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Bell, Sup. Ct. Case No. CVA08-012} {\subject Mendiola v. Bell, Super. Ct. Case No. CV0782-04}{\author Supreme Court of Guam}{\operator freriks_k}{\creatim\yr2009\mo12\dy2\hr14\min24}{\revtim\yr2010\mo1\dy11\hr10\min29}{\printim\yr2009\mo12\dy1\hr10\min18}{\version6}{\edmins28}{\nofpages14} {\nofwords6320}{\nofchars36025}{\*\company Judiciary of Guam}{\nofcharsws42261}{\vern24689}}\margl1440\margr1440\margb1008 \widowctrl\ftnbj\aenddoc\revisions\noxlattoyen\expshrtn\noultrlspc\dntblnsbdb\nospaceforul\hyphcaps0\formshade\horzdoc\dgmargin \dghspace180\dgvspace180\dghorigin1440\dgvorigin1440\dghshow1\dgvshow1\jexpand\viewkind4\viewscale100\pgbrdrhead\pgbrdrfoot\splytwnine\ftnlytwnine\htmautsp\nolnhtadjtbl\useltbaln\alntblind\lytcalctblwd\lyttblrtgr\lnbrkrule\rsidroot13658556 \fet0 {\*\ftnsep \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid11807010 \chftnsep \par }}{\*\ftnsepc \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid11807010 \chftnsepc \par }}{\*\aftnsep \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid11807010 \chftnsep \par }}{\*\aftnsepc \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid11807010 \chftnsepc \par }}\sectd \psz1\linex0\headery1440\sectdefaultcl\sectrsid6575488\sftnbj {\header \pard\plain \s23\ql \li0\ri-576\widctlpar\tqc\tx4320\tqr\tx8640\pvpara\phmrg\posxr\posy0\aspalpha\aspnum\faauto\adjustright\rin-576\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs21\insrsid11807010 \par }\pard \s23\ql \li0\ri0\widctlpar\tqr\tx9360\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\i\fs20\insrsid11807010 Mendiola v. Bell}{\fs20\insrsid11807010 , Opinion \tab Page }{\field{\*\fldinst {\fs20\insrsid11807010 PAGE }}{\fldrslt { \fs20\lang1024\langfe1024\noproof\insrsid12539818 14}}}{\fs20\insrsid11807010 of }{\field{\*\fldinst {\fs20\insrsid11807010 NUMPAGES }}{\fldrslt {\fs20\lang1024\langfe1024\noproof\insrsid11807010 23}}}{\fs20\insrsid11807010 \par }\pard \s23\ql \li0\ri0\widctlpar\brdrb\brdrs\brdrw10\brsp20 \tqr\tx9360\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\fs20\insrsid11807010 \par }\pard \s23\ql \li0\ri0\widctlpar\tqr\tx9360\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\fs20\insrsid11807010 }{\insrsid11807010 \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 \s3\qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\outlinelevel2\adjustright\rin0\lin0\itap0\pararsid11807010 \fs24\ul\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\ulnone\cf0\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 IN THE SUPREME COURT OF GUAM \par }\pard\plain \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11807010 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11807010 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ORION and JULIE ANN MENDIOLA, husband and wife, and \par GEMMA DE GUZMAN and ALEJANDRO A. AUSTRIA, husband and wife, \par }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Plaintiffs-Appellants, \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11807010 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11807010 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 v. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11807010 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11807010 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ERIC BELL and RICK BELIVEAU, \par }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Defendants-Appellees. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11807010 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \par }\pard\plain \s2\qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\outlinelevel1\adjustright\rin0\lin0\itap0\pararsid11807010 \fs24\ul\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \b\ulnone\cf0\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 OPINION}{\cf0\lang2057\langfe1033\langnp2057\insrsid15019885\charrsid1405066 \par }\pard\plain \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11807010 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11807010 {\lang2057\langfe1033\langnp2057\insrsid15019885\charrsid10894311 Filed:}{\lang2057\langfe1033\langnp2057\insrsid1405066\charrsid10894311 }{ \lang2057\langfe1033\langnp2057\insrsid15019885\charrsid10894311 December 1, 2009 \par }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid10894311 Cite as: 2009 Guam }{\lang2057\langfe1033\langnp2057\insrsid16274405\charrsid10894311 15}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid10894311 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10894311 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10894311 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Supreme Court Case No.: CVA08-012 \par Superior Court Case No.: CV0782-04 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10894311 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11807010 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Appeal from the Superior Court of Guam \par Argued and submitted on July 7, 2009 \par Hag\'e5t\'f1a, Guam \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \par }\trowd \irow0\irowband0\lastrow \ts11\trqc\trgaph120\trleft-120\trftsWidth1\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3 \clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx4560\clvertalt\clbrdrt\brdrnone \clbrdrl\brdrtbl \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx9240\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid10894311 { \ul\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Appearing for Plaintiffs-Appellants: \par }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Thomas M. Tarpley, }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Esq}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 . \par Thomas McKee Tarpley Law Firm \par 414 W. Soledad Ave. \par }\pard\plain \s23\ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid10894311 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Hag\'e5t\'f1a, GU 96910 \cell }\pard\plain \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid10894311 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\ul\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Appearing for Defendants-Appellees:}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \par Phillip Torres, }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Esq. \par }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Teker Torres & Teker\tab }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \par }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 130 Aspinall Ave. \par Hag\'e5t\'f1a, GU 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \trowd \irow0\irowband0\lastrow \ts11\trqc\trgaph120\trleft-120\trftsWidth1\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3 \clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx4560\clvertalt\clbrdrt\brdrnone \clbrdrl\brdrtbl \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx9240\row }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 { \lang2057\langfe1033\langnp2057\insrsid12539818 \par }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 BEFORE: ROBERT J. TORRES, Chief Justice; F. PHILIP CARBULLIDO, Associate Justice; KATHERINE A. MARAMAN, Associate Justice. \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12539818 {\insrsid354646\charrsid12539818 \par }{\b\insrsid354646\charrsid12539818 CARBULLIDO, J.: \par }{\insrsid11807010\charrsid12539818 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [1]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab This appeal arises out of a complaint brought by Plaintiffs-Appellants Orion and Julie Ann Mendi ola, and Gemma De Guzman and Alejandro Austria against the developer of the subdivision in which they purchased homes, TTI Properties, Inc., and three of its officers and shareholders \endash Robert Terry, Eric Bell, and Rick Beliveau.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 In the complaint, Orion an d Julie Ann Mendiola, and Gemma De Guzman and Alejandro Austria alleged claims of negligence, breach of contract, fraudulent deceit, and violations of the Guam Consumer Protection Act stemming from severe flooding of their homes during two typhoons in 200 2, seeking the remedies of rescission and restitution.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The flooding was alleged to have been the result of the lack of a storm drainage system in their subdivision.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 TTI Properties, Inc., and Terry eventually initiated bankruptcy proceedings, and the civil action against them was stayed as a consequence.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The trial court proceeded to try only the claims against Bell and Beliveau, ruling in favor of Bell and Beliveau on the claims of fraudulent deceit and violations of the Consumer Protection Act, and in favor of Mendiola and De Guzman on the negligence issue, finding Bell and Beliveau jointly and severally liable \endash but only as to damages resulting from the latter typhoon.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Orion and Julie Ann Mendiola, and Gemma De Guzman and Alejandro Austria now appeal.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 For the reasons stated herein, we REVERSE several findings of the trial court, but AFFIRM the Judgment.}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }\pard\plain \s19\qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3151362 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 I.}{ \b\lang2057\langfe1033\langnp2057\insrsid1405066 }{\b\lang2057\langfe1033\langnp2057\insrsid3542185\charrsid1405066 FACTUAL AND PROCEDUREAL BACKGROUND}{\b\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \s19\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\b\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }\pard\plain \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [2]}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Some time in 1998, TTI Properties, Inc. (\'93TTI\'94) purchased a tract of land in Talofofo, Guam, known as Lot No. 92-5-5.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Appellant\rquote s Excerpts of Record (\'93ER\'94) at 33 (Find}{\lang2057\langfe1033\langnp2057\insrsid7488903\charrsid1405066 s.}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Fact }{\lang2057\langfe1033\langnp2057\insrsid7488903\charrsid1405066 & }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Concl. L}{\lang2057\langfe1033\langnp2057\insrsid7488903\charrsid1405066 .}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , Mar. 21, 2008). TTI was a Guam corporation made up of equal shareholders, who also served as officers and directors, namely Robert Terry, Eric Bell, Rick Beliveau, and Brian Schaeffer.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 TTI subdivided this lot into smaller lots in 1999. At the time of subdivision, Terry was the general manager and president of TTI, and the only representative of TTI responsible for subdividing the lot. Transcripts (Tr.), Vol. IV at 4, 5 (}{ \lang2057\langfe1033\langnp2057\insrsid13640278\charrsid1405066 Cont\rquote d}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 . Bench Trial, Nov. 1, 2007).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Terry hired a land surveyor to prepare a subdivision map, and Terry testified that he went through all the necessary government agencies to sign off on the map.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Id. }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 at 5.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Terry personally signed the subdivision map, certifying that he complied with the requirements of Guam\rquote s Subdivision Law, Title 21 GCA, Chapter 62.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Id. }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 at 6.}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [3]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab In November 1999, Appellants Orion and Julie Ann Mendiola, husband and wife (collectively \'93Mendiola\'94 ), purchased one of the lots in the subject subdivision, Lot No. 92-5-5-4, from TTI, through Terry. Similarly, in January 2000, Appellants Gemma De Guzman and Alejandro Austria, husband and wife (collectively \'93De Guzman\'94), purchased Lot No. 92-5-5-1 .}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 constructed homes on the lots through self arranged bank financing.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ER at 34 {\*\bkmkstart OLE_LINK1}{\*\bkmkstart OLE_LINK2}(Find}{\lang2057\langfe1033\langnp2057\insrsid13640278\charrsid1405066 s.}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Fact & }{ \lang2057\langfe1033\langnp2057\insrsid345607\charrsid1405066 Concl. }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 L}{\lang2057\langfe1033\langnp2057\insrsid13640278\charrsid1405066 .}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ){\*\bkmkend OLE_LINK1}{\*\bkmkend OLE_LINK2}. TTI required as part of the land purchase that Sea Star, Inc., (\'93Sea Star\'94) would be the building contractor to construct the homes.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Id.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Terry testified at trial that he was the one who marketed the properties.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Tr., Vol. IV at 6.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [4]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Terry was the General Manager and President of TTI at the time the lots were sold to Mendiola and }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Tr.} {\lang2057\langfe1033\langnp2057\insrsid13640278\charrsid1405066 ,}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Vol. IV at 4. During the time Terry was in charge of TTI, he rarely communicated with Appellee Beliveau, who did not reside in Guam.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Appellee Bell served merely as a bookkeeper for TTI.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Tr.}{\lang2057\langfe1033\langnp2057\insrsid13640278\charrsid1405066 ,}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Vol. IV at 19.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Bell and Beliveau eventually became the officer s in charge of TTI upon the resignation of Terry as an officer on July 28, 2000.\tab }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [5]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Mendiola obtained a loan from Bank of Hawaii in the amount of $112,500.00 -- $47,500.00 was to pay TTI for the lot, and $58,996.60 went to Sea Star for the construction of the house.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ER at 34 }{\lang2057\langfe1033\langnp2057\insrsid13640278\charrsid1405066 (Finds. Fact & Concl. L.)}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 . }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 also obtained a loan from Bank of Hawaii totalling $103,000.00 -- $45,112.00 }{ \lang2057\langfe1033\langnp2057\insrsid14498092\charrsid1405066 went }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 toward the purchase of the lot from TTI and $53,388.00 }{\lang2057\langfe1033\langnp2057\insrsid14498092\charrsid1405066 went to Sea star for the construction of the house}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 These amounts represent only the contract prices for the land and home, and not the entire cost of improvements made nor interest paid on the loans.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Before issuing the loan to Mendiola, the bank inspected the land and }{\lang2057\langfe1033\langnp2057\insrsid14498092\charrsid1405066 ordered }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 an appraisal report, which indicated that the drainage of excess waters appeared to be adequate.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Tr.}{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 ,}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Vol. II at 45}{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 (Cont\rquote d. Bench Trial, Oct. 30, 2007)}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [6]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 testified that her home experienced some flooding before Typhoon Chata\rquote an, as a result of heavy rainfall. Tr.}{\lang2057\langfe1033\langnp2057\insrsid7815177\charrsid1405066 ,}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Vol. II at 65.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 She further testified that she brought this to the attention of Terry, and Terry told her he would remedy the problem.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Tr.}{ \lang2057\langfe1033\langnp2057\insrsid7815177\charrsid1405066 ,}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Vol. II at 66.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 experienced severe flooding of their homes during Typhoon Chata\rquote an, which hit Guam in July 2002. }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 testified that she tried to reach Terry after the typhoon but was told that he was no longer in charge of TTI.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Tr.}{ \lang2057\langfe1033\langnp2057\insrsid7815177\charrsid1405066 ,}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Vol. II at 68.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 She spoke instead with Bell and informed him that Terry had promised to do something about the drainage on her property.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 According to }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , to her knowledge, Bell never took action to fix the situation.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid7815177\charrsid1405066 Tr., }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Vol. II at 69.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 However, Bell testified that he got a letter from }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 about the flooding problem in May 2003, and that he put in a drainage pit, or leaching field, to alleviate future flooding.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid7815177\charrsid1405066 Tr., }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Vol. IV at 45-47.}{\cs16\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \chftn {\footnote \pard\plain \qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6575488 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs16\super\insrsid11807010 \chftn }{\insrsid11807010 }{\fs20\insrsid11807010 This, however, was not done until after Supertyphoon Pongsona hit Guam in December 2002.}}}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [7]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab The flooding situation at the Mendiola home was also brought to the attention of TTI, and specifically Beliveau and Bell, a couple of days after Typhoon Chata\rquote an.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 According to the testimony of Orion Mendiola, he first spoke to Beliveau two days after the July typhoon, and Beliveau referred him to Bell.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid7815177\charrsid1405066 Tr., }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Vol. }{\lang2057\langfe1033\langnp2057\insrsid7815177\charrsid1405066 II }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 at 37.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 During numerous conversations Mendiola had with Bell, Mendiola testified that Bell discussed possibly putting in berms or a ponding basin to rectify the flooding problem.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid7815177\charrsid1405066 Tr., }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Vol. II at 38.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Although Bell testified that he did eventually put in a ponding basin, this was not done until some time after Supertyphoon Pongsona.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 again experienced severe flooding of their homes during Supertyphoon Pongsona, which hit Guam five months after Typhoon Chata\rquote an, in December 2002.}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [8]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab After failed attempts to resolve the flooding concerns out of court, Mendiola and }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 filed a lawsuit against TTI, Terry, Bell, and Beliveau.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 They filed claims for negligence and breach of contract against TTI and Terry, and fraudulent deceit and violations of Guam\rquote s Consumer Protection Act against all defendants. They sought the remedies of rescission and restitution against TTI.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 TTI and Terry later filed for bankruptcy, triggering a stay of proceedings against those two defendants.}{\cs16\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \chftn {\footnote \pard\plain \s15\ql \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10814703 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs16\super\insrsid11807010 \chftn }{\insrsid11807010 Mendiola and De Guzman have claims against Terry in the bankruptcy proceedings. Tr., Vol. IV at 17, 18.}}}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The trial court, therefore, only proceeded with a bench trial on the claims against Bell and Beliveau, which began on October 25, 2007.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 also sought to have Bell and Beliveau held jointly and severally liable for damages they suffered as a result of TTI\rquote s negligence in failing to provide adequate storm drainage. }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [9]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab After the conclusion o f the evidence, the trial court issued its Findings of Fact and Conclusions of Law on March 21, 2008, ruling in favor of Bell and Beliveau on the claims of fraudulent deceit and violations of the Consumer Protection Act, and in favor of Mendiola and }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 on the negligence issue, finding Bell and Beliveau jointly and severally liable, but only as to damages resulting from Supertyphoon Pongsona. The trial court later issued a decision and order denying Mendiola and }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 rescission and full restitution against Bell and Beliveau.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 On October 28, 2008, the trial court issued its Judgment Following 54(b) Certification.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 timely appealed.}{ \lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3151362 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 II.}{\b\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \b\lang2057\langfe1033\langnp2057\insrsid3542185\charrsid1405066 JURISDICTION}{\b\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\b\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [10]\tab }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 This court has jurisdiction over an appeal from a final judgment of the Superior Court pursuant to 48 USC \'a7 1424-1(a)(2) (West 2009); 7 GCA \'a7\'a7 3107(b) and 3108(a) (2005).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3151362 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 III.}{\b\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \b\lang2057\langfe1033\langnp2057\insrsid3542185\charrsid1405066 STANDARD OF REVIEW}{\b\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\b\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [11]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab This court is asked to interpret whether the remedies under the Guam Consumer Pro tection Act are available under the facts of this case.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 We review issues of statutory interpretation under a }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 de novo}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 standard of review.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Quichocho v. Macy\rquote s Dep}{\i\lang2057\langfe1033\langnp2057\insrsid3542185\charrsid1405066 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 t. Stores, Inc.}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 2008 Guam 9 \'b6 13. We review a trial }{\lang2057\langfe1033\langnp2057\insrsid3542185\charrsid1405066 judge\rquote s }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 findings of facts after a bench trial for clear error. }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Yang v. Hong,}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 1998 Guam 9 \'b6 4. A trial judge}{ \lang2057\langfe1033\langnp2057\insrsid8730493\charrsid1405066 \rquote }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 s conclusions of law, however, are reviewed }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 de novo. Craftworld Interior, Inc. v. King Ent}{\i\lang2057\langfe1033\langnp2057\insrsid13436466\charrsid1405066 er}{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .,}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2000 Guam 17 \'b6 6.}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\b\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [12]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab The trial court\rquote s decision regarding the award of equitable remedies is reviewed for an abuse of discretion.} {\lang2057\langfe1033\langnp2057\insrsid1405066 }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Abalos v. Cyfred Ltd.,}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2006 Guam 7 \'b6 14 (\'93 We review for an abuse of discretion the [trial] court}{\lang2057\langfe1033\langnp2057\insrsid8730493\charrsid1405066 \rquote }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 s equitable orders. The [trial] court abuses its discretion when its equitable decision is based on an error of law or a clearly erroneous factual finding[.]\'94) (citation and quotation omitted); }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 see also Williams v. Rhodes}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 393 U.S. 23, 65 n.3 (1968) (Warren, C.J., dissenting); }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Forest Grove }{\i\lang2057\langfe1033\langnp2057\insrsid13436466\charrsid1405066 Sch. }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Dist. v. T.A.}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 523 F.3d 1078, 1084 (9th Cir. 2008) (\'93This court therefore has applied an abuse of discretion standard when reviewing a district court}{ \lang2057\langfe1033\langnp2057\insrsid8730493\charrsid1405066 \rquote }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 s grant or denial of equitable relief.\'94).}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3151362 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 IV.}{\b\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \b\lang2057\langfe1033\langnp2057\insrsid3542185\charrsid1405066 DISCUSSION}{\b\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\b\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9053196 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 A.}{\b\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Duty to Provide Storm Drainage}{\b\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\b\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [13]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Guam\rquote s Subdivision Law, Title 21 GCA, Chapter 62, requires that a subdivider shall provide sufficient drainage of the land to provide reasonable protection against flooding.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 21 GCA \'a7 62108(f) (2005).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Further, the Guam Administrative Rules relative to the Territorial Planning Commission (\'93Commission\'94 ), found in 18 GAR}{\lang2057\langfe1033\langnp2057\insrsid1339300\charrsid1405066 ,}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Chapter 3, state that \'93 [a]ll streets and other improvements, which in the opinion of the Commission are necessary for the development of any part of the subdivision, will be required.\'94 18 GAR \'a7 3223(a)}{\lang2057\langfe1033\langnp2057\insrsid1339300\charrsid1405066 (}{ \lang2057\langfe1033\langnp2057\insrsid8858858\charrsid1405066 1997}{\lang2057\langfe1033\langnp2057\insrsid1339300\charrsid1405066 )}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 With regard to storm drainage, the rules state: \'93 Storm Drain Plan shall include, but not be limited to: sizes, profiles, locations and details of storm pipes, catch basins, surface drains or any other structure required from collection to disposal of storm runoff.\'94}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 18 GAR \'a7 3223(d)(6).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Soil reports are also required when submitting an improvement plan for approval, and the Commission requires that \'93[u]nderground drainage shall be specifically included in the report analysis. . . .\'94 18 GAR \'a7 3223(e)(1).}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Another requirement is calculation sheets showing the engineering calculations to arrive at storm drainage installation.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 18 GAR \'a7 3223(e)(2).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [14]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Subdivision plans are submitted to the Commission and the Department of Public Works.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 See}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 18 GAR \'a7 3223(f).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The Commission further requires the subdivider to provide information on storm water overflows, the direction of the flow, etc.. 18 GAR \'a7 3215(f)}{ \lang2057\langfe1033\langnp2057\insrsid1339300\charrsid1405066 (}{\lang2057\langfe1033\langnp2057\insrsid8858858\charrsid1405066 1997}{\lang2057\langfe1033\langnp2057\insrsid1339300\charrsid1405066 )}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 do not dispute that the subdivision plans were approved by the Commission and the Department of Public Works.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 So while the Commission appears to be the body tasked with establishing the criteria for \'93sufficient storm drainage\'94 and \'93reasonable flood protection,\'94 the fact that this subdivision was approved when in fact the subdivider did not fulfill its affirmative duties, as no improvements for storm drainage were in place, does not lend any clarification as to what these terms mean.}{ \cs16\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \chftn {\footnote \pard\plain \qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6575488 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \cs16\fs20\super\insrsid11807010 \chftn }{\insrsid11807010 }{\fs20\insrsid11807010 The source of Guam\rquote s Subdivision Law in Title 21 is the Government Code, sections 18000-18602, which was added by Guam Public Law 6-134 (1962). There is nothing in this source that further clarifies these terms. Our statutes seem to leave it to the Commission to establish and define what constitutes sufficient storm drainage and adequate flood protecti on.}}}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9053196 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 B. Guam Consumer Protection Act}{\b\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\b\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [15]\tab }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 argue that the lack of sufficient drainage, or the absence of any improvements to the subdivision to protect against flooding, was a misrepresentation that induced them to enter into the land sale contracts with TTI.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 To this end, they claim that TTI, Terry, Bell, and Beliveau violated provisions of the Guam Consumer Protection Act (\'93CPA\'94).}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The CPA is codified in }{\lang2057\langfe1033\langnp2057\insrsid9903366\charrsid1405066 Title 5, }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Chapter 32 of the Government Operations Code, Trade Practices and Consumer Protection. The general purpose of the CPA is \'93to protect cons umers against false, misleading, and deceptive business practices, unconscionable actions, and breaches of warranty, and to provide efficient and economical procedures to secure such protection,\'94 and shall be liberally construed in favor of the consumer.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 5 GCA \'a7 32108(a) (2005).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [16]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 seek relief specifically pursuant to section 32201(b)(29) of the CPA.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 That section reads:}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid12539818 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 (b) The term }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 false, misleading}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , or }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 deceptive acts}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 or }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 practices}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 includes, but is not limited to, the following a cts by any person or merchant, which acts are hereby prohibited and declared illegal and contrary to public policy if committed by any person or merchant: \par . . . \par }\pard \qj \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12539818 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \par }\pard \qj \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid12539818 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 (29) Doing any other act which is prohibited by the laws of Guam to mislead a consumer to his detriment or to induce another person to buy or sell goods or services to such person\rquote s detriment.}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \qj \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid11807010 {\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 5 GCA \'a7 32201(b)(29) (2005) (emphasis in original).}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Courts interpreting the CPA shall be guided by the interpretations given by the U.S. Federal Trade Commi ssion and the Federal Trade Act, and may consider relevant decisions of federal courts.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 5 GCA \'a7 32108(c)(A); }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Guam v. Marfega Trading Co., Inc}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ., 1998 Guam 4 \'b6 10.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 In the }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Marfega}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 case, this court employed the three-part test pursuant to the Federal Trade Commission Act to assist in determining whether an act constitutes a deceptive trade practice.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The court stated:}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid1405066 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Case law has established a three-part test for determining whether a practice is deceptive pursuant to the Federal Trade Commission Act (FTCA). T he FTC must show the following: (1) there is a representation, omission or practice; (2) the representation, omission or practice is likely to mislead consumers acting reasonably under circumstances; and (3) the representation, omission or practice must b e material. }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 FTC v. Patriot Alcohol Testers, Inc.,}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 798 F.}{\lang2057\langfe1033\langnp2057\insrsid11877543\charrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Supp. 851, 855 (D.}{\lang2057\langfe1033\langnp2057\insrsid11877543\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Mass.}{ \lang2057\langfe1033\langnp2057\insrsid11877543\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 1992); }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 FTC v. Wilcox,}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 926 F.}{\lang2057\langfe1033\langnp2057\insrsid11877543\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Supp. 1091, 1098 (S.D.}{ \lang2057\langfe1033\langnp2057\insrsid11877543\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Fla.}{\lang2057\langfe1033\langnp2057\insrsid11877543\charrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 1995). }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 See FTC v. Pantron I. Corp.,}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 33 F.3d 1088, 1095 (9th Cir.}{\lang2057\langfe1033\langnp2057\insrsid11877543\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 1994), }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 cert. denied,}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 514 U.S. 1083, 115 S.Ct. 1794, 131 L.}{\lang2057\langfe1033\langnp2057\insrsid11877543\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Ed.}{ \lang2057\langfe1033\langnp2057\insrsid11877543\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2d 722 (1995).}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Marfega}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 1998 Guam 4 \'b6 11.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The trial court in this case applied these factors and determined that \'93 although TTI failed to provide adequate drainage as required by Guam law, said failure does not rise to such a level as to constitute a false, misleading, or deceptive act or practice as defined under the CPA.\'94 ER at 41 (}{ \lang2057\langfe1033\langnp2057\insrsid6492322\charrsid1405066 Finds. Fact & Concl. L.}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ).}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3151362 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [17]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab The interpretation of a statute is reviewed }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 de novo}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Quichocho}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ,}{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2008 Guam 9 \'b6 13.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 A trial judge}{ \lang2057\langfe1033\langnp2057\insrsid8730493\charrsid1405066 \rquote }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 s findings of facts after a bench trial are reviewed for clear error. }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Yang}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 1998 Guam 9 \'b6 4. A trial judge}{\lang2057\langfe1033\langnp2057\insrsid8730493\charrsid1405066 \rquote }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 s conclusions of law are reviewed }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 de novo. Craftworld Interior, Inc.}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ,}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2000 Guam 17 \'b6 6.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Compare Lizama v. Dep}{\i\lang2057\langfe1033\langnp2057\insrsid6492322\charrsid1405066 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 t of Pub. Works}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 2005 Guam 12 \'b6 12 (\'93 What constitutes an easement or a right thereto is a question of law, but whether the facts necessary to the existence of the right have been proved is a question of fact.}{\lang2057\langfe1033\langnp2057\insrsid6492322\charrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{\lang2057\langfe1033\langnp2057\insrsid6492322\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{ \lang2057\langfe1033\langnp2057\insrsid6492322\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .\'94) (quotation omitted).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 In this case, the trial court made a specific factual finding that \'93 [p]rior to selling the lots . . . Terry, Bell, and Beliveau did not realize that the property was susceptible to flooding during storms or typhoons,\'94 a finding that implies a requirement of intent or scienter on the part of the person or merch ant whose actions or practices are challenged under this Act.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ER at 35 (}{\lang2057\langfe1033\langnp2057\insrsid6492322\charrsid1405066 Finds. Fact & Concl. L.}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 While we accept that Terry, Bell, and Beliveau had no knowledge of the flooding problem absent clear evidence to the contrary, we must determine whether intent or scienter is a necessary element of finding a CPA violation under 5 GCA \'a7 32201(b)(29).}{ \lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9053196 {\b\lang2057\langfe1033\langnp2057\insrsid14442338 1.}{\b\lang2057\langfe1033\langnp2057\insrsid3151362 }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Intent or scienter is not }{\b\lang2057\langfe1033\langnp2057\insrsid14498092\charrsid1405066 a }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 required element in finding a violation of 5 GCA \'a7 32201(b)(29).}{ \b\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11807010 {\b\lang2057\langfe1033\langnp2057\insrsid11807010\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [18]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab The trial court impliedly ruled that knowledge or intent was a requirement in order to find a violation of the Guam CPA by stating that the CPA\rquote s remedies were unavailable here because Terry, Bell, and Beliveau did not know of the flood-prone condition of the land at the time of the sale.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 However, this court must make a }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 de novo}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 review of the statute and reach its own interpretation.}{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 See Quichocho}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ,}{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2008 Guam 9 \'b6 13.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The pertinent portion of the statute, section 32201(b), states that \'93[t]he term }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 false, misleading}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , or }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 deceptive acts}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 or }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 practices}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 includes, but is not limited to, the following acts by any person or merchant, which acts are hereby prohibited and declared illegal and contrary to public policy if committed by any person or merchant,\'94 and then enumerates twenty-nine (29) prohibited acts or practices.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 5 GCA \'a7 32201(b) (emphasis in original).}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Many of these enumerated acts or practices specify an element of scienter by using words such as \'93knowingly,\'94 and \'93knows.\'94}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 See}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , for example, subsections (8), (9), (12), (13), (20), (21), (22), (23), (24), and (25) of section 32201(b).}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [19]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab The specific subsection Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid12456542\charrsid1405066 allege }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 was violated is subsection (29), which states:}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \'93Doing any other act which is prohibited by the laws of Guam to mislead a consumer to his detriment or to induce another person to buy or sell goods or services to such person\rquote s detriment.\'94}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 5 GCA \'a7 32201(b)(29).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Although this subsection does not specifically state that the act or practice must be done knowingly or with the in tent to mislead or induce, that the act prohibited by Guam law is done }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 to}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 mislead or }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 to}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 induce may imply an element of knowledge or intent.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 However, within this same section of the CPA, the Legislature was quite capable of inserting these elements to make clear its purpose and its intended proscribed conduct.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 For example, subsection (22) states that a person or merchant violates the CPA by \'93 [k]nowingly selling or offering to sell goods or services which the seller thereof is not licensed to sell or offer for sale.\'94}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 5 GCA \'a7 32201(b)(22).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The Legislature did not just make it a violation of the CPA to sell goods or services without a license to do so, but only to do this knowingly.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 On the contrary, subsection (29) does not contain a specific element of knowing or intent.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [20]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Therefore, while it may be reasonable to interpret subsection (29), standing alone, as including an intent element by the words \'93to mislead\'94 and \'93to induce,\'94 when read together with all the subsections of section 32201(b), it is clear tha t the Legislature could have easily written such words as \'93with the intent\'94 into subsection (29) if indeed that is what it meant.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Compare}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Smith v. Baldwin}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 611 S.W.2d 611 (Tex. 1980), which interpreted provisions of the Texas Deceptive Trade Practices Act (DTPA).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Regarding the Texas DTPA, that court stated:}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid1405066 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Subdivision (7) contains no requirement of proof of intent. By contrast, this is found in subdivisions (9) and (10), and the words \'93knowingly\'94 and \'93fraudulently\'94 appear in subdivisions (13) and (17) respectively. {\*\bkmkstart Document1zzF00991981100454}{\*\bkmkend Document1zzF00991981100454} [Footnote omitted]. The Legislature could readily have imposed an intent requirement in subdivision (7) but did not do so. [Citation omitted].}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 When the Legislature has carefully employed a term in one section of a statute, and has excluded it in another, it should not be implied where excluded. \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid14442338 {\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Id.}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 at 616. }{ \lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \qj \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14442338 {\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [21]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab The Guam CPA further provides that: \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid1405066 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 In interpreting the definitions and other provisions of this chapter, it is the intent of the Legi slature that in construing this chapter, the courts, to the extent possible, will be guided by the interpretations given by the United States Federal Trade Commission and federal courts to Section 5(a)(1) of the Federal Trade Commission Act (15 U.S.C.A. 4 5(a)(1)) and the Federal Trade Act.}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14442338 {\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 5 GCA \'a7 32108(c)}{\lang2057\langfe1033\langnp2057\insrsid15534873\charrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 (A).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 One such federal court interpreting section 5(a)(1) of the Federal Trade Commission Act recently confirmed that intent to deceive is not a requirement to finding a violation of the Federal Trade Commission Act.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 In }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 F.T.C. v. Medical Billers Network, Inc}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ., the court stated:}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \'93 The law is violated if the first contact . . . is secured by deception .}{\lang2057\langfe1033\langnp2057\insrsid15079463\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{ \lang2057\langfe1033\langnp2057\insrsid15079463\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 . even though the true facts are made known to the buyer before he enters into the contract of purchase. }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 It is not required that the deception have been made in bad faith or with intent to deceive}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .\'94 }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Medical Billers}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 543 F.}{\lang2057\langfe1033\langnp2057\insrsid15079463\charrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Supp.}{\lang2057\langfe1033\langnp2057\insrsid15079463\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2d 283, 304 (S.D.N.Y. 2008) (emphasis added, internal citations and quotations omitted). }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 {\*\bkmkstart OLE_LINK3}{\*\bkmkstart OLE_LINK4}See also F.T.C. v. Verity Int\rquote l, Ltd}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ., 443 F.3d 48, 63 (2d Cir. 2006) {\*\bkmkend OLE_LINK3}{\*\bkmkend OLE_LINK4}(\'93 The deception need not be made with intent to deceive; it is enough that the representations or practices were likely to mislead consumers acting reasonably.\'94)}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9053196 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2.}{\b\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \b\lang2057\langfe1033\langnp2057\insrsid4417465\charrsid1405066 V}{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 iolation of the Guam Consumer Protection Act.}{\b\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14442338 {\b\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [22]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab We turn next to applying the facts of this case to the factors used by the FTC to determine whether a practice is misleading or deceptive \endash whether (1) there is a representation, omission or practice; (2) th e representation, omission or practice is likely to mislead consumers acting reasonably under circumstances; and (3) the representation, omission or practice is material.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Marfega}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 1998 Guam 4 \'b6 11.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Here, prongs (1) and (3) are fairly clear.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 As to the first prong, there was clearly an omission \endash failing to provide storm drainage and failing to inform Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 that no adequate storm drainage and flood protection had been provided as required by law.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 As to the third prong, the omission was material, affecting the very quality and soundness of the lots Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 sought to purchase to construct their homes.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The second prong of the test requires a determination of whether the failure of a sub divider to provide drainage and to disclose that no drainage had been provided as required by law (the omission) was itself likely to mislead purchasers of land acting reasonably under the circumstances.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 We believe it was.}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [23]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Purchasers of land in a subdivision act reasonably in assuming that all relevant subdivision laws have been complied with.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Guam law places the onus on the subdivider to ensure that it conveys land compliant with all laws and regulations, and not on the pur chasers of land to independently verify that the subdivider is in fact compliant. This comports with the policy expressed in the CPA that its procedures and protections be liberally construed in favor of the consumer.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 See}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 5 GCA \'a7 32108(a).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The failure to a bide by Guam law regarding storm drainage for subdivisions, and the failure to disclose this to prospective purchasers, was a deceptive act, practice, or omission which misled or induced Mendiola and }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 to buy lots they might not otherwise have bought had they know}{ \lang2057\langfe1033\langnp2057\insrsid3147880\charrsid1405066 n}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 there was no storm drainage system in place.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The specific Guam law allegedly violated, misleading Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 into purchasing the lots in question, is Guam\rquote s Subdivision Law.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The relevant portion of that law states that:}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard\plain \s27\ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid14442338 \fs24\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cf0\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 In al l subdivisions presented for recording under this Chapter the subdivider shall: \par }\pard\plain \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid14442338 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 . . . . \par (f) Provide sufficient drainage of the land to provide reasonable protection against flooding.}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 21 GCA \'a7 62108(f).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 It is undisputed that at the time of the sale, and at least at the time of the typhoons at issue, there was no drainage system put in place, even though Terry signed the subdivision map stating that he was responsible for the subdivision improvements specified in 21 GCA \'a7 62108.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 There is, therefore, little argument that TTI, through Terry, was not compliant with the requirements of Guam\rquote s Subdivision Law where storm drainage is concerned.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 In failing to comply with its legal duties and delivering to Mendiola and }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 subdivided lots that were not up to the standards required by Guam law, TTI, th}{ \lang2057\langfe1033\langnp2057\insrsid6111171\charrsid1405066 r}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ough Terry, engaged in a false, misleading, or deceptive act or practice that induced Mendiola and }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 to purchase the lots in question.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 We find that these facts meet the requirements for finding a violation of the CPA as alleged, and therefore find that the trial court erred in ruling otherwise.}{ \lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9053196 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 C. Liability of Bell and Beliveau }{\b\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\b\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9053196 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 1.}{\b\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \b\lang2057\langfe1033\langnp2057\insrsid4417465\charrsid1405066 No}{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 vicarious liability.}{\b\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\b\ul\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [24]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab We turn now to the issue of whether Bell and Beliveau would bear personal responsibility for TTI and/or Terry \rquote s violation of 21 GCA \'a7 62108(f), requiring subdiv}{\lang2057\langfe1033\langnp2057\insrsid2690808\charrsid1405066 id}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ers to install sufficient drainage to provide reasonable flood protection.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 We address whether Bell and Beliveau, as shareholders and officers of TTI, are personally liable under the CPA because they were shareholders and officers of TTI at the time of the land sales or when they later took over the operations of TTI after Terry\rquote s resignation.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 In this case, the trial court previously found that TTI and Terry were jointly and severally liable to Mendiola and }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 for the damages they suffered as a result of the flooding experienced during the two typhoons in 2002, and that Terry was negligent }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 per se}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 in failing to provide adequate drainage for the subdivision in question \endash rulings that are not before this court on review.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The parties do not dispute that Bell and Beliveau were not involved with any of the land sale transactions with Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , and that they themselves did not personally participate in, have knowledge of, or consent to Terry\rquote s negligence and failure of his statutory duty in failing to ensure adequate flood protection when he subdivided the property.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [25]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Moreover, there is no evidence before the court that Bell or Beliveau personally participated in, had knowledge of, or consented to the false, misleading, or deceptive act or practice to induce Mendiola and }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 to buy the lots at issue.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The Ninth Circuit, addressing the Federal Trade Commission Act, stated: \'93 An individual will be liable for corporate violations of the FTC Act if (1) he participated directly in the deceptive acts }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 or}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 had the authority to control them and (2) he had knowledge of the misrepresentations, was recklessly indifferent to the truth or falsity of the misrepresentation, or was aware of a high probability of fraud along with an intentional avoidance of the truth.\'94}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 F.T.C. v. Stefanchik}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 559 F.3d 924, 931 (9th Cir. 2009).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The evidence presented in this case does not show that Bell or Beliveau participated directly in TTI\rquote s deceptive acts or had the authority to control them, and that Bell or Beliveau had knowledge of TTI\rquote s deceptive acts, were recklessly indifferent to the truth or falsity of TTI\rquote s misrepresentations, or were aware of a high probability of fraud in the land sale contracts and intentionally avoided the truth.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [26]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Further, 7 GCA \'a7}{\lang2057\langfe1033\langnp2057\insrsid15487661\charrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 12117 states in relevant part that \'93 [a]ny person, who either as a director, officer, or agent of any . . . corporation or as an agent of any person violating the provisions of . . . 5 GCA Chapter 32, or any other law; knowingly aids or assists, directly or indirectly, in such violation, kno wing that the . . . corporation, or person is violating a law, is responsible therefor equally with the . . . corporation or person in any civil case.\'94}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 7 GCA \'a7 12117 (2005).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Section 12117 specifies that directors, agents, and officers of a corporation will be liable equally with the corporation for violations of the law only when that director, agent, or officer knowingly aided or assisted in committing the violation.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Id}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Title 7 GCA \'a7 12117 also specifically applies to when liability may be extended for violations of the CPA, 5 GCA Chapter 32.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Id}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 As such, our finding that there was a violation of the CPA will not extend liability for that violation to Bell and Beliveau absent evidence that Bell and Beliveau knowingly aided or assisted, directly or indirectl y, in such violation, knowing that TTI and/or Terry was violating a law.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 In this case, no such evidence was presented, and no such argument was proffered.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [27]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Although \'93[t]he legal fiction of the corporation as an independent entity was never intended t o insulate officers and directors from liability for their own tortious conduct,\'94 }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 PMC, Inc. v. Kadisha}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 93 Cal.}{ \lang2057\langfe1033\langnp2057\insrsid11827585\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Rptr.}{\lang2057\langfe1033\langnp2057\insrsid11827585\charrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2d 663, 671 (Ct. App. 2000), neither is it the case that officers or directors of a corporation should be held vicariously and personally liable for the acts of the corporation absent their personal culpable or tortious conduct.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard\plain \s15\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [28]}{ \fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab In general, \'93[d]irectors or officers{\*\bkmkstart SR_2198}{\*\bkmkstart SearchTerm}{\*\bkmkend SR_2198} of a corporation {\*\bkmkstart SR_2201}{\*\bkmkend SR_2201} do not incur personal {\*\bkmkstart SR_2205}{\*\bkmkend SR_2205}liability for torts of the {\*\bkmkstart SR_2211}{\*\bkmkend SR_2211} corporation merely by reason of their official position, unless they participate in the wrong or authorize or direct that it be done,\'94 but \'93[t]hey may be liable{\*\bkmkstart SR_2237}{\*\bkmkend SR_2237} , under the rules of tort and agency, for tortious acts committed on behalf of the corporation{\*\bkmkstart SR_2253}{\*\bkmkend SR_2253}.\'94}{\fs24\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Michaelis v. Benavides}{\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 71 Cal. Rptr.}{\fs24\lang2057\langfe1033\langnp2057\insrsid4724452\charrsid1405066 }{ \fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2d 776, 779 (Ct. App. 1998) (quotation omitted) (citing 3 Witkin, Summary of Cal. Law (7th ed. 1960) \'a7 48(c), }{\fs24\lang2057\langfe1033\langnp2057\insrsid4724452\charrsid1405066 at}{ \fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2342-43; 13 Cal.}{\fs24\lang2057\langfe1033\langnp2057\insrsid4724452\charrsid1405066 }{\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Jur.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid4724452\charrsid1405066 }{\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2d, \'a7 353; 19 C.J.S., \'a7 845; Knepper, Liabilities of {\*\bkmkstart SR_2281}{\*\bkmkend SR_2281} Corporate Officers }{\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid14442338 {\*\bkmkstart SR_2282}{\*\bkmkend SearchTerm}{\*\bkmkend SR_2282}and}{\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Directors (1969)).}{ \fs24\lang2057\langfe1033\langnp2057\insrsid1405066 }{\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 As the }{\i\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Kadisha}{ \fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 court explained, }{\fs24\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\fs24\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard \s15\ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid1405066 {\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 It is well settled that corporate directors cannot be held }{ \i\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 vicariously}{\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 liable for the corporation}{\fs24\lang2057\langfe1033\langnp2057\insrsid8730493\charrsid1405066 \rquote } {\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 s torts in which they do not participate. Their liability, if any, stems from their own tortious conduct, not from their status as directors or officers of the enterprise. \lquote [A]n officer or director will not be liable for torts in which he does not personal ly participate, of which he has no knowledge, or to which he has not consented. . . . While the corporation itself may be liable for such acts, the individual officer or director will be immune unless he authorizes, directs, or in some meaningful sense ac tively participates in the wrongful conduct.\rquote Directors are jointly liable with the corporation and may be joined as defendants if they personally directed or participated in the tortious conduct.}{ \fs24\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \s15\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14442338 {\fs24\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard\plain \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Kadisha}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 93 Cal.}{\lang2057\langfe1033\langnp2057\insrsid4724452\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Rptr.}{ \lang2057\langfe1033\langnp2057\insrsid4724452\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2d at 670 (emphasis in original, citation and quotation omitted).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 In this case, the evidence does not support holding Bell and Beliveau vicariously liable for TTI\rquote s violation of the Guam CPA.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard\plain \s15\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9053196 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2.}{ \b\fs24\lang2057\langfe1033\langnp2057\insrsid1405066 }{\b\fs24\lang2057\langfe1033\langnp2057\insrsid4417465\charrsid1405066 No}{\b\fs24\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 independent liability.}{ \b\fs24\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \s15\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14442338 {\b\fs24\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard\plain \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [29]}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab We now address whether Bell and Beliveau were themselves negligent, independently, in failing to immediately install storm drainage upon becoming personally aware of the flooding problem.} {\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 argue that Bell and Beliveau willfully failed to install storm drainage after they took over TTI\rquote s operations and became aware of the lots\rquote propensity for flooding.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The prerequisites for a finding of negligence are (1) that Bell and Beliveau owed some recognized duty to Mendiola and }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , (2) that they breached their duty, and (3) that their breach caused the harm to Mendiola and }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 See Guerrero v. McDonald\rquote s Int\rquote l Prop. Co., Ltd.}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 2006 Guam 2 \'b6 9 (\'93In a case for negligence, the establishment of tort liability{\*\bkmkstart SR_968}{\*\bkmkstart SR_969} {\*\bkmkend SR_968}{\*\bkmkend SR_969} requires the existence of a duty{\*\bkmkstart SR_975}{\*\bkmkend SR_975}, the {\*\bkmkstart SR_977}{\*\bkmkend SR_977}breach of such duty{\*\bkmkstart SR_980}{\*\bkmkend SR_980}, causation{\*\bkmkstart SR_981} {\*\bkmkend SR_981} and damages.\'94).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 allege in their original complaint that TTI and Terry were negligent in that (1) they had a statutory du ty as a subdivider to provide sufficient drainage of the land to provide reasonable flood protection, (2) they willfully and knowingly failed to provide sufficient drainage of the land as was their obligation, and (3) their failure in this duty was the pr oximate cause of the severe flooding of the Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 homes during Typhoon Chata\rquote an and Supertyphoon Pongsona.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 See}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Complaint, July 15, 2004}{ \lang2057\langfe1033\langnp2057\insrsid8858858\charrsid1405066 (Super. Ct. Case No. CV0782-04)}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [30]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab However, because the statutory duty to provide storm drainage at the time of subdivision is a duty of the subdivider \endash here, TTI and Terry \endash then this would not give rise to a finding of independent liability for negligence on the part of Bell and Beliveau, even when they later took over the operations of TTI after the subdivision and sale of the lots.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Bell and Beliveau did not have a }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 personal}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 duty at the time of subdivision, which is the first requirement to a finding of negligence.}{\cs16\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \chftn {\footnote \pard\plain \qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10814703 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs16\super\insrsid11807010 \chftn }{\insrsid11807010 }{\fs20\insrsid11807010 The trial court found that Bell and Beliveau were negligent in failing to provide storm drainage after becoming aware of the flooding during Typhoon Chata\rquote an, and thus held them liable for damages that Mendiola and De Guzman suffered during the subsequent typhoon. Bell and Beliveau did not cross-appeal on the trial court\rquote s finding that they were jointly and severally liable to Mendiola and De Guzman for flooding experienced during Supertyphoon Pongsona. As such, this finding and the related damages award have not been placed at issue before this court.}{\insrsid11807010 }}}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [31]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 also argue that 21 GCA \'a7 62701(a) supports a finding of liability for Bell and Beliveau because it creates a continuing duty to provide sufficient drainage and reasonable flood protection.} {\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Title 21 GCA \'a7 62701(a) states that any agent, corporation, or other legal entity who violates any of the provisions of the Subdivision Law shall be guilty of the offense \'93for each day or portion thereof in which any violation is committed [or] continued [to be] permitted.\'94}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 21 GCA \'a7 62701(a) (2005).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Again, however, we look to 7 GCA \'a7 12117,}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 which specifies that directors, agents, and officers of a corporation will be liable equally with the corporation for violations of the law }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 only when}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 that director, agent, or officer knowingly aided or assisted in committing the violation.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 7 GCA \'a7 12117.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Because the duties and liabilities regarding the installation of storm drainage as expressed in Guam\rquote s Subdivision Law relate to the subdivider, and there is no evidence that B ell or Beliveau had any part in violating the Subdivision Law, we find that the provisions of 21 GCA \'a7 62701(a) will not extend liability to any person or entity who would not be liable for violating the Subdivision Law in the first instance.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9053196 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 D. Equitable Remedies of Rescission and Restitution }{ \b\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\b\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [32]\tab }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Rescission of a land sale contract is a remedy available by a court in equity, or by the unilateral acts of one party without the assistance of the court.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 See Abalos}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 2006 Guam 7 \'b6 28.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Citing }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Bank of America Nat}{\i\lang2057\langfe1033\langnp2057\insrsid5901249\charrsid1405066 \rquote l}{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 . Trust & Sav. Ass}{\i\lang2057\langfe1033\langnp2057\insrsid5901249\charrsid1405066 \rquote }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 n v. Greenback,}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 219 P.2d 814, 827 (Cal. Dist. Ct. App. 1950), this court stated that \'93 we believe that the trial court may, in addition to restitution, award money damages or such other relief justice may require.\'94}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Abalos, } {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2006 Guam 7 \'b6 54.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Moreover, the CPA specifically provides that \'93 [a] violation consisting of any act prohibited by this title is in itself actionable, and may be the basis for }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 damages, rescission, or equitable relief}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .\'94}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 5 GCA \'a7 32201(a) (emphasis added).}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The objective in allowing a contract to be rescinded, as under facts similar to those in this case, would be to restore the plaintiffs to their status quo ante.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 See Snelson v. Ondulando Highlands Corp., }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 84 Cal. Rptr. 800, 809 (Ct. App. 1970).}{ \cs16\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \chftn {\footnote \pard\plain \s15\qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6575488 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \cs16\super\insrsid11807010 \chftn }{\insrsid11807010 Guam statutory law further recognizes a \'93 right of rescission for fraud [or] for mistake, where such mistake is a matter essential to the inducement of the contract, and is not capable of exact and entire compensation.\'94 18 GCA \'a7 89203 (2005). In this case, mistak e was not developed in the briefs as a ground for rescission, and the trial court found that the claim of fraudulent deceit was not sufficiently established as a ground. However, because we find that an alternative ground exists which entitles Mendiola a nd De Guzman to rescission of their land sale contracts, namely a violation of the Guam CPA, we need not examine any further the grounds of fraud or mistake. \par }}}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [33]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 assert that their properties are essentially valueless, as they are not able to make the drainage improvements without involving other surrounding properties, and they are thus left with unmarketable lots due to the flooding propensities.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 In this case, the evidence in the record reveals that no storm drainage whatsoever \endash adequate or otherwise \endash had been put in place prior to the sale of the subdivision lots to Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 This was never a point of contention in the proceedings below.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Expert testimony at trial revealed that the only way to remedy the flooding p roblem on the land would be to make large-scale improvements that would involve lots other than those owned by Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \endash i.e., that this is not a situation these specific land owners can adequately rectify.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ER at 36 (}{\lang2057\langfe1033\langnp2057\insrsid11273812\charrsid1405066 Finds. Fact & Concl. L.}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ); }{ \lang2057\langfe1033\langnp2057\insrsid7815177\charrsid1405066 Tr., }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Vol. I at 32-33, 35-36}{\lang2057\langfe1033\langnp2057\insrsid11273812\charrsid1405066 (Cont\rquote d Bench Trial, Oct. 25, 2009)}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 . Terry testified that had he known of the flooding problem, he himself would never have purchased the land he later subdivided.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid7815177\charrsid1405066 Tr., }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Vol. IV at 24-25.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Bell also testified that he was unable to sell the remaining lots in the subdivision because of the subdivision\rquote s propensity for flooding.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid7815177\charrsid1405066 Tr., }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Vol. IV at 68-69.}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [34]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Other courts have found that where the land purchased is not suitable for the purpose for which it was purchased due to its flooding propensity, this may under certain circumstances justify granting the equitable relief of rescission. }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 See Smith v. }{\i\lang2057\langfe1033\langnp2057\insrsid11273812\charrsid1405066 Nat\rquote l }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Resort Communities, Inc.}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 585 S.W.2d 655, 656, 658 (Tex.}{\lang2057\langfe1033\langnp2057\insrsid11273812\charrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 1979) (holding that purchaser could rescind contract where seller failed to disclose a fact, namely the flooding of the subject real estate, that seller knew purchaser would regard as material); }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Edmondson v. Coates}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , 1992 WL 108717 at *8 (Tenn. Ct. App.) (}{\lang2057\langfe1033\langnp2057\insrsid1405066 "}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Appellants allege that . . . because of the flooding problem . . . use of the property is precluded. We think that their testimony could be sufficient proof of damage to warrant the equitable remedy of rescission, if the jury finds the alleged misrepresentations about flooding were made knowingly or with reckless disregard f or the truth.}{\lang2057\langfe1033\langnp2057\insrsid1405066 "}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ).}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [35]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Rescission and restitution were only specifically pled against TTI and Terry in the complaint filed, although the trial court, after the bench trial, did consider these claims as applied against Bell and Beliveau.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ER at 57 (Dec. & Order, Aug. 20, 2008).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 In finding that the remedies of rescission and restitution were not available against Bell and Beliveau, the trial court stated that }{\lang2057\langfe1033\langnp2057\insrsid1405066 "}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Bell and Beliveau had nothing to do with the operations of TTI when the properties were sold to Plaintiffs}{\lang2057\langfe1033\langnp2057\insrsid1405066 "}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 and therefore, that they }{\lang2057\langfe1033\langnp2057\insrsid1405066 "}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 could not have played a role in the failure of TTI to assure that the property had adequate drainage.}{\lang2057\langfe1033\langnp2057\insrsid1405066 " }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ER at 58 (Dec. & Order).}{ \lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [36]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab }{\lang2057\langfe1033\langnp2057\insrsid1405066 "}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 We review for an abuse of discretion the [trial] court}{\lang2057\langfe1033\langnp2057\insrsid8730493\charrsid1405066 \rquote }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 s equitable or ders. The [trial] court abuses its discretion when its equitable decision is based on an error of law or a clearly erroneous factual finding.}{\lang2057\langfe1033\langnp2057\insrsid1405066 " }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Abalos}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ,}{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2006 Guam 7 \'b6 14 (quotation omitted).}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The trial court made a legal determination that 7 GCA \'a7 12117, pertaining to liability of officers or agents, is inapplicable in this case.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ER at 58}{\lang2057\langfe1033\langnp2057\insrsid8730493\charrsid1405066 (Dec. & Order)}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The facts upon which the trial court made its ruling were that Bell and Beliveau had no control over or direct involvement with the operations of TTI prior to Terry\rquote s resignation as an officer in July 2000 and as a director in the summer of 2002.}{ \lang2057\langfe1033\langnp2057\insrsid1405066 }{\i\lang2057\langfe1033\langnp2057\insrsid8730493\charrsid1405066 Id}{\lang2057\langfe1033\langnp2057\insrsid8730493\charrsid1405066 .}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ; }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 see also}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Appe}{\lang2057\langfe1033\langnp2057\insrsid8730493\charrsid1405066 l}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 lant\rquote s Br. at 10}{\lang2057\langfe1033\langnp2057\insrsid8730493\charrsid1405066 (}{\lang2057\langfe1033\langnp2057\insrsid8858858\charrsid1405066 Jan. 23, 2009}{ \lang2057\langfe1033\langnp2057\insrsid8730493\charrsid1405066 )}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Because neither TTI nor Terry was before the trial court, as proceedings against them were stayed as a result of their filing for bankruptcy, the trial court limited its analysis of whether rescission was available in this case to its determination that } {\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Bell and Beliveau}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 were not personally liable to Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 for the rescission of their contracts and full restitution.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 A broader, independent analysis of whether rescission was proper (apart from who would be liable) was not conducted.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 However, this court may still evaluate whether the facts here warrant rescission \endash regardless of whether or not Bell and Beliveau in particular may be liable for the rescission.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [37]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Because there is no evidence in the record to support that Bell and Beliveau }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 knowingly}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 aided or assisted Terry in violating the Subdivision Law, the trial court\rquote s determination that B ell and Beliveau were not personally liable to Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 for rescission of the land sale contract and full restitution, based on 7 GCA \'a7 12117, was not an abuse of discretion.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The trial court, therefore, did not err in refusing to hold Bell and Beliveau liable for the equitable remedies of rescission of the sales contract and restitution for the entire amount of Mendiola\rquote s and }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \rquote s losses.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [38]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab However, inasmuch as the trial court failed to make any determination as to whether or not r escission was warranted under these facts }{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 generally}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 , we find that it abused its discretion in this regard, as its failure to make this determination was based on an error of law or a clearly erroneous factual finding.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 See Abalos}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 ,}{\i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 2006 Guam 7 \'b6 14.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Because we find on a }{ \i\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 de novo}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 review of the Guam CPA that the trial court erred in finding no violation of the CPA, we further find that, based on section 32201(a) of the CPA and on the fact that Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman} {\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 are left with essentially unmarketable lots as a result of the CPA violations, the equitable remedy of rescission should have been granted.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 We do not make a determination on the matter of which party/parties would be liable for rescission of the land sale cont}{\lang2057\langfe1033\langnp2057\insrsid14749259\charrsid1405066 r}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 acts, other than to uphold the trial court\rquote s ruling that Bell and Beliveau were not liable for rescission and resulting restitution damages.}{ \lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14442338 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 V.}{\b\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \b\lang2057\langfe1033\langnp2057\insrsid3542185\charrsid1405066 CONCLUSION}{\b\lang2057\langfe1033\langnp2057\insrsid354646 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14442338 {\b\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1405066 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [39]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Mendiola and }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 appeal the trial court\rquote s findings relative to whether Bell and Beliveau are liable for rescission of the land sale contracts and full restitution, as well as to whether the remedies of the Guam Consumer Protection Act are available under the facts of this case.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 Bell and Beliveau did not cross-appeal on the trial court\rquote s finding of negligence and joint and several liability}{\lang2057\langfe1033\langnp2057\insrsid14749259\charrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 against them stemming from the flooding of the Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 homes during Supertyphoon Pongsona. }{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [40]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab On the issues before us on review, we hold that the lower court erred in ruling that there was no violation of the CPA, as the failure of the subdivider to provide storm drainage as required by Guam\rquote s Subdivision Law was a material omission reasonably likely to mislead Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 into purchasing the lots at issue.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 We further hold that the trial court did not err in rul ing that Bell and Beliveau were not liable to Mendiola and }{\lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 for full restitution and rescission of their land sale cont}{\lang2057\langfe1033\langnp2057\insrsid14749259\charrsid1405066 r}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 acts.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 However, because we hold that there was a violation of the Guam CPA, we find that the facts of this case coupled with the remedies available through the CPA support granting Mendiola and }{ \lang2057\langfe1033\langnp2057\insrsid9049233\charrsid1405066 De Guzman}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 the equitable remedy of rescission.}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{ \lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The issue of liability for the rescission of the land sale contracts and full restitution cannot, however, be properly addressed until the stay of proceedings against Terry and TTI is lifted.}{ \lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [41]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Because the court rests its holding regarding rescission on the CPA, we need not reach the alternative grounds for granting rescission, such as fraud or mistake.}{\lang2057\langfe1033\langnp2057\insrsid354646 \par }{\lang2057\langfe1033\langnp2057\insrsid14442338\charrsid1405066 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid14442338 {\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 [42]}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \tab Accordingly, the findings of the trial court are }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 REVERSED}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 in part, but its Judgment is }{ \b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 AFFIRMED}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 .}{\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 The matter is }{\b\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 REMANDED}{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 to the trial court for determination of liability for rescission of the land sale contracts at such time as the stay of the present civil action against Terry and TTI resulting from their bankruptcy proceedings is vacated}{ \i\lang2057\langfe1033\langnp2057\insrsid1405066 }{\lang2057\langfe1033\langnp2057\insrsid354646\charrsid1405066 \par }}