{"id":1514,"date":"2014-05-21T11:47:23","date_gmt":"2014-05-21T16:47:23","guid":{"rendered":"http:\/\/agrilife.org\/texasaglaw\/?p=1514"},"modified":"2014-05-21T13:28:38","modified_gmt":"2014-05-21T18:28:38","slug":"san-antonio-court-of-appeals-analyzes-shut-in-royalty-clause","status":"publish","type":"post","link":"https:\/\/agrilife.org\/texasaglaw\/2014\/05\/21\/san-antonio-court-of-appeals-analyzes-shut-in-royalty-clause\/","title":{"rendered":"San Antonio Court of Appeals Analyzes Shut In Royalty Clause"},"content":{"rendered":"

*This article is not a substitute for the advice of an attorney.*<\/span><\/p>\n

The San Antonio Court of Appeals issued an opinion yesterday addressing the scope and meaning of a shut-in royalty clause contained in an oil and gas lease.\u00a0 The case, PNP Petroleum I, LP v. Taylor<\/em>, provides a good illustration of how shut-in royalty clauses work and how modifying just two words can significantly change the meaning of an oil and gas lease.\u00a0 [Review opinion here<\/a>.]<\/p>\n

\"Drill<\/a><\/p>\n

Background<\/strong><\/p>\n

On June 1, 2009,\u00a0Ms. Taylor and Ms. Herbst (“the mineral owners”)\u00a0entered into an oil and gas lease with PNP Petroleum.\u00a0 At the time the lease was signed, there were 13 non-producing wells on the property that were drilled by a prior lessee whose lease had expired.\u00a0 The\u00a0lease between PNP and the mineral owners\u00a0provided for a one year primary term and stated that it would continue “as long thereafter as oil and\/or gas in paying quantities is produced from and sold from the land subject to this lease.”\u00a0 Additionally, the lease contained a shut-in royalty clause that provided as follows:<\/p>\n

SHUT-IN ROYALTY<\/span> (Saving)\u00a0 If, at the expiration of the primary term there is located on the leased premises a well or wells not producing oil\/gas in paying quantities, Lessee may pay as royalty a sum of money equal to $20 per proration acre associated with each well not producing.\u00a0 The shut-in well royalty payment will extend the term of the lease for a period of 1 year….<\/em><\/p>\n

As the primary term drew to a close, PNP wrote to the\u00a0mineral owners stating that it intended to extend the lease term pursuant to the shut-in royalty clause and provided a check for the required amount of shut in royalty due under the clause.\u00a0 The mineral owners claimed that the shut-in royalty clause was inapplicable and that the lease was automatically terminated on June 1, 2010.\u00a0 PNP filed this lawsuit seeking a declaration that their payment of the shut-in royalties extended the lease term.<\/p>\n

Parties’ Arguments<\/strong><\/p>\n

PNP argued that because there were 13 existing wells on the property that were not producing oil and gas, the shut-in royalty clause extended the lease.\u00a0 Further, PNP offered a red-lined version of the lease agreement in which the language of the shut-in royalty clause was modified.\u00a0 Initially, the proposed\u00a0shut-in royalty clause contained the words “capable of producing oil \/gas in paying quantities” when discussing its application,\u00a0but during the negotiations between PNP and the mineral owners, these words were stricken from the agreement.\u00a0\u00a0 PNP argued that this was evidence the parties did not intend for the clause to apply only if there were wells capable of producing oil and gas (even though that is the standard understanding in the industry of a shut-in royalty clause), but instead to apply if there were any non-producing wells on the property per the parties agreement, whether or not\u00a0they were capable of producing.<\/p>\n

The mineral owners, on the other hand, argued that under Texas law a shut-in royalty clause applies only when there was a lease capable<\/em> of producing in paying quantities.\u00a0 They argued that this was the industry meaning of the term “shut-in royalty” and that the lease should be interpreted in accordance with the common use in the industry.\u00a0 Further, the mineral owners argued that the evidence of prior drafts of the lease and the negotiations was inadmissible under the rules of evidence.<\/p>\n

The trial court sided with the mineral owners, finding\u00a0that the\u00a0shut-in royalty clause was inapplicable and that the lease terminated as of June 1, 2010.\u00a0 The\u00a0trial judge also found that\u00a0PNP’s evidence of prior drafts of the lease agreement was inadmissible.\u00a0 PNP appealed to the San Antonio Court of Appeals.<\/p>\n

Basic Law Regarding Interpretation of Oil and Gas Leases<\/strong><\/p>\n

Texas courts seek to determine the parties’ intentions as expressed in a lease.\u00a0 See Heritage Res., Inc. v. NationsBank<\/em>, 939 S.W.2d 118, 121 (Tex. 1996).\u00a0 Under Texas law, if a lease term has a generally accepted meaning in the oil and gas industry, that meaning is used by the court to construe the lease.\u00a0 See<\/em> BP Am. Prod. Co.<\/em> v. Zaffirini<\/em> , 419 S.W.3d 495, (Tex. App. – San Antonio 2013) (pet. filed).\u00a0 These are the standard principles used by the Court of Appeals in reaching its decision.<\/p>\n

Basic Law Regarding Shut in Royalties<\/strong><\/p>\n

Generally, a oil and gas lease is written such that it contains a primary and a secondary term.\u00a0 The primary term is generally a set number of years.\u00a0 In this case, for example, the primary term was for one year.\u00a0 The secondary term generally provides that the lease shall continue in effect at the conclusion of the primary term if oil and gas is being produced in paying quantities at the end of the primary term.\u00a0 There are, however, certain “savings clauses” common in oil and gas leases that allow an oil company to extend a lease beyond the primary term even if there is no production in paying quantities if certain conditions are met.\u00a0 One type of savings clause is a shut-in royalty clause.<\/p>\n

“A shut-in royalty clause provides for a substitute contractual method of production, which will maintain the lease in force and effect when a gas well is drilled and for which no market exists.\u00a0 The shut-in royalty is considered constructive production and will maintain the lease if its terms are satisfied.\u00a0 However…for a well to be maintained by the payment of shut-in royalties, it must be capable<\/em> of producing gas in paying quantities at the time it is shut-in.\u00a0 This is true even though the shut-in royalty clause makes no mention of capacity for paying production.”\u00a0 Hydrocarbon Mgmt, Inc.<\/em> v. Tracker Exp., Inc.<\/em>, 861 S.W.2d 427, 432-33 (Tex. App. – Amarillo 1993).<\/p>\n

Court of Appeals Decision<\/strong><\/p>\n

The court of appeals reversed the trial court.\u00a0 First, the court found that PNP’s evidence of prior drafts of the lease agreement was admissible under the rules of evidence and should have been considered by the trial court.\u00a0 Next, the court reasoned that generally, a shut-in royalty clause would be interpreted in accordance with the general principal quoted above and only applied to wells capable of production.\u00a0 In this case, however, the evidence that “capable of” producing in paying quantities was stricken from the lease by the parties, changed that general principal.\u00a0 The parties negotiations and agreed upon lease deviated from the general law that would have implied the “capable of” requirement in the lease because the parties expressly removed this agreement in the signed lease.\u00a0 In light of this, the court determined that it was not the parties intent to apply the generally accepted meaning of “shut-in royalty”.<\/p>\n

In light of this, because there were wells located on the leased premises that were not producing oil and gas at the end of the primary term as required by the parties’ agreement, and because PNP paid the required shut in royalties, the lease continued on after the primary term.<\/p>\n","protected":false},"excerpt":{"rendered":"

*This article is not a substitute for the advice of an attorney.* The San Antonio Court of Appeals issued an opinion yesterday addressing the scope and meaning of a shut-in royalty clause contained in an oil and gas lease.\u00a0 The case, PNP Petroleum I, LP v. Taylor, provides a good illustration of how shut-in royalty clauses work and how modifying just two words can significantly change the meaning of an oil and gas lease.\u00a0 [Review opinion here.] Background On June 1, 2009,\u00a0Ms. Taylor and Ms. Herbst (“the mineral… Read More →<\/a><\/span><\/p>\n","protected":false},"author":908,"featured_media":1482,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"footnotes":""},"categories":[8],"tags":[],"class_list":["post-1514","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-oil-and-gas-law"],"acf":[],"yoast_head":"\nSan Antonio Court of Appeals Analyzes Shut In Royalty Clause - Texas Agriculture Law<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/agrilife.org\/texasaglaw\/2014\/05\/21\/san-antonio-court-of-appeals-analyzes-shut-in-royalty-clause\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"San Antonio Court of Appeals Analyzes Shut In Royalty Clause - Texas Agriculture Law\" \/>\n<meta property=\"og:description\" content=\"*This article is not a substitute for the advice of an attorney.* The San Antonio Court of Appeals issued an opinion yesterday addressing the scope and meaning of a shut-in royalty clause contained in an oil and gas lease.\u00a0 The case, PNP Petroleum I, LP v. Taylor, provides a good illustration of how shut-in royalty clauses work and how modifying just two words can significantly change the meaning of an oil and gas lease.\u00a0 [Review opinion here.] Background On June 1, 2009,\u00a0Ms. Taylor and Ms. Herbst (“the mineral... 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