In Re J Build Developments Pty Ltd [2022] VSC 434 Hetyey AsJ set aside a statutory demand on the basis that there was a genuine dispute in the context of a notice being issued under the Building and Construction Industry Security of Payment Act 2002.
FACTS
The facts in applications to set aside statutory demand relating to construction contracts and building works invariably have complicated and involved factual issues. This case is no exception.
On 26 June 2020, J Build entered into a $2.9 million building contract with Abboud Corporates Pty Ltd to construct three double-storey residential dwellings at 10 Glyndon Road, Camberwell, Victoria (‘the head contract’ and ‘the property’, respectively) [2].
AES is a mechanical and electrical services provider specialising in heating, ventilation, air conditioning and associated electrical work [2].
On or about 24 February 2020, Jamiel Daou (“Daou”), a director of J Build, texted Wright, the sole director of AES, asking for a quotation for the supply and installation of ducted heating and cooling air-conditioning systems in each of the units at the property (‘the sub-contracting works’). There was a subsquent telephone conversation between the two the contents of which are in contention.
On 5 March 2020, AES provided JB Build with a quotatio of $88,002.64 inclusive of GST.
Prior to 22 October 2020, JB Build requested that revisions be made to the quotation. On 22 October 2020, AES issued a second quotation for $101,507.09 (inclusive of GST) [6].
On or around 27 October 2020, the parties discussed a further variation which would provide a cost saving to the plaintiff of between $5,000 and $6,000 and reduce the contract price contained in the second quotation [7]. On 28 October 2020, Wright emailed Daou requested confirmation of the revised second quotation with Daou responding via email with the word ‘[a]pproved’ [8].
On 31 October 2021, AES issued an invoice for $16,874.55 (inclusive of GST) regarding work performed between 28 October 2020 and 31 October 2020, payable by 14 November 2020 but paid on 7 December 2020 [10].
Wright and Daou had a site meeting at the property on or around 5 February 2021 where they discussed the need for further variations to AES’ scope of work [11]. AES issued J Build with a further revised quotation on 14 May 2021, documenting additional proposed revisions to the scope of work and increasing the contract price to $109,047.31 (inclusive of GST) (‘the third quotation’). A signed acceptance of the third quotation was returned to AES via email later that day [12]. AES rendered an invoice in the sum of $81,504.61 (inclusive of GST) (‘the second invoice’) to J Build by email on 14 On 31 May 2021. AES required payment by 30 June 2021. J Build didn’t pay by this date and in or around July 2021, AES stopped work [13]. J Build paid AES $41,504.61 on 22 July 2021 and $5,000 on 20 September 2021 [15], leaving $35,000 owing in respect of the second invoice.
On 4 October 2021, AES served a notice under s 18(2) of the Building and Construction Industry Security of Payment Act 2002 (Vic) (‘the SOP Act’) on J Build, J Build responded the next day by sending AES a payment schedule informing AES that it proposed paying nil in respect of the second invoice on the basis that works had not been completed. No adjudication application was ultimately pursued by AES [16].
On 14 October 2021 AES instructed its solicitors to issue and serve the statutory demand claiming the $35,000 as ‘monies due and owing pursuant to [AES’] tax invoice no 6394 dated 31 May 2021,’ which refers to the second invoice. The statutory demand did not annex a copy of the second invoice [17].
J Build commenced this application on 3 November 2021 [18].
The defendant contended that:
- the second invoice referred to in the statutory demand constitutes a ‘payment claim’ within the meaning of s 14 of the SOP Act which was not effectively challenged by way of a ‘payment schedule’ served within time and is therefore due and payable by force of statute and beyond challenge.
- J Build was precluded from contending the existence of any genuine dispute about the subject of the statutory demand in this proceeding.
DECISION
The court, at [21],defined the issues for determination as:
(a) is there a genuine dispute under s 459H(1)(a) of the Act that the defendant’s invoice the subject of the demand (ie the second invoice) is a ‘payment claim’ which satisfies the requirements of s 14 of the SOP Act? In particular, is there a genuine dispute whether: Read the rest of this entry »