Author Archives: Strang Scott

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Strang Scott is a dynamic business and litigation firm, dedicated to serving the needs of businesses of all sizes.

Subcontractor’s Indemnification with General Contractor: Is it Void?

By on November 9, 2015

In most construction projects, general contractors require subcontractors to indemnify the general contractor for the subcontractor’s negligent actions.  Meaning, if the subcontractor’s negligence causes injury to a third-party and that third-party sues the general contractor, the subcontractor agrees to defend the general contractor.  Often times, general contractors will attempt to go a step further and seek indemnification from the subcontractor for injuries beyond the subcontractor’s control.  In Massachusetts, such provisions are void.   

The Massachusetts statute, MGL 149 § 29C, provides the following:

Any provision for or in connection with a contract for construction, reconstruction, installation, alteration, remodeling, repair, demolition or maintenance work, including without limitation, excavation, backfilling or grading, on any building or structure, whether underground or above ground, or on any real property, including without limitation any road, bridge, tunnel, sewer, water or other utility line, which requires a subcontractor to indemnify any party for injury to persons or damage to property not caused by the subcontractor or its employees, agents or subcontractors, shall be void.

A contractual indemnification clause is valid against a subcontractor where the clause is limited to indemnification for injuries or damages that were caused by the subcontractor.  See Collins v. Kiewitt Constr. Co., 2 Mass.L.Rptr. 416 (Mass.Super. 1994).  Moreover, there is nothing in MGL 149 § 29C that specifically prohibits a proportionate indemnification in subcontracts (e.g. a subcontractor can be required to indemnify a general contractor for the subcontractor’s “share” of the fault).  However, MGL 149 § 29C specifically prohibits provisions that “obligate a subcontractor to provide indemnification for losses that it in no way caused.”  N. Am. Site Developers, Inc. v. MRP Site Dev., Inc., 63 Mass.App.Ct. 529, 535 (2005).

If you are a general contractor, it is important to review the contracts you have with your subcontractors.  If drafted in contravention of MGL 149 § 29C, your indemnification provision may be rewritten by a court, which can have unpredictable consequences.  If you are a subcontractor, you should carefully review the contract with your general contractor to ensure that the general contractor is not attempting to force you into an indemnification that is otherwise unenforceable.  If you have any questions or concerns about the indemnification provision in your contract, you should contact a Massachusetts construction lawyer. 

 

StrangScott Partners Selected as recipients of 2015 Super Lawyer Awards

By on October 29, 2015
 

 

We are proud to announce the selection of Christopher Strang as a 2015 Super Lawyer and Jordan Scott as a 2015 Rising Star by the New England edition of Super Lawyers. Mr. Strang is being recognized for his outstanding work in construction litigation for the seventh year in a row, while Mr. Scott earned his first recognition for employment and labor work. 

Both the Super Lawyer list and Rising Star lists are the result of an intensive, multi-step selection process involving nominations, peer review, and independent research. Only 5% of eligible attorneys are selected as Super Lawyers, while only 2.5% of eligible attorneys are selected as Rising Stars.

Obtaining Security and Forcing Collection on a Judgment

By on October 19, 2015

In civil cases when the parties do not settle, the “end” of a case is commonly thought to be when the court enters a judgment. However, entry of judgment is only a step toward obtaining payment of the awarded damages. In collecting, a judgment creditor* may consider several methods available to secure interests and force payment.

Securing a Judgment Before an Execution Issues

Once the court makes a final decision, it enters judgment. However, in many situations, some portion of the case may remain open; for example, when a party appeals or files post-judgment motions. In these situations, a judgment creditor may request that the court attach assets belonging to the debtor and held to satisfy the judgment, once the case is fully closed.

Attached assets permit the creditor to hold the debtor’s available property and, in the event the debtor fails to pay, have that property liquidated. Common examples of asset attachments include the attachment of real estate, personal property (e.g., vehicles, boats, machinery, inventory or office equipment), and bank accounts. These types of attachments eventually permit the creditor to take title of the property and apply it against the judgment. Additionally, the judgment creditor may request to have the debtor’s wages garnished. For wage garnishments, the court may order the debtor’s employer to pay a portion of the debtor’s wages to the creditor, over a set amount of time.  Judgment creditors may also apply for a keeper attachment. Under a keeper attachment, a custodian, such as a sheriff or person appointed by the sheriff, holds property of the debtor (e.g., business receipts paid into the business) to pay off the judgment.  

Collecting on a Judgment After an Execution Issues

After judgment enters and the appeal period passes, the court issues an Execution. An Execution is an order from the court notifying the debtor of the creditor’s intent to collect on the judgment. Because an Execution is served after final judgment enters, the creditor may take direct steps to force payment or seize the debtor’s property. Two different routes are available to force collection. Selecting between these options usually comes down to whether the judgment creditor can locate the debtor’s assets.

When the creditor is unable to locate assets, supplementary process is a useful tool. Supplementary process is a procedure where a creditor seeks to enforce the judgment through court-ordered payment. It is an inexpensive and efficient way of obtaining information regarding what assets the debtor holds and usually ends with an order of payment against the debtor. Supplementary process involves having the debtor served and ordered to appear before the court for an examination of the debtor’s assets, liabilities, and general financial information. The court then has the option of ordering the debtor to produce nonexempt property to be seized, ordering the debtor to convey property to the creditor, or ordering payment in full or partial periodic payments.

When the judgment creditor knows of assets owned by the debtor, the judgment may be satisfied by directly seizing, and possibly selling, that property. A common example of asset seizure occurs where vehicles, machinery, boats, or other tangible goods belonging to the debtor are taken and held for auction. Asset seizure is a process that requires the involvement of the sheriff’s department. The sheriff either serves the debtor with the Execution and demands the production of assets, or has accessible assets directly seized. This method of satisfaction requires additional time and effort in waiting for assets to located and taken, but has the benefit of potentially satisfying a larger portion of the judgment at one time.

Benefits of Utilizing Post-Judgment Collection Options

Judgment creditors must weigh costs and benefits in selecting the best post-judgment collection methods. In some situations, debtors voluntarily provide payment once judgment enters. However, it is not uncommon for a debtor to avoid paying. The post-judgment collection options listed above are helpful tools to secure interests and force collection.  Experience shows that once a person or entity learns that their vehicles or machinery will be sold at auction, that their bank accounts will be frozen, or their wages or credits taken, they are much more likely to try to come up with voluntary payment arrangements. For more details about collecting on a judgment, creditors should seek the advice of a Massachusetts business attorney.

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*Once the judgment enters, the plaintiff becomes the “creditor” and the defendant becomes the “debtor.”

Christopher Strang Receives Young Lawyer’s Chair from BU

By on October 5, 2015

On Saturday, September 26, 2015, partner Chris Strang received a 2015 Silver Shingle Award (Young Lawyer’s Chair) from his alma mater, Boston University.  Boston University School of Law is honored each year to present several outstanding alumni and friends with Silver Shingle Alumni Awards. These awards, a tradition at the School of Law since 1967, recognize notable contributions to the legal profession, leadership within the community, unfailing service to the School of Law, and superlative contributions to society.

2015 Silver Shingle Award

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Congratulations to Warner Youth Sports Association on Successful Golf Classic

By on September 30, 2015

 

      Congratulations and thanks to the Warner, New Hampshire Youth Sports Association (WYSA) on its successful Second Annual Golf Classic.  Strang Scott is proud to have participated as a sponsor for the second time in this growing event that benefits youth sports in Warner.  All proceeds of this great community event go directly to supporting WYSA scholarships and programs.  Make sure to check out all of the great work done by WYSA at their page!  

     Special Thanks to Scott Hanwell and the Dadoprint team for the cool sponsor keepsakes.  We’re looking forward to participating in next year’s event!

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Construction Manager At-Risk Can Seek Indemnification For Design Errors

By on September 29, 2015

Earlier this month, the Massachusetts Supreme Judicial Court (“SJC”) held that a construction manager at-risk can seek indemnification for design errors.  The recent decision, Coghlin Electrical Contractors, Inc. v. Gilbane Building Company (SJC-11778), involved the construction of a facility for the Massachusetts Division of Capital Asset Management and Maintenance (“DCAM”).  DCAM, as the owner, contracted with Ellenzweig Associates to prepare the project designs.  When the project designs were partially completed, DCAM entered into a contract with Gilbane Building Company as the construction manager at-risk (“CMAR”).  Gilbane then entered into a subcontract with Coghlin Electrical Contractors

CMAR contracts have become very popular in Massachusetts, particularly in public construction projects.  Unlike traditional construction contracts where contractors submit bids based upon a set of design specifications, a CMAR contractor works as a sort of consultant to the construction and assumes the responsibility of cost overruns.  In the instant case, Coghlin submitted a request to Gilbane to cover Coghlin’s cost overruns, which allegedly resulted from faulty project designs.  When Gilbane failed to cover these cost overruns, Coghlin sued Gilbane and then Gilbane sued DCAM for a breach of warranty and to indemnify Gilbane for the cost overruns. 

The case ultimately made its way to the SJC, which ruled that Gilbane could proceed against DCAM for indemnification.  The Court held that when the legislature enacted G.L. 149A, which governs CMAR contracts in public construction, it did not intend to “abolish the owner’s implied warranty and to require the CMAR to bear the entirety of the risk arising from design defects…”  It further held that if “Gilbane is found liable for additional costs to Coghlin, Gilbane may be able to recover, but only to the extent that the additional costs were caused by Gilbane’s reasonable and good faith reliance on the defective plans and specifications…” 

The SJC’s opinion did not provide a blanket protection for CMARs against all design responsibilities.  After all, depending on the particular contract, a CMAR may be intimately involved in the design phase.  The Court clarified by stating:

The general contractor in a design-bid-build project may benefit from the implied warranty where it relied on the plans and specifications in good faith, but the CMAR may benefit from the implied warranty only where it has acted in good faith reliance on the design and acted reasonably in light of the CMAR’s own design responsibilities.  The CMAR’s level of participation in the design phase of the project and the extent to which the contract delegates design responsibility to the CMAR may affect a fact finder’s determination as to whether the CMAR’s reliance was reasonable.  The greater the CMAR’s design responsibilities in the contract, the greater the CMAR’s burden will be to show, when it seeks to establish the owner’s liability under the implied warranty, that its reliance on the defective design was both reasonable and in good faith.

This ruling will have a significant impact on construction contractors throughout Massachusetts.  Owners, contractors and subcontractors involved in CMAR contracts should contact their Massachusetts construction lawyer to discuss the implications of the SJC’s ruling. 

School Guard Glass Making News Again

By on September 21, 2015

Our friends at School Guard Glass continue to make news for their innovative security glass product line. The glass is nearly impenetrable, as you can see in the video demonstration recently shown on the local Fox News affiliate. This is becoming a popular product to specify in public buildings, particularly schools, for its ability to deter potential intruders.

Here they are on Fox News in Boston:

https://www.myfoxboston.com/story/29994649/massachusetts-company-makes-glass-to-help-keep-schools-safer

Here’s a similar demonstration on NPR:
https://wamc.org/post/dented-not-broken-glass-innovator-hopes-prevent-tragedy

Again with the NBC Connecticut affiliate:

https://www.nbcconnecticut.com/troubleshooters/Redefining-School-Security-283136861.html

And here they are featured in a New York Times article:

https://www.nytimes.com/2014/12/28/technology/out-of-tragedy-a-protective-glass-for-schools.html?_r=1

Check out School Guard Glass directly at:  https://schoolguardglass.com.

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DOL’s New Interpretation Regarding Classification of Workers: “Most Workers Are Employees.”

By on August 13, 2015

Many Massachusetts employers are subject to two different legal schemes regarding the proper classification of employees: Massachusetts state law, and federal law. It is important for employers to be familiar with both schemes in order to avoid a state or federal misclassification investigation. The Department of Labor Wage and Hour Division (“DOL”) recently issued an Administrator’s Interpretation addressing the legal standard used to determine if an individual should be classified as an “employee” or an “independent contractor” under the Fair Labor Standards Act (“FLSA”).

The Supreme Court and lower courts have developed an “economic realities” test which examines the actual relationship between the employer and the individual. The DOL’s interpretation attempts to clarify that test, to answer the question of “whether the worker is economically dependent on the employer or truly in business for herself.” Although the court system is not strictly bound by DOL interpretations, courts usually find such interpretations persuasive, and this interpretation is consistent with case-law. Under the test, each factor must be analyzed in relation to the other factors, and no single element of the test outweighs the others. While the elements of the test vary slightly under case law from different courts, they generally consist of the following six factors:

Whether the Work is an Integral Part of the Employer’s Business

Where the work performed “is integral to the employer’s business,” as it is more likely than not that the worker is economically dependent on the employer, and therefore an employee. This factor is considered a compelling factor and exists “even if the work is just one component of the business and/or is performed by hundreds or thousands of other workers.” Along those lines, the work can be considered integral if it is the same as the work of many other employees, such as at telemarketing call center, or even if the work is performed outside of the employer’s premises, such as at an employee’s home or at a customer’s location. For example, in a construction company that builds residential homes, a carpenter is integral to the business, while the accountant that handles the company’s annual tax returns is not.

Whether the Worker’s Managerial Skills Affect Their Opportunity for Loss or Profit

The next factor is whether the worker’s profit or loss is affected by their level of managerial skills and input. An analysis of the worker’s “managerial skills” focuses on that worker’s ability to affect the profitability of the employer’s business based on the managerial role the worker has. “Managerial skills” are those normally associated with operating an independent business, e.g. the individual’s ability to make hiring decisions, to determine what materials and equipment to purchase, how and where to advertise, and what location should be rented for the business. Merely working more hours does not demonstrate managerial skill. The corollary to the ability to increase profit is the risk of suffering loss. A true independent contractor is in business for themselves and may directly profit or loss based on the business’s success.

How the Worker’s Relative Investment Compares to the Employer’s Investment

Next is the value and degree of investment by the worker. The worker’s investment must be considered against the investment made by the employer. Independent contractors typically make investments that support a business as an independent going concern beyond the current job, and affect that businesses’ growth, its cost structure, and its presence in the applicable marketplace. Workers who make substantial monetary investments, even in tools or equipment used for the employer’s business, may still be classified as employees. To weigh in favor of an independent contractor, an investment must be a legitimate “business investment” or “capital expenditure,” not merely a tool or piece of equipment necessary to do the job, and such investment must be substantial. Even a seemingly large expenditure such as a vehicle may pale in comparison to the investment made by an employer which includes land and heavy machinery.

Whether the Work Performed Requires Special Skills and Initiative

In weighing this factor, the DOL is not assessing the specialty of the worker’s technical skills, but determines whether the worker utilizes “special skills,” involving business judgment and initiative. In other words, the skills of building and running the business, not technical skills. To be properly classified as an independent contractor, those skills must demonstrate that the worker is in business for themselves. A true independent contractor performs independent judgments beyond the current project, has autonomy in deciding the sequence of the work performed, has control over whether additional work is performed, and is responsible for acquiring the next job. An electrician is a technically skilled worker, but is only an independent contractor when actually running his or her own electrician business, not merely reporting to work as an electrician for another company.

Whether the Worker’s and Employer’s Relationship is Permanent and Indefinite

The “permanence” of the relationship is not tied to the actual length of employment. Rather, a court will examine whether the relationship is only tied to the length of one project, or is to be continuous and repeated until either the worker or the employer elects to terminate the engagement. An independent contractor often handles one job or project for an employer, and does not work continuously or repeatedly for the same employer. This evaluation must also be made with consideration to the type of industry the work is being performed in. A lack of permanence or indefiniteness may be due to “operational characteristics intrinsic to the industry,” e.g. the use of part-time workers, seasonal workers, or staffing agencies, which still weighs on the side of employee if, for example, a particular worker works every applicable season for the same employer. True independent contractors function under their “own business initiative” and are running a business separate from that of the employer.

The Nature or Degree of Control the Employer Assert Over the Worker

The final factor of the “economic realities” test involves a determination of the type of control exercised over the worker by the employer. Employers who control the meaningful portions of the work performed by the worker are utilizing employees, not independent contractors. The “independent” work performed must be more than mere theory; the worker must actually exercise control over the meaningful aspect. Additionally, lack of direct supervision by the employer will not necessarily be indicative of independent contractor status where the worker performs work from home or at offsite locations. Examples of control indicating an employer-employee relationship includes regulating aspects of the worker’s job; setting work schedules; standardizing a dress code; and directing what tasks are carried out by the worker. The DOL’s interpretation cautions against giving the “control” factor an oversized role and states that this factor must be analyzed in the context of whether the worker is economically independent from the employer.

Impact of the DOL’s Interpretation

The DOL’s interpretation sets forth its official position on how employment relationships should be evaluated under the FLSA. Although the DOL’s interpretation is not binding on courts, it is persuasive and should be considered by employers. Businesses will benefit from reviewing their use of independent contractors, both in regard to the current legal standard and under the changes in the DOL’s interpretation, to evaluate any potential misclassifications. Federal investigations are time-consuming and the monetary penalties for misclassification can be severe.

The foregoing information is a general summary of the Administrator’s Interpretation published by the DOL. If you are operating your own company or are concerned about your rights as an employee, contact a knowledgeable employment attorney to review your classification scheme.

Christopher Strang Appointed to Chair BU Law’s Job Placement Task Force

By on August 10, 2015

 

Boston University School of Law’s Career Development Office appointed Christopher Strang to serve as co-chair of its Job Placement Task Force for a second year. Started last year, the Task Force is comprised of some of BU Law’s most distinguished alumni throughout the country. They are responsible for providing advice to the Career Development Office on current hiring needs in the profession as well as developing programs to assist students and recent graduates find permanent placement. 

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