By Melisse Speligene
Introduction
In Thomas v. Housing Louisiana Now, LLC, (Thomas) the Louisiana Supreme Court was asked to resolve what was thought to be a straightforward breach of contract dispute that ultimately raised fundamental questions about the limits of contractual damages and the relationship between contract and quasi-contract in the Louisiana Civil Code.[1] In this case, Maxine Thomas, a homeowner in New Orleans, entered into a written agreement with Housing Louisiana Now, LLC (HLN) to repair her home after it sustained severe tornado damage.[2] Under the written contract, Thomas was obligated to pay HLN an upfront sum of $83,597.03, which she did, in exchange for HLN completing the repairs.[3] HLN did not carry out the repairs directly, but instead hired a subcontractor to perform the work.[4] The subcontractor, Master Builders & Contractors LLC (MBC), ultimately completed the project and the trial court found that the repairs were properly performed.[5]
Despite this outcome, Thomas sued HLN for breach of contract, alleging nonperformance and delay.[6] Following trial, the district court found HLN in breach and awarded Thomas damages equal to the entire amount she had paid under the contract—$83,597.03.[7] In effect, the judgment allowed Thomas to recover her payment in full while also retaining the benefit of the completed repairs.[8] HLN appealed, but the Louisiana Fourth Circuit Court of Appeal affirmed the district court’s ruling in all respects, reasoning that HLN had received payment for work it did not itself perform and was therefore bound to return the funds.[9]
The Louisiana Supreme Court granted certiorari, signaling the significance of the legal issues presented.[10] Yet, in a very brief opinion, the majority affirmed the judgments of the lower courts, concluding simply that HLN had breached its contractual obligations and was liable for the damages awarded.[11] The majority did not address the Civil Code’s requirements that contractual damages be proven to flow from the obligor’s breach, nor did it confront the implications of permitting a plaintiff to recover both the benefit of the contract and the return of her payment.[12]
Justice Crain, joined in dissent by Justices Hughes and McCallum, adamantly rejected the majority’s approach.[13]The dissent emphasized that Thomas failed to prove she suffered recoverable damages under the Civil Code, since she had ultimately received the repairs she contracted for.[14] By affirming the award, the majority effectively allowed a duplicative recovery that Louisiana law has long prohibited.[15] Moreover, the dissent criticized the lower courts’ reliance on Civil Code article 2299—governing “enrichment without cause”—to justify the refund.[16] That article, Justice Crain explained, applies only when a payment is made absent a valid contractual obligation, which was not the case here.[17]By applying quasi-contract principles where a valid contract existed, the lower courts and majority undermined the coherence of Louisiana’s law of obligations.[18]
The implications of the Court’s decision here extend far beyond the immediate parties. By blurring the line between contractual and quasi-contractual remedies, the majority risks destabilizing the Civil Code’s carefully established system for addressing breaches of contract. The decision may encourage litigants to seek windfalls and invite courts to conflate distinct areas of obligations law. The dissent in Thomas offers a sounder approach by insisting on proof of actual damages, rejecting the misapplication of quasi-contract, and prohibiting double recovery. Justice Crain’s dissenting opinion better serves Louisiana’s civil law tradition and the principles of fairness that uphold it. Ultimately, The Louisiana Supreme Court should reevaluate its conclusion in this case.
I. Contract Damages Require Proof of Loss
Louisiana law has long required that damages for breach of contract be tied to an actual demonstrable loss. The Civil Code provides that an obligor who fails to perform is liable only for the damages caused by that failure.[19] Article 1994 states plainly that “[a]n obligor is liable for the damages caused by his failure to perform.”[20] Likewise, article 2769, which governs contracts for work, instructs that damages are owed when the contractor “fails to do the work he has contracted to do, or if he does not execute it in the manner and at the time he has agreed to do it.”[21] Together, these provisions establish that damages are compensatory in nature: they are intended to place the obligee in the position she would have occupied had the contract been properly performed, but no further.
The Louisiana Supreme Court in Thomas affirmed the lower courts’ judgment finding HLN in breach of contract and awarding Maxine Thomas $83,597.03 in damages.[22] The majority’s opinion, however, offered little reasoning beyond a blanket statement that “there is no error” in the judgments below.[23] By adopting this approach, the Court left undisturbed an award that effectively allowed Thomas to receive both the benefit of her bargain—the home repairs that were completed to her satisfaction—and the return of the full contract price.[24] Justice Crain’s dissent directly confronted this result as inconsistent with the Civil Code’s requirements for recovery of damages in breach of contract cases.[25] Under Louisiana Civil Code articles 1994 and 2769, a plaintiff may recover only for damages actually caused by the obligor’s failure to perform.[26]
In Thomas’s case, the trial court expressly found that the home repairs were properly completed—not by HLN itself, but by another contractor to whom HLN transferred the funds.[27] The dissent highlighted this key fact: Thomas did not suffer a loss of the value of the work performed.[28] The only damages awarded were the $83,597.03 contract price she had paid, but this amount was not a loss—it was the amount she had agreed to pay in exchange for repairs that were ultimately provided.[29] As Justice Crain observed, this judgment resulted in a “windfall”—Thomas received the agreed-upon repairs and her money back.[30]
By ignoring the proof-of-loss requirement, the majority departed from the core principles of Louisiana’s contract law.[31] The Civil Code does not allow recovery simply because a technical breach occurred; damages flow only from proven injury caused by that breach.[32] The dissent’s approach, therefore, better aligns with Louisiana’s civilian tradition by preventing duplicative recovery and preserving the balance between obligor and obligee.
II. Misapplication of Quasi-Contract Principles
To sustain the award, the lower courts invoked Civil Code article 2299, which provides that “[a] person who has received a payment or a thing not owed to him is bound to restore it to the person from whom he received it.”[33]Framing HLN’s retention of Thomas’s payment as “a thing not owed,” the courts reasoned that HLN must return the $83,597.03 even though the work was ultimately completed.[34] The Louisiana Supreme Court majority, by affirming without discussion, implicitly endorsed this reasoning.[35]
Justice Crain’s dissent exposes the doctrinal flaws in this approach.[36] As he explained, article 2299 falls within the Civil Code’s provisions on obligations “arising without agreement.”[37] These quasi-contractual remedies—such as actions like unjust enrichment or return of a thing not owed—apply only where no valid contract governs the parties’ relationship.[38] They are not designed to displace contract law when a valid and enforceable agreement exists.[39]Article 2300 reinforces this boundary by clarifying that a “thing not owed” exists only when something is paid to discharge an obligation that does not exist.[40]
In this case, Thomas’s payment to HLN was not gratuitous or mistaken—it was made pursuant to a valid, binding contract.[41] HLN’s later breach did not retroactively transform the payment into something “not owed.”[42] Rather, the payment discharged an existing contractual obligation.[43] As Justice Crain emphasized, the appropriate remedy for a breach of contract lies within the Civil Code provisions governing contractual damages, not quasi-contract.[44] Allowing a plaintiff to use article 2299 in place of traditional contract remedies undermines the integrity of Louisiana’s civilian system, where each body of law—contracts, torts, and quasi-contracts—operates within defined boundaries.[45]
By permitting recovery under article 2299, the lower courts blurred this boundary and allowed Thomas to circumvent the burden of proving actual damages caused by HLN’s breach.[46] In doing so, the courts not only misapplied the Civil Code but also created the possibility of inconsistent and inequitable outcomes in future cases. Justice Crain’s dissent thus serves as a corrective approach, reminding courts that quasi-contractual remedies are not an alternative to contractual remedies, rather they are a last resort available only when no valid contract governs the dispute.
III. Policy and Fairness: Avoiding Double Recovery
Beyond doctrinal consistency, Justice Crain’s dissent underscores the policy dangers of the majority’s decision. By affirming the damages award, the Louisiana Supreme Court effectively sanctioned double recovery as Thomas received both the completed home repairs and a full refund of the contract price.[47] This outcome goes against the most basic principle of Louisiana law—to provide compensation, not enrichment.[48]
The Civil Code has long rejected the notion that a party may recover more than the actual loss sustained.[49]Articles 1994 and 1995 emphasize that damages are measured by the loss suffered or the profit of which the obligee has been deprived, not by the mere occurrence of breach.[50] In other words, damages serve to make the plaintiff whole, not to provide a windfall. By allowing Thomas to keep both the repairs and her payment, the majority departed from this principle and imposed a disproportionate penalty on HLN.[51]
Justice Crain also highlighted how this approach destabilizes contractual relationships.[52] If plaintiffs are permitted to recover contract payments in addition to receiving performance, contractors face liability wholly disconnected from the loss actually caused.[53] Such a rule could discourage efficient arrangements, such as subcontracting, and incentivize opportunistic claims. The result is an erosion of predictability and fairness—values central to Louisiana’s civil law tradition.
In contrast, the dissent’s framework preserves balance. By requiring proof of loss and rejecting quasi-contract as a shortcut, Justice Crain’s approach ensures that remedies correspond to actual harm, protecting both parties’ rights and maintaining coherence in Louisiana obligations law. The restraint not only aligns with codal text but also prevents courts from expanding liability in ways that risk economic distortion and inequitable outcomes.
Conclusion
The Louisiana Supreme Court’s decision in Thomas v. Housing Louisiana Now, LLC illustrates the risks of drifting away from the Civil Code’s established contract principles. By affirming damages without requiring proof of actual loss, the majority effectively allowed Thomas to receive both completed repairs and a full refund, a result that strains the logic of contract remedies and undermines the prohibition against double recovery.
Justice Crain’s dissent restores coherence to the law. He grounds his analysis in the core provisions of the Civil Code, insisting that plaintiffs must show damages caused by the breach itself, not simply point to the existence of a breach.[54]His reasoning avoids the misapplication of quasi-contractual doctrines and preserves the balance between fairness and predictability in private agreements.
Ultimately, the dissent better reflects Louisiana’s civilian tradition: remedies must flow from the law of contracts when a valid agreement exists. Respecting this principle ensures clarity, fairness, and fidelity to the Civil Code. The Louisiana Supreme Court should reconsider its ruling and instead adopt the reasoning of Justice Crain’s dissent, which faithfully applies the Civil Code’s requirement of proven damages and prevents unjust windfalls tht distort the balance of contractual obligations.
[1] See generally Thomas v. Hous. La. Now, LLC, 403 So. 3d 570 (La. 2025).
[2] Thomas v. Hous. La. Now, LLC, 414 So. 3d 509, 511 (La. App. 4th Cir. 2024).
[3] Id.
[4] Id.
[5] Id.
[6] Id.
[7] Id. at 515.
[8] Thomas v. Hous. La. Now, LLC, 403 So. 3d 570 (La. 2025) (Crain, J., dissenting).
[9] Thomas, 414 So. 3d at 515.
[10] Thomas, 403 So. 3d at 570.
[11] Id.
[12] Id.
[13] Id. at 572 (Crain, J., dissenting).
[14] Id. at 571 (Crain, J., dissenting).
[15] Id. at 570 (Crain, J., dissenting).
[16] Id. at 571 (Crain, J., dissenting).
[17] Id. at 571–72 (Crain, J., dissenting).
[18] Id. at 572 (Crain, J., dissenting).
[19] See generally La. Civ. Code art. 1994 (2010).
[20] Id.
[21] Id. art. 2769.
[22] Thomas, 403 So. 3d at 570.
[23] Id.
[24] Id. at 570–71 (Crain, J., dissenting).
[25] Id. at 571 (Crain, J., dissenting).
[26] See La. Civ. Code art. 1994 (2010); id. art. 2769.
[27] Thomas v. Hous. La. Now, LLC, 414 So. 3d 509, 512 (La. App. 4th Cir. 2024); see also Thomas, 403 So. 3d at 571 (Crain, J., dissenting).
[28] Thomas, 403 So. 3d at 571 (Crain, J., dissenting).
[29] Id.
[30] Id. at 570 (Crain, J., dissenting).
[31] See generally La. Civ. Code art. 1994 (2010); see also id. art. 1995.
[32] See generally La. Civ. Code art. 1994; see also id. art. 1995.
[33] La. Civ. Code art. 2299.
[34] Thomas v. Hous. La. Now, LLC, 414 So. 3d 509, 515 (La. App. 4th Cir. 2024).
[35] See Thomas v. Hous. La. Now, LLC, 403 So. 3d 570 (La. 2025).
[36] Id. at 571 (Crain, J., dissenting).
[37] Id.
[38] See Nikolaos A. Davrados, Restating the Civil Law of Quasi-Contract: Negotiorum Gestio and Unjust Enrichment, 15 J. Civ. L. Stud. 1, 3–4(2023).
[39] Id.
[40] See La. Civ. Code art. 2300 (2010).
[41] Thomas, 403 So. 3d at 571 (Crain, J., dissenting).
[42] Id.
[43] Id.
[44] Id. at 571–72 (Crain, J., dissenting).
[45] See Davrados, supra note 38, at 3–4.
[46] Thomas, 403 So. 3d at 571 (Crain, J., dissenting).
[47] Id. at 572 (Crain, J., dissenting).
[48] See Davrados, supra note 38, at 12.
[49] See id. at 97–98.
[50] See La. Civ. Code art. 1994 (2010); see also id. art. 1995.
[51] Thomas, 403 So. 3d at 572 (Crain, J., dissenting).
[52] Id.
[53] Id.
[54] Id.
