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<DIV align=left dir=ltr><SPAN style="FONT-FAMILY: 'Times New Roman'; FONT-SIZE: 12pt; mso-fareast-font-family: 'Times New Roman'; mso-ansi-language: EN-US; mso-fareast-language: EN-US; mso-bidi-language: AR-SA"><EM>Cooper
v. Paris</EM></SPAN><SPAN style="FONT-FAMILY: 'Times New Roman'; FONT-SIZE: 12pt; mso-fareast-font-family: 'Times New Roman'; mso-ansi-language: EN-US; mso-fareast-language: EN-US; mso-bidi-language: AR-SA">,
413 So.2d 772, 773 (Fla. 1<SUP>st</SUP> DCA 1982)<SPAN class=893184512-19042012>. It involved a disgorgement case against an
unlicensed real estate broker. When addressing the fact that the owners
knew about the lack of license, the court held:</SPAN></SPAN></DIV>
<DIV align=left dir=ltr><SPAN style="FONT-FAMILY: 'Times New Roman'; FONT-SIZE: 12pt; mso-fareast-font-family: 'Times New Roman'; mso-ansi-language: EN-US; mso-fareast-language: EN-US; mso-bidi-language: AR-SA"><SPAN class=893184512-19042012></SPAN></SPAN> </DIV>
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<P class=Quote style="TEXT-ALIGN: justify; MARGIN: 0in 1in 12pt">While we
certainly do not condone the actions of Cooper <SPAN class=893184512-19042012>[the owner] </SPAN>or his attorney, the statute
prescribes punishment against only one party to the agreement, <?xml:namespace
prefix = st1 ns = "urn:schemas-microsoft-com:office:smarttags" /><st1:City w:st="on"><st1:place w:st="on">Paris<SPAN class=893184512-19042012> [similar to
489.128]</SPAN></st1:place></st1:City>.<SPAN style="mso-spacerun: yes">
</SPAN>Therefore, to refuse to return the monies paid would affront this Court’s
affirmative duty to see that the party violating public policy not benefit in
any way as a result of his wrongdoing. <I style="mso-bidi-font-style: normal">Local No. 234 v. Henley and Beckwith,
Inc.</I>, 66 So. 2d 818 (<st1:place w:st="on"><st1:State w:st="on">Fla.</st1:State></st1:place> 1953).<SPAN style="mso-spacerun: yes"> </SPAN>Otherwise, <st1:City w:st="on"><st1:place w:st="on">Paris</st1:place></st1:City> stands to be
rewarded for his illegal activities, a result to which this Court can not
subscribe.<SPAN style="mso-spacerun: yes"> </SPAN>Moreover, by allowing
<st1:City w:st="on"><st1:place w:st="on">Paris</st1:place></st1:City> to keep
these monies this Court would implicitly encourage unlicensed persons to seek
up-front money, thereby eviscerating the salutary purpose of Chapter 475 by
permitting those persons to keep any funds garnered prior to a judicial
declaration that the contract is void.<SPAN style="mso-spacerun: yes">
</SPAN><I style="mso-bidi-font-style: normal">Id at 774.<?xml:namespace prefix =
o ns = "urn:schemas-microsoft-com:office:office"
/><o:p></o:p></I></P></SPAN></SPAN></DIV><BR>
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<P CLASS="MsoNormal" STYLE="TEXT-ALIGN: justify"><FONT COLOR="#003768"><B><SPAN STYLE="FONT-SIZE: 10pt; FONT-FAMILY: Verdana">Lee A. Weintraub</SPAN></B><BR><SPAN STYLE="FONT-SIZE: 8pt; FONT-FAMILY: Verdana">Board Certified Construction Lawyer<BR></SPAN></FONT></P></TD></TR>
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<TD ALIGN="left" VALIGN="top"><SPAN STYLE="FONT-SIZE: 8pt; FONT-FAMILY: Verdana">Emerald Lake Corporate Park<br>3111 Stirling Road<BR>Fort Lauderdale, FL 33312-6525<BR><BR>954.985.4147 Phone<BR>954.985.4176 Fax<BR><BR>LWeintraub@becker-poliakoff.com<A></A><BR><a href="http://www.becker-poliakoff.com">www.becker-poliakoff.com</a><BR></SPAN></TD></TR></TBODY></TABLE><DIV align=left class=OutlookMessageHeader dir=ltr lang=en-us></DIV><BR><FONT FACE="Verdana" SIZE="2">Our clients' total satisfaction is our #1 priority. The Becker & Poliakoff <STRONG>Client CARE Center </STRONG>is available for questions, concerns and suggestions. Please contact us at 954.364.6090 or via email at </FONT><A HREF="mailto:CARE@becker-poliakoff.com"><FONT FACE="Verdana" SIZE="2">CARE@becker-poliakoff.com</FONT></A><FONT FACE="Verdana" SIZE="2">. <BR></FONT><DIV align=left class=OutlookMessageHeader dir=ltr lang=en-us></DIV><BR><A HREF="http://www.floridaconstructionlawauthority.com/"><STRONG><FONT FACE="Verdana" SIZE="2">Click here</FONT></STRONG></A><FONT FACE="Verdana" SIZE="2"> to subscribe to our complimentary Florida Construction Law Blog. <BR></FONT><DIV align=left class=OutlookMessageHeader dir=ltr lang=en-us><HR tabIndex=-1></DIV><DIV align=left class=OutlookMessageHeader dir=ltr lang=en-us></DIV><DIV align=left class=OutlookMessageHeader dir=ltr lang=en-us></DIV><DIV align=left class=OutlookMessageHeader dir=ltr lang=en-us>
<FONT face=Tahoma size=2><B>From:</B> Weintraub, Lee <BR><B>Sent:</B> Thursday,
April 19, 2012 8:41 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<BR></FONT><BR></DIV>
<DIV></DIV>
<DIV align=left dir=ltr><SPAN class=492094012-19042012><FONT color=#0000ff face=Arial size=2>To the contrary, there is a case holding disgorgement of
fees is still appropriate. The court in that case did go off on the owners
for participating in the unlicensed transaction, but then concluded that,
irrespective of their participation, the unlicensed entity is still
not entitled to benefit from its breaking the law and fees were disgorged.
I'll see if I can get someone to find that cite.</FONT></SPAN></DIV><BR>
<DIV align=left class=OutlookMessageHeader dir=ltr lang=en-us></DIV><BR><BR><FONT face=Verdana><FONT size=2><STRONG>Lee A.
</STRONG><STRONG>Weintraub</STRONG><BR>Board Certified Construction
Lawyer<BR>Fort Lauderdale<BR>Ext. 15147 (954.985.4147)<SPAN style="COLOR: red"><FONT color=#000000><BR><BR>
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<DIV align=left class=OutlookMessageHeader dir=ltr lang=en-us><FONT face=Tahoma size=2><B>From:</B> constructionlaw-bounces@lists.flabarrpptl.org
[mailto:constructionlaw-bounces@lists.flabarrpptl.org] <B>On Behalf Of
</B>mromm@rommlaw.com<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<BR></FONT><BR></DIV>
<DIV></DIV><SPAN style="FONT-FAMILY: Arial; COLOR: #000000; FONT-SIZE: 12pt">
<DIV>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....</DIV>
<DIV><U style="FONT-WEIGHT: bold">Key point and then question:</U>
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." </DIV>
<DIV><BR></DIV>
<DIV>"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. </DIV>
<DIV><BR></DIV>
<DIV>"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.</DIV>
<DIV><BR></DIV>
<DIV>"OKAY" said the unlicensed contractor.... </DIV>
<DIV><BR></DIV>
<DIV>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!)</DIV>
<DIV><BR></DIV>
<DIV><U>SPECIFIC QUESTION:</U> I recall a case recently mentioned by
our group where the court said, </DIV>
<DIV><BR></DIV>
<DIV>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....</DIV>
<DIV><BR></DIV>
<DIV style="FONT-FAMILY: arial, helvetica, sans-serif; FONT-SIZE: 12pt"><SPAN style="FONT-SIZE: 10pt">Michael Romm</SPAN></DIV>
<DIV style="FONT-FAMILY: arial, helvetica, sans-serif; FONT-SIZE: 12pt"><SPAN style="FONT-SIZE: 10pt">Michael R. Romm, P.A.</SPAN></DIV>
<DIV style="FONT-FAMILY: arial, helvetica, sans-serif; FONT-SIZE: 12pt"><SPAN style="FONT-SIZE: 10pt">1213 S. 30th Avenue, Suite 2, Hollywood, FL
33020</SPAN></DIV>
<DIV style="FONT-FAMILY: arial, helvetica, sans-serif"><SPAN style="FONT-SIZE: 10pt">Phone: (954) 557-8002</SPAN></DIV>
<DIV style="FONT-FAMILY: arial, helvetica, sans-serif; FONT-SIZE: 12pt"><SPAN style="FONT-SIZE: 10pt">Fax: (954) 208-0022</SPAN></DIV>
<DIV style="FONT-FAMILY: arial, helvetica, sans-serif; FONT-SIZE: 12pt"><SPAN style="FONT-SIZE: 10pt"><A href="mailto:mromm@rommlaw.com">mromm@rommlaw.com</A></SPAN></DIV>
<DIV style="FONT-FAMILY: arial, helvetica, sans-serif; FONT-SIZE: 12pt"> </DIV>
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attachments contained in this electronic communication are legally privileged
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<BLOCKQUOTE id=replyBlockquote style="BORDER-LEFT: blue 2px solid; PADDING-LEFT: 8px; FONT-FAMILY: verdana; COLOR: black; MARGIN-LEFT: 8px; FONT-SIZE: 10pt" webmail="1">
<DIV id=wmQuoteWrapper>-------- Original Message --------<BR>Subject: Re:
[RPPTL-constructionlaw] Construction Defect jury<BR>instructions<BR>From:
<<A href="mailto:lan@lwwhiteattorney.com">lan@lwwhiteattorney.com</A>><BR>Date:
Wed, April 18, 2012 1:06 pm<BR>To: "'RPPTL constructionlaw'" <<A href="mailto:constructionlaw@lists.flabarrpptl.org">constructionlaw@lists.flabarrpptl.org</A>><BR><BR>
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<DIV class=MsoNormal style="FONT-SIZE: 12pt"><SPAN style="COLOR: #403152; FONT-SIZE: 14pt">These cites and summaries should
help.<O:P></O:P></SPAN></DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><SPAN style="COLOR: #403152; FONT-SIZE: 14pt"><O:P></O:P></SPAN></DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt">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></DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><O:P></O:P></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt"><I>Casa
Linda Tile & Marble Installers, Inc. v. Highlands Place 1981, Ltd.</I>,
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></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt"><O:P></O:P></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt"><I>Kenmark
Construction, Inc. v. Michael Cronin</I>, 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></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt"><O:P></O:P></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt"><I>Lockhart
v. Worsham,</I> 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></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt"><O:P></O:P></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt">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></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt"><O:P></O:P></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt"><I>Grossman
Holdings, Ltd v. Hourihan</I>, 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></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt">(1) The
reasonable cost of construction and completion in accordance with the
contract,<O:P></O:P></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt">if this is
possible and does not involve unreasonable economic waste; or<O:P></O:P></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt">(2) The
difference between the value that the product contracted for would have had
and<O:P></O:P></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt">the value of
the performance that has been received by the plaintiff, if the
construction<O:P></O:P></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt">and
completion in accordance with the contract would involve unreasonable
economic<O:P></O:P></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt">waste.<O:P></O:P></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt"><O:P></O:P></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt"><I>Aponte v.
Exotic Pools, Inc.</I>, 699 So.2d 796 (Fla. 4th DCA 1997). <O:P></O:P></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt">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></DIV>
<DIV class=MsoNormal style="TEXT-ALIGN: justify; FONT-SIZE: 12pt">received.<O:P></O:P></DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><SPAN style="COLOR: #403152; FONT-SIZE: 14pt"><O:P></O:P></SPAN></DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><SPAN style="COLOR: #403152; FONT-SIZE: 14pt"><O:P></O:P></SPAN></DIV>
<DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><SPAN style="COLOR: #5f497a; FONT-SIZE: 14pt">Regards,<O:P></O:P></SPAN></DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><SPAN style="COLOR: #5f497a; FONT-SIZE: 14pt">Lan White<O:P></O:P></SPAN></DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><SPAN style="COLOR: #5f497a; FONT-SIZE: 14pt">(727)
797-5599<O:P></O:P></SPAN></DIV></DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><SPAN style="COLOR: #403152; FONT-SIZE: 14pt"><O:P></O:P></SPAN></DIV>
<DIV>
<DIV style="BORDER-BOTTOM: medium none; BORDER-LEFT: medium none; PADDING-BOTTOM: 0in; PADDING-LEFT: 0in; PADDING-RIGHT: 0in; BORDER-TOP: #b5c4df 1pt solid; BORDER-RIGHT: medium none; PADDING-TOP: 3pt">
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><B><SPAN style="FONT-FAMILY: 'Tahoma','sans-serif'; FONT-SIZE: 10pt">From:</SPAN></B><SPAN style="FONT-FAMILY: 'Tahoma','sans-serif'; FONT-SIZE: 10pt"> <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<O:P></O:P></SPAN></DIV></DIV></DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><O:P></O:P></DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><SPAN style="FONT-FAMILY: 'Arial','sans-serif'; COLOR: blue; FONT-SIZE: 10pt">Does
anyone have a set they are willing to share?</SPAN><O:P></O:P></DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><O:P></O:P></DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><SPAN style="FONT-FAMILY: 'Arial','sans-serif'; COLOR: blue; FONT-SIZE: 10pt">Also,
can anyone identify a case stating that an owner is not entitled to a
"perfect" building?</SPAN><O:P></O:P></DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><O:P></O:P></DIV>
<DIV class=MsoNormal style="FONT-SIZE: 12pt"><SPAN style="FONT-FAMILY: 'Arial','sans-serif'; COLOR: blue; FONT-SIZE: 10pt">Thanks.</SPAN><O:P></O:P></DIV></DIV>
<HR>
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