{"id":895535,"date":"2019-02-14T12:25:00","date_gmt":"2019-02-14T19:25:00","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=895535"},"modified":"2019-02-14T12:25:02","modified_gmt":"2019-02-14T19:25:02","slug":"loss-of-use-can-be-property-damage","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/loss-of-use-can-be-property-damage\/","title":{"rendered":"Loss of Use can be \u201cProperty Damage\u201d under Insurance Policies"},"content":{"rendered":"\n<p>Kevin Brodehl | <a href=\"https:\/\/moneyanddirt.com\/2019\/02\/loss-of-use-can-be-property-damage-under-insurance-policies\/\">Money &amp; Dirt<\/a> | February 10, 2019<\/p>\n\n\n\n<p>General liability insurance policies normally cover \u201cproperty damage.\u201d&nbsp; Physical injury to, or outright destruction of, property almost always fits within policy coverage.<\/p>\n\n\n\n<p>But what about situations when the property is not physically injured at all, but the owner has lost important use rights associated with the property, such as the loss or alteration of a conditional use permit?<\/p>\n\n\n\n<p>It all depends on the specific language in the insurance policy, as illustrated by a Court of Appeal opinion recently published by California\u2019s Fourth Appellate District \u2014&nbsp;<em><a href=\"https:\/\/scholar.google.com\/scholar_case?case=10708666839257410242&amp;q=thee+sombrero,+inc.+v.+scottsdale&amp;hl=en&amp;as_sdt=4,5\" target=\"_blank\" rel=\"noreferrer noopener\">Thee Sombrero, Inc. v. Scottsdale Insurance Company<\/a>.<\/em><\/p>\n\n\n\n<h4 class=\"wp-block-heading\">Background: insurance policy covers \u201closs of use;\u201d property loses conditional use permit<\/h4>\n\n\n\n<p>Thee Sombrero, Inc. (Sombrero) owned commercial property in Colton, California.<\/p>\n\n\n\n<p>The city issued a conditional use permit (CUP) authorizing the use of the property as a nightclub.&nbsp; The CUP required city approval for the nightclub\u2019s floor plan, and no modifications to the floor plan were allowed without city approval.<\/p>\n\n\n\n<p>Sombrero\u2019s tenant operated the nightclub.&nbsp; Under the city-approved floor plan, the club had a single entrance door, equipped with a metal detector.<\/p>\n\n\n\n<p>Crime Enforcement Services (CES) provided security services for the club.&nbsp; CES obtained a corporate general liability policy from Scottsdale Insurance Company (Scottsdale).&nbsp; The policy covered CES\u2019s liability for \u201cproperty damage,\u201d which was defined as either \u201cphysical injury\u201d to the property&nbsp;<strong>or \u201closs of use\u201d of property that is not physically injured<\/strong>.<\/p>\n\n\n\n<p>On June 4, 2007, one patron of the nightclub shot and killed another.&nbsp; Investigation discovered that CES had created a second entrance to the club \u2014 a \u201cVIP entrance\u201d \u2014 that lacked a metal detector, and that the gun used in the killing got into the club through the VIP entrance.<\/p>\n\n\n\n<p><strong>The city revoked the CUP.<\/strong>&nbsp; Sombrero eventually obtained a modified CUP allowing the property to be used as a banquet hall instead of a nightclub.<\/p>\n\n\n\n<p>Sombrero sued CES for breach of contract and negligence, and obtained a default judgment in its favor for $923,078 \u2014 damages representing the&nbsp;<strong>diminution in value<\/strong>&nbsp;suffered by the property due to the lost CUP.<\/p>\n\n\n\n<p>Sombrero then filed a direct action against Scottsdale under Insurance Code section 11580(b)(2) for breach of the insurance policy.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\">Trial court\u2019s ruling: summary judgment granted for insurer<\/h4>\n\n\n\n<p>Scottsdale filed a motion for summary judgment, which the trial court granted.<\/p>\n\n\n\n<p>The trial court held that Sombrero was essentially suing for \u201ceconomic loss,\u201d which was not the same thing as \u201clost use.\u201d&nbsp; Because the policy excluded coverage for mere economic loss, Scottsdale could not be liable, and the court entered judgment in Scottsdale\u2019s favor.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\">Court of Appeal\u2019s Opinion: insurer is on the hook<\/h4>\n\n\n\n<p>The Court of Appeal reversed the trial court\u2019s judgment.<\/p>\n\n\n\n<p>Looking to the language of the insurance policy, the court observed: \u201cThe loss of the ability to use the property as a nightclub is, by definition, a \u2018loss of use\u2019 of \u2018tangible property.\u2019&nbsp; It defies common sense to argue otherwise.\u201d<\/p>\n\n\n\n<p>Sombrero did not simply lose the CUP, as Scottsdale contended.&nbsp; The court noted that \u201cthe appropriate focus is not on the loss of the entitlement, but rather on the loss of use of tangible property that&nbsp;<em>results<\/em>&nbsp;from the loss of the entitlement.\u201d&nbsp; Here, the revocation of the CUP meant that Sombrero could no longer use the property as a nightclub.<\/p>\n\n\n\n<p>The court also rejected Scottsdale\u2019s argument that a \u201ctotal loss of all uses\u201d would be required to trigger coverage.&nbsp; The court held \u201cthe reasonable expectations of the insured would be that \u2018loss of use\u2019 means the loss of&nbsp;<em>any<\/em>&nbsp;significant use of the premises, not the total loss of all uses.\u201d<\/p>\n\n\n\n<p>The court acknowledged that strictly economic losses like lost profits, loss of goodwill, and investment losses typically are not covered by a comprehensive general liability policy.&nbsp; Losses that are \u201cexclusively economic, without any accompanying physical damage or loss of use of tangible property, do not constitute property damage.\u201d<\/p>\n\n\n\n<p>But, those same items may be recovered from the insurer if they provide a&nbsp;<em>measure of damages<\/em>&nbsp;for a covered claim.&nbsp; Here, diminution in value was an appropriate measure of damages for harm caused by the covered loss of use \u2014 the lost CUP.<\/p>\n\n\n\n<p>Finally, the court emphasized that the language of the insurance policy will usually determine the outcome.&nbsp; Where an insurance policy defines \u201cproperty damage\u201d more narrowly as \u201cphysical injury to or destruction of tangible property, including loss of its use,\u201d the policy would&nbsp;<em>not<\/em>&nbsp;cover the loss of use of property that has&nbsp;<em>not been physically damaged<\/em>.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\">Lesson<\/h4>\n\n\n\n<p>\u201cLoss of use\u201d can sometimes be covered as \u201cproperty damage\u201d under general insurance liability policies.&nbsp; But it all depends on how the policy language defines \u201cproperty damage.\u201d<\/p>\n\n\n\n<p>While strictly economic losses are generally not recoverable, economic losses may be recoverable if they provide a measure of damages for property damage that is covered by the insurance policy.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Kevin Brodehl | Money &amp; Dirt | February 10, 2019 General liability insurance policies normally cover \u201cproperty damage.\u201d&nbsp; Physical injury to, or outright destruction of, property almost always fits within policy coverage. But what about situations when the property is not physically injured at all, but the owner has lost important use rights associated with&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/loss-of-use-can-be-property-damage\/\">Continue reading <span class=\"screen-reader-text\">Loss of Use can be \u201cProperty Damage\u201d under Insurance Policies<\/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":[30,9721],"tags":[9895,4739,9042,260],"class_list":["post-895535","post","type-post","status-publish","format-standard","hentry","category-general-liability-policy","category-property-damage","tag-advise-consult","tag-commercial-general-liability-policy","tag-loss-of-use-damages","tag-property-damage-coverage","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>Loss of Use can be \u201cProperty Damage\u201d under Insurance Policies - Advise &amp; 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