{"id":899340,"date":"2021-11-16T12:35:00","date_gmt":"2021-11-16T19:35:00","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=899340"},"modified":"2021-11-12T12:36:21","modified_gmt":"2021-11-12T19:36:21","slug":"beware-of-over-indemnification","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/beware-of-over-indemnification\/","title":{"rendered":"Construction Contractors: Beware of Over-Indemnification (a Gentle Reminder)"},"content":{"rendered":"\n

Potomac Law Group<\/a><\/p>\n\n\n\n

Like an alligator in the swamp, every few years this issue resurfaces ready to take a bite out of unsuspecting contractors; namely the abuse of the indemnification clause to shift inappropriate risk.<\/p>\n\n\n\n

Indemnification provisions<\/a> play an important role in managing the risks associated with construction contracting. Indemnity clauses require one party to take on the obligation to cover the loss or damage that has been or might be incurred by another party. Basically, one party to the contract agrees to assume responsibility for certain liability resulting from third-party claims against the other party to the contract. The indemnification agreement may be a separate agreement, or more typically in construction projects, is embedded into the contract.<\/p>\n\n\n\n

Contract clauses limiting liability were quite rare in design and construction contracts until the late 1970\u2019s. 3 PHILIP L. BRUNER & PATRICK J. O’CONNOR, JR., BRUNER & O\u2019CONNOR ON CONSTRUCTION LAW \u00a7 10:85 (West 2018). Limitation of liability and indemnity clauses, however, have become more commonplace over the years.<\/p>\n\n\n\n

Historically, indemnity provisions have been typically interpreted to apply to only third-party claims. Id<\/em>. at \u00a7 10:39; Am.Jur.2d 415, Indemnity \u00a7 1 (2005) (\u201cIn general, indemnity is a form of compensation in which a first party is liable to pay a second party for a loss or damage the second party incurs to a third party\u201d); C.J.S. 94, Indemnity \u00a7 1 (2007)(emphasis added); (\u201cIn a contract of indemnity, the indemnitor, for a consideration, promises *1048 to indemnify and save harmless indemnitee against liability of indemnitee to a third person or against loss resulting from such liability\u201d) (emphasis added). See also<\/em>, e.g., Kodiak Elec. Ass’n, Inc. v. DeLaval Turbine, Inc.<\/em>, 694 P.2d 150, 40 U.C.C. Rep. Serv. 155 (Alaska 1984); Schiavone Const. Co. v. Nassau Cty<\/em>., 717 F.2d 747, 751 (2d Cir. 1983); L.H. Controls, Inc. v. Custom Conveyor, Inc.<\/em>, 974<\/p>\n\n\n\n

N.E.2d 1031, 1047\u201348 (Ind. Ct. App. 2012).<\/p>\n\n\n\n

Some states, however, have interpreted broad indemnity provisions to apply to first-party claims, in addition to third-party claims. In large part, this is due to the fact that indemnity provisions are often not drafted in a way that expressly limits the application to only cases of third-party liability. As a consequence, courts will occasionally interpret indemnity language to apply to claims or losses other than those arising from injury to a third party. Wal-Mart Stores, Inc. v. Qore, Inc<\/em>., 647 F.3d 237, 243 (5th Cir. 2011) (holding that, upon a plain reading of the contract, the indemnity provision authorized an award of attorneys\u2019 fees in the first-party dispute between Wal-Mart and Qore).<\/p>\n\n\n\n

A. Anti-Indemnity Statutes<\/p>\n\n\n\n

Because the common law did not void broad indemnity agreements on public policy grounds, anti-indemnity laws were enacted to afford protection to those contracting parties generally not in a position to bargain away broad indemnity obligations.<\/p>\n\n\n\n

In fact, nearly half the states have enacted anti-indemnity laws prohibit the enforcement of provisions that purport to indemnify the indemnitee for losses resulting from the indemnitee’s “sole negligence,” or “willful misconduct.” See<\/em>Alaska Stat. \u00a7 45.45.900; Ariz. Rev. Stat. Ann. \u00a7 32-1159; Cal. Civil Code \u00a7 2782; Conn. Gen. Stat. Ann. \u00a7 52-572k; Ga. Code Ann. \u00a7 13-8-2; Hawaii Rev. Stat. Ann. \u00a7 431-453 (now renumbered 431:10-222); Idaho Code \u00a7 29-114; Ind. Code Ann. \u00a7 26-2-5-1; Md. Code Ann., Cts & Jud. Proc. \u00a7 5-305; Mich. Comp. Laws Ann. \u00a7 691.991; N.J. Stat. Ann. \u00a7 2A:40A-1; S.C. Code Ann. \u00a7 32-2-10; S.D. Codified Laws \u00a7 56-3-18; Tenn. Code Ann. \u00a7 62-6-123; Utah Code Ann. \u00a7 13-8-1; Va. Code Ann. \u00a7 11-4.1; W. Va. Code \u00a7 55-8-14; Ga. Code Ann. \u00a7 13-8-2(b).<\/p>\n\n\n\n

Yet, those anti-indemnity statutes may not affect whether an indemnity clause applies to first-party claims. For example, Virginia\u2019s anti-indemnity statute for construction and design contracts does not prohibit first-party claims, but simply prohibits a party from indemnifying another for damages caused by the indemnified party\u2019s own or sole negligence. Va. Code Ann. \u00a7\u00a7 11-4.1 and 11-4.4.<\/p>\n\n\n\n

B. Maryland\u2019s Interpretation of Indemnity Provisions<\/p>\n\n\n\n

While Maryland\u2019s anti-indemnity statute is similar in appearance to that of Virginia mentioned above, Maryland courts have arrived at a different conclusion in its application when it comes to \u201csole\u201d negligence. Pursuant to \u00a7 5-401 of the Maryland Code:<\/p>\n\n\n\n

A [construction contract] . . . purporting to indemnify the promisee against liability for damages arising out of bodily injury to any person or damage to property caused by or resulting from the sole negligence of the promisee or indemnitee, or the agents or employees of the promisee or indemnitee, is against public policy and is void and unenforceable.<\/p>\n\n\n\n

Both Virginia and Maryland courts hold that any indemnity provision in a construction contract which purports to indemnify the indemnitee against liability for damages caused by the indemnitee\u2019s sole negligence is rendered void and unenforceable by law. See Uniwest Constr., Inc. v. Amtech Elevator Servs., Inc<\/em>., 699 S.E.2d 223, 230 (Va. 2010), opinion withdrawn in part on reh\u2019g, 714 S.E.2d 560 (2011), 699 S.E.2d at 230; Heat & Power Corp. v. Air Prod. & Chemicals, Inc<\/em>., 578 A.2d 1202, 1206 (Md. 1990). In either Virginia or Maryland, a contractor-indemnitor will not be held liable for the negligence or wrongful acts of a project owner-indemnitee when the project owner-indemnitee is solely responsible.<\/p>\n\n\n\n

Maryland and Virginia courts have diverged in their respective conclusions, however, when the contractor-indemnitor and project owner-indemnitee are concurrently liable. In Maryland, where \u201ca particular contract provision or sentence can properly be construed as reflecting two agreements, one providing for indemnity if the [indemnitee] is solely negligent and one providing for indemnity if the [indemnitee] and [indemnitor] are concurrently negligent, only the former agreement is voided by the statute.\u201d Heat & Power<\/em>, 578 A.2d at 1206. Thus, Maryland courts will only void those indemnity clauses that indemnify the project owner-indemnitee for its sole negligence.<\/p>\n\n\n\n

With respect to first party claims, Maryland (like Virginia) has no statutory or common law prohibition on indemnity. In fact Maryland has specifically recognized first party claims are subject to indemnification. Bainbridge St. Elmo Bethesda Apartments, LLC v. White Flint Express Realty Group<\/em>, 454 Md. 475, 164 A. 3d 978, (Maryland 2017). In that case, the indemnity clause provided the following:<\/p>\n\n\n\n

Bainbridge hereby indemnifies, and agrees to defend and hold harmless White Flint \u2026 from any and all claims, demands, debts, actions, causes of action, suits, obligations, losses, costs, expenses, fees, and liabilities (including reasonable attorney\u2019s fees, disbursements, and litigation costs) arising from or in connection with Bainbridge\u2019s breach of any terms of this Agreement<\/em><\/strong> or injuries to persons or property resulting from the Work, or the activities of Bainbridge or its employees, agents, contractors, or affiliates conducted on or about the White Flint Property, including without limitation, for any rent loss directly attributable to any damage to the White Flint Property caused by the construction of the Project, however Bainbridge shall not be liable for matters resulting from the negligence or intentional misconduct of White Flint, its agents, employees, or contractors. The indemnification obligations set forth herein shall survive the termination of this Agreement indefinitely. (Emphasis added).<\/p>\n\n\n\n

During construction of the apartment tower next door, the neighboring White Flint property owner (Indemnitee) detected damage and notified Bainbridge (the Construction Manager) who in turn notified its general contractor (Turner). Turner stopped the excavation and braced the White Flint\u2019s buildings to prevent further damage.<\/p>\n\n\n\n

White Flint declared Bainbridge to be in breach of its contract, and then terminated the contractor and filed suit for declaratory judgment to enforce the indemnification obligations under the contract, which it claimed survived the contract termination. The trial judge granted summary judgment finding that Bainbridge\u2019s obligations survived the termination; and that it materially breached the agreement, it owed continuing duties to White Flint, and must pay White Flint\u2019s attorney\u2019s fees.<\/p>\n\n\n\n

Moreover the court held that it was not necessary for the indemnity provision to expressly state that it applied to \u201cfirst party claims,\u201d in order for the court to find that it contained a first-party attorney\u2019s fee shifting to the contractor. Instead, the court looked at the overall \u201clanguage and structure\u201d of the article to conclude that the damages, losses and attorney\u2019s fees were not limited to those arising out of third party claims. \u201cThe inclusion of the words \u2018attorneys fees\u2019 together with a reference to damages \u2018arising out of \u2026 breach\u2019 constituted an express provision authorizing first-party fee shifting\u2026.\u201d (Court of Special Appeals decision).<\/p>\n\n\n\n

The Court of Appeals affirmed this decision and further explained that the indemnification article ties payment of attorney\u2019s fees to an action for \u201cbreach\u201d of the contract. It confirmed the intent of the parties to cover first-party counsel fees by referring to \u2018rent loss.\u2019 A first-party loss arising from a breach of the Agreement.<\/p>\n\n\n\n

C. Practice Pointers for Indemnity clauses: Or how to negotiate a balanced indemnification clause<\/p>\n\n\n\n

So how can contractors deal with the reality in that first party indemnification is allowable in certain jurisdictions? First and foremost, contractors should limit the indemnity obligation to personal injury or property damage. Whenever possible, the contractor or subcontractor should strive to limit its indemnity and hold harmless obligations to items for which it can obtain insurance. Generally, insured obligations involve the concepts of personal injury or property damage. The AIA \u00b6 3.18.1 clause limits the indemnification obligation to personal injury and property damage (other provisions pertain to other AIA general condition provisions addressing copyright infringements, liens, and hazardous materials). That clause states:<\/p>\n\n\n\n

\u00a7 3.18 Indemnification<\/p>\n\n\n\n

\u00a7 3.18.1 To the fullest extent permitted by law, the Contractor shall indemnify and hold harmless the Owner, Architect, Architect\u2019s consultants, and agents and employees of any of them from and against claims, damages, losses, and expenses, including but not limited to attorneys\u2019 fees, arising out of or resulting from performance of the Work, provided that such claim, damage, loss, or expense is attributable to bodily injury, sickness, disease or death, or to injury to or destruction of tangible property (other than the Work itself), but only to the extent caused by the negligent acts or omissions of the Contractor, a Subcontractor, anyone directly or indirectly employed by them, or anyone for whose acts they may be liable, regardless of whether or not such claim, damage, loss, or expense is caused in part by a party indemnified hereunder. Such obligation shall not be construed to negate, abridge, or reduce other rights or obligations of indemnity that would otherwise exist as to a party or person described in this Section 3.18.<\/p>\n\n\n\n

Broad all-encompassing clauses that require the contractor to indemnify the owner from \u201call claims arising out of the performance of the contract\u201d or \u201call claims alleged to have been caused by the acts or omissions of the contractor\u201d are simply too broad and uninsurable. The contractor should carefully scrutinize indemnification provisions to ensure that the clauses in owner contracts are narrowly drafted to come within the insurable concepts of personal injury and property damage.<\/p>\n\n\n\n

Second, contractors should limit the indemnity specifically to third party claims. The indemnity clause should be limited to third-party claims and not include the claims of the parties (the owner\u2019s claims) to the contract. Language such as \u201cbreach of contract\u201d, \u201cbreach of any terms of this agreement\u201d or similar language should be struck. Again, by limiting the indemnity obligation to third-party claims, the indemnity obligation should be insurable.<\/p>\n\n\n\n

Third, contractors should narrow the indemnity obligations to its negligence. As set forth in the AIA example above, limiting the indemnity obligation to claims \u201ccaused by the negligent acts or omissions of the contractor or others for whom the contractor is responsible\u201d provides further protection to the contractor. Contract claims are thus excluded, and the contractor must be negligent for the indemnity provision to be triggered. The contractor should not be responsible for the payment of claims if those claims do not arise out of the contractor\u2019s negligence.<\/p>\n\n\n\n

Finally, it should be recognized that depending upon the jurisdiction, a first party indemnity clause might be a violation of state public policy and in light of the anti-indemnity law of the jurisdiction should not be included in the contract at all. While this is not true in Maryland or Virginia, contractors working in other jurisdictions might have this protection, but with that said, contractors should not merely hope this to be true, but must take proactive measures to limit the indemnity in the contracting phase.<\/p>\n\n\n\n

I hope that this is helpful as you are thinking about indemnity clauses in negotiation of future contracts.<\/p>\n","protected":false},"excerpt":{"rendered":"

Potomac Law Group Like an alligator in the swamp, every few years this issue resurfaces ready to take a bite out of unsuspecting contractors; namely the abuse of the indemnification clause to shift inappropriate risk. Indemnification provisions play an important role in managing the risks associated with construction contracting. Indemnity clauses require one party to… Continue reading Construction Contractors: Beware of Over-Indemnification (a Gentle Reminder)<\/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":[14],"tags":[9895,265,10742],"class_list":["post-899340","post","type-post","status-publish","format-standard","hentry","category-construction-2","tag-advise-consult","tag-construction-indemnity-clause","tag-indemnification-provision","entry"],"jetpack_publicize_connections":[],"yoast_head":"\nConstruction Contractors: Beware of Over-Indemnification (a Gentle Reminder) - 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