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Defense Digest

Getting the Gist: The Evolution and Application of Pennsylvania’s Gist of the Action Doctrine in Legal Malpractice Actions

Defense Digest, Vol. 31, No. 2, June 2025

June 1, 2025

by James D. Greco

Key Points:

  • While legal malpractice actions can be brought as a negligence or contract claim, the gist of the action doctrine serves to limit those instances. 
  • Application of the doctrine can be used to prevent shopping for favorable limitations periods.

For litigators defending colleagues in legal malpractice actions, the prospect of being faced with causes of action for negligence and breach of contract is not out of the ordinary. Most often, legal malpractice suits involve claims for negligence and breach of contract, and it is well settled that such actions may be brought in either form. Wachovia Bank, N.A. v. Ferretti, 935 A.2d 565, 570 (Pa. Super. 2007). However, simply because they “may” be brought in either form does not ipso-facto mean they should. That is where the gist of the action doctrine comes into play, preventing plaintiffs from recasting torts claims as breach of contract and vice versa. The application of the doctrine can be a helpful tool in malpractice litigation, often used as an offensive tactic, preventing plaintiffs from shopping for favorable limitations periods.

The gist of the action doctrine has evolved significantly since the early 1990s. Surfacing in Bash v. Bell Telephone Company of Pennsylvania, 601 A.2d 825 (Pa. Super. 1992), the court analyzed a plaintiff’s claims that sought damages for emotional distress, mental anguish, embarrassment, and depression for a defendant’s alleged failure to perform a contract duty. The pleading of tort damages as a result of an alleged failure to comply with an advertising contract found Pennsylvania’s Superior Court looking to the federal courts for an analysis of the difference between a tort and a contract. Following the guidance of the federal bench, the Bash court noted that to be construed as a tort, the wrong ascribed must be the gist of the action, the contract being collateral. Bash, 601 A.2d at 829. It was based on this language that the court opined that the obligations at issue were a matter of contract law, not tort, resulting in dismissal of the plaintiff’s negligence claim.

The doctrine later evolved in 2002, with the Superior Court’s decision in eToll, Inc. v. Elias/Savion Advertising, Inc., 811 A.2d 10, 15 (Pa. Super. 2002), where the court first analyzed the doctrine’s application to claims for fraud. Recognizing the various, yet similar, ways courts throughout the Commonwealth applied the doctrine, the eToll court opined that their analysis hinged on whether the alleged fraud concerned the performance of contractual duties. 

Analyzing allegations that the appellant engaged in fraudulent schemes in the course of the parties’ contractual relationship, the eToll court noted that the alleged acts arose in the course of the parties’ contractual relationship and that the duties at issue were grounded in that contract. Thus, the court concluded the claims were “inextricably intertwined,” or that the gist of the action lay in contract. Again, the doctrine evolved. What started as a consideration as to the source of the duty in question turned to whether the actions in question were so tangential, or slightly connected, to the parties’ contractual relationship. 

After eToll, varying approaches were taken with respect to the doctrine’s application. Bash’s approach being used in some matters, while the “inextricably intertwined” approach of eToll being used in others. The Commonwealth Court, too, had its own analysis, using a “misfeasance vs. nonfeasance” approach. Where there was “misfeasance,” being the breach of a duty imposed by the law of social policy, the gist of the action sounded in tort. For “nonfeasance,” or breach of a duty under the terms of the contract, the action sounded in contract.

This mixed-bag approach continued until the Pennsylvania’s Supreme Court decision in Bruno v. Erie Ins. Co., 106 A.3d 48 (Pa. 2014), where the court recognized that, at the core of the doctrine, the critical determinative factor is the duty that is alleged to have been breached. As the Supreme Court opined:

… the substance of the allegations comprising a claim in a plaintiff’s complaint are of paramount importance, and, thus, the mere labeling by the plaintiff of a claim as being in tort, e.g., for negligence, is not controlling. If the facts of a particular claim establish that the duty breached is one created by the parties by the terms of their contract—i.e., a specific promise to do something that a party would not ordinarily have been obligated to do but for the existence of the contract—then the claim is to be viewed as one for breach of contract. If, however, the facts establish that the claim involves the defendant’s violation of a broader social duty owed to all individuals, which is imposed by the law of torts and, hence, exists regardless of the contract, then it must be regarded as a tort.

Bruno, 106 A.3d at 68 (2014).
     
Having evolved from Bash to Bruno, application of the doctrine to a legal malpractice action was more-recently analyzed in Outerlimits Techs., LLC v. O’Connor, 311 A.3d 569 (Pa. Super. 2023), where the plaintiff filed a legal malpractice action based solely in breach of contract. In its opinion, the trial court noted:

[defendant’s] shortcomings constitute a failure to exercise the requisite skill and knowledge that is expected of all attorneys. Therefore, while Appellee failed to adhere to the general standard of care lawyers owe to every client, Appellee did not breach a specific contractual provision or promise. In line with Pennsylvania case law, an action in assumpsit simply was not available to Appellant. As such, any genuine issue of fact as to whether an implied contract existed is immaterial because, regardless, Appellee failed to adhere to a generalized standard of care.

Outerlimits, 311 A.3d 569 (Pa. Super. Ct. 2023). The appellate court agreed, relying on Bruno and noting the contract in question was merely a vehicle creating the relationship between the parties, during which counsel allegedly committed malpractice, as opposed to the breach of a duty specifically created by the contract.

This decision further supports the position that, while legal malpractice actions can sound in both tort and contract, it is not always the case. While attorneys do owe a general standard of care to their clients, this does not make every malpractice action sound in contract simply based on the relationship between the parties. Bruno continues to dictate that the key to the analysis in all matters is the source of the duty allegedly breached. In a profession such as the law, where relationships are defined by both written and oral contracts, such a differentiation is key. In situations where both claims are brought, or even actions where one such claim is brought improperly, preliminary objections or dispositive motions raising the doctrine can help limit a client’s exposure.

After years of evolution and application, we would all like to think that we are finally getting the gist. But, uncertainty lurks in the form of the pending Superior Court decision in Poteat v. Asteak, a legal malpractice action involving a breach of a contract allegedly implicitly imposing a duty to provide services consistent with the profession at large. On appeal in Poteat, the Superior Court disagreed with the lower court’s use of the gist of action doctrine to re-characterize the claim as one sounding in tort. Id., 2024 WL 1202926 (Pa. Super. Mar. 21, 2024). Undoubtedly signaling the far-reaching implications of its decision, the Superior Court’s opinion was subsequently withdrawn and the matter submitted for reargument en banc. See Poteat, 2024 WL 2813104 (Pa. Super. June 3, 2024). 

And now, we wait. The Poteat decision will be yet another event in the continuing evolution of the gist of the action doctrine. Without question, it will have a significant impact on the doctrine’s application in legal malpractice actions, potentially requiring further instruction from the Supreme Court to ensure we all are truly getting the gist.

*Jim is a member of our Professional Liability Department and works in our Scranton, PA office. 



 

Defense Digest, Vol. 31, No. 2, June 2025, is prepared by Marshall Dennehey to provide information on recent legal developments of interest to our readers. This publication is not intended to provide legal advice for a specific situation or to create an attorney-client relationship. ATTORNEY ADVERTISING pursuant to New York RPC 7.1. © 2025 Marshall Dennehey. All Rights Reserved. This article may not be reprinted without the express written permission of our firm. For reprints, contact tamontemuro@mdwcg.com.

Firm Highlights

Thought Leadership

Not So Fast. . . The Limitations of the Pennsylvania RELRA in Plaintiffs’ Civil Actions Against Real Estate Broker and Licensee Defendants

Much has been made of the importance and weight of the Pennsylvania Real Estate Licensing and Registration Act, 63 P.S. §§ 455.101, et. seq. (the “RELRA” or “Act”). After all, a real estate broker generally cannot recover any commission absent a signed agreement that complies with RELRA. But can a Plaintiff rely on RELRA as a distinct cause of action in a civil action as to a real estate broker or licensee defendant? The Superior Court has emphatically held that he or she cannot. In the unpublished opinion P. Perez Real Est. Holdings, LLC et. al. v. Home Sale Real Est. Servs., Inc., et al., No. 256 MDA 2025, 2025 WL 35389888 (Pa. Super. Ct. December 10, 2025), the Superior Court held that the act “does not contemplate private actions for money damages as an enforcement mechanism and consequently, does not create a private cause of action.” citing Schwarzwaelder v. Fox, 895 A.2d 614, 620 (Pa. Super. 2006). While the act authorizes the Bureau of Professional and Occupational Affairs, State Real Estate Commission, to regulate the conduct governed by RELRA, the act alone does not create a stand-alone legal cause of action as to a broker-defendant in a civil action. See P. Perez, citing Schwarwaelder at 620.  Nor can it be stated that RELRA creates or imposes any legally cognizable duties on real estate brokers or licensees. While the act contains and refers to general concepts of duty (e.g. the agent must “exercise reasonable professional skill and care which meets the practice standards required by this act” and “to deal honestly and in good faith” 63 P.S. §§606.1 (a)(1),(2), or the broker has a duty to the buyer of property to take “action that is consistent with the buyer’s interest in transaction.”  63 P.S. §§606.3 (1)), these general concepts are secondary to the duties imposed by the required written agreement between the broker and consumer. For example, in P. Perez, a case in which the buyers-plaintiffs argued that the real estate broker failed to investigate recent legislation that would affect buyer’s intentions to convert the property to commercial space, the agreement between buyer and broker contained the following provision in the “Buyer’s Due Diligence” clause: Buyer acknowledges that Brokers, their licensees, employees, officers or partners have not made an independent examination or determination of the structural soundness of the property, the age or condition of the components, environmental conditions, the permitted uses, nor of conditions existing in the locale where the property is situated. . . Accordingly, the broker defendants expressly disclaimed any duty to buyers to inform them or determine whether any applicable zoning classifications, laws, or ordinances in the township applied to the properties in question. Moreover, the Superior Court refused to read provisions of the act into the Agreement, citing Skiff re Buss, Inc. v. Buckingham Review, LP, 991 A.2d 956 (Pa. Super. 2010).  Accordingly, in defending civil actions it is important for the defense attorney to identify any causes of action predicated solely on RELRA. Preliminary objections may be warranted to the extent that the plaintiff asserts RELRA as a stand-alone cause of action for monetary damages, a position struck down by the Superior Court of Pennsylvania in P. Perez.  Moreover, any attempt to create or heighten duties as to the broker defendants may be countered by the general proposition that the courts will not inject the vague concepts of “reasonable professional skill” or “good faith” where the written Agreement has express provisions regarding the duties of the parties. Ironically, although RELRA is an important act with which all realtors, brokers, and licensees should be familiar to guarantee that their commissions are in fact timely paid, the Act, is not a strong stand-alone mechanism for a plaintiff’s attempts to recover monetary damages in a civil action.

Thought Leadership

Pennsylvania Superior Court Confirms RESDL Claims Are Subject to a Two-Year Statute of Repose

The Pennsylvania Superior Court recently concluded that claims under the Real Estate Seller Disclosure Law (“RESDL”) are subject to a two-year statute of repose running from the settlement date. This decision will further assist defending errors and omission claims against real estate agents as it bars any RESDL action commenced more than two years after the settlement date regardless of when the defect was discovered.  In Hollinger v. Deitrich, 2026 Pa. Super. LEXIS 328 (June 23, 2026), the buyers entered into an agreement of sale in April of 2017 to purchase a residential property. The settlement occurred in June of 2017. The buyers reviewed the seller disclosures that revealed the property had a sump pump in working order and a sump pit. The disclosures further noted no water infiltration into the basement, but disclosed rehab, an addition to the property and prior sewage backup.  Shortly after the settlement and closing, the buyers experienced flooding in their basement. In March of 2020, the buyers filed suit against the seller, the buyers’ real estate agent and broker and the seller’s real estate agent and broker alleging various causes of action including a violation of RESDL. The buyers alleged that they sought assurances from the agent defendants that no water infiltration occurred on the property. They further alleged that both agents lived in the area and should have known about the neighborhood water infiltration issues. The trial court granted summary judgment for the seller and the seller’s agents and dismissed the RESDL violation.  Relying on the Supreme Court’s decision in Gidor v. Mangus d/b/a Mangus Inspections, 345 A.3d 629 (Pa. 2025), the court explained that a statute of limitation begins to run from the time of the injurious occurrence or a discovery of the same. However, a statute of repose runs for a statutorily determined period after a definitively established event. Notably, a statute of repose eliminates a cause of action regardless of when the claim accrues. Because of this, a plaintiff may not invoke the discovery rule or other equitable tolling considerations.  RESDL requires that an action for damages, as a result of a violation of this chapter, must be commenced within two years after the date of final settlement. The court found that Section 7311(b) was clear and unambiguous that an action for damages pursuant to this chapter must be commenced within a certain time after a definitely established event that is independent of any injury or discovery of any injury. Since the buyers sued over two years after closing on the property, their statutory claims were time-barred. The court explained that the seller disclosure statement could not support common law or consumer protection claims, as using it would improperly expand remedies beyond the statute’s terms. Accordingly, the court upheld the trial court’s summary judgment ruling that the buyers’ claims under RESDL were barred by the statute of repose.  Accordingly, defense counsel should scrutinize complaints involving RESDL claims to ensure that such claims have been timely brought within two-years of the settlement date. A plaintiff will no longer be able to invoke the discovery roll to expand the time frame.

Thought Leadership

Commonwealth Court Holds That a Claimant Who Was Struck By a Car While Crossing the Street During an Unpaid Break Was In the Course and Scope of Employment

This case involved a claim petition filed by a claimant who sustained injuries after being struck by a vehicle while crossing the street in front of the employer’s premises. The employer denied the claim based on course and scope, as the accident occurred during one of two mandatory fifteen (15) minute breaks provided to the claimant. The claimant would punch out at the beginning of a break and punch back in when the break was over.  On the date of the incident, the claimant punched out and left the building to get lunch at a restaurant, which required her to cross the employer’s parking lot, and then a public street, where the injury occurred. The Workers Compensation Judge (WCJ) dismissed the petition, noting that that during the two mandatory fifteen-minute breaks per shift allowed by the employer, the claimant was free to leave the employer’s premises, and during breaks, permitted to engage in whatever activity she desired. The WCJ found that at the time of the accident, the claimant was on her own time, in the middle of the street, and going to get lunch.   The claimant filed an appeal with the Worker’s Compensation Appeal Board (Board), and the Board reversed.  According to the Board, the claimant’s location was still on the employer’s premises, as the claimant was taking her customary route while using a reasonable ingress/egress from the employer.  Further, the Board found that the “Personal Comfort Doctrine” applied, as the claimant was on a momentary departure to take care of her personal comfort, within the window of time she was allotted for her break.  The Board remanded the case, and a WCJ granted the claim petition.  The Board affirmed, and the employer appealed to the Commonwealth Court. Before the Court, the employer argued that the claimant was not in the course and scope of her employment, because the injury did not occur on its premises, and the claimant was outside the bounds of the Personal Comfort Doctrine. The Court, however, rejected these arguments, and dismissed the employer’s appeal.  The Court noted that the break given to the claimant was so cursory, when she set out to relieve her hunger for her own personal comfort,  she remained in the course of her employment when she sustained her injuries.  A Petition for Allowance of Appeal in the Supreme Court has been filed by the Employer, Giant Eagle.