Judge Mark E. Windham, Case Number: 23STCP01031, Date: 2023-08-03 Tentative Ruling

Judge: Mark E. Windham, Case: 23STCP01031, Date: 2023-08-03 Tentative Ruling

Case Number: 23STCP01031 Hearing Date: September 27, 2023 Dept: 26

Felix, LLC v. Global Plumbing & Fire Supply, et al.

PETITION TO RELEASE MECHANIC’S LIEN

(Civil Code § 8480)

TENTATIVE RULING:

Petitioner Felix, LLC’s Petition to Release Property from Mechanic’s Lien is CONTINUED TO NOVEMBER 29, 2023 AT 8:30 AM IN DEPARTMENT 26 IN THE SPRING STREET COURTHOUSE. BY NOVEMBER 8, 2023, PETITIONER IS TO FILE PROOF OF SERVICE OF THE INSTANT ORDER AND NOTICE OF CONTINUED HEARING DATE.

ANALYSIS:

Petitioner Felix, LLC (“Petitioner”), filed a Petition for Release of Mechanic’s Lien against Respondent Global Plumbing & Fire Supply (“Respondent”) on March 30, 2023. The Petition came for hearing on August 3, 2023, at which time the Court ordered Petitioner to file and serve an Amended Petition that included a legal description of the property that is subject to the lien. (Minute Order, 08/03/23.) Petitioner filed an Amended Petition on August 21, 2023. No response to the Petitions has been filed to date.

Discussion

Petitioner moves to have the mechanic’s lien recorded against their property by Respondent released. The Petition is brought pursuant to Civil Code section 8480, which provides that the owner of property may petition the court for an order to release the property from the claim of lien if the claimant has not commenced an action to enforce the lien within the time provided in section 8460. (Civil Code, § 8480, subd. (a).)

Section 8460 provides that “[t]he claimant shall commence an action to enforce a lien within 90 days after recordation of the claim of lien.” (Civil Code, § 8460, subd. (a).) Section 8460 further provides that “[i]f the claimant does not commence an action to enforce the lien within that time, the claim of lien expires and is unenforceable.” (Civil Code, § 8460, subd. (a).) Section 8460 also provides that the 90-day time limit to commence an action to enforce a lien does not apply if there was an agreement to extend credit and a notice of that fact was recorded within 90 days after recordation of the claim of lien or more than 90 days after recordation of the claim of lien but before a purchaser or encumbrancer for value and in good faith acquires rights in the property. (Civil Code, § 8460, subd. (b).)

A property owner may not petition for a release order until he or she gives the claimant notice demanding that the claimant execute and record a release of lien claim at least ten days before filing the petition. (Civil Code, § 8482.) Civil Code section 8484 requires that the petition for release order be verified by the petitioner and allege the following:

(a) The date of recordation of the claim of lien. A certified copy of the claim of lien shall be attached to the petition.

(b) The county in which the claim of lien is recorded.

(d) The legal description of the property subject to the claim of lien.

(e) Whether an extension of credit has been granted under Section 8460, if so to what date, and that the time for commencement of an action to enforce the lien has expired.

(f) That the owner has given the claimant notice under Section 8482 demanding that the claimant execute and record a release of the lien and that the claimant is unable or unwilling to do so or cannot with reasonable diligence be found.

(g) Whether an action to enforce the lien is pending.

(h) Whether the owner of the property or interest in the property has filed for relief in bankruptcy or there is another restraint that prevents the claimant from commencing an action to enforce the lien.

(Civil Code, § 8484.)

Civil Code section 8486, subdivision (b) requires service to “be made in the same manner as service of summons, or by certified or registered mail, postage prepaid, return receipt requested . . . .” (Civ. Code, § 8486, subd. (b).) Petitioner filed proof of service of the Amended Petition by substitute service. (Proof of Personal Service, filed 08/30/23.) This conforms to the statutory requirements for service of the Petition. However, the proof of service does not indicate that Petitioner provided Respondent with notice of the August 3, 2023 order and continued hearing date, as also ordered. (See Minute Order, 08/03/23.)

Regarding the merits, Petitioner has satisfied the requirements of Civil Code section 8484. (Pet., ¶¶1-8 and Exhs. A-B.) There is no indication that an action to enforce the lien has been commenced and the 90-day time period to commence an action has expired. (Ibid.) Petitioner also requests attorney’s fees and costs. Pursuant to a lodestar calculation, attorney’s fees of $2,028.00 based on six hours of work at an hourly rate of $338.00 are appropriate. (Pet., ¶7.) Petitioner may also be awarded costs of $610.00. (Ibid.)

Conclusion

Moving party to give notice.