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<font size="-1"><font face="Arial">My apologies for chiming in...
(again) <br>
<br>
The terms "public work" or "public building" are not defined for
purposes of Chapter 255, and no reported opinion has addressed
it in that context. </font></font>The term ‘public works’ has
been otherwise defined as all fixed works, constructed for public
use, as railways, docks, canals, water-works, roads, etc. (citation
omitted)”. Demeter Land Co. v. Florida Public Service Co., 99 Fla.
954, 963, 128 So. 402, 406 (1930). In Housing by Vogue, Inc. v.
Department of Revenue, 422 So.2d 3 (Fla. 1982), the Court broadened
the definition of “public works” to include portable classrooms
despite their character as “personalty”, citing to the general
definition of public works contained in American Jurisprudence,
Second Edition:<br>
<br>
The determination of what are public works is often a
question<br>
of statutory construction and interpretation. The question of
whether <br>
a work is a public work is not to be determined by the mode of
payment <br>
or by the instruments used in attaining it, but rather by the
objects<br>
to be accomplished. <br>
<br>
(If you are listening out there Arnie . . . I really need to find
time to finish that article with RJ)<br>
<br>
G. Elliot<br>
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<p class="MsoNormal"><big><big><big><big><big><big><font
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size="2"><big><big><big><big><big><big><span
style="font-size:10.0pt;font-family:"Copperplate
Gothic Light";color:navy">Gregory
T. Elliott</span></big></big></big></big></big></big></font></big></big></big></big></big><font
color="navy"><font size="2"><big><font
face="Copperplate Gothic Light"><br>
</font></big></font></font><strong><b><i><font
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style="font-size:10.0pt;font-family:"Copperplate
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<st1:address w:st="on"><st1:street w:st="on"><font
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On 2/7/2012 1:57 PM, Reese J. Henderson, Jr. wrote:
<blockquote
cite="mid:035824B65BF591489B98A980C4B1EA630332E154@jacex01.gray-robinson.law"
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<div>
<div dir="ltr" align="left"><span class="519014818-07022012"><font
color="#0000ff" face="Arial" size="2">I assume you are
referring to the addition of "or private
entity" to the first sentence of 255.05(1)(a). However,
the contract in
question still must have as its object one of the
following three enumerated in
that sentence: "<font color="#000000">the construction of
a public building,
for the prosecution and completion of a public work, or
for repairs upon a
public building or public work . . . ." </font><font
color="#0000ff">Is it
the case that an improvement constructed and occupied by
a private entity under
a lease with a governmental entity necessarily is a
"public building" or that
the construction of same is a "public work"? If it's
procurement is
done pursuant to the applicable procurement statutes and
regulations, then I
suppose it would be. However, I don't believe that is
always or even
mostly the case. One example that springs to mind is an
airport hotel
constructed upon public land. Is that a "public
building"?</font></font></span></div>
<br>
<div class="OutlookMessageHeader" dir="ltr" align="left"
lang="en-us">
</div>
<br>
</div>
<div align="left"><font face="Arial"><strong>Reese J. Henderson,
Jr.</strong><br>
</font><font size="2">
<div style="FONT-SIZE: 8pt; FONT-FAMILY: courier">
<div align="left"><font face="Arial" size="2">Shareholder</font></div>
<div align="left"><font color="black" face="Arial" size="2">GrayRobinson,
P.A.</font></div>
<div align="left"><font color="black" face="Arial" size="1">50
North Laura Street, Suite 1100 </font></div>
<div align="left"><font face="Arial" size="1">Jacksonville,
Florida 32202</font></div>
<div align="left">
<div align="left"><font face="Arial" size="1">Main:
904-598-9929 | Fax: 904-598-9109</font></div>
<div align="left"><font face="Arial" size="1"> </font></div>
<div align="left"><font face="Arial" size="1">Email:
<a class="moz-txt-link-abbreviated" href="mailto:Reese.Henderson@gray-robinson.com">Reese.Henderson@gray-robinson.com</a></font></div>
<div align="left"><font face="Times New Roman" size="1">
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style="mso-bidi-font-weight: normal"><span
style="FONT-SIZE: 11pt"> | <span
style="COLOR: #333333">ROBINSON</span></span></b></a></p>
<p class="MsoNormal" style="MARGIN: 0in 0in 0pt"><span
style="FONT-SIZE: 6pt"><span style="mso-spacerun:
yes"></span>ATTORNEYS AT LAW</span></p>
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<br>
<div class="OutlookMessageHeader" dir="ltr" align="left"
lang="en-us">
<font face="Tahoma" size="2"><b>From:</b>
<a class="moz-txt-link-abbreviated" href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a>
[<a class="moz-txt-link-freetext" href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>] <b>On
Behalf Of
</b>Joseph G. Thresher<br>
<b>Sent:</b> Tuesday, February 07, 2012 1:35
PM<br>
<b>To:</b> 'RPPTL constructionlaw'<br>
<b>Subject:</b> Re:
[RPPTL-constructionlaw]713.10 lien for private leasehold
onpublic
land<br>
</font><br>
</div>
<div class="WordSection1">
<p class="MsoNormal"><span style="COLOR: #1f497d">If you
diagramed sentences in
grade school, diagram 255.05(1)(a). That yields conclusion I
offered for
interpretation of 255.05(1)(a). The person contracting for
improvement with a
private entity to be constructed upon public property or
public work “shall be
required” to get and record payment and performance bond.
There are many cases
that explain the purpose of 255.05 as to supply a remedy
because the lien laws
don’t supply remedy for lienors when improvement is to
public work. Both the
grammatical structure and purpose for the amendment was to
make private
participants to construction to be accountable for security
for payment because
lien remedies are insufficient on public property. There is
no “right” to
contract for improvements for benefit of private parties.
The amendment in 2007
merely corrects a gap in what has always been intention
under 255.05 to protect
Lienors. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="COLOR: #1f497d"><o:p> </o:p></span></p>
<div>
<div style="BORDER-RIGHT: medium none; PADDING-RIGHT: 0in;
BORDER-TOP: #b5c4df 1pt solid; PADDING-LEFT: 0in;
PADDING-BOTTOM: 0in; BORDER-LEFT: medium none; PADDING-TOP:
3pt; BORDER-BOTTOM: medium none">
<p class="MsoNormal"><b><span style="FONT-SIZE: 10pt;
FONT-FAMILY: 'Tahoma','sans-serif'">From:</span></b><span
style="FONT-SIZE: 10pt; FONT-FAMILY:
'Tahoma','sans-serif'">
<a class="moz-txt-link-abbreviated" href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a>
[<a class="moz-txt-link-freetext" 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> Tuesday, February 07, 2012 12:25
PM<br>
<b>To:</b> RPPTL constructionlaw; Danay Diaz<br>
<b>Subject:</b> Re:
[RPPTL-constructionlaw] 713.10 lien for private
leasehold onpublic
land<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal"><span style="FONT-SIZE: 10pt; COLOR:
blue; FONT-FAMILY: 'Arial','sans-serif'">Joseph:
Your meaning is not at all clear. How would a statutory
chapter 255.05
payment bond even be required for an improvement
contracted and paid for by a
private entity leasing public land? The purpose of
255.05, as I had
understood it, was to secure payment for subcontractors
supplying labor,
services and materials to governmental entities, not
private
parties.</span><span style="FONT-SIZE: 12pt; FONT-FAMILY:
'Times New Roman','serif'"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="FONT-SIZE: 12pt;
FONT-FAMILY: 'Times New Roman','serif'"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="FONT-SIZE: 12pt;
FONT-FAMILY: 'Times New Roman','serif'"><o:p> </o:p></span></p>
</div>
<p class="MsoNormal"><strong><span style="FONT-SIZE: 12pt;
FONT-FAMILY: 'Arial','sans-serif'">Reese J. Henderson,
Jr.</span></strong><span style="FONT-SIZE: 10pt;
FONT-FAMILY: 'Times New Roman','serif'"><o:p></o:p></span></p>
<div>
<p class="MsoNormal"><span style="FONT-SIZE: 10pt;
FONT-FAMILY: 'Arial','sans-serif'">Shareholder</span><span
style="FONT-SIZE: 8pt; FONT-FAMILY: Courier"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="FONT-SIZE: 10pt; COLOR:
black; FONT-FAMILY: 'Arial','sans-serif'">GrayRobinson,
P.A.</span><span style="FONT-SIZE: 8pt; FONT-FAMILY:
Courier"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="FONT-SIZE: 7.5pt; COLOR:
black; FONT-FAMILY: 'Arial','sans-serif'">50
North Laura Street, Suite 1100 </span><span
style="FONT-SIZE: 8pt; 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: 8pt;
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: 8pt;
FONT-FAMILY: Courier"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="FONT-SIZE: 7.5pt;
FONT-FAMILY: 'Arial','sans-serif'">Email: <a
moz-do-not-send="true"
href="mailto:Reese.Henderson@gray-robinson.com">Reese.Henderson@gray-robinson.com</a></span><span
style="FONT-SIZE: 8pt; FONT-FAMILY: Courier"><o:p></o:p></span></p>
<p class="MsoNormal"><a moz-do-not-send="true"
href="http://www.gray-robinson.com/"><b><span
style="COLOR: maroon">GRAY</span> | </b><b><span
style="COLOR: #333333">ROBINSON</span></b></a><o:p></o:p></p>
<p class="MsoNormal"><span style="FONT-SIZE: 6pt">ATTORNEYS AT
LAW</span><o:p></o:p></p>
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Disclaimer under
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'Arial','sans-serif'">Please be
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<p class="MsoNormal"><span style="FONT-SIZE: 12pt; FONT-FAMILY:
'Times New Roman','serif'"><o:p> </o:p></span></p>
<p class="MsoNormal" style="MARGIN-BOTTOM: 12pt"><b><span
style="FONT-SIZE: 10pt; FONT-FAMILY:
'Tahoma','sans-serif'">From:</span></b><span
style="FONT-SIZE: 10pt; FONT-FAMILY: 'Tahoma','sans-serif'">
<a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a>
[<a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Joseph G. Thresher<br>
<b>Sent:</b> Tuesday, February 07,
2012 12:10 PM<br>
<b>To:</b> 'RPPTL constructionlaw'; 'Danay
Diaz'<br>
<b>Subject:</b> Re: [RPPTL-constructionlaw]713.10 lien for
private
leasehold onpublic land</span><span style="FONT-SIZE: 12pt;
FONT-FAMILY: 'Times New Roman','serif'"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="COLOR: #1f497d">Not if the
amendment by 2007-221
laws of Florida are interpreted consistent with purpose of
255.05.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="COLOR: #1f497d"><o:p> </o:p></span></p>
<div>
<div style="BORDER-RIGHT: medium none; PADDING-RIGHT: 0in;
BORDER-TOP: #b5c4df 1pt solid; PADDING-LEFT: 0in;
PADDING-BOTTOM: 0in; BORDER-LEFT: medium none; PADDING-TOP:
3pt; BORDER-BOTTOM: medium none">
<p class="MsoNormal"><b><span style="FONT-SIZE: 10pt;
FONT-FAMILY: 'Tahoma','sans-serif'">From:</span></b><span
style="FONT-SIZE: 10pt; FONT-FAMILY:
'Tahoma','sans-serif'"> <a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a>
[<a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Peyton White Lumpkin<br>
<b>Sent:</b> Monday, February 06,
2012 3:35 PM<br>
<b>To:</b> 'RPPTL constructionlaw'<br>
<b>Subject:</b> Re:
[RPPTL-constructionlaw] 713.10 lien for private
leasehold onpublic
land<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="COLOR: #1f497d">A 255 bond
would not apply to a
ground lease of public vacant property being developed by a
private
developer, with title to the improvements in the developer
until the end of the
lease when they revert back to the public entity, correct?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="COLOR: #1f497d"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><span style="FONT-SIZE: 12pt; COLOR:
blue; FONT-FAMILY: 'Dark Courier'">Peyton White
Lumpkin, Esq., LEED AP<o:p></o:p></span></p>
<p class="MsoNormal"><span style="FONT-SIZE: 12pt; COLOR:
blue; FONT-FAMILY: 'Dark Courier'">The Lumpkin
Law Firm P.A.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="FONT-SIZE: 12pt; COLOR:
blue; FONT-FAMILY: 'Dark Courier'">2655 Le Jeune
Road<o:p></o:p></span></p>
<p class="MsoNormal"><span style="FONT-SIZE: 12pt; COLOR:
blue; FONT-FAMILY: 'Dark Courier'">Fifth
Floor<o:p></o:p></span></p>
<p class="MsoNormal"><span style="FONT-SIZE: 12pt; COLOR:
blue; FONT-FAMILY: 'Dark Courier'">Coral Gables,
FL 33134<o:p></o:p></span></p>
<p class="MsoNormal"><span style="FONT-SIZE: 12pt; COLOR:
blue; FONT-FAMILY: 'Dark Courier'">Tel: (305)
667-1808<o:p></o:p></span></p>
<p class="MsoNormal"><span style="FONT-SIZE: 12pt; COLOR:
blue; FONT-FAMILY: 'Dark Courier'">Fax: (305)
444-5366<o:p></o:p></span></p>
<p class="MsoNormal"><u><span style="FONT-SIZE: 12pt; COLOR:
blue; FONT-FAMILY: 'Dark Courier'"><a
moz-do-not-send="true"
href="mailto:peytonwhitelumpkin@bellsouth.net">peytonwhitelumpkin@bellsouth.net</a><o:p></o:p></span></u></p>
<p class="MsoNormal"><u><span style="FONT-SIZE: 12pt; COLOR:
blue; FONT-FAMILY: 'Dark Courier'"><o:p><span
style="TEXT-DECORATION: none"> </span></o:p></span></u></p>
<p class="MsoNormal"><u><span style="COLOR: blue; FONT-FAMILY:
'Dark Courier'">thelumpkinlawfirm.com<o:p></o:p></span></u></p>
<p class="MsoNormal"><span style="FONT-SIZE: 10pt; COLOR:
blue; FONT-FAMILY: 'Dark Courier'"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="FONT-SIZE: 10pt; COLOR:
blue; FONT-FAMILY: 'Dark Courier'">Confidentiality
Notice: This e-mail message, including any attachments,
is for the sole
use of the intended recipient and may contain confidential
and privileged
information. Any unauthorized review, use, disclosure or
distribution is
prohibited. If you are not the intended recipient, please
contact the
sender by reply e-mail and destroy all copies of the
original message, including
all attachments.</span><span style="COLOR: blue;
FONT-FAMILY: 'Dark Courier'"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="FONT-SIZE: 10pt; COLOR:
#1f497d; FONT-FAMILY: 'Times New Roman','serif'"><o:p> </o:p></span></p>
<div class="MsoNormal" style="TEXT-ALIGN: center"
align="center"><span style="FONT-SIZE: 12pt; COLOR: #1f497d;
FONT-FAMILY: 'Times New Roman','serif'">
<hr align="center" size="2" width="100%">
</span></div>
</div>
<p class="MsoNormal"><span style="COLOR: #1f497d"><o:p> </o:p></span></p>
<div>
<div style="BORDER-RIGHT: medium none; PADDING-RIGHT: 0in;
BORDER-TOP: #b5c4df 1pt solid; PADDING-LEFT: 0in;
PADDING-BOTTOM: 0in; BORDER-LEFT: medium none; PADDING-TOP:
3pt; BORDER-BOTTOM: medium none">
<p class="MsoNormal"><b><span style="FONT-SIZE: 10pt;
FONT-FAMILY: 'Tahoma','sans-serif'">From:</span></b><span
style="FONT-SIZE: 10pt; FONT-FAMILY:
'Tahoma','sans-serif'"> <a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a>
[<a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b><a moz-do-not-send="true"
href="mailto:fred.dudley@hklaw.com">fred.dudley@hklaw.com</a><br>
<b>Sent:</b>
Monday, February 06, 2012 3:04 PM<br>
<b>To:</b> <a moz-do-not-send="true"
href="mailto:constructionlaw@lists.flabarrpptl.org">constructionlaw@lists.flabarrpptl.org</a><br>
<b>Subject:</b>
Re: [RPPTL-constructionlaw] 713.10 lien for private
leasehold onpublic
land<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="COLOR: #1f497d">There’s also
an old case out of
north Florida holding county commissioners PERSONALLY liable
for failing to
require a 255 bond! <o:p></o:p></span></p>
<p class="MsoNormal"><span style="COLOR: #1f497d"><o:p> </o:p></span></p>
<div>
<div style="MARGIN-TOP: 4.5pt">
<p class="MsoNormal" style="LINE-HEIGHT: 15.75pt;
mso-margin-top-alt: auto; mso-margin-bottom-alt: auto"><b><span
style="FONT-SIZE: 11.5pt; COLOR: black">Frederick
Dudley</span></b><span style="FONT-SIZE: 11.5pt;
COLOR: black"> | </span><b><span style="FONT-SIZE:
10.5pt; COLOR: #001a63; FONT-FAMILY:
'Georgia','serif'">Holland
& Knight</span></b><span style="FONT-SIZE: 11.5pt;
COLOR: black"><br>
Board
Certified Construction Lawyer<br>
315 South Calhoun Street, Suite 600 |
Tallahassee FL 32301<br>
Phone 850.425.5668 | Fax 850.224.8832 | Cell
850.294.3471<br>
<a moz-do-not-send="true"
href="mailto:fred.dudley@hklaw.com"><span
style="COLOR: #002776; TEXT-DECORATION: none">fred.dudley@hklaw.com</span></a>
|
<a moz-do-not-send="true" href="http://www.hklaw.com/"><span
style="COLOR: #002776; TEXT-DECORATION: none">www.hklaw.com</span></a>
</span><span style="FONT-SIZE: 12pt; COLOR: #bbbbbb;
FONT-FAMILY: 'Times New Roman','serif'"><o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><span style="FONT-SIZE: 8.5pt; COLOR:
#bbbbbb">________________________________________________<br>
</span><span style="FONT-SIZE: 8.5pt; COLOR: #999999"><a
moz-do-not-send="true"
href="http://www.hklaw.com/vcard.aspx?user=frdudley"><span
style="COLOR: #00a9e0; TEXT-DECORATION: none">Add to
address
book</span></a></span><span style="FONT-SIZE: 8.5pt;
COLOR: #00a9e0"> | <a moz-do-not-send="true"
href="http://www.hklaw.com/id77/biosfrdudley"><span
style="COLOR: #00a9e0; TEXT-DECORATION: none">View
professional
biography</span></a> </span><span style="COLOR:
#1f497d"><o:p></o:p></span></p>
<div>
<div style="BORDER-RIGHT: medium none; PADDING-RIGHT: 0in;
BORDER-TOP: #b5c4df 1pt solid; PADDING-LEFT: 0in;
PADDING-BOTTOM: 0in; BORDER-LEFT: medium none; PADDING-TOP:
3pt; BORDER-BOTTOM: medium none">
<p class="MsoNormal" style="MARGIN-LEFT: 0.5in"><b><span
style="FONT-SIZE: 10pt; FONT-FAMILY:
'Tahoma','sans-serif'">From:</span></b><span
style="FONT-SIZE: 10pt; FONT-FAMILY:
'Tahoma','sans-serif'"> <a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a>
[<a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Joseph G. Thresher<br>
<b>Sent:</b> Monday, February 06, 2012
2:44 PM<br>
<b>To:</b> 'RPPTL constructionlaw'<br>
<b>Subject:</b> Re:
[RPPTL-constructionlaw] 713.10 lien for private
leasehold onpublic
land<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal" style="MARGIN-LEFT: 0.5in"><o:p> </o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 0.5in"><span
style="COLOR: #1f497d">Why
not enforce your bond remedy?<o:p></o:p></span></p>
<p class="MsoNormal" style="MARGIN-LEFT: 0.5in"><span
style="COLOR: #1f497d">Note
the first sentence of 255.05(1)(a); the recent amendments
creating existing
language requires private party to obtain bond(s) for work
that private party
contracts for as improvement to public property or a Public
Work . To
understand better the meaning of the amendment, do research
on use of “public
work”; that wording is not limited to “ public property” or
there would be no
disjunctive “or”. A very early case used “public work” as
private property
of a railroad that would serve the public; that case did not
deal with lien or
bond, but it illustrates how general “public work” means in
current version of
statute. A more interesting issue is defining the remedy
for
non-compliance against the public body or the private party
that failed to
obtain bonds. In some past cases the commissioners or
council members were
liable to person or entity that by law had right to rely
upon existence of the
required bonds. Who was advising the public body; the
private party. Does the
license or lease have an indemnity clause in favor of public
entity? Have
fun.<o:p></o:p></span></p>
<p class="MsoNormal" style="MARGIN-LEFT: 0.5in"><span
style="COLOR: #1f497d"> JG
Thresher<o:p></o:p></span></p>
<p class="MsoNormal" style="MARGIN-LEFT: 0.5in"><span
style="COLOR: #1f497d">813-229-7744<o:p></o:p></span></p>
<p class="MsoNormal" style="MARGIN-LEFT: 0.5in"><span
style="COLOR: #1f497d"><o:p> </o:p></span></p>
<div>
<div style="BORDER-RIGHT: medium none; PADDING-RIGHT: 0in;
BORDER-TOP: #b5c4df 1pt solid; PADDING-LEFT: 0in;
PADDING-BOTTOM: 0in; BORDER-LEFT: medium none; PADDING-TOP:
3pt; BORDER-BOTTOM: medium none">
<p class="MsoNormal" style="MARGIN-LEFT: 0.5in"><b><span
style="FONT-SIZE: 10pt; FONT-FAMILY:
'Tahoma','sans-serif'">From:</span></b><span
style="FONT-SIZE: 10pt; FONT-FAMILY:
'Tahoma','sans-serif'"> <a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a>
[<a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b><a moz-do-not-send="true"
href="mailto:fred.dudley@hklaw.com">fred.dudley@hklaw.com</a><br>
<b>Sent:</b>
Friday, February 03, 2012 2:25 PM<br>
<b>To:</b> <a moz-do-not-send="true"
href="mailto:constructionlaw@lists.flabarrpptl.org">constructionlaw@lists.flabarrpptl.org</a><br>
<b>Subject:</b>
Re: [RPPTL-constructionlaw] 713.10 lien for private
leasehold onpublic
land<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal" style="MARGIN-LEFT: 0.5in"><o:p> </o:p></p>
<div>
<p class="MsoNormal" style="MARGIN-LEFT: 0.5in"><span
style="COLOR: #1f497d">Can
you send a copy of the Order on your motion for SJ?</span><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 0.5in"><span
style="COLOR: #1f497d"> </span><o:p></o:p></p>
<div>
<div style="MARGIN-TOP: 4.5pt">
<p class="MsoNormal" style="MARGIN-LEFT: 0.5in;
LINE-HEIGHT: 15.75pt"><b><span style="FONT-SIZE: 11.5pt;
COLOR: black">Frederick Dudley</span></b><span
style="FONT-SIZE: 11.5pt; COLOR: black"> | </span><b><span
style="FONT-SIZE: 10.5pt; COLOR: #001a63;
FONT-FAMILY: 'Georgia','serif'">Holland
& Knight</span></b><span style="FONT-SIZE:
11.5pt; COLOR: black"><br>
Board
Certified Construction Lawyer<br>
315 South Calhoun Street, Suite 600 |
Tallahassee FL 32301<br>
Phone 850.425.5668 | Fax 850.224.8832 | Cell
850.294.3471<br>
<a moz-do-not-send="true"
href="mailto:fred.dudley@hklaw.com"><span
style="COLOR: #002776; TEXT-DECORATION: none">fred.dudley@hklaw.com</span></a>
|
<a moz-do-not-send="true" href="http://www.hklaw.com/"><span
style="COLOR: #002776; TEXT-DECORATION: none">www.hklaw.com</span></a>
</span><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal" style="MARGIN-LEFT: 0.5in"><span
style="FONT-SIZE: 8.5pt; COLOR: #bbbbbb">________________________________________________<br>
</span><span style="FONT-SIZE: 8.5pt; COLOR: #999999"><a
moz-do-not-send="true"
href="http://www.hklaw.com/vcard.aspx?user=frdudley"><span
style="COLOR: #00a9e0; TEXT-DECORATION: none">Add to
address
book</span></a></span><span style="FONT-SIZE: 8.5pt;
COLOR: #00a9e0"> | <a moz-do-not-send="true"
href="http://www.hklaw.com/id77/biosfrdudley"><span
style="COLOR: #00a9e0; TEXT-DECORATION: none">View
professional
biography</span></a> </span><o:p></o:p></p>
<div>
<div style="BORDER-RIGHT: medium none; PADDING-RIGHT: 0in;
BORDER-TOP: #b5c4df 1pt solid; PADDING-LEFT: 0in;
PADDING-BOTTOM: 0in; BORDER-LEFT: medium none;
PADDING-TOP: 3pt; BORDER-BOTTOM: medium none">
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><b><span
style="FONT-SIZE: 10pt; FONT-FAMILY:
'Tahoma','sans-serif'">From:</span></b><span
style="FONT-SIZE: 10pt; FONT-FAMILY:
'Tahoma','sans-serif'"> <a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a>
[<a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Bryan L. Capps<br>
<b>Sent:</b> Thursday, February 02, 2012
4:34 PM<br>
<b>To:</b> RPPTL constructionlaw<br>
<b>Subject:</b> Re:
[RPPTL-constructionlaw] 713.10 lien for private
leasehold onpublic
land</span><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"> <o:p></o:p></p>
<div id="idOWAReplyText29332">
<div>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="FONT-SIZE: 10pt; COLOR: black; FONT-FAMILY:
'Arial','sans-serif'">Steve
Pickert and I had such a case many years ago, wherein
the City of Coral Springs
entered into a renewable "Concession Agreement" (i.e.,
a lease) for a
private party to build an ice-skating rink on City
property. Under the
Concession Agreement,
the concessionaire/lessee actually owned the
improvements subject to the City's reversionary
interest at the conclusion
of the lease. The concessionaire/lessee didn't pay
the contractor
and, in fact, sold its interest during construction.
The contractor, our
client, recorded a lien against the property, and both
the concessionaire/lessee
and the purchaser said the property was not lienable.
We moved for and
were granted summary judgment in our favor on that
issue. Attached is the
motion/brief, which is a matter of public record
and may be helpful.
Presumably much of the law has changed/evolved over
the past 14 or so
years.</span><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="FONT-SIZE: 12pt; FONT-FAMILY: 'Times New
Roman','serif'"> </span><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="FONT-SIZE: 10pt; FONT-FAMILY:
'Arial','sans-serif'">Bryan
Capps</span><o:p></o:p></p>
</div>
</div>
<div>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="FONT-SIZE: 12pt; FONT-FAMILY: 'Times New
Roman','serif'"> </span><o:p></o:p></p>
<div style="MARGIN-LEFT: 0.5in">
<div style="MARGIN-LEFT: 0.5in">
<div class="MsoNormal" style="TEXT-ALIGN: center"
align="center"><span style="FONT-SIZE: 12pt;
FONT-FAMILY: 'Times New Roman','serif'">
<hr align="center" size="2" width="100%">
</span></div>
</div>
</div>
<p class="MsoNormal" style="MARGIN-BOTTOM: 12pt;
MARGIN-LEFT: 1in; MARGIN-RIGHT: 0in; mso-margin-top-alt:
0in"><b><span style="FONT-SIZE: 10pt; FONT-FAMILY:
'Tahoma','sans-serif'">From:</span></b><span
style="FONT-SIZE: 10pt; FONT-FAMILY:
'Tahoma','sans-serif'"> <a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a>
on behalf of Larry Leiby<br>
<b>Sent:</b> Thu 2/2/2012 3:44 PM<br>
<b>To:</b>
RPPTL constructionlaw<br>
<b>Subject:</b> Re: [RPPTL-constructionlaw] 713.10 lien
for private leasehold onpublic land</span><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="COLOR: #1f497d">The
answer is in the definitions in 713.01 (and if you are
referring to 8:3 of my
book, it is set out there). The statutory reason that
you can’t lien
publicly owned property is because a governmental owner
is not within the
definition of owner in 713.01. The definition of real
property also
excludes governmentally owned property. This is
intended to keep
governmentally owned property out of the lien law
because a government must
usually go through an election to subject public owned
property to liens, e.g.,
financing bond issues. </span><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"> <o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="COLOR: #1f497d">An
owner is also defined as one having an interest in the
property and who enters
into a contract for the improvement of the real
property. Thus there is no
reason that you cannot have a lien on a private
leasehold interest that sits on
public property. You want to be careful when you
prepare the lien to only
seek it against the leasehold. Also a lien on a
leasehold is typically
only as valuable as the tenant is collectable. </span><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"> <o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="COLOR: #1f497d">Go get
em.</span><o:p></o:p></p>
<div>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"> <o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><b><span
style="COLOR: #215868; FONT-FAMILY: 'Arial Rounded
MT Bold','sans-serif'">Larry
R. Leiby, Esq.</span></b><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><b><span
style="COLOR: #1f497d; FONT-FAMILY:
'Arial','sans-serif'">Malka & Kravitz,
P.A.
</span></b><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><b><span
style="COLOR: #1f497d; FONT-FAMILY:
'Arial','sans-serif'">1300 Sawgrass Corp.
Pkwy., Suite 100</span></b><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><b><span
style="COLOR: #1f497d; FONT-FAMILY:
'Arial','sans-serif'">Ft. Lauderdale,
FL 33323</span></b><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><b><span
style="FONT-SIZE: 10pt; COLOR: #1f497d; FONT-FAMILY:
'Arial','sans-serif'">Phone:
954-514-0984</span></b><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><b><span
style="FONT-SIZE: 10pt; COLOR: #1f497d; FONT-FAMILY:
'Arial','sans-serif'">Fax:
954-514-0985</span></b><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"> <o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><b><span
style="FONT-SIZE: 10pt; COLOR: #1f497d; FONT-FAMILY:
'Arial','sans-serif'">e-mail:
<a moz-do-not-send="true"
href="mailto:leiby@mkpalaw.com">leiby@mkpalaw.com</a></span></b><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"> <o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><b><span
style="COLOR: #1f497d; FONT-FAMILY: 'Arial Rounded
MT Bold','sans-serif'">Board
Certified in Construction Law</span></b><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><b><span
style="COLOR: #1f497d; FONT-FAMILY: 'Arial Rounded
MT Bold','sans-serif'">Fla.
S. Ct. Certified Circuit Court Civil Mediator</span></b><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><b><span
style="COLOR: #1f497d; FONT-FAMILY: 'Arial Rounded
MT Bold','sans-serif'">Fellow,
College of Commercial Arbitrators</span></b><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"> <o:p></o:p></p>
</div>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"> <o:p></o:p></p>
<div>
<div style="BORDER-RIGHT: medium none; PADDING-RIGHT: 0in;
BORDER-TOP: #b5c4df 1pt solid; PADDING-LEFT: 0in;
PADDING-BOTTOM: 0in; BORDER-LEFT: medium none;
PADDING-TOP: 3pt; BORDER-BOTTOM: medium none">
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><b><span
style="FONT-SIZE: 10pt; FONT-FAMILY:
'Tahoma','sans-serif'">From:</span></b><span
style="FONT-SIZE: 10pt; FONT-FAMILY:
'Tahoma','sans-serif'"> <a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a>
[<a moz-do-not-send="true"
href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Rafael Perez<br>
<b>Sent:</b> Thursday, February 02, 2012
2:56 PM<br>
<b>To:</b> <a moz-do-not-send="true"
href="mailto:constructionlaw@lists.flabarrpptl.org">constructionlaw@lists.flabarrpptl.org</a><br>
<b>Subject:</b>
[RPPTL-construction<span style="COLOR: #1f497d"> </span>law]
713.10 lien for
private leasehold on public land</span><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"> <o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in">Does anyone
have any authority for a
construction lien on a leasehold where the lessee is a
private party but the
lessor is a municipality (i.e. on public land)? The
lessee contracted for
the improvements which were required by the lease
agreement. The only
authority I have found is Section 8.3 of the Fla. Prac.
Construction Law Manual
which states in the first paragraph, in part: “However,
there may be private
leasehold interests on governmental property that are
lienable.” I
have found no other authority.<o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"> <o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="COLOR: #1f497d">Rafael
A. Perez</span><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="COLOR: #1f497d">Board
Certified Construction Attorney</span><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="COLOR: #1f497d">McArdle
and Perez, P.A.</span><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="COLOR: #1f497d">806 S.
Douglas Road, Suite 625</span><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="COLOR: #1f497d">Coral
Gables, Florida 33134</span><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="COLOR: #1f497d">305-442-2214</span><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="COLOR: #1f497d">Fax
305-442-2291</span><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"><span
style="COLOR: #1f497d"><a moz-do-not-send="true"
href="mailto:rperez@mcper.com">rperez@mcper.com</a></span><o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"> <o:p></o:p></p>
<p class="MsoNormal" style="MARGIN-LEFT: 1in"> <o:p></o:p></p>
</div>
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