Title: In re Fontainebleau Las Vegas Holdings

State: nevada

Issuer: Nevada Supreme Court

Document:

ARCHITECTURAL MATERIAL

 

 

 

 

427 Nev, Advance Opinion 8S
IN THE SUPREME COURT OF THE STATE OF NEVADA.

IN RE: FONTAINEBLEAU LAS VEGAS
HOLDINGS, LLC.

WILMINGTON TRUST FSB, AS
ADMINISTRATIVE AGENT,
Appellant,

vs,

AL CONCRETE CUTTING &
DEMOLITION, LLC; A COMPANY
PORTABLE RESTROOMS, INC., D/B/A
A COMPANY, INC; A TRACK-OUT
SOLUTION LLC; ABATIX
ENVIRONMENTAL CORP., D/B/A
ABATIX CORP.; ABSOCOLD.
CORPORATION, D/B/A ECON
APPLIANCE; ABSOLUTE METALS,
LLC; AHERN RENTALS, INC.; AIR
DESIGN TECHNOLOGIES, LLC; AIR
SYSTEMS, INC.; AIRTEK PRODUCTS
LLC; AK CONSTRUCTORS, INC.;
ALABAMA METAL INDUSTRIES
CORPORATION; ALLEGHENY.
MILLWORK PBT, D/B/A ALLEGHENY
MILLWORK & LUMBER CO,; ALLEN
DRILLING INC.; ALPINE STEEL LLC;
AMERICAN AIR BALANCE CO., INC.;
AMERICAN CRANE & HOIST
ERECTORS, LLC; AMERICAN METAL
FABRICATORS LLC; AMERICAN
PACIFIC EXCAVATION INC.;
AMERICAN SAND & GRAVEL, LTD.;
ANIXTER INC., D/B/A ANIXTER,
INTERNATIONAL INC.; APEX
CONCRETE CUTTING AND CORING,
INC; ARCELORMITTAL,
INTERNATIONAL AMERICA, LLC;
ARCHITECTURAL MATERIALS, INC.,
D/B/A AARON SMITH OF

 

Ne

 

 

No. 56452

FILED

bee 29 2011

N-3 9989

 

 
ARCON FLOORING, INC.; ARIZONA |
TILE, LLC; ATLAS CONSTRUCTION
CLEANUP INC.; ATLAS
CONSTRUCTION SUPPLY, INC.;
AUSTIN GENERAL CONTRACTING,
INC.; AUSTIN HARDWOODS, INC; AZ-
PUS, INC.; AZTECH INSPECTION
SERVICES, LLC; BAKERSFIELD PIPE
AND SUPPLY, INC.; BERGMAN,
WALLS, & ASSOCIATES, LTD.—
ARCHITECTS; BESAM US, INC., D/B/A
BESAM ENTRANCE SOLUTIONS;
BESAM WEST, INC., D/B/A BESAM
ENTRANCE SOLUTIONS; BOETHING |

 

‘TREELAND FARMS, IN
PRODUCTS, LLC; BROWN-STRAUSS,
STEEL SALES, INC.; BURKE
ENGINEERING CO.; C.R. LAURENCE
CO., INC,; CADILLAC STONE WORKS,
LLC; CALIFORNIA FLEX
CORPORATION; CALIFORNIA, |
WHOLESALE MATERIAL SUPPLY,
LLC, D/B/A CALPLY DOOR SYSTEMS
LV INC; CARRARA MARBLE
COMPANY OF AMERICA; CASHMAN
EQUIPMENT COMPANY; CCS
INTERNATIONAL LLC; CECO
CONCRETE CONSTRUCTION, LLG;
CELLCRETE CORPORATION; CEMEX
CONSTRUCTION MATERIALS
PACIFIC, LLC; CENTURY STEEL,
INC.; CHEROKEE ERECTING
COMPANY, LLC; CITY ELECTRIC
SUPPLY COMPANY; CLARK COUNTY
FENCE COMPANY, LLC; CLQTS, LLC,
F/K/A COMPASS LOGISTICS; CMC
GROUP, LLC; CODALE ELECTRIC
SUPPLY, INC.; COLLINGS
INTERIORS, LLC; COMMERCIAL
SCAFFOLDING OF NEVADA, INC.
COMMERCIAL ROOFERS, INC.;

 

 

 
 

IMUNICATIONS SUPPLY |
CORPORATION; CONCRETE CORING
OF NEVADA, INC.; CONSTRUCTION
SEALANTS SUPPLY, INC.;
CONSUMERS PIPE AND SUPPLY CO. |
CONTI ELECTRIC, INC; |
CONTINENTAL GLASS &
HARDWARE, INC.; COPPER STATE
BOLT & NUT COMPANY, INC.;
CORESLAB STRUCTURES (L.A.) INC.;
CRESCENT ELECTRIC SUPPLY
COMPANY, INC.; CUMMINS ROCKY
MOUNTAIN, LLC; CURTIS STEEL CO., |
INC.; CWCI INSULATION OF NEVADA |
INC, D&D STEEL, INC. D'ALESSIO |
|

 

CONTRACTING, INC; DAL-TILE
CORPORATION; DANA KEPNER
COMPANY, INC.; DERR AND
GRUENEWALD CONSTRUCTION CO,;
DESERT LUMBER LLC; DESERT
PLUMBING & HEATING CO., INC.;
DESIGN SPACE MODULAR
BUILDINGS, INC.; DIELCO CRANE
SERVICE, INC. DIRECT PAVING & |
GRADING; DIRECT PAVING &
GRADING, LLC; DIVERSIFIED
CONCRETE CUTTING, INC.;
DIVERSIFIED CONSTRUCTION
SUPPLY, LLC; DOOR & HARDWARE
MANAGEMENT, INC.; DOOR-KO, INC.;
DSE CONSTRUCTION, INC.; DUNN-
EDWARDS CORPORATION; EAGLE
ENTERPRISES OF TN LLC; EAST
IOWA DECKS SUPPORT, INC.;
EBERHARD/SOUTHWEST ROOFING,
INC.; EGGERS INDUSTRIES, INC.;
EIDS STEEL COMPANY, LLC;
ELMCO/FORD, INC., D/B/A ELMCO
MECHANICAL LAS VEGAS; EM&C
TRUCKING, LLC; EMBASSY GLASS;
_EMBASSY STEEL; ENERGY.

  

  

 

 

 
1 100

   

PRODUCTS OF NEVADA, INC.;
EUGENIO PAINTING COMPANY; F.
RODGERS CORPORATION;
FASTENERS INC. SOUTHWESTERN
SUPPLY; FERGUSON ENTERPRISES,
INC.; FF&E PURCHASING
ASSOCIATES, LLC; FISK ELECTRIC
COMPANY; FLIPPIN'S TRENCHING,
LLP; FOUNTAIN SUPPLY COMPANY;
FREHNER CONSTRUCTION
COMPANY, INC.; GALLAGHER-
KAISER CORPORATION; GARRETT
MATERIALS, LLC, D/B/A GARRETT
‘MATERIALS PROBUILD; GENERAL
SUPPLY & SERVICES, INC., D/B/A
GEXPRO; GEO CELL SOLUTIONS,
INC., F/K/A GEO CELL SOLUTIONS,
LLC; GEORGE M. RAYMOND CO.
GILLETTE CONSTRUCTION, LLC;
GIROUX GLASS, INC; GLENN
RIEDER, INC.; GLOBAL SERVICES OF
NEVADA, INC.; GRANT
INSTALLATION INC.; GRAYBAR,
ELECTRIC COMPANY, INC.; H&E.
EQUIPMENT SERVICES, INC.;
HALTON CO.; HAMMOND CAULKING,
INC.; HAMPTON TEDDER ELECTRIC
COMPANY; HAMPTON TEDDER
‘TECHNICAL SERVICES;
HARRINGTON INDUSTRIAL
PLASTICS, LLC; HARSCO
CORPORATION, D/B/A PATENT
CONSTRUCTION SYSTEMS; HD
SUPPLY CONSTRUCTION SUPPLY,
LIMITED PARTNERSHIP, D/B/A HD.
SUPPLY INC.; HD SUPPLY
WATERWORKS, LP; HD SUPPLY
WATERWORKS, LP, D/B/A HD SUPPLY.
WATERWORKS PC REGION; HD
SUPPLY WATERWORKS, LP, D/B/A HD

  

SUPPLY WHITE CAP; HEATING AND

 

 

 

 
COOLING SUPPLY, INC; HELOU& |
SONS, INC., D/B/A HELOU
CONSTRUCTION, INC.; HENRI
SPECIALTIES CO., INC., OF NEVADA;
HERSHBERGER BROS. WELDING,
INC.; HERTZ EQUIPMENT RENTAL
CORPORATION; HILTI, INC.; HOTZ,
LLC, D/B/A DRI-DESIGN; IBA
CONSULTANTS WEST, LLC; IDEAL
MECHANICAL, INC.; ILLUMINATING
CONCEPTS, LTD.; INNCOM
INTERNATIONAL, INC.; INSTEEL,
LLC; INSULFOAM LLC; INSULPRO
PROJECTS, INC., D/B/A GALE
BUILDING PRODUCTS; INTEGRATED
MECHANICAL GROUP, LLC, D/B/A.
IMG MECHANICAL GROUP;
INTERMOUNTAIN LOCK & SUPPLY
CO., D/B/A INTERMOUNTAIN LOCK &
SECURITY; ITAL STONE, INC. J&J
ENTERPRISES SERVICES, INC.; J.P.
DUNCAN INDUSTRIES, INC., D/B/A.
DURAY; J.B.A. CONSULTING
ENGINEERS, INC.; JANIS SERVICES
WEST, LLC; JENSEN ENTERPRISES,
INC., D/B/A JENSEN PRECAST; JOHN
A. MARTIN & ASSOCIATES OF
NEVADA, INC.; JOHNSON
CONTROLS, INC.; ENGINEERED EQ.
& SYSTEMS CO.; JOHNSON
CONTROLS, INC., D/B/A JPRA.
ARCHITECTS, P.C.; JS&S, INC.; K&K
CONSTRUCTION SUPPLY, INC.; KCG,
INC., D/B/A REW MATERIALS;
KEENAN, HOPKINS, SUDER &
STOWELL CONTRACTORS, INC.;
KELLY'S PIPE & SUPPLY CO., INC.;
KIMLEY-HORN AND ASSOCIATES,
INC.; KNORR SYSTEMS, INC.; L&P.
INTERIORS, LLC; L&W SUPPLY
CORPORATION, D/B/A CALPLY; L.A.

 

 

 

   

 

 

 

 
   

NEVADA, INC., D/B/A G&G SYSTEMS;
LALLY STEEL, INC.; LANGAN |
ENGINEERING & ENVIRONMENTAL
SERVICES, INC.; LAS VEGAS
AWNINGS, LLC; LAS VEGAS PAVING
CORPORATION; LAS VEGAS
ROOFING SUPPLY, LLC; LAS VEGAS
WINDUSTRIAL CO.; LEWIS CRANE &
HOIST, LLC; LOCHSA, LLC, D/B/A
LOCHSA ENGINEERING; LONE
MOUNTAIN EXCAVATION &
UTILITIES, LLC; LUKZ TRUCKING,
INC.; LVI ENVIRONMENTAL OF
NEVADA, INC.; M&H BUILDING
SPECIALTIES, INC.; MAC ARTHUR
CO,; MARNELL MASONRY, INC. ;
MCKEON DOOR OF NEVADA, INC.;
MECHANICAL INSULATION
SPECIALISTS; MECHANICAL
PRODUCTS NEVADA, INC.;
MECHANICAL SYSTEMS WEST, INC.;
MERLI CONCRETE PUMPING OF
NEVADA, INC.; METAL-WELD
SPECIALTIES, INC.; MIDWEST |
DRYWALL CO., INC.; MIDWEST PRO |
PAINTING, INC.; MIGHTY CRANE |
SERVICE, LLC; MITCHELL
CONSTRUCTION SERVICES, INC.,
D/B/A WESTERN DIAMOND:
MODERNFOLD OF NEVADA, LLC;
MOJAVE ELECTRIC COMPANY, LLC,
AVK/A WEST EDNA ASSOCIATES,
D/B/A MOJAVE ELECTRIC, INC.
MORRIS-SHEA BRIDGE COMPANY,
INC; MUNDEE TRUCKING, INC.;
NEDCO SUPPLY; NES RENTALS
HOLDINGS, INC., D/B/A NES
RENTALS; NEVADA CONSTRUCTION |
CLEAN-UP; NEVADA READY MIX
CORPORATION; NORMAN S. WRIGHT
MECHANICAL EQUIPMENT _

 

6

 

 

 
CORPORATION; NOVA |
ENGINEERING AND |
ENVIRONMENTAL OF NEVADA, INC.,
F/K/A OWENS GEOTECHNICAL INC.;
OLDCASTLE GLASS, INC., D/B/A
OLDCASTLE GLASS WRIGHT CITY;
OLSON PRECAST COMPANY; ORECO |
DUCT SYSTEMS, INC.; OSSIS IRON
WORKS; P&S METALS; PACIFIC
COAST STEEL, INC.; PACIFIC
INSULATION COMPANY: PACIFIC
STAIR CO.; PAHOR MECHANICAL
CONTRACTORS, INC.; PAPE,
MATERIAL HANDLING, INC., A/K/A
PAPE MATERIAL HOLDING, D/B/A
PAPE RENTS; PAR ELECTRICAL.
CONTRACTORS, INC.; PARAMOUNT
MANAGEMENT ENTERPRISES, LTD;
PARAMOUNT SCAFFOLD, INC.; |
PARTITION SPECIALTIES, INC.; PAUL |
BEBBLE & ASSOCIATES, INC.; PDM
STEEL SERVICE CENTERS, INC.;
PENHALL COMPANY;
PERFORMANCE CONTRACTING,
INC,; POTTER ROEMER; POWELL
CABINET & FIXTURE CO.; PREMIER
STEEL, INC.; PRIMARY STEEL, INC.;
PRIME CONTRACTING, INC., D/B/A
PRIME GRADING & PAVING; PRIME
FABRICATION & SUPPLY; QED, INC.;
QTS LOGISTICS, INC., D/B/A QUALITY
‘TRANSPORTATION SERVICES OF
NEVADA, INC.; QUALITY CABINET
AND FIXTURE COMPANY; QUALITY
‘TRANSPORTATION SERVICES OF
NEVADA, INC.; QUICK CRETE
PRODUCTS CORP.; RAM |
CONSTRUCTION SERVICES OF |
MICHIGAN, INC.; RAMON |
FERNANDEZ, AS ADMINISTRATOR,
_OF THE ESTATE OF ANA |

 

 

 
FERNANDEZ; RAUL ESCOBEDO; RC
WHITE CONSULTING, INC,; READY
MIX, INC., D/B/A READY MIX
CONCRETE; RED MOUNTAIN
MACHINERY COMPANY; RELIABLE,
STEEL, INC.; REPUBLIC CRANE, LLC;
RJF INTERNATIONAL CORP.;
ROADSAFE TRAFFIC SYSTEMS, INC.,
FYK/A NES TRAFFIC SAFETY LP;
ROCKWAY PRECAST, INC.;
RONCELLI, INC.; RSC EQUIPMENT
RENTAL, INC.; SAFE ELECTRONICS,
INC.; SAFEWORKS LLC; SC STEEL, |
INC.; SIERRA GLASS & MIRROR, INC.;
SILVER STATE MARBLE, LLC;
SILVERADO ASSOCIATES, LLC;
SMALLEY & COMPANY; SMITH PIPE
& STEEL COMPANY (WHICH WILL
DO BUSINESS IN CALIFORNIA AS
CAZ STEEL COMPANY); SMK, INC.;
SOUTHERN NEVADA PAVING, INC.;
SOUTHWEST IRON WORKS, LLC;
SQUIRES LUMBER COMPANY;
STARLITE CONSTRUCTION, INC.,
D/B/A SHAWMUT DESIGN &
CONSTRUCTION; STEEL,
ENGINEERS, INC.; STEEL
STRUCTURES, INC.; STEELMAN
PARTNERS, LLP; STERLING
CORPORATE CUSTOM ELEVATOR
INTERIORS; STETSON ELECTRIC,
INC.; STINGER WELDING, INC.;
STONE CONNECTION, LLC, D/B/A
SAMFET; STRIPING SOLUTIONS,
INC.; SUMMIT EXCAVATION, INC.

 

SUNBELT RENTALS, INC.; SUNSTATE
EQUIPMENT CO., LLC; SUPERIOR
‘TILE & MARBLE, INC.; SYRACUSE
CASTINGS WEST CORP.; T.
NICKOLAS CO.; 'TECHNICOAT

 

 

8

 

 

 

  

 

 

 
0 906

_SYSTEMS, INC.; 7-GLASS, INC., D/B/A

MANAGEMENT, INC.; THE GLIDDEN
COMPANY, D/B/A ICI PAINTS; THE
PENTA BUILDING GROUP, LLC; THE
SHERWIN-WILLIAMS COMPANY; THE:
SOUTHWEST CIRCLE GROUP, INC.; |
‘THE WINROC CORPORATION |
(NEVADA); THYSSEN ELEVATOR
CORPORATION; THYSSENKRUPP
SAFWAY, INC., D/B/A SAFWAY
SERVICES INC. (LV);
‘THYSSENKRUPP SAFWAY, INC.;
‘TMCX NEVADA, LLC; TOMARCO-
CONTRACTOR SPECIALTIES, INC.;
TOTTEN TUBES, INC.; TRACTEL,
INC.; TRACY & RYDER LANDSCAPE,
INC.; TRENCH PLATE RENTAL CO.;
TRI-POWER GROUP, INC.; ULMA
FORM-WORKS, INC.; UNION
ERECTORS, LLC; UNITED RENTALS
GULF, LLC; UNITED RENTALS
NORTHWEST, INC.; UNIVERSAL
PIPING, INC.; VALLEYCREST
LANDSCAPE DEVELOPMENT, INC.;
VENTURA MARBLE, LLC; W&W
STEEL, LLC OF NEVADA; W.R. GRACE
& CO.-CONN., D/B/A GRACE.
CONSTRUCTION PRODUCTS; WACO
INTERNATIONAL (WEST), INC., D/B/A
WACO SCAFFOLDING & EQUIPMENT;
WALNUT INVESTMENT CO., LLC,
D/B/A ACOUSTICAL MATERIAL
SERVICES; WARD & HOWES
ASSOCIATES, LTD.; WASHOUT
SYSTEMS, LLC; WATER FX, LLC;
WELLS CARGO, INC.; WHITE CAP.
CONSTRUCTION SUPPLY, INC.;
WILLIAMS FURNACE CO.; WINTER
COMPOSITES, LLC; YOUNG
ELECTRIC SIGN COMPANY; YWS
ARCHITECTS, LLC; ZETIAN

 

   
 
 
 
 
  

9

 
% WALL INC.; Z-GLASS, INC; AND.
JMB CAPITAL PARTNERS MASTER
FUND LLP, AS ASSIGNEE OF ALL
CLAIMS HELD BY ASSIGNOR LIEN
CLAIMANTS ADERHOLDT.
SPECIALTY COMPANY, INC., AMI
HOSPITALITY, LLC, AK/A
ARCHITECTURAL MATERIALS,
INCORPORATED, BOMBARD
ELECTRIC, LLC, BOMBARD.
MECHANICAL, LLC, COLASANTI
SPECIALTY SERVICES, INC., DESERT
FIRE PROTECTION, PEREGRINE
INSTALLATION, CO., AND WARNER |
ENTERPRISES, INC., D/B/A SUN
VALLEY ELECTRIC SUPPLY CO.,
Respondents.

 

‘Motion to strike respondents’ appendix.
‘Motion granted,
Parsons Behle & Latimer and Rew R. Goodenow, Reno; Smith, Hulsey &

Busey and Stephen D. Busey and James H. Post, Jacksonville, Florida,
for Appellant Wilmington Trust FSB.

 

‘Thomas L. Abrams, Plantation, Florida,
for Respondents Ahern Rentals, Inc.; and Reliable Steel, Inc.

Baker Hostetler and Richard J. Bernard, New York, New York,

for Respondents Coreslab Structures (L.A.) Inc.; Keenan, Hopkins, Suder
& Stowell Contractors, Inc; QTS Logistics, Inc; and Quality
‘Transportation Services of Nevada, Inc.

Carla M. Barrow, Coral Gables, Florida,
for Respondent Fisk Electric Company.

Brown Robert LLP and Seth P. Robert, Fort Lauderdale, Florida,
for Respondent McKeon Door of Nevada, Inc.

 

 
Cooksey, Toolen, Gage, Dufly & Woog and Andrew Muehlbauer, Las
Vegas; Dean Mead Minter & Zwemer and Joel C. Zwemer, Fort Pierce,
Florida,

for Respondent Steelman Partners, LP.

Shea & Carlyon, Ltd., and Candace C. Carlyon, Las Vegas,
for Respondent Young Electric Sign Company.

Duane Morris LLP and Jeffrey W. Spear, Pittsburgh, Pennsylvania;
Duane Morris LLP and Warren D. Zaffuto, Miami, Florida,
for Respondents Century Steel, Inc.; and Pacific Coast Steel, Inc.

Ehrenstein Charbonneau Calderin and Robert P, Charbonneau and Daniel
L, Gold, Miami, Florida,

for Respondents Absocold Corporation; Austin General Contracting, Inc;
Austin Hardwoods, Inc.; Glenn Rieder, Ine.; Powell Cabinet & Fixture Co.;
Safe Electronics, Inc.; Stone Connection, LLC; and Union Erectors, LLC.

Fahrendorf, Viloria, Oliphant & Oster, LLP, and Scott F. Gilles and Jason
A. Rose, Reno,
for Respondents Bradford Products, LLC; and Insteel, LLC.

Gibbs, Giden, Locher, Turner & Senet LLP and Becky Ann Pintar, Las
Vegas,

for Respondents D'Alessio Contracting, Inc; and WACO International
(West), Ine.

Gordon & Rees LLP and Robert E. Schumacher and Jon M. Ludwig, Las
Vegas; Ehrenstein Charbonneau Calderin and Robert P. Charbonneau and
Daniel L. Gold, Miami, Florida,

for Respondent JMB Capital Partners Master Fund LLP.

Gordon Silver and Thomas H. Fell, Gregory E. Garman, and Gabrielle A.
Hamm, Las Vegas; Parnell & Associates and Richard B. Parnell, Las
Vegas; Lance A. Harke, Miami Shores, Florida,

for Respondents Southern Nevada Paving, Inc.; Air Design Technologies,
LLC; AirTek Products LLC; Cadillac Stone Works, LLC; Cemex
Construction Materials Pacific, LLC; Collings Interiors, LLC; Commercial
Roofers, Inc.; Conti Electric, Inc.; Desert Plumbing & Heating Co., Inc;
Eberhard Southwest Roofing, Inc.; EIDS Steel Company, LLC; Gallagher-
Kaiser Corporation; Geo Cell Solutions, Ine.; Inncom International, Inc;

u

 

on
ec senate eae a ST re mateo
 

J.F. Duncan Industries, Inc.; JS&S Inc.; Lally Steel, Inc.; L.A. Nevada,
Inc; LVI Environmental of Nevada, Inc; Marnell Masonry, Inc.;
‘Mechanical Insulation Specialists; Midwest Drywall Co., Inc.; Midwest Pro
Painting, Inc.; Modernfold of Nevada, LLC; Mojave Electric Company,
LLC; Paramount Management Enterprises, Ltd.; Penhall Company;
Performance Contracting, Inc.; Ram Construction Services of Michigan,
Inc; Silver State Marble, LLC; Superior Tile & Marble, Inc.; The PENTA
Building Group, LLC; Technicoat Management, Inc; Universal Piping,
Inc.; W&W Steel, LLC of Nevada; Water FX, LLC; and Wells Cargo, Inc.

Herold & Sager and Emily L. Grant and Linda L. Sager, Encinitas,
California,
for Respondent Ital Stone, Inc.

John C. Dotterrer Counsellors at Law and John C. Dotterrer and Jenny
Torres, Palm Beach, Florida,

for Respondents Kimley-Horn and Associates, Ine.; Nova Engineering and
Environmental of Nevada, Inc.; and Valleycrest Landscape Development,
Ine.

Leiderman Shelomith, P.A., and Zach B. Shelomith, Fort Lauderdale,
Florida,
for Respondents KCG, Inc.

Markowitz, Davis, Ringel & Trusty, P.A., and Ross R, Hartog, Miami,
Florida,
for Respondent Eugenio Painting Company.

‘May, Meacham & Davell, P.A., and Robert C. Meacham, Fort Lauderdale,
Florida,

for Respondents Cashman Equipment Company; Communications Supply
Corporation; Crescent Electric Supply Company, Inc.; Derr and
Gruenewald Construction Co; Graybar Electric Company, Inc.; H&E
Equipment Services, Inc.; Hilti, Inc.; Integrated Mechanical Group, LLC;
Morris-Shea Bridge Company, Inc; Quality Cabinet and Fixture
Company; Sierra Glass & Mirror, Ine; Tracy & Ryder Landscape, Inc.
W.R. Grace & Co.-Conn.; Z-Glass, Inc.; and Zetian Systems, Inc.

McAlpine & Associates and Don W. Blevins, Auburn Hills, Michigan;
Lawrence H. Meuers, Naples, Florida,
for Respondent CCCS International LLC.

12

 
‘McDonald Hopkins, LLC, and ‘Tina M. Talarchyk, West Palm Beach,
Florida,

for Respondents Giroux Glass, Inc.; and John A. Martin & Associates of
Nevada, Ine.

‘Messana Rosner & Stern and Thomas M. Messana and David N. Stern,
Fort Lauderdale, Florida,

for Respondents QTS Logistics, Inc.; and Quality Transportation Services
of Nevada, Inc.

Michael R. Mushkin & Associates, P.C., and Michael R. Mushkin, Las
Vegas,
for Respondent Illuminating Concepts, Ltd.

Harold W. Mitts, Jr., Overland Park, Kansas,
for Respondent Pahor Mechanical Contractors, Ine.

Muije & Varricchio and Phillip T. Varricchio, Las Vegas,
for Respondents Anixter Inc.

Ozark Perron & Nelson, P.A., and Andre R. Perron, Bradenton, Florida;
Adam M. Shonson, Miami, Florida,
for Respondent The Sherwin-Williams Company.

Palumbo Bergstrom and Erik D. Buzzard, Irvine, California,
for Respondent Winter Composites, LLC.

Jimmy D. Parrish, Orlando, Florida,
for Respondents Coreslab Structures (L.A.) Ine; and Keenan, Hopkins,
Suder & Stowell Contractors, Inc.

Pezzillo Robinson and Brian J. Pezzillo and Jennifer R. Lloyd-Robinson,
Las Vegas,

for Respondents Cashman Equipment Company; Communications Supply
Corporation; Derr and Gruenewald Construction Co.; Graybar Electric
Company, Inc.; H&E Equipment Services, Inc.; Hilti, Inc.; Quality Cabinet
and Fixture Company; Tracy & Ryder Landscape, Inc.; W.R. Grace & Co.
and Zetian Systems, Inc.

 

 
Robert F. Reynolds, Fort Lauderdale, Florida,
for Respondents American Crane & Hoist Erectors, LLC;
Crane, LLC.

 

D, Jean Ryan, Miami, Florida,
for Respondent Tractel, Inc.

Boverly J. Salhanick, Las Vegas,
for Respondent Reliable Steel, Inc.

Shraiberg Ferrara & Landau, PA, and Philip J. Landau, Boca Raton,
Florida,

for Respondents Allegheny Millwork PBT; Architectural Materials Inc.;
Bergman, Walls, & Associates, Ltd.—Architects; Dana Kepner Company,
Inc; Desert Lumber LLC; Dieleo Crane Service, Ine.; Door & Hardware
Management, Inc.; Door-Ko, Inc.; Eagle Enterprises of TN, LLC; George
M. Raymond Co.; Henri Specialties Co., Inc., of Nevada; J.B.A. Consulting
Engineers, Inc.; Johnson Controls, Ine.; L&P Interiors, LLC; Lochsa, LLC;
ThyssenKrupp Safway, Inc; TMCX Nevada, LLC; and YWS Architects,
LLC.

  

John R. Stevenson, Birmingham, Michigan,
for Respondent Eugenio Painting Company.

Wright, Fulford, Moorhead & Brown, P.A, and Edward M. Baird,
Altamonte Springs, Florida,
for Respondent Insulpro Projects, Ine.

A Company Portable Restrooms, Inc.; A Track-Out Solution LLC; Abatix
Environmental Corp.; Absolute Metals, LLC; Air Systems, Inc; AK
Constructors, Inc.; Alabama Metal Industries Corporation; Allen Drilling
Inc.; Alpine Steel LLC; American Air Balance Co., Inc.; American Metal
Fabricators LLC; American Pacific Excavation Ine.; American Sand &
Gravel, Ltd; Apex Concrete Cutting and Coring, Inc.; Arcelormittal
International America, LLC; Arcon Flooring, Inc.; Arizona Tile, LLC; Atlas
Construction Cleanup Inc,; Atlas Construction Supply, Inc.; AZ-PUS, Inc.;
Aztech Inspection Services, LLC; Bakersfield Pipe and Supply, In¢
Besam US, Inc.; Besam West, Inc.; Boething 'Treeland Farms, Inc.; Brown-
Strauss Steel Sales, Inc.; Burke Engineering Co.; C.R. Laurence Co., Inc.;

     

4

 

0 oe
‘eae rte ns EERE TS SESSA
California Flex Corporation; California Wholesale Material Supply, LLC;
Carrara Marble Company of America; CECO Concrete Construction, LLC;
Cellerete Corporation; Cherokee Erecting Company, LLC; City Electric
Supply Company; Clark County Fence Company, LLC; CLQTS, LLC; CMC
Group, LLC; Codale Electric Supply, Inc.; Commercial Scaffolding of
Nevada, Inc.; Concrete Coring of Nevada, Inc; Construction Sealants
Supply, Inc.; Consumers Pipe and Supply Co; Continental Glass &
Hardware, Inc.; Copper State Bolt & Nut Company, Inc,; Cummins Rocky
Curtis Steel Co., Ine.; CWCI Insulation of Nevada Inc.;
'al-Tile Corporation; Design Space Modular Buildings,
Ine.; Direct Paving & Grading; Direct Paving & Grading, LLC; Diversified
Concrete Cutting, Inc; Diversified Construetion Supply, LLC; DSE
Construction, Inc.; Dunn-Edwards Corporation; East Iowa Decks Support,
Inc; Eggers Industries, Inc.; Elmeo/Ford, Inc.; EM&C Trucking, LLC;
Embassy Glass; Embassy Steel; Energy Produets of Nevada, Inc.
Engineered Eq. & Systems Co.; Raul Escobedo; F. Rodgers Corporation;
Fasteners Inc. Southwestern Supply; Ferguson Enterprises, Inc.; Ramon
Fernandez, as Administrator of the Estate of Ana Fernandez; FF&E
Purchasing Associates, LLC; Flippin's Trenching, LLP; Fountain Supply
Company; Frehner Construction Company, Inc.; Garrett Materials, LLC:
General Supply & Services, Inc.; Gillette Construction, LLC; Global
Services of Nevada, Inc.; Grani Installation Inc.; Halton Co.; Hammond
Caulking, Inc.; Hampton Tedder Electric Company; Hampton Tedder
‘Technical Services; Harrington Industrial Plastics, LLC; Harsco
Corporation; HD Supply Construction Supply, LP; HD Supply
Waterworks, LP; Heating and Cooling Supply, Inc.; Helou & Sons, Ine;
Hershberger Bros. Welding, Inc.; Hertz Equipment Rental Corporation:
Hotz, LLC; IBA Consultants West, LLC; Ideal Mechanical, Inc.; Insulfoam
LLC; Intermountain Lock & Supply Co.; J&J Enterprises Services, Ine;
Janis Services West, LLC; Jensen Enterprises, Ine.; K&K Construction
Supply, Inc; Kelly’s Pipe & Supply Co., Ine.; Knorr Systems, Ine.; L&W
‘Supply Corporation; Langan Engineering & Environmental Services, Inc.;
Las Vegas Awnings, LLC; Las Vegas Paving Corporation; Las Vegas
Roofing Supply, LLC; Las Vegas Windustrial Co.; Lewis Crane & Hoist,
LLC; Lone Mountain Excavation & Utilities, LLC; Lukz Trucking, Ine:
M&H Building Specialties, Inc.; Mac Arthur Co.; Mechanical Products
Nevada, Inc; Mechanical Systems West, Inc.; Merli Concrete Pumping of
Nevada, Inc.; Metal-Weld Specialties, Inc; Mighty Crane Service, LLC:
Mitchell Construction Services, Inc.; Mundee Trucking, Ine; Nedco

  

 
  

 

 

15.

 

 
Supply; NES Rentals Holdings, Inc; Nevada Construction Clean-Up;
Nevada Ready Mix Corporation; Norman S. Wright Mechanical
Equipment Corporation; Oldeastle Glass, Inc; Olson Precast Company;
Oreco Duct Systems, Inc.; Ossis Iron Works; P&S Metals; Pacific
Insulation Company; Pacific Stair Co.; Pape Material Handling, Inc.; Par
Electrical Contractors, Inc; Paramount Scaffold, Inc; " Partition
Specialties, Inc; Paul Bebble & Associates, Inc.; PDM Steel Service
Centers, Inc.; Potter Roemer; Premier Steel, Inc.; Primary Steel, Inc.;
Prime Contracting, Inc.; Prime Fabrication & Supply; QED, Inc; Quick
Crete Products Corp.; RC White Consulting, Inc.; Ready Mix, Ine.; Red
Mountain Machinery Company; RJF International Corp.; Roadsafe Traffic
Systems, Inc.; Rockway Precast, Inc; Roneelli, Inc; RSC Equipment
Rental, Inc.; Safeworks LLC; Safeway Services Inc. (LV); SC Steel, Inc.;
Silverado Associates, LLC; Smalley & Company; Smith Pipe & Steel
Company; SMK, Inc; Southwest Iron Works, LLC; Squires Lumber
Company; Starlite Construction, Ine,; Steel Engineers, Inc; Steel
Structures, Inc.; Sterling Corporate Custom Elevator Interiors; Stetson
Electric, Inc.; Stinger Welding, Inc.; Striping Solutions, Ine; Summit
Excavation, Inc; Summit Sand & Gravel, Inc.; Sunbelt Rentals, Inc.;
Sunstate Equipment Co., LLC; Syracuse Castings West Corp.; T. Nickolas
Co. The Glidden Company; ‘The Southwest Circle Group, Ine.; The Winroe
Corporation (Nevada); Thyssen Elevator Corporation; Tomareo Contractor
Specialties, Inc; Totten Tubes, Inc.; Trench Plate Rental Co.; Tri-Power
Group, Ine; Ulma Form-Works, Inc.; United Rentals Gulf, LLC; United
Rentals Northwest, Inc; Ventura Marble, LLC; VFC, Inc; Walnut
Investment Co., LLC; Ward & Howes Associates, Ltd.; Washout Systems,
LLC; White Cap Construction Supply, Inc.; and Williams Furnace Co.,

in Proper Person.

Jones Vargas and John P. Sande, III, John P. Desmond, and John P.
Sande, IV, Reno,
for Amicus Curiae Nevada Bankers Association.

 

    

 

 

Snell & Wilmer, L.L.P., and Leon F. Mead, II, Laura Ellen Browning,
Marek P. Bute, and Kelly H. Dove, Las Vegas,

for Amici Curiae Associated General Contractors, Las Vegas Chapter;
Nevada Association of Mechanical Contractors; and Nevada Chapter of
Associated General Contractors.

16

 

 
‘Taggart & Taggart, Ltd., and Paul G. Taggart and Alexander E. Drew,
Carson City,
for Amicus Curiae Nevada Land Title Association.

BEFORE THE COURT EN BANC.*

OPINION:

By the Court, HARDESTY, J.:

In this opinion, we address an important policy question
concerning the proper scope of the record before this court and the extent
to which this court may determine facts, if at all, when it considers a
certified question from a federal court. The present matter arises in a
pending certification case from the United States Bankruptcy Court,
Southern District of Florida. Appellant has moved to strike respondents’
appendix, contending that the included documents contain information
beyond the facts certified to this court by the bankruptcy court.
Respondents oppose the motion, arguing that the additional information is
necessary for this court's understanding of the certified legal questions. In
resolving the motion to strike, we conclude that this court’s review is
limited to the facts provided by the certifying court, and we must answer
the questions of law posed to us based on those facts. While an appendix
may be filed to assist this court in understanding the matter, it may not be
used to controvert the facts as stated in the certification order. Thus, we

grant the motion to strike.

‘The Honorable Kristina Pickering, Justice, voluntarily recused
herself from participation in the decision of this matter.

eo wv
00

 
ne

BACKGROUND,

Fontainebleau was planned as a hotel-casino on property
along the Las Vegas Strip. In 2005, a syndicate of lenders, with Bank of
America as the administrative agent, loaned the casinos developers $150
million secured by a deed of trust. In 2007, Bank of America, as agent,
negotiated construction financing totaling $1.85 billion, to be disbursed in
three stages. Over 800 contractors and suppliers worked on the project.
Bank of America included in the agreement with the general contractor,
and required the general contractor to include in its agreements with
subcontractors, a provision subordinating their liens to the Bank of
America deed of trust. Construction proceeded for a timo, but at some
point, it appears that Bank of America refused to advance further funds.
Work ceased, and Fontainebleau filed a Chapter 11 bankruptcy petition in
Florida.

Appellant Wilmington Trust succeeded Bank of America as
re a multitude of

 

administrative agent for the lenders. Respondents
contractors, subcontractors, and suppliers who have asserted statutory
liens against the property. Eventually, the property was sold, with the
liens to attach to the proceeds, and the Chapter 11 reorganization
proceeding was converted to a Chapter 7 liquidation.

A dispute between appellant and the various contractors and
suppliers over the priority of their respective liens on the property is at
the center of the bankruptcy court's certified questions. In particular, the
bankruptey court has sought a ruling from this court regarding the
application of contractual subordination, equitable subordination, and
equitable subrogation in the context of a mechanic's lien. The bankruptcy
court's certification order provided an overview of the factual background
and attached a copy of the 27-page adversary complaint in this matter,

18.

 

 
which sets forth the facts asserted by appellant. ‘This court accepted the
questions and directed briefing, including the preparation and filing of an
appendix, as is usual in these matters.

Following appellant's filing of the opening brief and six
volume appendix, which included the adversary complaint, answer, and
other pleadings, as well as pretrial motion practice, respondents objected
to the appendix as incomplete, Respondents maintain that appellant
failed to include other pertinent documentation in its appendix, and thus,
when filing their answering brief, they included a four-volume appendix
that contained the other documentation they contend should be before this
court, Appellant filed a motion to strike all but one transcript in
respondents’ appendix.

‘The source of the disagreement over the proper scope of the
appendix is the parties’ dispute regarding whether Bank of America met
the requirements for subordination or subrogation. The parties vigorously

dispute how the 2007 transaction was structured and whether, as a result,

 

the doctrine of equitable subrogation applies, When the bankruptcy court
announced that it intended to certify legal questions concerning these
doctrines to this court, respondents apparently challenged the court's
decision to certify at this stage of the litigation, arguing that the court
should first determine the facts surrounding the 2007 financing before
considering certification. The bankruptcy court declined to do s0, noting
that should this court hold that these doctrines could never apply in the
mechanic's lien context, then the adversary proceeding would be resolved,
as the facts of the 2007 financing would not matter and appellant would

fall behind respondents in priority.

 

 
‘The documents in respondents’ appendix fall into four main
categories and appear to be included for the purpose of informing this
court that the factual allegations in the complaint and the factual
presumptions in the questions, as drafted by the bankruptey court, are
hotly contested. First, respondents included several of the loan documents
that were referred to in the complaint but not attached to the complaint.
Second, respondents included a few, but not all, of the documents related
to some post-certification motion practice in the proceeding concerning the
facts to be used by this court in answering the certified questions. ‘Third,
some documents filed in the main bankruptcy case were included, and
fourth, documents from other adversary proceedings within the
Fontainebleau main bankruptcy case were included.

DISCUSSION

NRAP 5 permits federal courts to certify questions of Nevada
law to this court when no controlling Nevada authority exists. ‘The
certifying court must include “[a] statement of all facts relevant to the
‘questions certified” in its order certifying questions to this court. NRAP
5(€)(2). ‘The rule doos not provide for certification of factual questions.
NRAP 5(a). Here, the text of the bankruptcy court's order included
background information, and the court attached appellant's complaint,
which sets forth detailed facts as alleged by appellant. Essentially, the
bankruptcy court has asked this court to perform an analysis akin to that
undertaken when evaluating a motion to dismiss for failure to state a
claim. See NRCP 12(b)(6); FRCP 12(b)(6).

Respondents contend that the facts asserted in the complaint
and the assumptions included in the certified questions are not true. They
maintain that simply examining the loan documents and comparing them
to the complaint reveals inconsistencies. Therefore, according to

20

  

 

904 Se
oe

respondents, additional documentation is necessary so that this court has
the “real” factual context in mind when making its decision. Appellant
counters that this court's role is not to find the facts—that task remains
with the certifying court, Rather, appellant contends that this court is
bound by the facts as presented by the cortifying court.

As the answering court to a certified question, we must
determine the proper scope of the record before us and the extent to which
this court may determine any facts when answering a certified question.
‘A vast majority of courts hold that the answering court is bound by the
facts as provided in the certification order. See, e.g., Piselli v. 75th Street
Medical, 808 A.2¢ 508, 516 (Md. 2002) (disregarding assertion that injury
was discovered earlier than stated in the certification order); Proussag
Intern, Steel_v. March-Westin, 655 S.E.2d 494, 498 n.2 (W. Va. 2007)
(refusing to consider new affidavit intended to downplay certain facts in
certification order); Inxe Patel, 242 P.38d 1015, 1017 n.2 (Wyo. 2010)
(otating that answering court relies on facts presented by certifying court)
The answering court's role is limited to answering the questions of law
posed to it, and the certifying court retains the duty to determine the facts
and to apply the law provided by the answering court to those facts. See
Janson v. Christensen, 808 P.2d 1222, 1222 n.1 (Ariz. 1991); AG Sports
x. Protus IP, 10 A.3d 745, 746 n.1 (Md. 2010); Piselli, 808 A.2d at 516; In
re Gregory, 97 P.3d 639, 640 n.1 (Okla. 2004); Mecham v. Frazier, 193
P.3d 630, 632 (Utah 2008). This approach prevents the answering court
from intruding into the certifying court's sphere by making factual
findings or resolving factual disputes. Alexander _v. Certified Master
Builders, 1 P.3d 899, 908 (Kan. 2000) (declining to apply a substantial
evidence standard to certifying court's factual findings, explaining that

 

 
“{tJhe question certified is solely one of law. ‘This court does not review the
factual findings of the federal district court. ... Rather, instead, this court
accepts the facts as found by the federal district court . Puckett v.
Rufenacht, Bromagen & Hertz, 587 So, 2d 273, 277 (Miss. 1991) (stating

that “this Court is not called upon to decide the case. Nor should we go

   

behind the facts presented by the certifying court. If either party has any
‘objection to the facts related by the certifying court, the place to voice the
‘objection is with that court, not us.”); but see Ball v, Wilshire Ins. Co., 221
P.3d 717, 720-21, 723 n.26 (Okla, 2009) (permitting the answering court to
supplement the certification order with undisputed facts found in the
record, but stating that any dispute apparent therein must be resolved by
the certifying court’s order); Penn Mut, Life Ins, Co, v. Abramson, 630
A.2d 1202, 1207-08 (D.C. 1987) (stating that answering court's review of a
certified question is identical to its review of an appeal).

We are persuaded by the majority approach and hold that this,
court is bound by the facts as stated in the certification order and its
attachment and that this court cannot make findings of fact in responding
to a certified question. We are further convinced that while providing an
appendix in a certification matter is not unusual and allows this court a
greater understanding of the pending action, this court may not use
information in the appendix to contradict the certification order. Because
respondents’ appendix has been filed solely to contradict the certification

order and the complaint, we strike respondents’ appendix in its entiroty.*

*Although appellant did not object to one transcript that was
contained in the respondents’ appendix, a hearing transcript, that hearing
took place after the certification order was transmitted to this court, and it

continued on next page .

22

 
 
     
    
      

We therefore direct the clerk of this court to strike the respondents’
appendix.

  

=. continued
thus appears irrelevant to the certified questions. If the bankruptey court
believes that this court should refer to that transcript, it may amend its
certification order accordingly and transmit the order and transcript to
this court,