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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72"><div class=WordSection1><p class=MsoNormal><span style='color:#1F497D'>Matthew,<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>The specific answer to your question about opportunity to cure is set out in RCW Ch. 64.50. If the contractor gives this notice to the owner, then the owner has to give the owner 45 days notice and opportunity to negotiate.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Every contractor should include this in every contract, and if they don’t then the 45 days notice isn’t required.<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'>Every contractor must also give every customer (with a few exceptions) the RCW 18.27.114 notice to customer (I have a bond and this is my registration number but my bond may not be sufficient to protect you). If the notice isn’t given then L&I can issue an infraction, and an infraction can lead to a per se violation of Ch 19.86. Plus without the notice the contractor can’t file or foreclose a lien.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>L&I have compliance officers who, with enough prompting, issue citations for 18.27.114 non-compliance – and without this you don’t get the 18.27.350 pot of gold (triple damages).<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'>Contractors who don’t have someone experienced prepare their contracts miss many, many opportunities.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>The construction section has model cost plus and fixed price residential contract forms on their website, and these include both sets of notices.<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'>Owner strategies include getting building official inspection reports, code experts, cost experts, etc. Getting these early gives the owner an idea of costs to cure or complete and are useful for negotiations with the contractor. <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'>Contractor strategies, even when they fail to give the 64.50 notice, is to argue long and hard about mitigation of damages – common law still applies when the statute isn’t complied with. “Owner, I would have replaced that code defect list for $2000, and I have reports from these subs to prove it. Had you made a reasonable effort to mitigate your damages, and not enhance them for litigation purposes, this would be a $2000 dispute.” <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Rick<o:p></o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><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"'> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Matthew R. Johnson<br><b>Sent:</b> Tuesday, April 26, 2016 5:46 PM<br><b>To:</b> wsbarp@lists.wsbarppt.com<br><b>Subject:</b> [WSBARP] contractor dispute<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Hypo, <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Contractor performs sub-standard work, grossly over charges property owner for the work, and the building inspector issues notices of correction for the work before the job can continue. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Property owner and contractor’s relationship has already gone sour over disputes about the charges. Property owner would prefer to have another contractor correct the work and go after the substandard contractor for the expense. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Does the property owner need to give the contractor the opportunity to correct the work, or at least a reasonable opportunity to do so? <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='background:white'><b><span style='color:#1F497D'>Matthew R. Johnson|</span></b><b><span style='font-size:14.0pt;color:#1F497D'> </span><span style='color:#1F497D'>Attorney at Law</span></b><span style='color:#222222'><o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='color:#1F497D'>Gravis Law, PLLC<o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='color:#1F497D'>P.O. Box 182 | 350 E. Main St. <o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='color:#1F497D'>Dayton, WA 99328</span><span style='color:#222222'><o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='color:#1F497D'>509-382-2030 (office)<br></span><u><span style='color:#0563C1'><a href="https://www.gravislaw.com/" target="_blank"><span style='color:blue'>Website </span></a></span></u><span style='color:#1F497D'>- <a href="https://www.linkedin.com/pub/matthew-r-johnson/2b/997/87a" target="_blank">LinkedIn</a></span><span style='color:#222222'><o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='color:#1F497D'> </span><span style='color:#222222'><o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='color:#1F497D'>NOTICE: This email (including any attachments) is covered by the Electronic Communications Privacy Act (EPCA), 18 U.S.C., Sec. 2510 - 2522, is confidential and privileged. This email is solely for the personal and confidential use of the recipient(s) named above. Receipt by anyone other than the individual recipient(s) is NOT a waiver of attorney-client privilege. Any violation of the ECPA is subject to the penalties stated therein. If you have received this message in error, please notify me immediately by reply e-mail to </span><u><span style='color:#222222;background:#FFFFCC'><a href="mailto:matt@gravislaw.com"><span style='color:blue'>matt@gravislaw.com</span></a></span></u><span style='color:#1F497D'> and immediately delete the original message.</span><span style='color:#222222'><o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p></div></body></html>