Auto-Owners Insurance v. Madison at Park West Property Owners Ass'n

495 F. App'x 383
CourtCourt of Appeals for the Fourth Circuit
DecidedOctober 26, 2012
Docket11-1848
StatusUnpublished
Cited by3 cases

This text of 495 F. App'x 383 (Auto-Owners Insurance v. Madison at Park West Property Owners Ass'n) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fourth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Auto-Owners Insurance v. Madison at Park West Property Owners Ass'n, 495 F. App'x 383 (4th Cir. 2012).

Opinion

Dismissed by unpublished PER CURIAM opinion.

Unpublished opinions are not binding precedent in this circuit.

PER CURIAM:

In these declaratory judgment proceedings, the district court ruled that the plaintiff, Auto-Owners Insurance Company (“Auto-Owners”), is obliged to defend and indemnify three of the defendants, Madison at Park West Property Owners Association, Inc. (the “POA”), Madison at Park West Tarragon LLC (“Tarragon”), and Northland Madison at Park West LLC (“Northland Madison”), in an ongoing state action concerning the development and maintenance of a condominium complex in Mount Pleasant, South Carolina. See Auto-Owners Ins. Co. v. Madison at Park W. Prop. Owners Ass’n, Inc., 834 F.Supp.2d 437 (D.S.C.2011) (the “Decision ”). 1 Significantly, in rendering its Decision, the court only “assume[d], without deciding,” a key condition of coverage under the relevant Auto-Owners insurance policies: “that an ‘occurrence’ caused ‘property damage’ ” within the policies’ terms. See id. at 444. Consequently, the court did not issue a final decision, and we are constrained to dismiss this appeal for lack of jurisdiction.

I.

By its Complaint of March 30, 2009, Auto-Owners invoked the district court’s diversity jurisdiction under 28 U.S.C. § 1332(a) and sought a declaration pursuant to 28 U.S.C. § 2201(a) that three commercial general liability policies issued by it to the POA “do not provide liability insurance coverage in the underlying lawsuit.” See Complaint ¶¶ 5-7. 2 The “underlying lawsuit” referenced in Auto-Owners’s Complaint is a class action brought in the Court of Common Pleas for Charleston County, South Carolina, by Madison at Park West condominium owners Elizabeth O’Donnell, Mary Ann Neaton, and John Buiel against the POA, Tarragon, North-land Madison, Northland Properties Management LLC, and Northland Investment Corporation. The condominium owners have alleged in the underlying lawsuit that, inter alia, they are entitled to monetary damages for water intrusion resulting from the defective development and maintenance of the condominium complex. Auto-Owners named all parties to the underlying lawsuit, which remains pending, as defendants in these declaratory judgment proceedings.

Auto-Owners’s Complaint asserted, among other theories of non-coverage, that “an ‘occurrence’ and ‘property damage’ may not be present as defined under the *386 policies.” See Complaint ¶7; see also id. ¶ 13 (reciting common policy provision that “[t]his insurance applies to ... ‘property damages’ only if [the] ‘property damage’ is caused by an ‘occurrence’ ... during the policy period”). On October 23, 2009, Auto-Owners filed a motion for partial summary judgment, without contending that there was no covered “occurrence” and resulting “property damage”; rather, Auto-Owners pursued other non-coverage theories. In reply to the defendants’ joint opposition to Auto-Owners’s summary judgment motion, however, Auto-Owners argued that the defendants bore the burden of proving “that ‘property damage’ ... occurred] within the policy period,” and had “failed to set forth any evidence that ‘property damage’ occurred within any policy period.” J.A. 486. On April 23, 2010, the district court denied Auto-Owners’s motion, as well as a cross-motion for summary judgment that had been filed by the condominium-owner defendants, on the ground that material facts were genuinely disputed.

During closing arguments at a subsequent bench trial on July 27, 2010, Auto-Owners elaborated on its stance that the defendants were required, but had failed, to prove a covered “occurrence” and “property damage.” See J.A. 736-38. For example, Auto-Owners argued to the district court that

you have not heard any evidence, you have not heard any testimony, you have not received any stipulation of fact, you have not seen any exhibit that in fact concludes that an occurrence took place and that property damages occurred during the policy period. You have received no evidence of that. So, we would respectfully submit [that the defendants] have not met their burden of proof from an insured’s standpoint to establish those things.

Id. at 737-38. In response, the defendants maintained that they had not addressed the “occurrence” and “property damage” issue because the closing arguments were the first time Auto-Owners had raised that issue. See id. at 766.

By its Decision of July 6, 2011, encompassing its “Findings of Fact and Conclusions of Law,” the district court ruled that Auto-Owners is obliged to defend and indemnify the POA, Tarragon, and North-land Madison in the underlying lawsuit. In so doing, the court acknowledged Auto-Owners’s argument that the defendants failed to produce evidence “that would support a finding that there had been an ‘occurrence’ that caused ‘property damage,’ ” but determined that such matter was “not properly before the Court” because it “was never discussed in Auto-Owners’ briefing.” Decision 444 n. 3. The court deemed it appropriate, “[f]or the purposes of this declaratory judgment action, [to] assumef ], without deciding, that an ‘occurrence’ caused ‘property damage’ within the Policy period and that Auto-Owners could not properly deny coverage on that basis.” Id. at 444. 3

The district court noted that its Decision “concludes this action” and directed the Clerk of Court “to close the case.” See Decision 449. On July 7, 2011, the court entered a Judgment reflecting that the “[defendants are entitled to coverage under the general liability policies provided *387 by [Auto-Owners] assuming that an occurrence that caused property damage triggered coverage as discussed in the Findings of Fact and Conclusions of Law entered by the court on July 6, 2011.” See Auto-Owners Ins. Co. v. Madison at Park W. Prop. Owners Ass’n, Inc., No. 2:09-cv-00802 (D.S.C. July 7, 2011), ECF No. 96 (emphasis added).

Auto-Owners timely noted this appeal, and the parties expressed agreement in their subsequent briefs that we possess appellate jurisdiction pursuant to 28 U.S.C. § 1291 (providing, in pertinent part, that “[t]he courts of appeals ... shall have jurisdiction of appeals from all final decisions of the district courts of the United States, ... except where a direct review may be had in the Supreme Court”). Although the briefs addressed the district court’s mere assumption of an “occurrence” and resulting “property damage”— with Auto-Owners claiming that the court erred in not resolving that issue, and the defendants responding that the issue could not be properly decided absent a judgment in the underlying lawsuit — neither side acknowledged the potential jurisdictional ramifications.

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Bluebook (online)
495 F. App'x 383, Counsel Stack Legal Research, https://law.counselstack.com/opinion/auto-owners-insurance-v-madison-at-park-west-property-owners-assn-ca4-2012.