Farmington Bldg. Supply Co. v. L. D. Pyatt Const. Co., 42861

• Court: Court of Appeal of Missouri (US)
• Citation: 627 S.W.2d 648
• Docket Number: No. 42861,42861
• Parties: FARMINGTON BUILDING SUPPLY COMPANY, Plaintiff-Respondent, v. L. D. PYATT CONSTRUCTION COMPANY, Dwayne Dickerson and Erma Dickerson, his wife, Robert B. Manley, Trustee, St. Francois County Savings and Loan Association, Defendants-Appellants.
• Decision Date: 08 December 1981

Page 648

627 S.W.2d 648 FARMINGTON BUILDING SUPPLY COMPANY, Plaintiff-Respondent,
v.
L. D. PYATT CONSTRUCTION COMPANY, Dwayne Dickerson and Erma
Dickerson, his wife, Robert B. Manley, Trustee,
St. Francois County Savings and Loan
Association, Defendants-Appellants. No. 42861. Missouri Court of Appeals, Eastern District, Division Four. Dec. 8, 1981.
Motion for Rehearing and/or Transfer Denied Jan. 15, 1982.

Page 650

David L. Mayhugh, Flat River, Charles W. Medley, Farmington, for defendants-appellants.

Roberts, Roberts & Rohrer, Terry R. Rottler, Ste. Genevieve, for plaintiff-respondent.

SMITH, Presiding Judge.

Defendants Dickerson appeal from the action of the trial court adjudging their residential property subject to a materialmen's lien in favor of plaintiff which supplied materials to the general contractor on credit for the construction of defendants' home. ¹

Defendants first contend that plaintiff failed to file a "just and true account" of the amount due as required by Sec. 429.080, RSMo 1978. This argument is based upon the fact that the account attached to the statement did not specifically identify items which were returned to plaintiff for credit. It is accepted that the lien law is remedial in nature and should be liberally construed. Roy F. Stamm Electric Co. v. Hamilton-Brown Shoe Co., 350 Mo. 1178, 171 S.W.2d 580 (banc 1943) (9). Such liberal construction does not relieve a lien claimant from the necessity of reasonably and substantially complying with the statutory requirements. Putnam v. Heathman, 367 S.W.2d 823 (Mo.App.1963) (3-5). Substantial compliance with the requirement to file a "just and true account" is a condition precedent to the right to establish a lien against the property. Putnam v. Heathman, supra, (6). However, a lien statement may be regarded as "just and true" even if it includes non-lienable items if the inclusion is the result of honest inadvertence or oversight without intent to defraud and if the lienable and non-lienable items can be separated. Sears, Roebuck & Co. v. Seven Palms Motor Inn, 530 S.W.2d 695 (Mo. banc 1975) (6).

Here certain returned (and therefore non-lienable) items were listed in the account, but the total of the account reflects that, in fact, credit was given for the returned items. The account total does, therefore, accurately reflect the lienable charges. The trial court found that plaintiff had filed a "just and true" account of the indebtedness. Our review is that prescribed by Murphy v. Carron, 536 S.W.2d 30 (Mo. banc 1976) (1-3). The trial court's finding could be based either upon a finding that failure to specifically delineate non-lienable items for credit was an unintentional inadvertence or upon a finding that the non-lienable items were not actually included in the account because not included in the total. ² Either finding is supported by the evidence and we find no error. See, Sec. 429.210, RSMo 1978, A. E. Birk & Son Plumbing & Heating Inc. v. Malan Construction Co., 548 S.W.2d 611 (Mo.App.1977).

We arrive at the same conclusion in reference to one group of items included in the lien statement but found by the trial court not to have been incorporated into the house. The total of those items was less than $100 of the almost $11,000 claim. Additionally, the evidence did not unequivocally

Page 651

establish that the items, which were delivered to the contractor and designated for defendants' house, were not actually incorporated into defendants' house. Their inclusion reflects at most an error or inadvertence of a minor nature made in good faith and insufficient to void plaintiff's lien. Hydraulic-Press Brick Co. v. Green, 177 Mo.App. 308, 164 S.W. 250 (1914) (6); Ulrich v. Osborn, 106 Mo.App. 492, 81 S.W. 228 (1904).

Defendants further contend that the evidence was insufficient to establish that the materials set forth in the lien statement were actually used or incorporated in the construction of defendants' house. The thrust of the lien statute is to allow a lien for those materials which enter into the construction of the building and thereby become a part of its value. The lien claimant has the burden of establishing that the materials sold actually entered into the construction of the building. Tallman Co. v. Villmer, 133 S.W.2d 1085 (Mo.App.1939) (2). However, it is not...