The Court of Appeal of the Supreme Court of Western Australia has affirmed that contractual provisions cannot modify statutory timeframes under the Building and Construction Industry (Security of Payment) Act 2021 (WA) (SOP Act). It highlights the need to carefully calculate the timeframe for responding to a payment claim and the consequences for non-compliance.
In this case, the contractor, Martinus Rail, issued a $22.6 million payment claim to the principal, Co-Operative Bulk Handling (CBH), by email on a Saturday. CBH opened and read that email on the following Monday morning. CBH responded by issuing a $5.4 million payment schedule 15 business days after the Monday it opened and read the email (c.f. the Saturday when it was received by email).
Under s 25(1) of the SOP Act, a principal has 15 business days to respond to a payment claim after it is made. If it is not disputed within that period, the principal is liable to pay the whole of the claimed amount.
The issue that arose was whether CBH’s response to the payment claim was made within that 15-business day period, and when the payment claim received by email was taken to have been made.
CBH argued that it was within time because:
- the parties' contract stated that communications received after 5pm on a business day or a non-business day were taken to be received at 9am the next business day; and
- the contract could modify the commencement of the statutory 15-business day period because regulation 23(d) of the Building and Construction Industry (Security of Payment) Regulations 2022 (WA) (SOP Regulations) provides that when a document is sent by email, it is taken to have been given when it is 'taken to be received … in accordance with’ s 14 of the Electronic Transactions Act 2011 (WA) (ETA), and s 14(1)(a) of the ETA provides that the time of receipt of an electronic communication is when it becomes capable of being retrieved at a designated electronic address, 'unless otherwise agreed' (emphasis added).
In deciding the date of receipt, the Court of Appeal observed that regulation 23(d) of the SOP Regulations provides that a document is received when it is under the recipient's control, and the recipient should have been aware of this. The reference in regulation 23(d) of the SOP Regulations to s 14 of the ETA only applies to the statutory rules in the ETA about the time of receipt and does not apply to the operation of an agreement about the time of receipt.
See: Co-Operative Bulk Handling Ltd v Martinus Rail Pty Ltd [2026] WASCA 82