Legislation

California Supreme Court Addresses “Good Faith” Construction Disputes Under Prompt Payment Laws

It’s been a rollercoaster. But the ride appears to be over. In United Riggers & Erectors, Inc. v. Coast Iron & Steel Co., Case No. S231549 (May 14, 2018), the California Supreme Court addressed whether a direct contractor can withhold payment from a subcontractor based on the “good faith dispute” exception of the state’s prompt payment laws if the “dispute” concerns any dispute between the parties or whether the dispute must be directly relevant to the specific payment that would otherwise be due. California’s Prompt Payment Laws California has a number of construction-related prompt payment laws scattered throughout the state’s Civil Code, Public Contracts Code and Business and Professions Code. Their application depends on the type of construction involved, whether public or private; the type of payment involved, whether a progress payment or retention; and who is paying, whether it’s a private owner, public entity, direct contractor, or subcontractor. While the application of these statutes vary they are structured similarly and provide for payment by a private owner, public entity, direct contractor, or subcontractor to lower-tiered parties within certain time-frames, ranging from seven days to 45 days. The failure to comply can subject these entities to prompt payment penalties of two percent per month, which exceeds the interest rate on many credit cards. Penalties, in other words, can be substantial. However, each of these statutes provide a “good faith” or “bona fide” dispute exception, in which a higher-tiered party can withhold from a lower-tiered party up to 150 percent of any amount disputed in “good faith” or in which there is a “bona fide” dispute, without being subject to the prompt payment statute’s credit card-like penalties for non-payment. At issue in United Riggers, was whether the good faith withholding exception applies to any disputes between the parties or only to disputes directly related to the payment that is due. Thus, for example, can a direct contractor who is back charging a subcontractor for defective work withhold up to 150 percent from a pay application submitted by that subcontractor, or is the good faith withholding exception limited to disputes related to that specific pay application? In United Riggers, the California Supreme Court, addressing this issue with respect to one of the state’s prompt payment statutes, Civil Code section 8814, found that the good faith withholding exception only applies if there is a “good faith” dispute as to a specific pay application. Read More … https://www.jdsupra.com/legalnews/california-supreme-court-addresses-good-15471/

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legislation

New Maryland Law Makes General Contractors Liable for Paying Their Subcontractors’ Employees

At the tail-end of the 2018 legislative session, the Maryland General Assembly passed Senate Bill 853, making construction general contractors jointly and severally liable for the failure of their subcontractors to pay their employees in compliance with Maryland’s wage and hour laws. This new law will become effective October 1, 2018. California recently passed a similar measure, AB 1701, which is applicable to construction contracts entered into in that state on or after January 1, 2018. This controversial new Maryland law contains both a multiplier and an attorneys’ fees provision, dramatically increasing its impact. Under existing law, an employer that fails to pay an employee in accordance with Maryland’s wage and hour laws may be liable to the employee for up to three times the wages owed, plus reasonable attorneys’ fees and other costs. Until now, this liability has largely been confined to the direct employer-employee relationship. SB 853 expands the reach of Maryland’s wage and hour law, making a general contractor on a construction services project jointly and severally liable for a subcontractor’s failure to properly pay its employees. The term “construction services” is broadly defined to include “building, reconstructing, improving, enlarging, painting, altering, and repairing” in connection with real property. Notably, the liability imposed by this new law is not limited to first-tier subcontractors; rather, it expressly applies “regardless of whether the subcontractor is in a direct contractual relationship with the general contractor.” So, a general contractor is now liable for every wage and hour law violation occurring on a construction project, including those committed by subcontractors far down the construction chain. The time frame for this liability is also expansive. A claimant may make a claim against both the general contractor and the non-paying party as soon as two weeks after a violation occurs, and as late as three years after the occurrence. For balance, the new law requires subcontractors to indemnify the general contractor for “any wages, damages, interest, penalties, or attorney’s fees owed as a result of the subcontractor’s violation.” This protection, however, is only as strong as the subcontractor’s ability to pay such damages and costs. SB 853 increases the likelihood that employees will sue both the general contractor and their direct employer when they believe they have not been properly paid. Because general contractors are now a target for additional litigation, the potential costs subject to indemnification by subcontractors will be increased by the general contractor’s costs of defense. Additionally, because the general contractor will not always be the direct employer of the plaintiff bringing such a claim, it may not have in its possession the employee-related documents necessary to defend a claim, including a potentially fraudulent claim. Notably, the law outlines two express exceptions to indemnification: (1) when indemnification is provided for in a contract between the general contractor and the subcontractor; or (2) when a violation arose due to the general contractor’s failure to make timely payments to the subcontractor. The potential consequences for subcontractors are also significant, as general contractors will likely require subcontractors to obtain a bond or insurance policy to protect against the possibility of wage claims brought by the subcontractor’s employees. No doubt, a general contractor will want coverage for three times wages, anticipated attorneys’ fees, and costs, not just for the subcontractor, but for lower tier subcontractors as well. Notably, because the limitation period for wage claims in Maryland is three years, bonds or insurance policies should be maintained for at least that period of time. All of these financial layers will necessarily increase the cost of construction projects in Maryland, making the environment even more challenging for smaller and newer subcontractors. While the law does not go into effect until October 2018, and the full impact is yet to be determined, general contractors should take steps now to minimize potential damages when a subcontractor fails to pay its employees in compliance with the Maryland wage and hour laws. https://www.jdsupra.com/legalnews/new-maryland-law-makes-general-57093/

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US agency asked to investigate miner’s reclamation bonds

BILLINGS, MONT. Federal officials are being asked to investigate whether a financially-troubled coal company has posted sufficient bonds to cover future reclamation work at its mines in the U.S. and Canada. The Western Organization of Resource Councils, a Montana-based conservation group, said Wednesday that it was concerned that a bankruptcy by Westmoreland Coal Company could leave taxpayers to cover future reclamation costs. The group asked the Interior Department to investigate. Westmoreland, which is based in Englewood, Colorado, told The Associated Press in a statement that it is in full compliance with bonding regulations for all of its mines. “Westmoreland is 100 percent bonded by independent surety companies for the full costs of reclamation at all of its sites worldwide,” the company said. Bonds are required under U.S. and Canada laws to cover potential cleanup and reclamation costs incurred by taxpayers if a mining company is unable to carry out the work. Westmoreland sold 50 million tons of coal last year from its mines in Montana, Wyoming, New Mexico, Texas, North Dakota, Ohio, Alberta and Saskatchewan. Environmental regulators in Montana, Wyoming, North Dakota and Ohio told AP that Westmoreland was up to date on its bond obligations. In Texas, Westmoreland has been asked to provide an additional $3.2 million in bonds for its Jewett mine south of Dallas. The request came after the mine’s reclamation costs were recalculated by regulators, said Ramona Nye, a spokeswoman for the state Railroad Commission, which oversees the energy industry. Documents provided by Westmoreland showed that one of its customers, the power company NRG, is under contract to cover any additional bond obligations for Jewett. In Alberta, which holds $149 million in securities for the company’s mines, officials said they did not know if that amount was sufficient to cover reclamation costs because Westmoreland has not yet submitted its annual liability report. Information on Westmoreland’s mines in New Mexico and Saskatchewan was not immediately available. “It’s not clear to us what mines are sufficiently bonded versus what mines are not,” said Beth Kaeding, chair of the Western Organization of Resource Councils. “We don’t know what will happen in a mine area that’s not sufficiently bonded. We don’t believe it’s the taxpayer’s responsibility. It’s the company’s.” The Interior Department’s Office of Surface Mining Reclamation and Enforcement did not have an immediate response to the group’s request for an investigation, agency spokesman Chris Holmes said. Westmoreland disclosed last month in an annual report submitted to securities regulators that it was considering filing for bankruptcy protection. It appeared to get a temporary reprieve this week, receiving an extension until June 15 on the default date for a loan previously valued at more than $300 million, securities filings show. The company reported $673 million in surety bonds and letters of credit to cover future reclamation work, and listed $773 million in “projected final reclamation costs” for its mines. Read More … http://www.star-telegram.com/news/state/texas/article211246604.html

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legislation

S.C. governor signs insurer cyber security into law

South Carolina became the first state to have a cyber security law requiring insurers to establish a “strong and aggressive” program to protect companies and their consumers from a data breach, with Gov. Henry McMaster’s signing of legislation this week, according to the state insurance department. “South Carolina is now the first in the nation to pass a comprehensive data security insurance law. This sets South Carolina apart and shows we are dedicated to keeping insurance information safe,” said South Carolina Insurance Director Raymond G. Farmer in the statement issued by the department. The statement said Gov. McMaster signed the South Carolina Department of Insurance Data Security Bill into law Tuesday. Mr. Farmer chaired the National Association of Insurance Commissioners’ Cybersecurity (EX) Working Group that drafted the law. The department said the law creates rules for insurers, agents and other licensed entities covering data security, investigation and notification of breach, including maintaining an information security program based on ongoing risk assessment; overseeing third-party service providers; investigating data breaches and notifying regulators of a cyber security event. http://www.businessinsurance.com/article/20180511/NEWS06/912321232/South-Carolina-governor-signs-insurer-cyber-security-law

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Reinsurer Must Assume Payments of Workers’ Compensation Benefits, Mass. Court Says

ACE American Insurance Co., rather than the state workers’ compensation trust fund, is required to pay benefits to an injured worker pursuant to a reinsurance policy that covered a self-insurer’s surety bond, a Massachusetts appeals court has held. In a May 2 opinion, the Massachusetts Court of Appeals affirmed that G. L. c. 152, § 25A(2)(c), of the Workers’ Compensation Act requires ACE as a reinsurer to pay benefits in the event of exhaustion of a self-insurer’s surety bond. Read More … https://harrismartin.com/article/23444/reinsurer-must-assume-payments-of-workers-compensation-benefits-mass-court-says/

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legislation

Peru: The impact of Emergency Decree 003-2017 on the insurance market for Surety bonds and letters of guarantee

Recently, the President of the APESEG (Peruvian Association of Insurance Companies), Eduardo Moron, expressed his concern regarding the harmful impact that Emergency Decree N ° 003-2017 would have on the insurance market for bond letters and surety bonds that guaranteed the obligations of various members of the so-called construction club (Odebrecht and those associated) before the State. The potential amount that would be the subject of such a demand is estimated at approximately S / 3,800 million, of which 97% would be taken on by foreign reinsurance companies, since national insurers only retained 3% The aforementioned Decree was issued to guarantee payment to the State of civil liabilities generated by acts of corruption linked mainly to the Odebrecht mega corruption case. However, this disrupted the payment chain to suppliers and with it brought state works to a standstill, thus resulting in the State being able to execute the bonds or guarantees at any time. The Project for Law 2408, which will replace the Emergency Decree, remains in discussion and limits the extension of the application of the regulation. However, it is not clear if this new law will eliminate the risk of the aforementioned execution of the surety bonds, as there is still concern over whether it is possible to safeguard the onslaught of a massive claim on these insurances, on the basis of force majeure (or acts by the principal), given that the poor legislative technique employed by the State is one of the main causes of this situation. This article is written by Pedro Richter at Torres Carpio Portocarrero & Richter Abogados in partnership with DAC Beachcroft LLP. https://www.lexology.com/library/detail.aspx?g=dc0ade3c-35c5-43e6-8be6-17f75913dc91

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Marijuana insurers in holding pattern after Sessions memo

Some insurers have left the marijuana insurance market after a warning memo sent by Attorney General Jeff Sessions earlier this year, but others are staying and even planning to increase their involvement in the sector, say observers. Insurers who have left the business include Glen Allen, Virginia-based Markel Corp. and Munich Reinsurance Co. unit Hartford Steam Boiler & Inspection Co., observers say. Mr. Sessions referred in his Jan. 2 memo to a memo issued in 2013 by then-Deputy Attorney General James M. Cole, which said law enforcement should focus on certain priorities with respect to marijuana, including preventing its distribution to minors. Mr. Sessions said, “previous nationwide guidance specific to marijuana enforcement is unnecessary and is rescinded, effective immediately.” “There’s been a mixed reaction,” said Ian A. Stewart, a partner with Wilson Elser Moskowitz Edelman & Dicker L.L.P. in Los Angeles. “On the insurance side, we saw a couple of carriers leave the space,” but “there are other carriers thinking about getting in, in 2018, who have taken a pause to see how things play out,” while others already in the business see this as an opportunity, he said. Justin Lehtonen, assistant vice president at Los Angeles-based wholesaler Worldwide Facilities Inc., said “probably one of the most severely handicapped areas at the moment” is coverage for equipment breakdown. A spokeswoman for Hamilton, Bermuda-based XL Group Ltd., which does business as XL Catlin, said it has not withdrawn from this market. “We review submissions on a risk-by-risk basis,” she said. Hartford Steam and Markel did not respond to queries on reports they had withdrawn from this market. “There have been markets that have pulled out, and some are just kind of tightening up,” said Ronnie Cabral, cannabis group practice leader at San Francisco-based wholesaler Crouse & Associates Insurance Co. The Cole memo’s withdrawal created “a little bit of a skittish marketplace that’s unsure about what they’re getting into,” said Rafael Haciski, a producer with Philadelphia-based broker The Graham Co. However, Stephen Pate, a member of law firm Cozen O’Connor P.C. in Houston, said despite the Cole memo’s withdrawal, “to date I haven’t seen anything that indicates to me they’ve done anything to try to enforce the federal marijuana laws.” Mr. Pate said insurers “right now are in a wait-and-see status, to see whether, in fact, the Trump administration is really, really going to do anything about this.” Seth A. Goldberg, a partner with Duane Morris L.L.P. in Philadelphia, said the memo has caused most industry participants to “pause and consider their involvement. But that said, the space has continued to grow and flourish,” and “the opportunity for insurers to profit from the space also remains.” Read More … http://www.businessinsurance.com/article/20180417/NEWS06/912320625/Marijuana-insurers-in-holding-pattern-after-Sessions-warning-memo

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Pennsylvania Mortgage Servicers Now Required to Get Licensed and Bonded

As of June 2018, Pennsylvania non-bank mortgage loan servicers have to get licensed in order to operate in the state. The changes are introduced by Senate Bill 751, which makes alterations to the Pennsylvania Mortgage Licensing Act (MLA) The bill sets licensing requirements for mortgage servicers, such as meeting surety bond requirements, as well as posting a fidelity bond. Licensees will also need to meet fixed level of net worth criteria. The changes with the new bill In most states across the country, mortgage servicers have to obtain a license prior to conducting their activities. With Senate Bill 751, Pennsylvania becomes the next state that introduces a regulatory procedure for this type of mortgage professionals. In this way, it aims to guarantee better compliance of mortgage servicers with federal and state laws. By amending the state’s Mortgage Licensing Act, legislators aim to bring legal clarity and ensure higher safety standards for the general public. The new legislation comes as a legal answer to cases of consumer complaints from servicers in Pennsylvania. For offences committed by servicers, the current MLA fines of $10,000 per occurrence apply as well. Servicers’ licenses can also be revoked and suspended, if deemed necessary. Besides the licensing criteria, the new bill also introduces important definitions of key terms and sets disclosure rules. It creates a wholesome legal framework for mortgage servicers in Pennsylvania. The licensing requirement for PA mortgage servicers With the introduction of the bill, the Department of Banking and Securities becomes the regulatory body that oversees non-bank mortgage loan servicers in the state. It takes over the responsibility to ensure that mortgage servicers comply with the Consumer Financial Protection Bureau’s regulations at 12 CFR, Pt. 1024. License applicants will have to submit their documents through the Nationwide Multistate Licensing System (NMLS), similarly to most other mortgage professionals in the U.S. You will be able to file your application starting April 1, 2018. The licensing process for non-bank mortgage servicers will entail obtaining a $500,000 surety bond. You will also need to get a fidelity bond in a sufficient amount set by the authorities, and the bond should be approved by the Federal National Mortgage Association or the Federal Home Loan Mortgage Corporation. Mortgage servicers will also need to maintain a minimum of $250,000 net worth at all times during the licensing period. You will have to cover licensing fees as well. Initial licenses cost $2,500 for the first office and $1,250 for each additional branch. For renewals, the fees are $1,000 for the principal office and $500 for additional ones. Meeting the bonding criteria One of the major licensing requirements you have to comply with if you want to run a mortgage servicing business in Pennsylvania is to obtain a $500,000 surety bond. The bonding functions as an extra layer of security for the state and consumers. For example, if a customer is subjected to any damages as a result of your actions as a mortgage servicer, they can file a claim against you. On proven claims, affected parties can receive a compensation that is up to the bond amount you have posted. In the case of Pennsylvania mortgage servicer bonds, this is $500,000. In order to get bonded, you don’t need to cover the whole required amount. You only have to pay a small percentage of it, which is often between 1% and 5%. This is called the bond premium and is determined on the basis of your personal and business finances. The better your overall profile is, the lower your bond cost is likely to be. https://nationalmortgageprofessional.com/news/66526/pennsylvania-mortgage-servicers-required-licensed-bonded

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legislation

Canada: Obligation To Disclose A Surety Bond To Potential Beneficiaries

Is the Decision in Valard Construction Ltd v. Bird Construction Co.1 Really Revolutionary in Quebec? The Supreme Court of Canada recently ruled on the obligation, whose existence and degree of intensity vary according to the circumstances, to disclose the existence of a surety bond for construction wages and materials to potential beneficiaries, pursuant to general principles of Common Law trusts and equity that do not apply, or at least not in the same way, in Quebec. After analyzing the decision, we will review the state of the law in Quebec in this regard. 1. The Valard decision General contractor Bird Construction Co. (“Bird”) required its sub-contractor Langford Electric (“Langford”) to provide a CCDC-222-type surety bond for the payment of wages and materials of its sub-contractors and suppliers, including Valard Construction Ltd. (“Valard”), in connection with a private construction project in the Alberta oilsands The provisions of the bond created a Common Law trust and named Bird as the trustee of the trust, which was intended to provide protection to unpaid creditors of Langford, who had to give the trustee notice of their claim within 120 days of their last provision of work or materials2. When Valard learned of the existence of the surety bond, however, the 120-day notice period had expired, such that its claim was rejected by the surety, Guarantee Company of North America. Following this rejection, Valard sued Bird on the grounds that it had breached its duty to inform Valard of the existence of the bond. Both the trial judge and the Alberta Court of Appeal dismissed Valard’s action. The Supreme Court overturned those judgments, concluding that even if the contract3 and Alberta law did not expressly require the trustee to inform potential beneficiaries of the bond, certain circumstances could require it to “take reasonable steps to notify potential beneficiaries of the trust”. In this case those circumstances were that the surety bond in question was not commonly used in private-sector projects in the oilsands, that it was not advertized or posted in the on-site trailer where Valard was required to attend daily meetings, that Bird had been advised that Valard was experiencing difficulties in getting paid, and that Valard was unaware of the bond’s existence until its right to avail itself thereof had expired. The Court indicated that in other circumstances, such as where a surety bond is commonly used or expressly referred to in the contract documents, “few if any steps may be required by a trustee” to disclose the bond’s existence. The Supreme Court analyzed the degree of intensity of the trustee’s duty in situations where a beneficiary arguably should be informed of the existence of the surety but neither the law nor the terms of the bond require this. Read More … http://www.mondaq.com/canada/x/684844/Building+Construction/Obligation+to+Disclose+a+Surety+Bond+to+Potential+Beneficiaries

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legislation

Supreme Court of Canada Provides Guidance on Trustees’ Duty to Disclose Construction Bonds to Beneficiaries

The Supreme Court of Canada (SCC) ruled in its recent decision, Valard Construction Ltd. v. Bird Construction Co. (Valard Construction), that an “obligee” or trustee under a labour and material payment bond (usually the owner or general contractor) may be required to disclose the bond’s existence to its beneficiaries (usually subcontractors). Prior to this decision, Canadian courts held that an obligee is only required to disclose the existence of a bond in response to a demand for information, such as demands made under applicable builders’ lien legislation. From now on, owners and general contractors will need to notify potential claimants of the existence of a bond in certain circumstances. OVERVIEW Valard Construction arose out of a claim by a utility sub-subcontractor (Valard) for directional drilling work done and materials provided to an oil sands worksite located near Fort McMurray, Alberta. The electrical subcontractor that engaged Valard became insolvent and some of Valard’s invoices went unpaid. Valard later learned of a bond obtained by the electrical subcontractor, which named the general contractor as obligee and the electrical subcontractor as principal, and sought to claim under the bond. The bond at issue was a standard form CCDC 222-2002 labour and material payment bond, which provides that a beneficiary who has not received payment within 90 days of the last day on which it provided work and/or materials may sue the surety on the bond for the unpaid sum. The beneficiary is required to provide notice to the surety, principal and obligee of its claim within 120 days of the last date that the work and/or materials were provided to the project in order to claim under the bond. Valard did not learn of the bond until seven months after the 120-day notice period had expired. As a result, the surety denied Valard’s claim. Valard then commenced a claim against the general contractor for the amount it would have claimed under the bond. SCC Decision The majority of the SCC found that the general contractor was liable to Valard for the sum that it could have obtained under the terms of the bond, had it been aware of its rights. According to the SCC, obligees are required to inform potential beneficiaries of the existence of a bond where the beneficiary would, objectively, suffer an unreasonable disadvantage by not being informed of the bond. Whether a beneficiary would suffer an unreasonable disadvantage is determined based on the circumstances in which the bond was entered into, including its terms, the nature of the industry and the beneficiary’s entitlement under the bond. In Valard Construction, the majority of the SCC held that the general contractor was required to inform Valard of the bond’s existence because labour and material payment bonds are unusual in private oil sands projects, Valard was unaware of the existence of the bond, and its entitlement was time-limited, such that it was unable to claim on the bond due to the expiry of the notice period before it learned of the bond. IMPLICATIONS Owners and General Contractors (Obligees) For obligees, Valard Construction creates a new administrative burden and legal risk. The test of whether a beneficiary would “suffer unreasonable disadvantage” due to lack of notice of the bond is unclear. Barring long-standing and well-known requirements for bonds on the type of construction at issue, it appears likely that notice of a bond will be required, or at least prudent. The next question is “what is sufficient notice?”. The SCC noted that the general contractor could have satisfied its duty by simply posting a notice of the bond at its on-site trailer where workers were required to attend site meetings on a regular basis. This would have ensured that a “significant portion” of the potential beneficiaries would have had notice of the bond. This seems simple enough, but it is not hard to imagine scenarios where such posting does not in fact notify subcontractors and suppliers. For example, suppliers who simply drop off materials at the job site may never enter the trailer. Alternatively, there may be multiple job sites. If a notice is visible only to front-line employees of a subcontractor, is that sufficient to inform the subcontractor’s management of the existence of the bond? Would an email suffice, or a clause in standard terms which all subcontractors are required to acknowledge? These and other questions will remain to be addressed over time as the extent of this new obligation is defined by parties and courts. Read More … https://www.jdsupra.com/legalnews/scc-provides-guidance-on-trustees-duty-40482/

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