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Co. v. Sherwood Ltd.}{\fs20\insrsid4868839 , Opinion\tab \tab Page \chpgn of 10 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid4868839 \par }{\lang1024\langfe1024\noproof\insrsid6357102 {\shp{\*\shpinst\shpleft0\shptop0\shpright0\shpbottom0\shpfhdr0\shpbxmargin\shpbxignore\shpbypara\shpbyignore\shpwr3\shpwrk0\shpfblwtxt0\shpz0\shplid2053 {\sp{\sn shapeType}{\sv 20}}{\sp{\sn fFlipH}{\sv 0}}{\sp{\sn fFlipV}{\sv 0}}{\sp{\sn lineColor}{\sv 2}}{\sp{\sn lineWidth}{\sv 9144}}{\sp{\sn fLine}{\sv 1}} {\sp{\sn posrelh}{\sv 0}}{\sp{\sn fLayoutInCell}{\sv 0}}{\sp{\sn fLayoutInCell}{\sv 0}}}{\shprslt{\*\do\dobxmargin\dobypara\dodhgt8192\dpline\dpptx0\dppty0\dpptx0\dppty0\dpx0\dpy0\dpxsize0\dpysize0\dplinew14\dplinecor2\dplinecog0\dplinecob0}}} {\shp{\*\shpinst\shpleft0\shptop7\shpright9360\shpbottom7\shpfhdr0\shpbxmargin\shpbxignore\shpbypara\shpbyignore\shpwr3\shpwrk0\shpfblwtxt0\shpz1\shplid2054{\sp{\sn shapeType}{\sv 20}}{\sp{\sn fFlipH}{\sv 0}}{\sp{\sn fFlipV}{\sv 0}} {\sp{\sn lineColor}{\sv 2}}{\sp{\sn lineWidth}{\sv 9144}}{\sp{\sn fLine}{\sv 1}}{\sp{\sn posrelh}{\sv 0}}{\sp{\sn fLayoutInCell}{\sv 0}}{\sp{\sn fLayoutInCell}{\sv 0}}}{\shprslt{\*\do\dobxmargin\dobypara\dodhgt8193\dpline\dpptx0\dppty0\dpptx9360\dppty0 \dpx0\dpy7\dpxsize9360\dpysize0\dplinew14\dplinecor2\dplinecog0\dplinecob0}}}}{\insrsid4868839 \par }}{\*\pnseclvl1\pnucrm\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl2\pnucltr\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl3\pndec\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl4\pnlcltr\pnstart1\pnindent720\pnhang {\pntxta )}} {\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid4868839\charrsid7627982 IN THE SUPREME COURT OF GUAM}{\b\insrsid7627982\charrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982\charrsid7627982 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 FLETCHER PACIFIC CONSTRUCTION CO., LTD. (GUAM)}{\insrsid4868839\charrsid7627982 \par Plaintiff-Appellee, \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid4868839\charrsid7627982 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 vs.}{\insrsid4868839\charrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid4868839\charrsid7627982 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 SHERWOOD LTD., dba SHERWOOD HOTEL \par and FIRST COMMERCIAL BANK, LTD.,}{\insrsid4868839\charrsid7627982 \par Defendant-Appellant.}{\insrsid7627982\charrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982\charrsid7627982 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid4868839\charrsid7627982 Supreme Court Case No.:}{\insrsid7627982\charrsid7627982 }{\insrsid6357102 CVA04-020}{\insrsid4868839\charrsid7627982 \par Superior Court Case No.:}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 CV1858-98}{\insrsid7627982\charrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982\charrsid7627982 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 OPINION}{\insrsid7627982\charrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982\charrsid7627982 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 Filed:}{\b\insrsid7627982\charrsid7627982 }{\b\insrsid4868839\charrsid7627982 November 7, 2005}{\insrsid7627982\charrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982\charrsid7627982 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 Cite as:}{\b\insrsid7627982\charrsid7627982 }{\b\insrsid4868839\charrsid7627982 2005 Guam 18}{\insrsid7627982\charrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982\charrsid7627982 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid4868839\charrsid7627982 Appeal from the Superior Court of Guam \par Argued and submitted on March 9, 2005 \par Hag\'e5t\'f1a, Guam}{\insrsid7627982\charrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid4868839\charrsid7627982 \par }\trowd \irow0\irowband0\lastrow \ts11\trqc\trgaph112\trleft-112\trftsWidth1\trpaddl112\trpaddr112\trpaddfl3\trpaddfr3 \clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4725\clshdrawnil \cellx4613\clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4635\clshdrawnil \cellx9248\pard \ql \li0\ri0\nowidctlpar\intbl\faauto\rin0\lin0\pararsid7627982 {\ul\insrsid4868839\charrsid7627982 Appearing for the Plaintiff-Appellee}{\insrsid4868839\charrsid7627982 : \par Francis M. McKeown, }{\i\insrsid4868839\charrsid7627982 Esq.}{\insrsid4868839\charrsid7627982 \par McKeown & Associates \par 2550 9th St., Ste. 202 \par Berkeley, CA 94710 \par \cell }{\ul\insrsid4868839\charrsid7627982 Appearing for the Defendant-Appellant}{\insrsid4868839\charrsid7627982 : \par Thomas C. Sterling, }{\i\insrsid4868839\charrsid7627982 Esq.}{\insrsid4868839\charrsid7627982 \par Klemm, Blair, Sterling & Johnson, P.C. \par Suite 1008 Pacific News Bldg. \par 238 Archbishop Flores St. \par Hag\'e5t\'f1a, GU 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\insrsid4868839\charrsid7627982 \trowd \irow0\irowband0\lastrow \ts11\trqc\trgaph112\trleft-112\trftsWidth1\trpaddl112\trpaddr112\trpaddfl3\trpaddfr3 \clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4725\clshdrawnil \cellx4613\clvertalt\clbrdrt\brdrnone \clbrdrl\brdrnone \clbrdrb\brdrnone \clbrdrr\brdrnone \cltxlrtb\clftsWidth3\clwWidth4635\clshdrawnil \cellx9248\row }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid4868839\charrsid7627982 \par BEFORE: FRANCES M. TYDINGCO-GATEWOOD, Presiding Justice}{\super\insrsid4868839\charrsid7627982 1{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7486769 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \super\insrsid4868839 1}{\insrsid4868839 }{\fs20\insrsid4868839 Associate Justice Tydingco-Gatewood, as senior member of the panel at the time of the Status and Disqualification Conference, was designated as the Presiding Justice. }}}{ \insrsid4868839\charrsid7627982 ; F. PHILIP CARBULLIDO, Chief Justice;}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 MIGUEL S. DEMAPAN, Justice }{\i\insrsid4868839\charrsid7627982 Pro Tempore}{\insrsid4868839\charrsid7627982 ; ALEXANDRO C. CASTRO, Justice }{\i\insrsid4868839\charrsid7627982 Pro Tempore}{\insrsid4868839\charrsid7627982 .}{\insrsid7627982\charrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 CARBULLIDO, C.J.:}{\insrsid4868839\charrsid7627982 \par }{\insrsid7627982\charrsid7627982 \par }{\b\insrsid4868839\charrsid7627982 [1]}{\insrsid4868839\charrsid7627982 \tab Plaintiff-Appellee Fletcher Pacific Construction Co., Ltd., (Guam), (\'93Fletcher\'94) bid for and won a contract to build the Sherwood Hotel (\'93Sherwood\'94 ) on Guam. Construction disputes concerning the defective installation of the Exterior Insulated Finishing System, among other things, plagued the contract.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Fletcher filed a mechanic \rquote s lien to protect its interests and the case went to arbitration, where Fletcher won an award that was subsequently confirmed by the Superior Court.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Under Guam law, defective work costs and nonconstruction costs may not be included in the amount of a mechanic's lien.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 As the trial court did not include the cost of installing and removing the faulty Exterior Insulated Finishing System, the judgment was correct. Consequently, we affirm.}{\insrsid7627982 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 I}{\insrsid4868839\charrsid7627982 .}{\insrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 [2]}{\insrsid4868839\charrsid7627982 \tab Fletcher filed suit in the Superior Court on July 31, 1998, seeking foreclosure on the mechanic\rquote s lien that arose in the course of the dispute between Fletcher and Defendant-Appellee Sherwood Ltd. (\'93Sherwood\'94) over the construction of the Sherwood Hotel.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 After this suit was filed, the case went to binding arbitration as provided in the contract.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 The arbitration was presented to a San Francisco Arbitration panel (hereinafter referred to a s \'93the Panel\'94).}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 The Panel made a detailed determination of what Sherwood owed Fletcher.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Appellant\rquote s Excerpts of Record (\'93ER\'94) pp. 12-40 (Arbitration Award).}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 In essence, the Panel ruled that Sherwood had to pay Fletcher for all of the construction work e xcept for a portion of the hotel construction known as the \'93Exterior Insulated Finishing System,\'94 referred to throughout the litigation as the \'93EIFS.\'94}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Therefore, Sherwood had to pay Fletcher for all the construction work except for the cost of the EIFS.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 The specific findings of the Panel are found in the Arbitration Award.}{ \insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Appellant\rquote s ER, pp. 12-40 (Arbitration Award).}{\insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [3]}{\insrsid4868839\charrsid7627982 \tab The gross amount of the Panel\rquote s initial award due from Sherwood to Fletcher under the construction contract was $1,731,009.00, but th e Panel simultaneously awarded $560,725.00 to Sherwood for the defective EIFS and a separate item to replace the sliding glass sill screws.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Therefore, the net amount of the initial award to Fletcher was $1,170,284.00, plus attorney fees and arbitration expenses which were to be decided in another arbitration.}{\super\insrsid4868839\charrsid7627982 2{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7486769 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4868839 2}{\fs20\insrsid4868839 Added to the initial Fletcher award was a 4.17% Guam gross receipts tax which amounted to $48,801.00.}}}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 That second arbitration took place, and Fletcher was awarded a second award for fees and costs in the additional amount of $1,365,334.06.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 This second award is known as the \'93 second arbitration award.\'94}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Fletcher has never contended that this second arbitration award is secured by the mechanic\rquote s lien.}{\super\insrsid4868839\charrsid7627982 3{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7486769 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4868839 3}{\insrsid4868839 }{\fs20\insrsid4868839 Footnote 4 in the Appellant\rquote s Opening Brief indicates that there are allegations in the complaint where Fletcher may contend that this second award is secured by the mechanic\rquote s lien. However, Fletcher does not so contend in this appeal.}}}{\insrsid4868839\charrsid7627982 }{ \insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [4]}{\insrsid4868839\charrsid7627982 \tab With the Panel\rquote s awards accruing interest at 12% per annum, Sherwood petitioned the Superior Court to confirm the awards.}{\insrsid7627982\charrsid7627982 }{ \insrsid4868839\charrsid7627982 The court confirmed the awards on December 20, 2000, }{\i\insrsid4868839\charrsid7627982 nunc pro tunc}{\insrsid4868839\charrsid7627982 to February 7, 2000 (\'93the Superior Court Order\'94).}{ \insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 The total award amount confirmed was $2,644,762.49.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Appellant\rquote s ER, p. 44 (Decision & Order).}{ \insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 This award did not address the mechanic\rquote s lien.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 It merely confirmed the monetary amounts awarded by the Panel.}{ \insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [5]}{\insrsid4868839\charrsid7627982 \tab The parties agree on appeal that Fletcher had a valid mechanic\rquote s lien on the Sherwood Hotel property.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 After the arbitration, the issue arose whether Fletcher\rquote s mechanic\rquote s lien should include the amount for the faulty workmanship on the EIFS.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Since Fletcher has never claimed that the second arbitration award is lienable, the issue is how much of the initial $1,170,284.00 arbitration net award is subject to the mechanic\rquote s lien. }{\insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [6]}{\insrsid4868839\charrsid7627982 \tab The parties agreed that this issue would be resolved by way of cross-motions for summary judgment.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 In their motions, both parties agreed to a partial list of lienable items, which in the Superior Court Order totaled $995,250.31.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Appellant\rquote s ER, pp. 44-45 (Decision & Order).}{ \insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [7]}{\insrsid4868839\charrsid7627982 \tab The Superior Court ruled that the confirmation of the arbitrator\rquote s award already took out Sherwood\rquote s $560,725.00 and therefore Sherwood was not entitled to another offset of $560,725.00.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 This resulted in a \'93Judgment Foreclosing Mechanic\rquote s Lien\'94 in the amount of $1,006,835.42 plus 6% interest, totaling $1,227,127.23.}{\super\insrsid4868839\charrsid7627982 4{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7486769 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4868839 4}{\insrsid4868839 }{\fs20\insrsid4868839 Although the parties agree to the partial list of lienable items that added together total $995,250.31 (Appellant\rquote s ER, pp. 44-45), when the court reduced the figure to judgment in the Judgment Foreclosing Mechanic\rquote s Lien, it appeared as $1,006,835.42 (Appellant\rquote s ER, pp. 49-50). There is a difference between these two figures of $11,585.10. There is no e xplanation for this, but the parties do not object and it does not impact the issue before this court, namely, whether the cost of the defective EIFS should be included in the mechanic\rquote s lien.}}}{\insrsid7627982\charrsid7627982 }{ \insrsid4868839\charrsid7627982 Appellant\rquote s ER, pp. 49-50 (Judgment Foreclosing Mechanic\rquote s Lien).}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Sherwood then filed this appeal.}{\insrsid7627982 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 II.}{\insrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 [8]}{\insrsid4868839\charrsid7627982 \tab We have jurisdiction over this appeal from a final judgment pursuant to 48 U.S.C. \'a7 1424-1(a)(2) (Westlaw through Pub. L. 109-20 (2005)), and Title 7 GCA \'a7 3107(b) and \'a7 3108(b) (Westlaw through Guam Pub. L. 28-037 (2005)).}{\insrsid7627982 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 III.}{\b\insrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982\charrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 [9]}{\insrsid4868839\charrsid7627982 \tab A trial court\rquote s decision granting a motion for summary judgment is reviewed }{ \i\insrsid4868839\charrsid7627982 de novo}{\insrsid4868839\charrsid7627982 .}{\insrsid7627982\charrsid7627982 }{\i\insrsid4868839\charrsid7627982 Bank of Guam v. Flores}{\insrsid4868839\charrsid7627982 , 2004 Guam 25, \'b6 7. }{\insrsid7627982 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 IV.}{\insrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 [10]}{\insrsid4868839\charrsid7627982 \tab The sole issue on appeal is whether the $560,725.00 t hat the Panel said represents the EIFS system is included in the mechanic\rquote s lien.}{\super\insrsid4868839\charrsid7627982 5{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7486769 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4868839 5}{\insrsid4868839 }{\fs20\insrsid4868839 The trial court was also asked to grant 54(b) certification because there is a co-defendant, First Commercial Bank, Ltd. The claim between Fletcher and the Bank arises out of the Bank\rquote s mortgage; as second mortgagor on the hotel property, the Bank must wait until Fletcher forecloses on their mechanic\rquote s lien to be paid. Therefore, the Bank is not a part of this appeal, and simply awaits a determination of this issue. Ther efore, the granting of the 54(b) certification is not on appeal. First Commercial Bank, Ltd. has not appeared in this appeal. }}}{\insrsid7627982 \par \par }\pard \qj \li0\ri0\keep\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 [11]}{\insrsid4868839\charrsid7627982 \tab Sherwood argues to this court that when it presented its motion for summary judgment as to the amount of the mechanic\rquote s lien to the Superior Court, it began with the gross amount of $1,731,009.00.}{\insrsid7627982\charrsid7627982 }{ \insrsid4868839\charrsid7627982 Sherwood then deducted two figures:}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 first, the items that may not be included in a mechanic\rquote s lien to begin with, which included \'93 fees, costs, unused materials, delay damages, and the like.\'94}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Appellant\rquote s Opening Brief, p. 10 (Oct. 25, 2004).}{\insrsid7627982\charrsid7627982 }{ \insrsid4868839\charrsid7627982 Sherwood worked from figures presented in the Revised Lien Amount Calculation. Appellant\rquote s ER, p. 42 (}{\i\insrsid4868839\charrsid7627982 see }{\insrsid4868839\charrsid7627982 Appendix A to this Opinion), and from the items awarded by the Panel.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Second, Sherwood deducted the faulty work for the EIFS.}{\insrsid7627982\charrsid7627982 }{ \insrsid4868839\charrsid7627982 With the addition of the pro-rated interest, Sherwood calculated that the total amount of the lien was $470,409.88.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Appellant\rquote s Opening Brief, p. 11 (Oct. 25, 2004); }{\i\insrsid4868839\charrsid7627982 see also }{\insrsid4868839\charrsid7627982 Appellant\rquote s ER, p. 42 (Judgment Confirming Arbitration Award, Appendix 1 \'93Revised Lien Amount Calculation\'94).}{ \insrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982 \par }{\b\insrsid4868839\charrsid7627982 [12]}{\insrsid4868839\charrsid7627982 \tab Fletcher, on the other hand, argued that its mechanic\rquote s lien should be adjudicated at $1,219,085.00 (actually, $1,006,835.42 plus interest), representing the \'93 work which the arbitrators awarded Fletcher, a net amount . . . all properly carried out and non-defective.\'94}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Appellant\rquote s ER, p. 46 (Decision & Order). }{\insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [13]}{\insrsid4868839\charrsid7627982 \tab Sherwood insists that this amount ($993,013.66, found in the Revised Lien Amount Calculation, Appellant\rquote s ER, p. 42 (Appendix A)) must be reduced by $560,725.00 to be fair to the other creditors.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Sherwood states that the trial court made a simple error \endash it failed to recognize that $1,731,009.00 is the }{\i\insrsid4868839\charrsid7627982 gross}{\insrsid4868839\charrsid7627982 amount of the award, not the }{\i\insrsid4868839\charrsid7627982 net}{\insrsid4868839\charrsid7627982 amount of the award.}{ \insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Appellant\rquote s Opening Brief, p. 6 n.3 (Oct. 25, 2004).}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Fletcher argues that reducing the mechanic\rquote s lien by $560,725.00 is not compelled.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 The lien amount is correct because the law allows a contractor a mechanic\rquote s lien for all amounts spent for non-defective wor k and the arbitrators had already reduced the award by the value of the defective work.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Appellee\rquote s Brief, p. 6 (Nov. 24, 2004).}{\insrsid7627982 \par \par }\pard \qj \li0\ri0\keep\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 [14]}{\insrsid4868839\charrsid7627982 \tab The starting point of our analysis is with the Guam statute on mechanic\rquote s liens, which provides that a contractor may place a lien on real estate \'93for the value of such labor done or materials furnished.\'94}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Title 7 GCA \'a7 33201 (Westlaw through Guam Pub. L. 28-037 (2005)).}{\super\insrsid4868839\charrsid7627982 6{\footnote \pard\plain \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4868839 6}{ \insrsid4868839 }{\fs20\insrsid4868839 Guam\rquote s statute allowing for mechanic\rquote s liens states, in its entirety: \par \par }\pard \qj \li0\ri0\nowidctlpar\tx-1080\tx-720\tx0\tx720\tx1080\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \faauto\rin0\lin0\itap0 {\fs20\insrsid4868839 \tab }{\b\fs20\insrsid4868839 Title 7 GCA \'a7 33201. Mechanics, to have Lien for Value of Labor.}{\fs20\insrsid4868839 \par }\pard \qj \li1080\ri360\nowidctlpar\tx-1080\tx-720\tx0\tx720\tx1080\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \faauto\rin360\lin1080\itap0 {\fs20\insrsid4868839 \par }\pard \qj \li720\ri720\sa240\nowidctlpar\tx-1080\tx-720\tx0\tx720\tx1080\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\tx10080\tx10800\tx11520\tx12240\tx12960\tx13680\tx14400\tx15120\tx15840\tx16560\tx17280\tx18000\tx18720 \faauto\rin720\lin720\itap0 {\fs20\insrsid4868839 Mechanics, materialmen, contractors, subcontractors, artisans, architects, registered engineers, licensed land surveyors, machinists, builders, teamsters and draymen, and all persons and laborers of every class performing labor upon or bestowing skill or other necessary services on, or furnishing materials to be used or consumed in, or furnishing app l iances, teams, or power contributing to, the construction, alteration, addition to, or repair, either in whole or in part, of any building, structure, or other work of improvement shall have a lien upon the property upon which they have bestowed labor or f urnished materials or appliances for the value of such labor done or material furnished, and for the value of the use of such appliances, teams, or power, whether done or furnished at the instance of the owner or of any person acting by his authority or u nder him, as contractor or otherwise.}}}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Sherwood argues that the amount of the mechanic\rquote s lien should be labor or materials actually incorporated into the improvement.}{ \insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Fletcher argues that the lien amount should be all materials done, even if the workmanship is later found to be defective and there were costs in demolishing the defective workmanship.}{ \insrsid7627982\charrsid7627982 }{\insrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982 \par }{\b\insrsid4868839\charrsid7627982 [15]}{\insrsid4868839\charrsid7627982 \tab The Superior Court ruled that \'93the judgment entered by this Court already credited Sherwood the amount of its EIFS claim . . . Therefore, this Court fin ds that Sherwood is not entitled to an offset against the net arbitrator[\rquote ]s award and the judgment entered by this Court.\'94}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Appellant\rquote s ER, p. 47 (Decision & Order).}{ \insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 We agree.}{\insrsid7627982\charrsid7627982 }{\insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [16]}{\insrsid4868839\charrsid7627982 \tab The judgment entered confirming the arbitration award of $2,644,762.49 excluded $560,725.00, which was the setoff in favor of Sherwood against Fletcher\rquote s $1,731,009.00.} {\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 The figure of $2,644,762.49 may be explained by adding the following amounts which were presented to the Superior Court for confirmation:}{\insrsid7627982 \par \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid7627982 {\insrsid4868839\charrsid7627982 1.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 The net award of the Panel:}{\insrsid7627982\charrsid7627982 }{ \insrsid4868839\charrsid7627982 $1,170,284.00 [7{\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7486769 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4868839 7}{\insrsid4868839 }{ \fs20\insrsid4868839 Note this figure does not include the $560,725.00 (see Appellant\rquote s ER, p. 31, where the Panel found that Fletcher\rquote s gross award was $1,731,009.00, but after deducting the $560,725.00 for the defective EIFS, the new award was $1,170,284.00). \par }}]}{\insrsid7627982 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid7627982 {\insrsid7627982 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid7627982 {\insrsid4868839\charrsid7627982 2.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Gross receipts tax on the net award:}{\insrsid7627982\charrsid7627982 } {\insrsid4868839\charrsid7627982 $48,801.00}{\insrsid7627982 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid7627982 {\insrsid7627982 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid7627982 {\insrsid4868839\charrsid7627982 3.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Interest on the award since the time of entry:}{ \insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 $52,326.00}{\insrsid7627982 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid7627982 {\insrsid7627982 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid7627982 {\insrsid4868839\charrsid7627982 4.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 GRT on the interest:}{\insrsid7627982\charrsid7627982 }{ \insrsid4868839\charrsid7627982 $2,181.99}{\insrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid7627982 {\insrsid4868839\charrsid7627982 5.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 The second arbitration award (for attorney fees and costs):}{ \insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 $1,365,334.06}{\insrsid7627982 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid7627982 {\insrsid7627982 \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid7627982 {\insrsid4868839\charrsid7627982 6.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Interest on the award of fees and costs: $5,835.44}{\insrsid7627982 \par }\pard \qj \li0\ri720\nowidctlpar\faauto\rin720\lin0\itap0\pararsid7627982 {\insrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid4868839\charrsid7627982 Record on Appeal (\'93RA\'94), tab 67 (Def. Sherwood Ltd.\rquote s Opp\rquote n to Pl. Dick Pac. Constr. Co., Ltd. (Guam)\rquote s Cross Mot. for Sum m. J., Ex. B, p. 2).}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 These items total the amount that was entered by the Superior Court as the confirmed arbitration award of $2,644,762.49.}{\insrsid7627982\charrsid7627982 }{ \insrsid4868839\charrsid7627982 Thus, when the court confirmed the award, it did not include $560,725.00 in the award.}{\insrsid7627982\charrsid7627982 }{\insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [17]}{\insrsid4868839\charrsid7627982 \tab In ruling on the cross-motions for summary judgment, the Superior Court used figures that had already deducted the cost of the EIFS.}{\insrsid7627982\charrsid7627982 }{ \insrsid4868839\charrsid7627982 The Superior Court apparently concluded that Sherwood was not entitled to deduct another $560,725.00 from the award.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 This court agrees.}{ \insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 The figures shown above in paragraph 16 begin by taking out the $560,725.00 for the defective EIFS.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 There is no legal or logical basis on which Sherwood can reduce Fletcher\rquote s lien by subtracting $560,725.00 yet again because the $2,644,762.49 figure does not include the cost of the EIFS. }{\insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [18]}{\insrsid4868839\charrsid7627982 \tab Sherwood nonetheless argues that Fletcher is getting too big of a mechanic\rquote s lien ($995,250.24).}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Sherwood argues this analogy:}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 \'93[A] contractor owed a $100,000 retention under a construction contract which left behind $200,000 of defective work would be entitled to a mechanic \rquote s lien of $100,000 if the owner owed the contractor $200,000 on an unrelated transaction.\'94}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Appellant\rquote s Opening Brief, p. 12 (Oct. 25, 2004).}{ \insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 The court does not see how this analogy applies to this case.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 In this case, the contractor is owed $2.6 million, and included in this amount is $995,250.31}{\super\insrsid4868839\charrsid7627982 8{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7486769 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4868839 8}{\insrsid4868839 }{\fs20\insrsid4868839 This figure, as explained in paragraph 6, is the total agreed upon by the parties as reflected in the Appellant\rquote s ER, pp.44-45 (Decision and Order).}}}{\insrsid4868839\charrsid7627982 of non-defective labor and materials and related costs.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Therefore, the contractor has a $995,250.31 mechanic \rquote s lien.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 The value of the defective workmanship was not included in the calculations long before the $995,250.24 figure was reached.}{\insrsid7627982\charrsid7627982 }{ \insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [19]}{\insrsid4868839\charrsid7627982 \tab California cases}{\super\insrsid4868839\charrsid7627982 9{\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7486769 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid4868839 9}{\insrsid4868839 }{\fs20\insrsid4868839 Guam\rquote s mechanic\rquote s lien statute, Title 7 GCA \'a7 33201, is derived from the Guam Code of Civil Procedure \'a7 1181, which is derived from the California Code of Civil Procedure \'a7 1181. Citing Sutherland's Stat. Const. \'a7 52.01 (5th ed), this court has stated that \'93 [g]enerally, when a legislature adopts a statute which is identical or similar to one in effect in another jurisdiction, it is presumed that the adopting jurisdiction applies the construction placed on the statute by the originating jurisdiction.\'94 }{ \i\fs20\insrsid4868839 Sumitomo Const., Co., Ltd. v. Zhong Ye, Inc}{\fs20\insrsid4868839 , 1997 Guam 8, \'b6 7. }}}{\insrsid4868839\charrsid7627982 support Sherwood\rquote s position that costs for defective work is not included in a mechanic\rquote s lien.}{\insrsid7627982\charrsid7627982 }{\i\insrsid4868839\charrsid7627982 See Hampton v. Christensen}{\insrsid4868839\charrsid7627982 , 84 P. 200 (Cal. 1906); }{\i\insrsid4868839\charrsid7627982 Fontaine v. Storrie}{\insrsid4868839\charrsid7627982 , 45 P.2d 361 (Cal. Dist. Ct.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 App. 1935).}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Other states confirm that non-construction costs are not to be included in a mechanic\rquote s and materialman\rquote s lien.}{\insrsid7627982\charrsid7627982 }{\i\insrsid4868839\charrsid7627982 Buckner v. Alpha Lumber & Supply Co., Inc}{ \insrsid4868839\charrsid7627982 ., 628 So. 2d 450 (Ala. 1993).}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Similarly, defects in construction are not included in mechanic\rquote s liens.}{\insrsid7627982\charrsid7627982 }{ \i\insrsid4868839\charrsid7627982 Indus. Roofing Co. v. Meek}{\insrsid4868839\charrsid7627982 ,}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 39 N.E.2d 57 (Ill. App. Ct. 1941).}{\insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [20]}{\insrsid4868839\charrsid7627982 \tab We agree, and adopt the holding of these cases that costs for defective work are not included in a mechanic\rquote s lien.}{\insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [21]}{\insrsid4868839\charrsid7627982 \tab Having determined that the value of the defective work ($560,725.00) was never included in the mechanic\rquote s lien amount to begin with, we next consider the issue what goes into the mechanic\rquote s lien.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 First, we consider whether labor may be included in the mechanic\rquote s lien.}{ \insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Normally, all expenses for the value of labor provided and materials furnished incurred by the contractor as a result of the owner\rquote s wrongful breach may be recovered by the contractor by use of a mechanic\rquote s lien.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Therefore, the starting point, before subtracting the $56 0,725.00, is what expenses were incurred by Fletcher, and as a result awarded to Fletcher.}{\insrsid7627982\charrsid7627982 }{\insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [22]}{\insrsid4868839\charrsid7627982 \tab The Panel awarded a net total of $1,170,284.00 to Fletcher (without gross receipts tax). Appellant\rquote s ER, p. 31 (Arbitration Award).}{\insrsid7627982\charrsid7627982 }{ \insrsid4868839\charrsid7627982 Fletcher concedes that the Panel awarded this amount, but declines to insist that the entire amount is lienable.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Fletcher conceded in its motion below that it would not be entitled to a mechanic\rquote s lien for the $403,481.00, which the Panel called \'93Wasted Area Public Resources.\'94}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Appellant \rquote s ER, pp. 27-29 (Arbitration Award).}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Had Fletcher not conceded that the \'93Wasted Area Public Resources\'94 were not lienable, then the amount of the lien could conceivably be higher.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 But the parties agreed to the list of items that were properly lienable, and the $403,481.00 for \'93 Wasted Area Public Resources\'94 was not among them.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 RA, tabs 50, 51, 53, 54, 55 & 56 (various Memo of Pts. & Auth. In Support of Mot. For Summ. J. and for Rule 54(b) Certification).}{ \insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 At oral argument, Fletcher indicated that to the extent that the amount for \'93Wasted Area Public Resources\'94 was waived, such waiver was done so in a good faith tactical decision to decline proceeding on costs that Fletcher may have been able to salvage or use in another project.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Because Fletcher relinquished this point, this court is not in a position to rule whether it would have been appropriate to include the $403,481.00 \'93Wasted Public Area Resources\'94 in the mechanic\rquote s lien. }{\insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [23]}{\insrsid4868839\charrsid7627982 \tab Moreover, Fletcher also relinquished the claim for the $266,760.00 for materials for public areas.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Appellant \rquote s ER, p. 27 (Arbitration Award).}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Similar to its position on the \'93Wasted Public Area Resources,\'94 Fletcher\rquote s failure to pursue the costs of materials for public areas is related to its potential ability to salvage or re-use those materials.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Because Fletcher declines to pursue these items as part of its mechanic\rquote s lien, this court will not address those costs.}{\insrsid7627982\charrsid7627982 }{\insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [24]}{\insrsid4868839\charrsid7627982 \tab In conclusion, Title 7 GCA \'a7 33201 provides that a lien may be placed upon real property for \'93lab or [bestowed] or materials [furnished] or appliances for the value of such labor done or material furnished, and for the value of the use of such appliances, teams, or power.\'94 Title 7 GCA \'a7 33201 (Westlaw through Guam Pub.}{ \insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 L.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 38-037 (2005)).}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 In this cas e, the Panel found that Fletcher did not provide the Sherwood with a non-defective EIFS system.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 The Panel stated, \'93 [t]he evidence demonstrated that the only reasonable method for correcting the design deficiency in the EIFS is to remove and replace the entire system.\'94}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Appellant\rquote s ER, p. 21 (Arbitration Award).}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Therefore, there was no value bestowed upon Sherwood.}{\insrsid7627982\charrsid7627982 }{\insrsid7627982 \par \par }{\b\insrsid4868839\charrsid7627982 [25]}{\insrsid4868839\charrsid7627982 \tab Under the \'93plain meaning\'94 rule, \'93[a]bsent clear legislative intent to the contrary, the plain meaning prevails,\'94}{\insrsid7627982\charrsid7627982 }{ \i\insrsid4868839\charrsid7627982 Sumitomo Const., Co., Ltd. v. Gov\rquote t of Guam}{\insrsid4868839\charrsid7627982 , 2001 Guam 23, \'b6 17 (citations omitted).}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 Since Sherwood received no value for the EIFS, there is no reason to include the EIFS in the mechanic\rquote s lien, and in fact, it was never included.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 There is no sound legal theory under which the EIFS could be deducted a second time.}{\insrsid7627982 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 V.}{\insrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 [26]}{\insrsid4868839\charrsid7627982 \tab The Superior Court recognized that the defective EIFS work does not form any part of the award of the arbitrators in Fletcher\rquote s favor.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 The Superior Court\rquote s confirmation award did not include the cost of the defective EIFS.}{\insrsid7627982\charrsid7627982 }{\insrsid4868839\charrsid7627982 We agree and therefore, }{\b\insrsid4868839\charrsid7627982 AFFIRM}{\insrsid4868839\charrsid7627982 the decision of the trial court.}{\insrsid7627982 \par \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\insrsid4868839\charrsid7627982 Appendix A}{\insrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\insrsid7627982 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\f1\insrsid4868839\charrsid7627982 REVISED}{\b\f1\insrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\f1\insrsid7627982 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\f1\insrsid4868839\charrsid7627982 LIEN AMOUNT CALCULATION}{\b\f1\insrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\f1\insrsid7627982 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\b\f1\insrsid4868839\charrsid7627982 (INCLUDES ALL LABOR IN PUBLIC AREAS)}{\f1\insrsid7627982 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\f1\insrsid7627982 \par }\pard \qj \fi-6480\li6480\ri0\nowidctlpar\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\faauto\rin0\lin6480\itap0\pararsid7627982 {\f1\insrsid4868839\charrsid7627982 Applications 6, 17, 18\tab \tab \tab \tab \tab \tab }{ \f1\insrsid7627982\charrsid7627982 }{\f1\insrsid4868839\charrsid7627982 685,438.00}{\f1\insrsid7627982 \par \par }{\f1\insrsid4868839\charrsid7627982 Interest Thereon\tab \tab \tab \tab \tab \tab \tab }{\f1\insrsid7627982\charrsid7627982 }{\f1\insrsid4868839\charrsid7627982 180,429.00}{\f1\insrsid7627982 \par \par }{\f1\insrsid4868839\charrsid7627982 Interest on Late Payments\tab \tab \tab \tab \tab \tab }{\f1\insrsid7627982\charrsid7627982 }{\f1\insrsid4868839\charrsid7627982 34,284.00}{\f1\insrsid7627982 \par \par }{\f1\insrsid4868839\charrsid7627982 Labor in Public Areas\tab \tab \tab \tab \tab \tab }{\f1\insrsid7627982\charrsid7627982 }{\f1\insrsid4868839\charrsid7627982 71,531.00}{\f1\insrsid7627982 \par \par }{\f1\insrsid4868839\charrsid7627982 Coiling Door\tab \tab \tab \tab \tab \tab \tab \tab }{\f1\insrsid7627982\charrsid7627982 }{\f1\insrsid4868839\charrsid7627982 2,000.00}{\f1\insrsid7627982 \par \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\f1\insrsid4868839\charrsid7627982 .217 (73,531+ 338,291) of Public Area Interest (89,086)\tab }{\f1\insrsid7627982\charrsid7627982 }{\f1\ul\insrsid4868839\charrsid7627982 19,331.66} {\f1\insrsid7627982 \par \par }{\f1\insrsid4868839\charrsid7627982 TOTAL - Unpaid Labor & Materials incorporated in Project\tab $993,013.66}{\f1\insrsid7627982 \par \par }\pard \qj \fi-3600\li4320\ri0\nowidctlpar\tx720\tx1440\tx2160\tx2880\tx3600\faauto\rin0\lin4320\itap0\pararsid7627982 {\f1\insrsid4868839\charrsid7627982 Lienable Amount\tab \tab }{\f1\insrsid7627982\charrsid7627982 }{\f1\insrsid4868839\charrsid7627982 993,013.66}{\f1\insrsid7627982 \par }\pard \qj \fi-3600\li3600\ri0\nowidctlpar\tx720\tx1440\tx2160\tx2880\tx3600\faauto\rin0\lin3600\itap0\pararsid7627982 {\f1\insrsid7627982 \par }\pard \qj \fi-3600\li4320\ri0\nowidctlpar\tx720\tx1440\tx2160\tx2880\tx3600\faauto\rin0\lin4320\itap0\pararsid7627982 {\f1\insrsid4868839\charrsid7627982 Defective Work\tab \tab }{\f1\ul\insrsid4868839\charrsid7627982 (560,725.00)}{\f1\insrsid7627982 \par }\pard \qj \fi-3600\li3600\ri0\nowidctlpar\tx720\tx1440\tx2160\tx2880\tx3600\faauto\rin0\lin3600\itap0\pararsid7627982 {\f1\insrsid7627982 \par }\pard \qj \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid7627982 {\f1\insrsid4868839\charrsid7627982 \tab \tab \tab \tab $432,288.66}{\f1\insrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\f1\insrsid7627982 \par }{\f1\insrsid4868839\charrsid7627982 Total Award: $1,170,284}{\f1\insrsid7627982 \par \par }\pard \qj \li1440\ri0\nowidctlpar\faauto\rin0\lin1440\itap0\pararsid7627982 {\f1\ul\insrsid4868839\charrsid7627982 432,288.66}{\f1\insrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\f1\insrsid7627982 \par }\pard \qj \li1440\ri0\nowidctlpar\faauto\rin0\lin1440\itap0\pararsid7627982 {\f1\insrsid4868839\charrsid7627982 1,170,284.00}{\f1\insrsid7627982\charrsid7627982 '}{\f1\insrsid4868839\charrsid7627982 .369}{\f1\insrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\f1\insrsid7627982 \par }{\f1\insrsid4868839\charrsid7627982 Interest in Judgment\tab .369 x 52,326.00*\tab \tab }{\f1\insrsid7627982\charrsid7627982 }{\f1\insrsid4868839\charrsid7627982 19,308.29}{\f1\insrsid7627982 \par \par }\pard \qj \fi-2880\li2880\ri0\nowidctlpar\tx720\tx1440\tx2160\tx2880\faauto\rin0\lin2880\itap0\pararsid7627982 {\f1\insrsid4868839\charrsid7627982 GRT in Judgment\tab \tab .369 x 48,801.00*\tab }{\f1\insrsid7627982\charrsid7627982 '}{ \f1\insrsid4868839\charrsid7627982 \tab }{\f1\insrsid7627982\charrsid7627982 }{\f1\insrsid4868839\charrsid7627982 18,007.57}{\f1\insrsid7627982 \par \par }{\f1\insrsid4868839\charrsid7627982 GRTon Interest\tab \tab .0417x 19,308.29\tab }{\f1\insrsid7627982\charrsid7627982 '}{\f1\insrsid4868839\charrsid7627982 \tab }{\f1\ul\insrsid7627982\charrsid7627982 }{\f1\ul\insrsid4868839\charrsid7627982 805.16}{ \f1\insrsid7627982 \par \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\f1\insrsid4868839\charrsid7627982 \tab \tab \tab \tab \tab \tab \tab \tab $38,121.02}{\f1\insrsid7627982 \par \par }\pard \qj \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid7627982 {\f1\insrsid4868839\charrsid7627982 $432,288.66}{\f1\insrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\f1\insrsid7627982 \par }\pard \qj \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid7627982 {\f1\ul\insrsid7627982\charrsid7627982 }{\f1\ul\insrsid4868839\charrsid7627982 38.121.02}{\f1\insrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\f1\insrsid7627982 \par }\pard \qj \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid7627982 {\f1\insrsid4868839\charrsid7627982 $470,409.68 }{\f1\insrsid7627982\charrsid7627982 '}{\f1\insrsid4868839\charrsid7627982 Amount of Judgment Secured by Lien}{\f1\insrsid7627982 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid7627982 {\f1\insrsid7627982 \par }{\f1\insrsid4868839\charrsid7627982 *\tab Amounts calculated and included in Judgment as per Tom Sterling}{\f35\insrsid4868839\charrsid7627982 \u787\'3f}{\f1\insrsid4868839\charrsid7627982 s letter to Frank McKeown dated February 1, 2000.}{ \f2\insrsid7627982 \par }}