What happens now? The effect of COVID-19 on commercial contracts

The United Kingdom along with the rest of the world is currently in unchartered territory. Extensive travel bans have been implemented, schools have been closed and the stock markets are in freefall with the FTSE 100 falling to levels not seen since the financial crisis.

It has become apparent that no government was adequately prepared for a pandemic of this nature and it is undeniable that the uncertainty is worrying for all sectors of the economy.

With that being said, it is inevitable that commercial contracts are being delayed so it is worthwhile taking the time to assess what your legal options are if you are unable to fulfil your contractual obligations.

A contract is a legally enforceable agreement that creates rights and obligations between those who agree to be bound by its terms, provided that certain key elements are present (namely, offer, acceptance, consideration, intention to create legal relations and certainty of terms).

Each party is entitled to expect the performance of a contract which has been agreed. If you terminate a contract without a common law or contractual right to do so, this would normally amount to repudiation, which in itself attracts significant consequences for the benefit of the ‘innocent party’. It is therefore pertinent to be aware of the two key exceptions to a breach of contract, these are force majeure and the common law doctrine of frustration, both of which are considered in turn below.

Force Majeure

Force Majeure is a phrase derived from French civil law which means ‘superior force’. You will find that most commercial contracts include an express force majeure clause tucked away at the back as it is not an automatic right. It is intended to suspend or terminate contractual obligations following the occurrence of certain events which are outside the parties’ reasonable control and that prevent them from performing their obligations. You will need to carefully asses the specific wording of the relevant clause, normally it will contain a non-exhaustive list of circumstances which would be deemed as a ‘force majeure event’ as there is no statutory or common law definition.

It is important to check whether a pandemic or epidemic is specifically covered as the World Health Organisation has recently declared that the outbreak of Covid-19 has reached pandemic levels. In the event that neither pandemic nor epidemic is listed it may be worth considering whether “any law or any action taken by a government or public authority” is included and indeed applicable instead, especially if the government move to enforce a mandatory lockdown.  In any event, it is likely that any counterparty will resist reliance on such a clause leading to the possibility of litigation.

In comparison, a short form force majeure clause would normally contain wording to the effect of “neither party shall be in breach of this agreement nor liable for delay in performing, or failure to perform, any of its obligations under this agreement if such delay or failure result from events, circumstances or causes beyond its reasonable control…..”. Obviously, this is a much wider definition and in the absence of a list of specified events, it means it is open to interpretation on whether this clause would extend to cover Covid-19.

Once it has been established that a force majeure event has occurred, causation also has to be established, i.e. that the outbreak of Covid-19 has prevented, hindered or delayed a party from performing any of its contractual obligations. If performance has only been made more difficult or expensive then the protection is unlikely to apply. A party seeking to rely on the force majeure clause should also be able to demonstrate the use of reasonable endeavours to mitigate any loss.

There may also be a process to follow in that the affected party has to serve notice on the other party within a certain number of days to notify them that a force majure event has occurred. Time is therefore potentially of the essence. 

If you can successfully establish that a force majure event has occurred the clause will typically provide that the parties’ obligations under the contract are suspended until the force majeure event ceases. At this point, the contract will be ‘resurrected’. Alternatively, you may find that a more commercially attractive option has been drafted which states that so long as the performance of your obligations are continuously prevented, hindered or delayed for a certain number of weeks or days the agreement may be terminated by both parties. In terms of costs, unless the clause specifically details recovery provisions the general position is that any costs incurred or payments made will not be recoverable.

Frustration

In the absence of an express force majeure clause in a commercial contract, the common law doctrine of frustration may assist a party who is unable to fulfil its contractual obligations. You would need to demonstrate that a frustrating event has occurred after the contract was formed which, due to no consequence of your own, has made it impossible for you to carry out your contractual obligations or that they have become radically different.

Whilst this may seem like an attractive alternative, each case will be assessed on its own merits and case law has shown that a very high threshold must be met before the court will deem that a contract is truly frustrated. This is so parties are not released from their contractual obligations too easily. Please note in the past it has been deemed that a contract is not frustrated where:-

• a force majeure clause in the agreement covers the situation instead (unless such clause is incomplete);
• the contract is more difficult or expensive to perform;
• there are changes in economic conditions; and
• the frustrating event should have been pre-empted or is due to the conduct of one of the parties.

These are only a few examples, but seem particularly relevant in the context of this article.

If a contract has been frustrated, all parties will be released from their future (not past) obligations immediately and the contract will be automatically brought to an end. Neither party may sue for breach. The allocation of loss is then decided by the Law Reform (Frustrated Contracts) Act 1943. Under the Act payments can be recovered in full or in part, in a manner deemed equitable by the courts.

Insurance

Finally, you should also check your business insurance or speak to your broker to see what risks are covered. Standard commercial insurance policies typically only provide cover against a wide range of day-to-day risks, therefore unless you have put specific cover in place which protects your business against interruption arising from a infectious disease or forced closure by the authorities it is unlikely that you will be able to make a claim. Even if your policy covers such perils you may find that a claim can only be made in relation to specific diseases named in the cover.

If you require legal assistance regarding contracts, please do not hesitate to contact Christopher Buck, Associate Partner in our Business Services team on 01908 660966 / 01604 828282 or at christopher.buck@franklins-sols.co.uk who will be happy to assist.