Opinion ID: 1228580
Heading Depth: 1
Heading Rank: 2

Heading: Waterfront Marine's Case

Text: On September 1, 1983, Waterfront Marine Construction, Inc., (Waterfront) entered into a contract with Mid-Atlantic Building Corporation, formerly known as Baymark Builders Corporation (Mid-Atlantic), to demolish certain existing pilings and structures; to remove existing piers, fixed docks and existing pilings; to repair a bulkhead, to add additional anchor systems, to repair two sections of timber bulkhead and install 260 linear feet of timber street pile bulkhead for a marina then being built by Mid-Atlantic as principal contractor for Blue Phoenix, Inc. At the time of the contract, Blue Phoenix's property consisted of nine parcels of land located in Norfolk. Waterfront supplied the labor and material as called for in the contract. On September 6, 1984, as described above in Woodington's Case, Blue Phoenix created a condominium out of a portion of its nine parcels. All the labor and material supplied by Waterfront was limited to condominium property. On September 17, 1984, eleven days after Blue Phoenix established its condominium regime, Waterfront filed a memorandum of mechanic's lien claiming $12,391.66 for labor and material. Waterfront listed Blue Phoenix as the owner. In its brief description of the property, Waterfront referred to the same deed on which Woodington had relied  the one which described Blue Phoenix's property as the nine parcels that existed prior to the creation of the condominium. On March 15, 1985, Waterfront filed its bill of complaint to enforce its mechanic's lien. Waterfront, like Woodington, demanded enforcement of its lien against all nine of the original pre-condominium parcels of land owned by Blue Phoenix. Lincoln and Pioneer filed separate, but identical, demurrers. The grounds were the same as those set forth above in Woodington's case. The trial court sustained both demurrers for the reasons which are articulated in the statement of Woodington's case. Waterfront appealed.