THE MECHANICS OF MECHANIC’S AND MATERIALMEN’S LIENS By Shannon A.S. Quadros ©2014 ©2014 By Shannon A.S. Quadros ©2014 ©2014 CHAMBERLAIN, HRDLICKA, WHITE, WILLIAMS & AUGHTRY

SO LET’S START WITH WHAT THIS PRESENTATION IS NOT ABOUT

SO WHY SHOULD YOU LISTEN TO ANYTHING I HAVE TO SAY…

SO WHAT ARE LIENS EXACTLY

Two Sources of Authority under Texas Law for Liens: 1. The Texas Constitution and 2. Texas Property Code

Texas Constitution Art. XVI Section 37 Texas Constitution Art. XVI Section 37 Mechanics, artisans and materialmen, of every class, shall have a lien upon the buildings and articles made or repaired by them for the value of their labor done thereon, or material furnished therefor; and the Legislature shall provide by law for the speedy and efficient enforcement of said liens.

Texas Property Code Ch. 53 Texas Property Code Ch. 53 This is where the law on liens lives!

Who is entitled to lien? 1.A person who provides labor or materials for the construction or repair of a building, house, improvement under a contract with the owner, owner’s agent, contractor, or subcontractor.

Who is entitled to lien? 2.A person who specially fabricates materials even if the materials are not delivered. 3. An architect, engineer, surveyor, who has a written contract with an owner in connection with construction on a property 2.A person who specially fabricates materials even if the materials are not delivered. 3. An architect, engineer, surveyor, who has a written contract with an owner in connection with construction on a property

Who is entitled to lien? 4.A person who provides labor or materials for landscaping of a property with a written contract with the owner. 5.A person who provides labor or materials for demolition of a structure with a written contract with the owner. 4.A person who provides labor or materials for landscaping of a property with a written contract with the owner. 5.A person who provides labor or materials for demolition of a structure with a written contract with the owner.

What can be liened? 1. In urban areas a lien typically extends to the house, building, improvements to each lot of land on which the labor and materials were provided. 2. In rural areas, a lien does not extend to more than 50 acres on which the improvement or repairs was constructed. 1. In urban areas a lien typically extends to the house, building, improvements to each lot of land on which the labor and materials were provided. 2. In rural areas, a lien does not extend to more than 50 acres on which the improvement or repairs was constructed.

What about tenants? If a party contracted with a tenant as opposed to an owner, any lien is limited to the leasehold as opposed to the entire property. - But there are ways to get paid… If a party contracted with a tenant as opposed to an owner, any lien is limited to the leasehold as opposed to the entire property. - But there are ways to get paid…

Understanding the Parties

The Owner’s Agent and the Sham Contract Sometimes the owner’s agent or representative is apparent and obvious. They are treated as having dealt directly with the owner.Sometimes the owner’s agent or representative is apparent and obvious. They are treated as having dealt directly with the owner. Who’s the owner’s agent?Who’s the owner’s agent? –Can the owner control the third-party? –Can the third-party control the owner? –Is the owner trying to hide behind the agent? Watch out for the special purpose entity?Watch out for the special purpose entity? Sometimes the owner’s agent or representative is apparent and obvious. They are treated as having dealt directly with the owner.Sometimes the owner’s agent or representative is apparent and obvious. They are treated as having dealt directly with the owner. Who’s the owner’s agent?Who’s the owner’s agent? –Can the owner control the third-party? –Can the third-party control the owner? –Is the owner trying to hide behind the agent? Watch out for the special purpose entity?Watch out for the special purpose entity?

Finding out Who’s Who Owner is obligated to furnish information! –the legal description of the property; –verification of the existence of a surety bond (and, if so, the name and address of the surety); –whether there are any prior recorded liens or security interests in the property being improved and the names and addresses of those lienholders; and –the date on which the original contract was executed. Owner is obligated to furnish information! –the legal description of the property; –verification of the existence of a surety bond (and, if so, the name and address of the surety); –whether there are any prior recorded liens or security interests in the property being improved and the names and addresses of those lienholders; and –the date on which the original contract was executed.

Finding out Who’s Who Original Contractor is obligated to furnish information –the name and address of the person to whom the original contractor furnished labor and materials for the construction project; –whether the original contractor has furnished or was furnished with a payment bond (and, if so, the name and address of the surety); and –the date on which the original contract was executed. Original Contractor is obligated to furnish information –the name and address of the person to whom the original contractor furnished labor and materials for the construction project; –whether the original contractor has furnished or was furnished with a payment bond (and, if so, the name and address of the surety); and –the date on which the original contract was executed.

LIEN NOTICES

Key elements of a “good” notice of intent to lien It needs to be transmitted by Certified or Registered Mail or hand-delivered. If it gets to the right party it doesn’t matter how it gets to them. But send it CMRRR. Always a good idea to send a copy of the open unpaid invoices. Always include funds trapping language. It needs to be transmitted by Certified or Registered Mail or hand-delivered. If it gets to the right party it doesn’t matter how it gets to them. But send it CMRRR. Always a good idea to send a copy of the open unpaid invoices. Always include funds trapping language.

Notice Requirements of an Original Contractor on Non-Residential Projects None! Doesn’t that make you want to be an original contractor? None! Doesn’t that make you want to be an original contractor?

Notice Requirements of a Subcontractor to an Original Contractor on Non- Residential Projects

Required to give notice of a specified month’s unpaid balance to the owner with a copy to the original contractor by the 15 th of the third month following the provision of the unpaid labor or materials. E.g. Subcontractor 1 is owed for materials delivered on January 20. A notice of intent to lien must be provided to the owner and original contractor by April 15. Required to give notice of a specified month’s unpaid balance to the owner with a copy to the original contractor by the 15 th of the third month following the provision of the unpaid labor or materials. E.g. Subcontractor 1 is owed for materials delivered on January 20. A notice of intent to lien must be provided to the owner and original contractor by April 15.

Notice Requirements of a Sub- subcontractor on Non-Residential Projects Required to give notice of a specified month’s unpaid balance to the original contractor by the 15 th of the second month following the provision of the unpaid labor or materials and a notice to the owner and the original contractor by the 15 th of the third month. E.g. Sub-Subcontractor 1 is owed for materials delivered on January 20. A notice of intent to lien must be provided to the original contractor on March 15 and to the owner and original contractor by April 15. Required to give notice of a specified month’s unpaid balance to the original contractor by the 15 th of the second month following the provision of the unpaid labor or materials and a notice to the owner and the original contractor by the 15 th of the third month. E.g. Sub-Subcontractor 1 is owed for materials delivered on January 20. A notice of intent to lien must be provided to the original contractor on March 15 and to the owner and original contractor by April 15.

Practice Tip Send your notices to everybody!Send your notices to everybody! –Include the lender, owner, etc. –If you know of a parent company of the special purpose entity, send it to them as well. – Owner’s are great leverage to a slow paying general contractor –Lender’s are the best leverage as it is often a breach of the loan agreement to let liens to be placed on the property. Send your notices to everybody!Send your notices to everybody! –Include the lender, owner, etc. –If you know of a parent company of the special purpose entity, send it to them as well. – Owner’s are great leverage to a slow paying general contractor –Lender’s are the best leverage as it is often a breach of the loan agreement to let liens to be placed on the property.

Residential Construction Lien Notices and Special Consideration What qualifies as residential construction? – Work under a residential construction contract Well, what’s a residential construction contract? – Contract between an owner and contractor for construction or repair of the owner’s residence which could include a single- family house, duplex, triplex, quadruplex, or a unit in a multi-unit structure such as a condominium. – The home has to be owned by at least one adult and used as a dwelling by one of the owners. What qualifies as residential construction? – Work under a residential construction contract Well, what’s a residential construction contract? – Contract between an owner and contractor for construction or repair of the owner’s residence which could include a single- family house, duplex, triplex, quadruplex, or a unit in a multi-unit structure such as a condominium. – The home has to be owned by at least one adult and used as a dwelling by one of the owners.

Residential Construction Lien Notices and Special Consideration The Property Code requires residential contracts to include the following: –Work must be under a written contract –Contract prior to starting work or delivering materials –Contract must be filed with the county clerk in which the homestead is located. Residential Contract also has to have certain disclosure statements. Those should be substantially complied with, which is Property Code talk for copy everything there. The Property Code requires residential contracts to include the following: –Work must be under a written contract –Contract prior to starting work or delivering materials –Contract must be filed with the county clerk in which the homestead is located. Residential Contract also has to have certain disclosure statements. Those should be substantially complied with, which is Property Code talk for copy everything there.

Residential Construction Lien Notices and Special Consideration Residential Contract also has to provide the homeowner: – a list of subcontractors and suppliers, –A disbursement statement upon request, and –A final bill-paid affidavit upon completion of the work Residential Contract also has to provide the homeowner: – a list of subcontractors and suppliers, –A disbursement statement upon request, and –A final bill-paid affidavit upon completion of the work

Notice Requirements of an Original Contractor on Residential Projects None! Again, doesn’t that make you want to be an original contractor? None! Again, doesn’t that make you want to be an original contractor?

Notice Requirements of a Subcontractor on Residential Projects The Property Code doesn’t differentiate between a subcontractor or a sub- subcontractor on residential projects. All contractors that are not original contractors on residential projects are treated the same. The Property Code doesn’t differentiate between a subcontractor or a sub- subcontractor on residential projects. All contractors that are not original contractors on residential projects are treated the same.

Notice Requirements of a Subcontractor on Residential Projects Subcontractor needs to give the owner and original contractor notice of unpaid balance no later than the 15 th day of the second month after labor and materials were provided. For e.g. if materials provided on February 22 remain unpaid, subcontractor has to give owner and original contractor notice by April 15 of the unpaid balance. Subcontractor needs to give the owner and original contractor notice of unpaid balance no later than the 15 th day of the second month after labor and materials were provided. For e.g. if materials provided on February 22 remain unpaid, subcontractor has to give owner and original contractor notice by April 15 of the unpaid balance.

Notice Requirements For Specially Fabricated Materials Doesn’t matter whether it is residential or not Has to give the owner notice not later than the 15 th of the second month after the month in which the fabricator receives and accepts the order for material If not a direct contractor of the original contractor, has to send a copy of any notice to the original contractor as well.. Doesn’t matter whether it is residential or not Has to give the owner notice not later than the 15 th of the second month after the month in which the fabricator receives and accepts the order for material If not a direct contractor of the original contractor, has to send a copy of any notice to the original contractor as well..

Notice Requirements For Specially Fabricated Materials

Filing the Lien Affidavit - The Accrual of Indebtedness A lien affidavit is filed according to when the indebtedness accrues for that particular contractor. For an original contractor accrual of indebtedness is either the last day of the month in which the contract was terminated or the last day of the month in which the original contract were completed, settled, or abandoned. A lien affidavit is filed according to when the indebtedness accrues for that particular contractor. For an original contractor accrual of indebtedness is either the last day of the month in which the contract was terminated or the last day of the month in which the original contract were completed, settled, or abandoned.

Filing the Lien Affidavit - The Accrual of Indebtedness For a subcontractor accrual of indebtedness is the last day of the last month in which the labor was performed or materials furnished. For specially fabricated materials, accrual of indebtedness occurs on the last day of the month the materials were delivered; the last day of the last month in which delivery of the last material would normally have been required; or the last day of the month of any breach or termination of the contract. For a subcontractor accrual of indebtedness is the last day of the last month in which the labor was performed or materials furnished. For specially fabricated materials, accrual of indebtedness occurs on the last day of the month the materials were delivered; the last day of the last month in which delivery of the last material would normally have been required; or the last day of the month of any breach or termination of the contract.

Filing the Lien Affidavit - Date of Filing On non-residential projects, the lien affidavit has to be filed no later than the 15 th day of the fourth calendar month after the day the indebtedness accrues. On residential projects, the lien affidavit has to be filed no later than the 15 th day of the third month after the day on which indebtedness accrues On non-residential projects, the lien affidavit has to be filed no later than the 15 th day of the fourth calendar month after the day the indebtedness accrues. On residential projects, the lien affidavit has to be filed no later than the 15 th day of the third month after the day on which indebtedness accrues

The Lien Affidavit The Property Code is very explicit in what has to be included in the lien affidavit. Essential elements of a lien affidavit include: – signed by the claimant or one authorized by claimant –A sworn statement of the amount of the claim; –The name and last known address of the owner or reputed owner; –A general statement of the kind of work done and materials furnished by the claimant and, for a claimant other than an original contractor, a statement of each month in which the work was done and materials furnished for which payment is requested; The Property Code is very explicit in what has to be included in the lien affidavit. Essential elements of a lien affidavit include: – signed by the claimant or one authorized by claimant –A sworn statement of the amount of the claim; –The name and last known address of the owner or reputed owner; –A general statement of the kind of work done and materials furnished by the claimant and, for a claimant other than an original contractor, a statement of each month in which the work was done and materials furnished for which payment is requested;

The Lien Affidavit Essential elements of a lien affidavit (cont.): – The name and last known address of the person by whom the claimant was employed or to whom the claimant furnished materials or labor; –The name and last known address of the original contractor; –A legal description of the property to be charged with the lien; –The claimant’s name, mailing address, and, if different, physical address; and –For a claimant other than an original contractor, a statement identifying the date each notice of the claim was sent to the owner and the method by which the notice was sent. Essential elements of a lien affidavit (cont.): – The name and last known address of the person by whom the claimant was employed or to whom the claimant furnished materials or labor; –The name and last known address of the original contractor; –A legal description of the property to be charged with the lien; –The claimant’s name, mailing address, and, if different, physical address; and –For a claimant other than an original contractor, a statement identifying the date each notice of the claim was sent to the owner and the method by which the notice was sent.

The Lien Affidavit While not required, it is “encouraged” to attach a copy of the contract under which the work was performed and a copy of all notices that were sent with regard to the ultimate lien claim. Lien affidavit must be filed in the county in which the subject property is located Copies of the lien affidavit must be sent by certified mail to the owner and original contractor within five days of filing. Send it to everybody! While not required, it is “encouraged” to attach a copy of the contract under which the work was performed and a copy of all notices that were sent with regard to the ultimate lien claim. Lien affidavit must be filed in the county in which the subject property is located Copies of the lien affidavit must be sent by certified mail to the owner and original contractor within five days of filing. Send it to everybody!

Lien Filing – Practice Tips It’s all about timing – particularly when you need an original signature from out of town. Smaller county filing systems might not be what you expect. Build in extra days to allow for glitches. Miss your deadline. Call your malpractice carrier, and then your client! It’s all about timing – particularly when you need an original signature from out of town. Smaller county filing systems might not be what you expect. Build in extra days to allow for glitches. Miss your deadline. Call your malpractice carrier, and then your client!

Retainage Claims An owner is required to retain 10% of the contract price or reasonable value of the completed work on an unbonded project. Retainage is a backstop for a “bad-actor” original contractor that has dissipated all the funds prior to the subcontractors getting paid. Owner has to hold on to the retained funds for 30 days after the work is completed. With the appropriate notices, an owner will not release to the original contractor if they are aware of unpaid subcontractor invoices. An owner is required to retain 10% of the contract price or reasonable value of the completed work on an unbonded project. Retainage is a backstop for a “bad-actor” original contractor that has dissipated all the funds prior to the subcontractors getting paid. Owner has to hold on to the retained funds for 30 days after the work is completed. With the appropriate notices, an owner will not release to the original contractor if they are aware of unpaid subcontractor invoices.

Retainage Claims To make a claim against the retained funds a subcontractor has to file a lien affidavit no later than 30 days after the original contract is completed, terminated or abandoned. How do we know a contract is done? Owner is required to give notice to all subcontractors that have given an owner statutory notices or that have requested notice of completion of the contract. If the Owner fails to send out the notice the subcontractor is relieved of their obligations to claim retainage and can just file the lien affidavit. To make a claim against the retained funds a subcontractor has to file a lien affidavit no later than 30 days after the original contract is completed, terminated or abandoned. How do we know a contract is done? Owner is required to give notice to all subcontractors that have given an owner statutory notices or that have requested notice of completion of the contract. If the Owner fails to send out the notice the subcontractor is relieved of their obligations to claim retainage and can just file the lien affidavit.

Preference and Priorities of Mechanic’s and Materialmen’s Liens Mechanic’s liens are considered in place at the time of commencement of construction or provision of construction materials. Makes them high priority. Not the case for architects, engineers, landscape providers and demolition providers. Commencement of construction should be apparent from inspection of the subject property. Most owners/general contractors will just file an affidavit of inception to set the date (often required by a lender) Mechanic’s liens are considered in place at the time of commencement of construction or provision of construction materials. Makes them high priority. Not the case for architects, engineers, landscape providers and demolition providers. Commencement of construction should be apparent from inspection of the subject property. Most owners/general contractors will just file an affidavit of inception to set the date (often required by a lender)

Enforcement and Foreclosure on Liens Liens must be foreclosed on my court order. Lien holder can choose any part of the subject property to be sold separately. Suit to foreclose must be brought within 2 years after filing of the lien affidavit for non-residential. For residential, the suit must be brought within one year after a lien affidavit could have been filed or after one year after the original contract ended. Liens must be foreclosed on my court order. Lien holder can choose any part of the subject property to be sold separately. Suit to foreclose must be brought within 2 years after filing of the lien affidavit for non-residential. For residential, the suit must be brought within one year after a lien affidavit could have been filed or after one year after the original contract ended.

Attorney’s Fees Court required to provide for attorneys fees as are equitable and just in any proceeding to foreclose a lien or to declare one invalid. So required to be discretionary! Court required to provide for attorneys fees as are equitable and just in any proceeding to foreclose a lien or to declare one invalid. So required to be discretionary!

Summary Motion to Remove Lien Property Code gives owners a summary procedure to remove an invalid or unenforceable lien. Expedited process within the framework of an existing lawsuit. Helps owners get rid of liens and transfer the property to bona fide purchasers or force prompt settlement with claimants. Property Code gives owners a summary procedure to remove an invalid or unenforceable lien. Expedited process within the framework of an existing lawsuit. Helps owners get rid of liens and transfer the property to bona fide purchasers or force prompt settlement with claimants.

Summary Motion to Remove Lien (cont.) Motion must be verified and can have supporting affidavits. Can only be brought under the following conditions: –Failure of the claimant to provide property notice; –The affidavit of lien was defective or not properly filed; –Notice of the filed affidavit was not provided; –The deadlines for perfecting a lien claim for retainage expired and the Owner paid all funds prior to receiving any notice of retainage or perfection of lien; –All funds subject to the notice of claim or retainage have been paid into the registry of the Court; –The lien affidavit was filed on homestead property and did not comply with requirements of § ; or –The claimant executed a valid and enforceable lien waiver or release; Motion must be verified and can have supporting affidavits. Can only be brought under the following conditions: –Failure of the claimant to provide property notice; –The affidavit of lien was defective or not properly filed; –Notice of the filed affidavit was not provided; –The deadlines for perfecting a lien claim for retainage expired and the Owner paid all funds prior to receiving any notice of retainage or perfection of lien; –All funds subject to the notice of claim or retainage have been paid into the registry of the Court; –The lien affidavit was filed on homestead property and did not comply with requirements of § ; or –The claimant executed a valid and enforceable lien waiver or release;

Summary Motion to Remove Lien (cont.) Can only be brought under the following conditions (cont.): –The deadlines for perfecting a lien claim for retainage expired and the Owner paid all funds prior to receiving any notice of retainage or perfection of lien; –All funds subject to the notice of claim or retainage have been paid into the registry of the Court; –The lien affidavit was filed on homestead property and did not comply with requirements of § ; or –The claimant executed a valid and enforceable lien waiver or release; Can only be brought under the following conditions (cont.): –The deadlines for perfecting a lien claim for retainage expired and the Owner paid all funds prior to receiving any notice of retainage or perfection of lien; –All funds subject to the notice of claim or retainage have been paid into the registry of the Court; –The lien affidavit was filed on homestead property and did not comply with requirements of § ; or –The claimant executed a valid and enforceable lien waiver or release;

Summary Motion to Remove Lien (cont.) Burden on claimant to prove that notices and lien affidavit were furnished to the original contractor and owner. Burden on movant to show that lien is invalid under one of enumerated reasons. Court must decide promptly and either deny or grant and order lien removed. Burden on claimant to prove that notices and lien affidavit were furnished to the original contractor and owner. Burden on movant to show that lien is invalid under one of enumerated reasons. Court must decide promptly and either deny or grant and order lien removed.

Summary Motion to Remove Lien (cont.) Cannot be appealed. But stay can be effected upon posting of bond. Effectively makes the prevailing party win the case as it may be months or years before the lawsuit runs to completion. If lien removed, owner may still be ultimately liable but the subject property is free from any lien and transferable. Cannot be appealed. But stay can be effected upon posting of bond. Effectively makes the prevailing party win the case as it may be months or years before the lawsuit runs to completion. If lien removed, owner may still be ultimately liable but the subject property is free from any lien and transferable.

Enforcement / Defense Practice Tips Check/Double-check dates for notices and filings and when materials or labor was provided. Send notices to every party up the chain including lenders. Obtain key project information at the outset. Circle the 15 th of every month on your calendar! Check/Double-check dates for notices and filings and when materials or labor was provided. Send notices to every party up the chain including lenders. Obtain key project information at the outset. Circle the 15 th of every month on your calendar!

COMMUNICATIONS MANAGEMENT

Most Cases turn on Most Cases turn on Text messaging Text messaging Instant messaging Instant messaging Management by Management by Massive Volumes of Data Massive Volumes of Data Deleting once a lawsuit is Deleting once a lawsuit is filed can put you in jail filed can put you in jail Most Cases turn on Most Cases turn on Text messaging Text messaging Instant messaging Instant messaging Management by Management by Massive Volumes of Data Massive Volumes of Data Deleting once a lawsuit is Deleting once a lawsuit is filed can put you in jail filed can put you in jail Communication Issues

1 page of a letter = about 30,000 bytes of information 1 page of a letter = about 30,000 bytes of information 1 bankers box of documents = about 2,500 pages 1 bankers box of documents = about 2,500 pages I gigabyte of data = 1,000,000,000 bytes of data I gigabyte of data = 1,000,000,000 bytes of data Therefore: Therefore: 1 gig = 1,000,000,000/30,000 1 gig = 1,000,000,000/30,000 = 34,000 pages of paper = 34,000 pages of paper = 34,000/2,500 = 13.5 boxes of documents = 34,000/2,500 = 13.5 boxes of documents 1 terabyte = 34,000 pages x 1,000 = 34,000,000 pages 1 terabyte = 34,000 pages x 1,000 = 34,000,000 pages 1 page of a letter = about 30,000 bytes of information 1 page of a letter = about 30,000 bytes of information 1 bankers box of documents = about 2,500 pages 1 bankers box of documents = about 2,500 pages I gigabyte of data = 1,000,000,000 bytes of data I gigabyte of data = 1,000,000,000 bytes of data Therefore: Therefore: 1 gig = 1,000,000,000/30,000 1 gig = 1,000,000,000/30,000 = 34,000 pages of paper = 34,000 pages of paper = 34,000/2,500 = 13.5 boxes of documents = 34,000/2,500 = 13.5 boxes of documents 1 terabyte = 34,000 pages x 1,000 = 34,000,000 pages 1 terabyte = 34,000 pages x 1,000 = 34,000,000 pages Statistics about

Use Confirmatory Letters, if necessary Use Confirmatory Letters, if necessary Write everything as if it would be published Write everything as if it would be published Avoid use of as main communications Avoid use of as main communications Avoid use of Lessons Learned Avoid use of Lessons Learned Never use of slang and cursewords Never use of slang and cursewords Never slander another person Never slander another person Never send pornography Never send pornography Use Confirmatory Letters, if necessary Use Confirmatory Letters, if necessary Write everything as if it would be published Write everything as if it would be published Avoid use of as main communications Avoid use of as main communications Avoid use of Lessons Learned Avoid use of Lessons Learned Never use of slang and cursewords Never use of slang and cursewords Never slander another person Never slander another person Never send pornography Never send pornography Communications Management

Glibness Glibness Composing when agitated Composing when agitated Too much copying Too much copying Loss of control (“grouping”, forward, reply all) Loss of control (“grouping”, forward, reply all) s always there s always there Data Volume Data Volume Deemed sent from employer Deemed sent from employer Received – Who knows? Received – Who knows? Glibness Glibness Composing when agitated Composing when agitated Too much copying Too much copying Loss of control (“grouping”, forward, reply all) Loss of control (“grouping”, forward, reply all) s always there s always there Data Volume Data Volume Deemed sent from employer Deemed sent from employer Received – Who knows? Received – Who knows? Problems with

Minimize externally Minimize externally Never criticize Never criticize Not effective notice Not effective notice Who is being copied Who is being copied Official matters Official matters Never "string" together s Never "string" together s May never be erased May never be erased Attach letters Attach letters Minimize externally Minimize externally Never criticize Never criticize Not effective notice Not effective notice Who is being copied Who is being copied Official matters Official matters Never "string" together s Never "string" together s May never be erased May never be erased Attach letters Attach letters Management

After a contractor was having problems due to late engineering, this internal was written by an engineer with the A/E: I am afraid that we have oversold our capabilities on this project to the owner. Our engineering department simply cannot keep up with the contractor's needs. We can expect significant claims from the owner. And we should pay them all as far as I am concerned. I am afraid that we have oversold our capabilities on this project to the owner. Our engineering department simply cannot keep up with the contractor's needs. We can expect significant claims from the owner. And we should pay them all as far as I am concerned. Management

from an engineer to his supervisor about design problems uncovered during a peer review. Jim: There are some serious issues about the designs we have been doing for the client. I only want to discuss this with you on a confidential and secret basis since I don't want this getting around. Jim: There are some serious issues about the designs we have been doing for the client. I only want to discuss this with you on a confidential and secret basis since I don't want this getting around. Management

THE MECHANICS OF MECHANIC’S AND MATERIALMEN’S LIENS By Shannon A.S. Quadros ©2014 ©2014 By Shannon A.S. Quadros ©2014 ©2014 CHAMBERLAIN, HRDLICKA, WHITE, WILLIAMS & AUGHTRY