{"id":902476,"date":"2024-03-28T11:41:22","date_gmt":"2024-03-28T17:41:22","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=902476"},"modified":"2024-03-28T11:41:26","modified_gmt":"2024-03-28T17:41:26","slug":"additional-insured-coverage-limited-builders-risk","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/additional-insured-coverage-limited-builders-risk\/","title":{"rendered":"Court Says Builder\u2019s Risk Policy Limited Coverage for Additional Insureds"},"content":{"rendered":"\n<p>Joshua Tumen | <a href=\"https:\/\/www.propertyinsurancelawobserver.com\/2024\/03\/25\/court-says-builders-risk-policy-limited-coverage-for-additional-insureds\/\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">Property Insurance Law Observer<\/a><\/p>\n\n\n\n<p>In\u00a0<em>BCC Partners, LLC v. Travelers Prop. Cas. Co. of America<\/em>, 2024 WL 1050117 (E.D. Mo. March 11, 2024), the Court determined that the plaintiff property owner, as an <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/additional-insured-as-owners\/\">additional insured<\/a>, was not entitled to the same insurance coverage as the named insured where the builder\u2019s risk policy limited the scope of recovery for soft costs and rental income.<\/p>\n\n\n\n<p>Factual Background<\/p>\n\n\n\n<p>The plaintiff property owner hired a contractor to construct an apartment complex. &nbsp;Pursuant to that construction contract, the contractor purchased a builder\u2019s risk policy with the defendant insurer.&nbsp; The contractor was the only named insured while the property owner was an additional insured.<\/p>\n\n\n\n<p>After the failure of a retaining wall, the property owner submitted a claim to the insurer under the contractor\u2019s policy, alleging that it was entitled to soft costs and lost rental income.&nbsp; The insurer made an initial payment, but after further investigation, it denied coverage for those items and reserved the right to recoup the funds.&nbsp; The property owner then sued for breach of contract.<\/p>\n\n\n\n<p>Arguments and Court\u2019s Analysis<\/p>\n\n\n\n<p>In support of the property owner\u2019s argument that it was entitled to coverage for soft costs and lost rental income, it contended that the policy\u2019s coverage extensions were to be liberally construed as granting coverage to all insureds, including additional named insureds.&nbsp; However, the Court rejected that argument as a matter of law.<\/p>\n\n\n\n<p>In doing so, the Court considered several policy provisions.&nbsp; First, the Coverage Extension for Soft Costs stated: \u201cWe will pay your \u2018Soft Costs\u2019 during the \u2018period of delay in completion.\u2019\u201d Second, with respect to rental income, the Builder\u2019s Risk Special Time Element Coverage Form stated: \u201cWe will pay the actual loss of \u2018rental value\u2019 you sustain.\u201d&nbsp; Third, the policy defined \u201cyou\u201d and \u201cyours\u201d as follows: \u201cThroughout this policy, the words \u2018you\u2019 and \u2018your\u2019 refer to the Named Insured shown in the Declarations.\u201d&nbsp; Bearing these in mind, the Court determined that the coverages for soft costs and rental income, which specifically employed the defined term \u201cyou,\u201d applied solely to the contractor as the named insured.&nbsp; The court explained that the parties could have written the policy so that they applied to both the named insured and additional named insureds, but did not do so.<\/p>\n\n\n\n<p>The court also noted that the policy provision entitled \u201cAdditional Named Insured\u201d did not provide the property owner with a basis to recover.&nbsp; That provision limited an additional insured\u2019s coverage \u201conly to the extent of their financial interest in the Covered Property.\u201d&nbsp; The policy defined \u201cCovered Property\u201d to include certain permanent or temporary works.&nbsp; Soft costs and rental value had distinct and separate definitions, reinforcing the notion that they were not encompassed as part of the \u201cfinancial interest in the Covered Property.\u201d&nbsp; To find otherwise would have rendered the distinction between coverage for Covered Property, soft costs, and rental value meaningless.<\/p>\n\n\n\n<figure class=\"wp-block-image\"><a href=\"https:\/\/www.propertyinsurancelawobserver.com\/wp-content\/uploads\/sites\/11\/2024\/03\/shutterstock_1572316735.jpg\"><img decoding=\"async\" src=\"https:\/\/www.propertyinsurancelawobserver.com\/wp-content\/uploads\/sites\/11\/2024\/03\/shutterstock_1572316735.jpg\" alt=\"\" class=\"wp-image-2351\"\/><\/a><\/figure>\n\n\n\n<p>Moreover, the Court rejected the insurer\u2019s argument that the policy was illusory because it did not afford an additional insured the same coverage as the named insured.&nbsp; The fact that an insurance policy unambiguously limits the recovery for certain types of damages to named insureds, only, does not render an insurance policy illusory.<\/p>\n\n\n\n<p>Nor did the insurer\u2019s initial payment to the property owner create coverage, as under Missouri law, waiver or estoppel \u201ccannot create a contract of insurance or so apply as to bring within the coverage of policy property, or a loss or risk, which by the terms of the policy is expressly excepted or otherwise excluded.\u201d&nbsp; \u201cWhile estoppel may operate to bar a defense to a claim of coverage, it does not create coverage where none existed under the policy in the first place.\u201d<\/p>\n\n\n\n<p>For these reasons, the insurer was entitled to summary judgment, and the property owner was not entitled to soft costs and lost rental income.<\/p>\n\n\n\n<p>Conclusion<\/p>\n\n\n\n<p>There are often distinctions between named insureds and additional insureds relative to coverage under builder\u2019s risk policies.\u00a0 Such policies are not always designed to protect all parties to a construction project from every type of loss.\u00a0 For example, as demonstrated in<em>\u00a0BCC Partners, LLC<\/em>, there are often limitations tied to economic-type extensions.\u00a0 Given the intricacies of construction risks, insurers ought to incorporate clear and concise policy language and definitions to avoid ambiguities and inadvertent coverages for unintended parties.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\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\">experts@adviseandconsult.net<\/a>.<\/strong><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Joshua Tumen | Property Insurance Law Observer In\u00a0BCC Partners, LLC v. Travelers Prop. Cas. Co. of America, 2024 WL 1050117 (E.D. Mo. March 11, 2024), the Court determined that the plaintiff property owner, as an additional insured, was not entitled to the same insurance coverage as the named insured where the builder\u2019s risk policy limited&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/additional-insured-coverage-limited-builders-risk\/\">Continue reading <span class=\"screen-reader-text\">Court Says Builder\u2019s Risk Policy Limited Coverage for Additional Insureds<\/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":[382,9895,23],"class_list":["post-902476","post","type-post","status-publish","format-standard","hentry","category-insurance-coverage","tag-additional-insured","tag-advise-consult","tag-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>Court Says Builder\u2019s Risk Policy Limited Coverage for Additional Insureds - Advise &amp; 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