By /par Matthew T. Potomak and/et Liam Robertson, Kuhn LLP
The recent case of Shaheen Custom Homes Ltd. v Brennan, 2022 BCSC 716, exemplifies a situation that homeowners, builders, subtrades, and those alike could encounter in failing to maintain proper records during a construction project.
The Facts
This dispute was centered between a home builder, Shaheen Custom Homes Ltd. (“Custom Homes”), and its homeowner customers (the “Homeowners”).
In January of 2017, the Homeowners entered into a cost-plus contract (the “Contract”) with an “all-in” construction budget of $267,890. As the Homeowners considered themselves handy and cost conscious, the Contract considered that they would do some of the construction work themselves.
As the Contract was “cost-plus”, the building price included the cost of all materials, labour, and services, plus an 18% fee to Custom Homes as the builder.
The Issue
The Homeowners had paid all progress draws without issue, which totalled more than $214,000. However, they had concerns with Custom Home’s latest draw of $26,789, which the Homeowners thought seemed high considering that the only remaining work was on the driveway, back patio, and railings.
The Homeowners also had concerns with certain line items in the budget. Custom Homes had updated actual costs from time to time, which showed cost overruns for certain items, such as $25,000 for an HVAC system rather than the budgeted amount of $16,000. The Homeowners also had concerns that Custom Homes might have been charging for work being performed on other projects.
As a result, the Homeowners wanted to review copies of Custom Homes’ invoices and charges. In other words, the Homeowners wanted the details of what costs had been incurred under the Contract.
In March 2018, Custom Homes sent the Homeowners a revised budget but still no actual accounting of costs or the backup invoices or cheques. The Homeowners refused to make any further payment without the source documents for the invoiced amounts.
As a result, Custom Homes sued the Homeowners for non-payment and the Homeowners counterclaimed against the amount alleged to be outstanding under the Contract.
The Decision
In late 2019 and early 2020, Custom Homes produced the costing backup for its invoicing and email backup for its employees.
The Judge found that, in this instance, the Homeowners’ refusal to pay the final invoice was not a repudiation of the contract but rather, to the contrary, demonstrated an effort by the Homeowners to pay what was properly owed.
The Judge determined that Custom Homes had, in general, an obligation to keep proper accounts and records. Courts have held that this is necessary for contractors to establish their entitlement, but also to ensure that homeowners understand what they are paying for.
The Judge found that Custom Homes did not have specific or a reliable recollection regarding virtually any of the accounting disputes specifically raised by the Homeowners. The Judge also found that Custom Homes failed to provide any reasonably adequate accounting of the building costs until near the end of the trial.
In short, the Judge found that Custom Home’s had, in general, fell woefully short of their obligations to keep proper accounts and records. As a result of the foregoing, the court reduced the amount alleged to be owing under the Contract from $8,167 to $5,150 and ordered the Homeowners to pay the same.
Lessons Learned
Although the court in this case did not specifically consider questions of equity and fairness, this could be a viable defence should a contractor fail to maintain proper records. This case does not suggest that every instance of failure by a contractor to keep adequate records will result in a reduction in the contract price. However, if a contractor does not have adequate records, involving lawyers early can aid in planning other means of demonstrating that the homeowners received the invoiced value, such as by the use of expert reports.
Additionally, contractors generally have an implied duty to keep proper accounts and records in relation to cost-plus contractual arrangements; and if a contractor failed to keep proper accounts, this could create additional risks, such as invalidating a lien claim or foregoing a claim for contractual interest. ▪
This article was written by Liam M. Robertson and Matthew T. Potomak, who are lawyers that practise in construction law with the law firm of Kuhn LLP. This article is only intended as a guide and cannot cover every situation. It is important to get legal advice for specific situations. If you have any questions or comments about this case or other construction law matters, please contact us at 604.864.8877 (Abbotsford) or 604.684.8668 (Vancouver).
