{"id":900050,"date":"2022-06-16T14:45:38","date_gmt":"2022-06-16T20:45:38","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=900050"},"modified":"2022-06-16T14:45:43","modified_gmt":"2022-06-16T20:45:43","slug":"indemnity-provision-hold-harmless","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/indemnity-provision-hold-harmless\/","title":{"rendered":"Understand Agreements in Hold Harmless and Indemnity Provisions"},"content":{"rendered":"\n<p>Jeffrey Cavignac | <a href=\"https:\/\/www.constructionexec.com\/article\/understand-agreements-in-hold-harmless-and-indemnity-provisions\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">Construction Executive<\/a><\/p>\n\n\n\n<p>One of the most important provisions in a construction contract is the <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/indemnity-provision-over-other-insurance\/\" target=\"_blank\" rel=\"noreferrer noopener\">indemnity provision<\/a>. An indemnity provision, which usually includes a requirement to hold harmless and defend another party, is included in nearly all construction contracts. Generally speaking, the upstream party (a general contractor or owner, for example) is attempting to shift risk to a downstream party (the general contractor or a subcontractor). In simple terms, subject to certain parameters, the downstream party is agreeing to be responsible for the upstream parties\u2019 mistakes.<\/p>\n\n\n\n<p><strong>DEFINING INDEMNIFICATION<\/strong><\/p>\n\n\n\n<p>Insurance brokers focused on development and construction businesses get asked frequently: \u201cIf we sign this, are we insured?\u201d It would be great if this could be answered \u201cyes\u201d or \u201cno,\u201d but life is rarely that straightforward. To understand whether a specific indemnification is insurable, we have to drill down on the actual provision. Let\u2019s look at a typical indemnification below:<\/p>\n\n\n\n<p>\u201cTo the fullest extent permitted by law the Contractor shall indemnify, defend and hold harmless the owner, architect, architect\u2019s consultants and agents and employees of any of them from and against any claims, damages, losses and expenses, including but not limited to attorneys\u2019 fees, arising out of or resulting from performance of the work whether caused in whole or in part by the contractor, a subcontractor, anyone directly or indirectly employed by them or anyone for whose acts they may be liable.\u201d<\/p>\n\n\n\n<p>This type of provision requires the contractor (downstream party) to indemnify, defend and hold harmless the owner (upstream party). In layman\u2019s terms:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>Indemnify<\/strong>&nbsp;means that the contractor will compensate the upstream party for a loss;<\/li><li><strong>Defend<\/strong>&nbsp;means the contractor will provide the upstream party with a legal defense; and<\/li><li><strong>Hold harmless&nbsp;<\/strong>means the contractor will relieve the upstream party from liability for a loss.<\/li><\/ul>\n\n\n\n<p>The next question is, to whom does the contractor owe this obligation? The provision is clear: The contractor has an obligation to \u201cthe owner, architect, architect\u2019s consultants and agents and employees of any of them.\u201d Needless to say, this is overly broad. You should avoid indemnifying anyone but your client if possible, and you never want to indemnify unknown third parties (agents).<\/p>\n\n\n\n<p>Having determined what the contractor\u2019s obligations are, and to whom they are owed, we now need to determine when the obligation arises. In this agreement the obligation arises when there are \u201cany claims, damages, losses and expenses, including but not limited to attorneys\u2019 fees, arising out of or resulting from performance of the work.\u201d The challenge with this provision is twofold. First, \u201cany claims damages, losses or expenses\u201d is overly broad. The provision could extend to \u201cany claim\u201d the owner or another upstream party may have against the contractor. This, for example, could make the contractor responsible for legal fees that he might not have been otherwise responsible for. Second, the phrase that reads \u201cresulting from performance of the wo.\u201d does not require any link to the contractor\u2019s negligence or fault. All it requires is that it results from the work. \u2028\u2028<\/p>\n\n\n\n<p>The final phrase of the provision\u2014\u201cwhether caused in whole or in part by the contractor, a subcontractor, anyone directly or indirectly employed by them or anyone for whose acts they may be liable\u201d\u2014makes it clear that so long as the contractor is even remotely at fault, they will be responsible for 100% of the damages. \u2028\u2028<\/p>\n\n\n\n<p>Although each state may have specific indemnity laws that prohibit an indemnity this broad, the first part of this provision makes it clear that if the indemnity in question is broader than what is allowed under current law, this indemnity will be interpreted \u201cto the fullest extent permitted by law.\u201d \u2028<\/p>\n\n\n\n<p>Construction clients are asked to sign provisions like this all the time and, as mentioned above, it is not uncommon for them to ask us if such provisions are insurable. To determine if a provision is insurable, it\u2019s important to understand the coverage provided by a contractor\u2019s commercial general liability policy. In classic insurance industry style, contractual liability coverage is provided by an exception to an exclusion. Here is the Contractual Liability Exclusion included in the standard Commercial General Liability form published by the Insurance Services Office (Form #CG 0001).<\/p>\n\n\n\n<p><strong>CONTRACTUAL LIABILITY<\/strong><\/p>\n\n\n\n<p>Contractual liability in a contract or agreement is \u201cbodily injury\u201d or \u201cproperty damage\u201d for which the insured is obligated to pay damages by reason of the assumption of liability. This exclusion does not apply to liability for damages:<\/p>\n\n\n\n<p>1. That the insured would have in the absence of the contract or agreement; or \u2028<\/p>\n\n\n\n<p>2. Assumed in a contract or agreement that is an \u201cinsured contract,\u201d provided the \u201cbodily injury\u201d or \u201cproperty damage\u201d occurs subsequent to the execution of the contract or agreement. Solely for the purposes of liability assumed in an \u201cinsured contract,\u201d reasonable attorneys\u2019 fees and necessary litigation expenses incurred by or for a party other than an insured are deemed to be damages because of \u201cbodily injury\u201d or \u201cproperty damage,\u201d provided: \u2028<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Liability to such party for, or for the cost of, that party\u2019s defense has also been assumed in the same \u201cinsured contract\u201d; and\u2028<\/li><li>Such attorneys\u2019 fees and litigation expenses are for defense of that party against a civil or alternative dispute resolution proceeding in which damages to which this insurance applies are alleged. \u2028<\/li><\/ul>\n\n\n\n<p>Based on a review of the exclusion, we know that contractual assumptions of liability are not covered, unless the insured would have been responsible anyway (even in the absence of the contract) or if the contract is considered an \u201cinsured contract.\u201d The applicable section of the definition of \u201cinsured contract\u201d reads as follows:<\/p>\n\n\n\n<p>\u201cInsured contract\u201d means: That part of any other contract or agreement pertaining to your business (including an indemnification of a municipality in connection with work performed for a municipality) under which you assume the tort liability of another party to pay for \u201cbodily injury\u201d or \u201cproperty damage\u201d to a third person or organization. Tort liability means a liability that would be imposed by law in the absence of any contract or agreement.<\/p>\n\n\n\n<p><strong>ARE YOU INSURED?<\/strong><\/p>\n\n\n\n<p>Back to the question that started this discussion: \u201cIf I sign this indemnity, am I insured?\u201d Well, I know what I would say (read on), but I wanted to find out what the insurance companies that specialize in construction would say. The typical response was something like, \u201cEvery situation is different and has to be evaluated on its merits.\u201d Unfortunately, the underwriters are correct; the answer isn\u2019t black-and-white. Contractual coverage is often amended by endorsements restricting coverage. Contractors need to understand the specific coverage they have under their commercial general liability policy. In addition, there are indemnity laws in every state that affect this coverage. For example, in California, (in most cases) it is illegal to require a subcontractor to indemnify an upstream party for their sole or active negligence. It is acceptable, however, to indemnify that same party for their passive negligence. Also in California\u2014and this is not common in other states\u2014\u201cindemnify\u201d includes the duty to defend. In other words, if the agreement only says \u201cindemnify and hold harmless,\u201d in California the duty to defend is included.<\/p>\n\n\n\n<p>\u201cOkay, great, but we still want to know if the above indemnity is insurable?\u201d Fair enough. If you\u2019ve read this far, you are entitled to one man\u2019s opinion and here it is: Subject to the qualifiers above, if you are covered by the standard ISO Commercial General Liability Policy (CG 0001) and the contractual coverage has not been modified, you should have coverage for the contractual assumption of another\u2019s partial liability. The reason I use the word \u201cshould\u201d is because other terms and conditions of the policy will apply and they are all subject to interpretation.<\/p>\n\n\n\n<p>There are two key caveats built into this statement. First of all, the indemnitee (the owner in this case) must have been at least partially at fault (negligent). Second, the damages must involve either bodily injury or property damage.<\/p>\n\n\n\n<p><strong>CONCLUSION<\/strong><\/p>\n\n\n\n<p>Just because an indemnity is legal and may be insurable doesn\u2019t mean it\u2019s fair. While occasionally we come across reasonable indemnification agreements, most, like the one above, are written to strongly favor the upstream party who drafted the contract. The good news is that every contract can be negotiated (okay, most contracts can be negotiated \u2026 some clients may tell you to \u201ctake it or leave it\u201d) and it\u2019s strongly suggested when faced with an onerous indemnity that you seek to negotiate a more equitable agreement. The benefits of a good contract attorney and a knowledgeable insurance broker should not be overlooked.<\/p>\n\n\n\n<p><\/p>\n\n\n\n<p><strong>When one of your cases is in need of a construction expert, estimates, insurance appraisal or umpire services in defect or insurance disputes &#8211; please call Advise &amp; Consult, Inc. at 888.684.8305, or email <a href=\"mailto:experts@adviseandconsult.net\" target=\"_blank\" rel=\"noreferrer noopener\">experts@adviseandconsult.net<\/a>.<\/strong><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Jeffrey Cavignac | Construction Executive One of the most important provisions in a construction contract is the indemnity provision. An indemnity provision, which usually includes a requirement to hold harmless and defend another party, is included in nearly all construction contracts. Generally speaking, the upstream party (a general contractor or owner, for example) is attempting&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/indemnity-provision-hold-harmless\/\">Continue reading <span class=\"screen-reader-text\">Understand Agreements in Hold Harmless and Indemnity Provisions<\/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],"tags":[9895,224,10828,9026],"class_list":["post-900050","post","type-post","status-publish","format-standard","hentry","category-construction-contracts","tag-advise-consult","tag-construction-contract","tag-hold-harmless","tag-indemnity-provision","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>Understand Agreements in Hold Harmless and Indemnity Provisions - Advise &amp; 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