Amguard Insurance Company v. Property Management Services of Burlington County LLC

District Court, D. New Jersey·Decided August 27, 2026·No. 1:25-cv-16749·Unknown

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF NEW JERSEY CAMDEN VICINAGE

AMGUARD INSURANCE COMPANY,

Plaintiff, No. 25-CV-16749 (RMB) (EAH)

v. OPINION PROPERTY MANAGEMENT SERVICES OF BURLINGTON COUNTY LLC,

Defendant.

APPEARANCES

Robert John Pansulla Jeremiah L. O’Leary Finazzo, Cossolini, O’Leary, Meola & Hager, LLC 180 Park Avenue, Suite 202 Florham Park, New Jersey 07932

Attorneys for Plaintiff AmGUARD Ins. Co.

RENÉE MARIE BUMB, Chief United States District Judge: Insurance is only as good as its terms. If an insured fails to add a new property to their coverage, the policy’s terms may not protect them. That appears to be what happened here. Defendant Property Management Services of Burlington County (“Defendant,” “PMSBC,” or the “insured”) failed to ensure its insurance covered all the real estate it owns and leases to third parties. And now—facing a premises liability claim in another court—PMSBC’s insurer disputes coverage. This matter is before the Court on the Motion for Default Judgment filed by AmGUARD Insurance Company (“Plaintiff” or the “insurer”) pursuant to FED. R. CIV. P. 55(b)(2). [Docket No. 8.] AmGUARD seeks a declaratory judgment relieving

it of any obligation to indemnify or defend PMSBC in the underlying personal injury action. For the reasons expressed below, AmGUARD’s motion is GRANTED. I. FACTUAL AND PROCEDURAL BACKGROUND PMSBC rents and maintains residential real estate. At some point, PMSBC

began renting 6B Alpine Road, Whiting, New Jersey 08759-3232 to Craig Cannavin, who tripped and fell in the driveway in May 2024. [Docket No. 1-2 ¶¶ 9, 12.] Cannavin sued PMSBC in Ocean County, New Jersey, Superior Court to recover for his injuries. [See generally Docket No. 1-2 (hereinafter, the “personal injury action”).]1 AmGUARD issued PMSBC a “Business Owner’s Insurance Policy” effective

March 23, 2024, through March 23, 2025 (the “Policy”). [See generally Docket No. 1-1.] Coverage often turns on the location where an injury occurred instead of the acts or omissions of PMSBC’s employees and agents. [See, e.g., id. at 97 (limiting coverage to covered premises).] But the Policy covers only one location—22 Washington Street,

1 Cannavin passed away, and his interests in the personal injury action are represented by the Administratrix of his Estate. See generally Janet Cannavin, as Administrator of the Estate of Craig Cannavin v. Boudhar, No. OCN-L-002173-24 (N.J. Super. Ct. Ocean Cnty., Compl. filed Aug. 22, 2024). Because this distinction is immaterial to the issues AmGUARD raises in this Court, and for the sake of simplicity, the Court refers to Cannavin and his claims throughout this opinion—not to his estate and its claims as a successor in interest. Mount Holly, New Jersey 08060-1704 (the “covered premises”)—notably, not the Alpine Road property. [Id. at 20.] Despite its plain terms, upon receipt of Cannavin’s lawsuit, PMSBC filed a

claim with AmGUARD for indemnification and defense in the personal injury action. [Docket No. 8-2 at 2–3.] AmGUARD provided PMSBC with legal counsel and supported its defense while it investigated PMSBC’s claim. [Id.] When AmGUARD’s investigation revealed the Policy only covers Washington Street, and not the Alpine Road property, AmGUARD initiated this action to halt coverage.

AmGUARD seeks a declaratory judgment that (1) Cannavin’s purported damages in the personal injury action are not covered by the Policy and (2) AmGUARD has no duty to keep paying for PMSBC’s defense. [Docket No. 1 ¶ 1.] AmGUARD personally served PMSBC’s registered agent Linda Gregorowicz

on October 22, 2025, but PMSBC has not appeared in this action either personally or through counsel. [Docket No. 6.] On December 9, 2025, AmGUARD requested that the Clerk enter default against PMSBC, which the Clerk did that same day, [Docket No. 7], and this motion for default judgment followed, [Docket No. 8]. II. LEGAL STANDARD

A. Declaratory Judgments The Declaratory Judgment Act (the “DJA”) allows district courts to resolve disputes by declaring the rights and relations of parties. Great Lakes Ins. SE v. Ross, 652 F. Supp. 3d 472, 478 (D.N.J. 2023) (quoting 28 U.S.C. § 2201(a)) (“In a case of actual controversy within its jurisdiction . . . any court of the United States . . . may declare the rights and other legal relations of any interested party seeking such declaration, whether or not further relief is or could be sought.”). A common example, and the one before the Court today, asks the Court to interpret an insurance policy—i.e.,

“declare” an insurer’s duties to its insured. See, e.g., Certain Underwriters at Lloyd’s, London v. Good Night Nursing Agency, LLC, 2022 WL 1137302, at *7 (D.N.J. Apr. 18, 2022); State Farm Indemnity Co. v. Van Pelt, 2025 WL 2918675, at *8 (D.N.J. Oct. 14, 2025). By declaring an insurer does or does not owe any duties to its insured, the

Court resolves the dispute between the parties about coverage even though “no further relief is [] sought.” § 2201(a). A plaintiff must nevertheless allege Article III standing. MedImmune, Inc. v. Genentech, Inc., 549 U.S. 118, 127 (2007) (“The phrase ‘case of actual controversy’ in the Act refers to the type of ‘Cases’ and ‘Controversies’ that are justiciable under

Article III.”). It is not enough to pose a hypothetical to the Court; a plaintiff—often the insurer—must allege a concrete injury it presently experiences or has suffered in the past arising out of the terms of the parties’ relationship. Id. (a declaratory judgment must embody “specific relief through a decree of a conclusive character, as distinguished from an opinion advising what the law would be upon a hypothetical

state of facts.”). When a plaintiff identifies such a harm, the DJA “place[s] a remedial arrow in the district court’s quiver” to declare the rights of the parties to resolve the dispute, Great Lakes Ins., 652 F. Supp. 3d at 478–79 (quoting Reifer v. Westport Ins. Corp., 751 F.3d 129, 139 (3d Cir. 2014))—e.g., declaring the insurer has no duty to defend the insured in a lawsuit or that a “loss” occurred in a manner excluded by the policy, Certain Underwriters, 2022 WL 1137302, at *7; State Farm, 2025 WL 2918675, at *8; Zurich, 644 F. Supp. 3d at 141.

But DJA relief is discretionary. Courts may choose to save their arrow for another day. Id. (“[The DJA] confers a unique and substantial discretion on federal courts to determine whether to declare litigants’ rights.”) (emphasis added). A multi- layer, multi-part test guides whether the Court ought to exercise its discretion. Reifer,

751 F.3d at 144, 146; see discussion infra Section III.B.2. B. Default Judgments Courts may enter a default judgment against a properly served defendant who fails to plead or otherwise defend an action—including in DJA actions where, as here, the declaration sought concerns the parties’ rights under an insurance policy. FED. R.

CIV. P. 55(b)(2); see, e.g., Great Lakes, 652 F. Supp. 3d at 481; Certain Underwriters, 2022 WL 1137302, at *7; State Farm, 2025 WL 2918675, at *8. Although the Third Circuit prefers “that cases be disposed of on the merits whenever practicable,” Hritz v. Woma Corp., 732 F.2d 1178, 1180–81 (3d Cir. 1984), the Circuit will uphold default judgments where litigants failed to appear and engage with the litigation, see, e.g.,

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