Opinion ID: 1170699
Heading Depth: 1
Heading Rank: 2

Heading: the subcontractor's lien

Text: Appellants raise two contentions here: (1) that the amount of the subcontractor's lien cannot exceed the prime contractor's lien; and (2) that the subcontractor is not entitled to an in personam deficiency judgment under the lien statutes. As to the amount of the Crofts' lien, appellants' contention that the lien cannot exceed the prime contractor's lien is without merit. The value of the prime contract was the reasonable value of the services performed. The total value of all work performed was determined to be $7,603. Weber could have filed his lien for this amount and upon recovery paid over the amount due the Crofts. However, the Idaho lien statute, I.C. § 45-501, permits a subcontractor to independently file his lien; the workman's classification is unimportant in this regard, for the purpose of the lien is to protect the one who expends his labor to improve the land. Hill v. Twin Falls Salmon River Land and Water Co., 22 Idaho 274, 125 P. 204 (1912). Chief Justice Stewart's statement in that case is still very relevant: Under this statute [1] the Legislature evidently intended to grant the right to claim a lien, to any person who contributes labor or material for the construction, alteration, or repair of a building or structure upon real property. It will also be observed from the language of this statute that it was clearly the intent of the Legislature to grant an absolute lien direct upon the property, to the person who performs labor    without reference to whether such person performing such labor    is an original contractor or a subcontractor, or a laborer or a materialman, and without reference to whether there is anything due the original contractor from the person or corporation constructing such building or other improvement   . 22 Idaho at 279, 125 P. at 206. We turn now to whether the subcontractor may obtain a deficiency judgment against the landowners. I.C. § 45-512 as it read at the time judgment was entered provides in pertinent part: 45-512. Judgment to declare priority.     3. Out of the remainder, if any, the subcontractors shall be paid in full, or pro rata if the remainder be insufficient to pay them in full, and the remainder, if any, shall be paid to the original contractor; and each claimant shall be entitled to execution for any balance due him after such distribution   . (Emphasis added.) The provision of the statute is clear that the uncollected balance of the Crofts' lien, none of which duplicates part of Weber's lien, is treated as a personal judgment. Where, as here, the requirements for personal jurisdiction are met, the Crofts' lien is an effective personal judgment against appellants. Blake v. Crystalline Lime Co., On Rehearing 37 Idaho 637, 643, 221 P. 1100, 1101 (1923).