{"id":896315,"date":"2019-08-15T14:42:09","date_gmt":"2019-08-15T20:42:09","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=896315"},"modified":"2019-08-15T14:42:17","modified_gmt":"2019-08-15T20:42:17","slug":"oregon-clarifies-timing-rule-for-construction-liens","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/","title":{"rendered":"Oregon Court of Appeals Clarifies Timing Rule for Construction Liens"},"content":{"rendered":"\n<p>Blake Robinson | <a href=\"https:\/\/www.lexology.com\/library\/detail.aspx?g=e9ea3a7f-a708-47b8-8bed-01e5d6cb2de4&amp;utm_source=Lexology+Daily+Newsfeed&amp;utm_medium=HTML+email+-+Body+-+General+section&amp;utm_campaign=Lexology+subscriber+daily+feed&amp;utm_content=Lexology+Daily+Newsfeed+2019-08-12&amp;utm_term=\">Davis Wright Tremaine<\/a> | August 8, 2019<\/p>\n\n\n\n<p>Under Oregon law, a contractor or subcontractor must file a construction lien within 75 days \u201cafter the person has ceased to provide labor, rent equipment or furnish materials or 75 days after completion of construction, whichever is earlier.\u201d ORS 87.035(1). But when does the 75-day period run when a subcontractor fully completes its work on a project, but is called back months later for additional work?<\/p>\n\n\n\n<p>In a recent case,&nbsp;<em>Bethlehem Construction, Inc. v Portland General Electric Company<\/em>, the Oregon Court of Appeals determined that the 75-day period ran from completion of the additional work. 298 Or App 348, &#8212; P3d &#8212;- (2019). The court primarily based its conclusion on the fact that the subcontractor performed the additional work under a change order that specifically referenced the original contract.<\/p>\n\n\n\n<p>Accordingly, contractors and subcontractors who are called back to a job to perform additional work and who have not already filed a construction lien should request a change order referring back to the original contract. Likewise, owners should recognize that even if a contractor or subcontractor fails to file a construction lien within 75 days of completion of the original work, the contractor or subcontractor\u2019s lien rights can be revived if the contractor or subcontractor is called back to perform additional work under a change order that refers back to the original contract.<\/p>\n\n\n\n<p>In&nbsp;<em>Bethlehem Construction<\/em>, PGE hired a general contractor, Abeinsa, for the construction of a power plant. Abeinsa, in turn, subcontracted with Bethlehem Construction. Under the subcontract, Bethlehem agreed to manufacture concrete panels for Abeinsa.<\/p>\n\n\n\n<p>Bethlehem completed its work and issued a final invoice, but did not file a lien within the ensuing 75 days. Around eight months later, Abeinsa requested that Bethlehem return to the project to evaluate damage to the panels caused by a different subcontractor.<\/p>\n\n\n\n<p>Bethlehem and Abeinsa signed a \u201cChange Order Request\u201d listing the original contract number and name in the \u201creference\u201d field and describing a \u201cscope of change\u201d to the original contract. Bethlehem completed the work and, within 75 days of doing so, recorded a lien covering both the original and change order work.<\/p>\n\n\n\n<p>The Oregon Court of Appeals concluded that Bethlehem\u2019s lien was timely because all of the evidence (specifically, the language in the Change Order Request referring to the original contract) demonstrated that the parties intended the original and subsequent work to be \u201ctwo parts of one single contract.\u201d<\/p>\n\n\n\n<p>The court also concluded that the later work was not \u201ctrivial or trifling\u201d\u2014which was significant because the 75-day deadline to record a lien is not extended by the contractor or subcontractor returning to the project to perform \u201csome trifling work or a few odds and ends after apparently completing the job and removing its equipment.\u201d Here, the later work was not trivial or trifling because the Change Order Request specifically required the work, and the work was \u201csignificant to the project.\u201d<\/p>\n\n\n\n<ol class=\"wp-block-list\"><li>A construction lien must be recorded within the earlier of 75 days of the contractor or subcontractor stopping its work on the project or completion of construction.<\/li><li>If a contractor or subcontractor completes its work on a project but later is called back to do additional, related work, and it performs that work under a change order that&nbsp;<em>specifically refers back to the original contract<\/em>, the 75-day period will likely run from the date the later work is completed.<\/li><li>If the later work is not required by the original contract or a change order, or is not significant to the project, the 75-day period will likely run from the date the&nbsp;<em>original<\/em>&nbsp;work was completed.<\/li><\/ol>\n","protected":false},"excerpt":{"rendered":"<p>Blake Robinson | Davis Wright Tremaine | August 8, 2019 Under Oregon law, a contractor or subcontractor must file a construction lien within 75 days \u201cafter the person has ceased to provide labor, rent equipment or furnish materials or 75 days after completion of construction, whichever is earlier.\u201d ORS 87.035(1). But when does the 75-day&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/\">Continue reading <span class=\"screen-reader-text\">Oregon Court of Appeals Clarifies Timing Rule for Construction Liens<\/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":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","enabled":false},"version":2}},"categories":[10772],"tags":[9895,279,184,320],"class_list":["post-896315","post","type-post","status-publish","format-standard","hentry","category-mechanics-lien-law","tag-advise-consult","tag-construction-lien","tag-mechanics-lien-law","tag-oregon","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>Oregon Court of Appeals Clarifies Timing Rule for Construction Liens - Advise &amp; Consult, Inc.<\/title>\n<meta name=\"description\" content=\"Oregon law, a contractor or sub must file a construction lien within 75 days \u201cafter ceasing to provide labor, or 75 days after completion of construction\" \/>\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\/oregon-clarifies-timing-rule-for-construction-liens\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Oregon Court of Appeals Clarifies Timing Rule for Construction Liens - Advise &amp; Consult, Inc.\" \/>\n<meta property=\"og:description\" content=\"Oregon law, a contractor or sub must file a construction lien within 75 days \u201cafter ceasing to provide labor, or 75 days after completion of construction\" \/>\n<meta property=\"og:url\" content=\"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/\" \/>\n<meta property=\"og:site_name\" content=\"Advise &amp; Consult, Inc.\" \/>\n<meta property=\"article:publisher\" content=\"https:\/\/www.facebook.com\/Advise-Consult-Inc-126949043996790\/\" \/>\n<meta property=\"article:published_time\" content=\"2019-08-15T20:42:09+00:00\" \/>\n<meta property=\"article:modified_time\" content=\"2019-08-15T20:42:17+00:00\" \/>\n<meta name=\"author\" content=\"admin\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:creator\" content=\"@adviseconsult\" \/>\n<meta name=\"twitter:site\" content=\"@adviseconsult\" \/>\n<meta name=\"twitter:label1\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data1\" content=\"admin\" \/>\n\t<meta name=\"twitter:label2\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data2\" content=\"3 minutes\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\/\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/#article\",\"isPartOf\":{\"@id\":\"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/\"},\"author\":{\"name\":\"admin\",\"@id\":\"https:\/\/www.myconstructionexpert.com\/blog\/#\/schema\/person\/0a11abe008083d5fb19c2b0feefe7bd7\"},\"headline\":\"Oregon Court of Appeals Clarifies Timing Rule for Construction Liens\",\"datePublished\":\"2019-08-15T20:42:09+00:00\",\"dateModified\":\"2019-08-15T20:42:17+00:00\",\"mainEntityOfPage\":{\"@id\":\"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/\"},\"wordCount\":608,\"commentCount\":0,\"publisher\":{\"@id\":\"https:\/\/www.myconstructionexpert.com\/blog\/#organization\"},\"keywords\":[\"Advise &amp; Consult\",\"Construction Lien\",\"Mechanics Lien Law\",\"Oregon\"],\"articleSection\":[\"Mechanics Lien Law\"],\"inLanguage\":\"en-US\",\"potentialAction\":[{\"@type\":\"CommentAction\",\"name\":\"Comment\",\"target\":[\"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/#respond\"]}]},{\"@type\":\"WebPage\",\"@id\":\"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/\",\"url\":\"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/\",\"name\":\"Oregon Court of Appeals Clarifies Timing Rule for Construction Liens - Advise &amp; Consult, Inc.\",\"isPartOf\":{\"@id\":\"https:\/\/www.myconstructionexpert.com\/blog\/#website\"},\"datePublished\":\"2019-08-15T20:42:09+00:00\",\"dateModified\":\"2019-08-15T20:42:17+00:00\",\"description\":\"Oregon law, a contractor or sub must file a construction lien within 75 days \u201cafter ceasing to provide labor, or 75 days after completion of construction\",\"inLanguage\":\"en-US\",\"potentialAction\":[{\"@type\":\"ReadAction\",\"target\":[\"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/\"]}]},{\"@type\":\"WebSite\",\"@id\":\"https:\/\/www.myconstructionexpert.com\/blog\/#website\",\"url\":\"https:\/\/www.myconstructionexpert.com\/blog\/\",\"name\":\"Advise &amp; Consult, Inc.\",\"description\":\"Construction Expert Witnesses\",\"publisher\":{\"@id\":\"https:\/\/www.myconstructionexpert.com\/blog\/#organization\"},\"potentialAction\":[{\"@type\":\"SearchAction\",\"target\":{\"@type\":\"EntryPoint\",\"urlTemplate\":\"https:\/\/www.myconstructionexpert.com\/blog\/?s={search_term_string}\"},\"query-input\":{\"@type\":\"PropertyValueSpecification\",\"valueRequired\":true,\"valueName\":\"search_term_string\"}}],\"inLanguage\":\"en-US\"},{\"@type\":\"Organization\",\"@id\":\"https:\/\/www.myconstructionexpert.com\/blog\/#organization\",\"name\":\"Advise & Consult\",\"url\":\"https:\/\/www.myconstructionexpert.com\/blog\/\",\"logo\":{\"@type\":\"ImageObject\",\"inLanguage\":\"en-US\",\"@id\":\"https:\/\/www.myconstructionexpert.com\/blog\/#\/schema\/logo\/image\/\",\"url\":\"https:\/\/www.myconstructionexpert.com\/blog\/wp-content\/uploads\/2015\/11\/AC-Red-Logo.png\",\"contentUrl\":\"https:\/\/www.myconstructionexpert.com\/blog\/wp-content\/uploads\/2015\/11\/AC-Red-Logo.png\",\"width\":162,\"height\":75,\"caption\":\"Advise & Consult\"},\"image\":{\"@id\":\"https:\/\/www.myconstructionexpert.com\/blog\/#\/schema\/logo\/image\/\"},\"sameAs\":[\"https:\/\/www.facebook.com\/Advise-Consult-Inc-126949043996790\/\",\"https:\/\/x.com\/adviseconsult\",\"https:\/\/www.linkedin.com\/company-beta\/204526\/\",\"https:\/\/www.youtube.com\/user\/MrConstructionExpert\"]},{\"@type\":\"Person\",\"@id\":\"https:\/\/www.myconstructionexpert.com\/blog\/#\/schema\/person\/0a11abe008083d5fb19c2b0feefe7bd7\",\"name\":\"admin\",\"image\":{\"@type\":\"ImageObject\",\"inLanguage\":\"en-US\",\"@id\":\"https:\/\/www.myconstructionexpert.com\/blog\/#\/schema\/person\/image\/\",\"url\":\"https:\/\/secure.gravatar.com\/avatar\/b01e71b7acadd7657af782b7ad1a30cc?s=96&d=mm&r=pg\",\"contentUrl\":\"https:\/\/secure.gravatar.com\/avatar\/b01e71b7acadd7657af782b7ad1a30cc?s=96&d=mm&r=pg\",\"caption\":\"admin\"},\"sameAs\":[\"http:\/\/www.expertwitnessinconstruction.com\"]}]}<\/script>\n<!-- \/ Yoast SEO plugin. -->","yoast_head_json":{"title":"Oregon Court of Appeals Clarifies Timing Rule for Construction Liens - Advise &amp; Consult, Inc.","description":"Oregon law, a contractor or sub must file a construction lien within 75 days \u201cafter ceasing to provide labor, or 75 days after completion of construction","robots":{"index":"index","follow":"follow","max-snippet":"max-snippet:-1","max-image-preview":"max-image-preview:large","max-video-preview":"max-video-preview:-1"},"canonical":"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/","og_locale":"en_US","og_type":"article","og_title":"Oregon Court of Appeals Clarifies Timing Rule for Construction Liens - Advise &amp; Consult, Inc.","og_description":"Oregon law, a contractor or sub must file a construction lien within 75 days \u201cafter ceasing to provide labor, or 75 days after completion of construction","og_url":"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/","og_site_name":"Advise &amp; Consult, Inc.","article_publisher":"https:\/\/www.facebook.com\/Advise-Consult-Inc-126949043996790\/","article_published_time":"2019-08-15T20:42:09+00:00","article_modified_time":"2019-08-15T20:42:17+00:00","author":"admin","twitter_card":"summary_large_image","twitter_creator":"@adviseconsult","twitter_site":"@adviseconsult","twitter_misc":{"Written by":"admin","Est. reading time":"3 minutes"},"schema":{"@context":"https:\/\/schema.org","@graph":[{"@type":"Article","@id":"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/#article","isPartOf":{"@id":"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/"},"author":{"name":"admin","@id":"https:\/\/www.myconstructionexpert.com\/blog\/#\/schema\/person\/0a11abe008083d5fb19c2b0feefe7bd7"},"headline":"Oregon Court of Appeals Clarifies Timing Rule for Construction Liens","datePublished":"2019-08-15T20:42:09+00:00","dateModified":"2019-08-15T20:42:17+00:00","mainEntityOfPage":{"@id":"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/"},"wordCount":608,"commentCount":0,"publisher":{"@id":"https:\/\/www.myconstructionexpert.com\/blog\/#organization"},"keywords":["Advise &amp; Consult","Construction Lien","Mechanics Lien Law","Oregon"],"articleSection":["Mechanics Lien Law"],"inLanguage":"en-US","potentialAction":[{"@type":"CommentAction","name":"Comment","target":["https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/#respond"]}]},{"@type":"WebPage","@id":"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/","url":"https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/","name":"Oregon Court of Appeals Clarifies Timing Rule for Construction Liens - Advise &amp; Consult, Inc.","isPartOf":{"@id":"https:\/\/www.myconstructionexpert.com\/blog\/#website"},"datePublished":"2019-08-15T20:42:09+00:00","dateModified":"2019-08-15T20:42:17+00:00","description":"Oregon law, a contractor or sub must file a construction lien within 75 days \u201cafter ceasing to provide labor, or 75 days after completion of construction","inLanguage":"en-US","potentialAction":[{"@type":"ReadAction","target":["https:\/\/www.myconstructionexpert.com\/blog\/oregon-clarifies-timing-rule-for-construction-liens\/"]}]},{"@type":"WebSite","@id":"https:\/\/www.myconstructionexpert.com\/blog\/#website","url":"https:\/\/www.myconstructionexpert.com\/blog\/","name":"Advise &amp; Consult, Inc.","description":"Construction Expert Witnesses","publisher":{"@id":"https:\/\/www.myconstructionexpert.com\/blog\/#organization"},"potentialAction":[{"@type":"SearchAction","target":{"@type":"EntryPoint","urlTemplate":"https:\/\/www.myconstructionexpert.com\/blog\/?s={search_term_string}"},"query-input":{"@type":"PropertyValueSpecification","valueRequired":true,"valueName":"search_term_string"}}],"inLanguage":"en-US"},{"@type":"Organization","@id":"https:\/\/www.myconstructionexpert.com\/blog\/#organization","name":"Advise & Consult","url":"https:\/\/www.myconstructionexpert.com\/blog\/","logo":{"@type":"ImageObject","inLanguage":"en-US","@id":"https:\/\/www.myconstructionexpert.com\/blog\/#\/schema\/logo\/image\/","url":"https:\/\/www.myconstructionexpert.com\/blog\/wp-content\/uploads\/2015\/11\/AC-Red-Logo.png","contentUrl":"https:\/\/www.myconstructionexpert.com\/blog\/wp-content\/uploads\/2015\/11\/AC-Red-Logo.png","width":162,"height":75,"caption":"Advise & Consult"},"image":{"@id":"https:\/\/www.myconstructionexpert.com\/blog\/#\/schema\/logo\/image\/"},"sameAs":["https:\/\/www.facebook.com\/Advise-Consult-Inc-126949043996790\/","https:\/\/x.com\/adviseconsult","https:\/\/www.linkedin.com\/company-beta\/204526\/","https:\/\/www.youtube.com\/user\/MrConstructionExpert"]},{"@type":"Person","@id":"https:\/\/www.myconstructionexpert.com\/blog\/#\/schema\/person\/0a11abe008083d5fb19c2b0feefe7bd7","name":"admin","image":{"@type":"ImageObject","inLanguage":"en-US","@id":"https:\/\/www.myconstructionexpert.com\/blog\/#\/schema\/person\/image\/","url":"https:\/\/secure.gravatar.com\/avatar\/b01e71b7acadd7657af782b7ad1a30cc?s=96&d=mm&r=pg","contentUrl":"https:\/\/secure.gravatar.com\/avatar\/b01e71b7acadd7657af782b7ad1a30cc?s=96&d=mm&r=pg","caption":"admin"},"sameAs":["http:\/\/www.expertwitnessinconstruction.com"]}]}},"jetpack_featured_media_url":"","jetpack_sharing_enabled":true,"jetpack_shortlink":"https:\/\/wp.me\/p2ztG6-3LaH","jetpack_likes_enabled":true,"_links":{"self":[{"href":"https:\/\/www.myconstructionexpert.com\/blog\/wp-json\/wp\/v2\/posts\/896315","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.myconstructionexpert.com\/blog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.myconstructionexpert.com\/blog\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.myconstructionexpert.com\/blog\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.myconstructionexpert.com\/blog\/wp-json\/wp\/v2\/comments?post=896315"}],"version-history":[{"count":1,"href":"https:\/\/www.myconstructionexpert.com\/blog\/wp-json\/wp\/v2\/posts\/896315\/revisions"}],"predecessor-version":[{"id":896316,"href":"https:\/\/www.myconstructionexpert.com\/blog\/wp-json\/wp\/v2\/posts\/896315\/revisions\/896316"}],"wp:attachment":[{"href":"https:\/\/www.myconstructionexpert.com\/blog\/wp-json\/wp\/v2\/media?parent=896315"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.myconstructionexpert.com\/blog\/wp-json\/wp\/v2\/categories?post=896315"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.myconstructionexpert.com\/blog\/wp-json\/wp\/v2\/tags?post=896315"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}