Opinion ID: 2076036
Heading Depth: 1
Heading Rank: 2

Heading: Definition of Structure

Text: Under Delaware's Mechanic's Liens statute, a claimant may file a joint claim against two or more structures provided that the claimant designate the amount which he claims to be due to him on each of such structures. 25 Del.C. § 2713. Thus, integral to every claim for a mechanic's lien is the identification of the structure against which the lien is sought. 25 Del.C. § 2712(7). The proper method of describing or designating a structure in a mechanic's lien action has become increasingly difficult with the advent of more complex forms of property ownership and sophisticated structural configurations. When the Superior Court has previously been called upon to decide actions seeking to impose mechanics' liens against structures such as townhouses, apartment buildings, shopping centers, and condominium complexes, it has recognized that the meaning of `structure' for purposes of the mechanics' lien statutes is altered according to the nature and purpose of the labor or materials supplied. Wilmington Trust Company v. Branmar, Inc., Del.Super., 353 A.2d 212, 215 (1976). In Wilmington Trust Company, the Superior Court held that in defining the term structure that: to the extent labor or materials are supplied in and solely for the benefit of a condominium townhouse, each townhouse is a separate structure within the meaning of 25 Del.C. § 2713. Id. However, [t]o the extent that labor or materials are supplied for the benefit of the common elements of the row of townhouses, however, the entire row may constitute a single structure for mechanics' lien purposes. Id. (citing Ramsey v. DiSabatino, Del.Super., 347 A.2d 659, 662 (1975)). In Ramsey, a subcontractor filed a mechanic's lien action for work performed at a complex of townhouse units. Ramsey v. DiSabatino, 347 A.2d at 660. Part of the claim was against certain individual units and part of the claim was against an entire building which consisted of a connected row of individual units. The Superior Court concluded that a mechanic's lien action could be properly brought against the entire larger structure which was comprised of individual units. Id. at 662. Consequently, in Ramsey, the Superior Court denied a motion to dismiss a mechanic's lien action filed against the entire structure (the connected row of townhouse units) because any uncertainty concerning the allegations of the complaint should be resolved for purposes of this motion [to dismiss] in favor of plaintiff [subcontractor]. Id. at 661 (citing Atlas Subsidiaries of Del., Inc. v. Burns, Del.Supr., 202 A.2d 566 (1964) (citation omitted)). Similarly, in Wilmington Trust Company, the Superior Court denied a motion to dismiss a mechanic's lien action which was filed against an entire shopping center, rather than against the individual units which comprised the shopping center. The work performed consisted of curbing, landscaping and the planting of shrubbery. Wilmington Trust Company v. Branmar, Inc., 353 A.2d at 214. The Superior Court cited the Ramsey decision with approval, and noted that the mechanic's lien complaint alleged the labor and material were supplied for the benefit of the entire shopping center. Id. at 215.