{"id":897747,"date":"2020-07-23T10:42:31","date_gmt":"2020-07-23T16:42:31","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=897747"},"modified":"2020-07-23T10:42:34","modified_gmt":"2020-07-23T16:42:34","slug":"pay-when-paid-not-dead-yet","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/pay-when-paid-not-dead-yet\/","title":{"rendered":"\u201cPay When Paid\u201d Provisions May Not Be Dead, Yet"},"content":{"rendered":"\n

Garret Murai | California Construction Law Blog<\/a><\/p>\n\n\n\n

Sophisticated contractors know that in California contractual \u201cpay when paid<\/a>\u201d provisions are enforceable but that \u201cpay if paid<\/a>\u201d provisions are not.<\/p>\n\n\n\n

\u201cPay If Paid\u201d v. \u201cPay When Paid\u201d Provisions<\/h3>\n\n\n\n

A \u201cpay if paid\u201d provision is one in which a higher tier party agrees to pay a lower tier party \u201cif\u201d it is paid in turn by a still higher party. Most commonly they are found in subcontracts between general contractors and subcontractors and provide that the general contractor will pay the subcontractor \u201cif\u201d the general contractor is paid by the project owner. However, they can also be found in subcontracts between higher and lower tiered subcontractors and between subcontractors and material suppliers and equipment lessors. In California, such provisions, which create a condition precedent to payment, namely, a condition that must precede payment to a lower tiered party, are void as a matter of law.<\/p>\n\n\n\n

\u201cPay when paid\u201d provisions, on the other hand, are enforceable. A \u201cpay when paid\u201d provision is one in which a higher tier party agrees to pay a lower tier party \u201cwhen\u201d it is paid by a still higher tier party. At first blush there doesn\u2019t seem to be much of a difference between a provision that provides that a higher tier party will pay a lower tier party \u201cif\u201d versus \u201cwhen\u201d the higher tier party is paid by a still higher tier party. But there is. In California, \u201cpay when paid\u201d provisions are enforceable because courts have found that \u201cpay when paid\u201d provisions do not create a condition precedent to payment. In other words, \u201cpay when paid\u201d provisions are enforceable because they do not condition payment to a lower tier party on a higher tiered party receiving payment first from a still higher tier party. Rather, \u201cpay when paid\u201d provisions are enforceable because it merely provides that a higher tier party will pay a lower tier party when the higher tier party receives payment from a still higher tier party, but in no event beyond a reasonable time<\/em>.<\/p>\n\n\n\n

Thus construed, \u201cpay when paid\u201d provisions, despite their language, do not condition payment to a lower tier  party on a higher tier party first receiving payment from a still higher tier party at all. Rather, a higher tier party must pay a lower tier party within a \u201creasonable time\u201d whether the higher tier party is paid or not by a still higher party. However, sophisticated contractors and their lawyers have begun to define what a \u201creasonable time\u201d is, and when they do, nearly across the board, they define a \u201creasonable time\u201d as the time it takes for the higher tier party to pursue payment from the still higher tier party. This, of course, could take years given the slow wheels of justice.<\/p>\n\n\n\n

This may all be coming to an end, however. In Crosno Construction, Inc. v. Travelers Casualty and Surety Company of America<\/em><\/a>, Case Nos. D075561 and D075562 (April 17, 2020), the 4th District Court of Appeal examined the enforceability of a \u201cpay when paid\u201d provision in the context of a payment bond dispute. The \u201cpay when paid\u201d provision at issue provided that the general contractor would have a reasonable time to pay the subcontractor which \u201cin no event\u201d would be less than the time required for the general contractor \u201cto pursue to conclusion [its] legal remedies against [the project owner.\u201d<\/p>\n\n\n\n

The Crosno Construction Case<\/h3>\n\n\n\n

General contractor Clark Bros., Inc. hired subcontractor Crosno Construction on a public works project owned by the North Edwards Water District. The public works project involved the construction of arsenic removal water treatment plant. Crosno was hired to build and coat two steel reservoir tanks.<\/p>\n\n\n\n

Clark\u2019s subcontract with Crosno included a \u201cpay when paid\u201d provision which provided as follows:<\/p>\n\n\n\n

If 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. \u201cReasonable time\u201d 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.<\/p><\/blockquote>\n\n\n\n

After Crosno had invoiced $562,435 of work on the project, a dispute arose, and all work on the project stopped. Crosno filed a stop payment notice on the project, and after Clark informed Crosno that the District had terminated its contract with Clark, Crosno filed a payment bond claim. Clark later filed suit against the District and Crosno filed suit against Clark, the District and Clark\u2019s payment bond surety Travelers Casualty and Surety Company of America for breach of contract, enforcement of its stop payment notice, and claim against Clark\u2019s payment bond.<\/p>\n\n\n\n

Roughly a year later, Crosno filed a motion for summary judgment on its payment bond claim against Travelers. In response, Travelers argued that Crosno\u2019s subcontract with Clark included a \u201cpay when paid\u201d provision which defined \u201creasonable time\u201d as the time for Clark to purse its legal remedies against the District, and because Clark was still in litigation with the District, Travelers had no current obligation to pay Crosno.<\/p>\n\n\n\n

The trial court agreed with Crosno finding that the \u201cpay when paid\u201d provision would impermissibly affect or impair Crosno\u2019s statutory payment bond rights under Civil Code section 8122 which provides that \u201c[a]n owner, direct contractor, or subcontractor may not, by contract or otherwise, waive, affect, or impair\u201d a claimant\u2019s rights under California\u2019s construction payment statutes (e.g., right to make a payment bond claim, enforce a stop payment notice, or foreclose on a mechanics lien) and that \u201cany term of a contract that purports to do so is void and unenforceable unless and until the claimant executes and delivers a waiver and release under this article.\u201d<\/p>\n\n\n\n

Travelers appealed.<\/p>\n\n\n\n

The Appeal<\/h3>\n\n\n\n

While noting that \u201cpay if paid\u201d provisions were found to be unenforceable by the California Supreme Court in Wm. R. Clarke Corp. v. Safeco Ins. Co.<\/a><\/em> (1997) 15 Cal.4th 882, the Court of Appeal explained that \u201cpay when paid\u201d provisions have found to be enforceable because \u201c[a]s distinguished from a pay-if-paid provision, a pay-when-paid provision is not a true condition precedent and instead \u2018merely [fixes] the usual time for payment to the subcontractor, with the implied understanding that the subcontractor in any event has an unconditional right to payment within a reasonable time<\/em>.\u201d<\/p>\n\n\n\n

However, explained the Court of Appeal, \u201cCalifornia courts have yet to decide whether an expansive \u2018pay-when-paid\u2019 subcontract provision similar to the one here can be invoked as a defense by a surety to a payment bond claim.\u201d<\/p>\n\n\n\n

The purpose behind a public works payment bond explained the Court of Appeal, \u201cis to provide subcontractors like Crosno \u2018a quick reliable and sufficient means of payment,\u201d and a \u201cpay when paid\u201d provision that that delays payment until a contractor pursues to conclusion its legal remedies, \u201cconflicts with the remedial purpose behind the statutory scheme, which we construe \u2018most strongly against the surety and in favor of all persons for whose benefit the bond is given.\u201d<\/p>\n\n\n\n

However, the Court of Appeal carefully noted that \u201c[w]e do not suggest that all pay-when-paid provisions are unenforceable against a payment bond claim \u2013 just that this one is.\u201d<\/p>\n\n\n\n

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

There\u2019s a lot of interesting stuff in Crosno <\/em>worth reading, which I won\u2019t get into here, to keep things brief. Arguments by the payment bond surety that: (1) the \u201cpay when paid\u201d provision did not prevent Crosno from ultimately getting paid (true, said the Court of Appeal, but payment was received more than three years after Crosno sought recovery under the payment bond; (2) by invaliding the \u201cpay when paid\u201d provision the Court of Appeal was preferring subcontractors over direct contractors (\u201cthat is precisely the point,\u201d explained the Court of Appeal, because the statutory scheme of stop payment notices and payment bond claims recognizes that subcontractors have unequal bargaining power); and (3) a payment bond surety\u2019s obligation should be coextensive with its principal (it is, explained the Court of Appeal, since a surety can raise the same defenses as its principal, such as that the subcontractor performed defective work, but no such defenses were present in this case).<\/p>\n\n\n\n

While limited to a public works payment bond claim, my guess is that Crosno<\/em> is going to be applied to other claims as well, including stop payment notice claims and mechanics lien claims. While Crosno <\/em>has set the outer bounds for \u201cpay when paid\u201d provisions (i.e., you can\u2019t include a provision defining \u201creasonable time\u201d as the time it takes to adjudicate a claim through conclusion) it also leaves open when a \u201cpay when paid\u201d provision is enforceable, and this is where us legal draftsmen are going to be grasping blindly.<\/p>\n","protected":false},"excerpt":{"rendered":"

Garret Murai | California Construction Law Blog Sophisticated contractors know that in California contractual \u201cpay when paid\u201d provisions are enforceable but that \u201cpay if paid\u201d provisions are not. \u201cPay If Paid\u201d v. \u201cPay When Paid\u201d Provisions A \u201cpay if paid\u201d provision is one in which a higher tier party agrees to pay a lower tier… Continue reading \u201cPay When Paid\u201d Provisions May Not Be Dead, Yet<\/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":[9],"tags":[9895,224,7568,11156],"class_list":["post-897747","post","type-post","status-publish","format-standard","hentry","category-construction-contracts","tag-advise-consult","tag-construction-contract","tag-pay-if-paid-clause","tag-pay-when-paid-clause","entry"],"jetpack_publicize_connections":[],"yoast_head":"\n\u201cPay When Paid\u201d Provisions May Not Be Dead, Yet - 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