{"id":898399,"date":"2021-01-14T15:28:51","date_gmt":"2021-01-14T22:28:51","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=898399"},"modified":"2021-01-14T15:28:56","modified_gmt":"2021-01-14T22:28:56","slug":"property-damage-access-damage","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/property-damage-access-damage\/","title":{"rendered":"Plaintiffs\u2019 Bar Hits A Wall When It Comes to \u201cAccess\u201d Damages"},"content":{"rendered":"\n<p>Jorge Cruz-Bustillo | <a href=\"https:\/\/www.chartwelllaw.com\/resources\/plaintiffs-bar-hits-a-wall-when-it-comes-to-access-damages\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">Chartwell Law<\/a><\/p>\n\n\n\n<p>In Florida, for years, the plaintiffs\u2019 bar has been filing first-party property law suits for ensuing water damages caused by the failure of cast-iron pipes. In those cases, in which there is no evidence of interior water damages, the plaintiffs\u2019 bar has been claiming repair costs associated with \u201caccess\u201d (<em>i.e.,<\/em>\u00a0tear out and replacement) through the flooring to repair a plumbing drain line. Of course, with this \u201caccess,\u201d the plaintiffs\u2019 bar seeks <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/maximizing-recovery-liquidated-damages\/\" target=\"_blank\" rel=\"noreferrer noopener\">recovery for damages<\/a> based on matching which could include continuous flooring, baseboards, drywall, painting, etc.<\/p>\n\n\n\n<p>A typical homeowner\u2019s insurance policy in Florida will have a \u201cperils insured\u201d provision similar to the following:<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\"><p>\u201cWe insure against risk of direct loss to property described in Coverages A and B only if that loss is a physical loss to property; however, we do not insure loss:***<\/p><\/blockquote>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\"><p>2. caused by:***<\/p><\/blockquote>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\"><p>h. (1) wear and tear . . . deterioration; ***<\/p><\/blockquote>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\"><p><em>If any of these cause water damage not otherwise excluded<\/em>, from a plumbing . . . system . ..,&nbsp;<em>we cover loss caused by the water including the cost of tearing out and replacing<\/em>&nbsp;any part of a building necessary to repair the system or appliance. We do not cover loss to the system or appliance from which this water escaped.\u201d<\/p><\/blockquote>\n\n\n\n<p>The last paragraph of the \u201cperils insured\u201d provision is referred to as the \u201censuing loss\u201d exception. This \u201censuing loss\u201d exception provides coverage for any resulting water damage caused by the discharge of water from a plumbing system or household appliance, that is not otherwise excluded under the policy. This \u201censuing loss\u201d exception also includes \u201cthe cost of tearing out and replacing any part of the building necessary to repair the system.\u201d &nbsp;The latter provision is known, in first-party property litigation, as \u201caccess.\u201d &nbsp;<\/p>\n\n\n\n<p>In&nbsp;<em>Homeowners Choice Property &amp; Casualty v. Maspons,&nbsp;<\/em>211 So. 3d 1067,1069 (Fla. 3d DCA 2017) the Third District Court of Appeal clarified that a homeowner\u2019s insurance policy does not cover \u201caccess\u201d through the flooring unless the plaintiff can prove that there are ensuing water damages caused by a back-up covered under the Policy.<\/p>\n\n\n\n<p>In&nbsp;<em>Maspons, supra,&nbsp;<\/em>the plaintiff furnished a video showing a \u201cbreak\u201d in the drain line. The insurance carrier retained a plumbing company that inspected and found a \u201clarge hole\u201d in the drain line. The trial court entered summary judgment in favor of the insureds.&nbsp;<em>Id.&nbsp;<\/em>at 1068 (\u201cBased upon this state of there cord, the trial court found there was no coverage under the insurance policy for the repair and replacement of the pipe, but that Homeowners Choice was responsible for the greater cost of tearing out and replacing the slab to make the repair.\u201d)<\/p>\n\n\n\n<p>The Third District reversed and remanded directing the trial court to enter summary judgment in favor of Homeowners Choice.&nbsp;<em>Id.&nbsp;<\/em>at 1070. The Third District held: \u201cAt the time of the summary judgment proceeding . . . There was no evidence that the water exiting the pipe had caused any damage to its surrounding.\u201d &nbsp;<em>Id.&nbsp;<\/em>Based on the plain language of the \u201cperils insured\u201d provision, the Third District concluded that ensuing water damages was a necessary condition precedent to coverage for \u201caccess\u201d through the flooring (even though the camera inspection did in-fact show that the drain line was broken).<\/p>\n\n\n\n<p>The Third District\u2019s analysis is important for the defense bar to understand. Specifically, the Third District wrote: \u201cAny analysis must begin with the language of the insurance contract.\u201d&nbsp;<em>Id.&nbsp;<\/em>at 1069. \u201cWe give the undefined words of an insurance contract their ordinary meaning, just as we would with any other type of contract.\u201d&nbsp;<em>Id. \u201c\u2018<\/em>Direct\u2019 and \u2018physical\u2019 modify loss and impose the requirement that the damage be actual.\u201d&nbsp;<em>Id.&nbsp;<\/em>\u201cExamining the plain language of the insurance policy in this case, it is clear that the failure[i.e. break and\/or large hole identified in&nbsp;<em>Maspons<\/em>] of the drainpipe to perform its function constituted a \u2018direct\u2019 and \u2018physical\u2019 loss to the property within the meaning of the policy.\u201d&nbsp;<em>Id.<\/em>&nbsp;The Third District continued:<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\"><p>\u201cHowever, the&nbsp;<em>last paragraph of the \u201cperils insured\u201d provision<\/em>, often referred to the \u201censuing loss\u201d provision of the policy,&nbsp;<em>cautions that we not prematurely abort our inquiry<\/em>. That clause provides the homeowner with coverage for an\u2018 ensuing\u2019 loss that is not specifically excluded. Thus, while the exclusion for\u201c[w]ear and tear\u201d or \u201cdeterioration\u201d might mean, and this case does mean by virtue of the Maspons\u2019 concession that Homeowners Choice is not obligated to compensate the Maspons for their corroded drain pipe,&nbsp;<em>if the Maspons suffered consequential loss as a result of the corroded pipe and that consequential or \u201censuing\u201d loss is not excluded<\/em>&nbsp;under another provision of the policy, the loss is covered.\u201d (emphasis added) [citations omitted].&nbsp;<em>Id.&nbsp;<\/em>at 1070.<\/p><\/blockquote>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\"><p>\u201cHappily, for us, we can quickly conclude the interpretative gymnastics in which we are engaged at this point.\u201d&nbsp;<em>Id.&nbsp;<\/em>\u201cThere was no evidence that the water exiting the pipe had caused any damages to its surroundings.\u201d&nbsp;<em>Id.&nbsp;<\/em>\u201cThus, the trial court erred by entering judgment against Homeowners Choice for the cost of the repair and replacement of the slab necessary to reach the broken pipe at this time.\u201d&nbsp;<em>Id.&nbsp;<\/em>\u201cFor this reason, we reverse and remand this case for entry of judgment in favor of Homeowners Choice Insurance Company, but without prejudice to the Maspons filing another claim of loss at a later date, if appropriate.\u201d&nbsp;<em>Id.<\/em><\/p><\/blockquote>\n\n\n\n<p>In&nbsp;<em>Maspons,&nbsp;<\/em>ensuing water damages were covered. The Third District, however, found that there was no evidence of ensuing water damage. Since the necessary predicate condition precedent did not exist, the Third District directed the trial court to enter summary judgment in favor of Homeowners Choice. For those Florida policies which contain a \u201cwater back-up\u201d exclusion, under&nbsp;<em>Maspons&nbsp;<\/em>\u201caccess \u201ddamages would never be covered.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Jorge Cruz-Bustillo | Chartwell Law In Florida, for years, the plaintiffs\u2019 bar has been filing first-party property law suits for ensuing water damages caused by the failure of cast-iron pipes. In those cases, in which there is no evidence of interior water damages, the plaintiffs\u2019 bar has been claiming repair costs associated with \u201caccess\u201d (i.e.,\u00a0tear&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/property-damage-access-damage\/\">Continue reading <span class=\"screen-reader-text\">Plaintiffs\u2019 Bar Hits A Wall When It Comes to \u201cAccess\u201d Damages<\/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":[4,9914,9721],"tags":[11398,9895,23,8574,56],"class_list":["post-898399","post","type-post","status-publish","format-standard","hentry","category-construction-defects","category-insurance-coverage","category-property-damage","tag-access-damages","tag-advise-consult","tag-insurance-coverage","tag-matching","tag-property-damage","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>Plaintiffs\u2019 Bar Hits A Wall When It Comes to \u201cAccess\u201d Damages - Advise &amp; 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