Tuesday, April 25, 2023

Recent Opinions Clarify Enforceability of Pay-if-Paid Provisions in Construction Contracts

Several recent opinions and legislative actions have brought the controversial nature of pay-if-paid provisions into focus in early 2023. Pay-if-paid provisions are contractual mechanisms designed to shift the risk of non-payment from General Contractors to lower-tier subcontractors. In other words, pay-if-paid provisions generally do not require payment to downstream subs until after the GC or Prime are themselves paid in-full by the owner. Recent developments reflect the differing approaches taken by courts when addressing pay-if-paid provisions, ranging broadly from prohibition to full enforceability. Other jurisdictions fall somewhere in the middle, viewing such provisions with varying amounts of skepticism on the grounds heir impact on smaller downstream subs is disproportionate and unfair.

Pay-if-paid provisions are often contrasted against “pay-when-paid” provisions. Pay-when-paid provisions may require payment within a specified duration but remove the upstream contractor’s payment in-full as a condition precedent. The brief discussion below will not explore pay-when-paid, no damage for delay provisions, or statutory prompt payment acts. Instead, this article serves as a primer on recent legal developments related to pay-if-paid provisions exclusively.

New York Appellate Court Enforces Pay-if-Paid Provision

In Entech Engineering, P.C. v. Dewberry Engineers, Inc., 204 A.D.3d 467, 167 N.Y.S.3d 55 (1st Dep’t 2022), the New York Supreme Appellate Court recently upheld enforcement of a pay-if-paid provision. In Entech, a subcontract contained a pay-if-paid clause requiring New York City’s payment to the engineer as a condition precedent for the engineer’s payment to the lower-tier sub. After the sub was terminated it brought a suit seeking to recover unpaid invoices and arguing the pay-if-paid provision violated public policy.

The lower court dismissed the action and the sub appealed. The appellate court stated the general rule in New York that if a sub has a right to file a lien, then the pay-if-paid clause is void and unenforceable. The court rejected the sub’s argument that it nevertheless had mechanics’ lien rights related after it performed home inspections. The Appellate Division affirmed the lower court’s decision to enforce the pay-if-paid provision.

New Virginia Law Bans Pay-if-Paid Provisions

Less than two weeks after the New York appellate court’s opinion in Entech, the Virginia General Assembly passed legislation aimed at prohibiting pay-if-paid clauses in public and private construction contracts. The new law generally requires any construction contract between a GC and a sub to include a statutory payment provision. The substance of the provision is to require payment by higher-tier contractors to lower-tier contractors within the earlier of (i) 45 days after the subcontract work is satisfactorily completed, or (ii) seven days after the higher tier contractor’s receipt of payment for the subcontract work from the owner.

The new law amends the Virginia Prompt Payment Act and elements of the Virginia wage theft statute. The Virginia Senate enacted the bill on April 27, 2022 and the new law went into effect on January 1, 2023. Notably, the new law does not seem to impact a higher-tier contractor or owner’s ability to withhold payment due to nonconforming work or a failure to adhere to other contractual terms.

There are some initial questions regarding the specific notice of withholding requirements under the new law. The law also contains penalties of 1% per month on unpaid amounts but includes a limited safe harbor for contractors who specify a lower interest rate in their subcontracts.

New Jersey Appellate Court Recognizes Pay-if-Paid Provisions

New Jersey’s Appellate court recently recognized the enforceability of pay-if-paid provisions in JPC Merger Sub LLC v. Tricon Enter., Inc., 474 N.J. Super. 145 (App. Div. 2022) (better known as Jersey Precast). Jersey Precast appears to be the first written opinion formally recognizing the enforceability of pay-if-paid provisions in New Jersey.

The following language appeared in the GC’s standard terms and conditions.

Vendor understands and agrees that [GC’s] obligation to make any payment to Vendor is subject to, and shall not exist unless and until, [GC’s] receipt of payment on account of Vendor’s [w]ork from the Owner . . . , the occurrence and satisfaction of which shall be a condition precedent to [GC’s] duty to remit payment (emphasis added).

The GC refused to accept shipment of steel beams from the plaintiff-vendor after it became impossible for the sub to fulfill of its contractual obligations. The GC invoiced the owner (here, Union County, New Jersey) for the unused beams. The owner refused to pay or accept delivery.

The court’s analysis turned on whether the provision was clear and unambiguous. The court reasoned that in the absence of fraud or duress, sophisticated parties are free to bargain for the terms of their contracts.

After Jersey Precast, pay-if-paid clauses appear valid and enforceable in New Jersey provided they contain “clear and unequivocal language that unambiguously sets forth the parties’ intention and agreement that owner payment is a condition precedent to the general contractor’s obligation to pay the subcontractor . . . .” (Jersey Precast, 474 N.J. Super at 163.)

Florida Allows Clear Pay-if-Paid Provisions

Florida takes an approach generally similar as New Jersey in Jersey Precast: a pay-if-paid provision is enforceable if it is clear and unambiguous. In 1978 the Supreme Court of Florida further held in Aetna Casualty & Surety Co. v. Warren Bros. Co., 355 So.2d 785 (Fla. 1978) that if any pay-if paid provision is unclear, the payor must make payment in a reasonable time. Adding express “condition precedent” language may be a logical starting point when drafting to ensure enforceability in these jurisdictions.

California and Other Jurisdictions Frown upon Pay-if-Paid Provisions

On the other end of the country and the spectrum, pay-if-paid clauses have been unenforceable in California for several years. In its benchmark Wm. R. Clarke Corporation V. Safeco Insurance Company of America decision, the California Supreme Court ruled that pay-if-paid provisions violate public policy and are void and unenforceable.

Other states prohibiting pay-if-paid provisions in whole or in part include; Delaware, Massachusetts (prohibited on large private projects), Montana, Nevada, North Carolina, and South Carolina.

A number of other jurisdictions have yet to rule directly on the question, including; Hawaii, Maine, North Dakota, Rhode Island, and South Dakota.[1]

Conclusion

The enforceability of pay-if-paid provisions varies significantly by jurisdiction. Moreover, recent developments and new case law have led to important changes and clarifications. Many of these changes occurred over the last few months alone. Clients may be encouraged to remain cognizant of these and other developments when drafting and signing future construction contracts. 


Author Patrick McKnight is an attorney in the Litigation Department of Fox Rothschild LLP. He can be reached at pmcknight@foxrothschild.com. He is a member of Fox Rothschild’s Construction Law Group.


[1] This list is the product of the author’s research. Other commentators have compiled slightly different lists. A full 50-state breakdown is fairly debatable and subject to various limitations. 


Tuesday, April 18, 2023

TOP TAKE-AWAY SERIES: The 2023 Annual Meeting in Vancouver

"Slow," the stainless steel pandas
in front the JW Marriott

Program coordinators Katie Kohm and Peter Marino put together an amazing annual meeting last week in Vancouver. While its impossible to retread all of the ground we covered in discussing the "future of construction law," here are my top 10 take-aways:

10. Public-private partnerships may finally be taking off in the United States. P3s were slow to be pursued within the United States. According to panelists Peter Hahn, John Heuer, Sean Morley, and Lee Weintraub, this was chiefly because of the reticence of public bodies to deviate from the standard vendor model. Looking at the recent trends, it seems as though the United States--the "sleeping giant of public-private partnerships"--may finally be waking up. In 2022, a total of 29 public-private partnership projects were signed or reached financial close within the United States, representing an increase of 16% from the prior year. Thirty-eight states also now have some form of P3 enabling legislation. While we still lag behind our Canadian cousins, the future of P3s in this country is looking a little brighter.

9. The value proposition for the architecture profession is broken. Architects Lakisha Ann Woods (the CEO of AIA) and Phillip Bernstein (Associate Dean & Professor Adjunct Yale University) shared their thoughts with moderator Kelly Bundy on the challenges facing the architecture profession. The biggest issue they noted was the need to recruit qualified (and diverse) candidates into the profession. Unfortunately, this is difficult to do given the long career track (on average, it becomes 13.1 years to become a licensed architect) and the low salaries paid compared to other professions. Phillip shared that the high average starting salary for architecture grads from Yale (one of the leading programs in the country) is just $76,000. If we want to recruit the best and most innovative candidates into the field, the value proposition needs to change.

8. By striving to be "super advocates" lawyers may be doing their clients a disservice. In trying to push all of the costs and risk on other parties during contract negotiations, attorneys are often succeeding only in setting their clients' projects for failure. According to Lakisha Ann Woods and Phillip Bernstein, more emphasis needs to be placed on encouraging attorneys to work collaboratively with each other in the drafting process to optimize project outcomes. Dealing reasonably with the other side during the drafting phase may be the best way to get the best project for the client.

Deborah Ballati, Ty Laurie, and Steve Nelson

7. How to make the most of the joint session at your next mediation session. When asked to address emerging trends for ADR, Ty Laurie, Deborah Ballati, and Steve Nelson seemed to lament the fact that attorneys don't seem to prepare as well for mediations like they did 20 years ago. Too many attorney expect the mediators to do all of the work. But if they want to improve the chances of getting a deal done, attorneys need to arm the mediator with proper ammunition in the form of their best arguments. While joint sessions have become less common, that is oftentimes an attorney's only opportunity to make sure their arguments are being conveyed correctly to the principal on the other side. Good advocates will use the joint session, not as a dry-run of their closing argument, but to frankly address the hurdles to settlement and why their version of the facts on those issues are likely to carry the day.

6. More forethought is needed in drafting termination provisions. In a joint lunch presentation, several luminaries of Divisions 1 and 8 discussed "termination for default" provisions as being chief among those contract provisions likely to lead to dispute. Difficult to prove and fraught with fact questions, termination disputes are rarely in anyone's best interest. That said, the big take-away from this lunch program was that attorneys could avoid a lot of the doubt and uncertainty inherent with invoking this right if they more clearly outlined in the contract what specific events or missed milestones will be considered substantial enough defaults so as to warranty termination. On a related note, it was also observed that attorneys should take care in how they draft termination for convenience clauses to ensure they are balanced. If the cost of invoking a termination for convenience is too steep, it may have the undesired effect of precipitating more terminations for default.

5. Attorneys need not be at the mercy of their client's unethical conduct. Although it's not every day that we find our client representatives implicated in unethical--or even criminal--activity, if and when attorneys do find themselves in this situation, it is critical to understand the rules that govern an attorney's duties to both maintain client confidences and not perpetuate third-party unethical or criminal conduct. Liz Kraengel and Kate Hamann delivered an engaging program on how to navigate these difficult waters and get out with your dignity (and bar license) intact.

Sharon Prince at the Diversity Breakfast

4. The construction industry's drive to lower costs perpetuates modern slavery. Much of the materials used on construction projects are procured from developing countries with the use of modern day slavery and child labor to keep costs low. Few companies engage in the work of trying to trace their building materials to ensure they were ethically sourced. The building materials most at risk of embedded slavery include brick, copper, glass, timber, and steel. The production of bricks, for example, is highly fragmented and notorious for employing some of the worst forms of child labor. In Nepal alone, between 30,000 and 60,000 children--some as young as five--work in the country's brick kilns. Sharon Prince, CEO and Founder of the Grace Farms Foundation and the meeting's keynote speaker, asks that participants in the construction sector commit to ethical sourcing policies for their projects. Enacting change is a moral imperative but must start with an appreciation that the lowest price for a commodity is not always synonymous with the fair market price. Anyone looking to be a part of positive change can download Grace Farm's Design for Freedom Toolkit here.

3. Building construction contributes more to carbon emission than any other industry. Building construction and operation presently constitutes nearly half of the COemissions worldwide. A major focus on the future of construction will be exploring ways we can bring that percentage down. After attending the workshop led by Theodore Senet and Jason Santeford, change seems not only possible but remarkably within reach. Some of the easier ways to reduce the carbon embodied in construction materials include sourcing commodities locally, manufacturing steel by electric arc furnaces (in lieu of coal-fired furnaces) and replacing a fraction of the cement content used to mix concrete with fly ash. Jason and Theodore also extolled the virtues of mass timber, which (despite being a renewable resource) can be pre-fabricated offsite, reducing construction times by 30% in some cases. Because of the aesthetic appeal of mass timber projects, the use of other materials (such as ceiling tiles and drywall) is unnecessary, further reducing the carbon footprint. While height restrictions for mass timber are greater than for concrete/steel construction, the code restrictions are liberalizing as the technology improves. California now enables mass timber structures of up to 18 stories. And, in 2022, a 25-story mass-timber/concrete-hybrid building was completed in Milwaukee, officially becoming the world's tallest timber structure.

2Making meaningful strides in sustainable design will necessitate a big commitment from developers and builders. Jason Santeford spoke of how his company--Gensler, the largest design firm in the world--is doing what it can to accelerate sustainable building. Gensler has pledged that, in 2030, its entire portfolio will be carbon neutral. It was motivating to hear how at least one company is striving to not only be the best design firm in the world but the best design firm for the world. This type of commitment towards progress at the potential sake of profit is commendable and worthy of imitation.

The D1/D8 Dinner at the Blue Water Café

1. Vancouver is one of the most progressive cities in the worldVancouver is a stunning, multi-cultural icon that has dedicated itself to becoming one of the greenest cities in the world. There could not have been a more apt location for a meeting focused on the future of our built environment. The best part of exploring this beautiful city was sampling the diverse restaurant scene with construction lawyers and consultants from around the country. The 6-course kaiseki dinner at Miku on the Vancouver waterfront was a highlight. Another stand-out was the D1/D8 dinner at the Blue Water Café... Many thanks to Janie Winning and Amy Phillips for planning and to our generous sponsors at ESi (Bill Broz); HKA (Tracy Doyle); Peritia Partners (Tamara Savinas); and Socotec (Sylvia Zurita). If you were not lucky enough to be amongst the 80 people to score a seat, don't worry, as there is always DC... see you in the fall!


Author Marissa L. Downs is a construction attorney in Chicago, Illinois where she has been practicing law since 2009. Marissa is a partner at Laurie & Brennan, LLP and represents owners, general contractors, and subcontractors in all phases of project procurement, claim administration, litigation, and arbitration/trial. Marissa can be contacted at mdowns@lauriebrennan.com.

Tuesday, April 11, 2023

Consultant Corner: A Practical Approach to Claim Avoidance

The 2022 Global Construction Disputes Report published by Arcadis shows that construction claim disputes are increasing in length, with the global average dispute duration increasing from 13.4 to 15.4 months between 2020 and 2021. Prolonging disputes can negatively impact project timelines, budgets, and stakeholder relationships. According to the report, poorly drafted, incomplete, and unsubstantiated claims were the leading causes of disputes, highlighting the need for practical strategies to mitigate such risks. This post will discuss the various stages of the change order process and the best practices to implement during each stage.

Step 1: Change Identification – Identify potential changes to the contract. Types of changes may include:

  1. Design Changes: Modifications or revisions to the original design.
  2. Changes to the Contractors' Means and Methods/ Work Sequencing: Unforeseen circumstances or issues resulting in changes to construction techniques, materials, equipment, or sequence of work.
  3. Delays to Owner's Scope of Work: Delays to the owner's work, resulting in delays to the completion of the contractor's work.
  4. Differing Site Conditions: Unforeseen conditions may necessitate changes to the original scope of work.
  5. Scope Change: Any modifications made to the original project scope.
  6. Delayed, Denied, or Restricted Jobsite Access: Limited or difficult unanticipated access to the job site.
  7. Owner-requested Acceleration or Deceleration: Owner's direction for the contractor to either accelerate or decelerate the work.
  8. Force Majeure: Unforeseeable and uncontrollable events, such as natural disasters or labor strikes.

Best Practice: Identify the change events as soon as they occur, or the contractor becomes aware of them.

Step 2: Submission of Change Order Request – The next step involves providing timely written notice of the proposed change. The contractor must provide a detailed explanation of the requested change, including the reasons for the change, the impact on the project schedule and budget, and any other relevant information.

The contractor must establish their entitlement to the change based on the contract terms. To prevent owner confusion and ensure timely approval of the change order, demonstrating clear entitlement and support for the causal event is crucial during this step.

It is important to document the impacts of the changes as they occur, which may include taking photos with a date and time stamp. Any photos should be well-organized, along with any other impact documents, to ensure that they are easily accessible and can be used as necessary. In addition, the purpose of each photo should be clearly documented. The following examples show clear change documentation using drawings, photos, and explanations:

Figure 1: Photo showing drawing, job site picture, and a narrative

Figure 2: Documentation showing drawings and photos from two different dates to identify a flooding event

Figure 3: Documentation showing drawings, actual pictures, and a narrative

Best Practices:

a. Provide timely notification of the proposed change per the contract.

b. Demonstrate clear entitlement and the occurrence of the causal event.

c. Maintain regular communication with the owner to address concerns.

d. Provide effective documentation that includes drawings, photos, and explanations.

Step 3: Owner Evaluates Entitlement – The next step involves the owner’s evaluation of the contractor’s entitlement to the change. The owner will identify the type of change order request (e.g., Added work, weather delays, differing site conditions, etc.) and review the request to ensure the contractor has provided sufficient evidence of entitlement, as per the contract. The owner’s decision to approve or reject the change order request may significantly impact the project and may require further negotiations or revisions to the project scope or budget.

Best Practice: Once the owner has been notified of a change order, they should promptly explore ways to minimize or eliminate any schedule or cost modifications.

Step 4: Contractor Prepares Proposed Change Order (PCO) – The next step involves the contractor’s preparation of a PCO. The PCO is a formal document that outlines the scope of work, costs associated with the change, and any other relevant information. In addition, the PCO should include a detailed description of the change, including references to the relevant drawings and specifications, and a delay analysis and/or a time-impact analysis, which provide an assessment of the change’s impact on the project schedule.

The PCO should include a price estimate for the change, including field overhead costs, additional material and labor costs, home office overhead costs, and profits, along with appropriate backup documentation. The contractor should refer to drawings, pictures, and any analyses performed to ensure the PCO is accurate and complete. In addition, the contractor should meet with the owner to provide any necessary clarifications.

Accurate schedule analysis is crucial during the change order process to ensure that all impacts of the change are accounted for and properly compensated. The analysis should identify the primary delay and its impact on the longest path of the schedule. The contractor should also take responsibility for any delays caused by the contractor or its subcontractors. Concurrent delays, where multiple delays occur at the same time, should also be considered and accounted for. Additionally, weather events that may be non-compensable should be taken into account. It is important to ensure that all delays and impacts are properly documented and analyzed to avoid disputes in the future. By taking the time to do a thorough analysis and accurately identify all impacts of the change, contractors can increase the chances of getting the change order approved and avoid potential disputes with the owner.

Best Practice: Provide a clear, detailed, and supported change order that the owner can easily understand.

Step 5: Owner Reviews PCO – The next step involves the owner’s review of the contractor’s PCO. The owner must evaluate the PCO to ensure that it meets the necessary requirements and that the costs and time impacts are reasonable and justified. Based on this review, the owner may approve the proposed change order if it meets the project objectives and contractual requirements. However, if there are any concerns or questions regarding the proposed change, the owner may request further discussion or negotiation with the contractor to resolve any outstanding issues.

Best Practice: – Try to resolve change orders promptly and avoid leaving them until the end of the project with a “wait and see” approach.

Step 6: Finalization and Execution of Change Order – The final step involves the finalization and execution of the change order. If the owner and contractor agree on the proposed change order, both parties sign and execute it. If the parties cannot agree on the proposed change, the owner may choose to cancel the changed work. This step of the change order process ensures that necessary adjustments to the project schedule, scope, and budget are properly documented and executed.

Best Practice: If all the parties agree with the change order, execute the change order before more changes occur. 

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Author Avi Sharma (Associate Director, Delta Consulting Group) is an award-winning construction claims professional with over a decade of global construction experience in commercial construction, high-rise buildings, heavy civil, power, and water & wastewater infrastructure projects. Avi advises and helps top general contractors, attorneys, owners and subcontractors worldwide on construction operations, claims, scheduling best practices, risk avoidance, and mitigation.

Author John Cleary (Associate Director, Delta Consulting Group), with over 10 years of experience, is an accomplished construction claims and project controls professional with a focus on the execution of large and mega capital projects. John specializes in critical path scheduling analysis and construction claims analysis, and his experience includes analysis of impacts and entitlement of contractor and subcontractor claims in the United States and abroad.

Editor Thanh Do is an Associate in Thornton Tomasetti, Inc.'s Forensics practice group. As a structural engineer, structural failure analyst and investigator, Dr. Thanh Do examines infrastructure inadequacies and determines the root cause of the alleged failures. He specializes in Design-Build project delivery, quantity growth investigation, building collapse investigation, standard of care assessment, construction defects and design errors/omissions evaluation.

Tuesday, April 4, 2023

Avoid Drowning in Data: Keep Afloat with ESI in Construction Litigation

Maybe it is another lawyer on your team, a client, the Court. Maybe it is you. Almost every lawyer has heard (or thought, felt, or anguished over) the following: Wait — What? Discovery is going to cost how much?

The concern is real. Per a 2019 Southern District of New York opinion:

  • The average case can involve collection, review and production of 100 gigabytes of data (or 6.5 million pages of Word documents).
  • At a typical rate of review of 40-60 documents per hour, assuming 100,000 documents are collected, that is about 2,000 hours of attorney review time.
  • Adding in fees for forensic collection, storage, and processing to maintain metadata can result in a bill totaling $500,000.

Brown v. Barnes & Noble, Inc., 474 F. Supp. 3d 637, 645 & n.3 (S.D.N.Y. 2019).

What's counsel to do? The following four points can help counsel streamline and reduce costs in discovery: (1) know your case, (2) know your data — understand it and document collection, (3) cooperate with counsel, and (4) implement a protocol for electronically-stored information ("ESI").

1. Know Your Case:

This may seem elementary or obvious, but it isn’t always so: Know your case to guide discovery. That includes both what you know and don’t know. You know the gripping opening, the devastating cross, the masterful closing that will win your case — those are your guides to discovery. What is the opposing party saying (or not saying) in its complaint or answer, in its affirmative defenses, or in its interrogatory responses? How much is the case “worth” — in damages or importance. Discovery must be [1] relevant to any party’s claim or defense and [2] proportional to the needs of the case. Fed. R. Civ. P. 26(b)(1).

Perhaps paradoxically, knowing your case also means understanding what you don’t know and why you need it. The Rules allow (Fed. R. Civ. P. 26(f)(3)(B)), for a tiered or phased approach to discovery, and the Sedona Principles (routinely cited by courts) recommend it:

The parties may begin discovery without a full appreciation of the factors that bear on proportionality. A party requesting discovery, for example, may have little information about the burden or expense of responding. A party requested to provide discovery may have little information about the importance of the discovery in resolving the issues as understood by the requesting party. Many of these uncertainties should be addressed and reduced in the parties’ Rule 26(f) conference and in scheduling and pretrial conferences with the court.

Fed. R. Civ. P. 26, Advisory Committee Notes on 2015 amendments.

Among the principles of the Sedona Conference, including Principles 3 and 8, the Parties should approach discovery as an iterative process — starting with the Rule 26(f) conference, the parties should start with the most accessible sources of information and then move along to less accessible/other sources as the case develops, if and as those sources become necessary. The Sedona Conference, The Sedona Principles: Best Practices Recommended & Principles for Addressing Electronic Document Production, 19 Sedona Conf. J. 1, 42, 73, 134 (3d ed. 2017) (“Sedona Principles”). Knowing your case — what you know, what you don’t know, and what you need — will guide this process.

2. Know the Universe, but Focus on Your Zip Code

At the start of the case, counsel is faced with a potentially vast universe of data. Sedona Principles, Principle 8, comment 8.a, 19 Sedona Conf. J. at 134–35. Don’t go with your gut-reaction if that is to grab everything! First, know where in the universe your case fits — down to the zip code — to address costs and prevent needless and wasteful discovery efforts and requests. This is part of the Rule 26(f) conference requirement, too — you should consider “the subjects on which discovery may be needed” and “whether discovery should be conducted in phases”. Fed. R. Civ. P. 26(f)(3)(B).

A.  Consider the Potential Sources of Data Important or Relevant to the Claims and Defenses in Your Case.

Construction data sources and locations can be vast and robust. Consider, for example, that a case might involve:
  • E-mail
  • Text/Chat Messages/Apps
  • Project databases
  • Drawings/Shop Drawings
  • Specifications
  • Project Estimating Software
  • Building Information/Models/Analyses
  • Scheduling Software
  • Drone footage/GPS Scanning
  • Labor/Materials Tracking with GPS functionality
  • Testing/Balancing/Adjusting/Commissioning Documents

Yikes. Imagine all the third-party vendors who might be involved in collecting, storing, processing, and using that data.

     B. Understand Your Case and Your Client’s (and Third-Party) Data.

Again — not every case requires counsel to collect all data sources. Take a deep breath.

Consider what data will be important to proving your case. In a more straight-forward non-payment case, you may need just job records, contracts, and pay applications. In a more robust case, such as delay, you may need scheduling files. In a Spearin-type case, the drawings, BIM, labor, and/or Drone/Mapping files may be important.

Also, remember Rule 26(g)! Discovery must be conducted, and requests/objections/productions must be made, with the attorney certifying that, “to the best of the person’s knowledge, information, and belief formed after a reasonable inquiry” the request or objection “(ii) is not interposed for any improper purpose, such as to harass, cause unnecessary delay, or needlessly increase the cost of litigation; and (iii) neither unreasonable nor unduly burdensome or expensive, considering the needs of the case, prior discovery in the case, the amount in controversy, and the importance of the issues at stake in the action.” Fed. R. Civ. P. 26(g)(1)(B)(ii), (iii) (emphasis added).

To fulfill those duties, counsel can employ some (all) of the following strategies:

  • Talk to the people who know the Project — and document your collection of information.
    • At a minimum, this should include the person with primary responsibility for the Project, your client’s IT department (or third-party vendor), and legal.
    • Expand from there — maybe five or six key people who worked on the Project, the scheduling consultant, the accounting department, the HR department.
    • Consider if you have enough information — circle back as the case develops.
  • Consider questionnaires.
    • If it’s a relatively small/uncomplicated case with a smaller data set, you might just talk to 2-3 people and send a confirming email or memo to file about what was discussed, where the information is, what you are collecting, and why.
    • If it’s a larger case with many involved in the Project, consider sending questionnaires to the relevant personnel, particularly if it would be unnecessarily difficult to interview all potential custodians. Questionnaires can include:
      • Who are/were the primary people involved, particularly in the important issues to the case? Is there someone else (person or a department) that should get a questionnaire?
      • What apps, communication tools, databases were used during the Project? Did everyone have access? Can these data sources be captured?
      • What were the key terms you used for issues and people on the Project? Did anyone have a nickname? Were there particular names/phrases used for important issues?
      • With whom in IT, legal, accounting, corporate did you interact?
      • Were there key time periods? Is there a way to limit the data sources to collect?
    • With questionnaires, you can document what has been done and consider other sources for follow up.
      • Review sample sets of e-mails: Are there terms that questionnaires did not capture? Key personnel not mentioned? Events that expand/narrow the potential date range?
  • Involve IT.
    • This may be Jane, the do-it-all data wizard for your trade subcontractor. Or it be Sarah, the head of IT for East Coast Development. Or, it could be Outsource, Inc., the third-party vendor who manages data for your client.
    • Whoever is the key person, counsel should work closely with him/her to consider potential sources and size of data.
    • Data files can be huge and in unique file formats — particularly drawings, drone footage, and scheduling files. IT will give you information on where the information is stored and how big it is.
  • Get real data about the size and cost of processing data.
    • Gone are the days (if they ever existed) in which “unduly burdensome”, without more, is a sufficient objection. For instance, Fed. R. Civ. P. 26(g) and 34 require counsel:
      • To object — based on reasonable inquiry and a good-faith basis — and
      • If objecting, “[S]tate whether any responsive materials are being withheld on the basis of that objection.”
    • To meet these obligations, counsel should determine:
      • How big is data set? 
      • What are the costs of gathering, processing, reviewing, and producing it?
      • What should not be searched/produced?
  • Do not forget proportionality/relevance — construction data can be massive.
    • Just because something was used on the Project does not mean collecting it right away.
    • Consider whether you can agree with opposing counsel (through stipulation, RFA, ESI protocol) to a shared set of drawings, models, schedules, etc. It may just be the case that you meet and confer and create a non-modifiable set of agreed “central” documents that are not likely contested.
    • If you can agree, then you may not have to pay third-party storage or processing fees.

3. Cooperate with Opposing Counsel

Discovery can help resolve a case or be a cash-sucking enterprise. Consistent with your obligations to your client, a mutual agreement to the scope and size of discovery (including a tiered approach) can be massively helpful. It is also part of the Rule 26(f) conference requirements — specifically including Rule 26(f)(3)(C), which requires counsel to discuss “any issues about disclosure, discovery, or preservation of [ESI], including the form or forms in which it should be produced.” Counsel must be prepared and proactive with these issues, armed with facts and a reasonable view of the case.

As stated by Judge Grimm, compliance with the “spirit and purposes” of discovery rules requires cooperation by counsel to both (1) identify and fulfill legitimate needs and (2) avoid seeking the cost and burden of which is disproportionally large to what is at stake in the litigation. "Counsel cannot 'behave responsively' during discovery unless they do both, which requires cooperation rather than contrariety, communication rather than confrontation. Mancia v. Mayflower Textile Servs. Co., 253 F.R.D. 354, 357 (D. Md. 2008).

Courts’ discouragement of counsel who fail in these obligations is palpable in many opinions, including a recent decision in the Southern District of Florida, in which the court denied a motion to compel ESI and directed the parties to confer instead: The Court does not want to see the unnecessary waste of time and money on wasteful, irrelevant or disproportionate discovery. On the other hand, the Court does want to insure that all parties obtain the relevant and proportional discovery each may need in order to effectively prosecute or defend this case.Lan Li v. Walsh, No. 9:16-CV-81871, 2018 U.S. Dist. LEXIS 192754, at *12–13 (S.D. Fla. Nov. 9, 2018).

4. ESI Protocol and Agreement

So what should counsel address in an ESI Protocol/Agreement (whether in the Rule 26(f) Discovery Plan or otherwise)? Consider the following issues, per the wonderful resource provided by the United States District Court for the District of Maryland: Principles for the Discovery of Electronically Stored Information in Civil Cases, available at https://www.mdd.uscourts.gov/sites/mdd/files/ESI-Principles.pdf. Among the topics to address — and proactively resolve — are:

  • Types of Data/Sources/Custodians that will be gathered;
  • Date Range;
  • Tiered/Phased Discovery — grabbing the low-hanging fruit first
  • Searching methodologies for gathered data and production — Technology-Assisted Review (and level of accuracy); Search Terms; Sampling; old-fashioned document review;
  • Preservation of other sources of data that will be kept safe/gathered but not reviewed unless necessary;
  • Who will be each party’s eDiscovery “liaison”, responsible for overseeing the collection, processing, and production of ESI; and
  • Clawback — i.e., claims for the return of privileged or confidential material.

Conclusion

The Boy Scouts’ Motto — “Be Prepared” — serves well in eDiscovery. While eDiscovery is here to stay, counsel has a large role in framing it and keeping down costs. To do so, counsel should (1) know his/her case and the key issues (separate the wheat from the chaff); (2) know what data exists, where it is, and what are the costs of processing it; (3) cooperate with opposing counsel on eDiscovery issues; and (4) work on an ESI Protocol in advance of discovery during the Rule 26(f) conference.

While the above guidance is not a panacea for sticker shock or an obstinate opposing party, it will go a long way in framing your case before the Court and can help "secure the just, speedy, and [hopefully] inexpensive determination of every action and proceeding." Fed. R. Civ. P. 1.

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Author Steve Swart is a construction attorney with Williams Mullen in Tysons, Virginia. Steve counsels owners, developers, contractors, and subcontractors in all phases of a construction project, from contract negotiation through to completion, including disputes, litigation and arbitration. Steve can be contacted at sswart@williamsmullen.com.