J. W. Woolard Mechanical & Plumbing, Inc. v. Jones Development Corp.

367 S.E.2d 501, 235 Va. 333, 4 Va. Law Rep. 2513, 1988 Va. LEXIS 48
CourtSupreme Court of Virginia
DecidedApril 22, 1988
DocketRecord 850643
StatusPublished
Cited by9 cases

This text of 367 S.E.2d 501 (J. W. Woolard Mechanical & Plumbing, Inc. v. Jones Development Corp.) is published on Counsel Stack Legal Research, covering Supreme Court of Virginia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
J. W. Woolard Mechanical & Plumbing, Inc. v. Jones Development Corp., 367 S.E.2d 501, 235 Va. 333, 4 Va. Law Rep. 2513, 1988 Va. LEXIS 48 (Va. 1988).

Opinions

RUSSELL, J.,

delivered the opinion of the Court.

In this appeal, an owner defended against a contractor’s mechanic’s lien suit on the ground that the contractor had failed to obtain a license from the State Board for Contractors as required by Code § 54-128. We here consider and apply Code § 54-142(D), which permits an unlicensed contractor, who has given substantial performance “without actual knowledge” of the statutory provisions, to recover for his work.

Pursuant to the statutory scheme, the State Board, for Contractors (the Board) issued a Class B contractor’s license to J.W. [335]*335Woolard (Woolard) in 1983. That license remained in good standing throughout 1984. In early September 1984, Woolard became associated with Jalil Rahman, a civil engineer who held a Class A license from the Board in his own name. Woolard and Rahman formed a corporation, J.W. Woolard Mechanical & Plumbing, Inc. (Woolard, Inc.), to continue Woolard’s contracting business. They were the only stockholders in Woolard, Inc., and Woolard served as president.

Because Woolard thought his personal license was sufficient, he made no effort to obtain a new license for the corporation until the Board, having received a complaint that Woolard, Inc., was unlicensed, informed Woolard that it would be necessary for him to “change over” his personal license to the corporate name. Woo-lard complied with this directive promptly, making application to the Board in the corporation’s name on January 15, 1985. Three days later, the Board “changed over” Woolard’s personal license to the name of Woolard, Inc. The corporate license retained the same number as that originally assigned to Woolard. The Board did not open a new file, but kept the corporate papers in the file formerly maintained for Woolard.

On September 7, 1984, soon after it was incorporated, but before the “change over,” Woolard, Inc., entered into a contract with Jones Development Corporation (Jones) for the installation of a sewer line. Mr. Woolard personally supervised the work. In December 1984, contending that it had completed performance under the contract without receiving payment, Woolard, Inc., filed a memorandum of mechanic’s lien and a motion for judgment, seeking to recover $29,769.08 from Jones. Jones filed an answer in the action at law denying Woolard, Inc.’s, right to recover. Jones also filed a petition in chancery challenging the mechanic’s lien pursuant to Code § 43-17.1, on the ground that Woolard, Inc., was not licensed as required by Code § 54-128.

By agreement, the court consolidated the cases and took them under consideration on depositions and written arguments of counsel on the sole question of the effect of Woolard, Inc.’s, lack of a corporate license. In May 1985, the court ruled, in a letter opinion, that Woolard, Inc., had “actual knowledge” of Code § 54-142 at the time it entered into its contract with Jones, and, therefore, that it was barred from recovery “[e]ven if [it] gave ‘substantial performance within the terms of the contract in good faith.’ ” The court entered orders dismissing the action at law and [336]*336ordering the clerk to release the mechanic’s lien of record. We granted Woolard, Inc., an appeal.

In 1984, Code § 54-142, provided, in pertinent part:
A. Any person, firm, association, corporation or other entity that engages in any of the following acts shall be deemed guilty of a Class 1 misdemeanor:
1. Contracting for, or bidding upon the construction, removal, repair or improvements to or upon real property owned, controlled or leased by another person without a license issued pursuant to this chapter.
2. Attempting to practice contracting in this State, except as provided for in this chapter.
C. Any person who undertakes any work without a valid license when such a license is required by this chapter may, in addition to the authorized penalties for the commission of a Class 1 misdemeanor, be fined an amount not to exceed $200 per day for each day that such person is in violation.
D. No person shall be entitled to assert this section as a defense to any action at law or suit in equity if the party who seeks to recover from such person gives substantial performance within the terms of the contract in good faith and without actual knowledge of this section.

A corporation’s “knowledge” can only be that of those individuals whose personal knowledge may be legally imputed to it. Because Mr. Woolard had obtained a personal license the preceding year, he could be charged with knowledge that Virginia required the licensure of contractors, and the court could properly impute that knowledge to the corporation. Jones argues on appeal that such knowledge is sufficient to bar Woolard, Inc., from recovery. Mr. Woolard, on the other hand, testified that although he knew [337]*337the statutes required licensure, he was unaware that the corporation needed anything more than his personal license.

Q. At the time that this contract was entered into, did you have any knowledge that you were possibly violating the law of the Commonwealth of Virginia with respect to licensing?
A. No, I did not. I assumed that the license I had was sufficient. I didn’t know it would have to be changed.

The dispositive question is the interpretation to be given the phrase “without actual knowledge of this section” contained in the 1984 version of Code § 54-142(D). Jones argues that it simply means lack of notice that such a law exists. Woolard, Inc., argues that it means a lack of understanding of the legal effects and practical application of the statutory scheme.

The statutory scheme requiring the licensing of contractors was first adopted in 1938, Acts 1938, c. 431. It has proved to be a fruitful source of litigation; an examination of its history is instructive. We first considered it in Bowen Elec. Co. v. Foley, 194 Va. 92, 72 S.E.2d 388 (1952), where we determined that it was a valid exercise of the police power, “designed to protect the public from inexperienced, unscrupulous, irresponsible, or incompetent contractors,” and upheld its constitutionality. Id. at 96, 72 S.E.2d at 391. Although we recognized the apparent hardship sometimes resulting from application of the rule, we determined that a contract made by an unlicensed contractor was illegal and void, barring the contractor’s right to recover. Id. at 100-02, 72 S.E.2d at 393-94.

In Surf Realty Corp. v. Standing, 195 Va. 431, 78 S.E.2d 901 (1953), and in Rohanna v. Vazzana, 196 Va. 549, 84 S.E.2d 440 (1954), we acknowledged the rule established in Bowen, but found it inapplicable to the particular facts of those cases. In Sutton Co. v. Wise Contracting Co., 197 Va. 705, 90 S.E.2d 805 (1956), however, we found it necessary to apply the Bowen bar to an innocent assignee of an unlicensed contractor. In Cohen v. Mayflower Corp., 196 Va.

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J. W. Woolard Mechanical & Plumbing, Inc. v. Jones Development Corp.
367 S.E.2d 501 (Supreme Court of Virginia, 1988)

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Bluebook (online)
367 S.E.2d 501, 235 Va. 333, 4 Va. Law Rep. 2513, 1988 Va. LEXIS 48, Counsel Stack Legal Research, https://law.counselstack.com/opinion/j-w-woolard-mechanical-plumbing-inc-v-jones-development-corp-va-1988.