Monday, October 14, 2013

COURTHOUSE CONVENIENCE IS NO MATCH FOR CHANGING TECHNOLOGY AND CLIENT PUSHBACK - Another Downtown Law Firm Moves to the Suburbs

COURTHOUSE CONVENIENCE IS NO MATCH FOR CHANGING TECHNOLOGY AND CLIENT PUSHBACK - Another Downtown Law Firm Moves to the Suburbs

San Diego CA- Oct. 14, 2013– In a move that seems to be part of a growing trend, Scholefield Construction Law has given up the downtown location for a place in the suburbs. “We’ve had a downtown presence for the past 12 years and finally realized that our clients want easy access to our offices, not walking distance to the courthouse” says Pam Scholefield, principal attorney at Scholefield Construction Law.

“We aren’t the first to make the move, but think we have seen the light. I look at this trend as a big step forward, not just for us, but for the entire legal community - putting client access first” says Scholefield.

Scholefield notes that being near the courthouse has always been the location of choice for law firms. But with electronic filing, courier services, and telephonic appearances becoming commonplace, the need to have a physical location near the courthouse has lost its luster. “I think the reality-check for us was that many of our cases are scattered throughout the State, and that I can be in court for a hearing in any part of the state just by making a phone call” she adds.

“Since law firms are service businesses, it is very important to be accessible to the clients, but a downtown location created a double edged sword for us.” says Bryan Weaver, marketing director at Scholefield. He goes on to say “No one can deny that a high profile address is good for our image, yet that very same address is what kept the clients away. We would like for our clients to feel comfortable enough to stop on in for a cup of coffee and a quick chat, and that just wasn’t happening in the downtown high-rise”.

The firm scoured the county looking for the best combination of centralized convenience, value and image, and settled on Rancho Bernardo. “We are pretty excited about our new offices, we’ve doubled our size which will meet our future expansion plans and clients can just stop in without dealing with the hassles of downtown parking. It truly is the best of all worlds” claims Scholefield.

Scholefield Construction Law’s new address is 10815 Rancho Bernardo Road #105, San Diego, CA 92127.

About Scholefield Construction Law – Principal attorney, Pamela J. Scholefield, oversees the activities of the construction advisory staff and represents developers, contractors and material suppliers in private and public works. Started in 1998, Ms. Scholefield founded what now is Scholefield Construction Law. For additional information: website: construction-laws.com, email: info@construction-laws.com or call: 858-613-0888.

Thursday, September 30, 2010

The High Price of Getting Paid -Hourly Billing – What your lawyer won’t tell you!

Case in point:

• You work hard to provide efficient, high quality construction work to a particular project;
• Despite your cooperation and your teamwork attitude, the general contractor abuses your good will and continually demands extras and changes, is late in paying you, and runs an utterly unorganized and chaotic project which greatly causes you to lose efficiency and eats up your profits;
• You diligently perform changes and extras as demanded and submit written change orders;
• You diligently pay your suppliers and employees for the extra work they provide;
• Months go by and still no word on the approvals of your change orders, instead, you soon learn that the rude, arrogant attitude of the P/M runs company wide;
• Finally, you receive word that, not only are your change orders rejected, but your retention is being withheld indefinitely because of some lame excuse about you causing delays to the project.
• You are outraged and rightly so!
• You call your lawyer – Sue the SOB’s you say! Make their life as difficult as they’ve made mine!

Music to an attorney’s ears!! Especially under the hourly billing model. It takes work to make someone’s life difficult. You have your attorney lien the project, serve a stop notice and then sue for not only breach of contract, but also fraud because you can prove beyond a doubt that they made you do changes without ever intending on paying you.

Sometimes contractors take offense to being sued for fraud – the general contractor is outraged – they call their lawyers and tell them – How dare you sue them for fraud – after all, it was you who delayed the entire project. They tell their lawyer to teach you a lesson. They often carry that chip on their shoulder of being bigger than you – and try to throw their weight around. “You’re not big enough to sue me, just try it!!!!”

A few months later, your attorney reports back to you, yeah – we’re causing them some grief, we served 153 special interrogatories, and a bunch of requests for documents – it’ll take them days to write responses. You cut him off short because you don’t want to get billed for the call.

Yeah, You Made Life Difficult for the “Other Side” – but here’s the rest of the story...

Since you cut him off, you didn’t let him tell you that a week after he served the 153 special interrogatories and the document requests, they served on you 210 interrogatories and twice as many document requests. Pay back is a bitch.

On top of it all, your attorney and the general’s attorney have had run-ins before and would be making each other’s life miserable even had you both not commanded them to do so. Each side plays discovery games and refuses to provide relevant documents and responses without being compelled to do so. It’s not just the contractors that have big egos.

Who pays for all this? You both do.

Is it worth it? The lawyers are probably the only ones that win. The fact is, NONE of these shenanigans get in front of the jury, judge or arbitrator during the actual trial, so none of it really helps your case.

Why does it continue? Because you, and mostly everyone else lets it. There is absolutely no incentive for a law firm to reduce its work load - it’s how lawyers get paid – by the billable hour. There is no reward for efficiency.

Is anything being done about this?

“The villain of the piece is what some call the ‘Treadmill’—continuous push to increase billable hours…”
--The Honorable Stephen G. Breyer, Associate Justice, Supreme Court of the United States

For years, the American Bar Association has urged its members to depart from the traditional billable hour model in favor of a value priced model. The reason for this edict is quite simple: A set price for particular legal service(s) would provide monetary certainty for a client’s legal services while creating balance, efficiency, and personal harmony in a lawyer’s life and practice. The ABA launched a special Task Force on Alternative Billing Methods in 1989 and the results of their findings were published in 2002.

Interestingly, ABA President Robert E. Hirshon cites in the report’s preface that:

[T]he billable hour is responsible for a lack of balance in lawyers’ lives, negative impacts on lawyers’ families, loss of professional mentoring, decrease in lawyer service, less collegiality and a loss of focus on efficiency.

The ABA’s thought provoking report on the billable hour’s effect on a lawyer’s personal life and firm practice sheds light on the fact that the legal industry employs a flawed business model. We grasp the reality that being a tied to this billable hour can enslave a lawyer and rob his quality of life. But what impact does this have on the client?

The billable hour business model affects clients because there is rarely an end in sight or a finite financial cost associated with a particular legal task or service. In essence, a client pays a lawyer and the meter is left running until the conflict is resolved or the client simply cannot afford it any more and discontinues legal services. Many clients can relate to hiring a lawyer for a particular hourly fee and then watching their bills escalate as matters progress (as often the case in litigation matters).



When the value of an attorney is measured strictly on the number of hours he or she can justify for a task, or the reward for the most hours billed is a hefty bonus, the model is ripe for abuse. And the client pays the bill. This model discourages efficiency and effectiveness and rewards inefficiency and mediocrity for performing a task.


What are the Alternatives?
Despite all the arguments by attorneys opposing alternatives to billable hours, there are almost no valid reasons not to apply a fixed price model in situations where it is appropriate – which is exactly what Scholefield has done.

Nearly every other industry operates this way and is successful in a fixed price environment. Most notable and also the easiest industry to compare this to: the construction industry. Contractors depend on their experience and knowledge to offer a fixed price or guaranteed maximum price before any work is performed. A price and scope for the completed work is agreed to in advance and both the contractor and the owner are comfortable with this arrangement. The risks associated with a fixed price contract are borne by the contractor.

Under this billing model, once Scholefield has assessed the needs of a client’s case, the client will receive a guaranteed maximum price for the service(s) provided. No risk shifting, no inefficiency passed on to the client. Each bid will include unlimited phone time, office supply costs, emails, etc. Each bid will also include a time-line and a schedule of values that will show the client exactly what the legal fees will be for each category of tasks. Billing will be shown as progress against the category.

Scholefield is in step with the ABA’s Task Force Findings and rather than just agreeing that it is a good idea, Scholefield is implementing the program and offering a fixed price contract to clients.

Will this model promote lack of quality? The answer to that question is found in answers to other questions:
• Is a contractor’s quality compromised when it is working under a fixed price contract?
• Does a contractor provide better quality under a T&M contract than under a fixed price contract?
• Is the issue of quality really tied to the payment model the parties agree to?
• A strong work ethic and integrity is what determines quality work, so does the provider take pride in their work?

The bottom line is – a high quality firm will provide high quality services regardless of the payment arrangement!

How to Save Costs and Maximize Results for Your Litigation – [Even Under the Hourly Billing Model]:

• Demand a budget for your litigation including a schedule of what costs will be incurred and when – be sure to ask if you will be billed for the preparation of the budget;

• Demand that your attorney provide you with a list of potentially expensive legal tasks and motions;

• Demand that your attorney provide you with an estimate of how much and when, of YOUR TIME will be needed to prepare for litigation;

• Realize that your work is not done when you find an attorney - provide your attorney with a comprehensive written detailed, analysis of the dispute;

• Make sure you thoroughly understand the basis for your claims and what will be needed for evidence (testimony, documents, etc.) to prove your claims – then release from your thoughts all the other side issues that may make you angry – but aren’t really relevant.

• Provide a list of persons with knowledge, their contact information and how they relate to the dispute;

• Immediately organize your documents well before you’re required to for the case;

• As early as possible, go through your documents and make notes on RFI’s, change orders, meeting minutes, etc., to share with your attorney;

• Do NOT make the decision to withhold documents from your attorney because you’ve determined that it is not relevant, or will hurt your case;

• Do NOT withhold anything, even information or events that may be damaging to you. It is better to address shortcomings now than to have your attorney surprised by them later on.

• Continue to be actively involved in your case;

• Ask to interview your potential experts and go to the meetings between your experts and your attorney;

• Attend key depositions if your schedule allows it, or send someone from your company that was actively involved with the project – you can usually pick up something because of your personal knowledge of the project that may go unnoticed by an attorney;

• Review your bills and have the confidence to challenge any entries that are not detailed – ask that you not be charged for questioning your bill.

What Are You Really Signing - Reasons Not To Use Form Contracts

Often, Architects, Builders, Contractors and Subcontractors gravitate towards the use of standard form contracts instead of customizing a contract to fit their particular needs. After all, if a form contract is good enough for them, it’s good enough for you – right? The fallacy in this thinking is, not only may the procedures in the form contract not match how you want to run your project, but you also may not realize rights you could be waiving under form contract. For example, even though AIA contracts are widely used and perhaps strive to be a “fair” contract, as a builder or owner of a project, if you use the standard form AIA series of contracts, both you and the contractor will be waiving your rights to seek certain damages due to delays caused by the other party. For an owner, this could be devastating as you are waiving ALL damages due to lost rents, etc……….

Tuesday, February 19, 2008

Where There’s Construction, There’s Litigation-How to Survive the Battle

Where There’s Construction, There’s Litigation-How to Survive the Battle

By Pamela J. Scholefield, Esq.

This may not be true with every project, but the construction industry is – and always has been – a hotbed of litigation. This is an unfortunate aspect of construction in America. Once a construction dispute starts to snowball downhill, it tends to take with it any and all persons that touched the project, even the engineers and architects. Heading towards litigation is almost a guarantee that the road will be rough and loaded with traps for the unwary.

Three Way Tie
Regardless of the type of project - a custom home, commercial building, wastewater treatment plant, power distribution system, or a highway system – there are three common levels of participation: owners, design professionals, and builders/contractors. What tie them all together are the contractual relationships and legal obligations between the parties. From an overall project standpoint, each player’s input has a direct affect on the other two. An owner provides funding. A design professional creates detailed and buildable plans. A contractor turns the vision into reality. If any of the three participants do not perform, they can doom a project. It is truly a symbiotic relationship.

Red Flag Warnings
The first clue that something may be going wrong is that one of the parties starts documenting everything. Red flags should go up when notices start appearing frequently. Don’t ignore them. It may just be a sudden surge in project management discipline, but be skeptical and expect the worst, here’s why:

He (or She) With the Best Documentation Wins
With the ease of email, there is no excuse as to why you can’t shoot off a quick email to confirm an oral decision that is made at a meeting or during a teleconference. Don’t rely on other people or requests-for-information to document the story. There are too many decisions that are made on the fly, at job site meetings, and in teleconferences that are not tied to any specific RFI. These meeting notes and emails may end up being critical pieces of evidence if something is delayed, built wrong, or costs more.

Just the Facts
It is extremely important to remember when sending emails to avoid making personal opinions, such as the state of the project or frustrations with workmates, contractors, etc. Your personal opinions often become your professional opinions by opposing parties. Don’t expect privacy, and write as if your emails will be reviewed by a judge – no sarcasm, no derogatory remarks, no slamming the owner, engineer or contractors, and – above all – no admissions that you, or anyone who works with you or for you, have done anything wrong! These rules should apply even with your own internal emails. We have heard how internal emails can provide the “smoking gun” that wins or loses a case.

This goes beyond emails and other written communications, so think before you speak as well. The rules for emails should also apply to any oral communications or conversations you have with anyone throughout the project. Remember, your litigation opponent-to-be may be documenting these impromptu meetings as well.

The Best Defense is A Good Offense
The bottom line is that a good defense begins with a good offense. And, you may find yourself taking the stand and answering questions about a project 2 or 3 years after the project’s completion. Knowing this now may make your life easier when you are testifying. So, as a minimum, you should adopt the following as standard procedures for doing business:

1. Document all meetings and then forward to all attendees for review. If you are an attendee and you receive meeting minutes that you believe to be incorrect, make your changes known in writing and forward to all attendees.
2. Document all informal meetings, such as jobsite walks or impromptu discussions. All you may need is something as simple as an email summary of what was discussed.
3. Keep a paper copy of all electronic correspondence. Don’t let emails get deleted before printing out copies.
4. Take plenty of photos when you walk the site. Note the dates when taken. Copy them to CD’s for archiving.
5. Handle RFI’s promptly. Keep an accurate and updated RFI log.
6. Handle submittals promptly. Keep an accurate and updated submittal log.
7. Date-stamp all correspondence you receive, from any source.
8. Document communications with engineers, utility personnel, suppliers, consultants, construction managers and project managers, etc.
9. Document all attempts at communications; use phone logs for conversations, sent and received, and voice messages. Set your fax machine to print out confirmations and keep failed fax transmissions. Keep a copy of returned email deliveries.
10. Document the dates that plan revisions are issued and request a delivery receipt from all recipients if you are the issuer. Require that all revisions on plans be noted and clouded in.
11. If appropriate, keep a daily jobsite journal with as much detail as possible even if not required.
12. Document and retain all calculations used for the project, such as engineering, labor, material, or down-time estimates. This will help support any claims.

Better Safe than Sorry
Some of you may think that all this is overkill for smaller projects, but you’re going to wish you had done this if you’re ever caught in the middle of a construction lawsuit – regardless of the value of the project. Plus, the better documentation you have, the easier it is for your attorney to represent you. Making your attorney’s job easier will reduce your legal bills in the long run. And, most people find that litigation creates quite a bit of unwanted personal stress. So, the better your defense, the less stress you will suffer as you wind your way through the long process of litigation. Nothing you do will make litigation enjoyable, but at least you will know you are in the best possible position to defend yourself when needed.
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To Lien or Not to Lien…that is the question

To Lien or Not to Lien…that is the question

By Pamela J. Scholefield, Esq.

Question: Our company is a construction equipment rental company. Some of our equipment was leased by a contractor to use for a meat packing plant expansion. The expansion also includes relocating the plant’s emergency power system. The contractor rented from us various items such as a backhoe, emergency generators, and site fencing. The contractor has fallen way behind in making payments for the rented equipment. We provided the 20-day preliminary notice as required for this project when we first sent the equipment out. Can we record a mechanic’s lien to protect our rights to payment?

Answer: The right to a mechanic’s lien for persons supplying labor, services, equipment, or materials to improve property is vested in the California Constitution. The public policy behind liens is to prevent a property owner from being unjustly enriched by the value added to their land if the one who supplied the labor, services, equipment, or materials for that increased value went unpaid. But, it is not always easy to figure out who, exactly, has lien rights and your seemingly simple question, unfortunately, cannot be answered with a “yes” or “no.”

Per Civil Code, section 3116, you can file a mechanic’s lien after you have “ceased furnishing labor, services, equipment, or materials” to the project. So the first question is whether or not your company is still leasing its equipment to the site. Assuming that you’ve retrieved your equipment, we have to assume that the project is ongoing or, if not, that the time to record a lien has not expired. That is subject of another question.

Next, we have to consider each piece of equipment your are supplying and determine whether or not it was “used or consumed” in the “work of improvement.” (Civil Code, section 3110). Court cases analyzing this statute have held that the word “used” means actually and directly used to improve the property and increase the property’s value.

The leasing of the backhoe would most likely entitled you to lien the property for the rental charges that have not been paid for that piece of equipment. The backhoe was used for earthwork that altered the property. Thus, the backhoe was used in the work of improvement, meaning it was used to directly improve the property.

On the other hand, site fencing is usually not an item that would entitle a rental company to lien rights. The fence may have been required by contract, insurance or even local ordinance, and was actually in place during the construction work. Without the fencing in place, the contractor probably would not have been allowed to proceed with the construction work. So, there is no doubt that the fencing was a necessary element in completing the work of improvement. But, the fence was constructed solely for security and liability purposes. It is temporary and does not, itself, directly improve and add value to the property.

The emergency generators are another issue all together. In some instances, a generator may be used to supply power to a jobsite in order to power up various tools being used to perform construction work. Wouldn’t that be similar enough to the backhoe? Each piece of equipment, while not permanently installed on the land, was actually used to improve the property. But, if the generator, or backhoe, was delivered to the jobsite and left there for the duration of the leased time, but for some reason sat idle and was never used, there would be a strong argument that the rental company does not have lien rights in that situation because the equipment was never actually used to improve the property.

By your question, it would seem that the emergency generators were rented to be on site for the purpose of supplying backup power to the existing operations just in case the normal utility power failed during the time the plant’s emergency power system was being relocated. If that is the case, then how would those generators, themselves, be adding value to the property? In this case, aren’t more like the fencing? They are needed in order for the project to go forward. But, the generators not actually and directly used in the actual work of improvement – they are not being used to enhance the value of the property.

As you see, mechanic’s lien rights are not very straightforward. The California Law Review Commission (CLRC) has been wrestling with this issue for some time and is currently in the process of revamping the mechanic’s lien laws in order to provide clarity as to who is entitled to a lien. Those of us in the construction industry are eager for any guidance these new laws will provide.

General Disclaimer
The information in this article is based upon California law and is for general information only. Any scenarios or hypotheticals are provided only to illustrate laws and legal principals in general. Any information or analysis presented here is intended solely to inform and educate the reader on general issues. Nothing presented or referenced to, regarding facts, documents, or applicable laws, constitutes legal advice. Before acting or relying on any information, including any information presented here, consult with a qualified attorney for your specific situation.

A New Year Brings New Laws for Contractors

A New Year Brings New Laws for Contractors

Fortunately, 2008 brings with it only a few changes to the laws that will affect the construction industry as a whole. Plus, one new law that affects virtually everyone that drives and uses a cell phone – we’ll discuss this one first.

Motor Vehicle Code §23123 – Hands-Free for Cell Phones
This new law restricts the use of mobile phones while operating a motor vehicle and takes effect on July 1, 2008. The law requires most drivers to use hands-free device while using a wireless telephone while driving a vehicle. There are exceptions for emergency use, tow trucks, farm vehicles, large commercial vehicles, and operating vehicles while on private property.
(See http://www.dmv.ca.gov/cellularphonelaws/ for DMV’s explanation).

There have been recent press releases that say that the use of the two-way radio, walkie-talkie like feature on a cell phone (like that provided by Nextel) is still allowed, but that is not the case. The exemption allowing the use of two-way radios applies only to specific vehicles, which does not include a pickup truck, despite that truck being registered and used exclusively for commercial purposes. The exemption does apply to a motor truck (think moving van) or a truck tractor (big-rig or semi tractor-trailer) that require either a commercial class A or class B driver's license to operate.

Business & Professions Code §125.6 – Anti-Discrimination
A licensed contractor will face disciplinary action if they discriminate by refusing construction-related services based upon a prospective client’s medical condition or sexual orientation. This expands the existing law providing disciplinary action against licensees for refusing services based upon race, color, sex, religion, ancestry, disability, marital status, or national origin of a prospective client.

Business & Professions Code §7026.11 – Mobile/Manufactured Homes
Because health and Safety laws now provide separate and distinct definitions for the terms “mobile home” and “manufactured home”, the Contractors State License laws had to be amended to allow for a General Manufactured Housing (C-47) classification to continue to be the appropriate specialty license for performing work relative to both mobile homes and manufactured housing.

Business & Professions Code §7027.5 – Expanded Scope for Landscape Contractors
Landscape Contractors (C-27 license) are authorized to enter into prime contracts for residential landscape projects that include the construction and installation of fireplaces (that are not attached to the dwelling) or outdoor cooking centers, as long as any work beyond the scope of the landscape contractor’s licensing is subcontracted out to appropriate specialty contractors or a licensed general contractor.

Business & Professions Code §7083.1 – Expired or Cancelled Licenses
A contractor whose license is expired, suspended and renewable, or canceled, must keep current his or her address of record with the Contractors State Licensing Board for a five-year period immediately following the expiration, suspension or cancellation of their license.

Business & Professions Code §7091 – Statute of Limitations for Disciplinary Actions
If a licensee is convicted of a crime that is substantially related to the qualifications, functions or duties of a contractor, the CSLB will have two (2) years from the date the conviction is discovered in which to file disciplinary action against the licensee. Also, the CSLB will have 18 months after the date a warranty expires in which to file a disciplinary action against a licensee who fails to honor the terms of the warranty.

Business & Professions Code §7114 – Payment of Money for Aiding Unlicensed Contractor
As part of disciplinary action against a licensee, the Registrar of Contractors is authorized to order a licensee to pay a specific amount of money to an injured party if the licensee has aided an unlicensed person or allowed an unlicensed person to use his or her license.

Business & Professions Code §7159.5 – Home Improvement Contracts
Parts of this statute have been revised to as follows: Contractors who provide and register payment and performance bonds need not include some of the language normally required for home improvement contracts. Also, this revised statute sets specific time frames for the running of statutes of limitations to bring criminal charges against contractors who violate certain provisions of the home improvement contracts statutes.

Business & Professions Code §7159.14 – Service and Repair Contracts
This amended statute clarifies statutes of limitation for bringing criminal charges against contractors who violate the requirements for Service and Repair home improvement contracts.

Civil Code §2782 – Subcontractor Indemnity
A new subsection added to this statute voids residential building contract provisions that attempt to make the subcontractor responsible (by way of indemnification) for construction defects claims that arise out of the negligence or design defects of the general contractor. But, this new subsection applies only to general contractors who are “unaffiliated” with the builder. This means that, in order for this safeguard for the subcontractor to apply, the general contractor must be an independent from the builder, meaning it can’t be a partner, member of, or subsidiary of the builder.

Insurance Code §11760.1 – Audit Penalties
This new statute provides that if, after three requests, an employer fails to allow an insurance company, or its representative, access to its records in order to perform a workers’ compensation audit, the employer may be liable to pay the insurance company three (3) times the total annual premium, plus associated costs.

Tuesday, November 20, 2007

Pam Scholefield-Key Speaker at Rebuild San Diego Fire Victim workshop

Pam Scholefield was key speaker at the November 16th REBUILD SAN DIEGO fire victim workshop in Escondido.

This event, a volunteer driven and supported workshop was the brainchild of Mike Caples, of Contractor News and Views. Ms. Scholefield immediately agreed to be a participant in order to help the fire victims.

The information sessions were at times "standing room only" and gave the fire victims insight and needed information from local governmental agencies and private supporters such as Scholefield Associates, P.C. In addition to the information sessions, there was an exhibit hall that consisted of licensed contractors (whose credentials were checked prior to their exhibiting), governmental organizations, trade groups such as the National Electrical Contractors Association, and even a fire survivors group from the Cedar fires in 2003.

Ms. Scholefield spoke about the need to understand all the contract terms and conditions, the dangers of using unlicensed contractors and even the risks of using an owner-builder consultant. Typically, there was not enough time for the homeowners to really get detailed answers to their questions, but the event exposed these people to the magnitude of their rebuilding process.

The event was broadcast live on KOGO's Roger Hedgcock's radio show, which gave those individuals interested, but unable to attend, a taste of what they were missing.

"Hopefully all the attendees came away with something useful for their rebuilding process" said Scholefield.

About Scholefield Associates, P.C.
A construction law litigation firm, that represents developers, contractors and material suppliers in private and public works and handles contract negotiations, contract disputes, delay claims, scope of work, mechanics’ liens, prevailing wage requirements, and construction specific licensing and business formations. Founded in 1998, the firm's San Diego office has developed a reputation as an extremely qualified, high performance boutique law firm. More about the firm can be found on its Web site:www.construction-laws.com