{"id":884345,"date":"2015-10-21T11:43:35","date_gmt":"2015-10-21T17:43:35","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=884345"},"modified":"2015-10-21T11:43:35","modified_gmt":"2015-10-21T17:43:35","slug":"utah-court-seepage-over-a-months-long-period-is-excluded-as-moral-hazard","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/utah-court-seepage-over-a-months-long-period-is-excluded-as-moral-hazard\/","title":{"rendered":"Utah Court: Seepage Over A Months-Long Period Is Excluded As Moral Hazard"},"content":{"rendered":"

October 14, 2015<\/p>\n

Two weeks ago in Wheeler v. Allstate Ins. Co.<\/i>, 2015 WL 5714392, 2015 U.S. Dist. LEXIS 131736 (C.D.Utah, Sep. 29, 2015)<\/a>, a Utah court barred coverage for a mold loss caused when a vacant log cabin suffered a long-term water leak.\u00a0 The policy excluded \u201cseepage or leakage over a period of weeks, months or years,\u201d and the judge held that that language embodied the concept that such a loss was a moral hazard \u2013 a preventable risk best assumed by the policyholder rather than by his or her homeowners insurer.<\/p>\n

\"shutterstock_112937398\"The insured owned a seasonal cabin in Duck Creek that was not used during the winter months, and his practice was to leave both the water and the heat turned on.\u00a0 At some point during the early months of 2011, a valve under the sink in the basement wet bar failed.\u00a0 The consequences were discovered when the wife of one of his employees visited the building in April, 2011.\u00a0 According to the insurance adjuster\u2019s report, there was \u201cextensive mold damage throughout the house\u201d and \u201c[m]old upstairs on every wall and ceiling in [the] home.\u201d\u00a0 Water district records showed that the policyholder\u2019s water bill had jumped from $15 in January to $93.75 in March, but this went unnoticed because the bills were \u201cautomatically paid\u201d by his office.<\/span><\/p>\n

The cabin was covered by a Deluxe Homeowners Policy, and the insured made claim for the loss.\u00a0 Exclusion 3 of the contract of insurance barred coverage for loss caused by \u201c[s]eepage, meaning continued or repeated seepage or leakage over a period of weeks, months or years, of water . . . from a plumbing . . . system or . . . from, within, or around any plumbing fixtures,\u201d while Exclusion 7 barred coverage for loss from wear and tear, deterioration, latent defect and rust or corrosion.\u00a0 Exclusion 7 had an exception, however, that recited that if those perils<\/p>\n

cause the sudden an accidental escape of water or steam from a plumbing . . . system . . . within your dwelling, we cover the direct physical damage caused by the water or steam.<\/p><\/blockquote>\n

The carrier inspected the dwelling and issued a denial letter citing the seepage exclusion only seven days after being notified of the claim.\u00a0 The insured then brought suit, asserting: (1) that Exclusion 7\u2019s exception was ambiguous; and (2) that his loss was covered under Exclusion 7 as a \u201csudden and accidental escape of water.\u201d<\/p>\n

Two weeks ago Magistrate Judge Brooke Wells rejected those arguments and granted the insurer\u2019s motion for summary judgment.\u00a0 The court found that the provisions of the contract of insurance were \u201cclear and not ambiguous\u201d in nature.\u00a0 The Judge also rejected the attempt invoke Exclusion 7\u2019s exception because the policy barred coverage for loss from long-term seepage.\u00a0 As the decision explained, \u201cthe plain reading of Section 7 demonstrates that the exception is triggered only if no other exclusion applies.\u201d\u00a0 The Judge agreed with Schwartzenfeld v. National Mut. Fire Ins. Co.<\/i>, 2011 Mich. App. LEXIS 752, 2011 WL 1565466 (Mich.App. 2011), quoting that case for the following proposition:<\/p>\n

Further, \u201c[c]overage\u201d under a policy is lost if any exclusion in the policy applies to the insured particular claims.\u00a0 Exclusions serve to limit the scope of coverage provided and must be read with the policy as a whole and independently of every other exclusion.\u201d\u00a0 Therefore, \u201c[b]ecause the loss is excluded, the exceptions do not apply.\u201d<\/p><\/blockquote>\n

Finally, the court was unpersuaded by the policyholder\u2019s assertion that Exclusion 3 did not apply because he was only seeking to recover for non-mold damage caused during the first three days after the leak.\u00a0 In her words:<\/p>\n

Because the damage to Plaintiff\u2019s cabin was so extensive and was not found for at least 60-70 days, it is difficult if not impossible for the Court determine exactly what amount of damage would have occurred in the first few hours and days.<\/p><\/blockquote>\n

Judge Wells\u2019 decision also contains a useful discussion of moral hazard.\u00a0 On direct, the carrier\u2019s expert had explained that this defense deals:<\/p>\n

with \u201cattitude rather than intention.\u00a0 It deals with loss or damage that occurs that and\/or is increased because of less-than-conscientious attitude on the part of the homeowner towards the proper maintenance and care of the property insured.\u201d\u00a0 Therefore \u201ccontinuous or repeated seepage or leakage of water from a plumbing system is considered a moral hazard because the damage and\/or the extent of loss can be limited or prevented entirely through proper maintenance and attentive care of the property insured.\u201d<\/p><\/blockquote>\n

As the opinion explained:<\/p>\n

To finish reading this article<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"

October 14, 2015 Two weeks ago in Wheeler v. Allstate Ins. Co., 2015 WL 5714392, 2015 U.S. Dist. LEXIS 131736 (C.D.Utah, Sep. 29, 2015), a Utah court barred coverage for a mold loss caused when a vacant log cabin suffered a long-term water leak.\u00a0 The policy excluded \u201cseepage or leakage over a period of weeks,… Continue reading Utah Court: Seepage Over A Months-Long Period Is Excluded As Moral Hazard<\/span><\/a><\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","enabled":false},"version":2}},"categories":[3],"tags":[11,125,8875],"class_list":["post-884345","post","type-post","status-publish","format-standard","hentry","category-insurance-claims","tag-insurance-claim","tag-mold","tag-water-leak","entry"],"jetpack_publicize_connections":[],"yoast_head":"\nUtah Court: Seepage Over A Months-Long Period Is Excluded As Moral Hazard - 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