INSURANCE: Insurer has duty to defend contractor against all claims in complaint by luxury home owners, but does not have duty to indemnify for $2.6 million+ liquidated damages, breach of warranty, MCPA, unjust enrichment, emotional distress claims, and fact issues preclude summary judgment on duty to indemnify for other claims… Molloy.
Peggy & Kevin Quinn contracted with Brunner Homes & Const. to build a $745,688.98 home in Missoula. The contract required Brunner to complete it no later than 300 days after work commenced — by 5/24/16. Barring any change orders, Brunner agreed to be responsible for .5% of the contract price for every day beyond the completion date. Quinns sued Brunner in State Court 9/25/17 asserting 12 counts including negligence, breach of contract, and construction default, alleging that the home was not satisfactory for habitation by the completion date. They assert that Brunner must pay $3,728.45 for each day past the completion date that the home remains substandard, and thus that as of 4/27/18 it owes $2,624,828.80 for the delay. Brunner notified Atlantic Casualty of the suit 10/6/17. It informed Brunner 11/14 that it would defend under reservation. It then sued in this Court for a declaration that it has no duty to defend or indemnify Brunner. It moved for summary judgment on its duty to defend/indemnify against all 12 counts of the underlying complaint. Brunner cross-moved for summary judgment on the duty to defend.
Atlantic argues that faulty workmanship is not a covered occurrence because it is not a fortuitous event. It is incorrect. The policy covers bodily injury and property damage caused by an “occurrence” which is defined as “an accident, including continuous or repeated exposure to substantially the same general harmful conditions.” “Accident” is undefined. The Fisher (Mont. 2016) test for when an act is an occurrence asks “1) whether the act itself was intentional, and 2) if so, whether the consequence or resulting harm stemming from the act was intended or expected from the actor’s standpoint.” “If the answer to either question is ‘no,’ the act is an occurrence.” Western Heritage (D.Mont. 2019). As Western Heritage recognized, faulty workmanship can be an occurrence under Fisher if the consequences were not objectively intended or expected by the insured, notwithstanding that the work was intentional. The record is sparse as to Brunner’s alleged faulty workmanship. Quinns’ complaint merely makes general allegations that issues with “the roof, concrete, the decks, drywall, plumbing, framing, trim work, paint, windows, doors, tile, venting, leaking, and cracking” have “resulted in water damage, water stains, destruction of personal property, stained floors, damage to a range hood, and other damage to tangible personal property.” Nevertheless, Atlantic has not adduced any evidence that a contractor in Brunner’s position would have intended or expected these damages. Thus factual development is needed to determine whether its alleged faulty workmanship is a covered occurrence.
Atlantic argues that even if Brunner’s alleged faulty workmanship were an occurrence, the resulting property damage is excluded by Exclusion 2(j)(6), property “that must be restored, repaired or replaced because ‘your work’ was incorrectly performed on it.” However, the Products-completed operations hazard restores coverage for property damage that occurs after the work is “completed,” which means all work called for in the contract is finished or the site has been “put to its intended use by any person or organization other than another contractor or subcontractor working on the same project.” Additionally, “work that may need service, maintenance, correction, repair or replacement, but which is otherwise complete, will be treated as completed.” Atlantic argues that the Products-completed operations hazard is inapplicable because the home was not completed. The record suggests otherwise. Quinns’ discovery requests indicate that they took occupancy, putting it “to its intended use.” The Products-completed operations hazard, then, provides coverage for damage that occurred after the home was completed. However, Exclusion 2(j)(6) still excludes damage that occurred during Brunner’s work on the home. Mulroy (D.Mont. 2019) (the Products-completed operations hazard “depends on timing”). The record is unclear as to when the alleged damage occurred. As with whether Brunner’s alleged faulty workmanship is a covered occurrence, factual development is needed to determine whether the alleged damage is excluded under 2(j)(6) or covered under the Products-completed operations hazard. However, because coverage is a possibility, Atlantic has a duty to defend Brunner against Quinns’ negligence claims, Staples (Mont. 2004), and the mixed-action rule requires Atlantic to defend against the other claims, Wendell (Mont. 1999).
Atlantic argues that the alleged breach of contract is not a covered occurrence. The parties focus on whether a breach of contract in the abstract can ever be an occurrence, but the proper inquiry is whether the underlying conduct is an occurrence. Geraldine (Mont. 2008) (“It is the acts giving rise to the complaint which form the basis for coverage, not the complaint’s legal theories or conclusory language.”). The record is unclear as to Brunner’s conduct, which makes applying the Fisher test for an occurrence difficult. Some of the breach allegations are duplicative of the negligence allegations. For example, Quinns allege that Brunner breached the contract in part by failing to “perform all work in a good and workmanlike manner.” This is essentially an allegation of faulty workmanship, which may be an occurrence under Fisher, although factual development is needed to determine whether it is an occurrence here. The other allegations are even harder to analyze on such a sparse record. For example, Quinns allege that Brunner breached the contract by failing to abide by the completion date. Brunner claims that the delay was due to change orders and therefore was not intentional. However, it has not offered any change orders or other evidence to support its contention. The record at this point does not allow a ruling on whether the conduct underlying Brunner’s alleged breach of contract constitutes an occurrence.
Atlantic argues that even if failing to meet the completion date is an occurrence, the liquidated damages accruing at .5% of the price of the home per day are not covered property damages. “Property damage” refers to “physical injury to tangible property, including all resulting loss of use of that property” and the “loss of use of tangible property that is not physically injured.” “However, ‘property damage’ does not include breach of contract, breach of any express or implied warranty, deceptive trade practices or violation of any consumer protection laws.” Brunner and Quinns argue that the liquidated damages reflect “loss of use” of the home due to the delay. A different take is that the provision is a penalty. But as Atlantic contends, the liquidated damages are purely economic. The liquidated damages provision is divorced from any facts, apart from the home price, and does not purport to be compensation for loss of use or any other damages resulting from the delay. Further, the “usual, common-sense meaning” of the policy’s exclusion of “breach of contract” from the definition of “property damage” — while not the model of clarity — is that purely contractual damages are not covered. Accordingly, the liquidated damages accruing at .5% of the home price per day are not covered under the policy and Atlantic has no duty to indemnify Brunner for those damages. However, whether it has a duty to indemnify for the remaining breach of contract and implied warranty claims cannot be determined as a matter of law at this time.
Atlantic has no duty to indemnify for alleged breaches of warranty or violations of the MCPA.
The record is unclear as to the content & circumstances of Brunner’s alleged misrepresentations and fraudulent statements. Thus whether they constitute occurrences under Fisher cannot be determined as a matter of law at this time.
Quinns allege that Brunner caused emotional distress to Peggy Quinn that manifested as physical injuries, “including anxiety, shaking, loss of sleep, panic attacks, insomnia, exhaustion, stress, hot flashes, and worry.” Atlantic argues that this is not covered “bodily injury” because the policy excludes “costs or expenses arising out of emotional distress … unless it arises out of physical injury that occurs to that person.” Quinns concede that this claim is not covered. Atlantic has no duty to indemnify Brunner for emotional distress damages awarded in the underlying suit.
Quinns allege that Brunner was unjustly enriched by retention of payment despite defects. Atlantic argues that equitable relief is not covered. Neither Quinns nor Brunner disputes this contention. Thus Atlantic has no duty to indemnity for the unjust enrichment claim.
Quinns allege that they are entitled to damages under MCA 70-19-420 which allows homeowners to recover enumerated damages proximately caused by a construction defect, including reasonable repairs, reasonable temporary housing, reduction in market value, and reasonable attorney fees & costs. Atlantic argues that this does not allege an occurrence. However, what matters is the underlying conduct, not the legal theory. The statutory defect claim is merely an allegation of faulty workmanship. Factual issues preclude summary judgment on whether Brunner’s alleged faulty workmanship is a covered occurrence.
Quinns allege that Brunner negligently selected and supervised contractors. This is essentially a claim that it is responsible for its subcontractors’ alleged faulty workmanship. Atlantic argues that the policy treats subcontractors’ work the same as Brunner’s work and therefore property damage resulting from subcontractors’ allegedly faulty workmanship is excluded by 2(j)(6). However, the Products-completed operations hazard restores coverage for property damage that occurs after the work is completed. The record is unclear as to when the alleged damage occurred. Thus summary judgment is improper on Atlantic’s duty to indemnify for the subcontractors’ alleged faulty workmanship.
Atlantic Casualty Ins. v. Quinn and Brunner Homes & Const., 44 MFR 206, 6/20/19.
Matthew Hutchison (Ramlow & Rudbach), Whitefish, for Atlantic; David McLean & Ryan Willmore (McLean & Associates), Missoula, for Quinns; Rachel Parkin & Philip Condra (Milodragovich Dale Steinbrenner), Missoula, for Brunner.