
    Seers against Fowler.
    S. covenanted to build a house for F. and to finish it on or before the 1st Nov. 1805, in consideration of a certain sum of money, part of which F. covenanted to pay on the 1st May, 1805, & the residue when the house was finished. It was held, that the completion of the house was not a condition precedent, but that the covenants were independent, and that S. might maintain an action for the consideration money, without averring performance, and tho’the building was not finished at the time.
    This was an action of covenant. The plaintiff, in consideration of 1,555 dollars, covenanted to build a house for the defendant, in the manner described in the articles of agreement, dated the 5th February, 3 805. The house was to be completed by the first day of November, 1805. The defendant, on his part, covenanted to pay the plaintiff 750 dollars, on or before the first day of May, then next, and the residue of the said sum of 1,555 dollars, as soon as the house should be completed. The declaration contained two counts. The first count set forth the articles of agreement, and averred a performanee of them on the part of the plaintiff. The second count, after stating the agreement, averred a performance as to part of the building before the first of November, 1805, and a completion of the whole on the first day of December, 1805, and alleged, that the whole would have been completed in the manner agreed, and at the time stipulated, but that divers alterations in the plan and execution of the work were made, by the request and at the direction of the defendant, in consequence of which, and without any neglect or default of the plaintiff, he was hindered and prevented from finishing the said building, according to the agreement at the time fixed, <fcc.
    To the first count the defendant pleaded non est factum. To the second count there was a demurrer, and joinder in demurrer. . .
    
      
      SedgivicTe argued in support of the demurrer.
    He cited 3 Term, 590. 1 Saunders, 320, Pordage v. Cole, and the note of sergeant Williams, n. 4. in which the cases relative to dependent and independent covenants are collected.
    
      Sleight and Radclijf, contra,
    cited 2 H. Blk. 389, Terry v. Duntze. 1 Hen. Bile. 275. n.
    
   Thompson, J.

delivered the opinion of the court.

The covenants contained in the articles upon which this suit is founded, must be considered mutual and independent. The instrument is dated in February, 1805, by which the defendant covenants to pay the plaintiff’750 dollars, part of the consideration money for the work on the first day of May then next. This was a time prior to that fixed for the completion of any part of the work. The plaintiff’s right of action for the 750 dollars accrued on the first of May; but at this time he could not aver a performance on his part, nor was he under any obligation to have been in a situation to make the averment. Where parties, therefore, by their contract, place themselves in this situation, their covenants must necessarily be considered mutual and independent, so as not to render it necessary to aver performance. This rule of construction was adopted by Lord Holt, in the case of Thorpe v. Thorpe, (12 Mod. 461.) He observes, that if a day be appointed for the payment of the money, and that day is to happen, before the thing to be done by the other party can be performed, an action may be brought for the money before the thing be done, for it appears the party relied on his remedy, and intended not to make the performance a condition precedent. And in the case of Terry v. Duntze, (2 H. Black. 389.) the court say it is a rule long since established, in the construction of covenants, that if any money is to be paid, before the thing is to be done, the covenants are mutual and independent.

If, in the case before us, the covenants are to be considered as mutual and independent, no averment of performance was necessary, and of course the demurrer is not well taken.

We are accordingly of opinion, that the plaintiff is entitled to judgment.

Judgment for the plaintiff. 
      
       See Green v. Reynolds, ante, 207.
     
      
      ) Vide Wilcox v. TenEyck, 5 John. Rep. 78. Bennet v. the Executors of Pixley. 7 John. Rep. 249. Where the defendant covenanted with the plaintiff to pay certain money to T. on a certain day, and the plaintiff covenanted that on the defendant’s so paying, he, the plaintiff, would give up and discharge a certain bond and mortgage; held, that the payment was a condition precedent to the performance on the part of the plaintiff; who might sue for the non-payment without showing a performance, or offer to perform on his part; nor could the defendant plead the want of such performance, op offer tp perform. Nortbrup v. Northrup. 6 Cow. 296.
     