Charter Properties, Inc. v. Rockford Mutual Insurance Co.

2018 IL App (2d) 170637, 119 N.E.3d 15, 427 Ill. Dec. 635
CourtAppellate Court of Illinois
DecidedNovember 8, 2018
Docket2-17-0637
StatusUnpublished
Cited by4 cases

This text of 2018 IL App (2d) 170637 (Charter Properties, Inc. v. Rockford Mutual Insurance Co.) is published on Counsel Stack Legal Research, covering Appellate Court of Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Charter Properties, Inc. v. Rockford Mutual Insurance Co., 2018 IL App (2d) 170637, 119 N.E.3d 15, 427 Ill. Dec. 635 (Ill. Ct. App. 2018).

Opinion

JUSTICE BURKE delivered the judgment of the court, with opinion.

¶ 1 Szechwan Garden was a tenant that operated a restaurant in a commercial building owned by plaintiff, Charter Properties, Inc. They each purchased an insurance policy from defendant, Rockford Mutual Insurance Company. The building partially collapsed, and plaintiff submitted claims to defendant for the loss of the building and for lost business income.

¶ 2 Defendant made a few payments but notified plaintiff that the claims would be "held in abeyance" pending the completion of defendant's inspection. Plaintiff, on its own behalf and as assignee of Szechwan Garden, ultimately filed a third amended complaint for breach of contract and unreasonable and vexatious delay in settling the claims under section 155 of the Illinois Insurance Code ( 215 ILCS 5/155 (West 2012) ). A jury found that defendant had breached the insurance contracts, and the section 155 claims proceeded to a bench trial that resulted in a judgment for plaintiff. Defendant appeals, arguing that the latter judgment must be reversed because a bona fide dispute existed as to the amount owed. We affirm and remand.

¶ 3 I. BACKGROUND

¶ 4 A. Defendant's Payments

¶ 5 The building collapsed on August 8, 2011. Defendant stipulated that the policies covered the collapse, but the parties disagreed over the amount of liability. Plaintiff's policy provided building replacement coverage of $1.64 million plus $10,000 for building code upgrades. Szechwan Garden's policy provided coverage to replace personal property in the amount of $127,000 plus $4000 for signage. On December 8, 2011, Szechwan Garden assigned its contractual rights to plaintiff.

¶ 6 The parties stipulated that, at the time of the collapse, Szechwan Garden was renting the second floor for $1500 per week. The restaurant was closed for nearly 49 weeks, from August 8, 2011, through July 12, 2012, while the building was being replaced. As a result, plaintiff lost $72,643 in rental income. However, defendant paid only $54,000 for lost rental income: $36,000 on September 25, 2011, and $18,000 on March 19, 2012.

¶ 7 Plaintiff asserted that it spent more than $1.76 million to rebuild. At the jury trial on the breach-of-contract claims, Joe Ariss, plaintiff's claims-adjusting expert, testified that the policy rendered defendant liable for $1,603,648 on the building repair claim. The unrebutted evidence shows that defendant paid plaintiff $1,046,964 on that claim: $40,000 on September 25, 2011; $100,000 on November 28, 2011; $531,263 on March 19, 2012; and two payments of $366,489 and $9212 on June 4, 2013.

¶ 8 On December 15, 2016, 5 ½ years after the loss, a jury found that defendant had breached the insurance contracts. First, the jury found that defendant owed the remaining $18,643 that plaintiff had claimed for lost rental income. Second, the jury found defendant liable for an additional $118,006 for the building loss, but that award was much less than the amount claimed. Finally, the jury found that Szechwan Garden did not sustain damages under its policy, even though defendant had breached the contract. Defendant paid the judgments entered on the verdicts on December 23, 2016, and did not appeal.

¶ 9 B. Unreasonable and Vexatious Delay

¶ 10 Over two years, defendant voluntarily paid plaintiff $1,100,964 on its policy, and the timing and amounts of defendant's payments are not disputed. Defendant's first payment, $76,000 for lost income and an advance on the rebuild, was made 48 days after the collapse. Defendant paid an additional $100,000 for the building loss about four months after the loss.

¶ 11 Tim Erickson, one of defendant's claims-adjusters, was responsible for inspecting the building to estimate the scope of damages for purposes of processing the claims. On December 16, 2011, plaintiff's counsel sent a letter to Erickson, stating, in part, "[d]espite repeated requests, we have not received direction from you, in your capacity as the claims adjuster for [defendant], regarding the process or settlement of this claim. Furthermore, on several occasions you have cancelled appointments with the owner at the site of loss without any prior notice. While my client has received payments from [defendant], there was no detailed explanation as to the allocation of payments, as they relate to the various coverage's [ sic ], nor a determination of the overall claim amounts." Counsel informed defendant that plaintiff had retained an engineer. He also submitted a sworn statement of proof of loss to facilitate settlement of the claims.

¶ 12 On January 12, 2012, Daniel Slouka, one of defendant's adjusters, responded in part that "[a]t this time we are holding the submitted Proof of Loss in abeyance pending the completion of our investigation of the damages sustained to the building. However, please note that we are not in agreement with [the] claim as quantified in the Proof of Loss and accompanying estimates." Defendant requested copies of plaintiff's engineering report and architectural plans, but did not indicate when its investigation would be complete or why it was "not in agreement" with the proof-of-loss statement.

¶ 13 On February 14, 2012, plaintiff's counsel responded to Slouka, stating, in part, the following:

"I am writing in regards to an apparent lack of direction, follow-through, and communications from your company regarding this claim, which has put my client in a difficult financial position, and in our opinion may give rise to a claim of Bad Faith processing of the claim.
The property damage occurred on August 8, 2011. On August 23rd my client sent you a written request for direction on processing the claim and notice that he would start mitigating his damages by commencing demolition on August 26th. At the verbal request of your adjuster, my client did not start demolition, and an on-site meeting with my client and your adjuster was scheduled for September 9th. The adjuster failed to appear at the scheduled meeting. On September 16th I sent a letter demanding written acknowledgement of coverage and notice that my client would begin demolition on September 19th. We received no response to these requests, and your claims adjuster also failed to appear at the next scheduled on-site meeting on October 13th.
While receiving no direction regarding the processing of this claim, pursuant to the policy, on December 17th, we submitted to [defendant] our Sworn Statement on Proof of Loss along with copies of the quotes we received from contractors. On January 12, 2012, you provided a response to our letter of [December] 17th indicating that you were holding our Proof of Loss in abeyance pending your investigation, and requesting that we provide a copy of our engineer's report within fourteen days (which was provided in the time frame demanded).
While we understand your duty to investigate the claim, we cannot understand the delay in your investigation. The loss occurred in early August, and it is now mid-February. There has been more than adequate time to complete your investigation. Pursuant to the policy conditions, we are requesting that you either accept or reject our proof of loss."

¶ 14 On March 12, 2012, seven months after the loss, plaintiff filed a complaint with the Illinois Department of Insurance, alleging late payment by defendant.

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Cite This Page — Counsel Stack

Bluebook (online)
2018 IL App (2d) 170637, 119 N.E.3d 15, 427 Ill. Dec. 635, Counsel Stack Legal Research, https://law.counselstack.com/opinion/charter-properties-inc-v-rockford-mutual-insurance-co-illappct-2018.