{"id":890906,"date":"2016-09-06T16:35:33","date_gmt":"2016-09-06T22:35:33","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=890906"},"modified":"2016-09-06T16:35:33","modified_gmt":"2016-09-06T22:35:33","slug":"consequential-damages-caused-subcontractors-defective-construction-work-insured","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/consequential-damages-caused-subcontractors-defective-construction-work-insured\/","title":{"rendered":"NJ Supreme Court Gets it Right! Consequential Damages Caused by a Subcontractor&#8217;s Defective Construction Work is Insured"},"content":{"rendered":"<p>Jonathan A. Cass and Rene David Quinlan | <a href=\"http:\/\/www.constructionlawsignal.com\/by-subject\/insurance\/nj-supreme-court-gets-it-right\/?utm_source=feedburner&amp;utm_medium=feed&amp;utm_campaign=Feed%3A+ConstructionLawSignal+%28Construction+Law+Signal%29\" target=\"_blank\">Construction Law Signal<\/a> | August 29, 2016<\/p>\n<p>Th<a href=\"http:\/\/www.constructionlawsignal.com\/wp-content\/uploads\/sites\/345\/2016\/08\/Insurance.jpg\"><img loading=\"lazy\" decoding=\"async\" class=\"alignright wp-image-3408\" src=\"http:\/\/www.constructionlawsignal.com\/wp-content\/uploads\/sites\/345\/2016\/08\/Insurance-300x213.jpg\" sizes=\"auto, (max-width: 264px) 100vw, 264px\" srcset=\"http:\/\/www.constructionlawsignal.com\/wp-content\/uploads\/sites\/345\/2016\/08\/Insurance-300x213.jpg 300w, http:\/\/www.constructionlawsignal.com\/wp-content\/uploads\/sites\/345\/2016\/08\/Insurance-150x106.jpg 150w, http:\/\/www.constructionlawsignal.com\/wp-content\/uploads\/sites\/345\/2016\/08\/Insurance-640x454.jpg 640w, http:\/\/www.constructionlawsignal.com\/wp-content\/uploads\/sites\/345\/2016\/08\/Insurance-40x28.jpg 40w, http:\/\/www.constructionlawsignal.com\/wp-content\/uploads\/sites\/345\/2016\/08\/Insurance-80x57.jpg 80w, http:\/\/www.constructionlawsignal.com\/wp-content\/uploads\/sites\/345\/2016\/08\/Insurance-160x113.jpg 160w, http:\/\/www.constructionlawsignal.com\/wp-content\/uploads\/sites\/345\/2016\/08\/Insurance-320x227.jpg 320w, http:\/\/www.constructionlawsignal.com\/wp-content\/uploads\/sites\/345\/2016\/08\/Insurance.jpg 822w\" alt=\"insurance coverage\" width=\"264\" height=\"187\" \/><\/a>e New Jersey Supreme Court\u2019s August 4, 2016 decision in <em>Cypress Point Condominium Association, Inc. v. Adria Towers, LLC<\/em> opened the door for general contractors to obtain insurance coverage under their commercial general liability (CGL) policies for property damage caused by their <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/faulty-workmanship-is-an-occurrence-and-property-damage-under-plain-language-of-standard-form-commercial-general-liability-policy\/\" target=\"_blank\">subcontractor\u2019s defective work<\/a>.\u00a0<strong><br \/>\n<\/strong><\/p>\n<p>In <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/new-jersey-supreme-court-issue-important-decision-for-homeowners-and-contractors\/\" target=\"_blank\"><em>Cypress<\/em><\/a>, a condominium association sued the general contractor and several of its subcontractors, alleging that water infiltration in roofs, windows, and common areas damaged the structural steel, sheathing, drywall, insulation and floors of the newly-constructed building. The association claimed that the damages were caused by the subcontractors\u2019 faulty construction. When the general contractor\u2019s CGL insurance companies denied coverage, the association joined the insurance companies into the lawsuit.<\/p>\n<p>The insurance companies moved to dismiss the association\u2019s claims, taking the position that the subcontractors\u2019 faulty workmanship was not an \u201coccurrence\u201d that caused \u201cproperty damage\u201d under the terms of the CGL policy. Specifically, the insurance companies argued that CGL policies are only intended to provide coverage for damage to property <em>other than<\/em> the project itself. They further asserted that subcontractors\u2019 defective workmanship was not an \u201caccident\u201d that gives rise to an \u201coccurrence\u201d under an insurance policy; rather, the subcontractors\u2019 defective workmanship is a normal consequence of the construction business.<\/p>\n<p>The association, on the other hand, argued that although New Jersey courts have long held that defective construction is not covered under an insurance policy, damages that are a <em>consequence<\/em> of the defective construction <em>are<\/em> covered. It also pointed to the <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/contractors-beware-subcontractor-exception-to-your-work-exclusion-may-not-save-the-day\/\" target=\"_blank\">\u201cyour work\u201d exclusion<\/a> contained in the 1986 version of the CGL coverage form. While property damage to a <em>general contractor\u2019s own work<\/em>is excluded under its CGL policy, an exception to the \u201cyour work\u201d exclusion provides coverage for property damage to the project caused by its <em>subcontractor\u2019s <\/em>defective work.<\/p>\n<p>The New Jersey Supreme Court agreed with the association. The Court found that the water infiltration and resulting property damage was an \u201coccurrence\u201d under the CGL policies and was caused by an \u201caccident\u201d because there was no evidence that the subcontractors <em>intended<\/em> to cause any of the damage. The most important consideration for the Court was the subcontractor exception to the \u201cyour work\u201d exclusion contained in the CGL policies and the fact that the damage <em>resulted from<\/em>the subcontractors\u2019 work.<\/p>\n<p>The practical implications of the <em>Cypress Point<\/em> case are extremely significant for general contractors who have CGL policies issued in New Jersey. If your CGL policy contains an exception to the \u201cyour work\u201d provision for your subcontractors, your insurance company may be required to defend you in a lawsuit and pay for the damages <em>resulting from<\/em> your subcontractors\u2019 defective work. It is important to note that the insurance company will not be required to pay to repair your subcontractors\u2019 defective work, but they may be required to pay for damages that are a <em>consequence<\/em> of that defective work.<\/p>\n<p>To determine whether or not your <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/what-did-you-expect-how-contractors-can-help-ensure-insurance-coverage-under-a-cgl-policy\/\" target=\"_blank\">CGL policy<\/a> contains a subcontractor exception to the \u201cyour work\u201d exclusion or provides coverage in any particular instance, you should always consult with your attorney and insurance broker.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Jonathan A. Cass and Rene David Quinlan | Construction Law Signal | August 29, 2016 The New Jersey Supreme Court\u2019s August 4, 2016 decision in Cypress Point Condominium Association, Inc. v. Adria Towers, LLC opened the door for general contractors to obtain insurance coverage under their commercial general liability (CGL) policies for property damage caused&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/consequential-damages-caused-subcontractors-defective-construction-work-insured\/\">Continue reading <span class=\"screen-reader-text\">NJ Supreme Court Gets it Right! Consequential Damages Caused by a Subcontractor&#8217;s Defective Construction Work is Insured<\/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":[4,30,53],"tags":[392,4739,918,157],"class_list":["post-890906","post","type-post","status-publish","format-standard","hentry","category-construction-defects","category-general-liability-policy","category-professional-liability-insurance-2","tag-cgl-policy","tag-commercial-general-liability-policy","tag-defective-work","tag-subcontractor","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>NJ Supreme Court Gets it Right! 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