INSURANCE: Damage from pipe leakage in basement of part-time home excluded under long-term leak exclusion… Molloy.
In 9/20 a pipe in the basement of Mary McKain’s part-time home in Polson released water for 1 month. According to McKain, a pressurized hot water pipe became separated from the hot water tank, sending an open flow of heated water into the basement, with power records indicating that it began on or about 9/19/20. (Although she refers to “an open flow” and a “leak,” she consistently refers to the event as a “leak.”) She reported the claim to Safeco under her Homeowners Policy. Safeco denied it on the basis that the policy excluded damage from such a long-term leak. McKain seeks a declaratory judgment that Safeco is obligated to pay for all losses incurred during the first 13 days of the leak.
The long-term leak exclusion removes from coverage damage that is the result of “continuous or repeated seepage or leakage of water or steam, or the presence or condensation of humidity, moisture, or vapor which occurs over a period of weeks, months, or years.” McKain asserts that “over” renders the exclusion ambiguous. Under her interpretation, the plain language excluding loss from a long-term leak over a period of weeks, months, or years means that loss from a long-term leak under a period of weeks, month, or years is covered. Under that reading the exclusion is ambiguous because there are 3 possible results:
1. When water causes loss during the first 13 days and continues to cause loss thereafter the entire loss is covered.
2. When water causes loss during the first 13 days and continues to cause loss then all losses which occurred during the first 13 days are covered and any loss the insurer can prove occurred after day 13 is excluded.
3. When water does not cause loss during the first 13 days but causes loss thereafter, that loss the insurer proves occurred after day 13 is excluded.
She argues that “no matter how the exclusion is interpreted, all losses caused by water exposure in less than 14 days (two weeks) are covered losses.”
Safeco asserts that the exclusion unambiguously “applies to all losses caused by water leakage or seepage occurring over a period of weeks or more, even where another cause or event contributed to the overall damage.” Under Safeco’s reading “the temporal aspect of the exclusion — over a period of weeks, months, or years — clearly refers to the leakage of water, not the resulting loss.” Safeco has the better position.
The plain language of the introduction to the building property loss exclusions precludes the first of McKain’s interpretations. In no event would the entire loss be covered if “water causes loss during the first 13 days and continues to cause loss thereafter.” The introductory language states that loss resulting from a long-term leak (which McKain implicitly concedes is a leak occurring for 14 days or more) “is excluded regardless of any other cause or event contributing concurrently or in any sequence to the loss.” Thus even if the policy supported McKain’s reading that loss occurring within the first 13 days of a leak was covered, any loss occurring thereafter is unambiguously excluded.
McKain’s 2nd and 3rd readings are foreclosed when the introductory language is read in conjunction with the long-term leak exclusion. It states: “We do not cover loss caused directly or indirectly by any of the following excluded perils,” clarifying that each exclusion that follows identifies a “peril,” not a “loss.” Thus the long-term leak exclusion identifies a peril — the continuous or repeated seepage or leakage of water or steam which occurs over a period of weeks, months, or years — that excludes any resultant loss from coverage.
McKain’s position that the policy provides coverage for loss caused by water during the first 13 days of a leak even if that leak continues beyond 13 days ignores that the temporal limitation applies to the peril — the continuous or repeated seepage or leakage of water — and not the loss. McKain acknowledges that the event “began on or about September 19, 2020.” She agrees that the leak was discovered 10/19, so the leakage continued for 30 days or about 4 weeks. The duration meets the definition for the excluded peril identified in the exclusion. Thus it is irrelevant whether she sustained damages within any 13-day window because the exclusion excludes peril such as that which occurred here, and once that peril has occurred, the loss that flows from it “directly or indirectly” is excluded.
That conclusion is bolstered by Karon v. Safeco (D. Ariz. 2021) which concluded that the same exclusion was unambiguous and barred coverage for any losses that occurred in the first 13 days of a leak. The plaintiffs incurred losses after a refrigerator water line broke in their vacation home, leaking undetected for an extended time. The plaintiffs argued that the exclusion applied only to losses sustained “over a period of weeks,” meaning that any losses sustained within the first 13 days were covered. The court rejected that argument on the basis that “the operative term is ‘over,’ whereby Section 5 excludes claims for damage occurring ‘over a period of weeks,’ not damage occurring ‘after a period of weeks.’” The court distinguished its conclusion from 2 cases McKain relies on for her ambiguity argument.
The plaintiff in Wheeler v. Allstate (10th Cir. 2017) sustained significant damage to his vacation home as a result of a pipe leak in the basement and the district court granted summary judgment for Allstate. The 10th Circuit determined that a long-term leak exclusion that excluded damage “caused by seepage, meaning continuous or repeated seepage or leakage over a period of weeks, months, or years,” was unambiguous but that it was silent as to whether coverage existed for damage that was caused within a period of “weeks.” It concluded that the exclusion “does not clearly and unmistakably apply to damage caused by less than 14 days of leakage.” It remanded for the district court to determine the factual issue of whether the plaintiff could prove damages that occurred within the first 13 days of the leak.
The plaintiff in Hicks v. American Integrity (Fla. 2018) sustained damage to his home while he was away as a result of a leak in a refrigerator line. American Integrity denied the claim on the basis that the policy “does not insure for loss caused by constant or repeated seepage or leakage of water over a period of 14 or more days” and the district court agreed. The appellate court determined that “it is not unambiguously clear that a provision excluding losses caused by constant leakage of water over a period of fourteen or more days likewise excludes losses caused by constant leakage of water over a period of less than fourteen days.” It determined that the provision had to be read in favor of coverage and remanded on the issue of coverage within the first 13 days of the leak.
Distinguishing Wheeler and Hicks, Karon determined that the plaintiffs’ loss within 13 days was not covered because “the lead-in clause in the policy in Wheeler is meaningfully different than the lead-in clause here.” It emphasized that the lead-in clause in Wheeler excluded loss to property “consisting or caused by” while the lead-in clause to the Safeco policy in Karon excluded loss “caused directly or indirectly by any of the excluded perils. Such loss is excluded regardless of any other cause or event contributing concurrently or in any sequence to the loss.” The court ultimately concluded that “the clause here excludes otherwise covered risks, like water damage occurring within the first 13 days, that contribute to the overall loss.” Karon rejected the reasoning in Hicks as non-binding and unpersuasive, pointing to Brooke (WD Tex. 2001) that determined that the same language was unambiguous.
Karon is most persuasive and supports a determination that the policy is unambiguous. Read in its entirety, the building property exclusions exclude loss that results from a leak that occurs over a period of weeks, months, or years. The leak here occurred over a period of weeks so the loss resulting from it is excluded.
Because the long-term leak exclusion unambiguously excludes coverage, McKain’s claims alleging breach of the policy and implied covenant, violation of the UTPA, and punitives necessarily fail.
McKain v. Safeco Ins., 44 MFR 280, 8/25/22.
Ann Moderie (Moderie Law Firm), Polson, Matthew O’Neill (O’Neill Law Office), Polson, and Tyler Moss (Moss Law), Polson, for McKain; Carey Matovich & Katherine Huso (Matovich, Keller & Huso), Billings, for Safeco.