
    XOG OPERATING, LLC and Geronimo Holding Corporation, Appellants v. CHESAPEAKE EXPLORATION LIMITED PARTNERSHIP and Chesapeake Exploration, LLC, Appellees
    No. 07-13-00439-CV
    Court of Appeals of Texas, Amarillo.
    September 2, 2015
    Rehearing Overruled November 4, 2015
    Reconsideration En Banc Denied November 4, 2015
    
      John R. Hays, Jr., Vanessa G. Buzzard, William G. Owens, Michael T. Morgan, Alicia Ringuet, Robert G. Hargrove, for Appellants.
    Dusty J. Stockard, Jacob M. Davidson, John A. ‘Jad’ Davis, Ryan D. Clinton, for Appellees.
    Before QUINN, C.J., and CAMPBELL and PIRTLE, JJ.
   OPINION

Patrick" A. Pirtle, Justice

This is an oil and gas “retained acreage” dispute concerning the amount of acreage, if any, reverting to the assignors upon the expiration of the primary term of an assignment of four oil and gas leases. Appellants, XOG Operating, LLC and Geróni-mo Holding Corporation (collectively “XOG”), brought this trespass to try title suit against Appellees, Chesapeake Exploration Limited Partnership and Chesapeake Exploration, LLC, seeking an interpretation of the retained acreage clause contained in an assignment of lease interests, entered into between Xeric Oil & Gas Corporation and Gerónimo Holding Corporation, as assignors, and Chesapeake’s predecessor-in-title, EOG Resources, Inc., as assignee, concerning 1,625 acres of land in Wheeler County, Both sides moved for summary judgment on this dispositive issue. The trial court granted Chesapeake’s motion, denied XOG’s motion, and rendered a final judgment that XOG take nothing. We affirm the judgment of the trial court.

BACKGROUND

The record reflects that, effective June 1, 2003, Xeric Oil & Gas Corporation and Gerónimo Holding Corporation assigned their interest in four oil and gas leases, containing 1,625 acres, more or less, in three sections in Wheeler County, Texas, to EOG Resources, Inc. The habendum clause of the assignment agreement provided for a primary term of two years and “as long thereafter as operations .,. are conducted upon [the leased premises] with no cessation for more than sixty (60) consecutive days.” The assignment further provided that “[a]fter the expiration of the Primary Term, ... all rights under this [assignment agreement] ... shall terminate, and said lease shall revert to Assign- or, except as expressly provided in Article IX.” In pertinent part, Article IX states:

Upon expiration of the Primary" Term of this Assignment ... this Assignment and all rights created hereunder shall terminate as to all lands .and depths covered hereby. Said lease shall revert to Assignor, save and except that portion of said lease included within the proration or pooled unit of each well drilled under this Assignment and producing or capable of producing oil and/or gas in paying quantities. The term ‘pro-ration unit’ as used herein, shall mean the area within the surface boundaries of the proration unit then established or prescribed by field rules or special order of the appropriate regulatory authority for the reservoir in 'which each well is completed. In the absence of such field rules or special order, each proration unit shall be deemed to be 320 acres of land in the form of a square as near as practicable surroundings [sic] a well completed as a gas well producing or capable of production in paying quantities .... Upon termination or partial termination of this Assignment and the rights created hereunder, Assignee shall promptly provide Assignor with a fully executed and recordable release of this Assignment....

(Emphasis added).

During the primary term of that agreement, EOG and its successors drilled six gas wells — two in each of the three sections. Five of the six wells were placed in the Allison-Britt Field, and- the remaining well was contained in the Stiles Ranch (Granite Wash) Field. According to Rule 2 of the field rules applicable to the Alli: son-Britt Field, for purposes of an allowable assignment, the maximum area of -a “prescribed proration unit” was 320 acres. That rule further provides that because a standard proration unit consists of 320 acres, any unit containing less than 320 acres is, by definition, a “fractional pro-ration unit.” There were no field rules or special orders applicable to the Stiles Ranch (Granite Wash) Field.

The parties agree that there were no pooled units formed under , this agreement and that the six wells completed by Chesapeake were each “producing or capable of producing oil and/or gas in paying quantities.”. Therefore, the resolution of this appeal turns squarely upon the interpretation and construction .of the save and except provision of Article IX, quoted herein-above. Specifically, it turns on how the parties intended to define a “proration unit” with respect to each well.

XOG contends the operation of the- retained-acreage clause is tied to the regulatory framework of the Texas Railroad Commission. Specifically, it contends the parties intended to retain, with respect to each well, that amount of acreage designated by the operator when it filed a Statement of Productivity of Acreage Assigned to Proration Units (customarily referred to. as a Form P-r-15) with the Texas Railroad Commission. A Form P-15. is the means by which an operator designates the configuration,, size, and location of acreage attributable to a given well for purposes of obtaining a production allowable from the Railroad Commission. In accordance with that , procedure, in order to obtain regulatory permission to produce from a given well, an operator is required to file a certified plat which distinctly sets out the size and location of the acreage constituting a. prescribed proration unit, or fractional proration .unit, assigned to that well. Once accepted, the Railroad Commission publishes the size of the specific unit on its proration schedules and issues an allowable authorizing production.

In this case, for purposes of obtaining its production allowables, Chesapeake chose not to designate a full proration unit but ■ instead designated fractional proration units as to each well. On its Form P-15 filings, as to the six wells drilled on the leased acreage in question, Chesapeake assigned production acreage totaling 802 acres. • The Form P-15 filed for each well included a certified plat as required by the rules and a designation of the approximate boundaries of each fractional proration unit. In accordance with its practice, the Railroad Commission published a schedule showing the acreage designated by Chesapeake. XOG contends the Form-P-15 filings limit the acreage retained to those 802 acres.

On the other hand, Chesapeake contends it was the clear' intent of the parties to retain the amount of acreage prescribed by the applicable field rules or, in the absence of any field rules, 320 acres per well. According to its argument, Chesapeake is entitled to retain the full 1,625 acres' under lease because, under the facts of this case, its right to retain exceeded the acreage under lease. Specifically, Chesapeake contends the clear and unambiguous language of the agreement defines retained acreage as the area within the surface boundaries of a “proration' unit,” while further expressly defining a “pro-ration unit” to be “the area within the surface boundaries of the proration unit then established or prescribed by field rules or special order of the appropriate regulatory authority for the reservoir in which each well is completed” or, in the absence of such field rules or special order, “each proration unit shall be deemed to be 320 acres.” Because the field rules applicable to five wells establish a proration unit to be 320 acres and the proration unit of the sixth well was 320 acres by express agreement of the parties, Chesapeake contends it was entitled to retain up to 1,920 acres (6 wells x 320 acres per well).

CONTRACT CONSTRUCTION

An oil and gas lease is a contract conveying an interest in real property, as is the assignment of -all or a portion thereof. Petra Pro, Ltd. v. Upland Res., Inc., 279 S.W.3d 743, 750 (Tex.App.—Amarillo 2007, pet. denied) (citing Cherokee Water Co. v. Forderhause, 641 S.W.2d 522, 525 (Tex.1982)). As such, the assignment of an oil and gas lease must be construed and interpreted under the same rules of construction as any other contract. See Tittizer v. Union Gas Corp., 171 S.W.3d 857, 860 (Tex.2005); Anadarko Petroleum Corp. v. Thompson, 94 S.W.3d 550, 554 (Tex.2002).

In construing any written contract, the primary concern is to ascertain and give effect to the parties’ intentions as expressed within the four corners of that document. See Frost Nat’l Bank v. L & F Distribs., Ltd., 165 S.W.3d 310, 311-12 (Tex.2005) (per curiam). In determining the parties’ intent, we consider the entire writing and attempt to harmonize and give effect to all of the contract’s provisions. Id. at 312. We construe contracts “from a utilitarian standpoint bearing in mind the particular business activity sought to be served” and, when it is appropriate and proper, avoiding any “construction which is unreasonable, inequitable, and oppressive.” Id. (quoting Reilly v. Rangers Mgmt., Inc., 727 S.W.2d 527, 530 (Tex.1987)). Furthermore, the language in a contract is to be given its plain, ordinary, and generally accepted meaning unless doing so would clearly defeat the parties’ intent. Petro Pro, Ltd., 279 S.W.3d at 749 n.3; Anadarko Petroleum Corp., 94 S.W.3d at 554.

If, after such rules are applied, the meaning of the contract remains uncertain or is susceptible to more than one reasonable interpretation, it is ambiguous. Nat’l Union Fire Ins. Co. v. CBI Indus., Inc., 907 S.W.2d 517, 520 (Tex.1990). However, if after the pertinent rules of construction are applied, the contract can be given a definite or certain legal meaning and it is otherwise unambiguous, then we construe it as a matter of law. Frost Nat’l Bank, 165 S.W.3d at 312. Whether a contract is ambiguous is a question of law to be determined “by looking at the contract as a whole in light of the circumstances present when the contract was entered,” and extrinsic evidence of intent is inadmissible unless the contract is ambiguous on its face. See Friendswood Dev. Co. v. McDade & Co., 926 S.W.2d 280, 283 (Tex.1996). On appeal, we review the trial court’s construction of an unambiguous oil and gas lease according to a de novo standard of review. Anadarko Petroleum Corp„ 94 S.W.3d at 554.

Analysis

By three issues, all shades and phases of the same argument, XOG contends the trial court misconstrued the intent of the parties concerning what constitutes a “pro-ration unit” for purposes of their agreement. It maintains that under the plain language of this agreement, each drilled well maintained that acreage, and only that acreage, described in the P-15 forms filed with the Railroad Commission. Specifically, XOG contends that, because the trial court did not accept the Railroad Commission filings as being determinative of the intent of the parties, the trial court erred when it granted Chesapeake’s motion for summary judgment and denied XOG’s motion for summary judgment.

On the other hand, Chesapeake maintains that the plain language of the assignment provides that each well would retain that number of acres prescribed by the Railroad Commission in its special field rules for obtaining the maximum production allowable for a well in that particular field, or that in the absence of any field rules, a deemed acreage of 320 acres. Chesapeake asserts that, because the field rules allowed a proration unit of up to 320 acres for each well in the Allison-Britt field, its five wells in that field were sufficient-to retain up to 1,600 acres (5 x 320) encompassed by the assignment. Chesapeake further asserts that, because there are no field rules or special orders applicable to the Stiles Ranch (Granite Wash) Field, its single well in that field was sufficient to hold an additional 320 acres. Because the total potential acreage retained exceeds the actual acreage under lease, Chesapeake maintains the full 1,625 acres covered by the assignment were retained. Accordingly, Chesapeake contends the trial court did not err because it interpreted the intent of the parties in accordance with the plain and ordinary meaning of the precise words and phrases used in the assignment agreement.

We have reviewed the assignment agreement at issue and agree with the parties’ stipulation that the retained acreage clause is unambiguous, i.e„ that the assignment agreement can be given a definite or certain legal meaning and is otherwise clear and unequivocal. Specifically, we find the parties intended that the acreage excepted from reversion would be that acreage described by the “proration ... unit of each well.” As to the question of what the parties intended when they used that particular phrase, we must ascertain and give effect to the parties’ intentions as expressed in the four corners of their agreement.

Generally, absent an express contractual agreement providing otherwise, a pro-ration unit is defined as “the, acreage assigned to a well for the purpose of assigning allowables and allocating' allowable production to the well” for regulatory purposes. -16 Tex. Admin. Code .§ 3.38(a)(3) (West 2013). For purposes of the Texas Railroad Commission, any , unit less than 320-acres is a “fractional.prpration unit.” In this case, the parties specifically agreed to define a proration unit to mean the area within the boundaries of a proration unit “established or prescribed by field rules” oi", in the absence of such field rules,. 320 acres. •... •:

In construing an unambiguous oil and gas lease or’ an assignment thereof, such as the assignment at issue in this case, it is our primary duty to ascertain the objective intent of the parties as expressed Words used within the four corners of the lease agreement. Anadarlco Petroleum Corp., 94 S.W.3d at 554. In our analysis, we give the language used its plain and grammatical meaning unless doing so would clearly defeat the intentions of the parties. Id. In evaluating the intent of the parties, we must examine the entire lease and attempt to harmonize all its parts, even if different parts of the agreement appear contradictory or inconsistent. Id. In doing so, we presume the parties to the lease intended every clause to have a purpose, .and therefore, we endeavor to give effect to all provisions of the lease so that no provision will be rendered meaningless. Coker v, Coker, 650 S.W.2d 391, 393 (Tex.1983).

The “save and except” language contained in the assignment agreement at issue constitutes a limitation of the reversion provisions of that agreement. See Petro Pro, Ltd., 279 S.W.3d at 750. As such, the retainage-clause : “retains” -the acreage excluded from the automatic termination and reversion provisions of the agreement. In this case, the amount of acreage retained is, by agreement of the parties, the “pro-ration unit” of each well. Where a special limitation, or condition provides that ah agreement, here an assignment of leases, terminates on the occurrence of that limitation or condition, the agreement automatically terminates upon the happening of the agreed upon limitation-, or condition. Rogers v. Ricane Enters., Inc., 772 S.W.2d 76, 79 (Tex.1989). Here, the termination of the assignment was automatically triggered by the termination of the primary term on May 30, 2005. The retained acreage provisions of Article IX were then put into immediate effect. At that time, according to the express terms of the. agreement, all right, title, and interest in the leases reverted to XOG, “save and except that portion of said lease[s] included within the proration or pooled unit of each well drilled.”

XOG argues that the “common” pi-actice in the oil and gas industry is to tie the retained, acreage clause to the regulatory framework .of the Railroad Commission. This argument, however, is of no consequence to the interpretation of an unambiguous agreement. In applying the rules of contract construction, we are not bound by what XOG may perceive to be the industry practice but are instead bound by the actual intent of the parties as expressed -by the precise terms. of their agreement,;

- XOG further contends that because the Railroad Commission does not designate the amount of acres or configuration of a proration unit, the ■ definition of proration unit contained in Article IX must refer to the operator’s Form P-15 filing since that definition specifically states that the term “proration unit” means “the area within the surface boundaries of the proration unit then established or prescribed by field rules or special order of the [Railroad Commission].” , This argument also fails because the field rules do not prescribe the area or boundaries of a proration unit; they merely set limits on the units designated by producers. Accordingly, the reference to “area” and “boundaries”,in the definition of a proration unit .does not render meaningless the words used as it pertains to a proration unit prescribed by the applicable field rules. , Furthermore, it can be ¡argued that Chesapeake’s Form P-15 filings do not define a proration unit for purposes of Article IX because they only designate “fractional proration units,” not “proration units.”

, XOG next argues that Chesapeake’s construction of the assignment agreement attributes no meaning ¡or significance to the “included within” -language of the. retain-age clause. Again,- this argument ignores the clear and specific agreement of the parties defining a “proration unit” as the area within the surface boundaries of the unit prescribed by the applicable field rules. To give effect to XOG’s argument would mean that we would have to read into the agreement óf the parties the intent to “include within” the retained acreage that acreage “designated in the Form P-15 filing as to each well.” This we cannot do. The plain language of the agreement defines a “proration unit” (and concomitantly the retained acreage) as the area ■ prescribed by the applicable field rules, or in the absence óf field rules, 320 acres — nothing more, nothing less.

Therefore', because the parties expressly agreed - that the assignee would retain that portion of a given lease included within a “proration unit” for the Allison — Britt field, the.acreage retained by a given well within that field was the standard proration acreage of 320 acres — irrespective . of what the operator may have designated in a Form P-15 filing for purposes of obtaining-a production-allowable for a fractional proration unit. Furthermore, because there were no field rules or special orders applicable to the Stiles Ranch (Granite Wash) Field, by contractual definition, - the acreage retained by a given well within that field was 320 acres. Therefore, for .purposes of Article IX, given the facts of this case and the agreement of the parties, a. “proration unit” was 320 acres.

Because we conclude the parties agreed that Chesapeake would retain 320 acres for each well drilled that was producing or capable of producing gas in paying quantities, we disagree with XOG’s construction of the assignment' agreement. We conclude that Article IX “retains” or, more correctly, excludes from the automatic termination provisions of the assignment agreement, 320 acres for each well drilled. Because the trial court correctly construed the retained acreage provisions of Article IX of the assignment agreement, it did not-err in either granting Chesapeake’s motion for summary judgment or denying XOG’s motion. Issues one, two, and three are overruled.

Conclusion

The trial court’s judgment is affirmed.

James T. Campbell, Justice,

dissenting.

For the reasons I will outline briefly, I am unable to, agree with my colleagues’ reading of. the retained acreage language in the assignment. The retained acreage clause reads; in part, as follows:

Upon the expiration of the Primary Term- of this Assignment ... this Assignment and all rights created" hereunder shall terminate as to all lands and depths covered hereby. Said lease shall revert to Assignor, save and except that portion of said lease included within the proration or pooled unit of each well drilled under this Assignment and producing or capable of producing oil and/or gas- in paying quantities. The term “proration- unit” as used herein, shall mean the area within the surface boundaries of the proration unit then established or prescribed by field rules or special order of the appropriate regulatory authority for the reservoir in which each well is completed.

The majority adopts the interpretation of the language advanced by appellees Chesapeake Exploration Limited Partnership and Chesapeake Exploration, LLC. It reads the language to express the parties’ intention that on expiration of the primary term, the assignee would retain the leasehold insofar as it applied to the number of acres in each producing well’s proration unit, as established or prescribed by the applicable field rules. Because, the majority says, the field rules for the Allison — Britt (12,350’) Field prescribe a 320-acre proration unit, the assignee retained 320 acres per well completed in that field, regardless of the acreage the operator chose to assign to the well by its Form P-15.

But the assignment doesn’t say the as-signee will retain the number of acres in a unit prescribed by the field rules. It says the assignee will retain “that portion of said lease included within the proration ... unit,” and then defines “proration unit.” Merely defining the term “pro-ration unit” does not make the assignment say that the portion of the lease included within the proration unit “is,” “must be” or “always equals” the prescribed proration unit. By equating the former phrase “the portion within the proration ... unit” with the prescribed 320-acre proration unit, the majority effectively has read the former phrase out of the parties’ agreement.

By its assumption the parties intended the assignee to retain 320 acres, the majority also reads language into the parties’ agreement. The agreement’s “proration unit” definition speaks of “the area within the surface boundaries of the proration unit then established or prescribed by field rules.” The-assignment’s language does not suggest the parties intended the as-signee to retain the maximum acreage permitted for a proration unit by the field rules.

The majority’s reading of the assignment is untenable also because it fails to accomplish the language’s purpose of identifying the acreage to be retained by the assignee. If the language says only that the assignee retains B20 acres because that’s the prescribed proration unit, it begs the question, “which 320 acres?” As the majority points out, the field rules do not prescribe the particular acreage to be contained within the prescribed proration unit. That fact is not an argument for reliance only on the-field rules for the identification of the acreage to be retained. It is an argument to give effect to the language used by the parties, by which the assignee retains “that portion of said lease included within the proration ... unit.” The parties cannot identify “that portion” merely by identifying the number of acres it may contain.

The Eastland Court of Appeals recently addressed lease language similar to the assignment language we encounter in this case. Endeavor Energy Res., L.P. v. Discovery Operating, Inc., 448 S.W.3d 169 (Tex.App.—Eastland 2014, pet. filed). The lease contained language stating that at the end of its primary term, it would terminate as to all of the leased lands, except for “those lands and depths located within a governmental proration unit assigned to a well ..., with each such governmental proration unit to contain the number of acres required to comply with the applicable rules and regulations of the [Railroad Commission] for obtaining the maximum producing allowable for the particular well.” Id. at 175-76. The parties took positions like those we confront; the lessee contended the latter clause of the retained acreage language “automatically establishes the size of the proration units” to be the maximum acreage, 160 acres. Id. at 177. The court disagreed, holding that the lessee’s interpretation conflicted with the parties’ use of the word “assigned” in the language’s earlier clause. The language in its entirety, the court found, demonstrated that the parties intended “the last clause in [the retained acreage language] to define the amount of acres that [the lessee] was to include in the governmental pro-ration units that it assigned in its certified proration plats filed with the [Railroad Commission].”

The parties to the assignment in our case did not use the phrase “lands and depths located within a governmental pro-ration unit assigned to a well.” But they used the words “that portion of said lease included within the proration .., unit.” The effect is the same. The Eastland court recognized that it is by the filing of the certified proration plat that acreage is assigned to a governmental proration unit for a well. Id. at 178. Acreage is “included within” a proration unit in the same way.

I would give the language before us a construction like that the Eastland court applied in Endeavor, 448 S.W.3d at 177-78. Such a construction would require reversal of the trial court’s summary judgment in favor of appellees Chesapeake Exploration Limited Partnership and Chesapeake Exploration, LLC,- and remand to the trial court. Because the .Court affirms the summary judgment, I respectfully dissent. 
      
      . Specifically; Sections 6 and 7, Block E, GW Jacobs Survey, Wheeler County, Texas, and Section 6; Block 1, B & B Survey, Wheeler County, Texas.
     
      
      . While all six wells were spudded during the primary term, two wells were actually completed after the primary term. • XOG does not contest the question of whether the- actual drilling, operations at the expiration of the primary term sufficiently invoked the retained acreage provisions of the assignment agreement. ,
     
      
      . The retained-acreage clause at issue in this case is one of many different types used in the oil and gas industry. Here, the provision for retention of acreage "included within” the proration or .pooled unit of each -well stands in contrast to clauses that simply specify that the amount of acreage contained in a Form P-15 filing.
     
      
      . RULE 2 of the [field rules for the Allison-Britt (12,350’) Field] reads as follows:
      The acreage assigned to the individual gas well for the purpose of allocating allowable gas production thereto shall be known as the prescribed proration unit. No pro-ration unit shall consist of more than three hundred twenty (320) acres except as hereinafter provided; and the two farthermost points in any proration unit shall not be in excess of six thousand (6,000) feet removed from each other; provided that tolerance acreage of ten (10) percent shall be allowed for each unit so that an amount not to exceed a maximum of three hundred fifty-two (352) acres may be assigned. For allowable assignment purposes, the prescribed proration unit shall bé a- three hundred twenty .(320) acre unit, and each unit containing less than three hundred twenty (320) acres shall be a fractional proration unit. All such proration units shall consist of continuous and contiguous acreage which can reasonably be considered to be productive of gas. No double assignment of acreage will be accepted.
      An operator, at his option, shall be permitted to form fractional imits of one hundred sixty (160) acres with a proportional acreage allowable credit for a well on such unit with the two farthermost points of such one hundred sixty (160) acre fractional unit not greater than four thousand five hundred (4,500) feet removed from each other.
      Operators shall' file with the Commission Certified plats of their properties' in- said field which plats shall set out distinctly all of those things pertinent to the determination of the acreage credit claimed for each well; provided that if the acreage assigned to any proration unit has been pooled, the operator shall furnish the Commission with such proof as it may require as evidence that interests in and under such proration unit have been so pooled.
      The majority notes that the field rules provide for fractional proration units, and wonders whether Chesapeake’s designated units containing fewer than 320 acres could even be considered “proration units” under the assignment’s definition. Perhaps not, but the acreage assigned to the well by Chesapeake still would be "that portion of said lease included within the proration ... unit,” which is the acreage to be retained under the assignment’s plain language.
     
      
      . When the parties wanted to designate the configuration of the proration unit as well as its number of acres, they did so, in the case of wells not subject to field rules or special order.
     