Posts Tagged ‘Louisiana’

Federal Jurisdiction On Basis Of Miller Act Requires A Bond

I’ve come across a decision from the United States 5th Circuit Court of Appeal that is interesting for construction lawyers helping clients who work on federal projects. In Richard A. Arena Jr d/b/a Water-Tite Roofing v. Graybar Electric Company, Inc., et al, the 5th Circuit held that a federal court does not have jurisdiction over a construction dispute on a federal project unless a Miller Act Bond was actually present.

As every lawyer knows, a claim cannot be filed in federal court unless the court has jurisdiction over the claim. One type of jurisdiction is “diversity jurisdiction,” and another is “federal question jurisdiction.” Click on the links for these terms for the Wikipedia definition, as I will not be explaining it here Federal Jurisdiction On Basis Of Miller Act Requires A Bond .

In this case, the plaintiff originally asserted jurisdiction in federal court based upon the Miller Act Claim it had made on the federal project. However, the claim was quickly dismissed because there was no bonds on the project, as the project, for one reason or another (probably b/c it was a military project) was exempt from the Miller Act requirements.  Without a bond, the 5th Circuit reasoned, there is no federal question jurisdiction.

To me, what is most interesting about this case is that the court distinguished federal projects when a bond was placed and federal projects when there is no bond. In reading this, realize that I’m not talking about a difference between a timely and complete bond claim and a failure to make a bond claim. Federal question jurisdiction apparently has not relation to the claim actually made, but instead, goes back to whether a bond was posted for the project.

To help explain this, let’s look to the opinion and the argument of the parties.  The plaintiff relied on U.S. for the Use of American Bank v. CIT Construction Inc. of Texas, 944 F.2d 253 (5th Cir. 1991). In this case, the federal court had federal question jurisdiction over the construction dispute even though the plaintiff had failed to timely file its miller act claim enforcement suit, and therefore, lost its claim over the bond.  Despite the plaintiff not having any claim against the bond, the 5th Circuit found jurisdiction because “Congress had supplied [the district court] with ‘express statutory jurisdiction’ over any ‘action on a bond executed under [a] law of the United States.”  The one year statute of limitation for filing the claim was “limitational and not jurisdictional,” and so the federal court had subject matter jurisdiction, and the question became whether the federal court had any supplemental jurisdiction over the remaining claims.

The  5th Circuit, however, refused to connect the circumstances in American Bank with the circumstances in this present case.  The reason why?  Because the project at controversy in this case never had a bond.  No bond = no jursidiction.

Interesting decision, and something for construction lawyers to keep in mind if they have clients with federal projects. While they usually can get federal question jurisdiction on these projects, beware of those rare occasions like this, when perhaps you can’t.

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Miller Act Will Apply To $22M Of Announced Louisiana River and Port Work

Miller Act Will Apply To $22M Of Announced Louisiana River and Port WorkNew Orleans’ City Business Magazine published an AP article on their website announcing that the US Army Corps of Engineers will spend $22 million on Louisiana river and port work. That’s great news for Louisiana contractors and suppliers, and for those landing some of that work, it’s important to recognize that the Federal Miller Act will apply to the projects.

The actual work here is quite some time in the future, but I thought the news article presented a good opportunity to make an example of the type of work that is subjected to the Miller Act.  Generally speaking, the Miller Act applies to federal construction projects.  More specifically, virtually anytime you’re working on a project coordinated or commissioned by the US Army Corps of Engineers, you’re working on a federal project governed by the Miller Act.

We wrote a popular article here on the Construction Lien Blog titled 5 Things To Know About The Miller Act. This article is worth a read if you’re doing any federal work, or need to know more about the Miller Act.  You can also read the full text of the Miller Act on Zlien’s website.

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Scenario: Can Mardi Gras Stand Constructors File A Mechanics Lien?

Scenario: Can Mardi Gras Stand Constructors File A Mechanics Lien?Okay, this is a fun post.

Zlien operates out of New Orleans, LA, and so we’re all very excited about the Mardi Gras season. While Mardi Gras officially started on Kings Day (January 6th – Yes, we had our kings cake), the real active part of Mardi Gras is just now apporaching, with some of the first parade dates nearing.

In the spirit of the season, we’re going to address a scenario where folks may wonder about their mechanics lien rights. While this post talks about a very specific type of work that really only occurs in New Orleans, the lesson applies nationwide.  And that’s a lesson we’ve stated over and over again on this blog:  to qualify for mechanic lien rights, incorporation into the improvement is key.

Mardi Gras stands are simply temporary structures where people can stand or sit to watch parades. Local construction companies contract with the city or private entities to build these stands on public or private property.  I found a photograph online of some Mardi Gars stands at the famous Gallier Hall, which will give you a good idea of what these things look like.

Scenario: Can Mardi Gras Stand Constructors File A Mechanics Lien?

Mardi Gras stands constructed in front of Gallier Hall. This is what these Mardi Gras stands look like all over the city of New Orleans, which are constructed and left complete for approximately 1 month a year across the city.

Companies construct these stands to provide temporary value to the property (property owner’s can charge companies big money to use these stands), and they are a “construction project” … but do they qualify for mechanic lien rights?

In most states, the answer will be a resounding no.

The reason this construction does not qualify for lien rights is that they are not permanently attached to the property, and they do not permanently improve the property. Without permanent attachment, there’s no lien rights. That’s that.

Now here comes the surprise.

While the law is crystal clear in most states that this would not be lienable services, in Louisiana, the law isn’t so clear. In fact, after reviewing the law in light of this question, I’d be willing to state that this work very well may qualify for a mechanic’s lien.

The right to file the mechanic’s lien would arise out of the Louisiana Private Works Act.  When describing who has the right to file a lien, the law provides as follows:

The following persons have a privilege on an immovable to secure the following obligations of the owner arising out of a work on the immovable:

(1) Contractors, for the price of their work.

(2) Laborers or employees of the owner, for the price of work performed at the site of the immovable.

(3) Sellers, for the price of movables sold to the owner that become component parts of the immovable, or are consumed at the site of the immovable, or are consumed in machinery or equipment used at the site of the immovable.

What’s interesting about this is that the requirement for the work to be “consumed” at the site or to become “component parts of the improvement” are limited only to those who sell movables (i.e. material suppliers).  But, what about laborers, contractors and subcontractors?  These folks are entitled to the price of their work without any such qualification.

An additional step is required to see if Mardi Gras stand construction qualifies for a lien, as the Louisiana statute only allows a lien filing if the obligations “arise [sic] out of a work.”  The term “work” is a definable term, defined in the Private Works Act’s §9:4808 as follows:

A work is a single continuous project for the improvement, construction, erection, reconstruction, modification, repair, demolition, or other physical change of an immovable or its component parts.

Whoa!  Look at that.  It’s a pretty broad definition.  It includes any project for the construction, modification, repair…”other physical change” of an immovable or its component parts.

Now, practically speaking, I think a Louisiana judge would look at a mechanic’s lien for Mardi Gras stand construction very strictly, and perhaps interpret the Private Works Statutes in a way that does not classify these stands as a “physical change” to the immovable or component parts.  However, it would make for a very colorful argument, and I’m not convinced the law in Louisiana is clear on either side.

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FAQ: Are We Required To Deliver A Notice Of Intent To Lien Before Filing Our Lien?

Short Answer:  Only in the following states:  Arkansas, Colorado, Connecticut, Louisiana, Missouri, North Dakota, Pennsylvania, Wisconsin, Wyoming.

Long Answer:  It’s extremely common for folks to not quite understand the differences between preliminary notices and notices of intent to lien; and further, to not quite understand when a state requires notices of intent to be sent.

Generally speaking, the states that require a “Notice of Intent to Lien” are in the minority. We wrote a blog post listing out the states that require notices and when these notices must be filed.  While every state is a little different, the “Notice of Intent to Lien” states typically require the lien claimant to notify the property owner 10-30 days before moving forward to file the lien.

However, the majority of states do not have any such requirement, and those unpaid on a construction project can proceed to file their lien without ever sending a “notice of intent” or warning anyone immediately before filing.  You can check out a summary of the 50-State Mechanic Lien Laws at Zlien.com/Lien-Law/ to get details about the requirements in your state.  Also, if you want to order a mechanics lien or notice of intent, you can do so on the LienWizard.

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The Material Supplier’s Guide to Louisiana Mechanic Lien Laws and Notice Requirements

The Material Suppliers Guide to Louisiana Mechanic Lien Laws and Notice Requirements

It’s been a while since I posted about the lien laws in my home state of Louisiana. Plus, I’ve recently been contacted by a number of material suppliers who are either based in Louisiana or who do business in the state, and they are confused about the state’s notice requirements.  There’s good reason for the confusion, as this post will explain.  In short, while Louisiana is typically a non-notice state, there are circumstances when material suppliers must deliver notices to protect their lien rights.

Supplier Notice Requirements On Louisiana Private Projects

The notice required for material suppliers in Louisiana is referred called a “Notice of Non-Payment” (Download PDF Form Free). This notice is unique because it can act like both a preliminary notice and/or a notice of intent to lien.  While there are usually clear differences between preliminary notices and notices of intent to lien, this Louisiana notice tows the line between these two notice types.

Whether this notice must be sent, and when it must be sent, depends on your project.

If you’re working on a residential project in Louisiana, the Notice of NonPayment must be sent to the property owner at least 10 days before filing a mechanic’s lien.

If you’re working on a project where the contract was recorded, the Notice of NonPayment must be sent to the general contractors and the owner within 75 days from the last day of the month in which that material was first delivered.  The trick here is knowing when a contract was recorded, as general contractors and owners are supposed to record their contract on every project, but frequently overlook the requirement. Researching whether this was recorded is work, and so it’s safest, cheapest and easiest to just treat every project as one where the contract has been recorded.

The Notice of NonPayment must be served to the required parties by registered or certified mail, with return receipt requested.  The notice must contain the following information:

  • Name and Address of the Material Supplier
  • General Description of Materials Supplied
  • Description Sufficient to Identify the property against which a lien may be claimed (Legal Description Recommended)
  • Written Statement of the Supplier’s lien rights for the total amount owed, plus interest and recordation fees
  • Identification of total amount owed

Supplier Notice Requirements on Louisiana State Projects

Determining when notice is required for material suppliers is a bit less complex on Louisiana state projects, and that’s because there are no “if’s” to the requirement; material suppliers must always deliver a notice of nonpayment to preserve their lien rights on Louisiana State Projects.

If working on a public / state project in Louisiana, material suppliers must deliver a Notice of NonPayment to the general contractor and the public entity commissioning the work within 75 days from the last day of the month in which the material was first delivered.

Like the Notice of NonPayment for private projects, it must be delivered by registered or certified mail, with return receipt requested, and contain the following information:

  • Name and Address of the Material Supplier
  • General Description of Materials Supplied
  • Description Sufficient to Identify the property against which a lien may be claimed (Legal Description Recommended)
  • Written Statement of the Supplier’s lien rights for the total amount owed, plus interest and recordation fees
  • Identification of total amount owed

Filing Your Lien on Louisiana Private and State Projects

While Material Suppliers have special notice requirements in Louisiana, they file their mechanics lien or state bond claims just like everyone else. Rather than regurgitate Louisiana’s mechanic lien filing requirements, I’ll point you to some great resources previously published on this topic.

Some important things to remember about Louisiana mechanic lien claims are:

  • Get A Legal Description. In Louisiana, it’s critical that you describe the property properly.  While there are some ways to do this without a true legal description, it takes more than a simple municipal address to make this work.  Legal descriptions are the safest bet.
  • Describe Your Work.  Don’t just say you did “work” or “labor” or “supplied materials.”  Dig in and get specific.
  • You must file state liens in Louisiana. In most states, public liens are only sent via certified mail.  They must be filed in Louisiana.
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