DocketNumber: 11C10868; A153220
Citation Numbers: 274 Or. App. 389, 360 P.3d 701
Judges: Egan, Lagesen, Nakamoto
Filed Date: 10/14/2015
Status: Precedential
Modified Date: 9/9/2022
Plaintiff, Multi/Tech Engineering Services, Inc., (Multi/Tech) provided engineering services in connection with defendant Adler Commercial Properties’ (ACP) city permit applications for the construction of a medical equipment business. Multi/Tech provided those services under a contract with ACP’s agent for the permitting process, defendant Innovative Design & Construction, LLC (Innovative), but was not paid in full for them. This action, for the unpaid amount — about $6,700 — followed. The trial court concluded that Multi/Tech was entitled to recover its money, ruling that (1) Multi/Tech had a valid statutory lien in the unpaid amount on ACP’s property under ORS 87.010 (5),
All defendants except Innovative have appealed. We affirm in part and reverse in part. We conclude that Multi/ Tech failed to provide to ACP the notice required by statute to establish a valid lien on ACP’s property and that, as a result, the trial court erred in entering judgment in Multi/ Tech’s favor on its claim for lien foreclosure. However, we
I. FACTS
Adler bought some real property in Salem, which he later transferred to his company, ACP. Adler wanted to build a commercial building on the property, and move the operations of his business — Care Medical Rehabilitation Equipment — to the site. To accomplish that goal, Adler enlisted the assistance of Pfeifer and Innovative. Adler and Pfeifer verbally agreed that Innovative would perform “all [of] the [initial] groundwork” for the development of the property, including design work, obtaining necessary approval for the project from the City of Salem, and helping arrange for financing. The city approval processes triggered by the proposed project included a Type II Site Plan Review and Zoning Adjustment; Pfeifer, as manager of Innovative, was ACP’s agent in those processes.
At the time that he entered into the agreement with Pfeifer and Innovative, Adler understood that the city’s approval processes required a number of different plans and analyses regarding the proposed development. Adler also understood that to prepare those plans and analyses, Pfeifer and Innovative would need to hire an engineer. And that is what Pfeifer and Innovative did. They entered into a written contract with Multi/Tech, under which Multi/Tech agreed to perform engineering work associated with obtaining a
Multi/Tech completed all the engineering services requested of it. Adler, through Innovative, paid all of Multi/ Tech’s bills except the last one, leaving $6,778.90 due to Multi/Tech. Multi/Tech then recorded a lien for the unpaid amount on ACP’s property. The lien identified Adler, ACP, Care Medical Source, and Care Medical Rehabilitation Equipment as the owners of the subject property, and identified Innovative and Pfeiffer as the lien debtors. The lien stated that it was “for the balance due for services, currently [$6,778.90] for design work that is highly specific and unique to the situs of this development.” The lien explained that “claimant has prepared plans, drawings and specifications in connection with building design” and that that work gave rise to a lien for the amount still owed to Multi/Tech under the terms of its contract. Multi/Tech, through its lawyer, then demanded payment of the lien from Pfeifer and Innovative, and from Adler, ACP, Care Medical Source, and Care Medical Rehabilitation Equipment. No one paid. Multi/ Tech then filed this action, seeking to foreclose the lien and to recover the unpaid amount as damages for the breach of the services contract and under a theory of quantum meruit. Multi/Tech named Adler, ACP, Care Medical Source, Care Medical Rehabilitation Equipment, Pfeifer, and Innovative as defendants.
Following a bench trial, the trial court dismissed the claims against Adler, Pfeifer, Care Medical Source, and
All defendants — except Innovative — appeal. ACP challenges the trial court’s ruling in Multi/Tech’s favor on its claims for lien foreclosure and breach of contract, as well as the trial court’s award of attorney fees to Multi/Tech. The other defendants — Adler, Pfeifer, Care Medical Source, and Care Medical Rehabilitation Equipment — assign error to the trial court’s denial of their requests for attorney fees.
II. STANDARDS OF REVIEW
This case involves equitable claims (lien foreclosure, quantum meruit), a legal claim (breach of contract), and issues about attorney fees. Although ORAP 5.40(8)(c) and ORS 19.415(3) give us the discretion in “exceptional cases” to review de novo the trial court’s rulings on equitable claims, this is not an exceptional case. We therefore apply the same standard of review to the trial court’s rulings on the equitable claims and its ruling on the legal claim. Under that standard, we “review the trial court’s legal conclusions for legal error and review its factual findings to determine whether those findings are supported by
III. ANALYSIS
A. Statutory Lien
We first address ACP’s contention that the trial court erred by entering judgment in Multi/Tech’s favor on Multi/Tech’s claim for lien foreclosure. ACP argues that Multi/Tech did not provide the notice of lien rights required by ORS 87.021(1) and that, as a result, Multi/Tech did not have a perfected lien on which it was entitled to foreclose. In response, Multi/Tech asserts that it did, in fact, provide the notice required by ORS 87.021(1). In the alternative, Multi/ Tech argues that ORS 87.021(3)(b) excused it from complying with the notice requirement. We agree with ACP.
By way of background, ORS 87.010 provides for a variety of construction-related liens for persons who provide labor, materials, equipment, or services in connection with a construction project. As pertinent to this case, ORS 87.010(5) provides for construction liens for persons who provide certain professional services in connection with a construction project, including engineering services:
“An architect, landscape architect, land surveyor or registered engineer who, at the request of the owner or an agent of the owner, prepares plans, drawings or specifications that are intended for use in or to facilitate the construction of an improvement * * * shall have a lien upon the land and structures necessary for the use of the plans, drawings or specifications so provided * *
In order to perfect one of the construction liens authorized by ORS 87.010, including a lien under ORS 87.010(5), a person who is entitled to a lien ordinarily must provide the owner of the property subject to the lien with
The legislature has carved out an exception to the notice requirement for certain persons who work on “commercial improvements.”
Here, the record does not disclose the basis for the trial court’s conclusion that Multi/Tech perfected its lien. That is, we cannot tell whether the trial court found, as fact, that Multi/Tech provided the notice of lien rights required by ORS 87.021(1) to ACP or if, instead, the trial court concluded that Multi/Tech was excused from providing notice by ORS 87.021(3)(b). Either way the trial court erred.
On the one hand, if the trial court found as fact that Multi/Tech provided the notice of lien rights to ACP, then that finding is not supported by any evidence in the record. Although Multi/Tech points out that its contract with Innovative contained, as “Appendix B,” a sample fill-in-the-blank form for a “Notice of Right to Lien,” that empty form does not support a finding that Multi/Tech ever filled in that form with the information required by statute and transmitted it to ACP, either directly or through an agent.
If, on the other hand, the trial court concluded that Multi/Tech was exempt from the notice requirement under ORS 87.021(3)(b), then the trial court misconstrued the statute. It is undisputed that Multi/Tech’s lien is for professional engineering services that were provided away from the job site. Although Multi/Tech’s employees had contact with the job site in the course of providing those engineering services, those contacts consisted of (1) clearing away some vegetation and digging small holes, (2) taking measurements of the property, (3) conducting “field exploration work,” and (4) taking a soil sample. Under Teeny, those incidental contacts do not operate to make Multi/Tech “[a] person who performs labor upon a commercial improvement or provides labor and material for a commercial improvement” within the meaning of ORS 87.021(3)(b). As a result, Multi/Tech was not excused from providing the notice required by ORS 87.021(1).
In sum, Multi/Tech did not provide ACP with the notice required by ORS 87.021(1), and was not excused from providing that notice under ORS 87.021(3)(b). Multi/Tech therefore failed to perfect its lien, and the trial court erred in granting a judgment of lien foreclosure to Multi/Tech. See Teeny, 314 Or at 699 (failure to provide notice required by ORS 87.021(1) renders lien invalid).
B. Breach of Contract
Although it is not entirely clear from its brief, ACP also appears to challenge the trial court’s ruling in Multi/
C. Attorney Fees
As noted, the dismissed defendants assign error to the trial court’s denial of their requests for attorney fees, pointing out that, under ORS 20.082, “a court shall allow reasonable attorney fees to the prevailing party on any claim based on contract” where, as here, the contract claim is for less than $10,000, and the contract does not otherwise provide for attorney fees. ORS 20.082 (emphasis added). In addition, ACP assigns error to the award of fees to Multi/Tech, arguing, primarily, that Multi/Tech failed to comply with certain procedural requirements for a fee award.
As we understand the trial court’s rulings on the competing fee requests, those rulings — both the rulings denying fees to the dismissed defendants and awarding fees to plaintiff — -were predicated, in part, on the fact that Multi/ Tech prevailed on all three of its claims: its claim for lien foreclosure, its claim for breach of contract, and its claim for quantum meruit recovery. We have concluded that the judgment in Multi/Tech’s favor on the claim for lien foreclosure must be reversed because of Multi/Tech’s failure to comply with the ORS 87.021(1) notice requirement. In the light of the partial reversal, we reverse the fee award and remand for the trial court to reconsider the parties’ competing fee requests through the process outlined in ORCP 68. ORS 20.220(3)(a) (reversal of judgment on which fee award is predicated requires reversal of fee award predicated on judgment); see Hadley v. Extreme Technologies, Inc., 272 Or App 49, 74, 355 P3d 132 (2015) (vacating fee award where underlying judgment was reversed).
Judgment reversed as to claim for lien foreclosure and as to attorney fees; otherwise affirmed.
ORS 87.010(5) provides:
“An architect, landscape architect, land surveyor or registered engineer who, at the request of the owner or an agent of the owner, prepares plans, drawings or specifications that are intended for use in or to facilitate the construction of an improvement or who supervises the construction shall have a lien upon the land and structures necessary for the use of the plans, drawings or specifications so provided or supervision performed.”
Although ACP’s summary of argument contains statements suggesting that it is challenging the court’s judgment in Multi/Tech’s favor on the quantum meruit claim, ACP does not assign error to the court’s ruling on the quantum meruit claim, its brief contains no developed argument regarding the quantum meruit claim, and its other assignments of error — meritorious or not — do not in any readily apparent way call into question the court’s judgment on the quantum meruit claim. For those reasons, we conclude that ACP has not presented a cognizable challenge to the court’s judgment on the quantum meruit claim.
ORS 87.021 provides, in relevant part:
“(1) Except when material, equipment, services or labor described in ORS 87.010 (1) to (3), (5) and (6) is furnished at the request of the owner, a person furnishing any materials, equipment, services or labor described in ORS 87.010 (1) to (3), (5) and (6) for which a lien may be perfected under ORS 87.035 shall give a notice of right to a lien to the owner of the site. The notice of right to a lien may be given at any time during the progress of the improvement, but the notice only protects the right to perfect a lien for materials, equipment and labor or services provided after a date which is eight days, not including Saturdays, Sundays and other holidays as defined in ORS 187.010, before the notice is delivered or mailed. However, no lien is created under ORS 87.010 (5) or (6) for any services provided for an owner-occupied residence at the request of an agent of the owner.
“(2) The notice required by subsection (1) of this section shall be substantially in the form set forth in ORS 87.023.
“(3)(a) Except as provided in paragraph (b) of this subsection, a lien created under ORS 87.010 (1) to (3), (5) or (6) may be perfected under ORS 87.035 only to the extent that the notice required by subsection (1) of this section is given.
“(b) A person who performs labor upon a commercial improvement or provides labor and material for a commercial improvement or who rents equipment used in the construction of a commercial improvement need not give the notice required by subsection (1) of this section in order to perfect a lien created under ORS 87.010. As used in this paragraph:
“(A) ‘Commercial improvement’ means any structure or building not used or intended to be used as a residential building, or other improvements to a site on which such a structure or building is to be located.
“(B) ‘Residential building’ means a building or structure that is or will be occupied by the owner as a residence and that contains not more than four units capable of being used as residences or homes.”
A “commercial improvement” is “any structure or building not used or intended to be used as a residential building, or other improvements to a site on which such a structure or building is to be located.” ORS 87.021(3)(b)(A).
Multi/Tech argues at length that it could satisfy its obligation to provide notice to ACP by providing notice to Innovative. We do not address that point because there is no evidence that Multi/Tech provided the statutorily required notice to either ACP or Innovative.
Among other things, the notice required by ORS 87.021(1) must identify the owner of the property subject to the potential lien, the date of the mailing of the notice, the address of the property, and who ordered the labor, material, equipment, or services alleged to give rise to the right to a lien. See ORS 87.021(2) (requiring notice to have “substantially” the form set forth in ORS 87.023); ORS 87.023 (spelling out content of notice of lien rights).
The trial court did not employ the process established by ORCP 68 for assessing attorney fees, and appears to have resolved many of the issues related to the parties’ fee requests when evaluating the parties’ competing proposed forms of judgment. As a result, the record underlying the court’s fee determination is not as clear as a record developed through the ORCP 68 process typically is.