FLORIDA

 

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FLORIDA CONSTRUCTION LAW
TABLE OF CONTENTS

CHAPTER ONE - INTRODUCTION

1.1    APPLICABLE STATUTES AND REGULATIONS
            1.1.1 Fla. Stat. § 95.11 (Statute of Limitations)
            1.1.2 Fla. Stat. § 255 (Publicly Owned Property)
            1.1.3 Fla. Stat. § 489 (Contracting)
            1.1.4 Fla. Stat. § 553 (Building Code)
            1.1.5 Fla. Stat. § 558 (Construction Defects)
            1.1.6 Fla. Stat. § 682 (Arbitration)
            1.1.7 Fla. Stat. § 713 (Construction Liens)
1.2 PARTIES IN THE CONSTRUCTION ARENA
1.3 PROJECT DELIVERY AND PRICING METHODS 
            1.3.1 Design-Bid-Build 
            1.3.2 Design/Build 
            1.3.3 Construction Manager 
            1.3.4 Multiple Prime
            1.3.5 Fast Track 
            1.3.6 Fixed Price/Stipulated Sum 
            1.3.7 Cost Plus Fee 
            1.3.8 Guaranteed Maximum Price 
            1.3.9 Unit Price 
            1.3.10 Public Private Partnerships 
            1.3.11 Integrated Project Delivery

CHAPTER TWO - LICENSING REQUIREMENTS 

2.1 PURPOSE OF CONTRACTOR LICENSING LAW 
2.2 DEFINITIONS 
2.3 CERTIFIED, REGISTERED AND SPECIALTY CONTRACTORS 
2.4 EXEMPTIONS FROM LICENSURE 
2.5 QUALIFIER FOR CONTRACTING COMPANIES 
            2.5.1 Responsibilities
            2.5.2 Secondary Qualifying Agents 
            2.5.3 Death, Termination or Retirement 
            2.5.4 Qualifying Agent’s Liability 
2.6 CONTRACTOR LICENSURE REQUIREMENTS
            2.6.1 Examination 
            2.6.2 Experience/Education 
            2.6.3 Financial Responsibility and Stability
            2.6.4 Good Moral Character 
            2.6.5 Criminal Background 
            2.6.6 Insurance
2.7 DISCIPLINARY GROUNDS 
2.8 LICENSING OF DESIGN PROFESSIONALS
            2.8.1 Architects 
            2.8.2 Engineers 
            2.8.3 Architect and Engineer Combinations 
            2.8.4 Penalties 
2.9 ENFORCEABILITY OF CONTRACTS IN ABSENCE OF LICENSE 
            2.9.1 Defenses 
            2.9.2 Penalties for Non-Compliance 
            2.9.3 Determination of the Applicable Version of Section 489.128

CHAPTER THREE - DESIGN PROFESSIONALS

3.1 TYPICAL SCOPE OF WORK
3.2 LICENSING 
3.3 STANDARD OF CARE 
3.4 LIABILITY TO OWNER, CONTRACTOR AND OTHER THIRD PARTIES 
            3.4.1 Causes of Action By Contractor 
            3.4.2 Causes of Action By Other Third Parties 
3.5 BUILDING CODE VIOLATIONS 
3.6 BUILDING INSPECTION OFFICIALS 
            3.6.1 Building Official 
            3.6.2 Private Provider 
            3.6.3 Sovereign Immunity 
            3.6.4 Inspections of Construction 
            3.6.5 Completion of Inspections 
3.7 STATUTE OF LIMITATIONS 
3.8 LIEN CLAIMS BY DESIGN PROFESSIONAL
 
CHAPTER FOUR - CONSTRUCTION LENDING

4.1 CONSTRUCTION LOAN AGREEMENTS 
            4.1.1 Representations and Warranties
            4.1.2 Covenants 
            4.1.3 Disbursement Conditions 
            4.1.4 Payment and Performance Bonds 
            4.1.5 Assignment Documents 
            4.1.6 Lender’s Completion of Construction 
4.2 TITLE INSURANCE ASPECTS OF CONSTRUCTION LOANS
4.3 LENDER LIABILITY ISSUES 
            4.3.1 Lender’s Obligation to file a Notice of Commencement 
            4.3.2 Lender Liability for Breach of Contract 
            4.3.3 Lender Liability to Contractors and Subcontractors 
4.4 EQUITABLE LIENS AND QUANTUM MERUIT

CHAPTER FIVE - BIDDING

5.1 BIDDING ON PRIVATE AND PUBLIC PROJECTS 
5.2 BID PROCESS 
5.3 BID SELECTION 
5.4 BID ERRORS 
5.5 REJECTION OF BIDS 
5.6 BID BONDS 
5.7 BID PROTESTS
5.8 RELIEF BEFORE AND AFTER AWARD OF CONTRACT

CHAPTER SIX - CONSTRUCTION CONTRACTS AND COMMON PROVISIONS

6.1 ORAL AND IMPLIED CONTRACTS 
6.2 COVENANT OF GOOD FAITH AND FAIR DEALING 
6.3  AMBIGUITY
6.4 INCORPORATION BY REFERENCE AND FLOW DOWN PROVISIONS
6.5 SCOPE OF WORK 
6.6 GENERAL CONDITIONS
6.7 PAYMENT CLAUSES 
6.8 PAY WHEN PAID AND PAY IF PAID
6.9 PROMPT PAYMENT 

6.10 RETAINAGE 
6.11 RELEASES 
6.12 NO DAMAGES FOR DELAY 
6.13 LIQUIDATED DAMAGES 
6.14 WAIVER OF CONSEQUENTIAL DAMAGES 
6.15 INSURANCE AND BONDING 
6.16 INDEMNIFICATION 
6.17 DIFFERING SITE CONDITIONS 
            6.17.1 Duty to Investigate 
            6.17.2 Duty to Disclose 
6.18 DEFAULT AND TERMINATION
6.19 SUBSTANTIAL COMPLETION 
6.20 WARRANTIES
6.21 DISPUTE RESOLUTION: MEDIATION, ARBITRATION AND LITIGATION 
6.22 ATTORNEYS FEES AND INTEREST

CHAPTER SEVEN - CHANGE ORDERS AND EXTRA WORK

7.1 CHANGES TO THE SCOPE OF WORK 
7.2 CHANGE ORDER NOTICE PROVISIONS 
7.3 WAIVER AND MODIFICATION OF REQUIREMENT FOR WRITTEN CHANGE ORDERS
7.4 CARDINAL CHANGES TO THE CONTRACT

CHAPTER EIGHT - PROMPT PAYMENT

8.1 Local Government Prompt Payment Act - Florida Statute Section 218.70 
8.2 Payment Obligations In The Florida Construction Lien Law - Florida Statute Section 713.346 
8.3 The Florida Prompt Payment Act - Florida Statute Section 255.071 
8.4 Payment to Professionals – Florida Statute Section 287.0585 
8.5 Federal Prompt Payment Act – 31 U.S.C. 3901
 
CHAPTER NINE - THE NOTICE AND OPPORTUNITY TO CURE ACT

CHAPTER TEN - DAMAGES AND REMEDIES

10.1 MEASURE OF DAMAGES FOR BREACH OF CONTRACT 
            10.1.1 Substantial Performance 
            10.1.2 Partial Performance 
10.2 CONTRACTOR’S DAMAGES 
            10.2.1 Extra Work 
            10.2.2 Delay Damages 
            10.2.3 Extended Jobsite Overhead (General Conditions) 
            10.2.4 Extended Home Office Overhead (Eichleay Formula) 
            10.2.5 Acceleration 
            10.2.6 Inefficiency/Disruption
            10.2.7 Liquidated Damages
            10.2.8 Concurrent Delay 
            10.2.9 Prompt Payment 
            10.2.10 Lost Profits 
            10.2.11 Quantum Meruit and Unjust Enrichment 
            10.2.12 Consequential Damages 
            10.2.13 Pre-judgment Interest 
            10.2.14 Attorneys Fees 
10.3 OWNER’S DAMAGES 
            10.3.1 Cost of Construction 
            10.3.2 Economic Waste
            10.3.3 Delay Damages
 
CHAPTER ELEVEN - DEFENSES TO DAMAGE CLAIMS

11.1 STATUTE OF LIMITATIONS
11.2 SPEARIN DOCTRINE 
11.3 SLAVIN DOCTRINE 
11.4 ECONOMIC LOSS RULE
 

CHAPTER TWELVE - CONSTRUCTION LIENS

12.1 WHO CAN LIEN
12.2 NOTICE REQUIREMENTS
            12.2.1 Notice of Commencement 
            12.2.2 Notice to Owner 
            12.2.3 Notice of Non-payment to Surety
12.3 CLAIM OF LIEN 
12.4 CONTENTS OF THE LIEN 
12.5 LEASEHOLD INTERESTS 
12.6 CONDOMINIUM INTERESTS 
12.7 APPORTIONING THE LIEN
12.8 FINAL CONTRACTOR’S AFFIDAVIT 
12.9 SWORN STATEMENT OF ACCOUNT 
12.10 DURATION OF LIEN/FILING OF LAWSUIT TO FORECLOSE 
12.11 NOTICE OF CONTEST/ORDER TO SHOW CAUSE 
12.12 FRAUDULENT LIENS 
12.13 BONDS AS ALTERNATIVE TO LIENS 
12.14 ATTORNEYS FEES
 

CHAPTER THIRTEEN - BONDS

13.1 INSURANCE v. SURETYSHIP 
13.2 PUBLIC AND PRIVATE PROJECTS 
13.3 PAYMENT BONDS 
            13.3.1 Parties Covered 
            13.3.2 Private Projects 
            13.3.3 Public (State) Projects 
            13.3.4 Public (Federal) Projects - Miller Act 
            13.3.5 Common Law Bonds 
            13.3.6 Surety Defenses to Payment Bond Claims 
13.4 PERFORMANCE BONDS 
            13.4.1 Surety’s Role Before Principal’s Default 
            13.4.2 Surety’s Role Upon Declaration of Default and/or Termination of Principal’s Contract 
            13.4.3 Surety’s Options After Declaration of Default
            13.4.4 Surety’s Defenses 
            13.4.5 Private Projects 
            13.4.6 Public (State) Projects 
            13.4.7 Public (Federal) Projects - Miller Act
13.5 BID BONDS 
13.6 ATTORNEY’S FEES

CHAPTER FOURTEEN - INSURANCE

14.1 COMPREHENSIVE GENERAL LIABILITY INSURANCE (“CGL”) 
            14.1.1 Duty to Defend v. Duty to Indemnify 
            14.1.2 Occurrence within the Policy Period 
            14.1.3 Exclusions and Limitations
14.2 BUILDER’S RISK 
            14.2.1 Property Covered 
            14.2.2 Property Not Covered 
            14.2.3 Coverage Period 
            14.2.4 Exclusion
14.3 PROFESSIONAL LIABILITY 
14.4 WRAP, OCIP AND CCIP

CHAPTER FIFTEEN
- CONDOMINIUMS

15.1 ASSOCIATION CAUSES OF ACTION 
            15.1.1 Statutory Warranties 
            15.1.2 Express Warranties 
            15.1.3 Implied Warranties 
            15.1.4 Building Code Violations 
            15.1.5 Negligence 
            15.1.6 Florida Deceptive and Unfair Trade Practices 
            15.1.7 Subsequent Purchasers 
15.2 DEFENSES TO ASSOCIATION’S CAUSES OF ACTION
            15.2.1 Lack of Maintenance 
            15.2.2 Statute of Limitations 
15.3 CONVERSIONS
            15.3.1 Disclosures 
            15.3.2 Reserves and Warranties

CHAPTER SIXTEEN - DISPUTE RESOLUTION

16.1 MEDIATION 
            16.1.1 Advantages/Disadvantages 
            16.1.2 Privileged Communications 
16.2 ARBITRATION 
            16.2.1 The Arbitration Clause
            16.2.2 Arbitrable Issues 
            16.2.3 Waiver 
            16.2.4 Binding Effect of Arbitration Awards
            16.2.5 Federal Arbitration Act 
            16.2.6 Advantages/Disadvantages to Arbitration 
   



 

 

 

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