{"id":903246,"date":"2024-09-04T15:15:50","date_gmt":"2024-09-04T21:15:50","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=903246"},"modified":"2024-09-04T15:15:51","modified_gmt":"2024-09-04T21:15:51","slug":"pay-when-paid-clauses","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/pay-when-paid-clauses\/","title":{"rendered":"Chapter 9: Pay When Paid Clauses"},"content":{"rendered":"\n<p>Karalynn Cromeens | <a href=\"https:\/\/thecromeenslawfirm.com\/chapter-9-pay-when-paid-clauses\/\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">The Cromeens Law Firm<\/a><\/p>\n\n\n\n<p>Pop quiz: Who is in the best position to finance a construction project? If you answered, \u201cThe&nbsp; owner,\u201d you\u2019d be right. While the owner normally obtains funds from a bank to pay for construction,&nbsp; they are not the ones who finance the project.&nbsp;<\/p>\n\n\n\n<p>The subcontractors are the ones who end up financing the project.&nbsp;<\/p>\n\n\n\n<p>That\u2019s right! Those who put out labor, material, and then wait to be paid are the ones financing the&nbsp; project. Those who have to make payroll every week regardless of whether the check from the&nbsp; general contractor shows up are the ones backing the project.&nbsp;<\/p>\n\n\n\n<p>How is it possible for the companies with the least amount of resources to end up financing the&nbsp; project? Subcontractors are only paid after they perform their work. The owner and the general&nbsp; contractor receive the value of the subcontractor\u2019s work before they have to pay for it. How can&nbsp; this even happen?&nbsp;<\/p>\n\n\n\n<p>Enter the <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/pay-if-paid-versus-pay-when-paid-clauses\/\">pay when paid clause<\/a>.\u00a0<\/p>\n\n\n\n<p>What\u2019s a Pay When Paid Clause?&nbsp;<\/p>\n\n\n\n<p>The pay when paid clause means that the general contractor has no obligation to pay the&nbsp; subcontractor until the general contractor receives payment for the subcontractor\u2019s work from the&nbsp; owner.&nbsp;<\/p>\n\n\n\n<p>In the not-so-distant past, when a general contractor hired a subcontractor, they promised to pay&nbsp; the subcontractor for their work. Now the general contractor promises to pay the subcontractor,&nbsp; but only after they are paid by the owner. Now the subcontractor is waiting for some event that&nbsp; they have no control over (the owner paying the general contractor) in order to get paid. Just&nbsp;<\/p>\n\n\n\n<p>performing the work in a good and workmanlike manner (the get-shit-done tribe!) is not enough to&nbsp; be paid these days.&nbsp;<\/p>\n\n\n\n<p>Ensuring that you have submitted all the required documents with your pay application is only the&nbsp; first step to being paid on time. If there\u2019s a problematic pay when paid clause in your subcontract,&nbsp; it puts the fate of your timely payment outside of your control.&nbsp;<\/p>\n\n\n\n<p>There are many things out of the subcontractor\u2019s control that can delay the payment from the&nbsp; owner. What if the general contractor does not timely submit its pay application? What if bad work&nbsp; performed by another subcontractor stops all payments from the owner to the general contractor?&nbsp;<\/p>\n\n\n\n<p>The question then becomes, how long can you afford to go without pay for the work you already&nbsp; performed?&nbsp;<\/p>\n\n\n\n<p>Provision Language Examples&nbsp;<\/p>\n\n\n\n<p>Below are some examples of pay when paid clauses and how to change them to negotiate a better&nbsp; position for your company. This way not all of the risk of nonpayment from the owner falls on you.&nbsp;<\/p>\n\n\n\n<p>Here is language that you want to watch out for and replace:&nbsp;<\/p>\n\n\n\n<p><em>General Contractor and Subcontractor agree that the owner\u2019s payment to General Contractor is an&nbsp; absolute condition precedent to General Contractor\u2019s obligation to pay Subcontractor any progress or&nbsp; final payment. Subcontractor expressly agrees that it retains the risk of the owner\u2019s insolvency or&nbsp; inability to pay General Contractor.&nbsp;<\/em><\/p>\n\n\n\n<p>Now here is how you should change the clause to give yourself some protection:&nbsp;<\/p>\n\n\n\n<p><em>General Contractor and Subcontractor agree that the owner\u2019s payment to General Contractor is an&nbsp; absolute condition precedent to General Contractor\u2019s obligation to pay Subcontractor any progress or&nbsp; final payment. If the owner does not pay General Contractor within 30 days of receiving Subcontractor\u2019s&nbsp; pay application, and Subcontractor is not the reason the General Contractor is not being paid, the&nbsp; General Contractor will pay Subcontractor the amount due for that pay application by the 40th day after&nbsp; the pay application was submitted to the General Contractor.&nbsp;<\/em><\/p>\n\n\n\n<p>Here is another problematic example you would want to replace:&nbsp;&nbsp;<\/p>\n\n\n\n<p><em>The General Contractor shall pay the Subcontractor each progress payment within seven working days&nbsp; after the General Contractor receives payment from the owner. If the General Contractor does not receive&nbsp; payment from the owner, General Contractor has no obligation to pay the Subcontractor.<\/em><\/p>\n\n\n\n<p>Here is some suggested language to make the provision a little fairer:&nbsp;<\/p>\n\n\n\n<p><em>The General Contractor shall pay the Subcontractor each progress payment within seven working days&nbsp; after the General Contractor receives payment from the owner. If the owner fails to pay the General&nbsp; Contractor within 30 days of the General Contractor receiving Subcontractor\u2019s pay application, and&nbsp; Subcontractor is not the reason General Contractor is not being paid, the General Contractor will pay for&nbsp; Subcontractor to file its lien for the unpaid amount, up to $2,000.&nbsp;<\/em><\/p>\n\n\n\n<p>Here is another ridiculous example:&nbsp;<\/p>\n\n\n\n<p><em>Payment of General Contractor by owner for Subcontractor\u2019s Work is a condition precedent to General&nbsp; Contractor\u2019s obligation to pay Subcontractor. Subcontractor understands and acknowledges that&nbsp; Subcontractor relies on the credit of the owner, not the General Contractor, for payment of&nbsp; Subcontractor\u2019s work.&nbsp;<\/em><\/p>\n\n\n\n<p>What this is saying is, the subcontractor is supposed to rely on the owner for payment! The&nbsp; subcontractor doesn\u2019t have a contract with them nor would they have the chance to examine their&nbsp; financial records to determine if they wanted to rely on their financial condition for payment of&nbsp; their work. I have an idea! What if the subcontractor approached the general contractor and said,&nbsp; \u201cWhy don\u2019t you get me the owner\u2019s financial information so I can make an informed decision?\u201d Ha!&nbsp; The general contractor will never give you that information, which is why that sentence needs to&nbsp; be removed, along with some other changes. Here is a revision to the example above:&nbsp;<\/p>\n\n\n\n<p><em>Payment of General Contractor by owner for Subcontractor\u2019s Work is a condition precedent to General&nbsp; Contractor\u2019s obligation to pay Subcontractor. If the owner does not pay the General Contractor within 30&nbsp; days, of receiving Subcontractor\u2019s pay application, and Subcontractor is not the reason the General&nbsp; Contractor is not being paid, the General Contractor will pay Subcontractor 50% of the amount&nbsp; Subcontractor is owed for that pay application, and the remaining 50% will be paid once the General&nbsp; Contractor receives the funds from the owner.&nbsp;<\/em><\/p>\n\n\n\n<p>A Way Out&nbsp;<\/p>\n\n\n\n<p>If you signed a subcontract that contains a pay when paid clause, not all hope is lost. There is a&nbsp; way out. If you have submitted a pay application, and it\u2019s been forty-five days, and you have not&nbsp; been paid, and you are not the reason the general contractor has not been paid, you can get out of&nbsp; the pay when paid clause.&nbsp;<\/p>\n\n\n\n<p>Here is what you need to do: send a letter to the general contractor stating that you do not want&nbsp; the pay when paid clause to be enforced against you, and demand payment. That\u2019s it! I know it&nbsp;<\/p>\n\n\n\n<p>sounds kind of ridiculous, but it\u2019s true. I don\u2019t make the laws; I just learn them and pass the&nbsp; information on.&nbsp;<\/p>\n\n\n\n<p>At&nbsp;<strong>SubcontractorInstitute.com<\/strong>, you can download the letter you need to send to the general&nbsp; contractor to stop the pay when paid clause from being enforced against you. It is called the&nbsp; Escape Clause Letter.&nbsp;<\/p>\n\n\n\n<p>Negotiate for Yourself&nbsp;&nbsp;<\/p>\n\n\n\n<p>You should walk into every subcontract expecting to negotiate. You have to understand that the&nbsp; subcontract that is received for the project is only the first offer. This means it has everything the&nbsp; general contractor could want and more.&nbsp;<\/p>\n\n\n\n<p>The general contractor does not expect you to agree to everything in the subcontract, but the&nbsp; general contractor will be accepted if you do. The general contractor expects you to negotiate the&nbsp; subcontract and is surprised and concerned when you do not.&nbsp;<\/p>\n\n\n\n<p>In the next chapter, I\u2019ll encourage you to stop doing what you\u2019ve always done by just signing a&nbsp; subcontract without negotiating.<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table><tbody><tr><td><strong>Key Points<\/strong><\/td><\/tr><tr><td>1. Pay when paid clauses make your timely payment condition upon an action you cannot&nbsp; control. The owner must pay the general contractor in order for you to be paid.<\/td><\/tr><tr><td>2. You should not have to take all the risk of nonpayment from the owner. Negotiate pay&nbsp; when paid provisions.<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\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\">experts@adviseandconsult.net<\/a>.<\/strong><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Karalynn Cromeens | The Cromeens Law Firm Pop quiz: Who is in the best position to finance a construction project? If you answered, \u201cThe&nbsp; owner,\u201d you\u2019d be right. While the owner normally obtains funds from a bank to pay for construction,&nbsp; they are not the ones who finance the project.&nbsp; The subcontractors are the ones&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/pay-when-paid-clauses\/\">Continue reading <span class=\"screen-reader-text\">Chapter 9: Pay When Paid Clauses<\/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":[9895,12,224,290],"class_list":["post-903246","post","type-post","status-publish","format-standard","hentry","category-construction-2","category-construction-contracts","tag-advise-consult","tag-construction","tag-construction-contract","tag-pay-when-paid","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>Chapter 9: Pay When Paid Clauses - Advise &amp; 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