{"id":890826,"date":"2016-08-31T11:42:41","date_gmt":"2016-08-31T17:42:41","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=890826"},"modified":"2016-08-31T11:42:41","modified_gmt":"2016-08-31T17:42:41","slug":"faulty-workmanship-is-an-occurrence-and-property-damage-under-plain-language-of-standard-form-commercial-general-liability-policy","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/faulty-workmanship-is-an-occurrence-and-property-damage-under-plain-language-of-standard-form-commercial-general-liability-policy\/","title":{"rendered":"Court Holds Damages Consequential to Subcontractors Faulty Workmanship is an &#8220;Occurrence&#8221; and &#8220;Property Damage&#8221; Under Plain Language of Standard Form Commercial General Liability Policy"},"content":{"rendered":"<p>Nicole Levine | <a href=\"http:\/\/www.propertyinsurancecoveragelaw.com\/2016\/08\/articles\/commercial-insurance-claims\/court-holds-damages-consequential-to-subcontractors-faulty-workmanship-is-an-occurrence-and-property-damage-under-plain-language-of-standard-form-commercial-general-liability-policy\/index.html\" target=\"_blank\">Property Insurance Coverage Law Blog<\/a> | August 24, 2016<\/p>\n<p>New Jersey has joined a growing number of jurisdictions in ruling that damages from a subcontractor\u2019s faulty workmanship may trigger coverage under a Developer\/General Contractor\u2019s Commercial General Liability (\u201cCGL\u201d) policy. On August 4, 2016, the New Jersey Supreme Court rendered a unanimous decision affirming the Appellate Division\u2019s holding that consequential damages stemming from a subcontractor\u2019s faulty work constitute <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/new-jersey-appellate-court-holds-that-coverage-exists-for-consequential-damages-caused-by-subcontractors-defective-work\/\" target=\"_blank\">\u201cproperty damage\u201d caused by an \u201coccurrence\u201d<\/a> as defined by the policy.<sup>1<\/sup><\/p>\n<p>In <em>Cypress Point Condominium Assoc. Inc. v. Adria Towers<\/em>, the condominium association for a luxury condominium complex sued the developer and several of its subcontractors. Plaintiffs alleged that the subcontractors\u2019 <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/no-coverage-for-faulty-workmanship-where-underlying-claim-is-strictly-breach-of-contract\/\" target=\"_blank\">faulty workmanship<\/a> caused consequential damages, specifically water infiltration to interior structures, common areas and unit owners\u2019 property. After Plaintiffs filed suit, the developer tendered notice to its insurer, seeking defense and indemnity against these claims. The developer\u2019s insurer denied coverage. The Plaintiffs subsequently \u201cfiled an amended complaint, seeking a determination whether its claims against the developer were covered by the [insurer\u2019s] CGL policies.\u201d<sup>2<\/sup> The insurer\u2019s amended answer denied any such obligation.<\/p>\n<p>Thereafter, the insurers moved for summary judgment on the basis that the subcontractor\u2019s faulty workmanship did not constitute an \u201coccurrence\u201d that caused \u201cproperty damage\u201d which would trigger coverage. The trial court agreed and granted <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/summary-judgment-may-be-appropriate-when-insured-fails-to-take-reasonable-measures-to-prevent-property-damage\/\" target=\"_blank\">summary judgment<\/a> in the insurer\u2019s favor, ruling there was no \u201coccurrence\u201d of \u201cproperty damage\u201d as required under the terms of the policy.<\/p>\n<p>On appeal, the Appellate Division reversed,<sup>3<\/sup> holding that \u201cunder the plain language of the CGL policies, the unintended and unexpected consequential damage caused by the subcontractors\u2019 defective work constituted \u201cproperty damage\u201d and an \u201coccurrence.\u201d The New Jersey Supreme Court granted the insurers\u2019 petition for certification.<\/p>\n<p>The New Jersey Supreme Court unanimously affirmed the Appellate Division. In its analysis, the court determined that the consequential water damages from the subcontractors\u2019 faulty workmanship are covered by the developer\u2019s CGL policies. Among other findings, the court agreed with the appellate court\u2019s analysis distinguishing two seminal New Jersey cases relied upon by the trial court in its finding for the insurers, <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/defective-construction-can-be-a-covered-occurrence-in-new-jersey-the-end-of-weedo\/\" target=\"_blank\"><em>Weedo v. Stone-E-Brick, Inc.<\/em><\/a>,<sup>4<\/sup> and <em>Firemen\u2019s Insurance Company of Newark v. National Union Fire Insurance Company<\/em>,<sup>5<\/sup> These two cases have been heavily cited by many jurisdictions and relied upon by insurers for decades because they support the assertion that CGL policies do not cover consequential damages caused by a subcontractor\u2019s faulty workmanship.<\/p>\n<p>Significantly, the <em>Cypress Point<\/em> court found those cases inapplicable because they construed an earlier 1973 version of the standard CGL form that included a \u201cyour work\u201d exclusion. The 1973 form favored insurers by specifically excluding coverage for property damage to the insured\u2019s completed work\u2014<em>i.e.<\/em>, the developer\u2019s entire project. In 1986 the form was revised to include a \u201csubcontractor\u201d exception to the \u201cyour work\u201d exclusion. The exception expressly states that the exclusion eliminating coverage \u201cdoes not apply if the damaged work was performed on the developer\u2019s behalf by subcontractors\u201d. This exception grants developers with coverage for damages arising from subcontractors\u2019 faulty work.<\/p>\n<p>What does <em>Cypress Point<\/em> mean for policyholders? Positive developments; it marks a victory for real estate developers and general contractors whose claims for defective work performed by subcontractors were previously barred by stringent exclusions. The New Jersey Supreme Court has clearly ruled in favor of the policyholder by holding that the plain language of the CGL policy covers claims for damages caused by a subcontractor\u2019s shoddy work.<\/p>\n<p>In sum, policyholders should be aware of the subcontractor exception to the often-cited \u201cyour work\u201d exclusion. If your insurer has denied or limited coverage for such damages based on this exclusion, review your CGL policy to determine if the denial is enforceable or whether it was erroneously invoked based upon an outdated exclusion. Finally, if you\u2019re not sure about something in your insurance policy, seek the guidance of coverage counsel.<\/p>\n<hr \/>\n<p><sup>1<\/sup> <em>Cypress Point Condominium Assoc. Inc. v. Adria Towers<\/em>, L.L.L, 2016 N.J.Lexis 847 (N.J. August 4, 2016).<br \/>\n<sup>2<\/sup> <em>Id.<\/em> At 8.<br \/>\n<sup>3<\/sup> <em>Cypress Point Condominium Association, Inc. v. Adria Towers, L.L.C.<\/em>, 441 N.J. 369 (App. Div. 2015).<br \/>\n<sup>4<\/sup> <em>Weedo v. Stone-E-Brick, Inc.<\/em>, 81 N.J. 233 (N.J. 1979).<br \/>\n<sup>5<\/sup> <em>Firemen\u2019s Ins. Co. of Newark v. National Union Fire Ins. Co.<\/em>, 387 N.J. Super. 434 (App. Div. 2006).<\/p>\n<p>&nbsp;<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Nicole Levine | Property Insurance Coverage Law Blog | August 24, 2016 New Jersey has joined a growing number of jurisdictions in ruling that damages from a subcontractor\u2019s faulty workmanship may trigger coverage under a Developer\/General Contractor\u2019s Commercial General Liability (\u201cCGL\u201d) policy. On August 4, 2016, the New Jersey Supreme Court rendered a unanimous decision&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/faulty-workmanship-is-an-occurrence-and-property-damage-under-plain-language-of-standard-form-commercial-general-liability-policy\/\">Continue reading <span class=\"screen-reader-text\">Court Holds Damages Consequential to Subcontractors Faulty Workmanship is an &#8220;Occurrence&#8221; and &#8220;Property Damage&#8221; Under Plain Language of Standard Form Commercial General Liability Policy<\/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":[309,68,23,139],"class_list":["post-890826","post","type-post","status-publish","format-standard","hentry","category-insurance-claims","tag-occurrence","tag-faulty-workmanship","tag-insurance-coverage","tag-new-jersey","entry"],"jetpack_publicize_connections":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v25.0 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Court Holds Damages Consequential to Subcontractors Faulty Workmanship is an &quot;Occurrence&quot; 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