Source: https://texasdefensecounsel.com/category/construction-law/page/2/
Timestamp: 2019-10-18 06:43:18
Document Index: 460014670

Matched Legal Cases: ['§ 259', '§ 790', '§ 213', '§ 541', '§ 541', '§ 541', '§ 541', '§ 541', '§ 541', '§ 541', '§ 541', '§ 541', '§ 541', '§541', '§ 541', '§ 541', '§ 541', '§ 541']

Contractor’s Final Release and Waiver of Lien–Fort Worth, Texas Construction Attorneys | Texas Defense Counsel
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Mechanic’s Lien Foreclosure Procedures– Fort Worth, Texas Construction Attorneys
Mechanic’s Lien Foreclosure Procedures
GENERAL INFORMATION – A copy of the signed work order must be submitted. In addition, a determination must be made as to where the vehicle was last registered. Ownership can only be obtained through a court order if a signed work order is unavailable or no determination can be made as to where the vehicle was last registered.
FORECLOSURE NOTICE – Not later than 30 days after the day on which charges accrue, the mechanic/garage must notify the owner(s) and lienholder(s) of record by certified mail, return receipt requested, of the charges due and request payment. Notice by newspaper publication may be permitted (see “Notification by Newspaper” below). Not later than 30 days after the day on which charges accrue, the mechanic/garage must submit a copy of the notice (made to the owner(s) and lienholder(s)), a copy of the signed work order, and a $25 administrative fee to the county tax assessor-collector’s office in the county in which the repairs were made. The mechanic must include in the notice the physical address where the repairs were made, the legal name of the mechanic/garage, the taxpayer or employer identification number of the mechanic/garage, and a copy of the signed work order authorizing repairs. NOTE: The notice must also be sent to the address that appears on the work order/document authorizing possession if the addresses are different from the address on the motor vehicle record.
STORAGE NOTICE, IF APPLICABLE – If any amount of the charges include storage fees, a second notification is required. Refer to Storage Lien Foreclosure, Form VTR-265-S, for additional notification requirements when storage fees are included. Form VTR-265-S must be submitted if storage fees are included. Additionally, a release of lien (if applicable) is required; otherwise, foreclosure must be through a court of competent jurisdiction.
PUBLIC SALE – If charges are not paid before the 31st day after the day the notice was mailed or published, the mechanic/garage may sell the vehicle at public sale without obtaining a release of lien. The proceeds shall be applied to the payment of charges, and the balance shall be paid to the person entitled to them.
APPLICATION FOR TITLE – The highest bidder at public sale must apply for title, unless the vehicle is purchased by a dealer with a current General Distinguishing Number (GDN).
NOTIFICATION BY NEWSPAPER – In lieu of written notification, publication of the notice(s) in a newspaper of general circulation in the county in which the vehicle is stored may be used only if ALL of the following apply: (1) The mechanic/garage submits a written request by certified mail, return receipt requested, to the governmental entity with which the motor vehicle is registered requesting information relating to the identity of the last known registered owner(s) and any lienholder(s) of record. (2) The mechanic/garage: (a) is advised in writing by the governmental entity with which the motor vehicle is registered that the entity is unwilling or unable to provide information on the last known registered owner or any lienholder of record, or (b) does not receive a response from the governmental entity with which the motor vehicle is registered on or before the 21st day after the date the holder of the lien submits a request under (1). (3) The identity of the last known registered owner cannot be determined. (4) The registration does not contain an address for the last known registered owner. (5) The mechanic/garage cannot determine the identities and addresses of the lienholders of record. NOTE: The mechanic/garage is not required to publish notice if a correctly addressed notice is sent with sufficient postage and is returned as unclaimed, refused, the forwarding order has expired, or with a notation that the addressee is unknown or has moved without leaving a forwarding address.
Evidence Required to Transfer Ownership
a. Form 130-U – Application for Texas Title. b. Form VTR-265-M – Mechanic’s Lien Foreclosure. c. Verification of Title and Registration – If the vehicle is registered in Texas, verification of Texas title and registration is required. If registered outside of Texas, verification of title and registration from the state of record, if available. A third party verification is not acceptable. If not available, the following may be provided in lieu of title and registration verification from the state of record: (1) If a mechanic/garage sends a request for title and registration verification to the state of record (by certified mail) and is informed by letter that due to the Driver’s Privacy Protection Act restrictions the state will forward the mechanic’s notification to the owner(s) for notification purposes, then the original letter(s) from the state of record and certified receipts for each notification sent to that state will be acceptable, or (2) If notification is made by newspaper publication, proof that a correctly addressed request for the name and address of the last known registered owner(s) and lienholder(s) was sent to the state of record by certified mail with return receipt requested. Proof consists of a copy of the request and certified receipts for the notification sent to the state of record. d. Proof of Notifications Notices by Certified Mail – Proof consists of the date stamped receipts for certified mail and return receipt, including any unopened certified letter(s) returned as undeliverable, unclaimed, refused, or no forwarding address. Notice by Newspaper Publication (only if applicable) – Proof consists of the certified request (as listed above for certified mail) sent to the state of record requesting verification of owner(s) and lienholder(s) AND a legible photocopy of the newspaper publication including the name and date of the publication. Receipt from County Tax Assessor-Collector – Dated receipt showing $25 administrative fee was paid. This confirms filing with the county tax assessor-collector’s office. e. Liability Insurance – A copy of current proof of liability insurance in the applicant’s name. f. Work Order – Attach a copy of the signed work order. g. Out-of-State Vehicles – An Out-of-State Identification Certificate, Form VI-30, or a Texas Vehicle Inspection Report (acceptable) after March 1, 2015) and a certified weight certificate if the vehicle is a commercial vehicle.
Jul 29th, 2015 Construction Law
Sample Form Warranty–Texas Construction Law
Warrants all Work completed under the
between _________________________________
and , dated _______________, for a period of
TWO YEARS from date of substantial completion of the Work.
This warranty is valid only for those named above while they occupy the address below and provided normal cleaning and maintenance procedures are followed, and excludes changes due to wear, tear, normal weathering and defects that result from characteristics common to the materials used. Other limitations apply as indicated on the back of this document. By signing below you declare you have read the reverse side and both understand and accept these limitations.
Any guarantees, warranties, understandings, or representations made by (or expressed by) any employee, subcontractor or supplier not set forth specifically in this document is NOT to be considered an extension of this warranty.
This limited warranty is the only express
Warranty provides.
Job Address: _____________________________________________
Date of Substantial Completion: ____________________
Owner Signature(s): ____________________________Date_________
Rep.: _________________________Date_________
, warrants to the Owner that all materials and equipment incorporated in the Work will be as specified and that all work was completed in a workpersonlike manner and all materials were installed according to the manufacturer’s specifications, unless otherwise specified.
All workpersonship and warranty concerns and remedies shall conform to the guidelines found in the publication “Residential Construction Performance Guidelines – Homeowners Reference, NAHB, 2000.” This publication is available upon request. If an item is not covered in that publication, standard industry practice shall govern. Except as stated in paragraph 8 below, must be given the opportunity to repair or fix the problem prior to replacement.
If the problem can be repaired so that the item or installation functions as it was originally designed to OR so that the difference in cosmetic appearance is negligible from the original and new appearance, the remedy will be to repair the problem. Complete replacement of the damaged or defective product or work will only be done if the above guidelines cannot be met.
This warranty is personal to the Owner and is valid only while the Owner occupies the property where the work was performed.
All manufacturers’ warranties apply. If an item or part is warranted by the manufacturer for more than two years, the extended warranty will govern. If the manufacturers’ warranty is for less than two years, will warrant the item for the additional time period except for the following items:
a. Any item that is not purchased through Company Name (i.e. appliances.)
b. Any item Company Name recommends against installing, as listed below:
Items not covered beyond the manufacturers’ warranty: ____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________
Any work not specifically specified in the Contract Agreement with
Defects that result from characteristics common to the materials used, such as (but no limited to) warping and deflection of wood; fading, chalking, and checking of paint from exposure to sunlight; cracks that occurred during the drying of concrete, stucco, plaster, bricks and masonry; drying, shrinking and cracking of caulking and weather, stripping.
Damage resulting from ordinary wear and tear, abusive use, or lack of proper maintenance of the work as performed by
must be given fair notice and adequate time to remedy the warranty problem with its employees or qualified subcontractors. will schedule an inspection date not later than ten days after Owner initially notifies of the problem. After inspection of the problem, will schedule the remedy, the time for which may vary considerably depending on the problem. Owner WILL NOT be reimbursed for repairs undertaken without prior written approval from .
If the warranty problem is an emergency (meaning that further damages to the home, it’s contents or occupants may occur without immediate remedy) AND Owner has attempted to contact all means available, Owner may make other arrangements necessary to remedy the problem. Owner must document all work completed (photos are helpful), keep all parts replaced, provide with a written invoice for the work performed, and demonstrate all efforts to contact before resorting to other suppliers or workers. will reimburse Owner for such emergency work to the extent it was reasonably necessary, is reasonably documented and was unavailable to perform the work.
Jul 24th, 2015 Construction Law
Whether a Project Supervisor in the Residential Homebuilding Industry Qualifies for an Exemption Under Section 13(a)(1) of the Fair Labor Standards Act (FLSA)
Wage and Hour Division (WHD)-Department of Labor
Opinion Letters – Fair Labor Standards Act
Enclosed is the response to your request for an opinion letter signed by the then Acting Wage and Hour Administrator Alexander J. Passantino on January 16, 2009. It does not appear that this response was placed in the mail for delivery to you after it was signed. In any event, we have decided to withdraw it for further consideration by the Wage and Hour Division. We will provide a further response in the near future.
The enclosed opinion letter, and this withdrawal, are issued as official rulings of the Wage and Hour Division for purposes of the Portal-to-Portal Act, 29 U.S.C. § 259. See 29 C.F.R. §§ 790.17(d), 790.19; Hultgren v. County of Lancaster, Nebraska, 913 F.2d 498, 507 (8th Cir. 1990). Our letter to you dated January 16, 2009 is withdrawn and may not be relied upon as a statement of agency policy. Please note that Wage and Hour Opinion Letter FLSA2009-29 (Jan. 16, 2009), a copy of which was attached to our letter to you, has also been withdrawn.
FLSA2009-36
This is in response to your request for an opinion regarding whether employees of homebuilders who supervise construction of multiple new homes, townhomes, and/or condominiums each year qualify for an exemption under section 13(a)(1) of the Fair Labor Standards Act (FLSA).* We believe the attached opinion letter recently issued by the United States Department of Labor Wage and Hour Division adequately responds to your inquiry.
FLSA2009-29
This is in response to your request for an opinion regarding whether a project supervisor in the residential homebuilding industry qualifies for an exemption under section 13(a)(1) of the Fair Labor Standards Act (FLSA).* You ask specifically whether the project supervisor qualifies as an employee employed in a bona fide administrative capacity. It is our opinion that the position is exempt from the minimum wage and overtime requirements of the FLSA.
You indicate that project supervisors are employed by homebuilding companies to supervise and coordinate the construction of residential homes. Often the homebuilding company will outsource the actual construction of the home to various subcontractors, and the project supervisor will serve as the company’s representative at the worksite in dealings with subcontractors, suppliers, customers, and government inspectors. A project supervisor spends more than half of his/her time directing, scheduling, managing, and paying subcontractors and suppliers. Additionally, the project supervisor reviews and modifies new home plans; interacts with building inspectors; ensures each home is ready for each required inspection; responds to customer concerns and complaints; reviews the initial home construction budget to ensure the estimates are reasonable; inspects the work of subcontractors and suppliers; tracks the home costs against original estimates as construction progresses; acts as the company safety inspector at the worksite; works with subcontractors to ensure compliance with all federal and state safety procedures and regulations; and takes appropriate and necessary action if an accident occurs.
Section 13(a)(1) of the FLSA exempts from its minimum wage and overtime pay provisions “any employee employed in a bona fide executive, administrative, or professional capacity.” 29 U.S.C. § 213(a)(1). The exemption is determined not by occupational title or job classification, but rather by the duties and salary of the individual employee involved. See 29 C.F.R. § 541.2.
The term “employee employed in a bona fide administrative capacity” in section 13(a)(1) of the FLSA includes “any employee:”
(1) Compensated on a salary or fee basis at a rate of not less than $455 per week . . . exclusive of board, lodging, or other facilities;
Regarding the first requirement that the project supervisor is compensated on a salary or fee basis at a rate of not less than $455 per week, exclusive of board, lodging, or other facilities, you request that we assume the project supervisor meets this requirement and is paid accordingly. Therefore, we focus on whether the position also meets the primary duty test in determining whether the project supervisor qualifies for the administrative exemption. To satisfy the primary duty test, the project supervisor’s primary duty must include both the performance of office or non-manual work directly related to the management or general business operations of the employer and the exercise of discretion and independent judgment with respect to matters of significance.
As stated in 29 C.F.R. § 541.201(a):
To qualify for the administrative exemption, an employee’s primary duty must be the performance of [office or non-manual] work directly related to the management or general business operations of the employer or the employer’s customers . . . To meet this requirement, an employee must perform work directly related to assisting with the running or servicing of the business, as distinguished, for example, from working on a manufacturing production line or selling a product in a retail or service establishment.
Additionally, as stated in 29 C.F.R. § 541.201(b):
Work directly related to management or general business operations includes, but is not limited to, work in functional areas such as tax; finance; accounting; budgeting; auditing; insurance; quality control; purchasing; procurement; advertising; marketing; research; safety and health; personnel management; human resources; employee benefits; labor relations; public relations; government relations; computer network; internet and database administration; legal and regulatory compliance; and similar activities.
We recently issued an opinion, Wage and Hour Opinion Letter January 16, 2009, in which we concluded that project superintendents employed by a commercial construction company qualify as exempt administrative employees because their primary duties appeared “to relate directly to the management or general business operation of [the employer], i.e., they are responsible for overseeing a commercial construction project from start to finish.” (citing 29 C.F.R. § 541.201(a)-(c)). As we explained in Wage and Hour Opinion Letter January 16, 2009, recent decisions in the federal courts demonstrate that the application of these requirements is highly fact specific. See Gottlieb v. Construction Servs. & Consultants, Inc., No. 05-14139, 2006 WL 5503644, at *6-7 (S.D. Fla. July 24, 2006) (project superintendents whose primary duty “involved producing the product their company existed to market” rather than servicing the company itself, and where “all ‘matters of significance’ were determined by [the project supervisor’s] superiors” were not exempt administrators).
In Gottlieb, the project superintendent did not qualify for the administrative exemption because, in part, his duties were primarily to inspect the work of subcontractors to ensure compliance with the builder’s plans to schedule the subcontractors and supplies to ensure they were both in place at the proper time. See 2006 WL 5503644, at *6; 29 C.F.R. § 541.203(g) (“[o]rdinary inspection work generally does not meet the duties requirements for the administrative exemption”); 29 C.F.R. § 541.202(e) (“the exercise of discretion and independent judgment must be more than the use of skill in applying well-established techniques, procedures, or specific standards described in manuals or other sources”). The fact that the project superintendent’s work was important to the company, affecting its profitability and reputation, was not dispositive. See Gottlieb, 2006 WL 5503644, at *6 (citing Sack v. Miami Helicopter Svc., Inc., 986 F. Supp. 1456, 1469 (S.D. Fla. 1997)); 29 C.F.R. § 541.202(f).
From your letter describing the project supervisor’s duties, it appears that an overwhelming majority of his/her work is non-manual work directly related to the management or general business operations of the employer, a homebuilding company, and includes tasks such as budgeting, auditing, quality control, purchasing, procurement, safety and health, personnel management, human resources, labor relations, public relations, government relations, legal and regulatory compliance, and similar activities.
To begin, the actual manual work of constructing the home is outsourced to subcontractors and suppliers. As previously stated, the project supervisor supervises and coordinates the construction of the home and serves as the homebuilding company’s representative at the work-site in dealings with subcontractors, suppliers, customers, and government inspectors.
In your letter, you indicate that the project supervisor spends more than half of his/her time directing, managing, scheduling, and paying subcontractors and suppliers. In discharging these duties, the project supervisor evaluates the quality and efficiency of the subcontractors’ and suppliers’ work, is authorized to stop their work to correct any observed deficiencies, and may require them to remove any of their employees from the worksite. If necessary, the project supervisor may recommend the dismissal of subcontractors and suppliers whose work is not satisfactory. When a particular subcontractor’s contract is up for renewal, the project supervisor provides significant input as to who will be re-contracted for future services.
Additionally, the project supervisor reviews and modifies new home plans, making sure there are no conflicts between the plans and the actual construction of the home. The project supervisor ensures that each home meets all safety, quality, and legal requirements; ensures each home is ready for inspection; and negotiates the best solution for any issue that may arise with a building inspector, subcontractor, or supplier. Also, the project supervisor schedules the subcontractors and suppliers and commits the homebuilding company to pay when appropriate.
Furthermore, the project supervisor serves as each homebuyer’s primary contact in dealing with the construction of the home and also meeting with prospective customers to explain the construction process. The project supervisor reviews the initial home construction budget to ensure the estimates are reasonable and tracks the construction costs against the original estimates once construction begins. Finally, the project supervisor is not typically subject to any on-site supervisors by any other company employee. It appears that, like the project superintendents in Wage and Hour Opinion Letter January 16, 2009, the project supervisors oversee the commercial construction project from start to finish, using a similar amount of discretion and independent judgment when carrying out their duties. The exercise of discretion and independent judgment implies that the project supervisors make independent choices concerning matters of significance, such as whether to depart from prescribed standards or permitted tolerances. See 29 C.F.R. § 541.202(a)-(c). Unlike in Gottlieb, the primary duties of the project supervisors seem to be more involved than just inspecting work to ensure compliance with the builders’ plans and scheduling subcontractors and supplies. Therefore, it appears the project supervisor’s primary duties meet the requirement of being office or non-manual work directly related to the management or general business operations of the employer as stated in 29 C.F.R. § 541.200(a)(2) and further described in 29 C.F.R § 541.201.
As stated in 29 C.F.R. §541.202(a):
To qualify for the administrative exemption, an employee’s primary duty must include the exercise of discretion and independent judgment with respect to matters of significance. In general the exercise of discretion and independent judgment involves the comparison and the evaluation of possible courses of conduct, and acting or making a decision after the various possibilities have been considered. The term “matters of significance” refers to the level of importance or consequence of the work performed.
Additionally, as stated in 29 C.F.R. § 541.202(b):
Factors to consider when determining whether an employee exercises discretion and independent judgment with respect to matters of significance include, but are not limited to: whether the employee has authority to formulate, affect, interpret, or implement management policies or operating practices; whether the employee carries out major assignments in conducting the operations of the business; whether the employee performs work that affects business operations to a substantial degree, even if the employee’s assignments are related to operation of a particular segment of the business; whether the employee has authority to commit the employer in matters that have significant financial impact; whether the employee has authority to waive or deviate from established policies and procedures without prior approval; whether the employee has authority to negotiate and bind the company on significant matters; whether the employee provides consultation or expert advice to management; whether the employee is involved in planning long- or short-term business objectives; whether the employee investigates and resolves matters of significance on behalf of management; and whether the employee represents the company in handling complaints, arbitrating disputes or resolving grievances.
“The exercise of discretion and independent judgment implies that the employee has authority to make an independent choice, free from immediate direction or supervision. However, employees can exercise discretion and independent judgment even if their decisions or recommendations are reviewed at a higher level.” 29 C.F.R. § 541.202(c).
It appears the project supervisor’s primary duties involve the exercise of discretion and independent judgment with respect to matters of significance. For example, in your letter, you indicate that the project supervisor has significant authority to adjust the construction process as necessary when, in his/her opinion, such a change is needed to meet any safety, quality, or legal requirements, or to ensure a high quality home is provided within the estimated budget, and to commit the homebuilding company to any payments that are required to complete such an alteration; to negotiate solutions to issues raised by the building inspector, subcontractors, or suppliers; to schedule subcontractors or suppliers; to stop their work when it is unsatisfactory; to order the removal of their employees when necessary; to recommend the dismissal of a subcontractor or supplier if appropriate; to commit the homebuilding company to any payments to subcontractors or suppliers for any work or building materials provided; and to stop payment to any subcontractor or supplier when appropriate. Additionally, as previously stated the project supervisor serves as the homebuilding company’s sole representative at the worksite and must deal with any issues, concerns, unforeseen events, or problems that may arise during the entire homebuilding process. Thus, the project supervisor has the authority to formulate, affect, interpret, and implement management policies and operating practices; carry out major assignments in conducting the operations of the homebuilding company; perform work that affects business operations to a substantial degree; commit the employer in matters that have significant financial impact; waive or deviate from established policies and procedures without prior approval; negotiate and bind the company on significant matters; and investigate and resolve matters of significance on behalf of the company. Therefore, it appears the project supervisor’s primary duties meet the requirement of including the exercise of discretion and independent judgment with respect to matters of significance as stated in 29 C.F.R. § 541.200(a)(3) and further described in 29 C.F.R § 541.202.
It is our opinion that the project supervisor position is exempt from the FLSA’s minimum wage and overtime requirements as an employee employed in a bona fide administrative capacity, provided that the salary basis requirement is met.
Jul 24th, 2015 Construction Law, Employment Law Defense
Trench Collapse Seriously Injures Employee, OSHA Fines Texas Employer $424K For Safety Law Violations
Jul 22nd, 2015 Construction Law, Employment Law Defense, Insurance Defense Litigation, Workers' Compensation Defense