Florida Construction Law

A surety may assert any defense available to its principal. U.S. Fidelity and Guaranty Company v. Miami Sheet Metal Products, Inc. , 516 So.2d 29 (Fla. 3d DCA 1987). Trenton H. Cotney Board Certified in Construction Law Trent Cotney, P.A. 1207 N Franklin St, Ste 222 Tampa, FL 33602 (813) 579-3278 www.trentcotney.com

The failure to timely serve a Notice to Owner when required is a complete defense to a lien claim.  Gulfside Properties Corp. v. Chapman Corp ., 737 So.2d 604 (Fla. 1st DCA 1999). Trenton H. Cotney Board Certified in Construction Law Trent Cotney, P.A. 1207 N Franklin St, Ste 222 Tampa, FL 33602 (813) 579-3278 www.trentcotney.com

In W&W Lumber of Palm Beach, Inc. v. Town & Country Builders, Inc. , 35 So.3d 79 (Fla. 4th DCA 2010), the general contractor had filed suit against a window installation subcontractor for breach of contract damages.  The subcontractor counterclaimed for nonpayment.  The prime settled with the manufacturer of the windows and subsequently dismissed its claims against the subcontractor with prejudice.  The prime sought to amend to add additional defenses based on setoff.  The Court held that the doctrine of res judicata barred the prime's ability to add the setoff defense because it dismissed the claim giving rise to the setoff with prejudice.   Trenton H. Cotney Board Certified in Construction Law Trent Cotney, P.A. 1207 N Franklin St, Ste 222 Tampa, FL 33602 (813) 579-3278 www.trentcotney.com

An unlicensed subcontractor cannot use Section 489.128, Fla. Stat. as an affirmative defense even if the general contractor knew the subcontractor was unlicensed.  Earth Trades, Inc. v. T&G Corp ., 42 So.3d 929 (Fla. 5th DCA 2010). Trenton H. Cotney Florida Bar Certified in Construction Law Glenn Rasmussen Fogarty & Hooker, P.A. 100 S. Ashley Dr., Suite 1300 Tampa, FL 33602 (813) 229-3333 http://www.glennrasmussen.com

The Court in Southern Pan Services Co. v. S.B. Ballard Construction Co ., 2009 WL 1885113 (M.D. Fla. 2009) held that the use of the "advice of counsel" defense to fraudulent liens does not act to globally waive the attorney-client privilege.  However, the Court noted that when advice of counsel is used as a formal defense, attorney-client privileged would be waived with regard to communications pertaining to the preparation of the claim of lien. Trenton H. Cotney Board Certified in Construction Law Trent Cotney, P.A. 1207 N Franklin St, Ste 222 Tampa, FL 33602 (813) 579-3278 www.trentcotney.com