{"id":897646,"date":"2020-07-01T13:58:48","date_gmt":"2020-07-01T19:58:48","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=897646"},"modified":"2020-07-01T13:58:50","modified_gmt":"2020-07-01T19:58:50","slug":"priority-liability-insurance-coverage","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/priority-liability-insurance-coverage\/","title":{"rendered":"Priority of Liability Insurance Coverage and Horizontal and Vertical Exhaustion"},"content":{"rendered":"\n<p>David Adelstein | <a rel=\"noreferrer noopener\" href=\"https:\/\/www.floridaconstructionlegalupdates.com\/priority-of-liability-insurance-coverage-and-horizontal-and-vertical-exhaustion\/\" target=\"_blank\">Florida Construction Legal Updates<\/a><\/p>\n\n\n\n<p>Recently, I participated in a&nbsp;<a href=\"https:\/\/www.straffordpub.com\/products\/construction-defect-claims-allocation-among-contractor-and-subcontractor-policies-additional-insureds-2020-05-06\" target=\"_blank\" rel=\"noreferrer noopener\">webinar<\/a>&nbsp;involving the&nbsp;<strong>horizontal and vertical exhaustion of insurance coverage<\/strong>. &nbsp;Say what?<\/p>\n\n\n\n<p><strong>This pertains to the PRIORITY of <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/attorneys-discuss-liability-insurance-coverage-for-sandy-litigation\/\" target=\"_blank\" rel=\"noreferrer noopener\">liability insurance coverage<\/a> and the interface between a general contractor\u2019s (or upstream party\u2019s) primary insurance and the subcontractor\u2019s (or downstream party\u2019s) excess insurance, particularly when the general contractor is required to be indemnified by the subcontractor and named as an <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/liability-exclusion-bars-coverage\/\" target=\"_blank\" rel=\"noreferrer noopener\">additional insured<\/a> under the subcontractor\u2019s liability policies<\/strong>.<\/p>\n\n\n\n<p>For instance, let\u2019s assume the general contractor has a $2M primary policy and a $5M excess policy. &nbsp;Its subcontractor has a $1M primary and a $5M excess policy. The general contractor is an additional insured under the subcontractor\u2019s policies and the subcontractor is required to contractually indemnify the general contractor. &nbsp;An issue occurs caused by the subcontractor\u2019s negligence resulting in a $5M judgment against the general contractor and the subcontractor.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\"><strong>A. Horizontal Exhaustion<\/strong><\/h4>\n\n\n\n<p>Under the horizontal exhaustion approach, the court will look primarily to the \u201cother insurance\u201d provision in the policies\u2013specifically, the subcontractor\u2019s excess policy\u2013which will take precedence over the contractual indemnification language. Since the \u201cother insurance\u201d provision in excess policies typically state it is excess over the exhaustion of primary policies, under the horizontal exhaustion approach, the policies would be exhausted as follows relative to the $5M judgment:<\/p>\n\n\n\n<p>1) $1M from subcontractor\u2019s primary policy;<br>2) $2M from general contractor\u2019s primary policy; and<br>3) $1M from the general contractor\u2019s excess policy and $1M from the subcontractor\u2019s excess policy, as the excess policies share in coverage after the primary coverage is exhausted.<\/p>\n\n\n\n<p>The general contractor and its insurers do not perceive this to be equitable as it dilutes the indemnification and additional insured requirement. Further, it results in the general contractor\u2019s carriers subrogating to the rights of the general contractor to pursue a separate action against the subcontractor, which gets sent right back to the subcontractor\u2019s excess insurer (as its primary insurance was exhausted) for reimbursement. &nbsp;Under the above example, the subcontractor\u2019s excess insurer still had a remaining $4M in coverage to reimburse the general contractor\u2019s primary and excess insurer. &nbsp;This is known as a&nbsp;<strong>circular chain of events&nbsp;<\/strong>because the priority of coverage under horizontal exhaustion invariably results in a separate subrogation claim for reimbursement.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\"><strong>B. Vertical Exhaustion<\/strong><\/h4>\n\n\n\n<p>Under the vertical exhaustion approach, the court will look primarily to the contractual indemnification and additional insured language, irrespective of the \u201cother insurance\u201d provision in the excess policy, to avoid the circular chain of events with the general contractor\u2019s carriers pursuing a separate subrogation claim. Under the vertical exhaustion approach, the policies would be exhausted as follows relative to the $5M judgment:<\/p>\n\n\n\n<p>1) $1M from the subcontractor\u2019s primary policy; and<br>2) $4M form the subcontractor\u2019s excess policy.<\/p>\n\n\n\n<p>The subcontractor\u2019s primary and excess policies would be exhausted BEFORE the general contractor\u2019s primary policy comes into play. &nbsp;This is designed to avoid the the separate subrogation claim since the subcontractor\u2019s insurance coverage is being exhausted first.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\"><strong>C. Priority of Insurance Coverage<\/strong><\/h4>\n\n\n\n<p>The priority of insurance coverage&nbsp;can become a very significant consideration in sizable claims. &nbsp;There is a reason parties contractually negotiate insurance coverage in the contract. &nbsp;For this reason, during the contract negotiation, it is important to appreciate this consideration on the frontend. Consult with counsel and an insurance broker as to the following:<\/p>\n\n\n\n<p>\uf0e0 The&nbsp;<strong>contractual indemnification language<\/strong>&nbsp;\u2013 make sure it is enforceable in your jurisdiction;<br>\uf0e0 The&nbsp;<strong>additional insured language<\/strong>&nbsp;and applicable insurance endorsements \u2013 make sure you get the right endorsement for ongoing and completed operations that covers issues wholly or partially caused by the subcontractor\u2019s (or downstream party\u2019s) negligence;<br>\uf0e0 The&nbsp;<strong>primary and noncontributory language<\/strong>&nbsp;and applicable endorsements in the primary and excess policy-this modifies the \u201cother insurance\u201d provision from a priority of coverage standpoint and you want this in both the primary policy and excess policy; and<br>\uf0e0 The \u201c<strong>other insurance<\/strong>\u201d language in the general contractor\u2019s (or upstream party\u2019s) policy \u2014 the objective is to maximize vertical exhaustion of coverage to avoid the circular chain of events discussed above so this may result in manuscript language to the general contractor\u2019s \u201cother insurance\u201d language to reflects its priority.<\/p>\n\n\n\n<p>Claims that involve or rely on construction insurance claim can become complex. &nbsp;But, insurance is crucial in order to properly assess risk, flow down risk, and manage risk. &nbsp; In order to evaluate associated risk, it requires consultation with lawyers and insurance brokers and understanding the type of claim exposure relative to the project, and maximizing value of insurance\u2013primary and excess insurance\u2013for which you are an additional insured.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>David Adelstein | Florida Construction Legal Updates Recently, I participated in a&nbsp;webinar&nbsp;involving the&nbsp;horizontal and vertical exhaustion of insurance coverage. &nbsp;Say what? This pertains to the PRIORITY of liability insurance coverage and the interface between a general contractor\u2019s (or upstream party\u2019s) primary insurance and the subcontractor\u2019s (or downstream party\u2019s) excess insurance, particularly when the general contractor&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/priority-liability-insurance-coverage\/\">Continue reading <span class=\"screen-reader-text\">Priority of Liability Insurance Coverage and Horizontal and Vertical Exhaustion<\/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":[9914],"tags":[382,9895,11207],"class_list":["post-897646","post","type-post","status-publish","format-standard","hentry","category-insurance-coverage","tag-additional-insured","tag-advise-consult","tag-liability-insurance-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>Priority of Liability Insurance Coverage and Horizontal and Vertical Exhaustion - Advise &amp; 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