{"id":894908,"date":"2018-09-20T12:29:02","date_gmt":"2018-09-20T18:29:02","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=894908"},"modified":"2018-09-20T12:29:02","modified_gmt":"2018-09-20T18:29:02","slug":"underlying-assertion-negligent-misrepresentation-not-necessarily-occurrence","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/underlying-assertion-negligent-misrepresentation-not-necessarily-occurrence\/","title":{"rendered":"Underlying Assertion of Negligent Misrepresentation Is Not Necessarily an Occurrence"},"content":{"rendered":"

Nora Valenza-Frost | PropertyCasualtyFocus<\/a> | September 14, 2018<\/p>\n

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\"Lumber\"<\/p>\n

Courts sometimes struggle with the issue of whether property damage arising in the context of a contractual relationship, particularly in construction contracts, constitutes an \u201coccurrence\u201d under a standard commercial general liability (CGL) policy. Generally, but not always \u2013 and it varies from jurisdiction to jurisdiction \u2013 courts regard contractual breaches as non-accidental conduct, and\/or apply the so-called \u201cbusiness risk\u201d exclusions (such as the standard CGL \u201cYour Work\u201d exclusion), in finding no coverage.\u00a0Lexington Ins. Co. v. Chicago Flameproof Wood Specialties Corp.<\/em>, No. 17-cv-3513 (N.D. Ill. Aug 10, 2018), a recent decision from a federal court in Illinois, is illustrative.<\/p>\n

Lexington Insurance Company (\u201cLexington\u201d) issued a CGL policy to Chicago Flameproof and Wood Specialties Corporation (\u201cChicago Flameproof\u201d). The policy provided that Lexington would pay sums that Chicago Flameproof \u201cbecomes legally obligated to pay as damages because of bodily injury or property damage\u201d that is \u201ccaused by an occurrence that takes place in the coverage territory\u201d and that \u201coccurs during the policy period.\u201d<\/p>\n

A framing contractor, required by contract to use fire-retardant-treated lumber meeting International Building Code (IBC) requirements, procured lumber from Chicago Flameproof to be used for the exterior walls of four buildings. The framing contractor contracted with Chicago Flameproof to buy D-Blaze lumber, but instead, was provided non-IBC-compliant lumber. As a result, the framing contractor was ultimately instructed to remove and replace the non-compliant lumber and sued Chicago Flameproof for negligently or fraudulently misrepresenting the type of lumber it was providing, resulting in damage to the exterior walls, wiring, and Tyvek insulation on the buildings, among other things (the \u201cUnderlying Actions\u201d).<\/p>\n

Chicago Flameproof sought coverage from Lexington, but Lexington challenged coverage and filed a declaratory judgment action, arguing that its duties to defend and indemnify were not triggered \u201cbecause the claims against Chicago Flameproof do not involve property damage, were not the result of an occurrence, and were otherwise excluded by the policy\u2019s business risk exclusions.\u201d The parties moved for summary judgment, agreeing that no factual dispute existed and the only issue was the interpretation of the CGL policy, a question of law.<\/p>\n

The court disagreed with Lexington\u2019s argument that there was no \u201cproperty damage\u201d as the framing contractor sought to hold Chicago Flameproof \u201cliable for physical injury to tangible property.\u201d The court also disagreed with Lexington\u2019s argument that the damage alleged was \u201cnothing more than economic injuries stemming from the repair and replacement of the non-compliant lumber,\u201d as there were \u201callegations of physical alterations to property other than the insured\u2019s product\u201d caused by the removal process which could fall within the definition of \u201cproperty damage.\u201d<\/p>\n

However, the court acknowledged that, \u201cfor property damage to be covered by the CGL policy, it must be caused by an \u2018occurrence.\u2019\u201d Illinois courts find an \u201coccurrence\u201d in the insurance context to mean:<\/p>\n

An unforeseen occurrence, usually of an untoward or disastrous character or [a] \u2026 sudden, or unexpected event of an inflicting or unfortunate character\u2026. However, even if the person performing the act did not intend or expect the result, if the result is the rational and probable consequence of the act, or, stated differently, the natural and ordinary consequence of the act, it is not an accident for liability insurance purposes.<\/p><\/blockquote>\n

Chicago Flameproof argued that the Underlying Actions satisfy the \u201coccurrence\u201d requirement \u201cbecause they assert negligent misrepresentation and because Chicago Flameproof did not expect or intend the injuries to other building materials.\u201d The court disagreed, and focused on the conduct alleged: Chicago Flameproof \u201cfailed to exercise reasonable care when it represented that it had D-Blaze lumber in stock and when it did not inform [the framing contractor] that its orders could be fulfilled.\u201d Although couched in negligence terminology, the thrust of the complaints \u201cis that Chicago Flameproof engaged in deliberate conduct \u2013 the shipping of the wrong lumber and the concealment of that fact \u2013 that caused the alleged property damage.\u201d<\/p>\n

The court reasoned that, even though Chicago Flameproof\u2019s delivery of the lumber was allegedly intentional \u201cdoes not necessarily mean that it expected or intended the collateral injuries to the exterior walls, wiring, and insulation\u2026. Chicago Flameproof could have and should have reasonably anticipated that such injuries could result from supplying\u201d the wrong lumber, which had to be torn out of the buildings. \u201cThese damages are the natural and ordinary consequence of knowingly supplying a non-compliant product and thus do not potentially fall within the CGL policy\u2019s coverage.\u201d<\/p>\n

In concluding, the court stated that, although the Underlying Actions contain \u201cone count for negligent misrepresentation, mere inclusion of a negligence theory does not \u2013 and cannot \u2013 by itself satisfy the occurrence requirement. Nowhere in the complaint are there allegations of an unforeseen or accidental event that produced property damage.\u201d<\/p>\n

This case is a helpful reminder that liability insurance cannot be used as a warranty for an insured\u2019s failure to fulfill contractual undertakings, and that even if couched in a complaint as \u201cnegligent\u201d conduct, when assessing an insurer\u2019s duty to defend and indemnify under a CGL policy, careful consideration should be paid to the cause of the alleged damages when determining if there is an \u201coccurrence.\u201d<\/p>\n<\/div>\n<\/div>\n<\/article>\n","protected":false},"excerpt":{"rendered":"

Nora Valenza-Frost | PropertyCasualtyFocus | September 14, 2018 Courts sometimes struggle with the issue of whether property damage arising in the context of a contractual relationship, particularly in construction contracts, constitutes an \u201coccurrence\u201d under a standard commercial general liability (CGL) policy. Generally, but not always \u2013 and it varies from jurisdiction to jurisdiction \u2013 courts… Continue reading Underlying Assertion of Negligent Misrepresentation Is Not Necessarily an Occurrence<\/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":[9,30,9721],"tags":[309,9895,4739,72,23,56],"class_list":["post-894908","post","type-post","status-publish","format-standard","hentry","category-construction-contracts","category-general-liability-policy","category-property-damage","tag-occurrence","tag-advise-consult","tag-commercial-general-liability-policy","tag-construction-contracts-2","tag-insurance-coverage","tag-property-damage","entry"],"jetpack_publicize_connections":[],"yoast_head":"\nUnderlying Assertion of Negligent Misrepresentation Is Not Necessarily an Occurrence - 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