Clarendon National Ins. Co. v. Philadelphia Indemnity Ins. Co

954 F.3d 397
CourtCourt of Appeals for the First Circuit
DecidedApril 1, 2020
Docket19-1212P
StatusPublished
Cited by10 cases

This text of 954 F.3d 397 (Clarendon National Ins. Co. v. Philadelphia Indemnity Ins. Co) is published on Counsel Stack Legal Research, covering Court of Appeals for the First Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Clarendon National Ins. Co. v. Philadelphia Indemnity Ins. Co, 954 F.3d 397 (1st Cir. 2020).

Opinion

United States Court of Appeals For the First Circuit

No. 19-1212

CLARENDON NATIONAL INSURANCE COMPANY,

Plaintiff, Appellant,

v.

PHILADELPHIA INDEMNITY INSURANCE COMPANY,

Defendant, Appellee.

APPEAL FROM THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF MASSACHUSETTS

[Hon. Leo T. Sorokin, U.S. District Judge]

Before

Torruella, Lynch, and Kayatta, Circuit Judges.

John W. Dennehy, with whom Dennehy Law was on brief, for appellant. David W. Zizik, with whom Sulloway & Hollis PLLC was on brief, for appellee.

April 1, 2020 TORRUELLA, Circuit Judge. In this diversity case,

Clarendon National Insurance Company ("Clarendon") appeals the

district court's entry of summary judgment against its claim that

Philadelphia Indemnity Insurance Company ("Philadelphia") breached

its contract with Lundgren Management Group, Inc. ("Lundgren")

when Philadelphia declined to tender a defense to Lundgren, whom

Philadelphia had insured from 2007 to 2008. Lundgren had assigned

these claims to Clarendon. The district court determined that

because the property damage allegations were excluded by the prior

policy period exclusion, the complaint did not give rise to a duty

to defend. Furthermore, Clarendon challenges the summary

dismissal of its additional claims for contribution and alleged

violations of Massachusetts General Laws, chapters 93A and 176D,

which the district court concluded should also be dismissed because

they were premised on the incorrect notion that Philadelphia had

breached its duty to defend. After careful consideration, we

affirm.

I. Background

A. Factual Background

Clarendon, a New York corporation, provided indemnity

insurance to Lundgren, a building management corporation, from

June 24, 2004, to June 24, 2005. Subsequently, Philadelphia, a

Pennsylvania corporation, provided insurance for Lundgren from

-2- September 1, 2007, to September 1, 2008. Philadelphia's insurance

policy with Lundgren contained the following provision that

excludes coverage for damage beginning prior to the inception of

the insurance policy:

b. This insurance applies to "bodily injury" and "property damage" only if: . . . . (3) Prior to the policy period, no insured listed . . . and no "employee" authorized by you to give or receive notice of an "occurrence" or claim, knew that the "bodily injury" or "property damage" had occurred, in whole or in part. If such a listed insured or authorized "employee" knew, prior to the policy period, that the "bodily injury" or "property damage" occurred, then any continuation, change or resumption of such "bodily injury" or "property damage" during or after the policy period will be deemed to have been known prior to the policy period.

On February 12, 2009, Denise Doherty ("Doherty"), a

resident in a Lundgren-managed building, filed a complaint in the

Superior Court for Suffolk County, Massachusetts, against the

Admirals Flagship Condominium Trust ("Admirals"), certain named

trustees of Admirals, Lundgren, and Construction by Design, LTD

("CBD"). In the complaint, Doherty asserted negligence claims

against Lundgren stemming from alleged water infiltration into her

condominium. On April 29, 2009, Doherty filed an amended

complaint that proffered new factual information and asserted

additional claims of misrepresentation, nuisance, trespass, and

breach of contract under Massachusetts law ("the Underlying

Complaint").

-3- According to the Underlying Complaint, in February 2002,

Doherty purchased a condominium unit in a building owned by

Admirals. Admirals contracted with Lundgren to serve as the

property manager of the building. In turn, Lundgren contracted

CBD to maintain and repair the building. "During the year 2004[,]

leaks developed in the roof above [Doherty's] unit and/or the

exterior area of the structure just below the roof line." Doherty

alleged that subsequent repairs to the ceiling were "not made in

a timely or appropriate manner." In 2005, a Lundgren employee

notified Doherty that the threshold leading to her condominium's

deck was rotting. In February 2006, Doherty discovered a mushroom

and water infiltration on "said threshold" and notified Lundgren.

At that time, Lundgren asked CBD to replace the rotting threshold.

According to Doherty, CBD "did not do this repair in a timely

manner and left the debris exposed in [her] bedroom."

On March 10, 2006, Gordon Mycology Laboratory, Inc.,

hired by Lundgren to conduct mold testing, "issued a report

disclosing the presence of hazardous mold in unsafe levels in

[Doherty's] unit caused by water intrusions and chronic dampness."

Doherty complained that although Lundgren had assured her that the

mold problem would be resolved, the cleanup was "ineffectual."

According to Doherty, "Lundgren . . . promised [her] that [CBD]

would stop the leaks into the unit but it [did] not [do] so." On

-4- September 2, 2008, Doherty's doctor ordered her to leave the

condominium and not to return unless the mold was eliminated and

the leaks were repaired.

Doherty alleged that she suffered damages as a result of

the defendants' actions, including adverse health effects, loss of

personal belongings, loss of her home, loss of value to her

condominium unit, and loss of income.

On June 30, 2009, shortly after the Underlying Complaint

was filed, Lundgren tendered the defense of the Underlying

Complaint to Philadelphia. In a letter dated July 24, 2009,

Philadelphia denied coverage. It stated that "there are no

allegations in the complaint that occurred within our policy

period." In addition, it stated that the "damages sought in this

matter pertain to exposure to mold," yet, "the policy specifically

excludes 'property damage' . . . and any damages that result from

'fungi' as defined in the policy" 1 (hereinafter the "mold

exclusion"). Clarendon, on the other hand, financed the defense

of Lundgren with a Reservation of Rights to exclude mold and fungus

damage.

1 The policy defined "fungi" as "any type or form of fungus, including mold or mildew and any mycotoxins, spores, scents or byproducts produced or released by fungi."

-5- On October 7, 2014, North American Risk Services,

Clarendon's third-party claims administrator, demanded that

Philadelphia contribute to the cost of defending Lundgren. After

the Doherty case eventually settled, Philadelphia again denied

Clarendon's claim for contribution in a letter dated November 3,

2014, admitting that "potentially" the mold exclusion did not apply

to the allegations in the Underlying Complaint, but insisting that

"the alleged damage occurred prior to the inception of

[Philadelphia]'s policy, . . . during the Clarendon policy period."

On or about March 17, 2015, Clarendon received an assignment from

Lundgren of all the claims arising from the Doherty matter.

B. Procedural Background

On November 29, 2017, Clarendon filed suit against

Philadelphia in the Superior Court for Suffolk County,

Massachusetts, based upon Philadelphia's denial of coverage to

Lundgren. Clarendon brought three claims: "Contribution"

(Count I), "Breach of Contract" (Count II), and "93A/176D

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