27-35 JACKSON AVENUE, LLC VS. SAMSUNG FIRE & MARINE INSURANCE CO., LTD. (L-6049-17, BERGEN COUNTY AND STATEWIDE)

CourtNew Jersey Superior Court Appellate Division
DecidedSeptember 10, 2021
DocketA-2925-19
StatusPublished

This text of 27-35 JACKSON AVENUE, LLC VS. SAMSUNG FIRE & MARINE INSURANCE CO., LTD. (L-6049-17, BERGEN COUNTY AND STATEWIDE) (27-35 JACKSON AVENUE, LLC VS. SAMSUNG FIRE & MARINE INSURANCE CO., LTD. (L-6049-17, BERGEN COUNTY AND STATEWIDE)) is published on Counsel Stack Legal Research, covering New Jersey Superior Court Appellate Division primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
27-35 JACKSON AVENUE, LLC VS. SAMSUNG FIRE & MARINE INSURANCE CO., LTD. (L-6049-17, BERGEN COUNTY AND STATEWIDE), (N.J. Ct. App. 2021).

Opinion

NOT FOR PUBLICATION WITHOUT THE APPROVAL OF THE APPELLATE DIVISION

SUPERIOR COURT OF NEW JERSEY APPELLATE DIVISION DOCKET NO. A-2925-19

27-35 JACKSON AVENUE, LLC,

Plaintiff-Appellant, APPROVED FOR PUBLICATION

v. September 10, 2021

APPELLATE DIVISION SAMSUNG FIRE & MARINE INSURANCE COMPANY, LTD.,

Defendant-Respondent. _____________________________

Submitted February 22, 2021 – Decided September 10, 2021

Before Judges Messano, Hoffman and Smith.

On appeal from the Superior Court of New Jersey, Law Division, Bergen County, L-6049-17.

Varcadipane & Pinnisi, PC, attorneys for appellant (Jeffrey William Varcadipane and Samuel S. Saltman, on the briefs).

Fleischner Potash, attorneys for respondent (James P. Ricciardi, Jr., on the brief).

The opinion of the court was delivered by

MESSANO, P.J.A.D. Plaintiff 27-35 Jackson Avenue LLC owned commercial property in

Long Island City, New York. For no apparent reason, on January 8, 2015, a

sprinkler head discharged water on the second floor of the premises that

eventually damaged that floor and the one below. Plaintiff's principal tenant at

the time was the United States General Services Administration (GSA), which,

pursuant to a long-term lease, housed offices of the Department of Homeland

Security at the property. Within days, GSA served written notice that it was

terminating the lease because the premises were "untenantable." Plaintiff

claimed to have lost millions of dollars in rent, including recoupment of the

costs of improvements made to accommodate GSA's occupancy, because of

the flood. It filed suit against the federal government in the United States

Court of Federal Claims alleging breach of contract. 1

Defendant Samsung Fire & Marine Insurance Co., Ltd., issued a

commercial liability policy to plaintiff that was in effect at the time of the

sprinkler mishap. Plaintiff secured the sprinkler head and made a claim under

1 The Court of Federal Claims decision granted in part and denied in part the Government's motion to dismiss plaintiff's complaint. See 27-35 Jackson Ave LLC v. United States, No. 16-947C, 2017 U.S. Claims LEXIS 1204 (Fed. Cl. Sept. 28, 2017). We have no further information on any developments in that lawsuit.

A-2925-19 2 the policy. 2 Defendant's subrogation counsel and claims adjuster engaged a

professional engineer, Alan Fidellow, who inspected the premises and took

possession of the sprinkler head. On March 2, 2015, subrogation counsel

advised defendant that based on Fidellow's analysis, "there [wa]s no third party

available for subrogation."

Approximately three weeks later, plaintiff's counsel notified defendant in

writing that it should preserve any items removed from the premises "in their

original condition and that no destructive testing, or any other testing that

would alter these items, be performed." He advised that plaintiff intended to

pursue any claims it might have "to recover for any portions of its loss not

recoverable under the applicable insurance policies," and asked defenda nt "to

preserve those items in their original condition for purposes of future

litigation."

On May 20, 2015, defendant wrote plaintiff's counsel summarizing

Fidellow's opinions and stating, "The failed sprinkler head was retained by our

[a]djuster. To date no destructive testing was warranted or completed on the

sprinkler head." In October, plaintiff's counsel wrote to defendant advising of

the pending business interruption claim under the policy and requesting

2 Plaintiff subsequently filed a declaratory judgment suit against defendant seeking coverage for business interruption losses. That suit settled.

A-2925-19 3 "access to the sprinkler head so that it may be examined by our expert." It was

not until March 2016 that defendant's newly-assigned claims manager

responded, writing that defendant did "not have in its possession any property

that may have been taken from this risk" and specifically did not have the

sprinkler head.

Plaintiff filed this complaint, alleging defendant intentionally or

negligently lost or destroyed the sprinkler head, and plaintiff suffered damages

as a result. Defendant filed its answer and discovery ensued, after which

defendant moved for summary judgment. Plaintiff opposed the motion and

cross-moved seeking "an [a]dverse [i]nference based on [d]efendant's

spoliation of evidence."

After hearing oral argument, the Law Division judge reserved decision.

She subsequently issued a written opinion in support of her order granting

defendant's motion and dismissing plaintiff's complaint with prejudice. The

judge subsequently denied plaintiff's motion for reconsideration, and this

appeal followed.

I.

When reviewing the grant of summary judgment, we limit our review to

the record before the motion judge, Ji v. Palmer, 333 N.J. Super. 451, 463–64

(App. Div. 2000), and apply the same standard that she did. Globe Motor Co.

A-2925-19 4 v. Igdalev, 225 N.J. 469, 479 (2016). That standard mandates that summary

judgment be granted "if the pleadings, depositions, answers to interrogatories

and admissions on file, together with the affidavits, if any, show that there is

no genuine issue as to any material fact challenged and that the moving party

is entitled to a judgment or order as a matter of law." Templo Fuente De Vida

Corp. v. Nat'l Union Fire Ins. Co. of Pittsburgh, 224 N.J. 189, 199 (2016)

(quoting R. 4:46-2(c)). We owe no deference to the motion judge's legal

analysis and "review issues of law de novo." The Palisades At Fort Lee

Condo. Ass'n v. 100 Old Palisade, LLC, 230 N.J. 427, 442 (2017) (citing

Zabilowicz v. Kelsey, 200 N.J. 507, 512 (2009)). Relevant to this appeal is

recognition that "[t]he practical effect of [Rule 4:46-2(c)] is that neither the

motion court nor an appellate court can ignore the elements of the cause of

action or the evidential standard governing the cause of action." Bhagat v.

Bhagat, 217 N.J. 22, 38 (2014).

A.

The motion record additionally reveals that after inspecting the sprinkler

head, Fidellow eliminated the possibility that the discharge resulted from a fire

or "freeze up." He noted that the building manager had not reported any

ceiling stains in the area nor accidental impact injuries to the sprinkler head.

Fidellow attributed some discoloration of the sprinkler head to its age, but he

A-2925-19 5 removed the heads of nearby sprinklers, and they did not exhibit similar

discoloration. He said that "the pipe dope 3 on the threads that were visible

appeared to have aged more than other areas which could mean that the head

had been existing or been reused."

Fidellow contacted the manufacturer which had discontinued the product

in 2013; there had been no reported recalls. He concluded in a February 28,

2015 email:

When the head discharges the guts of the head are pushed out with the water release. Inspection of the head did not show any distortion and therefore there is nothing that can be determined from the head.

Without any physical evidence we can only surmise that there was some weakness in the internal elements of the head that eventually let loose allowing the water to discharge. There is no way however of proving this.

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27-35 JACKSON AVENUE, LLC VS. SAMSUNG FIRE & MARINE INSURANCE CO., LTD. (L-6049-17, BERGEN COUNTY AND STATEWIDE), Counsel Stack Legal Research, https://law.counselstack.com/opinion/27-35-jackson-avenue-llc-vs-samsung-fire-marine-insurance-co-ltd-njsuperctappdiv-2021.