This month’s newsletter details some of the recent changes to the Texas Property Code addressing perfection of liens. A payment bond issued on a Texas private project generally covers otherwise valid liens – this is the case even if the claimant did not specifically notify the Surety, but rather, simply elected to file a lien and follow those notice provisions to the principal and the owner. The latest changes impact (1) statute of limitations; (2) removal of the second month notice; and (3) procedural requirements for perfection.

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A vital litigation weapon is a sanctions order. To seek one, educate the judge and first obtain a precise order regarding production of evidence and then show how the evidence has not been produced and how the court order has been violated. A sanctions order is a powerful weapon to work to rein in costs and pursue the truth.

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Slack, instant messaging platforms, TikTok, yet today email is still the primary form of communication within the corporate world and remains one of the most important elements of ESI. Failing to plan is planning to fail!

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Texas appeals court saw no reason to limit the rationale to only DTPA claims - nor Implied Warrantee Claims either.

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Discovery is the most expensive part of most disputes, whether in trial, in arbitration, or in another stage. The reality is the high transaction costs of litigation, and in particular formal discovery, threaten to exceed the amount at issue in all but the largest cases.

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Disputes can occur, and at times even seem commonplace. Disputes, whether in the early process, litigation, or arbitration, can be costly in many ways. Summary judgment can be an off-ramp or a “focus” tool. A motion for summary judgment sharpens the focus and can assist the party, the counsel, and the decision maker. Even if summary judgment is not granted, the motion and process are very important in focusing on key issues.

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When a bankruptcy is filed rights can be affected. The take away is - look carefully at what is received, even when formal “required” notice requirements have not been met. Of course, the devil is in the details.

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Damages amounts may swing wildly and what is asserted may be much higher than what is legally recoverable. ALL we need to do is understand the concepts of “foreseeability” and “reasonable certainty” There is a lot of detail packed into those issues! Our Litigation Newsletter describing a 2022 Texas Supreme Court opinion dealing with some fascinating damage issues!

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As a law firm, we have made a significant investment of time and resources to work better and smarter. Microsoft SharePoint is a big part of that. We are able to work more collaboratively with you, to produce privilege logs as required by courts, to have more data, and to have more certainty and security.

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This newsletter will address a recent change in Texas law that has (finally) clarified who can be liable for attorney’s fees in a breach of contract case,

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Attorneys, and people who use attorneys, need to know that everything the attorney sees is not automatically protected from disclosure.

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Disputes and litigation can be long and costly. Bankruptcy tools are often used to try to achieve more efficient resolutions and parties need to know what the Bankruptcy Code provides, what Congress allows and provides for, and how to evaluate and present positions.

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Many times there are links in communications. Production of this data so we understand the context conveyed is vital. Our newsletter addresses this issue regarding a recent court opinion from a learned and experienced judge and learned counsel. The word to the wise is first understand the technology.

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Friends and colleagues:

Nothing helps wear off the turkey coma like a riveting newsletter addressing a recent construction law development in Texas. Attached is just such a remedy for your post-Thanksgiving hangover. The newsletter addresses the recent legislation in Texas that overrules more than 110 years of court precedent rejecting the Spearin doctrine. As many of you are acutely aware, the Spearin case from the US Supreme Court generally relieved a contractor of liability in the event that there are defects in the plans and specs provided by the owner. Texas has a long been in the vast minority in rejecting Spearin. Although courts have had a number of attempts over the years to adopt a more modern approach embracing Spearin, they have declined to do so. This is what led to the Legislature taking the reins and creating a new statute that specifically makes a Spearin concept part of Texas law.

While this is good news for contractors, as the newsletter points out, the contractor now has an affirmative duty to not only point out any defects, but also any defects that it might be able to identify through “ordinary diligence.” Our best guess is that we are going to see heavy litigation over that particular clause, as owners might attempt to shift liability by admitting that the plans were defective, but then arguing that it is something so obvious that it should have been caught by the contractor.

Happy holidays to all.

View Our November Newsletter Update here»

Persuasion, themes, zooming in, and practice are all key concepts. View is our newsletter on trial practice with a few lessons learned.

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Native, not TIFF eDiscovery tools available now provide efficient ways to incorporate file naming convention, easily allowing identification of documents.

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Trials are very difficult for all involved, and Langley works to make the process effective and efficient. With our experience and proper communication we work to make the process understandable to all involved including witnesses.

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Summary judgment is now very possible in Florida courts.

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Creditors have leverage to request adequate protection provisions in exchange for turning over the property.

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The corporate rep dep is a powerful tool to learn the truth. It should be used early in the case with a careful, thoughtful meet and confer between the attorneys.

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When the law is on your side – as it is for sureties on many issues – the old adage is to pound the law. Good news is that this approach is now stronger in Florida, as the Florida Supreme Court has approved a modification to the summary judgment standard that makes it easier to prevail. The plan is to adopt the more universal federal standard for deciding summary judgments. We believe the Surety is a favorite of the law, and given the legal issues typically encountered on surety disputes, we view this as a positive change because it will allow a surety to build momentum, charge forward (like the proverbial bull), and conclude litigation in a cost effective manner.

Like many states, the Florida Rules of Civil Procedure and Rules of Evidence mirror their federal counterparts in many respects – there is even similar numbering. For many years, however, there has been a deviation on the standard for granting a motion for summary judgment. Essentially, the Florida standard – although using similar language to the Federal Rule 56 – had a more stringent application and made summary judgment more difficult. Indeed, as part of debating whether to change this rule, Justice Jorge Labarga noted the tradition in Florida of letting as many cases as possible go to a jury. The Florida standard is now set to be changed to mirror Rule 56 and the more universal standard for deciding summary judgments when there is not a material issue of fact.

This has immediate application with indemnity suits given that there typically are limited issues of fact, as well as the legal impact of various clauses contained in indemnity agreements, including the right to settle, prima facie evidence of liability, and default language when collateral is not provided. The same is true with respect to certain performance bond disputes where there is a threshold matter of law, such as proper notice under the bond and/or material alteration of the bonded obligation. In Florida, we usually have a preference of litigating in federal court if possible because of the summary judgment standard. While certainly there will still be hurdles of persuasion to convince a judge to completely pour out a litigant’s claims and/or defenses, we do see the shift to a federal rule 56 model as a good thing and are hopeful that it will help streamline litigation and decrease litigation costs in state court.

The new standard will not go into effect until May 1 and the Florida Supreme Court has invited comments from rules committees and the public. While we do expect there to be some discussion, we ultimately believe that the federal rule standard will be adopted.  Given that I'm actively litigating an indemnity matter now in Florida, I certainly am ready for May 1 to get here and test out the new standard.

Brandon Bains is an experienced trial lawyer who focuses on understanding the client’s business. He then seeks the earliest positive resolution of issues by using early comprehensive evaluation. 

The attorneys at Langley LLP are committed to working smarter.  For us, this means a heavy focus on communication, understanding your business, understanding your goals, thinking outside the box for creative solutions to complex problems, and fostering relationships with obligees and repeat players so that gains made in one case are to the mutual benefit of clients down the road when those same individuals come back to the forefront.

January 2021

Audits are critical to the surety industry.  An audit is the touchstone for the decision to extend surety credit, and when auditors fail, it usually leads to the losses for the Surety. In recent years, pursuing salvage for misstatements made in a clean audit opinion has become more common. Some of the classic indicators of a potential claim include a good, stable account that falls off a cliff in less than a year and runs out of cash. Because many auditing firms have significant insurance, as well as other assets, pursuing recovery is often worth the risk and expense.

As you can imagine, however, these auditing firms (and their carriers) do not go quietly into the night. Rather, there are usually spirited fights throughout the case. Recently, a federal court in Pennsylvania was confronted with some of the common arguments we see: (1) lack of specificity on alleging exact problems with the audit; (2) lack of standing for a surety to pursue the auditor; and (3) damages are not fully liquidated. It is always a good feeling when a Court gets the right answer, and that was the case with this judge in looking at an early motion to dismiss by an auditing firm. The Court rejected three classic arguments:

• You have to show a math error. The basis of a negligent misrepresentation claim against an auditor is usually (1) the clean audit opinion failed to comply with generally accepted accounting principles (GAAP); and (2) the auditor failed to conduct the audit in accordance with generally accepted auditing standards (GAAS). An example of the latter is an auditor failing to exercise the requisite amount of professional skepticism, which can be the case when it becomes a consultant for the audit target. Thus, it is not necessary for a surety to reconstruct the audit at the outset of a suit and demonstrate that revenue should have been $17 instead of $21, etc. The Court agreed.
• I don't know who you are. Auditors often argue that they did not know that a surety would rely on the audit in issuing surety credit. Most underwriters laugh at this notion given that surety credit is usually the only reason an audit is required at all. In examining Pennsylvania's specific law for a negligent misrepresentation claim, the Court also rejected this idea, finding that it was foreseeable that a surety would receive the audit and rely on its contents. This is a more liberal standard than we see in places like Texas (and most of the rest of the country), which has a middle ground standard of known party for a known purpose. Regardless, the idea that the auditor needs to know the surety by name or hand deliver the audit to the underwriter is not a requirement anywhere.
• The damages are up in the air. There is a pretty short window to bring this type of claim. Moreover, there can be a fight with the auditor on when the clock starts running. The auditor usually will argue that it starts at the time the audit is prepared. This is the wrong answer, but it does demonstrate that a surety needs to act quickly to pursue this salvage. That typically means that all losses of a surety have not yet been realized. Indeed, in many cases the surety is just starting to see the effects of the cratering of the principal. As a result, the auditor argues that because the damages have not been fully liquidated, a critical element of the claim is missing. The Court in Pennsylvania rejected this argument as well, holding that this level of specificity is not necessary in order to bring a claim in the first place. This is important given that it would be expected that a damage number would fluctuate greatly as projects are finished and vendors are paid, not to mention other salvage that might be applied to the bottom line.

For reference, the case out of Pennsylvania is Platte River Insurance Company vs. Joseph P Melvin, Cause No. 20–3380. Feel free to let me know if you would like a copy and I would be happy to send it on. Happy New Year to all as well, and here’s to heading to a brighter 2021!

Author - Brandon Bains
Langley L.L.P., Attorneys & Counselors
P. O. Box 94075, Southlake, TX 76092 214.722.7160
Licensed in Texas, Florida, and Arkansas

Texas • Florida • Oklahoma • Arkansas

Litigation strategies for pursuing affirmative claims with a group of professionals that can provide input on construction, accounting, and legal considerations.

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In 2020 the Court unanimously said that an order denying a creditor relief from the automatic stay on debt collection efforts was final and immediately appealable

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We think nothing would brighten your day like an email on insurance and CGL coverage. Certainly, for me, it is all I need to get through the dark days. While we are often required to disabuse owners and obligees that surety bonds are blanket insurance policies, it does raise the issue of remembering that there are certain insurance products that can help mitigate exposure on a project gone wrong. Most notably, a CGL policy can provide a source of recovery in cases of construction defects and resulting damage. A classic example is a poorly built roof that allows water intrusion, which subsequently damages interior finishes, etc. In such a case, there are good arguments for the carrier covering not only the resulting damage, but in the right case, the defective workmanship to begin with.

A recent case from the Michigan Supreme Court (Skanska v. MAP Mechanical, 2020 WL 3527909) highlights this point. There are three main takeaways from the case:

Defective workmanship absolutely constitutes an accident that gives rise to an initial grant of coverage under a CGL policy. The Court noted that it did not matter that the workmanship was in the control of the party performing the work, as the fact that something was built improperly is almost by definition an accidental occurrence.
As defective workmanship can constitute an accident, this necessarily would then be covered by the CGL policy to the extent that the workmanship was done by a subcontractor of the insured (recognizing the exception to the “your work” exclusion in most CGL policies).

Importantly for sureties, the Court rejected an argument that the CGL policy should not be in play because there was a performance bond on the job. The Court found that even if there is possibility of overlap with the performance bond, that does not take away from the initial grant of coverage provided by the CGL policy itself.
The Michigan Supreme Court is the latest Court to tackle these issues and is coming in line with the more modern approach for what a CGL policy covers. Indeed, states around the Country – including Texas – have found similarly. In that vein, Texas has specifically found that not only can a CGL policy cover defective workmanship, but the carrier may also be required to cover the costs to "rip and tear" good work in order to remedy the bad work. That can be a big number on a project with significant defective work.

Thus, the most immediate practice point for a project with significant defective work is to ensure that an early and effective demand is sent to the insurance carrier to properly trigger the duties to defend and indemnify. While the duty to defend is a lower bar to trigger, we have still seen plenty of instances where it is not done correctly by the principal. Generally speaking, this duty is triggered by the eight corners rule – the four corners of the insurance policy and the four corners of the complaint/lawsuit/claim that gives rise to coverage. When triggered, the carrier will then bear the costs of defense.  Although it may be difficult to have the carrier bear the Surety’s own fees as well, defense counsel can take the laboring oar on substantive, overlapping defenses. The duty to indemnify is typically a longer fight, particularly when dealing with some of the issues identified above in terms of bearing costs for defective work, rip and tear, etc. Yet, carriers can be persuaded to cover these costs once they understand better the state of the law and the limits of performance bond coverage.

The attorneys at Langley LLP are committed to working smarter.  For us, this means a heavy focus on communication, understanding your business, understanding your goals, thinking outside the box for creative solutions to complex problems, and fostering relationships with obligees and repeat players so that gains made in one case are to the mutual benefit of clients down the road when those same individuals come back to the forefront.

Brandon Bains is an experienced trial lawyer who focuses on understanding the client’s business. He then seeks the earliest positive resolution of issues by using early comprehensive evaluation.

Keith Langley discusses Arbitration and Surety

When evaluating bankruptcy, a surety profession should keep 3 things in mind: Get your professional involved early; Understand the process; Evaluate proof of claim.

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In Texas, the party seeking to enforce liquidated damages has the burden of showing that (1) “the harm caused by the breach is incapable or difficult of estimation” and (2) “the amount of liquidated damages called for is a reasonable forecast of just compensation”.

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Bankruptcy courts are facing unique challenges given the intersection of COVID-19 and the accompanying economic downturn. Creditors therefore need to also be sensitive to protecting their rights if it is expected that bankruptcy filings will tick upwards over the next 60 days.

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Coronavirus is officially a pandemic — which, in the realm of infectious diseases, is the worst case scenario.

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The automatic stay is perhaps the most fundamental protection for a debtor in bankruptcy.

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Legal Fees and Arbitration in Texas

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Can the Texas Performance Bond Surety Be Liable After Substantial Completion?

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Texas Supreme Court Creates New Path for Defendants to Recover Attorneys’ Fees in Texas – Has Fee-Shifting Swallowed the American Rule?

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eDiscovery: 5 Keys to Success

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Post-Appraisal Summary Judgment Affirmed – and Gutted

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There are many bankruptcies where a debtor is looking to reorganize and needs continued surety support during the pendency of the bankruptcy. This leads to an opportunity early on to receive accommodations and make deals.

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With summer upon us, many will venture out on the great American road trip to experience the unique features our country has to offer (most, I assume, will travel to see Cowboys Stadium, home of America's team).  Like the variety offered by our country's travel destinations, we too see this in application of legal concepts from state to state.

The attached newsletter addresses two important areas of the law – reliability of expert opinions and the economic loss rule – and how the results can be widely different depending on the jurisdiction. We offer sample illustrations from the great states of Texas and Florida (where the Firm actively practices – in addition to Oklahoma and Arkansas). On the expert front, Florida has now finally adopted the federal Daubert standard.  Excluding expert testimony is a marvelous tool in litigation, particularly in the construction context where damage calculations and theories of liability are often ad hoc and off the cuff.  In terms of the economic loss rule, while Texas remains in the majority that holds that a design professional cannot be sued in tort by parties that do not have a contractual relationship with it, this is not case in Florida.  Rather, Florida does allow tort recovery if the specific facts show “control” by the design professional.

Happy summer to all, and I will personally buy a Dallas Cowboys T-shirt for whoever submits the best vacation photo.

Download June 2019 Newsletter Here »

Contractual Language Defeats $100,000,000 Fraud Verdict as a Matter of Law

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Construction and surety law is a broad field that covers a vast number of topics and issues.  Given this size, there is a constant stream of judicial decisions that could affect your next legal dispute.  The attached newsletter highlights three such decisions:

US Specialty Insurance Co. v. Strategic Planning Associates, LLC out of the US District Court for the Eastern District of Louisiana.  In an indemnity lawsuit, there is no bad faith counterclaim under Louisiana law.

Jody James Farms, JV v. The Altman Group, Inc. out of the Texas Supreme Court.  The Court, and not the arbiter, decides whether there will be arbitration between a signatory and non-signatory to an arbitration agreement.

Dudley Constr. Ltd. v. Act Pipe and Supply, Inc. out of the Texas Supreme Court.  Attorneys’ fees are not recoverable in a Texas Trust Fund Act claim.
Should you be faced with one of these issues, or any other legal dispute, it is important to consult experienced counsel to explore your options and protect your rights. 

We are ready to help you in any endeavor.

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We’ve all seen the classic Texas insurance policy lawsuits.  The ones that allege a plethora of contractual and extracontractual claims and seemingly pop up out of nowhere.  In reality, these suits are not about justice.  They are about lining the pockets of plaintiffs’ counsel.  Our firm has a wealth of experience in fighting – and beating – these lawsuits.  Our approach is simple: (1) invoke appraisal; (2) pay the award; and (3) move for summary judgment—which should be granted.  This approach is well grounded in a long line of Federal District Court, Texas Court of Appeals, and 5th Circuit Court of Appeals authority—but so far, the Texas Supreme Court hasn’t weighed in.  This will soon change.  The Court is set to hear oral argument in two post appraisal summary judgment cases.  The attached newsletter provides an update on this crucial area of the law for Texas insurers.  Be on the lookout for additional updates from us after the Court hears oral argument, and after a decision is rendered. 

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eDiscovery Update: Phones, Emails, Hash Values and Saving Costs by Self-Authenticating ESI

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Have you considered and Appraisal Expert for Building the Difference-in-Value Defense? Defendants would be wise to build a “difference-in-value” defense, bolstered by an appraisal expert

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Uncovering the pipeline. Revisiting Mustang Pipeline.

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Hurricane Harvey or Irma Insurance Dispute? How About Appraisal – The Top 10 Items to Consider When Invoking Appraisal

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The Best Laid Plans of Mice and Men Often Go Awry

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The Miccosukee Million - where allegations are suspect, evidence for the other side is tenuous, and opposing counsel is unreasonable and likely is giving bad advice.

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The Increased Prevalence Of Sinkhole Claims In Florida

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The first Cuban-American to lead Florida’s judicial branch.

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The South Florida construction scene is sizzling with rapid growth in commercial, residential and industrial sectors.

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Defining “to perform its work in a good and workmanlike manner”

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