{"id":900527,"date":"2022-10-27T15:56:46","date_gmt":"2022-10-27T21:56:46","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=900527"},"modified":"2022-10-27T15:56:48","modified_gmt":"2022-10-27T21:56:48","slug":"assignment-agreement-owner-lender-consent","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/assignment-agreement-owner-lender-consent\/","title":{"rendered":"Prime Contractor Beware, No. 1: Watch Out for Owner\/Lender Consent and Assignment Agreements"},"content":{"rendered":"\n<p>David K. Taylor | <a href=\"https:\/\/www.buildsmartbradley.com\/2022\/10\/prime-contractor-beware-no-1-watch-out-for-owner-lender-consent-and-assignment-agreements\/?utm_source=Bradley+Arant+Boult+Cummings+LLP+-+BuildSmart&amp;utm_campaign=a06a01db61-RSS_EMAIL_CAMPAIGN&amp;utm_medium=email&amp;utm_term=0_b504caf31b-a06a01db61-78863422\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">BuildSmart<\/a><\/p>\n\n\n\n<h4 class=\"wp-block-heading\"><strong>Here\u2019s the Scenario:<\/strong><\/h4>\n\n\n\n<p>After months of working with a new developer client (and providing hours of unreimbursed value engineering) and hard negotiations over the cost plus GMP contract (fighting over indemnity\/escalation\/savings\/liquidated damage clauses), you have a\u00a0<em>deal<\/em>. You pop a cork with all involved since the developer has said this is one of many future projects. Your very patient subcontractors have held their prices. You have assurances of financing (after all, it\u2019s not the \u201cdeveloper\u2019s\u201d name that\u2019s on the prime contract, it\u2019s the specially created \u201climited liability\u201d company that\u2019s the \u201cowner\u201d). The Notice to Proceed is forthcoming. But then you receive an email from your developer saying that the construction loan for the project is going to close in two days, and please sign and return the enclosed lender required \u201cConsent Certification and Agreement.\u201d While there\u2019s been zero discussion of such an <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/assignment-of-policy-benefits\/\" target=\"_blank\" rel=\"noreferrer noopener\">agreement<\/a>, certainly none in the prime contract, the pressure is on. You want to be cooperative because if there is no loan, there is no money\u2026 and no project.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\"><strong>A Warning<\/strong><\/h4>\n\n\n\n<p>Don\u2019t blindly sign this \u201ctri-party\u201d agreement (owner, lender, and contractor). It is a binding contract between you and the lender and is applicable if the LLC owner defaults under the loan. While the content of these agreements differs from lender to lender, here\u2019s what they normally contain:<\/p>\n\n\n\n<ol class=\"wp-block-list\" type=\"a\"><li>A contractor consent to a potential assignment of the prime contract to the lender in the event the owner defaults;<\/li><li>The circumstances under which the contractor will or will&nbsp;<em>not<\/em>&nbsp;get paid for past and future work;<\/li><li>A waiver of lien rights for work in place; and<\/li><li>Obligation on the&nbsp;<em>contractor<\/em>&nbsp;to seek prior written permission directly from the lender, during the project, and prior to any possible default by the owner, for&nbsp;<em>any<\/em>&nbsp;change in the plans, the schedule, and even any change orders.<\/li><\/ol>\n\n\n\n<p>Will this requirement for lender permission be followed during the project? Almost never. But what\u2019s the risk if it does not happen? Suppose there is an owner default. The lender provides formal notice that it\u2019s your \u201cnewest best friend\u201d and is stepping into the shoes of the owner. Now, you have \u201cbreached\u201d the contractual obligations to provide notice to the lender.<\/p>\n\n\n\n<p>Yes, you have little leverage on the front end. Many times, the lender\u2019s lawyers say to the owner (and then pass it onto the contractor), \u201cNo negotiations; get it signed or no deal.\u201d While you may have faith in your hugely successful developer client, again (see above), your contract is with a single use LLC whose only asset is the land that is about to be heavily mortgaged to the lender.&nbsp;<em>If<\/em>&nbsp;there is an owner default\/foreclosure and this agreement is invoked, you may have a fight over payment, completion, and retainage. And&nbsp;<em>if<\/em>&nbsp;there have been multiple change orders, delays, suspensions, or major changes in scope of work without obtaining lender permission, you better believe the lender will pull out this agreement and argue \u201cmaterial\u201d breach.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\"><strong>What Can You Do?<\/strong><\/h4>\n\n\n\n<p>First, try to negotiate the terms. You cannot get around a basic assignment but try to provide some better language about getting paid for work in place and future work. Do not waive lien rights in advance (which in many states would not be enforceable). Put the burden on the owner to obtain written permission from the lender for any amendments, change in plans, schedule, or change orders. Another option is to try to improve the definitions of the terms. Add \u201cmaterial\u201d to changes in the scope of work. For change orders, propose a monetary amount ($100,000) for the requirement to obtain written permission from the lender. And be prepared for the developer (and their lawyers) to come down on you like a house of bricks for not being a \u201cteam player\u201d and potentially screwing up the \u201cdeal\u201d that \u201chas to close on Friday.\u201d And don\u2019t worry \u2014 \u201cWe will never default, so why haven\u2019t you signed the agreement?\u201d&nbsp;&nbsp;<\/p>\n\n\n\n<h4 class=\"wp-block-heading\"><strong>The Bottom Line<\/strong><\/h4>\n\n\n\n<p>In 98% of your projects, there should never be a need to \u201cgo back\u201d and read the fine print of the prime contract. But it\u2019s the 2% of the projects that can go sideways that suck every drop of profit out of the rest of the projects. Will such a lender assignment and owner default ever happen? The odds are overwhelmingly no, but just in case, be aware and pay attention to these kinds of agreements. Do not simply sign without reading through the fine points and details. Call your \u201cfriendly neighborhood\u201d construction lawyer, and get some sage advice about pushing back on some of the terms. If the answer is \u201cno,\u201d then you have a business decision to make. If that decision is to sign, be sure that the entire project team knows about these requirements for advance written permission. And then when the owner (or architect) complains about delays in executing change orders, remind them about the agreement.<\/p>\n\n\n\n<hr class=\"wp-block-separator\"\/>\n\n\n\n<p><strong>When one of your cases is in need of a construction expert, estimates, insurance appraisal or umpire services in defect or insurance disputes &#8211; please call Advise &amp; Consult, Inc. at 888.684.8305, or email <a href=\"mailto:experts@adviseandconsult.net\" target=\"_blank\" rel=\"noreferrer noopener\">experts@adviseandconsult.net<\/a>.<\/strong><\/p>\n","protected":false},"excerpt":{"rendered":"<p>David K. Taylor | BuildSmart Here\u2019s the Scenario: After months of working with a new developer client (and providing hours of unreimbursed value engineering) and hard negotiations over the cost plus GMP contract (fighting over indemnity\/escalation\/savings\/liquidated damage clauses), you have a\u00a0deal. You pop a cork with all involved since the developer has said this is&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/assignment-agreement-owner-lender-consent\/\">Continue reading <span class=\"screen-reader-text\">Prime Contractor Beware, No. 1: Watch Out for Owner\/Lender Consent and Assignment Agreements<\/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":[9895,11784,224,11785],"class_list":["post-900527","post","type-post","status-publish","format-standard","hentry","category-construction-contracts","tag-advise-consult","tag-assignment-agreement","tag-construction-contract","tag-owner-lender-consent","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>Prime Contractor Beware, No. 1: Watch Out for Owner\/Lender Consent and Assignment Agreements - Advise &amp; 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