[CLC-Discussion] Question CM lien rights

[Stuart Sakwa]

There is a difference between a CM as agent and an Owner’s Rep.  If the CM/Owner’s agreement is based on the AIA, the CM has duties which would constitute services under 713.01 and which require the CM to be licensed under 489.  If it is just an Owner’s  Rep agreement, may not have lien rights, but don’t need to be licensed.

Stuart H. Sakwa
Board Certified in Construction Law

Stuart H. Sakwa, P.A.
8888 Rockridge Glen Cove
Boynton Beach, Florida 33473
Phone 561-810-5855
Mobile 954-261-9598
Fax 561-763-7368
shsakwa at outlook.com<mailto:shsakwa at outlook.com>

From: clc-discussion-bounces at lists.flabarrpptl.org [mailto:clc-discussion-bounces at lists.flabarrpptl.org] On Behalf Of Sean A. Mickley
Sent: Wednesday, November 15, 2017 3:19 PM
To: CHernicz at Herniczlegal.com; 'Gibbons, Michael' <Michael.Gibbons at lowndes-law.com>; 'Adam C. Linkhorst' <ACL at floridahardhatlaw.com>; CLC-Discussion at lists.flabarrpptl.org
Cc: 'Kelly R. Bennett' <krb at floridahardhatlaw.com>
Subject: Re: [CLC-Discussion] Question CM lien rights

CM could be a professional lienor, if it has a professional license (architect or engineer), for performing “professional services” for the owner.

From: clc-discussion-bounces at lists.flabarrpptl.org<mailto:clc-discussion-bounces at lists.flabarrpptl.org> [mailto:clc-discussion-bounces at lists.flabarrpptl.org] On Behalf Of Charles B. Hernicz, Esq
Sent: Wednesday, November 15, 2017 3:05 PM
To: 'Gibbons, Michael' <Michael.Gibbons at lowndes-law.com<mailto:Michael.Gibbons at lowndes-law.com>>; 'Adam C. Linkhorst' <ACL at floridahardhatlaw.com<mailto:ACL at floridahardhatlaw.com>>; CLC-Discussion at lists.flabarrpptl.org<mailto:CLC-Discussion at lists.flabarrpptl.org>
Cc: 'Kelly R. Bennett' <krb at floridahardhatlaw.com<mailto:krb at floridahardhatlaw.com>>
Subject: Re: [CLC-Discussion] Question CM lien rights

More importantly, I don’t think the CM Agent meets the definition of a lienor in 713.01(18) – if it is not a “lienor” under the definitions prescribed in law, there is no lien rights.

Chuck

Charles B. Hernicz, Esq.
Board Certified in Construction Law by The Florida Bar
Hernicz Legal Services, P.L.
1460 Wood Row Way
Wellington, FL 33414
Telephone: (561) 753-7511
Facsimile: (561) 753-7082
Chernicz at HerniczLegal.com<https://eur03.safelinks.protection.outlook.com/?url=Chernicz%40HerniczLegal.com&data=02%7C01%7Cshsakwa%40outlook.com%7C42d2f7a1ab0e4bd7529b08d52c67fcaf%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C636463747489925282&sdata=HlECTmuHsy2uggy9wRBAHOhsPnbtp0Yx3xqdY2ogbxM%3D&reserved=0>

From: clc-discussion-bounces at lists.flabarrpptl.org<mailto:clc-discussion-bounces at lists.flabarrpptl.org> [mailto:clc-discussion-bounces at lists.flabarrpptl.org] On Behalf Of Gibbons, Michael
Sent: Wednesday, November 15, 2017 2:49 PM
To: 'Adam C. Linkhorst'; CLC-Discussion at lists.flabarrpptl.org<mailto:CLC-Discussion at lists.flabarrpptl.org>
Cc: Kelly R. Bennett
Subject: Re: [CLC-Discussion] Question CM lien rights


Interesting question, Adam.  I don’t believe a CM Agent has lien rights technically since they don’t fit the definition of “Contractor” under Ch. 713 (or 489).  I don’t think the statutory definitions of “Contractor” and “improve” support statutory lien rights in that context.


(8) “Contractor” means a person other than a materialman or laborer who enters into a contract with the owner of real property for improving it, or who takes over from a contractor as so defined the entire remaining work under such contract. The term “contractor” includes an architect, landscape architect, or engineer who improves real property pursuant to a design-build contract authorized by s. 489.103<https://eur03.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.leg.state.fl.us%2FStatutes%2Findex.cfm%3FApp_mode%3DDisplay_Statute%26Search_String%3D%26URL%3D0400-0499%2F0489%2FSections%2F0489.103.html&data=02%7C01%7Cshsakwa%40outlook.com%7C42d2f7a1ab0e4bd7529b08d52c67fcaf%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C636463747489925282&sdata=55S3p4NYkiSKOkMdEqAHYIzex5uJwWc0RO8sdy34XUY%3D&reserved=0>(16).

14) “Improve” means build, erect, place, make, alter, remove, repair, or demolish any improvement over, upon, connected with, or beneath the surface of real property, or excavate any land, or furnish materials for any of these purposes, or perform any labor or services upon the improvements, including the furnishing of carpet or rugs or appliances that are permanently affixed to the real property and final construction cleanup to prepare a structure for occupancy; or perform any labor or services or furnish any materials in grading, seeding, sodding, or planting for landscaping purposes, including the furnishing of trees, shrubs, bushes, or plants that are planted on the real property, or in equipping any improvement with fixtures or permanent apparatus or provide any solid-waste collection or disposal on the site of the improvement.

A CM Agent is typically functioning in an Owner’s Rep capacity and is acting on behalf of Owner while supplying expertise the Owner typically does not possess.  If you ask does  an Owner’s Rep have lien rights, the answer would appear to be “no” and same answer in my opinion for CM Agent.

Michael R. Gibbons  (Bio)
Shareholder
Lowndes, Drosdick, Doster, Kantor & Reed, P.A.
215 N. Eola Drive
Orlando, FL 32801
Phone: 407-418-6378
Fax: 407-843-4444
email: michael.gibbons at lowndes-law.com<mailto:michael.gibbons at lowndes-law.com>
website: http://www.lowndes-law.com<https://eur03.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.lowndes-law.com&data=02%7C01%7Cshsakwa%40outlook.com%7C42d2f7a1ab0e4bd7529b08d52c67fcaf%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C636463747489925282&sdata=Ef0%2BRT43dFc%2BayOwUJ7YLKIghoeCq4%2BdC3nvdmmR5jY%3D&reserved=0>

[cid:image003.jpg at 01D278BA.70183310]



From: clc-discussion-bounces at lists.flabarrpptl.org<mailto:clc-discussion-bounces at lists.flabarrpptl.org> [mailto:clc-discussion-bounces at lists.flabarrpptl.org] On Behalf Of Adam C. Linkhorst
Sent: Wednesday, November 15, 2017 2:04 PM
To: CLC-Discussion at lists.flabarrpptl.org<mailto:CLC-Discussion at lists.flabarrpptl.org>
Cc: Kelly R. Bennett <krb at floridahardhatlaw.com<mailto:krb at floridahardhatlaw.com>>
Subject: [CLC-Discussion] Question CM lien rights

Does a GC working directly for an Owner under a CM Agency Contract have lien rights?  The type of services being provided generally include preconstruction, project management, coordination, etc.  The CM is not subbing any work directly.  Thanks for any feedback.  Adam

Adam C. Linkhorst, Esq.
Linkhorst & Hockin, P.A.
4495 Military Trail, Suite 106
Jupiter, FL  33458
Email:  acl at FloridaHardhatLaw.com<mailto:acl at FloridaHardhatLaw.com>
Tel.   561.626.8880 / Cell.  954.562.9199
Fax.  561.626.8885
Website:  www.Floridahardhatlaw.com<https://eur03.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.floridahardhatlaw.com%2F&data=02%7C01%7Cshsakwa%40outlook.com%7C42d2f7a1ab0e4bd7529b08d52c67fcaf%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C636463747489925282&sdata=R4XCiqZZZZZ%2F1MHPEYcMAqMoyEzMgaaubWxBbafXYIU%3D&reserved=0>

Board Certified by the Florida Bar in Construction Law
AV®Preeminent Peer Review Rated by Martindale-Hubbell

  [LH_Logo_ConstLaw_Fnl_300dpi]
[http://www.floridabar.org/TFB/TFBResources.nsf/Attachments/E9FCC9C6B2384C36852574FA00690DDC/$FILE/ConstructionLaw.jpg?OpenElement][cid:image006.png at 01CFBB0B.542810E0]





Notice of Confidentiality: This e-mail communication and the attachment(s) hereto, if any, are intended solely for the information and use of the addressee(s) identified above and may contain information which is legally privileged from disclosure and/or otherwise confidential. If a recipient of this e-mail communication is not an addressee (or an authorized representative of an addressee), such recipient is hereby advised that any review, disclosure, reproduction, re-transmission or other dissemination or use of this e-mail communication (or any information contained herein) is strictly prohibited. If you are not an addressee and have received this e-mail communication in error, please advise the sender of that circumstance either by reply e-mail or by telephone at (800) 356-6818, immediately delete this e-mail communication from any computer and destroy all physical copies of same.

Replies Filtered: Any incoming reply to this e-mail communication or other e-mail communication to us will be electronically filtered for "spam" and/or "viruses." That filtering process may result in such reply or other e-mail communications to us being quarantined (i.e., potentially not received at our site at all) and/or delayed in reaching us. For that reason, we cannot guarantee that we will receive your reply or other e-mail communications to us and/or that we will receive the same in a timely manner. Accordingly, you should consider sending communications to us which are particularly important or time-sensitive by means other than e-mail.

Cloud Storage: The firm discourages the use of 3rd party cloud storage services for client confidential information because we are unable to confirm that such services provide adequate security. Notwithstanding the foregoing, should a client direct the firm to utilize a cloud storage service, the firm shall not be responsible for any harm occasioned by the disclosure of confidential information occurring as a consequence thereof.

[v4.30]
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://mailman.fsr.com/pipermail/clc-discussion/attachments/20171115/049f1a93/attachment-0001.html>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: image001.jpg
Type: image/jpeg
Size: 2848 bytes
Desc: image001.jpg
URL: <http://mailman.fsr.com/pipermail/clc-discussion/attachments/20171115/049f1a93/image001-0001.jpg>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: image002.jpg
Type: image/jpeg
Size: 8291 bytes
Desc: image002.jpg
URL: <http://mailman.fsr.com/pipermail/clc-discussion/attachments/20171115/049f1a93/image002-0001.jpg>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: image003.jpg
Type: image/jpeg
Size: 3965 bytes
Desc: image003.jpg
URL: <http://mailman.fsr.com/pipermail/clc-discussion/attachments/20171115/049f1a93/image003-0001.jpg>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: image004.png
Type: image/png
Size: 22555 bytes
Desc: image004.png
URL: <http://mailman.fsr.com/pipermail/clc-discussion/attachments/20171115/049f1a93/image004-0001.png>