PIH BEAVERTON, LLC v. SUPER ONE, INC.

(CC C072107CV; CA A142268 (Control), A142301; SC S061488 (Control)).

323 P.3d 961 (2014)

355 Or. 267

PIH BEAVERTON, LLC, Respondent on Review, v. SUPER ONE, INC., Petitioner on Review, and Gary Thompson, dba Portland Plastering Company; Michael Alford Eskew; David Lee Eskew; Eskew & Eskew, dba Eskew Roofing; Wood Mechanix, Inc.; and T.T. & L Sheet Metal, Inc., Defendants-Respondents, and Does 1 through 8; Eskew Contracting, Inc.; Dan Rima, dba Dan Rima Construction; and Does 1 and 2, Defendants. Super One, Inc., Third-Party Plaintiff, v. Dan Rima, dba Dan Rima Construction; Eskew Contracting, Inc.; T.T. & L. Sheet Metal, Inc.; Sto Corp.; Rose City Building Supply, an assumed business name of L & W Supply Corp.; Wood Mechanix, Inc.; Demian Dawson, dba Spectra Caulking; VIPS Motor Inns, Inc.; David Eskew; and Michael Eskew, dba Eskew Roofing, Third-Party Defendants. PIH Beaverton, LLC, a Delaware limited liability company, Plaintiff, v. Super One, Inc., an Oregon corporation; Gary Thompson, dba Portland Plastering Company; DOES 1 through 8; Eskew Contracting, Inc., an Oregon corporation; Dan Rima, dba Dan Rima Construction; Wood Mechanix, Inc., an Oregon corporation; Demian Dawson, dba Spectra Caulking; T.T. & L. Sheet Metal, Inc.; does 1 and 2; Michael Alford Eskew; David Lee Eskew; and Eskew & Eskew, dba Eskew Roofing, Defendants. Super One, Inc., an Oregon corporation, Petitioner on Review, v. Dan Rima, dba Dan Rima Construction, an individual; Eskew Contracting, Inc., an Oregon corporation; T.T. & L. Sheet Metal, Inc., an Oregon corporation; Sto Corp., a foreign corporation; Rose City Building Supply, an assumed business name of L & W Supply Corp., an Oregon corporation; Demian Dawson, dba Spectra Caulking, an individual; VIPS Motor Inns, Inc., an Oregon corporation; David Eskew; and Michael Eskew, dba Eskew Roofing, Third-Party Defendants, and Wood Mechanix, Inc., an Oregon corporation; and GARY THOMPSON, dba Portland Plastering Company, Respondents on Review. PIH Beaverton, LLC, Respondent on Review, v. Super One, Inc.; Gary Thompson, dba Portland Plastering Company; Michael Alford Eskew; David Lee Eskew; Eskew & Eskew, dba Eskew Roofing; and Wood Mechanix, Inc., Defendants-Respondents, and T.T. & L. Sheet Metal, Inc., Petitioner on Review, and Does 1 through 8; Eskew Contracting, Inc.; Dan Rima, dba Dan Rima Construction; and Does 1 and 2, Defendants. Super One, Inc., Third-Party Plaintiff, v. Dan Rima, dba Dan Rima Construction; Eskew Contracting, Inc.; T.T. & L. Sheet Metal, Inc.; Sto Corp.; Rose City Building Supply, an assumed business name of L & W Supply Corp.; Wood Mechanix, Inc.; Demian Dawson, dba Spectra Caulking; VIPS Motor Inns, Inc.; David Eskew; and Michael Eskew, dba Eskew Roofing, Third-Party Defendants. PIH Beaverton, LLC, a Delaware limited liability company, Plaintiff, v. Super One, Inc., an Oregon corporation; Gary Thompson, dba Portland Plastering Company; Does 1 through 8; Eskew Contracting, Inc., an Oregon corporation; Dan Rima, dba Dan Rima Construction; Wood Mechanix, Inc., an Oregon corporation; Demian Dawson, dba Spectra Caulking; T.T. & L. Sheet Metal, Inc.; Does 1 and 2; Michael Alford Eskew; David Lee Eskew; and Eskew & Eskew, dba Eskew Roofing; Defendants. Super One, Inc., an Oregon corporation, Third-Party Plaintiff-Appellant, v. Dan Rima, dba Dan Rima Construction, an individual; Eskew Contracting, Inc., an Oregon corporation; T.T. & L. Sheet Metal, Inc., an Oregon corporation; Sto Corp., a foreign corporation; Rose City Building Supply, an assumed business name of L & W Supply Corp., an Oregon corporation; Demian Dawson, dba Spectra Caulking, an individual; VIPS Motor Inns, Inc., an Oregon corporation; David Eskew; and Michael Eskew, dba Eskew Roofing, Third-Party Defendants, and Wood Mechanix, Inc., an Oregon corporation; and Gary Thompson, dba Portland Plastering Company, Third-Party Defendants-Respondents.

Supreme Court of Oregon.

Decided April 24, 2014.


Attorney(s) appearing for the Case

Jack Levy , Smith Freed & Eberhard, P.C., Portland, argued the cause and filed the briefs for petitioner on review Super One, Inc. With him on the brief was Chin See Ming.

Michael T. Stone , Brisbee & Stockton, LLC, Hillsboro, argued the cause for petitioner on review T.T. & L. Sheet, Metal, Inc.

Daniel T. Goldstein , Ball Janik, LLP, Portland, argued the cause and filed the briefs for respondent on review PIH Beaverton, LLC. With him on the brief were Phillip E. Joseph and James C. Prichard.

Michael J. Vial filed the brief on behalf of amicus curiae Oregon Trial Lawyers Association.


WALTERS, J.

In this case, we consider the meaning of the term "substantial completion" as used in ORS 12.135, a statute of ultimate repose for claims arising from the construction, alteration, or repair of improvements to real property. We affirm the decision of the Court of Appeals and remand to the circuit court for further proceedings.

The following facts are taken from the record on summary judgment and are undisputed. Defendant general contractor Super...

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