{"id":897429,"date":"2020-05-06T10:54:46","date_gmt":"2020-05-06T16:54:46","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=897429"},"modified":"2020-05-06T10:54:49","modified_gmt":"2020-05-06T16:54:49","slug":"pay-when-paid-reasonable-time-payment","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/pay-when-paid-reasonable-time-payment\/","title":{"rendered":"“Pay-When-Paid”: Is there a “Reasonable Time” for Subcontractors to Wait for Payment Once Contractor-Owner Litigation Ensues?"},"content":{"rendered":"\n

Christopher M. Wise | The Dispute Resolver<\/a><\/p>\n\n\n\n

Obviously, subcontractors prefer to be paid within a reasonable time, but the issue of what constitutes a \u201creasonable time\u201d has been a conundrum many states have tackled over the years. From \u201cpay-if-paid\u201d to \u201cpay-when-paid\u201d provisions, states have either adopted one, both, or neither of these commonly controversial, heavily negotiated provisions. Recently, the California Court of Appeals has ruled on a \u201cpay-when-paid\u201d provision that might set the groundwork for subcontractors in other states arguing that \u201cpaid-when-paid\u201d provisions should be against public policy.<\/p>\n\n\n\n

Distinguishing Between Provisions<\/h3>\n\n\n\n

Both \u201cpay-if-paid\u201d to \u201cpay-when-paid\u201d provisions ultimately determine who will bear the financial risk of a construction contract. A \u201cpay-if-paid\u201d provision makes \u201cpayment by the owner to the general contractor a condition precedent to the general contractor\u2019s obligation to pay the subcontractor for the work the subcontractor has performed.\u201d1<\/sup><\/a> Under a \u201cpay-if-paid\u201d provision, the risk of non-payment falls on the subcontractor if the owner refuses to pay the general contractor. Many states, including California, have concluded that \u201cpay-if-paid\u201d provisions are unenforceable because they indirectly waive or forfeit the subcontractor\u2019s mechanic\u2019s lien rights in the event of nonpayment by the owner.2<\/sup><\/a><\/p>\n\n\n\n

Under a \u201cpay-when-paid\u201d provision, the general contractor agrees to pay the subcontractor within a period of time after the general contractor is paid by the owner.3<\/sup><\/a> Thus, under a \u201cpay-when-paid\u201d provision, the risk of non-payment falls on the general contractor. While a \u201cpay-when-paid\u201d provision is not a condition precedent, there is an implied understanding that the subcontractor has an unconditional right to payment within a reasonable time. While many states depart as to whether \u201cpay-when-paid\u201d provisions are enforceable, the underlining issue for a \u201cpay-when-paid\u201d provision is what constitutes a \u201creasonable time.\u201d<\/p>\n\n\n\n

Crosno Construction, Inc. v. Travelers Casualty & Surety Co. of America<\/em><\/h3>\n\n\n\n

On April 17, 2020, the California Fourth Appellate District Court of Appeals ruled against enforcing a \u201cpay-when-paid\u201d provision that would postpone the plaintiff\u2019s right to recover under a payment bond for an indefinite time period. The underlining issue was whether a surety may defend a public works payment bond action by invoking an expansive \u201cpay-when-paid\u201d provision in a construction subcontract that defers payment for an indefinite period of time.4<\/sup><\/a><\/p>\n\n\n\n

North Edwards Water District (District) selected Clark Bros., Inc. (Clark) as its general contractor on a public works project to build an arsenic removal water treatment plant. Clark hired subcontractor Crosno Construction (Crosno) to build and coat two steel reservoir tanks.5<\/sup><\/a> The subcontract contained a \u201cpay-when-paid\u201d provision that stated:<\/p>\n\n\n\n

\u201cIf Owner or other responsible party delays in making any payment to Contractor from which payment to Subcontractor is to be made, Contractor and its sureties shall have a reasonable time to make payment to Subcontractor. \u2018Reasonable time\u2019 shall be determined according to the relevant circumstances, but in no event shall be less than the time Contractor and Subcontractor require to pursue to conclusion their legal remedies against Owner or other responsible party to obtain payment, including (but not limited to) mechanics\u2019 lien remedies.\u201d6<\/sup><\/a><\/p><\/blockquote>\n\n\n\n

A dispute arose between Clark and District halting the project. Crosno sought to recover payment owned under the public works payment bond that Clark had obtained for the project.<\/p>\n\n\n\n

The Court focused on whether postponing Crosno\u2019s right to recover under the payment bond until Clark\u2019s litigation against the District concluded would result in an unreasonable impairment of Crosno\u2019s statutory payment bond remedy. Crosno never executed a waiver and release required to validly \u201cwaive, affect, or impair\u201d its payment bond rights. Applying precedent, the court reiterated that postponing payments:<\/p>\n\n\n\n

\u201c. . . earned by a subcontractor, itself without fault, until a dispute between the contractor and the owner is resolved, perhaps months or even years later \u2026 gives no reasonable assurance that such a dispute would ever be resolved. If the contractor lost the dispute, the contractor would be required to pay his subcontractor creditor from other funds. If the contractor won the dispute, the contractor would be required to apply all or a substantial part of the money he receives toward his subcontract obligations. . . the contractor\u2019s interest would seem more likely to benefit from avoidance of any settlement with the owner.\u201d7<\/sup><\/a><\/p><\/blockquote>\n\n\n\n

A \u201creasonable time,\u201d in this case, would include an indefinite timeframe. In fact, the litigation between Clark and District had already reached the two-year mark prior to this ruling. For many subcontractors, managing business in the wake of the COVID-19 crisis is difficult enough. If subcontractors were to be forced to wait until contractor-owner litigation were resolved prior to receiving payment, most subcontractors would fail to survive.<\/p>\n\n\n\n

Conclusion<\/h3>\n\n\n\n

Crosno<\/em> reminds lawyers representing subcontractors that the purpose behind a public works payment bond is to provide subcontractors a sufficient means of payment. This distinct remedy to public works subcontractors is in addition to the protection payment bonds provide in the event of a defaulting contractor. Moreover, Crosno<\/em> provides a subtle reminder of the importance of drafting specific waiver and releases. Generally, a waiver and release of payment bond rights can be enforceable to the detriment of the subcontractor. While many states differ on their enforcement of \u201cpay-if-paid\u201d and \u201cpay-when-paid\u201d provisions, arguing the element of reasonableness to protect otherwise disadvantaged subcontractors caught in-between contractor-owner litigation might be your best option.<\/p>\n\n\n\n

\n\n\n\n


1 <\/strong><\/a>Wm. R. Clarke Corp. v. Safeco Ins. Co.<\/em>, 15 Cal. 4th 882, 885 (1997).↩<\/sup><\/a>
2 <\/strong><\/a>Id<\/em>. at 886.↩<\/sup><\/a>
3 <\/strong><\/a>Chapman Excavating Co. v. Fortney & Weygandt, Inc.<\/em>, 2004-Ohio-3867, \u00b6 22 (Ct. App.).↩<\/sup><\/a>
4 <\/strong><\/a>Crosno Constr., Inc. v. Travelers Cas. & Sur. Co. of Am.<\/em>, Nos. D075561, D075562, 2020 Cal. App.at *8-9 (Ct. App. Apr. 17, 2020).↩<\/sup><\/a>
5 <\/strong><\/a>Id<\/em>. at 1-2.↩<\/sup><\/a>
6 <\/strong><\/a>Id<\/em>. at 4-5.↩<\/sup><\/a>
7 <\/strong><\/a>Id<\/em>. at 17-18 (citing Yamanishi v. Bleily & Collishaw, Inc.<\/em>, 29 Cal. App. 3d 457, 463 (1972).↩<\/sup><\/a><\/p>\n","protected":false},"excerpt":{"rendered":"

Christopher M. Wise | The Dispute Resolver Obviously, subcontractors prefer to be paid within a reasonable time, but the issue of what constitutes a \u201creasonable time\u201d has been a conundrum many states have tackled over the years. From \u201cpay-if-paid\u201d to \u201cpay-when-paid\u201d provisions, states have either adopted one, both, or neither of these commonly controversial, heavily… Continue reading “Pay-When-Paid”: Is there a “Reasonable Time” for Subcontractors to Wait for Payment Once Contractor-Owner Litigation Ensues?<\/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":[14,9],"tags":[9895,7568,11156],"class_list":["post-897429","post","type-post","status-publish","format-standard","hentry","category-construction-2","category-construction-contracts","tag-advise-consult","tag-pay-if-paid-clause","tag-pay-when-paid-clause","entry"],"jetpack_publicize_connections":[],"yoast_head":"\n"Pay-When-Paid": Is there a "Reasonable Time" for Subcontractors to Wait for Payment Once Contractor-Owner Litigation Ensues? 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