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Understanding Commercial Contracts: FAR vs. UCC Comparison

Explore the differences between Federal Acquisition Regulation (FAR) and Uniform Commercial Code (UCC) in commercial contracts and acquisitions, including key provisions, formation, and warranties.

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Understanding Commercial Contracts: FAR vs. UCC Comparison

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  1. Commercial Contracts, FAR and FAR Part 12 Mark Pearsall, CPCM, CFCM, CPPS. Date October 6, 2012

  2. Commercial Item Contracting Options • Federal Acquisition Regulation (FAR) • FAR Part 12 (for commercial items) • Uniform Commercial Code (UCC)

  3. FAR – What is it? • Tool to ensure material terms are in writing • Provides specific contract requirements for most significant contractual circumstances • Unlike UCC, FAR provisions normally cannot be tailored • Favors one contracting party (Government) over the other to protect the taxpayer

  4. FAR – What is it? • Governs Government acquisition of commercial items • Relies on market to regulate price and quality • Some commercial item acquisition provisions can be tailored [exceptions to tailoring, See FAR 12.302(b)] • No property clauses unless the Government or Prime adds them in!!!

  5. UCC – What is it? • Largely adopted by 49 states (Louisiana) and Washington D.C. • Fundamental Purposes [UCC 1-102(2)] • To simplify, clarify and modernize the law governing commercial transactions • To permit continued expansion of commercial practices through custom, usage and agreement, and • To make uniform the laws of various jurisdictions • Designed To Facilitate The Free Flow Of Commerce • Supplies reasonable substitutes for missing terms

  6. Three Part Comparison • Uniform Commercial Code • Contractual presumptions applicable to commercial transactions between merchants • Party-neutral • Federal Acquisition Regulation • Largely mandatory terms and conditions appropriate for contracts between a private contractor and the Government • Favors the Government and the taxpayer • FAR Part 12 - Government Acquisition of Commercial Items • Acknowledges that typical Government contract methods are not effective for the acquisition of commercial items • Middle ground between Traditional FAR and UCC

  7. When Does FAR. Part 12 Apply? • Federal Acquisition Streamlining Act (FASA) of 1994 • (Public Law 103-55) • Acquisition of supplies or services that meet FAR 2.1 definition of commercial item • Items customarily used by general public or non-governmental entities for non-governmental purposes • Items not yet on market evolved from a commercial item through technological or performance advancements • Modified commercial items

  8. FAR 2.101 “Commercial Item” 1) any item, other than real property, that is of a type customarily used for non-governmental purposes, and that a) has been sold, leased, or licensed to the general public; or b) has been offered for sale, lease, or license to the general public 2) any item that evolved from an item described in paragraph 1), and will be available from the commercial marketplace; 3) any item that would satisfy a criterion in 1) or 2) but for “modifications”; 4) any combination of items meeting requirements of 1), 2), or 3);

  9. FAR 2.101 “Commercial Item” “Commercial item” (FAR 2.101) - Continued 5) installation, maintenance or training services to support 1) thru 4); 6) services of a type offered and sold competitively in substantial quantities in the commercial marketplace. . . not including those sold on hourly rates; 7) any item, or combination of items or services in 1) thru 6) 8) a non-developmental item, if the item was developed exclusively at private expense and sold in substantial quantities, on a competitive basis to state & local governments.

  10. Contract Formation Comparison? Uniform Commercial Code - Commercial Transactions • Offer & Acceptance Need Not Be Unequivocal - Writing Not Required • UCC 2-207: expression of acceptance containing additional, non-material terms is still acceptance (I accept with the following minor changes) • UCC 2-305: failure to specify price is not fatal • No Competition Requirements FAR - Government Non-Commercial Purchases • Offer And Acceptance Are Clear And Unequivocal • Sealed Bidding Procedures (FAR Part 14) And Negotiated Procurements (FAR Part 15) • Written terms • Description of goods, price, place of delivery and inspection/acceptance terms • Requirement Of Full And Open Competition (FAR 6)

  11. Contract Formation Comparison? continued Government Acquisition Of Commercial Items - FAR part 12 • Solicitation And Evaluation Requirements • Solicitation pursuant to FAR 12.204 (SF 1449) - encouraged, if simplified acquisition threshold not exceeded • Streamlined solicitation pursuant to FAR 12.603 - appropriate when FAR 12.204 not used • FAR 12.205 or 12.602 - evaluation and contracting officer acceptance • Formal Competition • Both FAR 12.205 and FAR 12.603 discuss methods for evaluating and comparing multiple offers

  12. Warranties Comparison UCC - Commercial Transactions • Express And Implied Warranties • UCC 2-313: Express Warranty - Affirmation of fact or promise which is part of the bargain - I.E., description of goods or showing of sample • UCC 2-314: Implied Warranty (Merchantability; Usage of Trade) - Fair, average quality - Fit for ordinary purpose • UCC 2-315: Implied Warranty (Fitness For Particular Purpose) - Seller has reason to know the buyers intended use - Seller knows buyer is relying on sellers expertise

  13. Warranties Comparison FAR - Government Non-Commercial Purchases • FAR 52.246-17 and FAR 52.246-18: contain non-mandatory warranties for simple and complex items • Each warrant that items are free from defects and will conform with requirements of the contract • Each disclaim the implied warranty of fitness and merchantability Government Acquisition Of Commercial Items FAR Part 12 • FAR 52.212-4(o): Warrants Merchantability and Fitness • Accommodates Commercial Tendencies - Offers No More Than Warranties Applied In Commercial Practice • Negotiable

  14. Inspection Comparison UCC - Commercial Transactions • UCC 2-513 - Buyers Right To Inspection Of Goods • Buyer can inspect prior to payment at any time, in any reasonable manner • Expenses of inspection borne by buyer, UNLESS goods are rejected FAR - Government Non-Commercial Purchases • FAR 52.246 - Inspection Of Supplies • Contractor must establish and maintain an inspection system acceptable to the Government • Government retains right to inspect goods prior to acceptance • Government retains right to review inspection documents during contract performance and for as long afterwards as the contract requires

  15. Inspection Comparison - Continued Government Acquisition Of Commercial Items FAR Part 12 • FAR 52.212-4(a) - Inspection/Acceptance For Commercial Items • Seller warrants that the goods conform with the contract requirements • Government retains right to inspect goods prior to acceptance • Government has no right to examine inspection documentation

  16. Unilateral Changes UCC - Commercial Transactions • Buyer Has No Right To Unilaterally Change A Contract • UCC 2-209: Addresses Modification, Rescission And Waiver • Consideration not necessary to modify or change contract • Modifications must be in writing and bilateral FAR - Government Non-Commercial Purchases • FAR Part 43: Gives Government The Right To Unilaterally Change • 52.243 et seq.: Contracting Officer Change Orders Must Be Within General Scope Of The Contract Government Acquisition Of Commercial Items • FAR 52.212-4(c): Unless Contract Has A Changes Clause, Only Bilateral Modifications Are Permitted And They Must Be In Writing

  17. Contractor Claims/Disputes UCC - Commercial Transactions • Traditional Litigation (Courts, Arbitration…..) • Defines Permissible Damages FAR - Government Non-Commercial Purchases • If Government Issues A Change Order And Parties Cant Agree On Price or Schedule - Dispute Resolution Under Contract Disputes Act (C.D.A.), 41 U.S.C. § 601 et seq. • Constructive Changes - Also Give Rise to C.D.A. Procedures Government Acquisition Of Commercial Items FAR Part 12 • FAR 52.212-4(c) - Changes Can Be Made Only By Written Agreement Of The Parties • FAR 52.212-4(d) - Disputes. Failure To Reach Agreement On Matters Arising Under Or Relating To The Contract Is A Dispute Subject To The C.D.A.

  18. Terminations for Convenience UCC - Commercial Transactions • No Coverage Unless Negotiated Into Contract • If Commercial Contract Contains Termination for Convenience Clause, Contract May Be Nonbinding If No Provision For Recovery Of Costs FAR - Government Non-Commercial Purchases • FAR Subpart 49.1 - 49.3: Gives Government The Right To Unilaterally Terminate A Contract For Convenience • Government Can Do So When In Governments Interests (See FAR 49.101(b)) • Contractor Entitled To Cost Of Terminated Work Plus Profit on Costs Incurred • If Cannot Reach Agreement: A Dispute, Subject To C.D.A. Procedures • Government Maintains Audit Rights For 3 Years After Final Settlement

  19. Terminations for Convenience - Continued Government Acquisition Of Commercial Items FAR Part 12 • FAR 12.403 • Only when in Governments best interests • Contractor entitled to % of work performed plus reasonable termination costs • No Government audit rights

  20. Cost or Pricing Data UCC - Commercial Transactions • Not Addressed FAR - Government Non-Commercial Purchases • Contractor Must Certify That It Has Given All Facts Which All Prudent Parties Would Expect To Impact Negotiations • 10 U.S.C. § 2306a (TINA), 41 U.S.C. § 254(b) (authorizing audit and inspection) • Exceptions • Acquisition below minimum threshold -$650,000 • Prices set by law • Determination of adequate price competition • Commercial item acquisitions • Acquisition Of Government Commercial Items FAR Part 12 • Exempt From Disclosure

  21. Audit Rights UCC - Commercial Transactions • No Coverage FAR - Government Non-Commercial Purchases • 52.215-2: Audit and Records, Negotiation • Until 3 years from final payment • Proposal, pricing, negotiation and performance records • Access for Comptroller General or Contracting Officer • Additional Audit Rights Under The Inspection Clause Government Acquisition Of Commercial Items FAR Part 12 • FAR 52.212-5(d): If Competitive, Exceeds Simplified Threshold And Excludes • 52.215-2 • Until three years from final payment • Access to directly pertinent records involving transactions related to the contract, not to pre-award disclosures or cost or pricing data • Access for Comptroller General

  22. Property Clauses UCC - Commercial Transactions • No Coverage FAR - Government Non-Commercial Purchases • Standard Property Clauses and Coverage in FAR and DFAR Government Acquisition Of Commercial Items FAR Part 12 • No Property Clauses and Coverage Unless Added By Government/Prime

  23. Summary - FAR & UCC - Distinctions FAR/GOVERNMENT • Actual contracting authority required • Formal T&C and mandated clauses • “Offer” & “Acceptance” unequivocal • Specific ethics/standards of conduct • Warranties only as expressed • Specific inspection/acceptance criteria UCC/COMMERCIAL • Apparent authority sufficient • Informality and many implied terms • Equivocal and/or contrary terms can create contract • Good faith/company policy • Implied and express warranties • Implied & statutory terms for inspection/acceptance/rejection

  24. Summary - FAR & UCC – Distinctions - Continued FAR/GOVERNMENT • Damages for contractor default are limited • Unilateral convenience termination right • Changes clause (unilateral) • Cost data required over $ threshold • Disputes resolution procedures/limits • Formal competition required • Authority to audit seller’s books UCC/COMMERCIAL • UCC provides for excess costs, plus incidental & consequential damages • No collateral rights • No collateral rights • No cost/pricing data rights • Numerous alternatives available • No such requirement • Not generally!

  25. Questions / Discussion

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