Opinion ID: 2023552
Heading Depth: 1
Heading Rank: 6

Heading: prime contractor

Text: In its next assignment of error, Star City argues that the trial court erred in finding that Tilt-Up was a prime contractor. Neb.Rev.Stat. § 52-127(8) (Reissue 1993) provides that a prime contractor is any person who makes a real estate improvement contract with a contracting owner. A contracting owner is a person who owns real estate and who, personally or through an agent, enters into a contract, express or implied, for the improvement of the real estate. § 52-127(3). While conceding that Star City was the owner of the real estate upon which the INS Project was constructed, Star City asserts that the evidence demonstrates that Tilt-Up's written contract, if one had been executed, would have been with Olympic General, the alleged prime contractor on the job, rather than with Star City, thereby making Tilt-Up a sub-contractor and not a prime contractor. Tilt-Up contends that Star City's argument with respect to any potential written contract between Olympic General and Tilt-Up is irrelevant. We agree. In the instant case, Tilt-Up did not seek recovery on the theory that a written contract existed or would have been executed by certain parties. Thus, it is not the province of this court to speculate whether a written contract would have or should have been between Tilt-Up and Olympic General, or between Tilt-Up and Star City. Accordingly, our sole inquiry is whether there is sufficient evidence in the record to demonstrate that Tilt-Up orally contracted with Star City's agents for Tilt-Up's construction services. Agency is presumed between an employer and employee in determining whether an owner is a contracting owner. Neb. Rev.Stat. § 52-128 (Reissue 1993). It is undisputed that Gendler was the president and an agent of Star City. It is further undisputed that Nicas was an employee of the Gendler companies, including Star City, and, thus, was also an agent of Star City. In the instant case, it was Nicas who solicited pricing from Tilt-Up and provided most of the information necessary for Tilt-Up to formulate its offer on the INS Project. Furthermore, Gendler authorized and directed Tilt-Up to commence performance on the INS Project and, subsequently, observed and accepted portions of Tilt-Up's work. Finally, Gendler signed and sent the letter ordering Tilt-Up to terminate all construction activities on the INS Project. Therefore, we determine that Star City, the contracting owner, through its agents Nicas and Gendler, entered into an oral contract with Tilt-Up, thereby rendering Tilt-Up a prime contractor on the INS Project.