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Bradley Arant Rose & White BRADLEY ARANT BOULT CUMMINGS LLP Third Quarter 2012 CONSTRUCTION AND PROCUREMENT LAW NEWS Recent federal, state, and local developments of interest, prepared by the firm’s Construction and Procurement Group: James F. Archibald, III Jonathan Cobb Rick Humbracht (n) Steven A. Pozefsky (d.c.) Frederic L. Smith, Jr. David H. Bashford (c) F. Keith Covington Aman Kahlon J. David Pugh H. Harold Stephens (h) Charlie Baxley Joel Eckert (n) Michael W. Knapp (c) Bill Purdy (j) Robert J. Symon (d.c.) Ryan Beaver (c) Eric A. Frechtel (d.c.) Michael S. Koplan (d.c.) Alex Purvis (j) David K. Taylor (n) Aron Beezley (d.c.) Ralph Germany (j) Arlan D. Lewis Jerry Regan (d.c.) C. Samuel Todd Axel Bolvig, III Daniel Golden (d.c.) Tom Lynch (d.c.) Lewis Rhodes (d.c.) Darrell Clay Tucker, II Joel E. Brown John Mark Goodman Luke D. Martin E. Mabry Rogers D. Bryan Thomas Stanley D. Bynum John W. Hargrove David W. Owen Brian Rowlson (c) Paul S. Ware Robert J. Campbell Jonathan B. Head Douglas L. Patin (d.c.) Walter J. Sears III James Warmoth (c) Michael P. Huff (h) Vesco Petrov Eric W. Smith (n) Monica Wilson (c) CBCA Imposes Damages for Prime quirements are common in Federal procurements, and Contractor’s Failure to Self-Perform at Least the agencies administering Federal contracts are in- 50% of Contract Work creasingly insistent on enforcement of the requirement. The stated rationale is to assure the general contractor’s Recently, in what apparently is a case of first “adequate interest and supervision of the work.” impression, the U.S. Civilian Board of Contract Appeals (the Board) in Singleton Enterprises v. Department of The contract, which was a firm fixed price contract Transportation awarded contract damages to the Federal awarded to the prime contractor for a base price of Highway Administration (the Government) for a prime $634,241.40, contained a provision requiring the prime contractor’s failure to self-perform at least 50% of the contractor to self-perform work equivalent to at least contract work. While this decision does not have 50% of the project work. The Board concluded that the precedential effect (which means it is not binding on the prime contractor breached the contract by failing to meet Board in subsequent cases), it is nonetheless noteworthy this self-performance requirement and then turned its because this case likely will be looked to for guidance in attention to the Government’s proposed calculation of future cases involving the imposition of damages for damages, which the Government calculated to be breach of self-performance requirements. These re- $22,538.17. The Government essentially calculated its damages by removing from the prime contract amount Inside: the premium (i.e., the difference between the total price of the subcontractor’s work and the total contract price) Construction Defect Complaint Alleging Negligent that the Government was paying to have the prime Misrepresentation May Trigger Insurance contractor perform the subject work. Coverage .................................................................... 2 Know Your State Law to Better Assess Risk ................ 3 At the outset of its examination of the Government’s proposed damages calculation, the Board stated: If Your Warranty Fails, Will You Be Liable For Consequential Losses? ............................................... 4 The imposition of damages for failure to meet Owner’s Approval of Means and Methods may not the 50% threshold is a matter of first impres- Relieve Contractor of Liability .................................. 5 sion for this Board. No cases that have been brought to our attention are directly on point, Magic Words Make For Bad Law ................................. 6 either as to the propriety of assessing damages Lawyer Activities .......................................................... 7 for this particular breach or how to calculate www.babc.com Birmingham Office Huntsville Office Nashville Office Montgomery Office Washington, D.C. Office Jackson Office Charlotte Office One Federal Place 200 Clinton Ave. West Roundabout Plaza Alabama Center for Commerce 1615 L Street N.W. 188 East Capitol Street Bank of America Corp. Ctr. 1819 5th Avenue North Suite 900 1600 Division Street 401 Adams Avenue, Ste. 780 Suite 1350 One Jackson Place 100 N. Tryon Street Birmingham, AL 35203 Huntsville, AL 35801 Suite 700 Montgomery, AL 36104 Washington, D.C. 20036 Suite 450 Suite 2690 (205) 521-8000 (256) 517-5100 Nashville, TN 37203 (334) 956-7700 (202) 393-7150 Jackson, MS 39215 Charlotte, NC 28202 (615) 252-2396 (601) 948-8000 (704) 332-8842 BRADLEY ARANT BOULT CUMMINGS LLP PAGE 2 CONSTRUCTION & PROCUREMENT LAW NEWS THIRD QUARTER 2012 those damages. That said, after consideration, exclusions eliminate coverage. Before engaging in ex- we find that the Government, as any contract- tended disputes over these coverage denials, business ing party, has a right to the benefit of its bar- insureds should carefully scrutinize the complaint for gain and, thus, the right to recover damages due alternative grounds for coverage. A recent insurance to a breach. There is no provision in this con- coverage case arising out of a lawsuit between a resi- tract which prohibits the Government from dential buyer and seller, USAA Casualty Insurance Co. seeking damages for the breach in issue or v. McInerney, demonstrates the favorable impact of an which provides a specific remedy for this type alternative claim on coverage. The court in McInerney of breach. required the insurance company to defend a home seller from the home buyer’s lawsuit because the complaint The Board found that under these circumstances an alleged negligent misrepresentation, even though the assessment of damages was warranted and that the complaint also alleged admittedly non-covered claims. method of calculation used by the Government was reasonable and appropriate. This case arose out of problems with a leaking basement in Illinois. The sellers’ home disclosure in- In this particular case, the damages were relatively formed the buyer of flooding or reoccurring leakage inconsequential given the size of the contract. However, problems in the basement that had been corrected by the damages calculation for breach of the self-perform- new drains and landscaping. The sellers also disclosed ance requirement could be quite substantial, depending that “[o]n rare occasions, we have experienced slight on the size of the contract, the nature of the dispute, and seepage.” Less than a year after the sale closed, the the actual percentage of work completed by the contrac- basement sustained water infiltration, flooding, and tor. For example, the VA clause on this issue imposes a mold growth that rendered the basement uninhabitable penalty of 15% on the amount of the work which was and allegedly constituted far more than “slight seepage.” not properly self-performed. Where the self-performance The buyers sued the sellers, claiming that the sellers shortfall is, say, $40,000,000 (as it may be on a large negligently misrepresented the potential for basement hospital job), the penalty is obviously substantial. flooding. The buyers also alleged breach of contract, violation of the Residential Real Property Disclosure It should also be noted that failure to satisfy self- Act, and fraudulent misrepresentation. The buyers performance requirements can potentially open a con- claimed that the flooding damaged their house and per- tractor up to liability under the False Claims Act if the sonal belongings, and also caused mold-related illnesses. contractor falsely certifies the percentage of work that it is self-performing. Keep in mind that each and every The sellers submitted the buyers’ lawsuit to their time a contractor submits a payment application to the liability insurer, but the insurer denied coverage and Federal Government directly, it is certifying compliance instead sued the sellers to obtain a ruling on coverage. with the terms and conditions of the contract. Moreover, The insurer argued that the complaint did not allege an it is likely that the Government will latch on to the occurrence, and, even if it did allege an occurrence, the Board’s decision in investigating whether self-perform- occurrence was excluded from coverage because it ance requirements have been met and then use breaches resulted from intentional acts or arose from the sales of self-performance provisions as an offset against contract. The sellers did not dispute the insurer’s inten- legitimate claims by contractors. tional acts and contract exclusion defenses, but argued that the buyers’ claim for negligent misrepresentation By Robert J. Symon and Aron C. Beezley was a covered occurrence not excluded under the policy. Construction Defect Complaint Alleging The Illinois appellate court held that a negligent Negligent Misrepresentation May Trigger misrepresentation claim is not excluded from coverage Insurance Coverage as long as the insured did not expect or intend the injury. The court held that the complaint alleged an occurrence Insurance companies routinely – and incorrectly in by alleging negligent misrepresentation and that the many states – deny coverage for construction defects relevant exclusions did not eliminate that coverage. The cases by arguing that construction defect claims do not complaint alleged an occurrence because the damage allege covered occurrences and, even if they do, various arguably was not expected or intended. The contract © 2012 BRADLEY ARANT BOULT CUMMINGS LLP PAGE 3 CONSTRUCTION & PROCUREMENT
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