Justia Construction Law Opinion Summaries

Sharfarz hired Goguen to build an addition to his house. Despite taking full payment, Goguen never finished the job. Sharfarz had to pay another to finish the work and sued consumer-protection laws, Mass. Gen. Laws ch. 93A; Mass. Gen. Laws ch. 142A. Sharfarz obtained a default judgment of $272,745. After an evidentiary hearing to assess damages, the state judge wrote that Goguen was "both deceptive and unfair, almost from the beginning and to the end," and that his "violations" had been "willful and knowing." Goguen filed for Chapter 7 bankruptcy. Sharfarz sought to have his judgment declared nondischargeable, under a provision that bars discharge of "any debt ... for money ... to the extent obtained by ... false pretenses, a false representation, or actual fraud" 11 U.S.C. 523(a)(2)(A). The bankruptcy judge denied the petition. The First Circuit vacated and remanded for determination of the nondischargeable amount. Goguen’s false statements were both the legal and factual cause of Sharfarz’s loss. View "Sharfarz v. Goguen" on Justia Law

Scholz Design created technical drawings for three homes and submitted them to the Copyright Office in 1988 and 1989 with front elevation drawings showing the front of the houses surrounded by lawn, bushes, and trees. Scholz obtained copyrights. In 1992 Scholz entered an agreement permitting Sart to build homes using the plans, for a fee of $1 per square foot of each house built. The agreement required that Sard not "copy or duplicate any of the [Scholz] materials nor . . . [use them] in any manner to advertise or build a [Scholz Design] or derivative except under the terms and conditions of the agreement." Scholz claimed that after termination of the agreement, Sard and real estate companies posted copies of the drawings on advertising websites and sued for violation of copyrights, 15 U.S.C. 1051, breach of contract, and violations of the Digital Millennium Copyright Act, 17 U.S.C. 1201. The district court dismissed, finding that the copied images did not fulfill the intrinsic function of an architectural plan. The Second Circuit reversed. Architectural technical drawings might be subject to copyright protection even if they are not sufficiently detailed to allow for construction. View "Scholz Design, Inc. v. Sard Custom Homes, LLC" on Justia Law

WR sought to develop a medical office building by executing a long-term ground lease to a developer, who would design, finance, construct, and own the facility, leasing space to WR. WR requested proposals, describing a 30-year ground lease for a 30,000 square foot medical facility. Citadel submitted a proposal. Negotiations followed. WR signed an “Authorization to Proceed” stating that WR “will only be responsible for architectural and engineering fees in the event [W R] does not execute its space leases and ground lease.” Citadel hired attorneys, architects, engineers; refined plans: conducted zoning review, and began securing financing. Negotiations failed. WR terminated the relationship, just as Citadel was preparing to commence construction. WR refused to pay expenses unless it received the plans; entered into contracts with Citadel’s architect and engineer; used their plans and built the facility. The district court rejected Citadel’s claims. The parties settled with respect to pre-construction costs and fees. The Seventh Circuit affirmed. Citadel failed to show that WR agreed to complete the arrangement. When the relationship ended, they had not agreed on essential lease terms. No language in the agreement required the parties to negotiate in good faith, nor did it establish a framework for the negotiation process. View "Citidal Grp. Ltd. v. Washington Reg'l Med. Ctr." on Justia Law

Lynch is a highway construction contractor and a signatory of the Construction Industries of Rhode Island's collective bargaining agreement with Local 251, as representative of truck drivers employed by Lynch. Lynch employed 26 Local 251 members in 1995, 16 in 1997, and only 10 in 2001. Local 251's vice president, Boyajian, testified that each time a truck driver retired, Lynch would sell a truck and replace that person with a subcontractor, gradually reducing the number of bargaining unit employees. The collective bargaining agreement states that employers are not permitted to use subcontractors unless employees of the subcontractors are paid the prevailing rate. Boyajian complained to Lynch about its use of subcontractors that did not pay prevailing rate and, in 1999, filed grievances with the NLRB. Lynch and the union entered into a letter of agreement, which was later challenged as violating the National Labor Relations Act, 29 U.S.C. 158(e), by impermissibly preventing Lynch from doing business with two subcontractors. The NLRB upheld the challenge and subsequently sought enforcement. The First Circuit noted contradictory evidence that the Board failed to consider and reversed with respect to one company, while entering an order of enforcement with respect to the other.View "Nat'l Labor Relations Bd v. Int'l Bhd. of Teamsters, Local 251" on Justia Law

After Claimant's attempt to obtain a refund of sales tax on building materials used in the construction of an ethanol production plant was administratively denied in part, Claimant sought judicial review. This appeal turned on a statutory limitation of the exemption for manufacturing machinery and equipment and the limited statutory authority for appointment of a purchasing agent. The Supreme Court affirmed, holding (1) the statute limited the exemption to purchases by the manufacturer; and (2) a contractual provision purporting to entitle the manufacturer to all tax credits for taxes paid by a construction contractor was not effective as a purchasing agent appointment. View "Bridgeport Ethanol v. Neb. Dep't of Revenue" on Justia Law

Respondent/cross-appellant Precision Construction, Inc. solicited bids from subcontractors for the design and installation of an early suppression, fast response sprinkler system. Certified Fire Protection, Inc. submitted a bid. Precision notified Certified that it won the bid, and Precision entered into a contract with the owner to complete the project. Certified obtained a copy of the subcontract along with a set of construction plans and sprinkler system specifications. The subcontract’s provisions required Certified to complete the preliminary design drawings of the sprinkler system within two weeks and to obtain a certificate naming Precision as an additional insured. Over the next few weeks, Precision asked Certified several times to sign the subcontract and provide the additional-insured certificate. Certified objected to the subcontract as imposing terms that differed from the bid specifications. It complained that the unanticipated terms changed the scope of work and that it would have to amend its bid accordingly. Certified also took exception to some of the generic contractual provisions, including the additional-insured requirement. Nonetheless, Certified hired specialists to work on the Precision contract, and began work. Precision and Certified communicated several more times about getting the subcontract signed. Eventually Precision terminated its relationship with Certified for refusing to sign the subcontract, for not providing the additional-insured endorsement, and for incorrect designs. At Precision’s request, Certified submitted an itemized billing for the work it had performed; its bill reported costs of $25,185.04, which included design work and permit fees for the project. Precision deemed the costs too high and never paid. Certified placed a mechanic’s lien on the property and sued to recover for its design-related work. Certified’s complaint sought to foreclose the mechanic’s lien and damages for unjust enrichment, quantum meruit, and breach of contract. On appeal, Certified argued that the district court failed to determine whether a contract for the design-only work existed but conceded that the parties never reached agreement on the full design and installation contract. Certified also asserted that the district court erred in concluding that Precision was neither unjustly enriched nor liable to Certified in quantum meruit because Precision did not benefit from the work performed. On cross-appeal, Precision argued that the district court abused its discretion in denying Precision’s motion for attorney fees. Because the Supreme Court agreed with the district court that Certified did not provide sufficient evidence to establish either an implied-in-fact contract or unjust enrichment, the Court affirmed. Additionally, the Court affirmed on cross-appeal the district court’s order denying attorney fees. View "Certified Fire Prot. v. Precision Constr." on Justia Law

In consolidated appeals, the Supreme Court addressed whether a claim for fraud in the inducement was available when the basis for the claim contradicts the very language of the contract at issue in the parties’ dispute. Upon review of the facts of this case, the Court concluded that when a fraudulent inducement claim contradicts the express terms of the parties’ integrated contract, it fails as a matter of law. Additionally, the Court addressed the propriety of the damages awarded by the jury under a separate claim for breach of contract. The Court affirmed the compensatory damages award in this case, but reversed the punitive damages award, as the Court reversed the finding of fraud on which the punitive damages were based. View "Road & Highway Builders v. N. Nev. Rebar" on Justia Law

Walsh is a nationwide builder; superintendents have discretion over hiring and pay of hourly workers. Walsh has rules against racial discrimination but superintendents are generally in charge. Plaintiffs worked for Walsh in 2002 and earlier and claimed that superintendents practiced, or tolerated, racial discrimination. Plaintiffs submitted a statistics indicating that black workers were less likely to work overtime; contended that some superintendents used words such as “nigger” or failed to prevent journeymen from doing so; and claimed that derogatory graffiti appeared in toilets or break sheds. Walsh claims that these were the work of subcontractors’ employees and that sites had different superintendents whose practices differed. The district court certified hostile work environment and overtime classes for the 262 Walsh sites in the Chicago area. The Seventh Circuit reversed. The 12 named plaintiffs cannot represent either class, since none worked for Walsh after 2002, but the classes extend into the indefinite future. The overtime class defined members as persons who did not earn more “because of their race.” Using a future decision on the merits to specify the scope of the class makes it impossible to determine who is in the class until the case ends. Plaintiffs may choose to propose site- or superintendent-specific classes. View "Bolden v. Walsh Constr. Co." on Justia Law

In 2004-2005, Costa & Son Construction performed site work for the general contractor (Braitt) on such a project in Bridgewater. After Braitt terminated the relationship Costa sued, alleging breach of contract and violations of G.L. c. 93A. Costa sought to recover damages under a payment bond obtained by Brait from Arch Insurance, G.L. c. 149, 29. Brait asserted similar counterclaims against Costa. Arch argued that Costa had relinquished any right to claim against the bond pursuant to a provision of his subcontract with Brait. The trial court granted Brait and Arch directed verdict with respect to claims under the bond. A jury returned a verdict for Costa, against Brait. The Massachusetts Supreme Court vacated the directed verdict. A subcontractor on a public construction project for which a payment bond has been obtained by the general contractor pursuant to G.L. c. 149, 29, may not by private agreement forgo its right to pursue payment under the bond. The court also vacated the portion of the amended judgment granting consequential damages to Costa; consequential damages were precluded by the contract. View "Costa v. Brait Builders Corp." on Justia Law

Contractor contracted to build a restaurant in Minnesota, promising to pay each subcontractor, upon receipt of payment from the owner, the amount to which the subcontractor was entitled. Appellant became the subcontractor for carpentry and drywall work. Upon completing its work, Appellant was not paid the full amount owed. After Contractor settled a dispute with the restaurant, it offered Appellant a smaller sum, claiming it was Appellant's pro rata share of the settlement proceeds. Appellant rejected the offer and sued Contractor and its Owner in state court. Owner and his wife subsequently filed a petition for Chapter 7 bankruptcy relief, with the debt to Appellant unsatisfied. Appellant commenced this adversary proceeding to have the debt declared nondischargeable. The bankruptcy appellate panel (BAP) determined that neither 11 U.S.C. 523(a)(4) nor 11 U.S.C. 523(a)(6) barred discharge of the debt. The Eighth Circuit Court of Appeals affirmed, holding (1) Owner was not a section 523(a)(4) fiduciary by reason of a Minnesota statute or Owner's Minnesota common law duties, nor did Contractor's use of its own property amount to embezzlement; and (2) the BAP did not err in finding no malicious injury, which resolved the section 523(a)(6) issue. View "Reshetar Sys., Inc. v. Thompson" on Justia Law