{"id":901219,"date":"2023-05-25T10:14:35","date_gmt":"2023-05-25T16:14:35","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=901219"},"modified":"2023-05-25T10:14:37","modified_gmt":"2023-05-25T16:14:37","slug":"construction-contract-insurance-indemnity-clauses","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/construction-contract-insurance-indemnity-clauses\/","title":{"rendered":"State Supreme\u00a0Court\u00a0Decision Highlights Need to Get Insurance and Indemnity Clauses Right in Construction Contracts"},"content":{"rendered":"\n

Charles P. Edwards and Lara Langeneckert | Construction Law Blog<\/a><\/p>\n\n\n\n

Parties to a\u00a0construction contract<\/a> are frequently surprised\u00a0to discover that a contractual agreement to procure insurance may limit their liabilities to each other. A recent decision from the Indiana Supreme Court illustrates the effect of this rule. And, in a separate portion of the decision that will be equally significant to the construction industry, the court held that a customer\u2019s acceptance of a contractor\u2019s work strips third parties of the right to sue that contractor for property damage caused by the contractor\u2019s alleged negligent workmanship.\u00a0<\/p>\n\n\n\n

In light of this opinion, careful drafting of construction contracts is even more critical, particularly when it comes to the delicate interplay between insurance and indemnity clauses.<\/p>\n\n\n\n

The Common and Recurring Fact Pattern<\/h5>\n\n\n\n

The March 2023 case, U.S. Automatic Sprinkler Corp. v. Erie Ins. Exch.,<\/em> involved a variation on a common and recurring fact pattern: a property owner (here, an office-complex tenant) hires a contractor (here, a sprinkler company) to perform work; the work is allegedly performed negligently and\/or is defective; and the alleged negligence and\/or defect causes property damage to the owner\u2019s property and to third-party property (here, co-tenants\u2019 property). In these circumstances, who is responsible \u2013 and to whom? Like most legal questions, the answer is \u201cit depends.\u201d <\/p>\n\n\n\n

The court held that the negligent contractor was not liable for the property damage \u2013 either to its customer or to the third parties whose property was damaged by its defective work \u2013 but the court\u2019s reasons for each holding differed. The court unanimously held that the contractor was not liable to its customer because the parties\u2019 contract placed responsibility solely on insurance. And a 4-1 majority of the court held that the contractor was not liable to the third parties under the so-called \u201cacceptance rule:\u201d Once the customer has accepted the contractor\u2019s work, third parties can no longer hold the contractor liable for negligence or defects in that work.<\/p>\n\n\n\n

Insurance as Sole Remedy<\/h5>\n\n\n\n

Construction and other service contracts often contain provisions addressing the risk of loss. These provisions may limit liability for future loss, they may assign responsibility for damage caused by the work to one of the parties through indemnification, or they may require one or both of the parties to insure against future loss. Where the insurance requirement is coupled with a waiver of subrogation, courts often hold that the parties\u2019 rights and liabilities are limited to the required insurance \u2013 even where that insurance is inadequate to insure against the full loss. <\/p>\n\n\n\n

Subrogation is a legal doctrine whereby an insurance company, after paying a loss, steps into the shoes of its policyholder to recover its money from a party responsible for the loss. Importantly, the insurance company has no greater rights than its policyholder; so, if the policyholder waives its right to recover, that waiver also applies to its insurance company.<\/p>\n\n\n\n

In U.S. Automatic Sprinkler<\/em>, after the sprinkler system failed and flooded the building, the customer tenant\u2019s insurer filed a subrogation claim against the contractor sprinkler company. But, the agreement between the customer tenant and the contractor sprinkler company contained a waiver of subrogation rights providing that, \u201c[n]o insurer or other third party will have any subrogation rights against\u201d the sprinkler company and that the tenant \u201cwill be responsible for maintaining all liability and property insurance.\u201d The Indiana Supreme Court held that these provisions barred the insurer\u2019s claim, explaining:<\/p>\n\n\n\n

An agreement to insure is intended to provide both parties with the benefits of insurance regardless of the cause of the loss (excepting wanton and willful acts). Otherwise, each would provide his or its own insurance protection and there would be no need for the contract to place the duty on one of them. As a result, where one party agrees to purchase insurance for the benefit of both parties, this party has no cause of action against the other regardless of their fault in contributing to or inducing the loss. And the same is true for subrogated insurers, as their rights can rise no higher than those of the insured. (internal quotations and citations omitted)<\/p>\n\n\n\n

Placing the risk of loss solely on contractually required insurance may not be problematic where both parties knowingly agree and the policy limits are sufficient to cover the loss. Often, however, property owners hiring contractors to perform work on their property assume the contractor will be liable for any damages resulting from any defective or negligent work, and are surprised to discover \u2013 often after a loss \u2013 that the contractor agreement limits their recovery not only to insurance, but also specifically to their own insurance.<\/p>\n\n\n\n

In another Indiana case, Bd. of Comm\u2019rs of Cnty. of Jefferson v. Teton Corp.,<\/em> a county entered into a contract for renovations to its courthouse. The parties entered into a standard American Institute of Architects (AIA) form contract that contained a waiver of subrogation for all \u201cdamages caused by fire or other perils to the extent covered by property insurance.\u201d During construction, a subcontractor caused a fire that substantially damaged the areas being renovated and other parts of the courthouse. The county\u2019s property insurer paid the loss and then brought a subrogation action against the contractor. <\/p>\n\n\n\n

The insurer argued that the subrogation waiver applied only to the \u201cwork\u201d under the contract and not to other parts of the courthouse that were damaged and that it insured. The Indiana Supreme Court disagreed, holding that the waiver was not so limited on its face but rather applied unambiguously to any property insurance maintained by the county. <\/p>\n\n\n\n

In light of these rulings, it is important that policyholders examine the scope of any insurance requirement and subrogation waiver.<\/p>\n\n\n\n

Similarly, parties should be clear about whether the waiver applies even if the insurance obtained is insufficient to cover all of the damages. The standard AIA waiver applies \u201cto the extent\u201d the damages are covered by insurance, but other language may be broader. In Morsches Lumber, Inc. v. Probst,<\/em> the Indiana Court of Appeals held that an agreement to insure may limit recovery to insurance even where that insurance is insufficient to cover all of the losses. The court noted, \u201cThe fact that [the party] failed to take out a policy sufficient to cover the cost of the undertaking is a cost he will have to bear.\u201d <\/p>\n\n\n\n

Provocative Move: No Liability to Third Parties<\/h5>\n\n\n\n

The more controversial portion of the U.S. Automatic Sprinkler<\/em> decision is the 4-1 majority\u2019s conclusion that the sprinkler contractor also was not liable for damage to the property of the other tenants with which it did not have a contract. The majority based that conclusion on Indiana\u2019s common-law \u201cacceptance rule,\u201d which shields contractors from liability to third parties after the work is completed and the owner has accepted the work. <\/p>\n\n\n\n

The tenants sought to invoke an exception to this rule for \u201cinjury or damage to a third person \u2026 where it was reasonably foreseeable that a third party would be injured.\u201d The majority, however, rejected this argument, holding that this exception applies only where personal injury \u201cis a foreseeable consequence of a contractor\u2019s allegedly negligent work.\u201d The majority held that the exception did not apply to claims for property damage.<\/p>\n\n\n\n

The majority noted that, \u201cimposing third-party liability on companies \u2013 like U.S. Automatic Sprinkler \u2013 would force them to insure against a risk the amount of which they may not know and cannot control.\u201d But, contractors insure against such risks every day in the form of commercial general liability (CGL) insurance, which applies to liability for bodily injury or property damage caused by an occurrence and generally includes so-called products and completed operations coverage. And, the majority of states \u2013 including Indiana \u2013 hold that faulty workmanship may be an \u201coccurrence\u201d when it causes such injury or damage. <\/p>\n\n\n\n

In U.S. Automatic Sprinkler<\/em>, Justice Christopher Goff dissented from the majority\u2019s application of the \u201cacceptance rule,\u201d concluding that there is no sound basis for the majority\u2019s distinction between foreseeable personal injury and foreseeable property damage. Justice Goff posited that, \u201c[r]easons of fairness and incentives support the general rule that those who negligently harm the person or property of others should bear the cost. There is no persuasive reason to give contractors special immunity from liability after negligent work has been accepted.\u201d<\/p>\n\n\n\n

The majority seems to have reached the conclusion that property insurance, not liability insurance, should be primarily responsible for property damage. Property insurance policies, however, contain exclusions that may apply to bar coverage in this context. For example, many all-risk property insurance policies exclude damage caused by faulty design or construction. One can imagine a scenario where faulty construction causes damage to the property of a third party whose property insurer denies coverage based on this exclusion. If the negligent contractor is not liable, then its liability insurer will not pay for the loss either, leaving the injured third party without recourse.<\/p>\n\n\n\n

What About Indemnity? <\/h2>\n\n\n\n

Under U.S. Automatic Sprinkler,<\/em> a contractor may not be liable to third parties for property damage caused by its negligence or defective work after the customer\u2019s acceptance of that work. The customer, however, may be liable to those third parties. In those circumstances, parties who hire contractors to perform work should consider adding indemnity language to cover future claims based on the work. Such indemnity typically is covered by the contractors\u2019 CGL insurance as an \u201cinsured contract.\u201d Indemnity in these circumstances places liability for defective work where it belongs \u2013 on the contractor who performed it and on its liability insurance.<\/p>\n\n\n\n

\n\n\n\n

When one of your cases is in need of a construction expert, estimates, insurance appraisal or umpire services in defect or insurance disputes – please call Advise & Consult, Inc. at 888.684.8305, or email experts@adviseandconsult.net<\/a>.<\/strong><\/p>\n","protected":false},"excerpt":{"rendered":"

Charles P. Edwards and Lara Langeneckert | Construction Law Blog Parties to a\u00a0construction contract are frequently surprised\u00a0to discover that a contractual agreement to procure insurance may limit their liabilities to each other. A recent decision from the Indiana Supreme Court illustrates the effect of this rule. And, in a separate portion of the decision that… Continue reading State Supreme\u00a0Court\u00a0Decision Highlights Need to Get Insurance and Indemnity Clauses Right in Construction Contracts<\/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":[9895,224,9288],"class_list":["post-901219","post","type-post","status-publish","format-standard","hentry","category-construction-contracts","tag-advise-consult","tag-construction-contract","tag-indemnity-clause","entry"],"jetpack_publicize_connections":[],"yoast_head":"\nState Supreme\u00a0Court\u00a0Decision Highlights Need to Get Insurance and Indemnity Clauses Right in Construction Contracts - 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