Xpert Plumbing, L.L.C. v. Seayco-THF Eastside Market Shops, LLC

Let’s cut straight to the drama: a plumbing company is trying to collect $52,764 from a BBQ joint that apparently feasted on ribs but forgot to pay the plumber. Yes, you read that right—this isn’t a joke sketch from a late-night comedy bit. This is a real, live lawsuit filed in Tulsa County, where the fate of a restaurant and a plumbing bill are about to get grilled in court. And while no one’s accusing anyone of stealing brisket, someone definitely skipped out on the check—and now the pipes are about to burst, legally speaking.

So who are these players in this culinary-construction showdown? On one side, we’ve got Xpert Plumbing, L.L.C., a Tulsa-based plumbing outfit that apparently doesn’t mess around when it comes to unpaid invoices. They’re the kind of company that shows up, fixes your leaky kitchen line, installs the grease trap, and expects a prompt “thank you” in the form of a check. On the other side, we have CCBQ Restaurant, LLC, doing business as Clark Crew BBQ, which—based on their name—sounds like a group of pitmasters who bonded over smoked meat and backyard football. They operate out of a leased space at 10825 E. 71st Street in Tulsa, a spot owned by Seayco-THF Eastside Market Shops, LLC, the landlord in this tangled tale. And because real estate drama isn’t complete without a government cameo, the Tulsa County Treasurer is also named—apparently just to cover all the bases in case there are unpaid taxes on the property. Think of them as the silent observer in the back row, sipping sweet tea and waiting to see who ends up owning what.

Now, let’s talk about what went down. According to the filing, back in December 2024—yes, this December, meaning this lawsuit dropped faster than a brisket off the smoker—Xpert Plumbing showed up to do work for Clark Crew BBQ. The exact nature of the plumbing project isn’t spelled out in glorious detail (we’re left to imagine if it was a clogged grease line, a faulty water heater, or a full kitchen re-plumb), but the key point is this: they did the job. They provided labor, materials, equipment—the whole nine yards. And they did it under what they’re calling an oral contract, which is legalese for “we shook hands and said ‘you fix it, I’ll pay you.’” No fancy paperwork, no signed agreement. Just trust. And maybe a sample of burnt ends.

But here’s where the smoke clears and the stench of betrayal sets in: after the work was done, Xpert sent over the invoice. And then… nothing. Radio silence. Crickets. No payment. No “we’re short this month,” no “let’s set up a payment plan,” not even a passive-aggressive Yelp review. Just $52,764.00 in unpaid bills. That’s not chump change—it’s enough to buy a decent food truck, renovate a small kitchen, or, let’s be honest, a lot of pulled pork sandwiches. So Xpert, probably tired of chasing a check while their own bills piled up, did what any self-respecting contractor does: they slapped a mechanic’s lien on the property. That’s not a fancy barbecue sauce—it’s a legal claim that says, “Hey, I did work on this building, and if I don’t get paid, I get to come after the property itself.” It’s like putting a parking boot on a building.

Now, why are they in court? Let’s break it down like a poorly assembled sandwich. First, breach of contract—Xpert claims they had a deal with Clark Crew BBQ to do the work, and Clark Crew BBQ agreed to pay. Work was done. Payment wasn’t made. That’s textbook breach. Second, unjust enrichment—this is the legal version of “you can’t enjoy the benefits without paying for them.” Xpert is arguing that both the restaurant and the landlord (Seayco) benefited from the plumbing upgrades. Even if the landlord didn’t sign anything, if the building is now worth more or functions better because of the work, they can’t just sit back and say “not my problem.” And third, foreclosure on the mechanic’s lien—this is the nuclear option. Xpert wants the court to officially recognize their lien and, if necessary, force a sale of the property interest to recover what they’re owed. It’s not that they want to kick the BBQ crew out and turn the place into a plumbing supply store—they just want their money. Or, failing that, a piece of the real estate pie.

And what do they want? $52,764.00. In the grand scheme of civil lawsuits, that’s not a jaw-dropping number—no yachts or private islands at stake here. But for a small business? That’s serious cash. For a restaurant, especially one that might still be finding its footing, that’s the difference between staying open and closing the smoker for good. For a plumbing company, that’s payroll, equipment, and maybe a few tanks of gas for the work van. So while it’s not “Scandal-level” money, it’s absolutely life-altering for the businesses involved. And let’s not forget: Xpert also wants attorney’s fees and court costs. So if they win, Clark Crew BBQ could be on the hook for even more.

Now, here’s our take—because let’s be real, we’re not just court reporters, we’re drama reporters. The most absurd part of this whole mess? The fact that a BBQ restaurant—a place where people go to celebrate, to unwind, to eat meat off the bone with their hands—might get tangled up in a lien foreclosure because someone couldn’t cut a check. Imagine the irony: patrons are chowing down on $22 smoked tri-tip while lawyers are arguing over whether the grease trap was properly paid for. And let’s talk about the oral contract. In 2024. In a commercial project worth over fifty grand. Nobody thought to email a proposal? A single PDF? A “Hey, here’s what we’ll do and what it’ll cost”? That’s like ordering a custom wedding cake with a handshake and hoping for the best.

Are we rooting for the plumber? Honestly—yes. They showed up, did the work, and got stiffed. That’s not on. But also, major side-eye to Clark Crew BBQ. If you’re running a restaurant and you can’t manage vendor payments, maybe the problem isn’t the plumbing—it’s the business plan. And to the landlord, Seayco: if you’re leasing space to a tenant who can’t pay their contractors, maybe it’s time to review your tenant screening process. Because now you’re in the lawsuit too, and your property has a lien on it. That’s not great for resale value—or for your relationship with other contractors.

At the end of the day, this isn’t just about pipes and payments. It’s about accountability. It’s about the quiet heroes of the small business world—the plumbers, the electricians, the HVAC guys—who keep the lights on and the toilets flushing, only to get ghosted when the bill comes. So while this case may not have blood, it’s got heat. And if Clark Crew BBQ doesn’t settle up soon, they might find themselves the main course in a legal feast they never signed up for.