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<p class="MsoNormal"><span style="color:black">This email is re-posting Chuck’s request to the CLC-discussion listserv rather than CLC Classic. Please feel free to reply to this email (and thereby to the entire CLC-Discussion listserv) or reply directly to
Chuck at </span><span lang="EN" style="font-family:"Arial","sans-serif";color:#1F497D"><a href="mailto:cpy@esclaw.com">cpy@esclaw.com</a>.<o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif""> constructionlaw-bounces@lists.flabarrpptl.org [mailto:constructionlaw-bounces@lists.flabarrpptl.org]
<b>On Behalf Of </b>Chuck Young<br>
<b>Sent:</b> Thursday, April 19, 2012 11:38 AM<br>
<b>To:</b> RPPTL constructionlaw<br>
<b>Subject:</b> Re: [RPPTL-constructionlaw] [RPPTL-constructionlaw QUESTIONBUT LOOKING FOR A VERY SPECIFIC CASE ONLY<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Can an unlicensed contractor try to use the definition of “contractor”, which includes the term “compensation”, for protection from unlicensed contracting issues,
when the definition also includes the term “qualified”?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span lang="EN" style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Charles P. Young</span></b><b><span lang="EN" style="color:#1F497D">
</span></b><span lang="EN" style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D"><br>
Board Certified Construction Attorney<br>
Emmanuel Sheppard & Condon<br>
30 South Spring Street<br>
Pensacola, FL 32502<br>
Main: 850-433-6581<br>
Direct: 850-444-3823<br>
Fax: 850-434-5856<br>
</span><span lang="EN" style="font-family:"Arial","sans-serif";color:#1F497D"><a href="mailto:cpy@esclaw.com">cpy@esclaw.com</a></span><span lang="EN" style="color:#1F497D"><o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#1F497D"> <img border="0" width="82" height="106" id="_x0000_i1030" src="cid:image002.png@01CD1E18.815E6D30"></span><a href="http://www.esclaw.com/"><span style="color:#1F497D;text-decoration:none"><img border="0" width="91" height="119" id="Picture_x0020_0" src="cid:image001.jpg@01CD1E18.83A290D0" alt="ConstructionLaw.jpg"></span></a><span style="color:#1F497D"><o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span lang="EN" style="color:#1F497D"><br>
NOTE: This e-mail may contain PRIVILEGED and CONFIDENTIAL information and is intended for the use of the specific individual(s) and/or entity to which it is addressed. If you are not the intended recipient of this e-mail you are hereby notified that any unauthorized
use, dissemination or copying of this e-mail or the information contained in it or attached to it is strictly PROHIBITED. If you have received this e-mail in error, please delete it and immediately notify the person named above by reply e-mail.</span><span style="color:#1F497D"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif""> constructionlaw-bounces@lists.flabarrpptl.org [mailto:constructionlaw-bounces@lists.flabarrpptl.org]
<b>On Behalf Of </b>Andrea Fair<br>
<b>Sent:</b> Thursday, April 19, 2012 10:09 AM<br>
<b>To:</b> RPPTL constructionlaw<br>
<b>Subject:</b> Re: [RPPTL-constructionlaw] [RPPTL-constructionlaw QUESTIONBUT LOOKING FOR A VERY SPECIFIC CASE ONLY<o:p></o:p></span></p>
</div>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:9.5pt;font-family:"Verdana","sans-serif";color:black">I understand but also see 489.105(3) "Contractor" means the person who is qualified for, and is only responsible for, the project contracted for and means, except
as exempted in this part, the <a name="SDU_2"></a>person who, <b><i><u>for compensation</u></i></b>, undertakes to, submits a bid to, or does himself or herself or by others construct, repair, alter, remodel, add to, demolish, subtract from, or improve any
building or structure, including related improvements to real estate, for others or for resale to others . . .<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:9.5pt;font-family:"Verdana","sans-serif";color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:9.5pt;font-family:"Verdana","sans-serif";color:black">Bottom line: I think the law is in favor of the owner vs. the unlicensed (or under-licensed) contractor but sometime we have to get creative to try to help our
clients who have created a mess for themselves.</span><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><span style="color:#244061"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#244061">Andrea M. Fair-Purcell<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#244061">Board Certified Construction Attorney<o:p></o:p></span></p>
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<p class="MsoNormal" style="text-align:justify"><span style="font-size:11.0pt;color:#244061">▬▬▬▬▬▬▬▬▬▬▬▬
<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><b><span style="font-size:16.0pt;color:#244061">FAIR•LAW•PLLC
<o:p></o:p></span></b></p>
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<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="color:#244061">13046 Racetrack Road #236
<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="color:#244061">Tampa, FL 33626
<br>
(813) 412-1077 phone <o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="color:#244061">(877) 879-4990 fax
<br>
<a href="http://www.fairconstructionliens.com">www.fairconstructionliens.com</a></span><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p></o:p></span></p>
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<p class="MsoNormal" style="text-align:justify"><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D"><img border="0" width="107" height="140" id="_x0000_i1025" src="cid:image005.jpg@01CD1E18.815E6D30" alt="cid:image001.jpg@01CC8816.941390B0"></span><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:9.0pt;color:#244061">The contents of this e-mail message and any attachments are intended solely for the addressee(s) named in this e-mail message. This communication is intended to be
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">
<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a> [<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Reese J. Henderson, Jr.<br>
<b>Sent:</b> Thursday, April 19, 2012 10:51 AM<br>
<b>To:</b> RPPTL constructionlaw<br>
<b>Subject:</b> Re: [RPPTL-constructionlaw] [RPPTL-constructionlaw QUESTIONBUT LOOKING FOR A VERY SPECIFIC CASE ONLY<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue">I have to disagree with your last point, Andrea. Chapter 489 is quite clear that the mere
<em><span style="font-family:"Arial","sans-serif"">offering</span></em> of construction services is contracting, regardless of whether you end up charging for it.
<em><span style="font-family:"Arial","sans-serif"">See</span></em> sec. 489.105(6), F.S. (stating "</span><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">The attempted sale of contracting services and the negotiation or bid for a
contract on these services also constitutes contracting."</span><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue">). So the mere fact a contractor later elects not to charge for services originally bid and sold with the intent to
charge for them (but which are outside the contractor's license) is probably not going to be a winning argument. The intent is still there to evade the statute, which I don't the courts would condone.</span><o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue">Reese</span><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><strong><span style="font-family:"Arial","sans-serif"">Reese J. Henderson, Jr.</span></strong><span style="font-size:10.0pt"><o:p></o:p></span></p>
<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif"">Shareholder</span><span style="font-size:8.0pt;font-family:Courier"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">GrayRobinson, P.A.</span><span style="font-size:8.0pt;font-family:Courier"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:7.5pt;font-family:"Arial","sans-serif";color:black">50 North Laura Street, Suite 1100
</span><span style="font-size:8.0pt;font-family:Courier"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:7.5pt;font-family:"Arial","sans-serif"">Jacksonville, Florida 32202</span><span style="font-size:8.0pt;font-family:Courier"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:7.5pt;font-family:"Arial","sans-serif"">Main: 904-598-9929 | Fax: 904-598-9109</span><span style="font-size:8.0pt;font-family:Courier"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:7.5pt;font-family:"Arial","sans-serif"">Email:
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<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">
<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a> [<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Andrea Fair<br>
<b>Sent:</b> Thursday, April 19, 2012 9:49 AM<br>
<b>To:</b> RPPTL constructionlaw<br>
<b>Subject:</b> Re: [RPPTL-constructionlaw] [RPPTL-constructionlaw QUESTIONBUT LOOKING FOR A VERY SPECIFIC CASE ONLY</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I sued a contractor who had a carpentry license but who performed work beyond the scope of his license. Among other things, I sued for rescission and replevin
and won on summary judgment. I think, at this point, even if the owner is an active participant in the illegal activity, it’s the contractor who loses. It’s unfortunate that the penalties are not somehow equally shared when the owner knowingly hires an unlicensed
contractor but I believe that is the state of the law.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I also represented a contractor who performed work beyond the scope of his license but we partially released his lien for the amounts due for the work not covered
by his license. The judge still ruled against us but, if my client had never charged for that work (as opposed to later deciding to concede on that money), I think the argument would have been stronger. I can’t remember the statute off the top of my head
but there is one that essentially defines contracting and one element is that you are actually charging for the work. If you’re doing it for free, then it’s not contracting. Obviously, that doesn’t help if the contractor has no license at all.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><span style="color:#244061"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#244061">Andrea M. Fair-Purcell<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#244061">Board Certified Construction Attorney<o:p></o:p></span></p>
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(813) 412-1077 phone <o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">
<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a> [<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Tom McKeel<br>
<b>Sent:</b> Thursday, April 19, 2012 9:16 AM<br>
<b>To:</b> 'RPPTL constructionlaw'<br>
<b>Subject:</b> Re: [RPPTL-constructionlaw] [RPPTL-constructionlaw QUESTION BUT LOOKING FOR A VERY SPECIFIC CASE ONLY<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:navy">Jeff Regan in Jacksonville related to me a case he had that I think involved an unlicensed contractor and it involved, if I am not mistaken, the disgorgement of
$400,000.00. It might be helpful to call Jeff Regan. 904-356-1300<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:navy"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">
<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a> [<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b><a href="mailto:mromm@rommlaw.com">mromm@rommlaw.com</a><br>
<b>Sent:</b> Thursday, April 19, 2012 8:35 AM<br>
<b>To:</b> RPPTL constructionlaw<br>
<b>Subject:</b> Re: [RPPTL-constructionlaw] [RPPTL-constructionlaw QUESTION BUT LOOKING FOR A VERY SPECIFIC CASE ONLY</span><o:p></o:p></p>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:black">Hi everyone...Michael Romm again: You may remember we were talking before about permitting...I had a client call me last night. = He is an unlicensed contractor. He did a 23000.00
kitchen/house remodel. He was paid 20K when owners got upset with him....<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><b><u><span style="font-family:"Arial","sans-serif";color:black">Key point and then question:</span></u></b><span style="font-family:"Arial","sans-serif";color:black"> At beginning of deal unlicensed contractor said to Mr. and Mrs. homeowner:
"I am not a licensed contractor. Do you understand that? "YES" they said. "THAT is exactly why we want to hire you. We don't want a licensed contractor. We like you." <o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:black">"Okay....well you really should pull a permit on this job. You can do it yourself or I can have one of my licensed friends pull it for you..." said the unlicensed contractor.
<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:black">"NO!. We don't want a permit pulled. We don't want to wait that long and we don't want to pay for it either". said the homeowners.<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:black">"OKAY" said the unlicensed contractor.... <o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:black">Now, Owners are suing unlicensed contractor to get their 20K back from him even though work was substantially and properly completed ("substantially and properly - meaning it would
have been a lien-able job if it had been done by a licensed contractor who pulled a permit!)<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
</div>
<div>
<p class="MsoNormal"><u><span style="font-family:"Arial","sans-serif";color:black">SPECIFIC QUESTION:</span></u><span style="font-family:"Arial","sans-serif";color:black"> I recall a case recently mentioned by our group where the court said, <o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:black">COURT: I will not permit you (the homeowners) who have participated and schemed and practically requested the unlawful activity to use that same unlawful activity to benefit
against the contractor." Anybody know that case? Cite maybe? I only need that specific case because I am thinking that I go to the Judge, make one motion and the judge either buys the case and the argument and throws out the lawsuit...or I tell my client
he is going to lose the case....<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">Michael Romm</span><span style="font-family:"Arial","sans-serif";color:black"><o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">Michael R. Romm, P.A.</span><span style="font-family:"Arial","sans-serif";color:black"><o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">1213 S. 30th Avenue, Suite 2, Hollywood, FL 33020</span><span style="font-family:"Arial","sans-serif";color:black"><o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">Phone: (954) 557-8002</span><span style="font-family:"Arial","sans-serif";color:black"><o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">Fax: (954) 208-0022</span><span style="font-family:"Arial","sans-serif";color:black"><o:p></o:p></span></p>
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<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><a href="mailto:mromm@rommlaw.com"><span style="color:windowtext">mromm@rommlaw.com</span></a></span><span style="font-family:"Arial","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Arial","sans-serif";color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
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<blockquote style="border:none;border-left:solid blue 1.5pt;padding:0in 0in 0in 6.0pt;margin-left:6.0pt;margin-top:5.0pt;margin-bottom:5.0pt" id="replyBlockquote">
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<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:black">-------- Original Message --------<br>
Subject: Re: [RPPTL-constructionlaw] Construction Defect jury<br>
instructions<br>
From: <<a href="mailto:lan@lwwhiteattorney.com"><span style="color:windowtext">lan@lwwhiteattorney.com</span></a>><br>
Date: Wed, April 18, 2012 1:06 pm<br>
To: "'RPPTL constructionlaw'" <<a href="mailto:constructionlaw@lists.flabarrpptl.org"><span style="color:windowtext">constructionlaw@lists.flabarrpptl.org</span></a>><o:p></o:p></span></p>
<div>
<div>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Verdana","sans-serif";color:#403152">These cites and summaries should help.</span><span style="font-family:"Verdana","sans-serif";color:black"><o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Verdana","sans-serif";color:#403152"> </span><span style="font-family:"Verdana","sans-serif";color:black"><o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:black">Substantial performance applies when actual performance is nearly equivalent to what was bargained for, so that owner can use the property for the intended purpose.
<i>J. M. Beeson Co. v. Sartori</i>, 553 So.2d 180 (Fla 4 DCA 1989); <i>Strategic Resources Group, Inc. v. Knight Ridder, Inc.</i>, 870 So.2d 846 (Fla 3 DCA 2003);
<i>Waters v. International Precious Metals Corp.</i>, 273 F3d 1273 (11<sup>th</sup> Cir 2001).<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:black"> <o:p></o:p></span></p>
</div>
<p class="MsoNormal" style="text-align:justify"><i><span style="font-family:"Verdana","sans-serif";color:black">Casa Linda Tile & Marble Installers, Inc. v. Highlands Place 1981, Ltd.</span></i><span style="font-family:"Verdana","sans-serif";color:black">,
642 So.2d 766 (Fla. 4 DCA 1994). The DCA noted that where a contractor has substantially performed and otherwise complied with the construction lien statute, it is entitled to award on its mechanic’s lien claim for the contract price less all damages caused
by its failure to render full performance. Substantial performance is defined as that performance of a contract which while not full performance is so nearly equivalent to what was bargained for that it would be unreasonable to deny the promisee the full
contract price subject to the promisor’s right to recover whatever damages may have been occasioned him by the promisor’s failure to render full performance.<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Verdana","sans-serif";color:black"> <o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><i><span style="font-family:"Verdana","sans-serif";color:black">Kenmark Construction, Inc. v. Michael Cronin</span></i><span style="font-family:"Verdana","sans-serif";color:black">, 765 So.2d 129 (Fla. 2d DCA
2000). The contractor sued the owner for foreclosure of a construction lien. The owner counterclaimed seeking damages for breach of contract. The trial court stated it doubted whether the contractor built the house in a proper and workmanlike manner or
that the owner would be able to use the house in the way he wanted. Nevertheless, the trial court entered judgment of foreclosure in favor of the contractor. The trial court, however, declined to award attorney’s fees to either party. HELD: Reversed as
to denial of attorney’s fees. It is well settled that judgment on a construction lien requires a determination of substantial performance rather than strict performance, citing
<i>Poranski v. Millings</i>, 82 So.2d 675 (Fla. 1955). The trial judge’s decision is consistent with a determination of substantial performance and did not find a breach of contract by the contractor.<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Verdana","sans-serif";color:black"> <o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><i><span style="font-family:"Verdana","sans-serif";color:black">Lockhart v. Worsham,</span></i><span style="font-family:"Verdana","sans-serif";color:black"> 508 So.2d 411 (Fla 1 DCA 1987). Worsham, the general
contractor, was doing a kitchen and porch remodeling and installing a built up roof. The cabinets were not sufficient deep and the dishwasher protruded into the space where a drawer would otherwise open. The roof was to have been 5 ply insulated, but the
contractor installed only a 3 ply roof, with no insulation. The trial court found that the contractor had breached the contract, but that the contractor had attempted in good faith to correct the items and its breach was not willful or intentional. Accordingly,
the trial court only awarded a nominal amount to cut a piece out of the drawer to allow it to open despite the protruding dishwasher and simply allowed a credit for the missing insulation. The home owner then appealed. HELD: Reversed. While the trial court
was correct in finding that the contract was breached, it appears the trial court wrongfully intended to apply the doctrine of substantial performance. However, that doctrine is applicable only where a variance from the specifications of the contract is inadvertent
or unintentional and unimportant so that the work performed is substantially what was bargained for. Under these facts the doctrine should not be applied. The measure of damages accruing to the homeowner is the reasonable cost of making the work conform
to the contract.<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Verdana","sans-serif";color:black"> <o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Verdana","sans-serif";color:black">The
<i>Lockhart</i> holding reflects a view under prior law that residences were exceptions to the substantial performance doctrine. That view is no longer the law, and is tempered by the Economic Waste Doctrine, which applies to situations where the cost of
correcting the deficiencies is grossly disproportionate to the value of the completed structure. In such circumstances, the damages can be measured by the difference in value of the structure contracted for and the structure received, as opposed to the cost
of correcting the deficiencies. <o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Verdana","sans-serif";color:black"> <o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><i><span style="font-family:"Verdana","sans-serif";color:black">Grossman Holdings, Ltd v. Hourihan</span></i><span style="font-family:"Verdana","sans-serif";color:black">, 414 So.2d 1037 (Fla. 1982). - house built
facing the wrong direction so owner didn’t get the intended view. Court held that “[f]or defective or unfinished construction, a plaintiff can recover a judgment for either:<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Verdana","sans-serif";color:black">(1) The reasonable cost of construction and completion in accordance with the contract,<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Verdana","sans-serif";color:black">if this is possible and does not involve unreasonable economic waste; or<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Verdana","sans-serif";color:black">(2) The difference between the value that the product contracted for would have had and<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Verdana","sans-serif";color:black">the value of the performance that has been received by the plaintiff, if the construction<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Verdana","sans-serif";color:black">and completion in accordance with the contract would involve unreasonable economic<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Verdana","sans-serif";color:black">waste.<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Verdana","sans-serif";color:black"> <o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><i><span style="font-family:"Verdana","sans-serif";color:black">Aponte v. Exotic Pools, Inc.</span></i><span style="font-family:"Verdana","sans-serif";color:black">, 699 So.2d 796 (Fla. 4th DCA 1997).
<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Verdana","sans-serif";color:black">Where the performance on a contract is defective, the proper measure of damages is the reasonable cost of making the performed work conform to the contract.
This maxim is subject to the exception that, where construction in accordance with the contract would involve unreasonable economic waste, the measure of damage for defective construction is the difference between the value of the item contracted for and the
value of the performance<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Verdana","sans-serif";color:black">received.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Verdana","sans-serif";color:#403152"> </span><span style="font-family:"Verdana","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Verdana","sans-serif";color:#403152"> </span><span style="font-family:"Verdana","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Verdana","sans-serif";color:#5F497A">Regards,</span><span style="font-family:"Verdana","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Verdana","sans-serif";color:#5F497A">Lan White</span><span style="font-family:"Verdana","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Verdana","sans-serif";color:#5F497A">(727) 797-5599</span><span style="font-family:"Verdana","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Verdana","sans-serif";color:#403152"> </span><span style="font-family:"Verdana","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">
<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a> [<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Fitzsimmons, Bob<br>
<b>Sent:</b> Wednesday, April 18, 2012 11:09 AM<br>
<b>To:</b> RPPTL constructionlaw; <a href="mailto:jim@mccraelaw.com">jim@mccraelaw.com</a><br>
<b>Subject:</b> Re: [RPPTL-constructionlaw] Construction Defect jury instructions</span><span style="font-family:"Verdana","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue">Does anyone have a set they are willing to share?</span><span style="font-family:"Verdana","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue">Also, can anyone identify a case stating that an owner is not entitled to a "perfect" building?</span><span style="font-family:"Verdana","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue">Thanks.</span><span style="font-family:"Verdana","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:black">_______________________________________________<br>
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<o:p></o:p></span></p>
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