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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D">That’s an interesting interpretation that I hadn’t considered. I suppose the question is at least partly “responsible” to whom? I had always interpreted that
statute just to pull subcontractors (which is the term used in that section) within the umbrella of the GC’s license so that the framer, concrete, etc. don’t have to have a GC license. In other words, those trades can be “subcontractors” but not “contractors.”
That said:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l2 level1 lfo8"><![if !supportLists]><span style="font-size:10.0pt;font-family:Symbol;color:#1F497D"><span style="mso-list:Ignore">·<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D">“Subcontract” or “subcontractor” isn’t defined in 489.105, but the term “subcontract” is used in 489.105(3)(m) in this sentence:
</span><span style="font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;color:navy;background:white">Such contractor shall
<span style="background:yellow;mso-highlight:yellow">subcontract</span>, with a qualified contractor in the field concerned, all other work incidental to the work but which is specified as being the work of a trade other than that of a plumbing contractor.</span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l2 level1 lfo8"><![if !supportLists]><span style="font-size:10.0pt;font-family:Symbol;color:#1F497D"><span style="mso-list:Ignore">·<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D">It's also used in 489.113(3) several times, e.g.:
</span><span style="font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;color:navy;background:white">A contractor shall
<span style="background:yellow;mso-highlight:yellow">subcontract</span> all electrical, mechanical, plumbing, roofing, sheet metal, swimming pool, and air-conditioning work, unless such contractor holds a state certificate or registration in the respective
trade category,</span><b><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l2 level1 lfo8"><![if !supportLists]><span style="font-size:10.0pt;font-family:Symbol;color:#1F497D"><span style="mso-list:Ignore">·<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D">And, importantly, I think, in (3)(a):
</span><span style="font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;color:navy;background:white">A general, building, or residential contractor, except as otherwise provided in this part, shall be responsible for any construction or alteration of a structural
component of a building or structure, </span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l2 level1 lfo8"><![if !supportLists]><span style="font-size:10.0pt;font-family:Symbol;color:#1F497D"><span style="mso-list:Ignore">·<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D">And of course we all know how subcontractor is defined in the lien law, which might be persuasive in an analysis of what the term means in 489.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l2 level1 lfo8"><![if !supportLists]><span style="font-size:10.0pt;font-family:Symbol;color:#1F497D"><span style="mso-list:Ignore">·<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D">And I think the definition of “contactor” in 489.105 is also pertinent (only excerpting the first part):
</span><span style="font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;color:navy;background:white">Contractor” means the person who is qualified for, and is
<span style="background:yellow;mso-highlight:yellow">only responsible</span> for, the project contracted for and means, except as exempted in this part, the person who, for compensation, undertakes to, submits a bid to, or does himself or herself
<span style="background:yellow;mso-highlight:yellow">or by others</span> 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</span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><o:p></o:p></span></p>
<p class="MsoListParagraph"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D">Under the structure proposed in the original question, I think the idea was that these other trades would not be “subcontractors” but rather “contractors” in
direct privity with the owner.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D">So I guess I go back to my original position. Unlicensed trades must contract with a GC. Licensed trades can contract directly with the Owner.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p style="FONT-SIZE: 9pt; FONT-FAMILY: Arial"><strong><span style="FONT-SIZE: 10pt">Bruce Partington | Shareholder</span><br>
</strong><a href="mailto:bpartington@clarkpartington.com"><font color="#02b2ee">bpartington@clarkpartington.com</font></a><font color="#02b2ee"> |
</font><a href="callto:(850) 432-1399"><font color="#02b2ee">(850) 432-1399</font></a></p>
<p style="FONT-SIZE: 9pt; FONT-FAMILY: Arial"><span style="FONT-SIZE: 10pt"></span><strong><font size="2">CLARK PARTINGTON</font></strong><br style="FONT-SIZE: 9pt; FONT-FAMILY: Arial">
Office: (850) 434-9200 | Fax: (850) 432-7340 <br style="FONT-SIZE: 9pt; FONT-FAMILY: Arial">
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<p class="MsoNormal"><b>From:</b> clc-discussion-bounces@lists.flabarrpptl.org <clc-discussion-bounces@lists.flabarrpptl.org>
<b>On Behalf Of </b>RPPTL CLC-Discussion<br>
<b>Sent:</b> Tuesday, October 4, 2022 2:46 PM<br>
<b>To:</b> clc-discussion@lists.flabarrpptl.org<br>
<b>Subject:</b> Re: [CLC-Discussion] Construction contracting arrangement<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal">I don’t read Fla. Stat. s. 489.113(2) as necessarily requiring a contract between the unlicensed subcontractor (concrete, framer, fenestration etc…) and a properly licensed CGC, CBC or CRC. Section (2) excerpted below states that the supervising
contractor must be “responsible for the work”. The source of the supervising contractor’s responsibility for the work may derive by operation of law as the building permit holder or by the terms of a separate CM Agreement with the Owner (to which the sub
is not a party). Having said that, when the CM Agent signs all trade agreements as agent for the owner, there is nominal privity of contract between the GC and the subcontractor (though the real party is the Owner).
<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">(2) A person must be certified or registered in order to engage in the business of contracting in this state. However, for purposes of complying with the provisions of this chapter,
<span style="background:yellow;mso-highlight:yellow">a subcontractor who is not certified or registered may perform construction work under the supervision of a person who is certified or registered, provided that the work is within the scope of the supervising
contractor’s license, the supervising contractor is responsible for the work, and the subcontractor being supervised is not engaged in construction work that would require a license as a contractor under any of the categories listed in s. <a href="https://link.edgepilot.com/s/22069193/eGLQJQY7_UyvuMgFGVmBUg?u=http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute%26Search_String=%26URL=0400-0499/0489/Sections/0489.105.html">489.105</a>(3)(d)-(o)</span>.
This subsection does not affect the application of any local construction licensing ordinances.<o:p></o:p></p>
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<p class="MsoNormal"><b><span style="color:#63AD6D">Michael Gibbons</span></b><br>
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215 N. Eola Dr. | Orlando, FL 32801</span><br>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;color:black">LOCAL ROOTS. BROAD REACH.
</span></b><b><sup><span style="font-size:9.0pt;color:black">SM</span></sup></b><o:p></o:p></p>
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<p class="MsoNormal"><b>From:</b> <a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">
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<b>On Behalf Of </b>RPPTL CLC-Discussion<br>
<b>Sent:</b> Tuesday, October 4, 2022 3:09 PM<br>
<b>To:</b> 'clc-discussion@lists.flabarrpptl.org' <<a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a>><br>
<b>Subject:</b> Re: [CLC-Discussion] Construction contracting arrangement<o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
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<p class="MsoNormal" style="line-height:12.0pt"><b><span style="font-size:10.0pt;color:red">CAUTION: THIS IS AN EXTERNAL EMAIL
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D">Direct contracting with the owner is fine for trades that hold licenses under 489.105(3)(d) – (q). But a trade outside of those categories will have to work under
(and contract with) a 489.105(3)(a) – (c) contractor. For example, framing, concrete, structural steel, fenestration, various interior finishes, etc., all have to be under a GC (or BC or RC if they qualify for the particular project).
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p><strong><span style="font-size:10.0pt;font-family:"Arial",sans-serif">Bruce Partington | Shareholder</span></strong><b><span style="font-size:9.0pt;font-family:"Arial",sans-serif"><br>
</span></b><span style="font-size:9.0pt;font-family:"Arial",sans-serif"><a href="mailto:bpartington@clarkpartington.com"><span style="color:#02B2EE">bpartington@clarkpartington.com</span></a><span style="color:#02B2EE"> |
</span><a href="callto:(850)%20432-1399"><span style="color:#02B2EE">(850) 432-1399</span></a></span><o:p></o:p></p>
<p><strong><span style="font-size:10.0pt;font-family:"Arial",sans-serif">CLARK PARTINGTON</span></strong><span style="font-size:9.0pt;font-family:"Arial",sans-serif"><br>
Office: (850) 434-9200 | Fax: (850) 432-7340 <br>
125 East Intendencia Street, 4th Floor <br>
Pensacola, Florida 32502 <br>
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<b>On Behalf Of </b>RPPTL CLC-Discussion<br>
<b>Sent:</b> Tuesday, October 4, 2022 1:06 PM<br>
<b>To:</b> <a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a><br>
<b>Subject:</b> Re: [CLC-Discussion] Construction contracting arrangement<o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">The owner may hire multiple prime contractors without needing a construction license. Each contractor (that you labeled as “subcontractors”) would need to be licensed in its field in order to contract to do
the work.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
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<p class="MsoNormal" style="line-height:14.25pt"><b><span style="font-size:9.0pt;font-family:"Verdana",sans-serif;color:#0D4876">Reese J. Henderson, Jr.</span></b><span style="font-size:8.5pt;font-family:"Times New Roman",serif;color:black"><br>
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Florida Bar Board Certified in Construction Law<br>
Florida Supreme Court Certified Circuit Civil Mediator</span><o:p></o:p></p>
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<b>On Behalf Of </b>RPPTL CLC-Discussion<br>
<b>Sent:</b> Tuesday, October 4, 2022 1:58 PM<br>
<b>To:</b> 'clc-discussion@lists.flabarrpptl.org' <<a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a>><br>
<b>Subject:</b> Re: [CLC-Discussion] Construction contracting arrangement<o:p></o:p></p>
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<p class="MsoNormal"><strong><span style="font-size:9.0pt;font-family:"Helvetica",sans-serif;color:red">This message originated outside of GrayRobinson.</span></strong><o:p></o:p></p>
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<p class="MsoNormal"><span style="color:#1F497D">Good afternoon,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Does anyone have insight regarding certain licensing issues (described below) arising from the following
<u>potential</u> contracting arrangement:</span><o:p></o:p></p>
<ul style="margin-top:0in" type="disc">
<li class="MsoNormal" style="mso-list:l3 level1 lfo3"><span style="color:#1F497D">The owner (who is not a licensed entity) of a multi-family residential property would enter into a contract with a construction management company (a licensed general contractor),
whereby the general contractor would oversee/supervise various aspects of construction, including management activities related to subcontractors.
</span><o:p></o:p></li><li class="MsoNormal" style="mso-list:l3 level1 lfo3"><span style="color:#1F497D">However, the owner—not the general contractor—would enter into the underlying subcontracts with various subcontractors, where the scopes of work of many of these subcontractors
would require a license (electrical, plumbing, etc.)</span><o:p></o:p></li></ul>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">I think it is clear that construction management activities would require a license, but I am wondering whether Owner’s “contracting” with the subcontractors directly might sufficiently trigger the following
licensing exemptions under chapter 489: either (1) the “Big Boy” exemption under section 489.119(7) or (2) the “Developer” exemption under §489.105(6) (I borrow the above “Big Boy” and “Developer” descriptions from
<a href="https://link.edgepilot.com/s/25c4c2bf/VeFsvsTG8k2i7nj2cRul6Q?u=https://protect-us.mimecast.com/s/colqCo26Z0uXVlQ8CEEKkx/">
Mr. Klingen’s informative article from the Florida Bar website</a>). I think that the two above exemptions may be subject to a few of the following issues under the above potential contracting arrangement:</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-indent:-.25in;mso-list:l5 level1 lfo6">
<![if !supportLists]><span style="mso-list:Ignore">1)<span style="font:7.0pt "Times New Roman"">
</span></span><![endif]><span style="color:#1F497D">With respect to the “Big Boy” exemption, the main issue would appear to be whether the construction manager would qualify under the “employ” language of the statute. In other words, does this provision require
that the licensed individual (company?) be employed as W-2 employee as opposed to an independent contractor—or borrowing from chapter 489’s definition of “employee”, must be “a person who receives compensation from and is under the supervision and control
of an employer who regularly deducts the F.I.C.A. and withholding tax and provides workers’ compensation, all as prescribed by law.”?</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in;text-indent:-.25in;mso-list:l5 level1 lfo6">
<![if !supportLists]><span style="mso-list:Ignore">2)<span style="font:7.0pt "Times New Roman"">
</span></span><![endif]><span style="color:#1F497D">With respect to the “Developer” exemption under §489.105(6), the main issue would appear to be whether this exemption could apply to the owner and subcontractor subcontract, or if that exemption is limited
to contracts that involves the selling the completed residences. </span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Any help/guidance you may have would be greatly. Appreciated; thank you!</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
<div>
<p class="MsoNormal"><a name="_GoBack"></a><span style="color:#1F497D">Johnathan Ayers, Esq.
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Stearns Weaver Miller Weissler</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Alhadeff & Sitterson, P.A.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">150 West Flagler Street, Suite 2200</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Miami, FL 33130</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Direct: 305-789-3517</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Email: <a href="mailto:jayers@stearnsweaver.com">
<span style="color:blue">jayers@stearnsweaver.com</span></a></span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"><a href="https://link.edgepilot.com/s/1967b86e/XvBXv54KnkiuZ_IJ9cPeDg?u=https://protect-us.mimecast.com/s/lqbfCpYXZqHz0Q7yh3CtH4/"><span style="color:blue">https://link.edgepilot.com/s/0ce1de31/VEo7ocm4nk_tTq64B4VQaQ?u=http://www.stearnsweaver.com/</span></a></span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Certified by the Florida Bar in Construction Law</span><o:p></o:p></p>
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