Monday, November 20, 2017

Decennial Liability for Contractors and Architects in Oman

Many of those familiar with the construction industry in the Middle East region will be familiar with the term “decennial liability.”  In particular, many will be familiar with a requirement that, in relation to works performed under a construction contract:

(a) a contractor and an architect remain legally liable for a period of 10 years after the completion of the works; and

(b) each of the contractor and the architect are required by contract to take out insurance covering the works for that 10-year period.

A number of countries in the Middle East have similar legal provisions in that regard.  Generally, neither a contractor nor an architect can contract out of the liability.  Depending on the circumstances, the liability does not extend to subcontractors, suppliers or subconsultants.  The insurance is readily available in the relevant jurisdictions in the Middle East. 

The liability is a form of strict liability.  There are some differences of opinion among the legal profession as to what extent (if any) a claimant needs to prove fault or causation against a contractor or architect, but it is clear that there is no obligation on a claimant to prove negligence, or a failure to achieve an industry standard, etc.  To put it another way, there is no requirement to demonstrate the contractor or architect was “negligent,” but there are some differing views as to what extent (if any) there is a need to show that some action or inaction by the contractor or architect caused or contributed to the loss and damage.

In most parts of the Middle East, where there is a law imposing decennial liability, it only applies where the relevant structure has collapsed or suffers a major structural defect.  The law in Oman is far more extensive.  Article 634 of Royal Decree 29/2013 (the “Civil Code”) reads:

(1)  Both the engineer and the contractor shall be jointly liable for a period of ten years for any total or partial collapse of the buildings or other fixed facilities constructed thereby, and for any defect which threatens the stability or safety of the building, unless the contract specifies a longer period.  The above shall apply unless the contracting parties intend that such installations should remain in place for a period of less than ten years.

(2)  The warranty set forth in the foregoing Article shall include any defects existing in the buildings and facilities, which endanger the safety and endurance of building.

(3)  The period of ten years shall commence as from the time of delivery of the work.

This Article is typical of what might be found in other jurisdictions in the Middle East, in that liability is limited to total or partial collapse, and defects affecting the stability or safety.  However, Article 22 of the Engineering Consultancy Law promulgated by Royal Decree 27/2016 (the “Engineering Consultancy Law”) provides:

The licensee [i.e., the architect/engineer] shall be jointly liable with the contractor for the faults and flaws that may occur in the project designed by or executed under the supervision of his office, even if such faults and flaws are attributed to the land on which the project is constructed or the owner had approved the flawed installations, for (10) ten years from the date of the handing over of such installations.

If the work of the office is limited to making the designs only without being charged with supervision, the office shall only be responsible for the defects that may be attributed to the design process.  Every agreement and condition meant to exempt the designer and/or the supervisor from this liability or to limit such liability shall be null and void.  Also, claims of responsibility on liability filed after the lapse of (3) three years from the date of discovering the fault or flow without instituting an action within the aforesaid period shall not be considered.

When read literally, the words suggest that decennial liability extends to any defect, not just defects leading to collapse or those affecting stability or safety.  This would suggest that the contractor and the engineer remain liable for ten years for even minor defects.  This wording is not new.  It replaced Article 16 of the old Engineering Consultancy Law, promulgated by Royal Decree 120/1994, which contained near-identical terms. 

We do not know of any reported case that has interpreted Article 22 of the Engineering Consultancy Law to include liability for even a minor defect.  We suspect the Omani courts would be likely to approach the matter from a commonsense perspective, to exclude normal wear and tear, and issues that should be addressed as part of the overall maintenance of a structure.  Also, the limitation period of three years commencing from the discovery of the defect does rule out many likely claims for minor defects, and most that may be visible at the time of completion of the works.  Nevertheless, the law as set out does in principle allow for claims for minor defects.

In summary, decennial liability is broader in Oman than elsewhere in the Middle East, and can cover defects that are not structural or safety-related.  It is important that, when drafting contracts, contractors and consultants consider how best to allocate risk and protect themselves from claims.  It is also critical that parties to construction contracts keep good records to protect themselves from such claims, including photographs of works, and any relevant warranties given by manufacturers and suppliers.


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Monday, November 13, 2017

Oman Announces First Anti-Injurious Trade Practices Investigation

The Gulf Cooperation Council (“GCC”) forms a common customs union and free trade area between its member states.  The member states share numerous common pieces of legislation relating to trade and customs, including the GCC Common Law on Anti-Dumping, Countervailing Measures and Safeguards (“GCC Common Law”).  In accordance with the provisions of the Common Law and its implementing regulations, any member state may file a complaint with GCC Bureau of Technical Secretariat for Anti Injurious Practices in International Trade (“GCC Technical Secretariat”).  The GCC Technical Secretariat then evaluates the complaint, which must be supported by evidence, and decides whether to initiate an investigation.  The ministries of economy and foreign affairs in each member state liaise with the GCC Technical Secretariat and provide application and communication support to local companies involved in GCC Common Law investigations.

Omani Royal Decree 20/2015 promulgated the GCC Common Law.  The intent behind this decree and its associated Executive Regulations is to take anti-injurious trade measures such as anti-dumping (AD) and countervailing duties (CVD) where dumped or unfairly subsidized imports have injured the domestic industry in Oman.

If a company exports a product at a price lower than the price it normally charges in its own domestic market, it is said to be “dumping” the product.  This is considered unfair competition, and GCC member states may take action against dumping in order to defend their domestic industries.

AD investigations under the GCC Common Law consist of two major stages.  The first stage involves the determination of whether the product under investigation is indeed being dumped.  Once the GCC Technical Secretariat finds that a product is being dumped, it proceeds to the second phase: injury determination.  The GCC Common Law contains more precise definitions, but generally it empowers member states to take AD measures where there is genuine or “material” injury to the competing domestic industry.  In order to do that, the member state must calculate the extent of dumping (or show how much lower the import price is compared to the exporter’s home market price), and show that the dumping is causing injury or threatening to do so within the member state’s home market.

In August 2017, Oman’s Ministry of Commerce and Industry announced that the GCC Technical Secretariat approved the commencement of an investigation against the producers and importers of paper and paperboard from Spain, Italy and Poland.  The complaint which led to the investigation was filed by a local Omani producer invoking the Executive Regulations promulgated by Royal Decree 20/2015.

This is one of the first such official investigations stemming from the Executive Regulations promulgated by Royal Decree 20/2015, and indicates Oman’s interest in protecting and promoting local industry by combatting harmful practices in international trade.  It may also reflect Oman’s reaction to Omani companies having been the target of AD/CVD actions in other countries, resulting in some cases in which additional duties have been imposed on Omani exports.  Under the GCC Common Law, Omani companies may now also seek protection from unfairly priced or subsidized imports.


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Monday, November 6, 2017

Offering and Marketing Foreign Securities in Oman - Key Regulations

The main regulation that governs all forms of marketing and sale of foreign securities in Oman is the Capital Markets Law (Royal Decree 80/98) (the “CMAL”) and the Executive Regulations of the Capital Markets Law Decision No. 1 of 2009 (the “Executive Regulations”).

“Securities” are defined in the CMAL as “shares and bonds issued by joint stock companies and the bonds issued by the Government and its Public Authorities, treasury bonds and bills and other securities negotiable in the Market.”  Despite the apparent restricted scope of this definition, the Capital Markets Authority (the “CMA”) in practice regulates any kind of investment product that is offered or marketed in Oman.

Article 117 of the Executive Regulations contains a general restriction on the offering and marketing of non-Omani securities within Oman without the approval of the CMA, and contains provisions governing the offering and marketing of non-Omani securities in Oman.  In general terms, the Executive Regulations provide:

(i) that the marketing and sale of non-Omani securities in Oman should be undertaken by a locally registered company licenced by the CMA;

(ii) that the licence issued to the local broker should include “marketing of foreign securities” as one of its permitted activities, prior to such broker undertaking the activities; and

(iii) the conditions that need to be observed by companies licenced to market non-Omani securities including, among others:

a. Marketing and advice shall be limited to regulated securities.

b. Information pertaining to the regulated securities shall be provided to investors, including the approved prospectus, any amendments thereto, and a copy of the due diligence report.

c. A statement must be submitted to the CMA every six months within seven days from the end of the term, including the details of the issuer of the security and the number and value of the marketed securities.

d. Companies shall not use fraudulent or deceptive methods, or provide false or incomplete information, or conceal any material information in order to promote the securities that they are distributing.

e. Companies shall not use the media to promote the securities.

f. Marketing shall be limited to investors who are financially solvent, have experience in securities investments, and have indicated the same in the Investor Qualification Form.

g. Investors must provide a statement to the effect that they are acquainted with all the documents relating to the security and that they are aware of the rewards and risks of the security.

h. The initial investment of any investor in any security shall not be less than OMR 5,000.

i. Companies shall keep a detailed register of investors who have subscribed to the security including the documents and statements relating to such investors.

In short, foreign companies wishing to market securities in Oman should appoint a registered local broker to do so on their behalf.


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