PROBUILD EAST, LLC v. Poffenberger
2012 WL 1990566
Conn. App. Ct.2012Background
- Defendant entered into a renovation contract with Flanagan Builders for Milford property; subsequent contract between Flanagan and plaintiff for materials; plaintiff filed a mechanic's lien dated April 28, 2009 with commencement date January 8, 2009 and notice of lis pendens; defendant paid Flanagan the original contract price of $94,000 but modifications left $10,800 unpaid; trial court found lien valid despite incorrect commencement date and that a lienable fund existed; judgment of foreclosure by sale followed and this appeal ensued
Issues
| Issue | Plaintiff's Argument | Defendant's Argument | Held |
|---|---|---|---|
| Validity of lien despite incorrect commencement date | Lien valid under liberal construction; error not in bad faith or prejudicial | Incorrect commencement date prejudiced defendant and invalidates lien | Lien valid despite commencement-date error |
| Existence of a lienable fund given unpaid debt | There remained unpaid debt of $10,800 to general contractor | Owner paid contract price; no lienable fund | Lienable fund exists; lien valid for $10,800 |
| Subordination to Home Improvement Act on subcontractor lien | Subcontractor liens unaffected by contractor's act compliance; subrogation protects homeowners | Act invalidates lien if contract violates act; subcontractor lien barred | Subcontractor lien valid despite act noncompliance by general contractor, and subrogation not barred by act |
| Interpretation of § 49-33(f) subrogation provisions | Subrogation protects subcontractors when unpaid debt exists | Subrogation cannot override act-related restrictions | Subrogation language applied to permit subcontractor lien despite contractor's unenforceable contract |
Key Cases Cited
- First Constitution Bank v. Harbor Village Ltd. Partnership, 230 Conn. 807 (1994) (liberal construction of minor lien defects when made in good faith)
- Rene Dry Wall Co. v. Strawberry Hill Associates, 182 Conn. 568 (1980) (definitions of lienable funds; bona fide payments considerations)
- J.C. Penney Properties, Inc. v. Peter M. Santella Co., 210 Conn. 511 (1989) (liberal validation of lien certificates for remedial purposes)
- Seaman v. Climate Control Corp., 181 Conn. 592 (1980) (subcontractor rights and subrogation to general contractor debts)
- W.G. Glenney Co. v. Bianco, 27 Conn. App. 199 (1992) (limits of lien attachment to unpaid contract debt; disclosures under statute)