The New Joint Employer Rule is Vacated
Articles on Construction Litigation & Dispute Resolution by Division 1 of the ABA Forum on Construction Law
The New Joint Employer Rule is Vacated
A similar Spring is also coming
in the Forum. The upcoming Annual Meeting marks the changing of the guard for
the Forum Chair. John Cook will mark the end of his term and Keith Bergeron
will be sworn in and take the reins. Starting in the Fall, Keith’s meetings will
focus on the trilogy that exists in construction projects: the designer, the contractor and the owner. The
Fall meeting also marks the beginning of Division 1’s three-part Practicum
series on discovery in construction cases. The Fall meeting will take place on
October 23-25, 2024 in Pittsburgh and focus on the designer’s role in
construction projects. Division 1 will start the Practicum discovery series
with a deep dive into document discovery and best practices on managing the
voluminous documents involved in most construction cases.
Later this month, I will host the first of what I hope will be a regular schedule of “Get to Know D1” calls. The purpose of these calls is to give those who are new to Division 1, or those who want to get more acquainted with D1, a tutorial on all the activities happening within D1 and more information to help them build relationships and get involved.
The first “Get to Know D1” call will be on Thursday, March 28 at 1:00 om EST via Zoom. The access credentials for this call are below:
https://phelps.zoom.us/j/3094394839?pwd=dXlfqOQvZgsrmbEwdijtUwwuQ1ECdh.1&omn=83350878778
Meeting ID: 309 439 4839
Password: Forum
Finally, in addition to our programming at the national meetings, be sure to check out the fantastic material regularly posted to the Dispute Resolver Blog and our upcoming Toolbox Talks:
This post takes a look at the enforceability of contract provisions providing for liquidated delay damages after substantial completion. Typically, the assessment of liquidated delay damages ends at substantial completion of a project. However, various standard form contracts, including some of the ConsensusDocs and EJCDC contracts, contain elections allowing for the parties to agree on the use of liquidated damages for failing to achieve substantial completion, final completion, or project milestones. The standard language in the AIA A201 leaves it up to the parties to define the circumstances under which liquidated damages will be awarded.
Courts are split on the enforceability of provisions that seek to assess liquidated damages beyond substantial completions. Courts in some jurisdictions will not impose liquidated damages after the date of substantial completion on the ground that liquidated damages would otherwise become a penalty if assessed after the owner has put the project to its intended use. Perini Corp. v. Greate Bay Hotel & Casino, Inc., 129 N.J. 479, 610 A.2d 364 (1992). When the terms are clear, other jurisdictions will enforce contract terms providing for liquidated damages until final completion, even if the owner has taken beneficial use of the facility. Carrothers Const. Co. v. City of S. Hutchinson, 288 Kan. 743, 207 P.3d 231 (2009).
In Power Constructors, Inc. v. City of Ketchikan, 923 F.2d 863 (9th Cir. 1991), a public owner sought to recover liquidated delay damages beyond substantial completion pursuant to a contract provision that provided for liquidated damages for “each and every day that the work and any specified portions thereof are not completed . . .” The district court held that the entire provision was an invalid penalty because it applied after substantial completion to minor and inconsequential breaches.
The Ninth Circuit reversed the district court and held that under Alaska law, the court should have upheld that portion of the liquidated damages provision that was not a penalty and that the public owner was entitled to recover liquidated damages until substantial completion.
However, other courts have allowed liquidated damages beyond substantial completion where the contract specifically provides for such. In Reliance Ins. Co. v. Utah Dept. of Transp., 858 P.2d 1363 (Utah 1993), the Utah Supreme Court upheld a provision in a state highway contract that provided for liquidated damages of $600 per day when “any work shall remain” on the project.
The Reliance Ins. court rejected the surety’s argument that liquidated damages should end at substantial completion. The court noted that the contract between the parties does not provide for liquidated damages to end at substantial completion, but rather, final completion as determined by the UDOT engineer. The court went on to hold that the provision was unambiguous and that the parties could have used substantial completion as the date for ending the assessment of liquidated damages if they so intended. The Reliance Ins. court noted, however that there could be a case when the work remaining on the project was so trivial that assessing the entire liquidated damages amount could result in gross unfairness – but that was not so in the case before the court.
Similarly, in Ledbetter Bros. v. N. Carolina Dep't of Transp., 68 N.C. App. 97, 314 S.E.2d 761 (1984), the Court of Appeals of North Carolina enforced a provision in a public highway contract which assessed liquidated damages until final completion of the work.
The liquidated damages provision was contained in the standard specifications issued by the state highway commission and incorporated in the contract by reference. The provision provided in pertinent part: “a sum of money in the amount stipulated in the contract will be charged against the Contractor for each calendar day that the work remains uncompleted after the expiration of the completion date . . .”
The court noted that liquidated damages provisions have long been held to be valid and an appropriate means of inducing timely performance. “It would frustrate this policy, and increase the likelihood of inconvenience and danger to the public to allow disputes over substantial performance to affect such provisions.”
California courts have also upheld contract provisions providing for liquidated damages on a school construction project until “final completion” rather than “substantial completion.” Rejecting the contractor’s argument that liquidated damages could not be awarded after substantial completion, the court noted that because the parties had contracted for a complete building, not a substantially complete one, liquidated damages until final completion were appropriate. Vrgora v. Los Angeles Unified Sch. Dist., 152 Cal. App. 3d 1178, 1187 (Ct. App. 1984).
Based on the case law, it appears that many jurisdictions will enforce contract provisions providing for liquidated damages beyond substantial completion. Provisions as such should be unambiguous in their terms and – even considering that some jurisdictions will not evaluate the gravity of the liquidated penalty versus actual delay damages – in most instances liquidated damages should be predicated upon a reasonable estimate of the damages to the owner from the failure to achieve final completion.
Author and Editor Stu Richeson is an attorney in the litigation section of Phelps' New Orleans office, primarily focusing on commercial litigation with an emphasis on construction matters, intellectual property issues and insurance.
In the February 29, 2024 edition of Division 1’s Toolbox Talk Series, Chad Garcia provided information on the role of a CPA in construction litigation. Garcia discussed the various type of claims and situations in which Certified Public Accountants (“CPAs”) can provide value to parties involved in construction disputes, as well as other contexts in which CPAs are often used on construction projects.
In
Garcia’s experience, CPAs frequently work to quantify damages on errors and
omissions claims, construction defect claims, and delay claims. CPAs also perform analysis relating to cost
overrun disputes, change order disputes, claims for lost profits, and claims
involving liens. While the precise
analysis differs in each of the above contexts, CPAs generally analyze
financial records and other relevant project documents (such as change orders,
contracts, etc.) to make sure all amounts claimed are reasonable and
accurate.
As
one example, in JH Kelly, LLC v. AECOM Technical Services, Inc., 605 F. Supp.
3d 1295 (N.D. Cal., June 2, 2022), a CPA (who is also a Certified Management
Accountant and Certified in Financial Forensics) offered expert testimony to calculate
the Subcontract balance, to determine where cost overruns occurred, and to
compare design cost overruns to construction cost overruns. In response to a Daubert challenge regarding
the analysis of cost overruns, the court ruled that the expert’s opinion “is
sufficiently based on his analysis of the billings at issue and his experience
in accounting, auditing, and analyzing costs related to construction projects to
be admissible under Rule 702.”
Depending
on the dispute and the available records, a CPA’s methodology will vary. Garcia detailed how they may look at invoices,
payments, and purchase orders to build a damage valuation based on actual
costs. Other options include total cost,
modified total costs, and measured mile approaches. Those methodologies were discussed in greater
depth in the October
26, 2023 Toolbox Talk.
Other
areas that Garcia covered include the potential, at least in smaller claims, to
engage a CPA to prove costs and rely on project personnel for testimony to
support the root causes, and various non-dispute contexts in which a CPA can
support a construction project. Those
include (1) accounting and finance process improvements based on an
evaluation of a company’s internal controls; (2) tax planning and compliance;
and (3) advice for tracking ongoing claims by using a separate cost code or
separate account in the job costing system to isolate costs related to the
damage event or delay.
Thank you to Garcia for detailing the various ways a CPA can add value to a construction claim or dispute.
Author Douglas J. Mackin is a construction attorney with Cozen O’Connor in Boston, Massachusetts. Douglas counsels owners, developers, contractors, and subcontractors in all phases of a construction project, from contract negotiation through to completion, including disputes, litigation and arbitration. Douglas can be contacted at dmackin@cozen.com.