INSURANCE: Efficient proximate cause of loss from collapsed deck was repeated seepage or leakage of water over extended time, an excluded peril. . . coverage denial reinforced by anti-concurrent clauses clause. . . Molloy.
Tafford & Larayne Oltz own a home at 11 Golf Drive, Whitefish, and have had coverage from Safeco since 1/13. In the summer of 2015 they noticed instability in the deck posts and that the deck was beginning to pull away from the house. They contacted Teksu Rivera to repair it. After discovering that the attachment was rotted, he and his employees began removing parts for safety reasons. During the removal, part of the deck collapsed. Removal of the home’s siding revealed water damage from the roof to the deck. Oltzes submitted a claim to Safeco. Adjuster Michael Hoover agreed to Rivera’s request to hire an engineer. Oltzes hired Paul Wells, who concluded that the sheathing & framing of the wall had suffered “extensive water damage,” likely from water routed “into the area of the roof/wall connection via a heat cord” and that an ice dam may have “greatly increased” the amount of water. On 10/28 Hoover wrote “ICE DAM would be a covered cause of loss, however this needs to be confirmed.” On 10/29 Safeco sent Oltzes a Reservation of Rights letter stating that coverage was under investigation. It hired Wade Sticht who concluded that the deck had likely detached because the wood where it was fastened had “deteriorated” and suspected that “it had been minimally fastened to the home.” He wrote that it was “more probable than not that the primary cause of the deterioration of the exterior wall framing and sheathing was long-term chronic exposure to moisture.” He concluded that the “seepage/penetration of water” occurred “as a result of: the as-built roof and wall configuration, inadequate weather proofing, inadequate flashing at the roof-to-wall interface, and the absence of adequate flashing at the windows.” Oltzes assert that claims handler Trevor Evans then instructed Rivera to submit all bills to him, requested an estimate, and instructed them to continue with demolition and repair. Safeco states that he reminded them that coverage had not been determined. (In an email exchange with Rivera 11/12 & 11/13, Evans requested “a copy of the building plans” and stated that after he had a chance to review the repair bid “I might have some questions on scope or pricing detail.”) Sticht sent his report to Evans 11/23. Safeco sent a 2nd Reservation of Rights letter 11/24 which included excerpts from the exclusions. Tafford Oltz emailed Evans 11/27 asking for an “immediate commitment that either Safeco is going to cover the repairs or not.” Evans emailed Rivera 11/29. Oltzes state that the email informed Rivera that it would be several weeks before a coverage decision would be made; Safeco states that it informed Oltzes that they could move forward with demolition and related repairs, but that coverage was under investigation and it could not commit to coverage or payments at that time. The email does not appear in the record. Safeco sent a 3rd Reservation of Rights letter 1/15/16, again including excerpts from the exclusions. It denied the claim 1/19/16:
As you can see in the above-referenced policy provisions losses resulting from continuous or repeated seepage or leakage of water, inherent defect, weather, faulty, inadequate or defective design, workmanship and construction, and wet or dry rot, are not covered. The exterior sheathing and windows are non-covered losses due to improper flashing and roof construction with non-covered ensuing loss of repeated seepage and leakage of water. The Additional Property Coverage for Collapse excludes coverage for decks unless the loss is a direct result of the collapse of the dwelling or part of the dwelling to which it is attached. Therefore, according to the terms and conditions of your policy, we are unable to provide any coverage for this loss.
Safeco did not initially consider Wells’s report, but did so after Oltzes’ counsel provided it in 2/16. Safeco concluded that it did not affect its decision. Work on the home was completed in 4/16. Oltzes assert that they were unable to completely repair their home in the most appropriate manner because Safeco refused to pay for their losses. They sued in State Court in 8/16 seeking declarative relief and alleging breach of contract, breach of the covenant of good faith & fair dealing, common law bad faith, and violation of the UTPA. Safeco removed to this Court and subsequently moved for summary judgment.
A. Moisture. Safeco argues that Oltzes’ losses are not covered because the policy excludes coverage for losses caused by long-term exposure to water & moisture, regardless of the source. It argues that 3 specific exclusions apply: continuous or repeated seepage or leakage, weather that contributes to an uncovered cause, and wet or dry rot. Oltzes insist that an ice dam is the proximate cause of their losses and that summary judgment is precluded by material fact questions. Safeco has the better argument.
1. Seepage or leakage exclusion. There is expert consensus that the damages were caused by repeated exposure to moisture over an extended time. The policy excludes losses from “continuous or repeated seepage or leakage of water . . . which occurs over a period of weeks, months or years.” However, Oltzes argue that water would not have infiltrated without an ice dam, which they insist is not an excluded peril. The experts agree that an ice dam was involved in allowing moisture to penetrate the siding. Oltzes rely on “efficient proximate cause.” Safeco insists that the ice dam was not the proximate cause. Park Saddle Horse (Mont. 1927) articulated the doctrine of efficient proximate cause:
In determining the cause of a loss for the purpose of fixing the insurance liability when concurring causes of the damage appear, the proximate cause to which the loss is to be attributed is the dominant, the efficient one that sets the other causes in operation; and causes which are incidental are not proximate, though they may be nearer in time and place of the loss.
Park Saddle submitted a claim to Royal Indemnity after a guide “carelessly and negligently lost his way and misguided [a] party into the mountains and forest where there was no trail” in Glacier Park and a guest was injured while walking her horse across steep terrain. The Court concluded that the accident was “caused efficiently and proximately by the use of horses in the operation of the insured’s business,” and that coverage therefore applied, the guide’s negligence notwithstanding. Park Saddle‘s “efficient proximate cause” is reconcilable with the USSC”s articulation of “proximate cause in the insurance field,” which “refers to that cause which is most nearly and essentially connected with the loss as its efficient cause.” Standard Oil (US 1950). That cause is “not necessarily the cause nearest in point of time to the loss,” nor does it differ materially from how Montana defines proximate cause in negligence law: “Proximate cause is an act or omission which, in a natural and continuous sequence, unbroken by any new, independent cause, produces injury, and without which the injury would not have occurred.” Pappas (Mont. 1994). The loss in Park Saddle was the cost of an injury to a tourist that “arose from” the use of a saddle horse, a risk specifically insured against. The loss here was the damage to Oltzes’ home, and that loss was caused by the repeated intrusion of water, a specifically excluded peril. If the Park Saddle policy had excluded negligent acts, the comparison that Oltzes attempt to draw would be more compelling. But the dominant cause was leaking water, and that cause is excluded. Assuming that the leakage would not have occurred but for the ice dam, the leakage was a superseding event in the causal chain: the damage only began when water began to leak into the home — the “initial event.” Hirschmann (Wash. 1989). Safeco properly relied on the seepage or leakage exclusion. (A savings clause in “Building Property Losses We Do Not Cover” states that Safeco insures “for any resulting loss” from, inter alia, the seepage or leakage exclusion. However, the savings clause does not apply if “the resulting loss is itself excluded.” The resulting loss here would be damage from rot, which is an excluded peril, as discussed below.)
2. Weather contributing with non-covered cause or event. The policy “do[es] not cover loss caused directly or indirectly by . . . Weather that contributes in any way with a cause or event not covered in this section to produce a loss. However, any ensuing loss caused by a covered peril and not otherwise excluded is covered.” “Weather” is not defined. Safeco relies on Wells’s identification of naturally occurring weather conditions as a source of the moisture that damaged the home. Oltzes argue that “under Safeco’s interpretation of the policy, it is difficult to imagine a scenario under which any water damage from any source would ever be covered.” The MSC has repeatedly emphasized that illusory coverage violates Montana public policy. However, the weather exclusion does not create illusory coverage. As Safeco points out, it applies to losses resulting from weather “that contributes in any way with a cause or event not covered.” It does not bar coverage caused by weather damage alone, but only where an excluded peril caused the loss and weather contributed. Safeco properly relied on the weather exclusion because weather contributed to “a cause or event not covered” to produce Oltzes’ loss.
3. Fungi and rot. The policy excludes “loss caused directly or indirectly by . . . . Fungi, Wet or Dry Rot, or Bacteria, meaning the presence, growth, proliferation or spread of fungi, wet or dry rot, or bacteria.” There is no question that the plywood sheathing and parts of the framing of Oltzes’ home were rotting. The expert testimony is that the rot was caused by the repeated intrusion of water, and as such the rot was not a direct cause of the loss, meaning that the loss due to wood rot could qualify for the exclusion exception. However, because seepage or leakage is an excluded peril and was the proximate cause of Oltzes’ losses, the exception does not apply. Thus the fungi and rot exclusion also bars coverage.
B. Defective design & maintenance. Safeco next argues that the policy provides no coverage for Oltzes’ losses because they are also the result of defective design & maintenance. Oltzes again insist that an ice dam is the cause of their damages and resulting losses, and that summary judgment is precluded by disputed facts as to the allegedly defective roof design, inadequate flashing, and deck collapse. As to disputed facts, Oltzes have the better argument.
1. Inherent defect & faulty design. The policy excludes loss caused by “faulty, inadequate or defective . . . design, specifications, workmanship, repair, construction . . . materials used in repair, construction, renovation or remodeling . . . or maintenance.” Safeco’s faulty workmanship argument relies on Sticht’s conclusion that the deck detachment may have been exacerbated due to minimal fastening and apparently infers that the collapse was due to faulty design or workmanship. However, one expert’s testimony that minimal fastening may have contributed to the deck collapse is inadequate to support summary judgment. Further, as Oltzes point out, Rivera stated that the deck appeared to be initially properly bolted to the home. Safeco also argues that the damage was caused by defective roof design and lack of adequate flashing at the windows, again relying on Sticht’s report. However, Hafferman Engineering noted that “the window flashing in the Sticht report, whether properly done or not, was not the source of the water damage,” and Wells noted that “the flashing that was installed along the slope of the roof/wall was properly installed and does not appear to have contributed to the damages. As to defective design, while Safeco leans heavily on Sticht’s conclusion that the “roof configuration” may have contributed to formation of an ice dam, he does not conclude that the design was defective. Finally, Safeco points to the heat tape as evidence of a design defect, effectively arguing that where heat tape exists, so too must a design defect, which is not supported by the record. Factual issues preclude summary judgment as to the inherent defect and faulty design exclusion.
2. Faulty, inadequate, or defective maintenance. The policy excludes “faulty, inadequate or defective . . . maintenance of property.” Safeco relies on Tafford Oltz’s deposition that he had never been on his roof and did not know if the heat cord was working before the damage was discovered. Oltzes respond that they adequately maintain their home and support their position with Tafford’s deposition that he hired someone to clean the gutters twice a year and the affidavit of Brett Miller, who painted the home in 7/15, that he saw no evidence of rot or water damage and believed the home was exceptionally well maintained. Oltzes point to a genuine material fact issue as to defective maintenance, making summary judgment as to this issue inappropriate.
C. Deck collapse. The policy excludes losses caused by collapse unless the collapse is covered under Additional Property Coverages. “Collapse means an abrupt falling down or caving in of a building with the result that the building or part of the building cannot be occupied for its intended purpose.” However, loss due to collapse of a deck is only covered if the cause of the collapse is a covered peril “unless the loss is a direct result of the collapse of the dwelling or any part of the dwelling to which it is attached.” Oltzes’ home has not collapsed, and summary judgment is appropriate as to the collapse exclusion. (The policy does include an additional coverage for collapse, but Oltzes did not purchase it. But because the collapse was caused by the seepage or leakage exclusion, additional coverage would not apply even had they purchased it.)
D. Anti-concurrent clauses clause. The “anti-concurrent clauses clause” (the “Clause”) provides that Safeco “do[es] not cover loss caused directly or indirectly by [the excluded perils],” and that “such loss is excluded regardless of any other cause or event contributing concurrently or in any sequence to the loss.” Because it is undisputed that at least 1 excluded peril (repeated seepage or leakage of water) caused Oltzes’ loss, the Clause precludes coverage unless it is deemed not to apply. While there is no Montana law on the subject, Oltzes argue that enforcing it would create illusory coverage, allowing Safeco to avoid its contractual duties. However, simply restricting the scope of coverage does not render coverage illusory. Nor, at least in this instance, does it prevent application of the efficient proximate cause doctrine. In fact, the Clause reflects the distinction between proximate and remote cause central to the doctrine. Thus, losses caused by excluded perils are excluded, even if any other “cause or event” contributed. Only if the excluded peril causes the loss is the Clause implicated. Nor does the Clause create ambiguity. The policy is clear: “accidental direct physical loss” is covered “except as limited or excluded.” And that limitation & exclusion hinges on whether a loss is caused, directly or indirectly, by an excluded peril. Oltzes point to no Montana law barring application of anti-concurrent causes clauses, and it is reasonable to conclude that the MSC would not bar application of the clause here, where it does not create illusory coverage, would be clear to a consumer, and is not ambiguous. Washington and California cases which Oltzes cite which refused to enforce anti-concurrent clause provisions draw from extensive efficient proximate cause law not present in Montana. Repeated leakage or seepage caused Oltzes’ losses, even though the ice dam was a contributing factor. The Clause simply reinforces Safeco’s denial of coverage.
Covenant of good faith & fair dealing. Safeco argues that Oltzes’ claims for breach of the covenant and common law bad faith are barred by the UTPA. Oltzes concede that summary judgment is appropriate as to common law bad faith but argue that they can maintain a claim for breach of the implied covenant as a contract action. However, because Safeco properly concluded that their losses were not covered, summary judgment is proper as to this claim as well. Safeco did not deal dishonestly with them, but kept them apprised of its investigations and the reasons for its no-coverage decision.
UTPA. Safeco had a reasonable basis — factually and legally — to contest Oltzes’ claim. The facts show that the damage was caused by long-term leaking water, and the policy excludes damage caused by repeated seepage or leakage. Summary judgment is appropriate as to this claim.
Loss occurred before policy period. Safeco finally argues that the policy was not effective on the date the damage 1st occurred. It raises this argument for the 1st time in its reply brief — and did not raise it in its denial of coverage or reservation letters. The argument will not be considered.
Safeco’s motion for summary judgment is granted as to all of Oltzes’ claims.
Oltz v. Safeco Ins., 44 MFR 182, 2/5/18.
Shelly Brander & Lucas Mann (Kaufman Vidal Hileman Ellingson), Kalispell, for Oltzes; Brooke Murphy & Talia Damrow (Matovich, Keller & Murphy), Billings, for Safeco.