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Business Law |  Personal Injury | Other Legal News

Meet Morefield Speicher Bachman, LC’s Newest Paralegal

Morefield Speicher Bachman, LC is pleased to welcome paralegal Aimee Burton to the MSB family.  Aimee received her Associate of Arts degree from Coastal Carolina Community College.   She gained valuable paralegal experience while volunteering for a criminal defense attorney in North Carolina before moving back to Overland Park, Kansas.  She joined Morefield Speicher Bachman, LC in September 2015 and has already proven herself to be a valuable addition to the firm.

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Why Haven’t I Been Paid And What Can I Do About It?

If there is one thing every construction company wants to know it’s this…when am I going to be paid? Many states have enacted what are commonly known as “prompt payment” laws, and Kansas and Missouri have them. In fact, Kansas and Missouri each have two prompt payment laws, one set for public projects (i.e. funded by tax payer dollars) and another set for private projects. Both sets are for commercial construction only; there are no prompt payment laws for non-commercial construction at the present time. In the following article I provide for you the major points to be taken from the Kansas and Missouri Prompt Payment Acts. But before you get too excited about your rights under the Acts you must know Commandment #1: “Thou Shall Know Thy Contract.” What I mean by this is simple. All of the Kansas and Missouri Prompt Payment Acts do not, let me repeat, DO NOT alter the payment terms agreed to between the parties in the contract. All four statutes, say the payment terms “shall be pursuant to the terms of the contract” or something to that effect. So if you have a legally enforceable “pay when” or “pay if” paid clause, then you will have to abide by that term in the contract. Nothing in the Prompt Payment statutes provide any relief from such a clause. “Pay when” and “pay if” clauses are prevalent in almost all commercial construction subcontracts and are not the subject of this newsletter (note to self for future article subject matter). Just remember as you negotiate your contracts that, even though these clauses are not favorably looked upon by the Courts, they are enforceable if properly written. So now you know why Commandment #1 is “Thou Shall Know Thy contract,” because, “The Courts Shall Enforce Thy Contract!” So, what do the Kansas and Missouri prompt payment acts cover? The following are bullet points of the laws: Kansas Fairness in Private Construction Contract Act (KSA §§16-1801 et seq.): Terms of the Act cannot be waived by contract Covers all types of commercial construction Does not cover single family or multi-family residential housing of 4 units or less Payment must be made per contract terms Contract terms cannot waive right to resolve disputes through litigation (but may instead require arbitration) Contract terms cannot waive right to file lien (but may require lien release in consideration for payment) “Pay when” or “Pay if” clauses not allowed as defense of Mechanic Lien claim or Payment Bond claim Owners must pay contractor within 30 days of receipt of proper, undisputed request for payment Owner shall pay 18% per annum interest on the late, undisputed amount Contractor must pay subcontractor within 7 days of receipt of payment from Owner on undisputed amounts Contractor must pay subcontractor 18% interest per annum on late, undisputed amounts Subcontractor must likewise pay sub-subcontractors within 7 days of receipt, subject to 18% interest per annum on late payments of undisputed amounts Retainage shall not exceed 10% Payment of retainage also must be made pursuant to the terms of the contract or within 7 days after receipt, subject to 18% per annum interest If any undisputed payment is not made within 7 business days, contractor or subcontractor, regardless of tier, may suspend performance of the work upon seven additional day’s written notice If work is rightfully suspended as described above, party affected by the suspension is entitled to a time extension and increase in contract sum for reasonable costs of demobilization, delay and remobilization Venue for litigation or arbitration hearings shall be in the county where the project is located In any litigation or arbitration to enforce the payment laws, the court or arbitrator “shall” award costs and reasonable attorney fees to the prevailing party Kansas Fairness in Public Construction Contract Act (KSA §§16-1901 et seq.): Same as Private Construction Act EXCEPT it basically only covers buildings (i.e. not roads, highways or bridges) Owner must pay within 30 days unless there are “extenuating circumstances”, and even then within 45 days (note: “extenuating circumstances is not defined) “substantial completion” is defined (not so in the private act), and Owners must release retainage within 30 days of substantial completion, subject to the 18% per annum interest Early completing subcontractors “may” be paid retainage prior to substantial completion, but it is not mandatory Missouri Private Construction Contracts Prompt Payment: (RSMo § 431.180): Payments must be made in accordance with contract terms In an action to collect payment the Court or Arbitrator may require the award interest at a rate up to 1.5% per month (note…the Court has the discretion whether or not to award this enhanced interest rate) In an action to collect payment the Court or Arbitrator may award reasonable attorney fees to the prevailing party (again note the Court has the discretion whether to award attorney fees) Missouri Public Works Contracts Prompt Payment (RSMo § 34.057): All contracts issued by public body must include the language requiring “prompt payment” Payment must be made to contractor at least monthly by public owner (unless a lump sum contract stipulates a lump sum payment) Payment is to be made to the contractor by the public owner within 30 days of approval Architect/Engineer is the responsible party to approve pay applications each month Retainage is to be no more than five percent unless the architect or engineer determine a higher amount (not to exceed 10%) is required to ensure performance Early release of retainage is allowed but not mandatory Payment of retainage shall be made by public owner to contractor within 30 days of substantial completion subject to completion of all project close out requirements If there is any punchlist work remaining, the public owner shall hold back a sum of 200% of the value of the remaining work to be completed Owner shall pay 1.5% interest per month interest on late payments Contractor retainage held on subcontractors cannot exceed 10% Upon receipt of payment that is applicable to the work performed by

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Digital Assets: Valuable Dead or Alive

Like many soon-to-be or just-turned “40-somethings”, my wife is a child of the ’80s. With that comes a love for all things Bon Jovi. I, myself, was more of a Sugar Hill Gang, Run DMC, Beastie Boys kind of kid. Yet I can’t deny catching myself belting a karaoke version of “Wanted: Dead or Alive” whenever it begins to play at a Royals game (or Chiefs game, or the mall, or the grocery store, or the drive-thru……. Well, you get the picture). So, in homage to my wife and all those like her, here are a few thoughts to consider about “Digital Assets: Valuable Dead or Alive.” This post was inspired by an excellent article I read in the May-June 2015 edition of the Journal of the Missouri Bar, entitled “Counseling Clients for #DigitalDeath” by Jennifer A. Davis. In her article, Jennifer discussed “digital assets” in the context of ever-expanding forms of electronic media, and defined digital assets to include e-mail accounts, social networking accounts, photo and video sharing accounts, online sales accounts, websites, blogs, online financial/banking/investment accounts, credit cards, auto bill-pay agreements, and much more. Her article resonated with me when I started thinking about all the clients we represent in wrongful death claims after the passing of a loved one caused by someone else’s negligence or other wrongful conduct. Families dealing with the recent wrongful death of a spouse or child face many difficulties before even considering how to deal with digital assets, which makes it all the more important for each of us to intentionally take the time to organize our digital assets, including access to those assets (URL, username, password, etc.), in a way that would allow a trusted confidant to access and manage those digital assets if we were to become suddenly unavailable. Here are three of Jennifer’s thoughts that I intend to start sharing with my own family and friends, and every client whom we represent in a claim for the wrongful death of their loved one: 1. Digital assets have sentimental value. Today, photos, videos, letters (e-mails) and even recipes are stored online — replacing the albums, journals, and recipe boxes of the past. Blogs, websites, and social network pages may likely have very personal value to family members. If family members are unable to access these sentimental items, a deceased’s family history, and possibly heirlooms traditionally passed down from generation to generation, could be lost. 2. Digital assets may have financial value. Recent studies have shown that most people value their digital assets at approximately $55,000. There may be intellectual property rights of value. The domain name itself may be valuable, and may be an asset which could be sold for a windfall. Likewise, blogs (although probably not this one) have been sold for significant value. Additionally, a Web page or social media account may produce a revenue stream. There may also be value in items not traditionally thought of as valuable, such as a virtual sword for an online game sold for $16,000, or the parcels of virtual real estate sold in 2010 for $635,000. 3. Digital assets may be valued by measuring the money saved by accessing and controlling financial accounts online. Many people now receive and pay bills electronically, with no written record in existence of the location of the account, the bills due, or how to access either one. The failure to pay these bills online, or the account fees incurred from failing to manage the financial account, can all lead to serious consequences. In addition to thinking through the impact digital assets have on people dealing with the wrongful death of a loved one, I also found my thoughts drifting to the larger ways digital assets impact and contribute to, and sometimes dictate and control, all our daily lives. I also see the impact digital assets, primarily social networking, have in the personal injury and business litigation cases we handle. Right or wrong, the first thing I do at the beginning of any new case is google both my client and the opposing party. I am continuously amazed at what I find, from people claiming severe shoulder injuries posting pictures of pitching at softball games, to businessmen/companies pleading poverty while writing blogs about the new deal they just closed that will secure their company’s financial stability for the next decade. I also see the impact of digital assets in my own personal life. My pastor recently cited statistics showing that, not only in-spite-of but often because-of the explosion of electronic media and social networking, we are living in one of the most isolated and individualistic societies in history. People are more and more eschewing personal human interaction for the “convenience” of clicking a button or tapping a keyboard. Instead of shopping at stores and interacting with the cashier, we add items to our Amazon Prime “shopping bag” and then wait at home for them to magically appear on our doorstep in 3-5 business days. Instead of going to the bank to make a deposit or withdrawal and saying hello to one of the other moms from the little league team who manages that branch, we set up auto-deposit or just drive through an ATM. We sit alone on the couch and tweet about “life,” or post cute videos and pics from other people’s lives and adventures, instead of scheduling a cookout with friends and leaving the phone in the bedroom, or taking our own adventure “to where no cell tower has gone before.” I’m not a culture basher. I not only use, but thoroughly enjoy, digital assets such as social media and the convenience of online shopping and banking. But I also like to look a person in the eye and share a meal, or take a road trip and really hear about how they are doing and who/where they want to be in the future. We were created to live in a community, and are always better together than living as an island. My hope

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Kansas Construction Projects: Liquidated Damages or Unenforceable Penalty?

In a case handed down by the KS Supreme Court a few years ago, the Court effectively ruled that, in Kansas, liquidated damages will be strictly enforced without regard to whether or not they are later found to be excessive in relationship to what the damages for delay actually were.  See, Carrothers Const. Co., L.L.C. v. City of South Hutchinson, 288 Kan. 743 (2009). In Carrothers, the issue for the Court boiled down to whether it was legally correct to look back “retrospectively” at the liquidated damage amount in a construction contract, after the fact and upon conclusion of a project, to determine if the damages were in effect “penalties” rather than damages. Generally, penalties are not allowed in contract law and are unenforceable. In the past there had been differing results in the lower Kansas Appellate Courts where some had allowed a “look back” to determine if the liquidated damages, in hindsight, had a reasonable relationship with the actual damages incurred due to the delays. Other Appellate Courts had not allowed the “look back.” In the Carrothers Construction case the Kansas Supreme Court put these differing lower court holdings to rest stating that no longer would Kansas courts allow a “retrospective analysis” to determine whether the liquidated damages were a penalty, overruling any prior holdings to the contrary by the lower courts. For all future analysis of liquidated damages, only a “prospective analysis” of whether the liquidated damages are reasonable at the beginning of a contract will be allowed. In the Carrothers Construction case, the parties agreed the project was completed late. The issue was whether the liquidated damages were fair. Carrothers argued the City had not been damaged due to the late completion because the City was able to continue to operate in its existing facilities while the new facility was being completed. In other words, Carrothers argued the City really suffered no damages and to assess liquidated damages would, in effect, be a penalty. The Court left no doubt that in Kansas, between consenting, legally sophisticated, otherwise equal parties, liquidated damages will be strictly enforced. No longer would Kansas courts look back, at the conclusions of a construction project, to make a determination whether the damages as actually applied were a penalty. Provided the liquidated damages are a reasonable estimate of what the damages might possibly be, as determined when the parties agree to the liquidated damages in the contract, they will be enforced, period. But a word of parting caution…this is Kansas law only and other states differ. On top of that, the location of a construction project is not necessarily the state law that may apply. Many contracts contain a choice of law clause, which may dictate what state law applies to that specific contract. As usual the best advice is to seek the advice and counsel of a good construction lawyer to review the terms of the contract before the contract is signed, and certainly when faced with being assessed any type of damages, including liquidated damages for delay.

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Kansas Mechanic’s Liens – What’s in a Name?

When it comes to Kansas mechanic’s liens, how important is the name of the contractor on the lien if you’re a subcontractor or material supplier? Two cases in the past several years out of the Kansas Court of Appeals are very clear…the form is every bit as important as the substance. You’ve got to dot your i’s and cross your t’s, literally. The cases concerned K.S.A. 60-1103(1) which states “the lien statement must state the name of the contractor…” The Court left no room for doubt that the name must be more than close. It must be exact. In both cases the subcontractor or supplier almost had the name of the contractor correct on the liens, but not quite. The two cases are Nat’l Restoration Co. v. Merit Gen. Contractors, Inc., 41 Kan. App. 2d 1010 (2009), and Tradesmen Int’l, Inc. v. Wal-Mart Real Estate Bus. Trust, 35 Kan. App. 2d 146 (2006). The National Restoration case involved the construction of an Overland Park Dillon’s grocery store by Merit General Contractors, Inc., the HVAC subcontractor, and the ductwork supplier. After the HVAC subcontractor had been paid, it defaulted on its contract leaving behind unpaid vendors including the ductwork supplier. The supplier filed a mechanic’s lien naming Merit Construction Co., Inc. as the contractor, not Merit General Contractors, Inc. The Court affirmed the lower court’s summary judgment ruling that Merit Construction Co., Inc. is not the same legal entity as Merit General Contractors, Inc. even though both companies shared a common address and officers, and the lien was fatally defective. This was the second time the Kansas Court of Appeals ruled on nearly an identical set of facts. In the earlier Tradesman International case, a concrete subcontractor had also defaulted on its subcontract with Merit General Contractors, Inc. on a Wal-Mart Project leaving behind unpaid vendors in the process. A lower tier supplier to the subcontractor also incorrectly named Merit Construction Co., Inc. in its mechanic’s lien statement. The results were the same as the Court ruled the wrong contractor was named and therefore the lien was fatally defective and unenforceable. There are at least four lessons to be learned from these two cases and others like them, and each is applicable under Kansas, as well as Missouri, mechanic’s lien laws: 1) liens are creatures of statutes and must be perfect to be enforceable; 2) there are many pitfalls in preparing an enforceable lien; 3) if you make a mistake, you lose; and, 4) you should seek the services of an experienced construction lawyer to help you file and foreclose on your mechanic’s lien claims.

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