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Court Reminds Us That Mechanic’s Lien Remedy Is Derivative, And Existence Of “Lien Fund” Is Necessary To Support Valid Lien

This column has often advised that a mechanic’s lien is a powerful tool to help unpaid contractors get paid. Private liens have the benefits of attaching to the title of the land which was improved, and permitting the contractor to recover from the owner of the property—even though there may be no contractual relationship between the unpaid contractor and that property owner. However, the countervailing consideration given to property owners is that the owner cannot be made to pay twice for the same improvement. In that regard, as a court reminded us in Tri-Crete, Inc. v Forthill Construction Corp., where the owner has already fully paid for the improvement, there is no “lien fund” which would support recovery on a mechanic’s lien.

Background

In mid-2016, Gilbane Building Company entered into a contract to perform construction work at 1010 Park Avenue in Manhattan. Gilbane subsequently entered into a subcontract with Forthill Construction to perform certain concrete work on the project. Forthill, in turn, subcontracted some of its work to Tri-Crete. Tri-Crete performed $550,000 worth of work on the project, for which it was not paid. Tri-Crete filed a mechanic’s lien to secure its payment (and ultimately sued to foreclose the lien).

In late-2017, issues arose with Forthill’s work, including improper concrete strength, weak and unconsolidated concrete, improper clearances, incorrect sizing, unlevel concrete, and other examples of improper placement. Further, Forthill did not undertake a crucial pour as scheduled, causing delays. Accordingly, on December 22, 2017, Gilbane served Forthill with a Notice of Default and Demand to Cure. Forthill’s response was to walk off the job and abandon the project. Consequently, Gilbane terminated Forthill’s contract, and undertook to complete Forthill’s work (at added expense, the amount of which exceeded any funds held by Gilbane).

After discovery in the lien foreclosure action, Gilbane and its lien discharge bond surety moved for summary judgment dismissing Tri-Crete’s complaint. In doing so, Gilbane noted that Forthill breached the contract and abandoned the project, and argued that as the cost to complete exceeded the funds still held on Forthill’s contract, no money could be left owing to Forthill sufficient to form a lien fund from which lienors could recover.

Decision

The motion court granted Gilbane’s motion. In doing so, it cited to well settled law that the rights of a mechanic’s lienor are dependent on the existence of a lien fund (the sums due and owing, or to become due and owing, at the tier(s) above the lienor). Forthill’s breach of its contract with Gilbane necessarily negated the possibility of any monies being owed to Forthill, and therefore precluded the existence of any lien fund. Accordingly, the lien was discharged, and Tri-Crete’s lawsuit dismissed.

Comment

As the court noted, a lien fund is that sum of money remaining between the amount of the upstream contract, and what has been paid on that contract. Where the entire sum has been paid to the upstream contractor, there can be no lien fund. Aside from actual payment, another way for the contract sum to be “paid” is for it to be utilized to satisfy any backcharges accrued by the upstream contractor. Once those monies are completely spent, the lien fund is depleted. Any recovery above those amounts would result in the owner having to pay for the improvement twice—an outcome which was specifically rejected at the time the first mechanic’s lien statutes were enacted.

While the depletion of the lien fund necessarily precludes any recovery on the mechanic’s lien, there are other potential routes of recovery: a claim on a labor and materials payment bond, a breach of contract claim against the non-paying contractor, or perhaps a trust fund diversion action against the principals of the non-paying contractor. While filing a mechanic’s lien is always a good first step to obtaining payment (particularly given the tight deadlines involved in such a filing, which may run out earlier than the allotted-for eight months if the lien fund is dissipated), an unpaid contractor would be well advised to consult with experienced construction counsel to discuss all avenues for obtaining payment may be available.

If you would like more information regarding this topic please contact Thomas H. Welby at twelby@wbgllp.com or call (914) 428-2100

Construction Companies Must Ensure Employees Are Trained In The Use Of Heavy Equipment And Of Known Hazards

As has been previously shown in this safety series, Labor v. Sentinel Systems, LLC emphasizes the need for construction companies to provide proper instruction and training to their employees in the proper use of heavy equipment so as to avoid hazards associated with their use, in this instance the use a utility vehicle on paved surfaces with tires designed for off-road use, only.

Sentinel Systems, LLC (“Sentinel”) was one of the contractors involved in the construction of the American Dream Mall complex in East Rutherford, New Jersey (the “Project”). Its scope involved applying resinous floorings in the indoor amusement park and installing epoxy flooring in a parking garage. It had about 100 employees working on the Project.

On October 9, 2019, a Sentinel employee was driving a Bobcat Utility vehicle (“UTV”) when he fatally crashed into the front end of an empty flatbed semitrailer in a parking structure. The accident occurred at around 2:15 pm, in a parking structure that was used as a staging area for construction materials. A semitruck dropped off the flatbed for the offloading of material. The front end of the flatbed was exposed and was supported by front landing gear. This portion of semitrailer did not have any reflective materials and its location was not demarcated by traffic cones. Although the artificial light was sporadic, there was enough ambient natural light that the front end of the semitrailer would have been properly observable a reasonably attentive driver. The decedent employee was last seen by the GC’s superintendent driving the UTV about 10 mph, and in the parking structure when he struck the flatbed. It was inferable form the circumstances that the decedent did not discern the presence of the parked semitrailer before striking it.

After an investigation, OSHA issued a Citation with a single violation of construction industry standards titled “Safety training and education” which provides that “The employer shall instruct each employee in the recognition and avoidance of unsafe conditions and the regulations applicable to his work environment to control or eliminate any hazards or other exposure to illness or injury” and that Sentinel violated the standard by not providing “the Bobcat operators instruction on operating a Bobcat utility vehicle on pavement with tires that are designed for off-road use only”. The Citation proceeded to quote two provisions from the manufacturer’s Operation and Maintenance Manual (“Manual”) for this equipment: 1) “AVOID INJURY OR DEATH. Read this…Manual. Understand all…precautions and operating procedures before operating this vehicle.”; and 2) “This vehicle’s tires are designed for off-road use only, not for use on pavement. Operating this vehicle on paved surfaces…can alter the vehicle handling and may cause loss of control. Avoid operating the vehicle on pavement. If it is unavoidable, travel slowly and avoid sudden turns or stops.” The Recommended Abatement Action, included with the Citation, re-quoted the same 2 Manual provisions indicating OSHA’s Compliance Officer’s (“CO”) position that had Sentinel provided its operators with instructions that conformed to the two referenced provisions, the accident could have been avoided.

The Citation focused on two issues. 1) What instructions and training did Sentinel provide if any to driving the Bobcat UTV on paved surfaces when the tires were designed for off-road use only; and 2) Whether the Secretary met its burden to show that a “reasonably prudent employer” under the same circumstances would have done more to instruct its authorized operators on driving the Bobcat UTV on paved surfaces with tires that were designed for off-road use. Here, the record showed that Sentinel met its burden while the Secretary did not.

Sentinel was able to show that it had authorized only 9 managerial employees to operate the Bobcat UTV and that each authorized operator had prior experience operating similar vehicles. Sentinel had established that it had instructed each employee to review the Manual and had instructed each to drive no faster than 15 mph at the site, and it had assessed the knowledge of competence of each employee in individual test drives at the site. The Bobcat UTVs had been delivered to Sentinel at the Project and its president and Director of Field Operations (“DFO”) were present to accept them. The president had advised the DFO that he would be responsible for employee training. The equipment dealer representative trained both the president and the DFO and tailored the training to the conditions at the Project site. The surfaces for vehicle traffic at the Project were in constant flux and included gravel, earthen and paved surfaces. The dealer advised the president and DFO that the UTVs must not be driven at speeds of more than 10 to 15 mph, specifically on paved surfaces and advised them that operators not familiar with the vehicle should read the Manual. Only nine management level employees were authorized to operate the UTV, including the president and DFO. These seven employees including decedent had informed the DFO that they had experience operating similar vehicles. Moreover, the DFO provided one-to-one training on the operation of the UTV especially since Sentinel recognized that operators may encounter the hazard of losing control of the UTV when operating on paved surfaces. The training including the instruction of not driving faster than 10 to 15 mph at the Project and to drive in two-wheel mode when driving on paved surfaces for better handling. The DFO also rode with each of the seven employees on test drives at the site. After the training and test drive, each employee expressed confidence to the DFO that they could safely operate the UTV. The DFO also instructed each operator to review the Manual which was in the UTV’s glovebox. Before this accident there had not been any instances of any authorized employees driving the UTV in an unsafe manner.

The cited safety standard by OSHA is a general safety standard and therefore the ALJ utilized a reasonable person standard – would a “reasonably prudent employer” under the same circumstances have done more to instruct its authorized operators on driving the UTV on paved surfaces with tires that were designed for off-road use. Here, although Sentinel appeared to have initially offered conflicting accounts to OSHA’s Compliance Officer during the investigation following the accident, the evidence that was submitted showed that in fact Sentinel had taken adequate steps and instructions that were specific enough to advise employees of the hazards associated with use of this particular equipment and the Citation was vacated.

If you would like more information regarding this topic please contact Costas Cyprus at ccyprus@wbgllp.com or call (914) 607-6445

Court Affirms That Mere “Agreement To Agree” Does Not Constitute Enforceable Contract

This column has often counseled that “if it’s not in writing, it didn’t happen”. While that is very simplified advice, the core lesson that we seek to impart is that where an oral contract, or oral modification of a written contract, is permitted to happen, the facts are often relegated to a “he said, she said” dispute. Unfortunately, such disputes must ultimately be resolved by a jury (which, needless to say, is an expensive process—even if you win). In order to avoid this eventuality, when negotiating contracts, many parties include “agreement to agree” provisions, which specifically negate the enforceability of anything other than a fully prepared and executed contract. As a court held in the recent case of Permasteelisa North America Corp. v JDS Construction Group, LLC, when such a provision is present, courts will not find an enforceable agreement based on mere oral assertions, fragments of writings, or even handshakes.

Background

In mid- to late-2016, Permasteelisa North America and JDS Construction Group were in the process of negotiating for Permasteelisa to perform certain curtain wall and façade work on a construction project on DeKalb Avenue in Brooklyn. Towards that end, the parties exchanged several proposals and discussed scope of work and pricing. On March 30, 2017, JDS sent Permasteelisa a letter of award for the curtain wall scope of work. In the letter, however, Permasteelisa included a provision stating that “The parties expect to finalize the Subcontract on the project no later than April 30, 2017 * * * Notwithstanding this Letter of Award, this letter does not bind either party to the performance of any obligation, or confer any rights, upon either party unless and until the parties actually execute the Subcontract.” In anticipation of entering into a nearly $50 million subcontract, Permasteelisa performed some preliminary work, which it claimed had a value of $1.9 million. The parties continued to negotiate a subcontract, with the scope and pricing changing several times. Ultimately, however, the parties never executed the anticipated subcontract.

When Permasteelisa was not paid for its claimed work, it filed, and ultimately commenced a lawsuit to foreclose a mechanic’s lien. This lawsuit also included claims for breach of contract, for unjust enrichment, and to recover on an account stated. After discovery, JDS moved to dismiss the lawsuit and discharge the mechanic’s lien, citing the “agreement to agree” provision in the award, and noting Permasteelisa’s deposition testimony conceding that a written subcontract was never executed. Permasteelisa opposed, conceding that the anticipated contract was never executed, but proffering what it termed was a “handshake agreement” to perform in anticipation of the execution of the contract.

Decision

The motion court granted JDS’s motion. In doing so, it cited to well settled law that there is a “strong presumption against finding a binding and enforceable obligation” where a proposed agreement contains an “agreement to agree” provision, and noted that JDS did nothing to lead Permasteelisa to believe that a contract had been entered into. Similarly, as to the unjust enrichment claim, the court held that without Permasteelisa having consented to the performance of the work, unjust enrichment was unavailable. The court also cited case law holding that unjust enrichment “is not an appropriate remedy for recovery of the expenses of a failed negotiation”. Likewise, as to the account stated claim, such was similarly dismissed because such a claim “cannot be used to create liability where none otherwise exists”.

As to the mechanic’s lien, the court held that in the light of the dismissal of Permasteelisa’s other claims, the lien had to be discharged and the foreclosure claim dismissed. The court also addressed the willful exaggeration claim, holding that while the items which were the subject of the lien had no basis, they could not be said to have been willfully exaggerated as a matter of law sufficient for a summary disposition.

Comment

The first thing that comes to mind when one uses the term “oral contract” is a verbal conversation where one party says “do X for me, and I’ll pay you $Y”, and the other party agrees. However, another form of oral contract is the oral agreement supported by some written evidence of its terms (which may even be an unsigned version of a contract). The problem with this type of oral contract, similar to the truly verbal agreement, is the he said, she said nature of the dispute as to what is included, and what is not included, in the oral agreement. While the one party will rely on the confirmatory writings (or even the unsigned agreement), the other will undoubtedly claim that the writing or writings are not complete, and there is more to the agreement than those writings (which, again, must be proven with he said, she said testimony). As the Permasteelisa Court reminds us, one way to avoid this eventuality is to use an “agreement to agree” clause, which will preclude either party from relying on anything less complete than the fully negotiated, signed contract. Contractors and others who are parties to construction contracts would be well advised to consult with experienced construction counsel to determine what provisions can be put into these contracts to clarify parties’ desires as to what is to be enforceable (and other subjects) so that courts do not ultimately err in setting forth what the parties may, or may not, have intended.

If you would like more information regarding this topic please contact Thomas H. Welby at twelby@wbgllp.com or call (914) 428-2100

Construction Companies Must Enforce Their Safety Rules

Construction companies must not only ensure that they have a proper safety program in place, but that it is also adequately communicated and enforced by documented audits and consistent employee discipline, as shown in the matter, Secretary of Labor v. J.D. Abrams, LP. In this matter, the Administrative Law Judge (“ALJ”) affirmed the citations arising from an employee working in a trench excavation, over five feet deep (without proper cave-in protection) and the use of ladder in that trench that did not extend the minimum requirement of three feet above the landing surface.

J.D. Abrams, LP (“Abrams”) performs highway construction projects with about 500 employees. On December 3, 2019, Abrams, was engaged in a large waterline installation project in Austin, Texas. The installation supervisor (foreman) had worked for Abrams approximately two years and he had worked in excavation for over thirty years. He was supervising a three-person crew on this project: one person operated the excavator; the second worked in the trench; and the third worked outside the trench. This particular crew had worked on a section of trench that had been flooded on the previous day when a trench box crushed a section of pipe. No one was working inside the trench at that time and that portion had been repaired. On December 3, the foreman advised his crew that they would not use a trench box that day due to the prior day’s issue. They began excavating the trench, which ran parallel to the road on one side and to the sidewalk on the other. About 18 inches of rock was excavated from the lower layer while the middle layer was determined to be Type B soil. The top layer consisted of about a foot of asphalt on the wall closer to the roadway and six inches concrete and wire mesh material, closer to the sidewalk. One employee would use a ladder to go down into the trench, and prepare the base for a section of pipe, the excavator would then place that portion of pipe. The process would be repeated, and the ladder would be moved further down.

Two OSHA officers arrived at the site to observe the conditions, take photographs, measurements, and employee statements. The trench was six feet wide and between 60 to 86 feet long. The trench depth was measured in three separate locations, and each was over five feet: five feet, eight inches; six feet; and six feet, seven inches. The top of the ladder used to access and exit the bottom of the trench was two feet, eight inches above the landing surface. The foreman at the site admitted that he knew that a trench over five feet in depth had either to be sloped back or protected with a trench box, but he had avoided its use to avoid the incident that occurred on the previous day. He also knew that the top of the ladder should extend three feet above the landing surface, and he had verified it at the beginning of work that day, but he did not continue checking as work progressed.

OSHA cited Abrams for two items: Item 1 pertained to failure to properly protect workers from cave-ins during excavation, which specifically provides that adequate protective systems are required unless excavations are made entirely in stable rock or the excavation is less than five feet in depth and an examination of the ground by a competent person provides that there is no indication for a potential cave-in. Here, employees were noted to have been working in a trench approximately six foot seven inches in depth, without shoring, a trench box or other adequate protective system. Abrams unsuccessfully attempted to argue that the depth of the trench was less than five feet by not including the bottom layer of solid rock and the top concrete/asphalt layer. The ALJ dismissed this argument given that the case law is clear that depth of a trench is measured from the base to the top regardless of the various types of soil or other materials that it consists of. Moreover, the stability of the excavation is evaluated by the weakest material in the structure. Therefore, no exceptions applied, and an adequate protective system was needed, and not provided.

Item 2, cited Abrams for failure to require a portable ladder extend at least three feet above the upper landing surface, exposing the employee to a fall hazard. Here, the top of the ladder extended by two feet, eight inches, and clearly did not comply with the requirements of the cited standard. Given that it was also clearly known by the foreman, the Secretary proved its case for this violation.

Abrams asserted an unpreventable employee misconduct defense as to both citation items and referred the ALJ to its extensive Safety Program. To prevail, on this defense, an employer must show that it “1) established work rules designed to prevent the violative conditions from occurring; (2) adequately communicated those rules to its employees; (3) took steps to discover violations of those rules; and, (4) effectively enforced the rules when violations were discovered.” The ALJ found that Abrams met the first two criteria. Abrams had established adequate work rules that in effect mirrored OSHA’s standards that were cited here, and they were effectively communicated to its employees.

Abram’s Safety Program included a 72-page employee safety manual (the “Manual”) available in English and Spanish, training, and Abrams employed area safety coordinators. Each employee was provided a copy of the Manual during company orientation and received training. The Manual is organized into twenty-five safety topics including excavations, fall protection, stairways, and ladders, etc. The Manual specifically set forth that that no one should enter into an unprotected trench with a depth greater than five feet, unless protected by a trench box, or the sides of the trench are sloped back. Ladders must be set-up with side rails extending a minimum of 36 inches above the landing. Abrams also employs four safety coordinators dedicated to safety, training, auditing of worksites for safety compliance and investigating incidents. The foreman had received excavation training about four of five times during his tenure, as well as interactive training. Abrams conducts every Monday, a 30-minute safety meeting for its staff at every active project where attendance is documented by the signing the Supervisor’s Safety Training Report attendance sheet. Moreover, each day a foreman has a five-to-ten-minute meeting with the crew to go over the work plan and necessary safety measures.

However, Abrams failed to prove that it took steps to detect violations to its safety rules and it did not ensure enforcement and consistent discipline. According to their policies, Abrams’ safety coordinator was required to audit each project at least once per month. If any safety violations are found, the project’s superintendent would be notified so that violations are corrected immediately. Each month, the safety coordinators should report the results of their audits to their management team that would include safety issues and their remediation. However, no documentation of the audits or reports were submitted. The fact that no safety coordinator came to the project on the prior day as result of the crushed pipe flooding the trench suggested that the safety coordinators did not consistently respond to near misses.

According to Abrams, employees who failed to follow their work rules were disciplined either by verbal warning, suspension or termination depending on the nature and severity of the violations. Here, the only offered examples of such discipline were that Abrams’ foreman and worker (in the trench) were suspended for a week without pay following the OSHA inspection. Such post-inspection discipline alone is not sufficient, and no further evidence was submitted of any discipline or enforcement action as a result of its discovery of violations at a worksite.

If you would like more information regarding this topic please contact Costas Cyprus at ccyprus@wbgllp.com or call (914) 607-6445

One Size Doesn’t Fit All When It Comes To Operating Powered Industrial Trucks

Secretary of Labor v. Huen Electric, Inc. demonstrates the need for construction workers to be properly trained and competent when operating a powered industrial truck (“PIT”) such as forklifts, lift trucks, stacker trucks/pallet stackers, etc. Some of these PITS have a cabin for the operator, while in others the operator walks and controls from behind. On September 30, 2019, Huen Electric, Inc. (“Huen”) an electrical contractor was removing an electrical splice box from a vault approximately three feet below the floor of the Chicago Museum of Science and Industry. Huen’s foreman used a stacker truck he had borrowed from the museum to lift the splice box. During the process the splice box and stacker truck fell in the vault pinning one of the other workers and leading to serious injury.

As a result of the incident, OSHA cited Huen for two violations1, although we shall limit our discussion to the violation pertaining to the lack of adequate training. According to the Citation, Huen had not ensured that the PIT operator was competent to operate the PIT, here a Toyota 6BWC15 Electric Counter Balanced Stacker Truck, by the successful completion of training and evaluation as specified in the regulation including but not limited to formal instruction, practical training and evaluation of the operator’s performance thereby exposing employees to struck by and crushing hazards.

Huen had been hired to upgrade the electrical system to the museum which required the removal of splice boxes located below the floor of the museum. Huen’s crew had previously removed four splice boxes by removing two-foot by three-foot concrete floor panels initially by hand and then by using a rented pallet stacker/forklift operated by the foreman to remove the covers from the vault. Once the covers were removed, the crew wrapped straps around splice boxes and removed them from the vaults using the rented forklift. The underlying incident occurred when Huen’s crew attempted to remove the largest splice box. Although the foreman and the crew were to use the same process as they had to remove the four prior splice boxes, there were some substantial differences with the operation starting with the fact that they did not have their rental stacker available and asked to and obtained permission from the museum to use its Toyota stacker truck (“stacker truck”), which is a hand-operated truck with an electric motor. Moreover, given that there was very limited space for maneuvering and the large size of the splice box, the foreman and crew engaged in significant planning for this removal, and he also reviewed the stacker truck’s manual for about an hour. They would also use straps wrapped around the splice box and then loop around the forks to raise it up from the vault. As the foreman attempted to raise the box from above the threshold, he briefly paused before releasing the parking brake by pressing down on the handle. At that point, the stacker truck did not appear unstable. The foreman then rotated the throttle to move the stacker truck away from the vault when he felt it move forward, towards the vault pit, tumbling into the vault and causing serious injuries to a crew member.

The foreman had approximately 30 years’ experience operating PITs and had no prior accidents until the subject incident. In each of his many jobs he had received some form of formal training mostly on forklifts where the operator sits in a cab. He had also received training on “walk-behind” stacker trucks in a previous job. The foreman’s prior work history and training were recapped but it also became evident during testimony that he had not received recent training on stacker trucks/pallet stackers in the past seven years from his last employer, nor current employer, Huen. Although Huen, through counsel attempted to emphasize the similarities between forklifts and pallet stackers, during the foreman’s testimony, he admitted that the “biggest difference” was the steering, braking and throttle. The foreman spent about an hour reviewing the operator’s manual on the Friday prior to the lift but had never previously operated the Toyota pallet stacker, although he had maneuvered it from the second floor of the museum down to the location of the splice box.

To prove a violation, the Secretary of Labor (SOL) must show by a preponderance of the evidence that (1) the cited standard applies, (2) there was failure to comply with the cite standard, (3) employees had access to the violative condition, and (4) the cited employer either knew or should have known of the condition with the exercise of reasonable diligence.

Here, the PIT standard which “contains safety requirements relating to fire protection, design, maintenance and use of fork truck, tractors, platform lift trucks, motorized hand trucks, and other specialized industrial trucks powered by electric motors or internal combustion engines” clearly applied to the pallet stacker at issue. As to the second element, the Secretary of Labor claimed that Huen had failed to provide the foreman with training specific to this walk-behind stacker truck and had thus failed to ensure that he was a competent operator. Huen, countered with the foreman’s extensive history to show that the standard was not violated. However, the ALJ agreed with the Secretary since it found that Huen failed to provide training compliant with the standard or otherwise evaluate that its foreman was competent to operate this stacker truck. Irrespective of “whether the training is an employee’s initial training on a PIT or refresher training on a related yet different, PIT, such training must meet certain minimum requirements, including a combination of: (1) formal instruction such as lecture, discussion…written material; (2) practical training… and (3) an evaluation of the trainee’s performance in the workplace.” The standards provide who may provide the training, when additional training is necessary and requires the employer to certify that the operator is trained and evaluated. Here, the foreman’s own testimony indicated he did not have formal or practical training on stacker trucks and Huen had an obligation to ensure that he was in fact competent to operate the pallet stacker safely.

Although Huen provided Class IV Forklift training it had an obligation to provide training where forklifts and pallet stackers differed such as those that related to throttle, steering and braking and there was no evidence that Huen provided same ether as an initial or refresher training. The ALJ also clarified that an employer need not duplicate training already received by the operator in a prior training program but rather offer additional training based on the differences between the two PITs.

The ALJ found Huen’s employees were exposed to a hazard because they were working in proximity to the foreman who had not been properly trained and in fact one employee was seriously injured. Given that Huen had rented a different model stacker truck for the four previous lifts over the past six months, the ALJ found it reasonable to infer that Heuen was aware that the foreman was using stacker trucks on multiple occasions and therefore was aware of its obligations to train and evaluate him. A penalty of $11,934 was assessed for this violation.

1 Violation # 2 pertained to modifications or additions to the stacker truck by use of the lifting straps, which were dismissed.

If you would like more information regarding this topic please contact Costas Cyprus at ccyprus@wbgllp.com or call (914) 607-6445

Court Permits Arbitration To Proceed Against Both Owner And Owner’s Disclosed Agent

On a construction project, the term “general contractor” is often thrown around rather loosely to refer to the one contractor at the top of the contractor pyramid; the contractor working most closely with the owner. However, those familiar with the industry know that construction managers often sit on top of that pyramid. The chief difference is that construction managers typically work closely with the owner from the design stage, where general contractors are brought in after the project is more or less fully designed. While there are other differences, it is generally acknowledged that CMs have their own obligations to the owner above and beyond the build obligation.

On a related note, there are generally two types of CM arrangements, the “CM at Risk”, and the “CM as Agent”. The CM at Risk resembles a typical owner/GC arrangement in that the CM hires the subcontractors, or “trade contractors”, directly, and assumes payment (and other contractual) responsibilities to those subcontractors. A CM as Agent, on the other hand, enters into contracts with subcontractors as agent for the owner, and it is the owner, and not the CM, who has the payment and other contractual obligations towards the subcontractors. However, as an appellate court found in Matter of Sciame Construction, LLC v Accurate Specialty Metal Fabricators, Inc., the fact that a CM entered into a contract as a disclosed agent for an owner may not prevent that CM from itself being brought into an arbitration proceeding relating to the project.

Background

In September of 2014, Sciame entered into a construction management agreement with the owner of a construction project within Hudson Yards for the construction of a culture center. In April of 2017, Sciame, as disclosed agent for that owner, entered into a subcontract with Accurate Specialty whereby Accurate Specialty was to perform the ornamental steel work on the project for $2,709,298, which was subsequently increased to $4,455,458. This contract provided for dispute resolution by arbitration.

Disputes arose regarding the quality and timeliness of Accurate Specialty’s work. Sciame, as agent for the owner, ultimately commenced an arbitration proceeding against Accurate Specialty to recover damages on behalf of the owner. Accurate Specialty filed an answer in the arbitration denying those allegations, and also filed a claim in the arbitration proceeding directly against Sciame, itself, alleging that Sciame undertook obligations to Accurate Specialty to maintain and facilitate the progress of the project and its schedule, and that Sciame’s stacking of trades, dilution of supervision, chaotic work site, failure to timely approve change orders, and interference with Accurate Specialty’s remediation efforts proximately caused it to incur damages in the performance of its work. Sciame commenced a proceeding to permanently stay Accurate Specialty’s arbitration claim, arguing that as there was no contract between Sciame and Accurate Specialty, Sciame could not be compelled to submit to arbitration. Accurate Specialty noted that although its subcontract was ostensibly between it and the owner, Sciame undertook numerous obligations directly to Accurate Specialty, and Accurate Specialty could assert claims against Sciame for its breach of these obligations.

Decision

The motion court denied Sciame’s application to stay Accurate Specialty’s arbitration, holding that even if Sciame was not in privity with Accurate Specialty due to it’s having entered into the subcontract as an agent of the owner, Sciame received direct benefits from the contract. Citing well settled case law holding that where a party benefits from a contract which contains an arbitration agreement it may be held to that arbitration agreement itself, the motion court held that that Sciame was estopped to deny that it was bound by the arbitration agreement. Accordingly, the court held that Sciame was compelled to utilize arbitration as the method of dispute resolution.

Sciame appealed, but fared no better before the appellate court. Although noting that generally an agent who signs a contract on behalf of a known principal does not bind itself individually, the appellate court held that the language of the contract documents evinced Sciame’s intent that all disputes arising out of Accurate Specialty’s subcontract, including those involving Sciame itself, would be resolved through arbitration. In that regard, the appellate court affirmed the motion court’s direction that Sciame proceed to arbitrate Accurate Specialty’s claims.

Comment

Although arbitration is generally a faster (you can easily have a decision in under a year from commencement), better (you can have a knowledgeable construction professional as your decision maker), and cheaper (discovery, the expensive part of a lawsuit, is curtailed in an arbitration proceeding) way to resolve disputes, it is technically a denial of one’s right to a trial by jury, as enshrined in the Sixth Amendment to the U.S. Constitution. Accordingly, before a party will be compelled to arbitrate, a court must find that the party either explicitly, or implicitly, consented to forego its constitutional right to a trial by jury, and affirmatively opted for the arbitration proceeding. Explicit consent is easy to determine; either a party signed an agreement to arbitrate, or it did not. Implicit consent, on the other hand, will ultimately require a court to determine what the parties’ intent was at the time the contract was signed. Contractors and others who are parties to construction contracts would be well advised to consult with experienced construction counsel to determine what provisions can be put into contracts to clarify parties’ desires as to arbitration (and other subjects) so that courts do not ultimately err in setting forth what the parties may, or may not, have intended.

If you would like more information regarding this topic please contact Thomas H. Welby at twelby@wbgllp.com or call (914) 428-2100

An Exemplary Safety Program on Paper is Not Enough

Secretary of Labor v. TNT Crane and Rigging, Inc. demonstrates how companies must maintain work safety rules that not only specifically address the requirements of applicable OSHA safety rules and standards but that they also take measures to ensure adequate compliance. TNT Crane and Rigging, Inc. (“TNT”) is a crane service provider from Houston, Texas with more than 250 employees and numerous offices. On May 15, 2016, in Georgetown, Texas, a TNT employee was seriously injured during the disassembling of a crane when it contacted a power line. As a result of the incident, OSHA cited TNT for two violations of OSHA’s Cranes and Derricks in Construction Standards. The OSHA Review Commission ultimately affirmed both violations as against TNT.

On the incident day, four TNT employees (the crane operator, a spotter/rigger (SR1), a second spotter/rigger (SR2), and a driver) were completing the disassembly of a 275-ton mobile crane which had been used to install new antennas on a communication tower. All four employees met to discuss a plan for disassembly. The crane operator (and supervisor) created a job safety analysis (JSA) before the breakdown and discussed it with the three other crew members. The plan was for the crane operator to reposition the crane to lower the boom onto the semi-truck while SR2 would spot and hold the hoist line to keep it taunt, the driver would drive the semi-truck once the boom was on the flatbed and SR1 would spot and guide the truck. SR2 and the driver expressed concerns over the exact location due to nearby powerlines, but the crane operator reassured them it would be disassembled in the same location in which the crane was assembled and that there would be a 20 feet buffer zone from the power line. Therefore, the powerlines would be avoided. Nevertheless, as the crane operator was lowering the boom of the crane and retracting the hoist line, the load line came into contact with a powerline. SR2 who was holding the load line was electrocuted and sustained severe burns and other injuries.

After the incident, an OSHA Compliance Safety and Health Officer investigated. Although the officer was unable to inspect the original jobsite, the officer conducted interviews offsite with witnesses and took photos to recreate the scene. OSHA issued two citations: Violation # 1 – Exposure of employees to the hazard of electrical shock by failing to use at least one of the measures required to prevent encroachment or contact with power lines while disassembling a crane; Violation # 2 – Placing part of a crane and load, whether partially or fully assembled, closer than the minimum approach distance (MAD) to a power line.

To prove a violation, the Secretary of Labor (SOL) must show by a preponderance of the evidence that (1) the cited standard applies, (2) there was failure to comply with the cite standard, (3) employees had access to the violative condition, and (4) the cited employer either knew or should have known of the condition with the exercise of reasonable diligence. The cited safety standards clearly applied to the work that was being conducted at the time of the incident and that there was noncompliance and exposure to the hazardous condition. The issue that the Commission addressed in its most recent decision was whether TNT had knowledge of the violative condition, which it determined that it did.

Both violations rested upon the Commission’s reasoning that the violative conduct was collaborative here. It was not just the crane operator’s activities but the activities of the entire crew, collectively. As for Violation # 1, there was no dispute that TNT crew disassembled the crane without a required protective measure in place to prevent encroachment before disassembly began. Similarly, Violation # 2 involved the crew’s collective failure to maintain the required clearance during disassembly. Prior to disassembly, the crew conducted a JSA together and then met as group to discuss the work prior to commencement. Although two of the crew members expressed concerns, they were reassured by the other two crew members and all agreed to proceed. Therefore, the crane operator/supervisor’s knowledge of the other crew members’ violative conduct could be imputed to TNT, as is consistent with the relevant precedent.

TNT’s defense before the Commission was that the crane operator engaged in unpreventable employee misconduct (“UEM”). To succeed on that defense, TNT must show that it had established work rules to prevent violative conditions from occurring, adequately communicated those rules to its employees, took steps to discover violations of those rules, and effectively enforced the rules when violations were discovered. The Commission found that TNT failed to establish work rules that were specific enough to ensure the violative conditions from occurring.

As to Violation # 1, although TNT’s work rule shared some similarities with the OSHA standard, it did not provide the specific requirements mandating that an employer implement an encroachment prevention measure prior to crane disassembly to ensure that a 20-foot distance from power line is maintained when any part of the crane could breach that distance. TNT’s safety policy only mentioned one of the applicable provision’s numerous encroachment prevention measures.

As to Violation # 2, the Commission found that TNT did have work rules in place that addressed the requirement of the applicable standard and it properly communicated those rules to its employees through various trainings, safety programs/manuals, orientations, etc. However, TNT failed to sufficiently monitor compliance of those rules and effectively enforce them when violations were discovered and therefore could not establish a UEM defense. TNT claimed it monitored compliance through inspections and surprise audits by submitting inspection documentation that included safety checklists. Yet, this particular site was never inspected nor audited. TNT’s practices and the submitted documentation were insufficient as no one from TNT could provide details on how often worksites were generally inspected/audited, what kinds of sites were inspected, etc. TNT’s submitted documentation showed no evidence as to the effectiveness of their monitoring/auditing plan, except that one existed on paper. Lastly, TNT failed to establish they effectively enforced the rules when violations were discovered. Although the crane operator in this instance was discharged, TNT could not offer any other evidence of prior disciplinary action of an employee for violating powerline safety rules, which beggars belief given the size of the company. The fact that the crane operator and the rest of the crew collectively were involved in violative conduct actually was evidence of TNT’s lax enforcement of these rules.

If you would like more information regarding this topic please contact Costas Cyprus at ccyprus@wbgllp.com or call (914) 607-6445

Court Sanctions Contractor For Despoiling Evidence

When a contractor consults with an attorney regarding a claim—either one they intend to assert against another contractor, an owner, etc., or one that’s being asserted against them—the conversation will ultimately turn to how will that claim either be proven or refuted. While this column has often warned that “if it ain’t in writing, it didn’t happen”, a related warning (for those not old enough to remember Oliver North and the Iran-Contra Affair) is that once it’s in writing, keep it that way—regardless of how detrimental the writing may seem. The recent case of Borough Construction Group, LLC v Red Hook 160 LLC serves as a reminder that those who destroy evidence can be sanctioned for doing so, with attendant adverse effects on the lawsuit.

Background

In September of 2016, Borough Construction Group entered into a contract with Red Hook 160 for the construction of a project located at 160 Imlay Street in Brooklyn. Shortly after construction commenced, the relationship between the parties soured. On November 30, 2017, in response to complaints by Red Hook, a representative of Borough sent an email claiming that Red Hook was “trying to lay foundation for a potential lawsuit down the road”, and refuting the complaints leveled against Borough in that correspondence.

As time passed, matters did not improve. On August 10, 2018, Red Hook sent Borough a default notice setting forth Borough’s alleged failings on the project, which included delays, blown budgets, unperformed and defective work, and improper billing. While the notice requested a meeting to determine whether Borough could cure its claimed deficiencies, Red Hook reserved all of its rights. Ultimately, on September 24, 2018, Red Hook terminated Borough’s contract. Borough quickly filed a $2.5 million mechanic’s lien, followed just as quicky by a lawsuit to foreclose the lien. In response, Red Hook asserted various counterclaims alleging that Borough breached its contract, and its principals engaged in a fraudulent kickback scheme.

During the lawsuit, Red Hook demanded that Borough produce all communications, including text messages, between Borough’s principals and others involved with the project. When Borough produced its documents, it was apparent to Red Hook that certain text messages which had been demanded were missing. When Red Hook pointed this out to Borough, Borough responded that “it is outside the usual course of business for the Responding Parties to preserve text messages for more than a matter of days or weeks (at most) and, thus, any text messages that you may be seeking were automatically deleted long prior to the prospect of any litigation between the parties (and, thus, any obligation on the part of the Responding Parties to preserve electronically stored information).” Borough elaborated in later correspondence that “it seems that you are already in possession of text messages from third-parties that are responsive to your inquiry” and, thus, claimed that there was no prejudice to Red Hook as the result of the failure to preserve the documents. Red Hook then asked the judge to issue discovery sanctions against Borough, arguing that the missing text messages were critical to its claims and defenses. Red Hook opposed that motion, arguing (as it did directly to Borough) that any prejudice to Red Hook’s case was minimized by the fact that the sought text messages were obtainable from third parties. Borough also argued that its text messages were not relevant once it was terminated from the project, and were unrelated to Red Hook’s claims.

Decision

The court granted Red Hook’s motion for discovery sanctions. In doing so, the court relied on established case law holding that once a party “reasonably anticipates litigation”, it is under an obligation to preserve all records and communications relating to the subject matter of the anticipated litigation. The court set the date on which the obligation to preserve records arose here as the date of the termination, finding that it could not be said that a reasonable party would have surely anticipated litigation prior to that date (despite the earlier saber rattling). With that date set, the court specifically held that “one of the very purposes of discovery is to examine the contemporaneous thoughts and beliefs of the parties”. Accordingly, the court rejected any arguments that the sought text messages were not relevant—resoundingly rejecting the argument that Borough could unilaterally determine what text messages were relevant—and that there was no prejudice because the messages could be procured from elsewhere. The court also noted that for the same reasons, Borough’s own discovery demands to Red Hook required Red Hook to produce all of Borough’s text messages “without regard to relevancy, duplicity or any other basis for non-disclosure”. Finally, as to the sanction itself, given the volume and regularity with which text messages were used to communicate, the court determined that it would permit the jury to draw a negative inference at trial: i.e., conclude that the text messages were not preserved because they would not have supported—or would have outright refuted—Borough’s claims and defenses.

Comment

As all courts are courts of equity, courts will not countenance inequitable conduct designed to thwart the true administration of justice. Accordingly, although in this case it was found that the text messages were intentionally discarded, even a negligent failure to preserve crucial evidence is subject to sanction. Further, depending on the nature of the prejudice resulting to the victim, a court is not constrained to only offer a negative inference: it can go so far as to strike pleadings and grant an immediate judgment to a party.

Given the informality of the media of email and text messages, many such communications are made “from the hip” or “off the cuff”. Accordingly, a party may quickly come to regret sending one or more such communications. However, by engaging in the improper “self help” of deletion, a party is risking the imposition of what can be more severe sanctions. In that regard, a party who knows that such communications exist would be well advised to consult with experienced construction counsel who can work to control how such communications come out—and, crucially, work to provide favorable context of the communication to potentially blunt its impact.

If you would like more information regarding this topic please contact Thomas H. Welby at twelby@wbgllp.com or call (914) 428-2100

Mayor Adams to lift the NYC COVID-19 Vaccine Mandate effective November, 2022

“We’re removing the requirement to be vaccinated and to participate in sports and extracurricular activities. We’re removing that requirement for our schoolchildren,” Adams said. “We will also provide additional flexibility to business by lifting the private-sector mandate on Nov. 1. This puts the choice in the hands of New York businesses.”

If you would like more information regarding this topic please contact Thomas S. Tripodianos at ttripodianos@wbgllp.com or call (914) 607-6440

Court Reinstates Mechanic’s Lien To Permit Exaggeration Counterclaim To Proceed

This column has warned many times that it is always a bad idea to exaggerate the amount of a mechanic’s lien. While the exaggerating lienor may succeed in getting the owner’s or upstream contractor’s attention, the negative boomerang effects—such as having the lien declared void, being prohibited any recovery on the contract, being forced to pay the costs and attorney’s fees associated with the discharge of the exaggerated lien and, most importantly, being subject to an award of damages against the lienor in the amount of the exaggeration—greatly outweigh the shock value of a big number on the lien. There are instances where lienors try to have their proverbial cake and eat it too by asserting an exaggerated lien, and then withdrawing the foreclosure claim in the face of the exaggeration counterclaim. In Adria Infrastructure, LLC v Henick-Lane, Inc., an appellate court recently demonstrated the lengths that courts will go to prevent such chicanery, going so far as to not only deny a motion to amend a complaint to remove a lien foreclosure cause of action, but actually ordering the reinstatement of the lien—at a value of $0—so that it existed at the time of trial, as was required in order to pursue the exaggeration counterclaim.

Background

Prior to 2010, Henick-Lane entered into a contract with DASNY to serve as the general contractor on a public works project for the refurbishing of the courthouse on Staten Island. In January of 2010, Henick-Lane contracted with Adria Infrastructure to provide needed plumbing, steamfitting, and like work for the project. In 2013, Adria filed a mechanic’s lien against the project in the amount of $742,651, and in 2015 it commenced a lawsuit to foreclose that lien. Shortly thereafter, Adria filed a second mechanic’s lien against the project in the amount of $4,180,706, and it amended its complaint in the existing lawsuit to foreclose that lien. In 2016, Adria successfully moved to reduce its lien to $2,949,538, based on a prior partial settlement. After discovery (in which it became readily apparent that the liens were willfully exaggerated), Adria released its liens and moved for leave to file an amended complaint to remove its cause of action to foreclose those liens. In response, Henick-Lane moved to void the release of lien, and reduce the amount of Adria’s lien to $0.

Decision

The court denied Adria’s motion to remove its foreclosure claims, and granted Henick-Lane’s motion to effectively reinstate Adria’s lien at $0 value. In doing so, the court cited well settled law that although amendments to claims should ordinarily be freely granted, the purpose of the proposed amendment here was to evade the willful exaggeration claim—a result which the court would not countenance. Further, because the predicate of a successful willful exaggeration claim is the existence of a valid mechanic’s lien, the court voided the release of lien and valued the lien at $0 so that the willful exaggeration claim could proceed. On Adria’s appeal, the Appellate Division affirmed, finding, like the motion court, that the drastic remedies set forth in the Lien Law for a willfully exaggerated lien were “available only where the lien was valid in all other respects and was declared void by reason of willful exaggeration after a trial of the foreclosure action”, and that by releasing the lien, Adria attempted to deprive Henick-Lane of the ability to seek redress for the willful exaggeration.

Comment

Mechanic’s liens are a powerful tool because they not only involve the upstream contractor who is not paying, but they also attach to either the title of the property itself, or the public funds held by the municipal owner. Accordingly, in order to prevent abuse of this powerful tool, the state legislature put in a safeguard in the form of an award against an exaggerating lienor of not only the attorney’s fees incurred in discharging the exaggerated lien, together with the interest on monies deposited to discharge the exaggerated lien (or the premium for any lien discharge bond), but an amount of money equal to the amount of the exaggeration itself. While many exaggerating lienors try to avail themselves of the shock value of an exaggerated lien while later avoiding the ramifications, Adria Infrastructure is a reminder of the lengths to which courts will go to prevent such chicanery—even going so far as to reinstate a mechanic’s lien for $0 in order that a lien will be in effect at time of trial, as is necessary to allow the exaggeration claim to proceed.
Contractors should be forewarned of the bitter penalties that can be imposed if they exaggerate a lien. Those on the receiving end of an exaggerated lien should also fight back. Accordingly, one should consult with construction counsel to determine what legitimate methods are available to get an upstream contractor’s or owner’s attention, such as by also asserting a bond claim, by having a copy of the lien directed at the property’s lender, or the like; or, alternatively, learn how to counter-attack the exaggerating lienor. Regardless, contractors must keep in mind that exaggerating a mechanic’s lien is always a bad idea.

If you would like more information regarding this topic please contact Thomas H. Welby at twelby@wbgllp.com or call (914) 428-2100