By Andrew D.R. Delmonico, Partner, and Ted R. Lewis, Kuhn LLP
Although a potentially helpful tool for securing payment, builders’ liens can be tricky to implement in practice. Courts review liens very strictly; if they are not drafted with care and absolute accuracy, they can be invalidated. Among other things, a lien claimant must be able to satisfy a court that it has performed work in relation to an improvement on the specific lands over which the lien is claimed.
The BC Supreme Court recently considered the case of JVD Installations Inc. v. Skookum Creek Power Partnership, in which liens had been filed against lands on which the lien claimants did not perform any physical work, and that comprised only a small portion of the overall project which mostly took place on lands that could otherwise not be liened under the Builders Lien Act (“BLA”). The court confirmed in this case that a lien can be claimed where the work claimed for forms an “integral and necessary part” of an integrated construction improvement, even if a lien claimant cannot actually prove that its work directly benefited the land against which the lien is filed.
The Facts
In this case, the plaintiff (the “Subcontractor”) acted as a subcontractor for the construction of most of the components of a run-of-river hydroelectric project (the “Project”). The Subcontractor then further subcontracted its scope of work to another company that was its wholly-owned subsidiary (the “Sub-Subcontractor”).
A number of factors, including delays resulting from unanticipated site conditions and damage to integral components of the Project led to a payment dispute. This dispute led the Subcontractor and Sub-Subcontractor to file claims of lien. However, the Project was located almost entirely on lands owned by the Crown (the “Crown Lands”), which are generally not subject to claims of lien. Only a small portion of the Project consisting of power transmission lines running across statutory rights-of-way on privately owned lands (the “Transmission Line Lands”) could be liened. Neither the Sub-Contractor nor the Sub-Subcontractor provided work on the Transmission Line Lands themselves. Because liens could not be claimed against the Crown Lands, the Subcontractor and Sub-Subcontractor attempted to file liens against the Transmission Line Lands.
The Decision
The Court was called on to decide whether these lien claims were valid, ultimately finding both to be proper lien claims in the circumstances. In coming to this decision, the Court noted the BLA “does not require a lien claimant to perform or provide work ‘on’ the lands described in a lien; it requires the lien claimant to perform or provide work ‘in relation to an improvement’ located on lienable lands.” Where, as here, the claimants could demonstrate that the work performed was “integral and necessary” to such an improvement, the lien claims could succeed. Ultimately, the court held that all parts of the Project, including those on the Transmission Line Lands, formed a single integrated improvement. The Subcontractor and Sub-Subcontractor were entitled to claim liens over the lienable portion of that improvement, even if they had not directly supplied work to that part of the Lands.
Lessons Learned
- If you perform off-site work, you may still have a valid lien claim if your work is sufficiently connected to the actual construction taking place on the lands you are seeking to lien.
- You may also have a lien claim against lands on which only part of an improvement is taking place. If you work on any part of a project that forms a single, integrated improvement, it may give rise to a valid lien claim on some lands even where claims are prohibited on other parts of those lands.■
This article was written by Andrew D.R. Delmonico, partner, and Ted R. Lewis, articled student, who practise in construction law with the law firm of Kuhn LLP. This article is only intended as a guide and cannot cover every situation. It is important to get legal advice for specific situations. If you have any questions or comments about this case or other construction law matters, please contact us at 604.864.8877 (Abbotsford) or 604.684.8668 (Vancouver).
