{"id":903926,"date":"2025-02-05T15:59:04","date_gmt":"2025-02-05T22:59:04","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=903926"},"modified":"2025-02-05T15:59:11","modified_gmt":"2025-02-05T22:59:11","slug":"commercial-general-liability-policy-important-coverage-issues","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/commercial-general-liability-policy-important-coverage-issues\/","title":{"rendered":"First Circuit Rules On Important Coverage Issue For Contractors"},"content":{"rendered":"\n<p>Christopher Sweeney | <a href=\"https:\/\/www.connkavanaugh.com\/articles-and-resources\/first-circuit-court-of-appeals-rules\/\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">Conn Kavanaugh<\/a><\/p>\n\n\n\n<h4 class=\"wp-block-heading\">First Circuit Court of Appeals Rules That Standard Commercial General Liability Policy Excludes Coverage for Downstream Property Damage When General Contractor\u2019s Scope of Work Covers Entire Building<\/h4>\n\n\n\n<p>It is well-accepted that standard <a href=\"https:\/\/www.myconstructionexpert.com\/blog\/commercial-general-liability-policies\/\">commercial general liability policies<\/a> exclude coverage for construction contractors\u2019 own defective work. That is, for example, a roofer who fails to properly seal penetrations when reroofing a home will not be afforded insurance coverage for the cost of correcting its mistakes (i.e., sealing the penetrations or redoing the job entirely). But what about the downstream \u2013 no pun intended \u2013 impacts of those mistakes: e.g., water damage to the home\u2019s interior? Are those covered? In classic lawyer-speak, the United States First Circuit Court of Appeals says, \u201cit depends.\u201d<a href=\"https:\/\/www.connkavanaugh.com\/articles-and-resources\/first-circuit-court-of-appeals-rules\/#_ftn1\">[1]<\/a><\/p>\n\n\n\n<p>The basic facts are these. For three years, Tocci Building Corp.,<a href=\"https:\/\/www.connkavanaugh.com\/articles-and-resources\/first-circuit-court-of-appeals-rules\/#_ftn2\">[2]<\/a>&nbsp;served as the general contractor responsible for building an apartment complex on land owned by an entity named Toll JM EB Residential Urban Renewal, LLC. By Toll\u2019s account, the project was a disaster. It alleged, among other things, that Tocci\u2019s and its subcontractors\u2019 defective work caused property damage to other, non-defective work. More particularly, it claimed that faulty roofing work led to damaged drywall, inadequate sheathing caused a mold outbreak, and improper backfill cracked a concrete slab and caused other damage. To stem the losses caused by Tocci\u2019s allegedly poor work, Toll terminated the parties\u2019 contract and sued Tocci for damages.<\/p>\n\n\n\n<p>Tocci tendered Toll\u2019s claims to its CGL carrier, Admiral Insurance Co., and demanded that Admiral defend and indemnify it in the Toll litigation. Admiral denied Tocci\u2019s claim on the grounds that Toll had not alleged \u201cproperty damage caused by an occurrence,\u201d as those terms were defined under Tocci\u2019s policy, and that in any event, the policy\u2019s standard \u201cDamage to Property\u201d exclusion eliminated any coverage that arguably applied. It then filed suit seeking a declaration that it had no duty to defend or indemnify Tocci.<\/p>\n\n\n\n<p>The trial court granted summary judgment in favor of Admiral on the grounds that Toll had not alleged that it suffered covered \u201cproperty damage\u201d arising out of Tocci\u2019s work. Tocci appealed this ruling to the First Circuit.<\/p>\n\n\n\n<p>The First Circuit affirmed, but on different grounds. Rather than focusing on whether Toll\u2019s allegations fell within the scope of Tocci\u2019s insuring agreement, the court instead based its holding on the policy\u2019s standard \u201cDamage to Property\u201d exclusion. That exclusion provides, in relevant part, that there is no coverage for \u201cproperty damage\u201d to:<\/p>\n\n\n\n<p>[t]hat particular part of any property that must be restored, repaired or replaced because \u2018your work\u2019 was incorrectly performed on it.<\/p>\n\n\n\n<p>Thus, the question for the court was whether the damaged drywall, mold growth, and cracked concrete slab constituted property damage to part of the project on which Tocci\u2019s work was incorrectly performed. The court answered in the affirmative because the scope of Tocci\u2019s work included the entire apartment complex, not just parts disparate from the alleged property damage. In contrast, if Tocci had been retained to work only on parts of the building&nbsp;<em>not<\/em>&nbsp;subject to Toll\u2019s claims, the exclusion likely would not have applied. For example, if Tocci\u2019s work had been limited to the apartment\u2019s roof, there likely would have been coverage for damage to the apartment\u2019s Interior caused by the allegedly negligent roofing work.<\/p>\n\n\n\n<p>So what does this pedantic insurance analysis mean for those who build things and the owners who hire them? Well, maybe not a lot, at least in Massachusetts state courts. This is because the First Circuit\u2019s ruling applies only to federal cases under First Circuit jurisdiction. In contrast, it is up to the Massachusetts Supreme Judicial Court to decide how Massachusetts law would interpret the relevant policy provisions. But assuming the SJC is persuaded by the First Circuit\u2019s analysis, contractors and owners will need to find other ways to protect themselves. Owners, for example, may insist on seeing proof that their contractors have the financial resources to fix costly mistakes not covered by insurance. They also might demand that contractors procure performance bonds, which would cover the owner\u2019s completion costs if a contractor is unable to correct the deficient work. Contractors have fewer options, but of course, they control their own work. Accordingly, they can prevent against uncovered claims by working carefully and seeking guidance from the project\u2019s engineer before proceeding improvidently. Upstream contractors also can contractually shift these risks through broad indemnity and additional insured provisions.<\/p>\n\n\n\n<p>We will provide a further update if the SJC elects to weigh in on this important issue, but in the meantime, be careful out there!<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p><a href=\"https:\/\/www.connkavanaugh.com\/articles-and-resources\/first-circuit-court-of-appeals-rules\/#_ftnref1\">[1]<\/a>&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;See&nbsp;Admiral Ins. Co. v. Tocci Bldg. Corp., 120 F.4th 933 (1st Cir. 2024)<\/p>\n\n\n\n<p><a href=\"https:\/\/www.connkavanaugh.com\/articles-and-resources\/first-circuit-court-of-appeals-rules\/#_ftnref2\">[2]<\/a>\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Tocci is no stranger to being at the forefront of Massachusetts construction jurisprudence. In 2019, Tocci sued IRIV Partners, LLC alleging that IRIV violated the Massachusetts Prompt Payment Act, G.L. c. 149, \u00a7 29E, by failing to fully respond to seven payment applications Tocci submitted in connection with a building project. The trial court agreed, and the Massachusetts Appeals Court later affirmed. We wrote about the case here:\u00a0<a href=\"https:\/\/www.connkavanaugh.com\/articles-and-resources\/client-alert-massachusetts-supreme-judicial-court-affirms-that-violations-of-prompt-pay-act-have-meaningful-consequences-for-all-participants-in-construction-industry\/\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">https:\/\/www.connkavanaugh.com\/articles-and-resources\/client-alert-massachusetts-supreme-judicial-court-affirms-that-violations-of-prompt-pay-act-have-meaningful-consequences-for-all-participants-in-construction-industry\/<\/a><\/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>Christopher Sweeney | Conn Kavanaugh First Circuit Court of Appeals Rules That Standard Commercial General Liability Policy Excludes Coverage for Downstream Property Damage When General Contractor\u2019s Scope of Work Covers Entire Building It is well-accepted that standard commercial general liability policies exclude coverage for construction contractors\u2019 own defective work. That is, for example, a roofer&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/commercial-general-liability-policy-important-coverage-issues\/\">Continue reading <span class=\"screen-reader-text\">First Circuit Rules On Important Coverage Issue For Contractors<\/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":[10791,4,30],"tags":[9895,4739,19],"class_list":["post-903926","post","type-post","status-publish","format-standard","hentry","category-commercial-general-liability-policy","category-construction-defects","category-general-liability-policy","tag-advise-consult","tag-commercial-general-liability-policy","tag-construction-defects-2","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>First Circuit Rules On Important Coverage Issue For Contractors - Advise &amp; 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