{"id":443,"date":"2012-03-29T10:18:13","date_gmt":"2012-03-29T16:18:13","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=443"},"modified":"2012-03-29T10:18:13","modified_gmt":"2012-03-29T16:18:13","slug":"subcontractors-take-note-appellate-division-confirms-that-construction-lender-has-no-duty-to-subcontractor-absent-express-promise-to-pay-lexology","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/subcontractors-take-note-appellate-division-confirms-that-construction-lender-has-no-duty-to-subcontractor-absent-express-promise-to-pay-lexology\/","title":{"rendered":"Subcontractors Take Note &#8211; Appellate Division Confirms that Construction Lender has no Duty to Subcontractor Absent Express Promise to Pay &#8211; Lexology"},"content":{"rendered":"<p>Peter James Herrigel &#8211; March 21, 2012<\/p>\n<p>The New Jersey Appellate Division recently ruled in Vollers Excavating and Construction, Inc. v. Citizens Bank of Pennsylvania, Docket No. A-3844-10T1 (March 5, 2012), that a construction lender has no obligation to pay an unpaid subcontractor on a project when the general contractor files for bankruptcy protection.\u00a0 In Vollers, Vollers was a subcontractor to Opus East LLC (\u201cOpus East\u201d), the general contractor on a project known as Mercer Corporate Center (the \u201cProject\u201d).\u00a0 Opus East was the sole shareholder of Mercer Corporate Center, LLC (\u201cMCC\u201d), the owner of the Project.\u00a0 In 2007, MCC entered into a construction loan agreement with Citizens Bank of Pennsylvania (\u201cCitizens\u201d) for $23.3 million to finance the Project.\u00a0 Also in 2007, Vollers entered into a subcontract agreement with Opus East for excavation, grading and other related services for the Project for approximately $3.3 million.\u00a0 Vollers had no agreement with Citizens.<\/p>\n<p>Construction on the Project commenced and, in the fall of 2008, Opus East began to experience cost overruns, which were jeopardizing the Project\u2019s viability.\u00a0 In May 2009, Opus East warned Vollers that Opus East and MCC may discontinue paying subcontractors.\u00a0 In June 2009, Vollers filed a construction lien against the Project for $505,754.32.\u00a0 In July 2009, Opus East and MCC filed bankruptcy petitions for relief under Chapter 7.<\/p>\n<p>With Opus East and MCC both in bankruptcy, Vollers attempted to collect directly from Citizens.\u00a0 The trial court granted summary judgment to Citizens and dismissed the matter with prejudice.\u00a0 The trial court concluded that Vollers\u2019 contract was with Opus East (the general contractor), not with Citizens, and there was no evidence that Citizens knew that Opus East and MCC were in default and going into bankruptcy, but wanted Vollers to continue working without pay.\u00a0\u00a0 The trial court found no evidence that Citizens had a duty to pay Vollers for services that were rendered to Opus East and\/or the Project.<\/p>\n<p>The Appellate Division affirmed substantially for the reasons expressed in the trial court\u2019s oral opinion.\u00a0 The Appellate Division did expressly note that a lender providing a construction loan owes no duty to an unpaid subcontractor absent the lender\u2019s express promise or assurance of payment.\u00a0 Here, Vollers had no communications with Citizens, there was no evidence that Citizens made an express promise or assurance to pay Vollers and Citizens did not direct Vollers to continue working on the Project.<\/p>\n<p>The Appellate Division made clear that Vollers was not a party to any of the loan documents between Citizens and MCC and had no rights thereunder.\u00a0 There was no privity of contract nor any evidence that Vollers was an intended third-party beneficiary of the agreement between MCC and Citizens.\u00a0 As a result, Citizens had no obligation to pay Vollers pursuant to Vollers\u2019 contract with Opus East, and Vollers was unable to collect from Citizens.<\/p>\n<p>The Vollers case makes clear that subcontractors have no rights to collect against the construction lender in the event the general contractor or owner files for bankruptcy or otherwise leaves the project, absent some express promise by the lender to pay for the subcontractors\u2019 work on the project. Absent that express undertaking, the subcontractor is limited to the general contractor (or others in privity, if any), owner (through its construction lien rights) and possibly a surety under a payment bond, if applicable, for recovery for its work at a project.\u00a0 This is important because the subcontractor\u2019s construction lien rights may be of no benefit if the construction lender forecloses on the Project property based on a defaulted construction loan.<\/p>\n<p>via <a href=\"http:\/\/www.lexology.com\/library\/detail.aspx?g=9b7a0410-5c1e-4331-96d8-1d488507a066&amp;utm_source=Lexology+Daily+Newsfeed&amp;utm_medium=HTML+email+-+Body+-+Other+states+section&amp;utm_campaign=Lexology+subscriber+daily+feed&amp;utm_content=Lexology+Daily+Newsfeed+2012-03-23&amp;utm_term=\">Subcontractors take note &#8211; Appellate Division confirms that construction lender has no duty to subcontractor absent express promise to pay &#8211; Lexology<\/a>.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Peter James Herrigel &#8211; March 21, 2012 The New Jersey Appellate Division recently ruled in Vollers Excavating and Construction, Inc. v. Citizens Bank of Pennsylvania, Docket No. A-3844-10T1 (March 5, 2012), that a construction lender has no obligation to pay an unpaid subcontractor on a project when the general contractor files for bankruptcy protection.\u00a0 In&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/subcontractors-take-note-appellate-division-confirms-that-construction-lender-has-no-duty-to-subcontractor-absent-express-promise-to-pay-lexology\/\">Continue reading <span class=\"screen-reader-text\">Subcontractors Take Note &#8211; Appellate Division Confirms that Construction Lender has no Duty to Subcontractor Absent Express Promise to Pay &#8211; Lexology<\/span><\/a><\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":false,"jetpack_social_options":{"image_generator_settings":{"template":"highway","enabled":false},"version":2}},"categories":[1],"tags":[],"class_list":["post-443","post","type-post","status-publish","format-standard","hentry","category-insurance-estimates","entry"],"jetpack_publicize_connections":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v25.0 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Subcontractors Take Note - Appellate Division Confirms that Construction Lender has no Duty to Subcontractor Absent Express Promise to Pay - Lexology - Advise &amp; Consult, Inc.<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/subcontractors-take-note-appellate-division-confirms-that-construction-lender-has-no-duty-to-subcontractor-absent-express-promise-to-pay-lexology\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Subcontractors Take Note - Appellate Division Confirms that Construction Lender has no Duty to Subcontractor Absent Express Promise to Pay - Lexology - Advise &amp; Consult, Inc.\" \/>\n<meta property=\"og:description\" content=\"Peter James Herrigel &#8211; March 21, 2012 The New Jersey Appellate Division recently ruled in Vollers Excavating and Construction, Inc. v. 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