{"id":891639,"date":"2017-02-14T13:01:36","date_gmt":"2017-02-14T20:01:36","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=891639"},"modified":"2017-02-14T13:01:36","modified_gmt":"2017-02-14T20:01:36","slug":"completed-operations-coverage-included-excluded-commercial-general-liability-policy","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/completed-operations-coverage-included-excluded-commercial-general-liability-policy\/","title":{"rendered":"Completed-Operations Coverage: What Is Included and Excluded from Your Commercial General Liability Policy?"},"content":{"rendered":"<p>Barbara Jordan and Donald Leach | <a href=\"http:\/\/www.dinsmore.com\/completed-operations-coverage-what-is-included-and-excluded-from-your-commercial-general-liability-policy-01-31-2017\/\" target=\"_blank\">Dinsmore &amp; Shohl LLP<\/a> | January 31, 2017<\/p>\n<p>In 2008, Ohio Northern University (ONU) entered into a contract with Charles Construction Services, Inc. (CCS) for the construction of The Inn, a new luxury hotel and conference center on ONU\u2019s Campus, consisting of 57,000 square feet of space, including guest rooms, meeting rooms, kitchen, laundry, spa, front desk lobby, office area and support areas. After construction was complete, ONU discovered damage to the Inn caused by water intrusion and moisture in The Inn\u2019s wall coverings, dry wall, insulation and exterior walls.<sup>1<\/sup>Remediation of this damage led to the discovery of additional structural defects.<sup>2<\/sup> ONU subsequently brought a claim against CCS in 2012 seeking damages relating to the deficient construction services. CCS then brought third-party claims against many of its subcontractors that performed the work, which resulted in the alleged property damage.<\/p>\n<p>CCS\u2019s insurer, Cincinnati Insurance Company (CIC), intervened in the lawsuit and filed a motion for summary judgment, asking the Hancock County Court of Common Pleas<sup>3<\/sup> to dismiss it from its obligation to defend CCS, relying upon the Ohio Supreme Court\u2019s precedent from <em>Westfield Ins. Co. v. Custom Agri Systems, Inc.<sup>4<\/sup><\/em> In <em>Westfield Ins.,<\/em> the Supreme Court of Ohio held \u201cthat claims of defective construction or workmanship brought by a property owner are not claims for \u2018property damage\u2019 caused by an \u2018occurrence\u2019 under a commercial general liability policy.\u201d<sup>5<\/sup><\/p>\n<blockquote dir=\"ltr\">\n<p dir=\"ltr\">\u201cCourts generally conclude that commercial general liability policies are intended to insure the risks of an insured causing damage to other persons and their property, but that the policies are not intended to insure the risks of an insured causing damage to the insured\u2019s own work . . . . In other words, the policies do not insure an insured\u2019s work itself; rather, the policies generally insure <em>consequential risks<\/em> that stem from the insured\u2019s work.\u201d<sup>6<\/sup><\/p>\n<\/blockquote>\n<p>The Hancock County Court of Common Pleas granted CIC\u2019s motion on September 16, 2015<sup>7<\/sup>, dismissing CIC from its obligation to defend CCS. The dismissal relied completely upon the holding in <em>Westfield Ins.<\/em> by finding that CCS\u2019s subcontractors\u2019 defective work was not consequential property damage that amounted to an \u201coccurrence\u201d under CIC\u2019s commercial general liability policy. Instead, it was damage to the insured\u2019s own work\u2014whether that work was performed by the contractor or its subcontractors did not matter.<\/p>\n<p>On appeal, ONU and CCS each challenged the trial court\u2019s reliance on the decision in <em>Westfield Ins.<\/em> by drawing a distinction between the facts of the <em>Westfield Ins.<\/em> case and the damages alleged by ONU. ONU\u2019s motion in opposition explained that its claims against CCS involved damages arising after the conclusion of construction, not during the project (as was the case in <em>Westfield Ins.<\/em>) and the claims were for property damage resulting from the defective workmanship of CCS\u2019s subcontractors, not the defective work itself. Further, both \u201cONU and CCS argued that CCS purchased additional \u2018products-completed operations\u2019 coverage as an add-on to its commercial general liability policy, which expressly contemplates and provides coverage for ONU\u2019s claims against CCS.\u201d<sup>8<\/sup><\/p>\n<p>On Monday, January 23, 2017, the Ohio Second District Court of Appeals reversed and remanded the judgment of the Hancock County Court of Common Pleas.<sup>9<\/sup> The Court of Appeals analyzed the provision of CCS\u2019s policy relating to products-completed operations. The Court agreed with ONU and CCS in that this provision specifically contemplated coverage for property damage arising after the completion of the project. However, the products-completed operations coverage in CCS\u2019s policy included an exclusion from coverage for \u201cproperty damage\u201d arising due to \u201cyour work.\u201d Therefore, property damage occurring after completion of construction, which arose due to CCS\u2019s work, was excluded from the products-completed operations coverage.<\/p>\n<p>But, does CCS\u2019s \u201cwork\u201d encompass the \u201cwork\u201d of CCS\u2019s subcontractors? Maybe not. The exclusion to the products-completed operations coverage included an exception: \u201c[t]his exclusion <em>does not apply<\/em> if the damaged work or the work out of which the damage arises <em>was performed on your behalf by a subcontractor<\/em>.\u201d<sup>10<\/sup> Therefore, products-completed operations coverage seems to apply in CCS\u2019s case because: \u201c(1) the project was completed at the time the claim arose and; (2) the claim involved \u2018property damage\u2019 caused by work performed on [CCS\u2019s] behalf \u2018by a subcontractor.\u2019\u201d<\/p>\n<p>The Court of Appeals concluded that, at the very least, the combination of the products-completed operations coverage and the exclusions and exceptions thereto created an ambiguity as to whether \u201cthe parties intended and specifically contracted for \u2018property damage\u2019 caused by a subcontractor\u2019s faulty workmanship in a completed project.\u201d<sup>11<\/sup>Because the well-established rule of contract construction states that ambiguities will be strictly construed against the drafter (in this case, CIC) and liberally in favor of the non-drafter (CCS)<sup>12<\/sup>, the trial court\u2019s grant of summary judgment relieving CIC from its obligation to defend CCS was reversed.<\/p>\n<p>In summary, review your commercial general liability policy. Does it include completed-operations coverage? Be prudent about reviewing any exceptions or exclusions from that coverage, as well as any other provisions of your commercial general liability coverage. You can bet that your insurer will now be taking a closer look at these provisions. Contact your Dinsmore attorney with any questions or concerns.<\/p>\n<p><sup>1<\/sup> Ohio N. Univ. v. Charles Constr. Servs., 3d Dist. Hancock No. 5-16-01, 2017-Ohio-258, at \u00b6 3.<br \/>\n<em><sup>2<\/sup> Id.<\/em><br \/>\n<em><sup>3<\/sup> Id.<\/em> at \u00b6 6.<br \/>\n<sup>4<\/sup> Westfield Ins. Co. v. Custom Agri Sys., 133 Ohio St.3d 476, 2012-Ohio-4712, 979 N.E.2d 269.<br \/>\n<sup>5<\/sup> Ohio N. Univ. v. Charles Constr. Servs., 3d Dist. Hancock No. 5-16-01, 2017-Ohio-258.<br \/>\n<em><sup>6<\/sup> Id.<\/em> at \u00b6 21 (citing Westfield Ins. Co., at \u00b6 9) (emphasis added).<br \/>\n<em><sup>7<\/sup> Id.<\/em> at \u00b6 10.<br \/>\n<em><sup>8<\/sup> Id.<\/em> at \u00b6 15.<br \/>\n<sup>9<\/sup> Ohio N. Univ. v. Charles Constr. Servs., 3d Dist. Hancock No. 5-16-01, 2017-Ohio-258.<br \/>\n<em><sup>10<\/sup> Id.<\/em> at \u00b6 33 (emphasis added).<br \/>\n<em><sup>11<\/sup> Id.<\/em> at \u00b6 41.<br \/>\n<em><sup>12<\/sup> Id.<\/em> at \u00b6 40.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Barbara Jordan and Donald Leach | Dinsmore &amp; Shohl LLP | January 31, 2017 In 2008, Ohio Northern University (ONU) entered into a contract with Charles Construction Services, Inc. (CCS) for the construction of The Inn, a new luxury hotel and conference center on ONU\u2019s Campus, consisting of 57,000 square feet of space, including guest&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/completed-operations-coverage-included-excluded-commercial-general-liability-policy\/\">Continue reading <span class=\"screen-reader-text\">Completed-Operations Coverage: What Is Included and Excluded from Your 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":[4,30,9721],"tags":[309,9895,4739,68,9120],"class_list":["post-891639","post","type-post","status-publish","format-standard","hentry","category-construction-defects","category-general-liability-policy","category-property-damage","tag-occurrence","tag-advise-consult","tag-commercial-general-liability-policy","tag-faulty-workmanship","tag-ohio","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>Completed-Operations Coverage: What Is Included and Excluded from Your Commercial General Liability Policy? 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