© 2011 orbach huff & suarez 1 lease leaseback project delivery method kimble cook orbach, huff...
DESCRIPTION
© 2011 Orbach Huff & Suarez, LLP 3 Lease Leaseback – Basic Structure District selects builder through RFP/RFQ process Recommended District leases real property to a builder for $1. (Site Lease) Builder constructs facility, then leases the facility back to the district. This is the “leaseback” component. (Facility Lease) District makes tenant improvement payments (during construction) and lease payments (after construction). These pay for construction costs. Title to the new facility vests in the District as lease payments are made. District makes lease payments for period of time and then has the option to make a balloon payment to builder to buy out the facilities lease.TRANSCRIPT
© 2011 Orbach Huff & Suarez 1
Lease Leaseback Project Delivery Method
Kimble CookOrbach, Huff & Suarez
© 2011 Orbach Huff & Suarez, LLP 2
California School District Procurement Generally California school districts must formally and
publicly bid contracts for construction projects over $15,000 (Public Contract Code § 20111), unless there is an exception
Lease leaseback (“LLB”) is an exception that was enacted at time when there was a shortage of money for school construction. Therefore, financing has historically been part of the arrangement, but not used much anymore (Education Code § 17406 (a)):
“…a school district, without advertising for bids, may let … real property that belongs to the district if the [lease] requires the lessee … to construct … a building or buildings for the use of the school district.”
© 2011 Orbach Huff & Suarez, LLP 3
Lease Leaseback – Basic Structure District selects builder through RFP/RFQ process
Recommended District leases real property to a builder for $1. (Site
Lease) Builder constructs facility, then leases the facility back
to the district. This is the “leaseback” component. (Facility Lease)
District makes tenant improvement payments (during construction) and lease payments (after construction). These pay for construction costs.
Title to the new facility vests in the District as lease payments are made.
District makes lease payments for period of time and then has the option to make a balloon payment to builder to buy out the facilities lease.
© 2011 Orbach Huff & Suarez, LLP 4
General Contractor: Design/Bid/Build
DistrictConstructionManager
Architect General Contractor
Subcontractors
= District Team
© 2011 Orbach Huff & Suarez, LLP 5
CM/Multiple Prime: Design/Bid/Build
District
Architect
Trade Contractor
= District Team
ConstructionManager
Trade Contractor
Trade Contractor
Trade Contractor
Etc.
© 2011 Orbach Huff & Suarez, LLP 6
Lease LeasebackDistrict
Architect
Trade Contractor
= District Team
Lease LeasebackBuilder
Trade Contractor
Trade Contractor
Trade Contractor
Etc.
© 2011 Orbach Huff & Suarez, LLP 7
Lease Leaseback Contracts Are Still School District Public Works Contracts Builder Must Pay Prevailing Wages. (Ed. Code
§17424) Payment Bond Required
Civil Code § 3247: “Every original contractor to whom is awarded a contract by a public entity . . . in excess . . . of $25,000 for any public work shall file a payment bond.”
Get a performance bond too. DSA Approval Required. Site must be approved
and design documents must be adopted before entering into agreements. (Ed. Code §17402)
Field Act Compliance Required. Construction is subject to all State approvals, as set forth in Education Code sections 17280 through 17313. (Ed. Code §17421)
© 2011 Orbach Huff & Suarez, LLP 8
LLB Provisions That Should Be Considered
Due to available funding, most districts have the construction funds for their project. Those districts make “tenant improvement” payments during construction.
In those instances, critics have asserted that the lease is, in fact, a conventional construction agreement.
But, Section 17406 does not state that the District’s payments be financed or that payment be deferred until the project is completed.
Districts must consider how quickly it can buy-out the lease.
A 6-month required occupancy prior to a buy-out option is more commercially typical than a buy-out option on the first day of the school district’s occupancy.
Districts have approved buy-out options at the time a “final payment” would be due under a standard construction contract (i.e., after 35 days and before 60 days after a notice of completion.)
© 2011 Orbach Huff & Suarez, LLP 9
LLB Has Some Risks, But Those Are Manageable
District staff understands that LLB can be used to bring in an outside contractor and to possibly pay too much for construction, all to avoid a low bidder.
District staff can take steps to prevent this and to ensure fairness, openness, and cost savings
Builder can be required to solicit bids from local contractors
Builder can be required to use the lowest bid for each trade contract, unless it can show to the District’s satisfaction why it wishes to choose the next lowest bidder.
© 2011 Orbach Huff & Suarez, LLP 10
Advantages of LLB Cost savings, through value engineering, etc. District can choose its builder through
experienced-based selection in lieu of relying on low bidder
District partners with builder. Guaranteed Maximum Price: District
negotiates a fixed price with builder. Unanticipated costs are builder’s problem. Reduces risk of change orders and delay claims.
Builder takes on more responsibility and therefore is more motivated to manage costs.
Our experience: most LLB projects are completed on time.
© 2011 Orbach Huff & Suarez, LLP 11
Disadvantages of LLB Project cost likely higher than a “formal bid” cost.
LLB is rarely a cost saving tool. Builder has no incentive to reduce fee or overhead/profit
amount because these costs are not formally bid. Current bid market is very hungry, but some of those
contractors may not be able to complete the project on time.
Balance this with cost savings in design review and cost savings of meeting the construction schedule and completing the project on time.
Additional documents. Lease documents and requirements are interjected into construction documents and requirements (or vice versa)
Some sectors of building industry and State have voiced concerns related to LLB.
© 2011 Orbach Huff & Suarez, LLP 12
Prudent Steps Construction cost should be in ballpark of
price if project had been competitively bid. Structure agreement so that it resembles a
lease agreement as closely as possible. Pick a builder:
That has completed many previous LLB projects, That has a solid track record of timely
completion, and If possible, that the District has had good
experience with.
© 2011 Orbach Huff & Suarez 13
Lease Leaseback Project Delivery Method
Thank You.
Kimble CookOrbach, Huff & Suarez