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<p class="MsoNormal">I’ve always treated it more like a liquated damage amount equal to the difference as opposed to an amount “not to exceed.”
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="mso-ligatures:none"><img width="202" height="104" style="width:2.1041in;height:1.0833in" id="Picture_x0020_2" src="cid:image001.jpg@01D9787F.CC585120"></span><span style="font-size:12.0pt;mso-ligatures:none"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="mso-ligatures:none">Robert E. Doan</span><span style="font-size:12.0pt;mso-ligatures:none"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Board Certified Construction Attorney</span><span style="font-size:12.0pt;mso-ligatures:none"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Supreme Court Certified Circuit Civil Mediator</span><span style="font-size:12.0pt;mso-ligatures:none"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">231 N. Woodland Blvd. </span>
<span style="font-size:12.0pt;mso-ligatures:none"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">DeLand, FL 32720</span><span style="font-size:12.0pt;mso-ligatures:none"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">(P) 386-736-7700 | (F) 386-785-1549</span><span style="font-size:12.0pt;mso-ligatures:none"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none"> </span><span style="font-size:12.0pt;mso-ligatures:none"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Offices In Daytona Beach and DeLand</span><span style="font-size:12.0pt;mso-ligatures:none"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none"> </span><span style="font-size:12.0pt;mso-ligatures:none"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none"><a href="http://www.cobbcole.com/">Website</a>
</span><span style="font-size:12.0pt;mso-ligatures:none"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="mso-ligatures:none">From:</span></b><span style="mso-ligatures:none"> clc-discussion-bounces@lists.flabarrpptl.org <clc-discussion-bounces@lists.flabarrpptl.org>
<b>On Behalf Of </b>RPPTL CLC-Discussion<br>
<b>Sent:</b> Wednesday, April 26, 2023 3:45 PM<br>
<b>To:</b> 'clc-discussion@lists.flabarrpptl.org' <clc-discussion@lists.flabarrpptl.org><br>
<b>Subject:</b> Re: [CLC-Discussion] Punitive damages for fraudulent lien in the absence of actual damages?<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Did the owner hire an attorney to defend the case and incur any fees before the lien was released?
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">But more broadly, I don’t read the statute to require actual damages as a condition to punitive damages. If you break it apart grammatically I think that becomes clear.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;color:navy;background:white">If the lienor who files a fraudulent lien is not the prevailing party, the lienor shall be liable to the owner or the defrauded party who prevails
in an action under this subsection in damages, which shall include <o:p></o:p></span></p>
<ol style="margin-top:0in" start="1" type="a">
<ol style="margin-top:0in" start="1" type="a">
<li class="MsoListParagraph" style="color:navy;margin-left:0in;mso-list:l0 level2 lfo2">
<span style="font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;background:white">court costs,
<o:p></o:p></span></li><li class="MsoListParagraph" style="color:navy;margin-left:0in;mso-list:l0 level2 lfo2">
<span style="font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;background:white">clerk’s fees,
<o:p></o:p></span></li><li class="MsoListParagraph" style="color:navy;margin-left:0in;mso-list:l0 level2 lfo2">
<span style="font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;background:white">a reasonable attorney’s fee and costs for services in securing the discharge of the lien,
<o:p></o:p></span></li><li class="MsoListParagraph" style="color:navy;margin-left:0in;mso-list:l0 level2 lfo2">
<span style="font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;background:white">the amount of any premium for a bond given to obtain the discharge of the lien,
<o:p></o:p></span></li><li class="MsoListParagraph" style="color:navy;margin-left:0in;mso-list:l0 level2 lfo2">
<span style="font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;background:white">interest on any money deposited for the purpose of discharging the lien, and<o:p></o:p></span></li><li class="MsoListParagraph" style="color:#1F497D;margin-left:0in;mso-list:l0 level2 lfo2">
<span style="font-size:10.0pt;font-family:"Trebuchet MS",sans-serif;color:navy;background:white">punitive damages in an amount not exceeding the difference between the amount claimed by the lienor to be due or to become due and the amount actually due or to
become due.</span><o:p></o:p></li></ol>
</ol>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">I don’t read any of that as conditional on any other part of it. If it’s conditional on what goes before, the failure to recover a bond premium would also prevent recovery of punitives, so to recover punitives
you would be required to bond off the lien. I read them as a cumulative description of the types of damages recoverable. The only limitation on punitive damages is the cap that is expressed.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Also, an action on a fraudulent lien “may be instituted independently of any other action.”<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p><strong><span style="font-size:10.0pt;font-family:"Arial",sans-serif">Bruce Partington | Shareholder</span></strong><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif"><br>
<strong><span style="font-family:"Arial",sans-serif">Board Certified Specialist in Construction Law</span></strong></span></b><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><o:p></o:p></span></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>
<a href="https://clarkpartington.com/"><span style="color:#02B2EE">clarkpartington.com</span></a>
<o:p></o:p></span></p>
<p><span style="font-size:9.0pt;font-family:"Arial",sans-serif"><img border="0" width="288" height="66" style="width:3.0in;height:.6875in" id="Picture_x0020_1" src="cid:image002.jpg@01D9787F.CC585120"></span><span style="font-size:9.0pt;font-family:"Arial",sans-serif"><o:p></o:p></span></p>
<p><span style="font-size:9.0pt;font-family:"Arial",sans-serif"> <o:p></o:p></span></p>
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<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b><span style="mso-ligatures:none">From:</span></b><span style="mso-ligatures:none">
<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a> <<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a>>
<b>On Behalf Of </b>RPPTL CLC-Discussion<br>
<b>Sent:</b> Wednesday, April 26, 2023 2:21 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] Punitive damages for fraudulent lien in the absence of actual damages?<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Doubtful<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal"><span style="mso-ligatures:none">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Barry Kalmanson<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">500 N. Maitland Avenue<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Suite 305<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Maitland, Fl. 32751<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">407-645-4500 x 215<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none"><a href="https://link.edgepilot.com/s/53196555/XYCliRnwlUyv6uVfFVAN-Q?u=http://www.barrykalmanson.com/">https://link.edgepilot.com/s/53196555/XYCliRnwlUyv6uVfFVAN-Q?u=http://www.barrykalmanson.com/</a>
<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
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<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b><span style="mso-ligatures:none">From:</span></b><span style="mso-ligatures:none">
<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a> <<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a>>
<b>On Behalf Of </b>RPPTL CLC-Discussion<br>
<b>Sent:</b> Wednesday, April 26, 2023 1:47 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] Punitive damages for fraudulent lien in the absence of actual damages?<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">To clarify further: what happens if lienor records lien which might otherwise be deemed as fraudulent and then, months later, and shortly after suit to foreclose is filed, the lienor cancels the lien. Owner doesn’t suffer any actual damages
in the form off loss of sale, loss of financing ability, etc., and in fact owner doesn’t suffer any out of pocket losses at all. Is owner still entitled to punitive damages against lienor?
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal" style="line-height:105%"><b><span style="font-size:14.0pt;line-height:105%;font-family:"Garamond",serif;font-variant:small-caps;color:#1F497D;mso-ligatures:none">John Trawick<o:p></o:p></span></b></p>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
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<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b><span style="mso-ligatures:none">From:</span></b><span style="mso-ligatures:none">
<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a> <<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a>>
<b>On Behalf Of </b>RPPTL CLC-Discussion<br>
<b>Sent:</b> Wednesday, April 26, 2023 12:38 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] Punitive damages for fraudulent lien in the absence of actual damages?<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">See Martin v. Jack Yanks 650 So2d 120 (3<sup>rd</sup> DCA 1995)… in the dicta at 122, Court says owner’s costs, clerk fees and reasonable attorney fees to remove fraudulent lien was its damages and entitled to punitive damages as a matter
of law. <o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal"><span style="mso-ligatures:none">Michael J. Yates, Esq.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Board Certified in Construction Law<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">5975 Sunset Drive, Suite 602<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Miami FL 33143<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Office 305.666.8100<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Fax 305.666.8106<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:#1F497D;mso-ligatures:none">This electronic mail message contains CONFIDENTIAL information which is (a) ATTORNEY - CLIENT PRIVILEGED COMMUNICATION, WORK PRODUCT, PROPRIETARY
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:#1F497D;mso-ligatures:none">--------------------------------------------------------------------------------<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:#1F497D;mso-ligatures:none">IRS CIRCULAR 230 DISCLOSURE: Unless expressly stated otherwise, any U.S. federal tax advice contained in this e-mail, including attachments,
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<p class="MsoNormal"><o:p> </o:p></p>
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<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b><span style="mso-ligatures:none">From:</span></b><span style="mso-ligatures:none">
<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a> <<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a>>
<b>On Behalf Of </b>RPPTL CLC-Discussion<br>
<b>Sent:</b> Wednesday, April 26, 2023 1:05 PM<br>
<b>To:</b> <a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a><br>
<b>Subject:</b> [CLC-Discussion] Punitive damages for fraudulent lien in the absence of actual damages?<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Microsoft New Tai Lue",sans-serif">Is anyone aware of any case law wherein a court awarded punitive damages for the recording of a fraudulent lien
<b>in the absence of actual damages</b>? The language of the statute, 713.31(2)(c), appears to suggest that an owner would be entitled to punitive damages
<u>only if</u> the owner can also demonstrate actual damages resulting from the fraudulent lien. Any insight in this regard would be greatly appreciated!<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="line-height:105%"><b><span style="font-size:14.0pt;line-height:105%;font-family:"Garamond",serif;font-variant:small-caps;color:#1F497D;mso-ligatures:none">John Trawick<o:p></o:p></span></b></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-size:14.0pt;font-family:"Garamond",serif;font-variant:small-caps;color:#1F497D;letter-spacing:1.0pt;mso-ligatures:none">John B. Trawick, PLLC</span></b><span style="font-family:"Times New Roman",serif;font-variant:small-caps;color:#1F497D;mso-ligatures:none"> <br>
</span><span style="font-size:12.0pt;font-family:"Garamond",serif;font-variant:small-caps;color:#1F497D;mso-ligatures:none">3298 Summit Blvd., Suite 5 <b>|</b> Pensacola, Florida 32503</span><span style="font-size:12.0pt;font-family:"Times New Roman",serif;font-variant:small-caps;color:#1F497D;mso-ligatures:none"><br>
</span><span style="font-size:12.0pt;font-family:"Garamond",serif;font-variant:small-caps;color:#1F497D;mso-ligatures:none">Office: (850) 476-0495
<b>|</b> Direct: (850) 982-0165</span><span style="font-family:"Garamond",serif;color:#0070C0;mso-ligatures:none"><o:p></o:p></span></p>
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