Justia Maryland Court of Appeals Opinion SummariesArticles Posted in Construction Law
C&B Construction, Inc. v. Dashiell
In this breach of contract case stemming from the failure to pay for labor and materials provided by a construction subcontractor (Petitioner) to a general contractor through six construction contracts, the Court of Appeals affirmed the judgments of the circuit court and the court of special appeals in favor of Respondents. The Court of Appeals held (1) where there has been an invocation of the Maryland Construction Trust Statute, there must be a showing that the statute applies to the contracts in dispute; (2) Md. Code Real Prop. 9-204(a) contains a requirement that the contracts be subject to the Maryland Little Miller Act or the Maryland Mechanics’ Lien Statute; and (3) Petitioner failed to demonstrate that the protections afforded by the Maryland Construction Trust Statute were applicable. View "C&B Construction, Inc. v. Dashiell" on Justia Law
Young Electrical Contractors, Inc. v. Dustin Construction, Inc.
The award of summary judgment in favor of the general contractor against the subcontractor in this case based on a pay-if-paid clause was improper because the pay-if-paid clause did not apply to the issues in this case. Pay-if-paid clauses make the project owner’s payment of the general contractor a condition precedent of the general contractor’s obligation to pay the subcontractor. Thus, the pay-if-paid clause can relieve the general contractor of liability to the subcontractor even where the subcontractor has fully performed its part of the subcontract. Here, Subcontractor sued General Contractor for breach of contract relating to a construction project. The circuit court granted summary judgment to General Contractor, concluding that, under Virginia law, a pay-if-paid provision in the subcontract applied to the damages sought. The Supreme Court reversed and remanded the case, holding (1) the pay-if-paid clause did not necessarily apply to the costs at issue in this case; and (2) the other provision relied upon by the circuit court did not create a condition precedent for payment of subcontractors. View "Young Electrical Contractors, Inc. v. Dustin Construction, Inc." on Justia Law
Raynor v. State
Two years after she was raped, the victim reported her suspicion that Petitioner was the rapist. Petitioner went to the police station for an interview but refused to provide a DNA sample. After Petitioner left the station, the police took swabs of the armrests of the chair in which he had sat and submitted those swabs for DNA analysis. That DNA sample matched DNA collected from the victim’s home on the day of the rape. Petitioner was charged with first-degree rape and related offenses. Petitioner filed a pre-trial motion seeking suppression of the DNA evidence. The suppression court denied the motion, concluding that Petitioner had no reasonable expectation of privacy in the DNA evidence left on the chair. The court of special appeals affirmed the denial of the suppression motion. Petitioner filed a petition for a writ of certiorari but conceded that the police lawfully obtained his genetic material from the armrests of the chair. The issue before the Court of appeals was whether law enforcement’s testing of the identifying loci within that DNA material was a search for purposes of the Fourth Amendment. The Court of Appeals affirmed, holding that the DNA testing at issue was not a search under the Fourth Amendment. View "Raynor v. State" on Justia Law
State Ctr., LLC v. Lexington Charles Ltd. P’ship
At issue in this case was the State Center Project, a $1.5 billion redevelopment project intended to revitalize property owned by the State in Baltimore. In 2005, the State issued a public request for qualifications to solicit a master developer for the project. The State Center, LLC was chosen as the master developer. The Maryland Department of General Services (“DGS”), the Maryland Department of Transportation (“MDOT”) and the State Center, LLC negotiated for the Project, entering a series of agreements between 2007 and 2010 to complete the Project in a timely manner. In 2010, Plaintiffs, property owners in downtown Baltimore and taxpayers, filed suit against the DGS, MDOT, and the State Center and its subsidiaries, seeking a declaratory judgment that the formative contracts for the Project were void and seeking an injunction to halt the Project. The trial court voided the formative contracts, concluding that they violated the State Procurement Law. The Court of Appeals vacated the judgment of the circuit court and remanded with directions to dismiss Plaintiffs’ complaint with prejudice, holding that Plaintiffs’ claims were barred by the doctrine of laches due to an unreasonable delay in bringing their claims, causing prejudice to the defendants. View "State Ctr., LLC v. Lexington Charles Ltd. P’ship" on Justia Law
Kent Island, LLC v. DiNapoli
Petitioner entered into a consent order with the several Queen Anne's County officials regarding resolution of their disputes over Petitioner's proposed construction of a project in the county. The consent order terminated litigation in Kent Island I in the Anne Arundel County circuit court. Seeking invalidation of the consent order, Respondents filed suit in the Queen Anne's County circuit court (Kent Island II). On Petitioner's motion, the case was transferred to the Anne Arundel County circuit court, which granted summary judgment for Petitioner. The court of special appeals vacated the judgment, finding that venue was appropriate in the Queen Anne's County circuit court. The Supreme Court reversed, holding (1) the circuit court for Queen Anne's County did not have jurisdiction to modify or revise the consent order, a final judgment, entered by the Anne Arundel County circuit court; and (2) moreover, the Anne Arundel County circuit court was not empowered to revise or modify the judgment entered in Kent Island I in a manner sought by Respondents, as none of Respondents were a party in Kent Island I, and therefore, they could not maintain an action seeking either circuit court to exercise revisory power over the judgment in Kent Island II. View "Kent Island, LLC v. DiNapoli" on Justia Law
CR-RSC Tower I, LLC v. RSC Tower I, LLC
The owners of two properties leased them to developer-tenants for the purpose of building an apartment building on each. As construction was beginning, the landlords breached the leases by refusing to provide estoppel certificates and contesting the tenants' building permits. The landlords' breach prevented the tenants from obtaining financing, which ended the development project. The tenants sued for lost profits. Before trial, the circuit court ruled against the landlords on several motions, holding in part (1) the landlords could not introduce evidence of the 2008 crash in the real estate market to show that the tenants would not have made profits, and (2) the tenants could introduce evidence of the landlords' reasons for breaching, including communications with their former counsel. The jury awarded the tenants over $36 million in damages, holding the landlords jointly and severally liable. The court of special appeals held the landlords could not be held jointly and severally liable but otherwise affirmed. The Court of Appeals affirmed, holding (1) the trial court did nor err in excluding all evidence of post-breach market data in measuring damages; and (2) the landlord waived the attorney-client privilege as to communications relevant to the subject matter of the claim of bad faith. View "CR-RSC Tower I, LLC v. RSC Tower I, LLC" on Justia Law
Bldg. Materials Corp. of Am. v. Bd. of Educ.
For some years, the Board of Education of Baltimore County belonged to a governmental group purchasing consortium, which competitively bid a roofing services contract on behalf of its members. The Board relied on that contact to fulfill its needs for roofing repair services. Appellant Building Materials Corporation of America, a nationwide manufacturer of roofing materials, questioned the Board's authority for that practice under the pertinent statutes. The circuit court granted summary judgment in favor of the Board. The Court of Appeals affirmed, holding that when viewed in the context of the entire education law and regulations promulgated under that law, the competitive bidding statute did not bar the Board from using its membership in an intergovernmental purchasing consortium for the procurement of roofing repair services. View "Bldg. Materials Corp. of Am. v. Bd. of Educ." on Justia Law
State v. Coleman
After Leon Coleman failed to perform eight construction contracts for detached homes, he was convicted of eight counts of theft by deception and eight counts of failure to escrow under Deposits on New Homes Subtitle (Act). The court of special appeals reversed, holding that the Act did not apply and that there was insufficient evidence of intent to support the theft convictions. The Court of Appeals affirmed, holding (1) the evidence was insufficient to conclude that Coleman intentionally deprived buyers of their property, as required under the theft statute; and (2) the plain meaning of the Act indicated that it did not apply to Coleman. View "State v. Coleman" on Justia Law
Posted in: Construction Law, Contracts, Criminal Law, Maryland Court of Appeals, Real Estate & Property Law
Poole v. Coakley & Williams Constr., Inc.
While making a delivery during the course of his employment, Appellant George Pool walked through a stream of running water that flowed across a parking lot. As a result, Appellant slipped and fell on black ice and suffered injuries. Appellant sued Defendants, the construction company that allegedly pumped the water into the parking lot and the owner of the parking lot, alleging negligence. Several additional defendants were subsequently added. The trial judge granted summary judgment in favor of the original defendants and the two defendants named in Appellant's amended complaint on the ground that Appellant had assumed the risk of his injury. Appellant appealed. The Court of Appeals (1) reversed summary judgment entered in favor of the original defendants because Appellant did not assume the risk of his injury as a matter of law; (2) affirmed the grant of summary judgment in favor of one later-named defendant and the dismissal in favor of the other later-named defendant; and (3) disavowed the reasoning related to assumption of the risk in Allen v. Marriott Worldwide Corp. View "Poole v. Coakley & Williams Constr., Inc." on Justia Law
Stalker Bros. v. Alcoa Concrete Masonry, Inc.
Plaintiff, an unlicensed subcontractor, filed a complaint against Defendants, licensed contractors, alleging that it was entitled to a judgment in the amount that Defendants agreed to pay for home improvement work that Plaintiff performed as a subcontractor for Defendants. The circuit court dismissed the complaint, finding that contracts made by unlicensed home improvement contractors or subcontractors were illegal. The court of appeals reversed and reinstated the complaint, holding that the Maryland Home Improvement Law, which regulates contracts between contractors and owners, did not bar Respondent from recovering on its subcontract with Petitioner. The Supreme Court affirmed, holding that the Maryland Home Improvement Law did not render unenforceable a contract between a home improvement general contractor and an unlicensed subcontractor. View "Stalker Bros. v. Alcoa Concrete Masonry, Inc. " on Justia Law