lang2057\langfe1033\langnp2057\insrsid13334804\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 can collect a judgment and build the sewer line}{\lang2057\langfe1033\langnp2057\insrsid13334804\charrsid15152374 s themselves}{\lang2057\langfe1033\langnp2057\insrsid937301\charrsid15152374 .}{ \cs44\lang2057\langfe1033\langnp2057\insrsid937301\charrsid15152374 \chftn {\footnote \pard\plain \s45\qj \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid197333 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs44\fs20\super\insrsid937301\charrsid937301 \chftn }{\fs20\insrsid937301\charrsid937301 These remedies are not exclusive, however. We held in }{\i\fs20\insrsid937301\charrsid937301 Abalos}{ \fs20\insrsid937301\charrsid937301 that damages under the }{\fs20\insrsid8531678 DTPA}{\fs20\insrsid937301\charrsid937301 , for example, may also be sought in addition to the remedies described in 21 GCA \'a7 60314(f). }{\i\fs20\insrsid13007137 Abalos}{ \fs20\insrsid13007137 ,}{\i\fs20\insrsid13007137 }{\fs20\insrsid14233813 2006 {\*\xmlopen\xmlns1{\factoidname place}}Guam{\*\xmlclose} 7 \'b6\'b6 53-58. }{\fs20\insrsid937301\charrsid14233813 It}{\fs20\insrsid937301\charrsid937301 is reasonable to assume that specific performance would also be an available remedy.}}}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid937301\charrsid15152374 Once }{ \lang2057\langfe1033\langnp2057\insrsid1251192\charrsid15152374 those}{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid937301\charrsid15152374 Homeowners }{ \lang2057\langfe1033\langnp2057\insrsid1251192\charrsid15152374 who cho}{\lang2057\langfe1033\langnp2057\insrsid937301\charrsid15152374 se }{\lang2057\langfe1033\langnp2057\insrsid1251192\charrsid15152374 the remedy of damages }{ \lang2057\langfe1033\langnp2057\insrsid4413011\charrsid15152374 actually receive the money necessary to construct the sewer lines}{\lang2057\langfe1033\langnp2057\insrsid937301\charrsid15152374 , Cyfred w}{ \lang2057\langfe1033\langnp2057\insrsid4413011\charrsid15152374 ill}{\lang2057\langfe1033\langnp2057\insrsid937301\charrsid15152374 have no f}{\lang2057\langfe1033\langnp2057\insrsid4413011\charrsid15152374 urther obligation to construct the}{ \lang2057\langfe1033\langnp2057\insrsid937301\charrsid15152374 sewer}{\lang2057\langfe1033\langnp2057\insrsid4413011\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid937301\charrsid15152374 line}{ \lang2057\langfe1033\langnp2057\insrsid4413011\charrsid15152374 s itself}{\lang2057\langfe1033\langnp2057\insrsid937301\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid1251192\charrsid15152374 Thereafter, those}{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid15152374 Homeowners will be required to resume their payments to Cyfred.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \i\lang2057\langfe1033\langnp2057\insrsid16608055\charrsid15152374 See}{\i\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid15152374 Kim v. Park}{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid15152374 , 86 P.3d at 67 (\'93When plaintiff}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid15152374 s material breach is cured by the satisfaction of the judgment for damages awarded to defendants, defendants}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid3740733\charrsid15152374 obligation to make the payments due under the contract will resume.\'94).}{ \lang2057\langfe1033\langnp2057\insrsid11024041 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid15152374 4. Installation of the Incorrect Diameter Water Pipes was not a Material Breach}{\b\lang2057\langfe1033\langnp2057\insrsid9198174 \par }{\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [7}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 6}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid8917864\charrsid15152374 \tab One might argue that Cyfred}{\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid15152374 s failure to install the correct diameter water pipes, as the Homeowners allege, would also be a}{\lang2057\langfe1033\langnp2057\insrsid4413011\charrsid15152374 material}{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid15152374 breach of contract.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid15152374 If so, the Hom}{\lang2057\langfe1033\langnp2057\insrsid14233813\charrsid15152374 e}{ \lang2057\langfe1033\langnp2057\insrsid8917864\charrsid15152374 owners would be justified in suspending payment}{\lang2057\langfe1033\langnp2057\insrsid4413011\charrsid15152374 s}{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid15152374 until they receive }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid15152374 satisfaction of }{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid15152374 judgment on the issue of water lines.}{ \lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid8917864\charrsid15152374 However, water lines do exist at the moment, and there is no indication that the Homeowners are subject to eviction because they were incorrectly installed.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid8917864\charrsid15152374 Even if true, defective but functional water lines would not rise to the level of a material breach.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid8917864\charrsid15152374 Instead, the installation of defective water lines would likely be a non-material breach that should be remedied by damages or a reduction i}{ \lang2057\langfe1033\langnp2057\insrsid1251192\charrsid15152374 n the Homeowners\rquote overall debt.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\i\lang2057\langfe1033\langnp2057\insrsid1251192\charrsid15152374 See Zemco Mfg., Inc. v. Navistar Int}{\i\lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid13007137\charrsid15152374 l}{\i\lang2057\langfe1033\langnp2057\insrsid1251192\charrsid15152374 Transp. Corp., }{\lang2057\langfe1033\langnp2057\insrsid1251192\charrsid15152374 270 F.3d 1117, 1126 (7th Cir. 2001) (reciting the rule that partial failure of consideration is remedied }{\i\lang2057\langfe1033\langnp2057\insrsid1251192\charrsid15152374 pro tanto}{\lang2057\langfe1033\langnp2057\insrsid1251192\charrsid15152374 ).}{\lang2057\langfe1033\langnp2057\insrsid8917864 \par }{\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid83215 {\b\lang2057\langfe1033\langnp2057\insrsid11493625\charrsid15152374 I}{\b\lang2057\langfe1033\langnp2057\insrsid16519749\charrsid15152374 V}{ \b\lang2057\langfe1033\langnp2057\insrsid11493625\charrsid15152374 .}{\b\lang2057\langfe1033\langnp2057\insrsid6389130\charrsid15152374 CONCLUSION}{\b\lang2057\langfe1033\langnp2057\insrsid14046994 \par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15152374 {\b\lang2057\langfe1033\langnp2057\insrsid83215\charrsid15152374 \par }{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 [7}{\b\lang2057\langfe1033\langnp2057\insrsid9389142\charrsid15152374 7}{\b\lang2057\langfe1033\langnp2057\insrsid2112097\charrsid15152374 ]}{ \lang2057\langfe1033\langnp2057\insrsid15891037\charrsid15152374 \tab }{\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid15152374 We }{\b\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid15152374 DENY}{ \lang2057\langfe1033\langnp2057\insrsid7958934\charrsid15152374 the motion }{\lang2057\langfe1033\langnp2057\insrsid9198174\charrsid15152374 which argues that this appeal should be dismissed as untimely}{ \lang2057\langfe1033\langnp2057\insrsid7958934\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 In order to protect our jurisdiction, we hereby}{ \lang2057\langfe1033\langnp2057\insrsid7958934\charrsid15152374 }{\b\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid15152374 GRANT}{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid7958934\charrsid15152374 the motion to }{\lang2057\langfe1033\langnp2057\insrsid11024041\charrsid15152374 set aside the foreclosures that occurred on May }{ \lang2057\langfe1033\langnp2057\insrsid16076901\charrsid15152374 17, 2007}{\lang2057\langfe1033\langnp2057\insrsid5712613\charrsid15152374 and }{\b\lang2057\langfe1033\langnp2057\insrsid5712613\charrsid15152374 VACATE }{ \lang2057\langfe1033\langnp2057\insrsid5712613\charrsid15152374 the resulting foreclosure deeds}{\lang2057\langfe1033\langnp2057\insrsid16076901\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{ \lang2057\langfe1033\langnp2057\insrsid7958934\charrsid15152374 Although }{\lang2057\langfe1033\langnp2057\insrsid2840077\charrsid15152374 an injunction under the }{\lang2057\langfe1033\langnp2057\insrsid8531678\charrsid15152374 DTPA}{ \lang2057\langfe1033\langnp2057\insrsid16076901\charrsid15152374 is not an appropriate remedy under the facts of this case, }{\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid15152374 we find that the Homeowners have demonstrated a threat of irreparable injury and a likelihood of succeeding on the merits of their claim.}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid15152374 Specifically, we find that Cyfred was obligated to install sewer lines for all the Homeowners, that the Sananaps were justified in suspending their payments to Cyfred }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid15152374 after Cyfred}{ \lang2057\langfe1033\langnp2057\insrsid9333430\charrsid15152374 \rquote }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid15152374 s breach}{\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid15152374 , and that }{ \lang2057\langfe1033\langnp2057\insrsid14958032\charrsid15152374 the Sananaps }{\lang2057\langfe1033\langnp2057\insrsid7958934\charrsid15152374 are likely to }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid15152374 succeed in avoiding foreclosure on their home}{\lang2057\langfe1033\langnp2057\insrsid1835043\charrsid15152374 .}{\lang2057\langfe1033\langnp2057\insrsid15152374 }{\lang2057\langfe1033\langnp2057\insrsid1835043\charrsid15152374 The order deny}{ \lang2057\langfe1033\langnp2057\insrsid2840077\charrsid15152374 ing}{\lang2057\langfe1033\langnp2057\insrsid1835043\charrsid15152374 the }{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid15152374 Sananaps}{ \lang2057\langfe1033\langnp2057\insrsid1835043\charrsid15152374 the preliminary injunction they seek is therefore }{\b\lang2057\langfe1033\langnp2057\insrsid1835043\charrsid15152374 REVERSED}{ \lang2057\langfe1033\langnp2057\insrsid1835043\charrsid15152374 and}{\lang2057\langfe1033\langnp2057\insrsid14958032\charrsid15152374 the matter is}{\lang2057\langfe1033\langnp2057\insrsid1835043\charrsid15152374 }{ \b\lang2057\langfe1033\langnp2057\insrsid1835043\charrsid15152374 REMANDED}{\lang2057\langfe1033\langnp2057\insrsid1835043\charrsid15152374 for additional proceedings consistent with this opinion.}{ \lang2057\langfe1033\langnp2057\insrsid14046994\charrsid15152374 \par }}