{"id":892301,"date":"2017-06-08T10:04:02","date_gmt":"2017-06-08T16:04:02","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=892301"},"modified":"2017-06-08T10:04:02","modified_gmt":"2017-06-08T16:04:02","slug":"repair-cost-exceeding-actual-cash-value-not-establish-total-loss-fire-insurance-policy","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/repair-cost-exceeding-actual-cash-value-not-establish-total-loss-fire-insurance-policy\/","title":{"rendered":"Repair Cost Exceeding Actual Cash Value Does Not Establish \u201cTotal Loss\u201d Under Fire Insurance Policy"},"content":{"rendered":"<p>Christopher Kendrick and Valerie A. Moore | <a href=\"http:\/\/www.hbblaw.com\/Repair-Cost-Exceeding-Actual-Cash-Value-Does-Not-Establish-Total-Loss-Under-Fire-Insurance-Policy-05-31-2017\/\" target=\"_blank\">Haight Brown &amp; Bonesteel LLP<\/a> | May 31, 2017<\/p>\n<p>In\u00a0<em>California FAIR Plan Assn. v. Garnes<\/em>\u00a0(No. A143190, filed 5\/26\/17), a California appeals court ruled that \u201ctotal loss\u201d under Insurance Code section 2051 refers to physical damage or loss, not the economic fact that the cost of repair exceeds the actual cash value of a home. Thus, where the home is not physically destroyed, the insured is entitled to the actual cost of repair, minus depreciation, even if that amount exceeds the fair market value of the home.<\/p>\n<p>In\u00a0<em>Garnes<\/em>, the insured had a fire policy issued by the California FAIR Plan with limits of $425,000. It was agreed that the assessed value of the insured home was only $75,000. The insured suffered a kitchen fire with estimated repair costs of $320,000. The FAIR Plan declared the home a total loss because the cost of repair exceeded the home\u2019s value, and offered to pay the actual cash value as provided by Insurance Code section 2051(b)(1).<\/p>\n<p>Section 2051 of the Insurance Code provides that under an open fire insurance policy (where the ultimate value of the property is not agreed in advance but left \u201copen\u201d) that pays \u201cactual cash value,\u201d as did the FAIR Plan policy, the \u201cmeasure of the actual cash value recovery . . . shall be determined\u201d in one of two ways, depending on whether there has been a \u201ctotal loss to the structure\u201d or a \u201cpartial loss to the structure.\u201d In case of total loss to the structure, the amount payable is the \u201cpolicy limit or the fair market value of the structure, whichever is less.\u201d For a \u201cpartial loss to the structure,\u201d the measure prescribed is \u201cthe amount it would cost the insured to repair, rebuild, or replace the thing lost or injured less a fair and reasonable deduction for physical depreciation\u201d or \u201cthe policy limit, whichever is less.\u201d (Ins. Code, \u00a7\u00a7 2051(b)(1); (b)(2).)<\/p>\n<p>The\u00a0<em>Garnes<\/em>\u00a0policyholder argued that she had only suffered a partial loss and was therefore entitled under section 2051(b)(2) to the lesser of the policy limit, or the cost to repair or replace less depreciation. The appeals court agreed: \u201cConstrued in accord with its plain meaning, this provision, coupled with sections 2070 and 2071, sets a minimum standard of coverage that requires FAIR to indemnify Garnes for the actual cost of the repair to her home, minus depreciation, even if this amount exceeds the fair market value of her home.\u201d<\/p>\n<p>The court said that the insurance statutes should be construed \u201cto ascertain and effectuate legislative intent,\u201d looking first to the statutes\u2019 words. According to the court, section 2051 \u201cplainly refers to physical, rather than economic loss.\u201d \u201cContrary to FAIR\u2019s policy definition, which defines \u2018total loss\u2019 and \u2018partial loss\u2019 by reference to economic considerations (whether the cost to repair exceeds the property\u2019s fair market value), section 2051 differentiates between the degree of loss \u2018to the structure,\u2019 and it prescribes two different measures of actual cash value depending on whether the loss to the structure is \u2018total\u2019 or \u2018partial.\u2019\u201d<\/p>\n<p>The court pointed out that the FAIR policy actually (and impermissibly) provided for situations where the economic loss exceeded the actual cash value, when the Legislature had included no such language in the statute. The\u00a0<em>Garnes<\/em>\u00a0court rejected the FAIR Plan\u2019s reliance on Insurance Code section 2071 and\u00a0<em>Jefferson Ins. Co. v. Superior Court<\/em>\u00a0(1970) 3 Cal.3d 398, for the proposition that \u201cif the cost to repair or replace the damaged property is more than its fair market value, then, according to the plain language of section 2071, there is no coverage for the repair or replacement cost to the extent it exceeds the actual cash value of the property.\u201d The\u00a0<em>Garnes<\/em>\u00a0court stated:<\/p>\n<p>\u201cFAIR\u2019s reliance on\u00a0<em>Jefferson<\/em>\u00a0overlooks one thing: the case involved a standard form policy that was part of an earlier statutory regime. In 2004, 34 years after\u00a0<em>Jefferson<\/em>\u00a0was decided, the Legislature adopted the current version of section 2051, which prescribes the method for determining (and therefore the meaning of) \u2018actual cash value\u2019 for purposes of determining the insurer\u2019s indemnity obligation under an open fire insurance policy. Thus, while in 1970, the\u00a0<em>Jefferson<\/em>\u00a0court interpreted \u2018actual cash value\u2019 as used in section 2071 to mean \u2018fair market value,\u2019 in 2004 the Legislature adopted a more specific and mandatory measure of \u2018actual cash value\u2019 in a closely related section of the Insurance Code, section 2051&#8230;. To continue to interpret the language \u2018actual cash value\u2019 in section 2071 to mean fair market value in the face of section 2051\u2019s specific definitions of that phrase would run contrary to the general presumption that a word or phrase used in a particular sense in one part of a statute is intended to have the same meaning if it appears in another part of the same statute.\u201d<\/p>\n<p>The\u00a0<em>Garnes<\/em>\u00a0court then engaged in a detailed analysis to conclude that both the Legislative history and the Insurance Commissioner\u2019s own interpretations supported the policyholder\u2019s arguments.<\/p>\n<p>The court also addressed the perceived conflict with Insurance Code section 2051.5, granting insurers authority to withhold a portion of replacement cost coverage until completion of repair. FAIR Plan argued that \u201cHad Garnes purchased a replacement cost policy &#8230; she would have been entitled to the amount needed to rebuild, repair or replace the damaged property\u00a0<em>only<\/em>\u00a0upon showing that she had made those repairs.\u201d But under Garnes\u2019 interpretation of the statute, \u201cshe would be entitled to replacement cost recovery without having to first repair the property or to otherwise comply with section 2051.5(a).\u201d<\/p>\n<p>The\u00a0<em>Garnes<\/em>\u00a0court saw no problem: \u201c[U]nder a replacement policy that requires repair, rebuilding or replacement, the owner is entitled to actual cash value in the same amount as an ACV policyholder, at the outset, but in addition, is entitled to the difference between actual cash value and full indemnity (replacement costs without depreciation) at the conclusion of repair or rebuilding. There is no anomaly in this result.\u201d<\/p>\n<p>The\u00a0<em>Garnes<\/em>\u00a0court then went on to conclude that to the extent the FAIR Plan policy could be interpreted as affording less coverage than provided by Insurance Code section 2051, it was unenforceable as a matter of public policy.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Christopher Kendrick and Valerie A. Moore | Haight Brown &amp; Bonesteel LLP | May 31, 2017 In\u00a0California FAIR Plan Assn. v. Garnes\u00a0(No. A143190, filed 5\/26\/17), a California appeals court ruled that \u201ctotal loss\u201d under Insurance Code section 2051 refers to physical damage or loss, not the economic fact that the cost of repair exceeds the&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/repair-cost-exceeding-actual-cash-value-not-establish-total-loss-fire-insurance-policy\/\">Continue reading <span class=\"screen-reader-text\">Repair Cost Exceeding Actual Cash Value Does Not Establish \u201cTotal Loss\u201d Under Fire Insurance 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":[3,9721],"tags":[6601,10107,10109,10108],"class_list":["post-892301","post","type-post","status-publish","format-standard","hentry","category-insurance-claims","category-property-damage","tag-actual-cash-value","tag-advise-co","tag-fire-insurance-policy","tag-repair-cost","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>Repair Cost Exceeding Actual Cash Value Does Not Establish \u201cTotal Loss\u201d Under Fire Insurance Policy - Advise &amp; Consult, Inc.<\/title>\n<meta name=\"description\" content=\"total loss under Ins. 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