61 Pa. Super. 456 | Pa. Super. Ct. | 1915
Lead Opinion
Opinion by
The plaintiff was a subcontractor for material used in the erection of a dwelling house. The owners purchased seven acres of land and proceeded to erect thereon the dwelling referred to, a laborer’s cottage and a barn:
“Notwithstanding the very able argument of counsel for appellee on this point our conclusion is that the item of claim for extra materials and labor furnished on the basement walls of the residence valid in every other respect should not be stricken down because more land was included in the description of the curtilage than was reasonably necessary for the general purposes of the residence. If this becomes a material question application may be made to the court below to have the curtilage defined and the lien limited to the boundaries thus ascertained.” The method thus pointed out protects the owner from an unauthorized and unjust application of the lien to property not reasonably within the curtilage. Whether, therefore, we regard the claim as good against the whole plot or consider the description of the premises as in excess of the area properly constituting the curtilage we do not find any basis for sustaining the appellant’s contention on this part of the case.
It is further objected that the lien is a lumping charge in that the price in each item of materials is not given. The 11th Section of the Act of June 4, 1901, as amended by the Act of April 17, 1905, P. L. 172, directs what shall be set forth in a claim of this character. The second paragraph of the section requires a statement of “the amount or sum claimed to be due and the nature or kind of the work done or the kind and amount of materials furnished or both.” This provision calls for a statement of the amount claimed to be due and of the kind and
The objection that there were no proper items charged within the three months immediately preceding the giving of notice of the intention to file a lien is evidently an afterthought. No reference was made thereto in the very elaborate and specific affidavit of defense filed nor does the point appear to have been raised during the progress of the trial. It is true that the first item in the bill was furnished more than three months before the giving of the notice of intention to file a lien, but all of the items were furnished under a contract. The necessary averment as to time appears in the lien, the date of the last item is given and all the material went into the building. There does not appear to be any merit in this objection.
That the material was furnished on the credit of the building is averred in the lien and appears affirmatively in the testimony. A prima facie case is certainly made out and as there is no evidence to the contrary there is no support for the appellant’s contention on this point.
The judgment is affirmed.
Dissenting Opinion
Dissenting Opinion by
November 29, 1915:
I have no difficulty with the conclusion of the majority of the court with respect to the objection that the lien was filed against the whole property, including a laborer’s dwelling and barn, but must express dissent with the conclusions on the other questions submitted. The Act of April 17, 1905, P. L. 172, amending Section 11. of the Act of June 4, 1901, P. L. 431, and as applicable to the question now considered reenacts Section 12 of the Act of J une 16,1836, P. L. 695. It is stated that the lien shall set forth “the time when the materials were furnished.” The items in this lien were furnished between the dates of December 19, 1911, and April 23, 1912, the lien having been filed some months later. It is not necessary to state again the reasons why claims consisting
The lien in this case provides as follows:
“1 Cellar Dr. frame
1 Mullion Cellar frame
3 Box Cellar frames
2 Bear Door frames
1 Side Door frame
2 Front Wd. frames 17 Wd. frames
3 Cas. Wd. frames
1 Mullion Wd. frame
440 ft. Cornice
>$247.00”
Discussing the lien from the standpoint of a lumping charge, I believe, it cannot be sustained under the opinions of this court and the Supreme Court. A lumping charge has been defined by Mr. Justice Mitchell to be articles of a different nature, kind or class embraced or embodied in one charge. • This has been modified to a certain extent by Mr. Justice Mestrezat, in Willson v. Canevin, 226 Pa. 362, where it was held that if there is a specific and accurate description of the articles charged, giving details of kind and character of materials, and if the price for the individual item could, by mathematical calculation, be ascertained, a flat charge for the whole would not be a lumping charge. Here we
What could have prevented this appellee from setting forth the prices, sizes', and character of materials of the different articles mentioned in this lien? Willson v. Canevin, supra, relied upon in this case, is vastly different from the case now under consideration. The items there mentioned were described minutely. The number, the size, the lights, and sash size were all specified in detail. One price was given for the whole. Mr. Justice Mesteezat says, in effect, that it was merely a matter of mathematical calculation, anyone experienced in the business could have told the price of the individual item or whether the total sum charged was exorbitant. He says: “While the price agreed to be paid was a lump sum, the various items of the materials furnished are specifically set forth in the statement. This differenti
I would therefore reverse this judgment.