{"id":903141,"date":"2024-08-13T15:27:21","date_gmt":"2024-08-13T21:27:21","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=903141"},"modified":"2024-08-13T15:27:30","modified_gmt":"2024-08-13T21:27:30","slug":"ensuing-loss-clause-coverage-under-builders-risk-policies","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/ensuing-loss-clause-coverage-under-builders-risk-policies\/","title":{"rendered":"D.C. Circuit Tackles Ensuing Loss Clause and Finds Coverage Under Builders Risk Policies"},"content":{"rendered":"\n<p>Heather Howell Wright | <a href=\"https:\/\/www.itpaystobecovered.com\/2024\/08\/d-c-circuit-tackles-ensuing-loss-clause-and-finds-coverage-under-builders-risk-policies\/\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">It Pays to Be Covered<\/a><\/p>\n\n\n\n<p>In construing policies that covered loss \u201ccaused by or resulting from water damage\u201d but excluded coverage for loss caused by \u201cdampness of atmosphere\u201d or by \u201c[e]xtremes or changes in temperature,\u201d the United States Court of Appeals for the District of Columbia recently preserved coverage under an ensuing loss exception to the exclusions in&nbsp;<em>3534 East Cap Venture LLC et al. v. Westchester Fire Insurance Co. et al.,&nbsp;<\/em>No. 22-7136, 2024 WL 3076909 (D.C. Cir. June 21, 2024). &nbsp;The D.C. Circuit applied the ensuing loss exception providing coverage where \u201c[l]oss by an insured peril ensues\u201d to ensure that the dampness and extreme temperature exclusions did not obliterate the coverage for property damage \u201ccaused by or resulting from water damage.\u201d<\/p>\n\n\n\n<p>This case follows the addition of <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/collapse-coverage-all-risks-insurance\/\">\u201censuing loss\u201d clauses<\/a> in standard form property policies after the 1906 San Francisco earthquake and subsequent fires. The San Francisco earthquake ruptured gas mains, which in turn sparked massive fires that caused even greater damage than the earthquake itself. Coverage for the losses turned on whether property damage was caused by the earthquake, an excluded cause, or fire, a covered cause. In response to the San Francisco fire losses and to comply with statutes passed after the fires, insurers added ensuing loss exceptions to provide coverage for ensuing loss that was caused by a covered cause.<\/p>\n\n\n\n<p>Over the past century, however, interpretation and application of ensuing loss provisions has confounded courts. Some courts consider only the efficient proximate cause of the loss and whether the initial peril that started a chain of events is a covered cause of loss. If this initial peril is not covered, then there is no coverage for the loss. Other courts consider whether the loss was caused at least in part by a covered peril and hold coverage can be reinstated, at least in part, by the ensuing loss clause. Some courts require an ensuing loss to be separate and independent from the initial loss. Under this theory, courts interpret the exception as requiring a second, entirely distinct, loss event \u2013 in which one cause is an excluded peril and the other is a covered peril. If the excluded peril is \u201cinextricably intertwined\u201d with a covered peril, there is no coverage.&nbsp;<\/p>\n\n\n\n<p>In&nbsp;<em>3534 East Cap Venture LLC<\/em>, the D.C. Circuit found coverage through the ensuing loss exception: the \u201censuing loss clause applies to losses from water damage caused by the excluded perils of dampness and temperature changes.\u201d The policies provided coverage for \u201c[l]oss\u2026 caused by or resulting from water damage\u201d but excluded loss caused by \u201cdampness of atmosphere\u201d or by \u201c[e]xtremes or changes in temperature.\u201d These exclusions, in turn, contained an ensuing loss exception providing coverage where \u201c[l]oss by an insured peril ensues.\u201d<\/p>\n\n\n\n<p>The dispute arose out of a construction project. 3534 East Cap Venture, LLC hired McCullough Construction, LLC (collectively, the \u201cPolicyholders\u201d) to construct a residential and retail building in Washington, D.C. Westchester Fire Insurance Company and Endurance American Insurance Company (collectively, the \u201cBuilders Risk Insurers\u201d) shared jointly in the risk and issued identical builders risk policies. The cause of the loss to the East Cap Venture project was not disputed. Due to lack of a vapor barrier (which was not included in the design), moisture under the roof condensed during cold weather, causing what deposition testimony described as water falling from the ceiling \u201clike rain drops.\u201d This water soaked building materials, including wood, insulation, and drywall, resulting in approximately $1.5 million in loss. The Policyholders submitted claims for the loss, which the Builders Risk insurers denied, citing the dampness of atmosphere and changes in temperature exclusions. The Policyholders then filed suit. On cross-motions for summary judgment, the trial court held the ensuing loss provision did not apply because the losses from \u201cwater damage\u201d were \u201cinextricably intertwined\u201d and were \u201cone and the same\u201d as losses caused by dampness and water exclusions.<\/p>\n\n\n\n<p>On appeal, the parties focused on causation and whether the property damage was caused by dampness and temperature or was instead caused by the lack of a vapor barrier. In reversing the trial court, the D.C. Circuit concluded it was not necessary to resolve these causation issues because \u201cif the exclusions apply, the ensuing-loss exception also applies and provides coverage here.\u201d The D.C. Circuit began its analysis with the coverage grant providing coverage for \u201cwater damage,\u201d which the court noted was \u201cbroadly\u201d defined to include \u201c[a]ll water damage, except Loss caused by or resulting from the peril of Flood.\u201d The D.C. Circuit assumed both exclusions applied and focused its analysis solely on the ensuing loss exception in the policies and whether the water damage \u201censued\u201d within the meaning of the policies. In finding coverage, the court rejected the argument of the Builders Risk Insurers \u201cthat water damage did not&nbsp;<em>ensue<\/em>&nbsp;from dampness and temperature changes if the dampness and temperature changes directly caused the water damage.\u201d<\/p>\n\n\n\n<p>The D.C. Circuit considered dictionary definitions of the term&nbsp;<em>ensue<\/em>&nbsp;so that its construction would be \u201cconsistent with ordinary speech.\u201d Applying these dictionary definitions and prior case law, the court concluded \u201closses from water damage&nbsp;<em>ensued<\/em>&nbsp;from the dampness and cold if the water damage&nbsp;<em>resulted from&nbsp;<\/em>those causes.\u201d The court also applied standard \u201cinterpretive presumptions\u201d that ambiguities must be resolved against the insurer and exclusions must be interpreted narrowly in favor of coverage.&nbsp;<\/p>\n\n\n\n<p>The D.C. Circuit concluded it was not necessary to distinguish between the various ensuing loss interpretation theories because \u201cthe excluded perils \u2013 dampness of atmosphere and change in temperature \u2013 are not inexplicably intertwined with the covered ensuing peril of water damage.\u201d&nbsp; The court then identified examples in which humidity and temperature changes could damage a building without causing condensation or \u201cwater damage.\u201d Ultimately, the&nbsp;<em>East Cap Venture<\/em>&nbsp;court held the loss was \u201cmore directly caused by \u2018an insured peril\u2019 namely water damage.\u201d The court\u2019s decision focused on the breadth of the initial coverage grant to interpret the ensuing loss clause explaining that \u201ca broad reading of ensuing-loss clauses \u2026 provide[s] coverage whenever an insured peril is a \u2018direct cause of the loss,\u2019 even if the insured peril was itself caused by an excluded peril.\u201d In short, the D.C. Circuit applied the clause as it was intended: The purpose of the exception is to ensure the exclusions do not swallow the coverage provided by the policies.<\/p>\n\n\n\n<p>Property loss and damage to a project during construction can significantly impact scheduling and profitability. Causation language in property insurance policies is increasingly complex as insurers seek to limit liability for losses. The\u00a0<em>East Cap Venture\u00a0<\/em>decision highlights the importance of policy language and the role of coverage counsel in framing a builders risk claim properly to maximize coverage and recovery.<\/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>Heather Howell Wright | It Pays to Be Covered In construing policies that covered loss \u201ccaused by or resulting from water damage\u201d but excluded coverage for loss caused by \u201cdampness of atmosphere\u201d or by \u201c[e]xtremes or changes in temperature,\u201d the United States Court of Appeals for the District of Columbia recently preserved coverage under an&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/ensuing-loss-clause-coverage-under-builders-risk-policies\/\">Continue reading <span class=\"screen-reader-text\">D.C. Circuit Tackles Ensuing Loss Clause and Finds Coverage Under Builders Risk Policies<\/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":[10721,9721],"tags":[9895,12067,22],"class_list":["post-903141","post","type-post","status-publish","format-standard","hentry","category-insurance","category-property-damage","tag-advise-consult","tag-ensuing-loss-clause","tag-insurance","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>D.C. 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