Pacific States Sav., Loan & Building Co. v. Dubois
Citation | 83 P. 513,11 Idaho 319 |
Parties | PACIFIC STATES SAVINGS, LOAN AND BUILDING COMPANY v. DUBOIS |
Decision Date | 14 August 1905 |
Court | Idaho Supreme Court |
MECHANICS' LIENS-MORTGAGE-PRIORITIES-JUDGMENT.
1. In adjusting the rights of lienholders, under the provisions of section 5 and other sections of an act to secure liens for mechanics and others, approved February 7, 1899 (Sess. Laws 1899, p. 148), where the erection or construction of building was not let to anyone, but the owner employed men to furnish rock and do the rockwork, and employed others to furnish the brick, and others to lay them, others to furnish other materials, others to furnish and do the plumbing, and others to do the carpenter work, etc., the court, in the judgment must declare the rank or class of liens in accordance with the provisions of section 11 (page 149) of said act, and where a mortgage lien attached prior to the time that either or any of such lien claimants commenced work or commenced to furnish material, the lien of such mortgage is prior to the liens of the last-mentioned laborers or materialmen.
SAME.
2. The provisions of section 11 of said act (Laws 1899, p. 149) apply to cases in which there are no intervening mortgage liens, Where mortgage liens are involved in the foreclosure of mechanics' and materialmen's liens, the time or the date when the building was commenced, or the laborer began work, or the materialmen com- menced to furnish material, must be taken into consideration in determining the priority of such liens over the mortgage liens.
(Syllabus by the court-Ailshie, J., dissenting.)
APPEAL from the District Court in and for Ada County. Honorable George H. Stewart, Judge.
Action by A. J. Turley and others against J. K. Dubois. From the judgment the Pacific States Savings, Loan and Building Company appeals. Reversed.
Reversed and remanded, with instructions. Costs of this appeal awarded to the appellant.
Alfred A. Fraser, for Appellant.
This question involves a construction of the statutes of Idaho relating to mechanics' liens, and the particular sections involved are found in the laws of the Fifth Session of 1899 of Idaho. In the case of Root v. Bryant, 57 Cal. 48 the court in the syllabi say: "Intermediate to the execution and recording of a mortgage, work was commenced upon the mortgaged premises, and a mechanic's lien claimed therefor; held, that the lien of the mortgage was superior to the mechanic's lien, unless the plaintiff, at the time he commenced the work, had no notice of the existence of the mortgage." (McClain v. Hutton, 131 Cal. 144, 61 P. 273, 63 P. 182.) In the case of Home Sav. etc. Assn. v. Burton, 20 Wash 688, 56 P. 940, the supreme court of the state of Washington, in a case almost identical with the case at bar, and construing the statute of Washington, which is the same as the statute of Idaho say, in the opinion of the court:
Quarles & Pritchard, Wyman & Wyman, Johnson & Johnson, Davidson & Stoutemeyer, Gustave Kroeger, J. T. Morgan, R. L. Blewett, Henry Z. Johnson, Neal & Kinyon, Charles F. Keelsch, Silas W. Moody, Hawley Puckett & Hawley and Hugh E. McElroy, for Respondents.
Our contention is that the construction of this section of our lien law must be, that the lien of laborers and materialmen, in all cases, attach at the commencement of the building or structure, if the work of construction has been continuous, and it makes no difference when the work is done or materials furnished, nor whether the structure is erected under an original contractor or by the owner of the premises. "The facts disclosed by the record bring this case fully within the rule laid down by this court in the case of Cahoon v. Levy, 6 Cal. 295, 65 Am. Dec. 515, and on the authority of that decision the judgment is affirmed." (Brennan v. Marsh, 10 Cal. 435.) We must construe our statute without the aid of the California decisions. In Gardner v. Leck, 52 Minn. 522, 54 N.W. 748, it is said: The construction contended for by respondents is in harmony with the general policy of the laws of Idaho for the protection of laborers. (See sections 3350 and 3361, New Code of Civil Procedure giving liens to woodmen and farm laborers.) A mechanic's lien is superior to the lien of a mortgage as to the increased value of the property, due to the improvements made by the lienor subsequent to the mortgagee. (Christian-Craft Grocery Co. v. Kling, 121 Ala. 292, 25 So. 629.)
In the case of Davis v. Bilsland, 18 Wall. 659, 21 L.Ed. 969, it is said (Montana statute) : We also refer to the following authorities, decided under statutes similar to Idaho: Kansas Mtg. Co. v. Weyerhauser, 48 Kan. 335, 29 P. 153; Hextun Steam Heater Co. v. Gordon, 2 N. Dak. 246, 33 Am. St. Rep. 776, 50 N.W. 708; Vilas v. McDonough Mfg. Co., 91 Wis. 907, 51 Am. St. Rep. 925, 65 N.W. 488, 30 L. R. A. 778.
The facts are fully stated in the opinion.
This action was commenced by A. J. Turley and others to foreclose certain mechanics' and laborers' liens against the property of the respondent Dubois. The appellant corporation among a number of others, was made a party defendant. During the progress of the case the court made an order changing the parties in said action, so that thereafter all further proceedings in said action were entitled "Pacific States Savings, Loan & Building Company, Appellant, v. Jesse K. Dubois," and certain other parties, as defendants. The appellant company was the owner and holder of two mortgages upon the property involved in this case--one for the sum of $ 20,000, which was filed for record in the proper recorder's office on the twenty-third day of January, 1904; and the other for $ 10,000, which was filed for record in the proper recorder's office on the eighteenth day of June, 1904, which mortgages were executed by said Dubois and his wife to the said appellant corporation to secure the payment of said sums. The court, after hearing the evidence, held as a matter of law that the liens of all laborers, materialmen or contractors relate back to the time of the commencement of the building, irrespective of the question as to whether the work was done, the material furnished, or the contract entered into prior or subsequent to the time that the mortgages of the appellant corporation were filed for record. From the judgment of the court declaring that said liens were prior to the mortgage liens of the appellant, this appeal was taken.
In this case the contract to erect said building was not let to anyone, but the owner employed men to furnish and do the rockwork, employed others to furnish the brick, others to furnish other material, others to furnish and do the plumbing, etc., and others to do the carpenter work, etc. Several errors are assigned, some of which go to the sufficiency of certain of the liens filed, but the main question is whether or not the claim of liens of persons performing labor upon or furnishing materials for the construction of the building on the premises referred to in the complaint relates in each case back to the time of the commencement of said building, or whether the lien attaches in favor of such parties from the date on which the labor was commenced to be performed, or the material was commenced to be furnished. It is conceded that if all of said liens relate back to the time of...
To continue reading
Request your trial-
Bouten Constr. Co. v. HF Magnuson Co.
...45-512 when setting the priorities of mortgage liens in relation to the priority of mechanics liens. See Pacific States Sav. Loan and Bldg. Co. v. Dubois, 11 Idaho 319, 83 P. 513 (1905). In its order on motion for reconsideration of the first supplemental judgment on remand, the district co......
-
White v. Constitution Mining & Milling Co.
... ... ( ... Continental & C. T. & S. Bank v. Pacific Coast Pipe ... Co., 222 F. 781, 138 C. C. A ... 1179; I. C. A., sec. 44-506; Pacific States etc. Co. v ... Dubois, 11 Idaho 319, 83 P ... instance of the owner of the building or other improvement or ... his agent ... " ... ...
-
Sims v. ACI Nw., Inc.
...took their liens subject to such contingencies, and subject to those provisions of said law.Pac. States Sav., Loan & Bldg. Co. v. Dubois, 11 Idaho 319, 330, 83 P. 513, 516 (1905). Therefore, considering that ParkWest II is consistent with the long-standing rule, any alleged harshness or inj......
-
Keith A. Sims, Dba Kasco of Idaho, LLC v. Aci Nw., Inc.
...they took their liens subject to such contingencies, and subject to those provisions of said law.Pac. States Sav., Loan & Bldg. Co. v. Dubois, 11 Idaho 319, 330, 83 P. 513, 516 (1905). Therefore, considering that ParkWest II is consistent with the long-standing rule, any alleged harshness o......