Sunday, September 02, 2007

Suing a Builder-Part II

I have written about suing a builder for new construction previously, but I would like to spell out in more detail the remedies that a homeowner (or even commercial construction for that matter) may have when a dispute arises.

As I have now stated over and over, the place to start is with a good contract. Particularly when new construction is involved, there are usually benchmarks for progress payments. Homeowners should be particularly vigilant regarding those benchmarks, and builders should be clear about which work needs to be completed and whose approval is required before the payment is made. On the builder side, it is nice when those payments are automatic upon inspection (bank or town should be specified). The homeowner may want to include a provision that he/she should be allowed to inspect before payment is issued, but the builder should be able to protect himself at that point so the homeowner cannot have full power to determine the definition of what constitutes completion.

If the homeowner is not happy, he should start out with a demand letter to the builder spelling out the problems, and if in MA, write the letter pursuant to c. 93A. If delay is the problem, then the homeowner should negotiate a new schedule for completion with the builder and each party should sign off on it. If quality is a problem, the homeowner may want to bring in an independent inspector to evaluate the work and write down which corrective measures must be taken. If the property does not pass inspection, the building inspector will specify what needs to be done to bring the structure into compliance.

In any event, once quality or delay is an issue, there should be a clear cut agreement about when the contract will be considered breached, and what the remedies will be for the breach of contract. The homeowner should be able to know at which point she can hire someone else, and the builder should ensure that he will be paid for work to date or even the full value of the contract if the homeowner terminates it unlawfully.

Homeowners have two means of securing judgments against builders. They can either prevent progress payments, and/or maintain an amount for retainage until the work is complete (usually when a certificate of occupancy is obtained and punch list items are completed), or file suit and move to attach the builder's property.

Putting a lien on property is more difficult with new construction because if the builder is incorporated you can only obtain a lien on corporate property. Under the Home Improvement Statute, the company's designee is individually liable, but that does not apply to new construction.

When new construction is involved, the approach to a dispute is similar to that of a renovation or addition issue, but the law does not provide as many built-in protections. That is why a good contract is even more important for new construction, and why homeowners should monitor the work.


At 2:42 AM, Anonymous Anonymous said...

I was reading your blog and thought that you may be able to offer some advice. My parents are building an addition and remodeling our home here in Illinois near Chicago. I think they made some mistakes in not make clear specifications on the contract as to deadlines and what not, but now its been 9 months since the work was started, and still we have no home. The contractor had trouble passing plumbing and electric inspections, and actually still hasnt gotten them passed. Our contract did specify that work should be completed 6 months after starting but vaguely states that they are not responsible for damages or delays due to forces outside of the contractors control (cleary passing inspections is in his control) My father made the mistake of paying him for the next phase of work (drywalling and other work) 30,000 about and although up till today he was still for completing the work, we received a very poorly written letter (not signed) with his company's heading asking us (in its broken english) to increase the agreed amount by 30% due to increasing costs of materials over the last 9 months and due to the fact that he was forced to hire new subcontractors to do the work he was unable to complete properly. (because the village would not pass him *he was taken to court by the village and forced to pay some ammount for some violations that he commited at another location, and one of the licenses for an electrician belonged to someone that no longer worked for him so he doesnt get along very well with the village*). We wouldnt have too much a problem firing him if he hadnt already taken our 30 grand. We want to threaten to sue, and take action if necessary, but are hesitant because of the fact that we only want our home, for the price that we agreed upon through contract. please post some advice if you have or its more convenient, email to, i posted anonymous b.c it was easier

At 1:39 PM, Anonymous Anonymous said...

We have a recently completed a custom home and builder is now suing us for an additional $150,000 in charges that were not authorized and no change orders for. We signed a fixed price contract, managed our allowances and performed 6 change orders throughout process. There was no prior notification of these charges. What is our recourse? They haven't given any validation of these incredible charges, yet want to attach the property now. Though how can they get away w/this with NO Change ORDERS?
What can we do?

At 2:58 PM, Anonymous Anonymous said...

I went under Contract for a new construction home. I have the builder my earnest money, and upgrades money. The builder assured me the home would be built by Jan 09, well Nov and Dec roll around thet house has not even been started on. My realtor informs me that the builder decided not to build the house. They stated they didn't have to the time to build one house in the area I live. I was given back all my earnest money and upgrades, but I ended up buying another house and had to pay way more for it then I would have my new construction. Is there anything legally I can do about my situation?

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I LIVE IN MI AND WON A JUDGEMENT AGAINST A BUILER FOR AN ADDITION,i also had his liscense pulled,as he did not pay fines or me. 4 yrs later my old atty sends me a letter stating he cannot find him so it is uncollectible...everyone including me knows where he is and he has ads all over stating he is licensed and he is no longer.
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my question is if i could not sue him....and only the defunk inc. then why is he stating he cant be found and why was this person going to pay me before with payments to get license?

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이렇게 헤어져야 한대도 나는 늘 이 자리에 있을게 이게 우리의 마지막 이래도 맘속엔 늘 내가 자릴 지킬게 Cara Melancarkan Haid Obat Pilek Cara Mengatasi Gejala Tipes

At 7:16 AM, Blogger SUNITA said...

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