Constan Gervais Street Car Wash, Inc. v. Auto-Owners Insurance Company

CourtDistrict Court, D. South Carolina
DecidedJuly 31, 2025
Docket3:24-cv-01392
StatusUnknown

This text of Constan Gervais Street Car Wash, Inc. v. Auto-Owners Insurance Company (Constan Gervais Street Car Wash, Inc. v. Auto-Owners Insurance Company) is published on Counsel Stack Legal Research, covering District Court, D. South Carolina primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Constan Gervais Street Car Wash, Inc. v. Auto-Owners Insurance Company, (D.S.C. 2025).

Opinion

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IN THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF SOUTH CAROLINA COLUMBIA DIVISION CONSTAN GERVAIS STREET CAR WASH, § INC., § Plaintiff, § § vs. § CIVIL ACTION NO. 3:24-1392-MGL § AUTO-OWNERS INSURANCE COMPANY, § Defendant. § MEMORANDUM OPINION AND ORDER DENYING PLAINTIFF’S MOTIONS TO STRIKE AND TO DISMISS 1. INTRODUCTION Plaintiff Constan Gervais Street Car Wash, Inc. (Constan) filed this lawsuit against Defendant Auto-Owners Insurance Company (Auto-Owners) in the Richland County Court of Common Pleas. Auto-Owners subsequently removed the case to this Court, which has diversity Jurisdiction over the matter in accordance with 28 U.S.C. § 1332. Constan brings claims for breach of contract and bad faith refusal to pay benefits against Auto-Owners; and Auto-Owners brings an amended counterclaim for declaratory judgment it properly denied Constan’s claim for insurance coverage. “[T]he core dispute between the parties in this matter has been whether Auto-Owners properly denied Constan’s claim for coverage based on the ‘vacancy’ exclusion in the policy. Constan contends .. . the property was not ‘vacant’ within the meaning of the policy language at the time of the loss, and Auto-Owners contends ... it was.” Constan’s Memo at 2.

Pending before the Court are Constan’s two motions to strike and to dismiss. Having carefully considered the motions, the response, the reply, the record, and the applicable law, the Court will deny all the motions.

Il. FACTUAL AND PROCEDURAL HISTORY Because this Order is primarily concerned with Auto-Owners’s amended counterclaim against Constan, as opposed to Constan’s claims against Auto-Owners, the Court will look to the allegations set forth in Auto-Owners’s amended counterclaim in drafting the factual history of this case. “The subject property is located at 1950 Gervais Street, Columbia, South Carolina (The Property). The Property’s structures were constructed in 1949 and designed as a car wash[,] which, at all times relevant, was owned by AcrePlus, LLC[,] who leased the property to Constan.” Auto-Owners’s Amended Counterclaim 4 68-69 (internal quotation marks omitted). “Constan obtained Auto-Owners Tailored Protection Policy #944616-36033476-22 (hereinafter the Policy). The property designated on the Policy was a ‘carwash’ and ‘awning.’” Id. 4 70 (citation omitted) (first set of internal quotation marks omitted). Auto-Owners alleges, “[o]n October 22, 2022, Constan ceased all business operations on the Property due to its seizure by the City of Columbia. Utilities on the property at that time were either discontinued or diminished nearly entirely.” Jd. § 71-72. Auto-Owners further states, “[o]n or about October 27, 2022, AcrePlus, LLC leased a small portion of the property for part-time car detailing to a company called ATB Details.” □□□ 4 73. “Constan asserts[,]... between January 12, 2023, and January 18, 2023, the . . . building on the Property was vandalized by unknown individuals by damaging locks and removing the

salvageable materials.” Id. ¶ 74. “A police report was filed with Columbia Police Department on January 18, 2023 On January 19, 2023, the claim was reported to Auto-Owners and an investigation ensued.” Id. ¶ 75-76. Auto-Owners claims, “[d]uring the investigation of the claim, Constan informed Auto- Owners . . . the contents were to be salvaged for an estimated $10,000 to $15,000. However,

shortly thereafter, upon presentation of the sworn proof of loss[,] Constan claimed $813,342.94 for the loss.” Id. ¶ 77-78. “Subsequently, Auto-Owners concluded its investigation and issued a Coverage Position Letter denying Constan’s claim and explaining the applicable policy provisions on August 29, 2023.” Id. ¶ 83 (citation omitted). Additionally, Auto-Owners alleges: The date of the alleged loss in this matter was January 12 through 18, 2023[;] Constan ceased operations sixty . . . days prior to the loss on October 22, 2022[;] Constan began salvaging the contents and equipment of the building in anticipation of the demolition planned following seizure of the property by the City of Columbia[;] Constan had no intention of ever conducting customary operations on the property following October 22, 2022, when it ceased operations[;] [and] [b]etween October 22, 2022, and January 12, 2023, Constan did not rent the property and no longer conducted customary operations. Id. ¶ 86-90. Auto-Owners claims Constan misrepresented one or more facts in the application of the policy to include, but not limited to: a. The intent and use of the property; b. The intent to rent the property; c. Salvage condition of the property and/or contents; d. The condemnation of the property and/or contents according to [Constan’s] own statements to tribunals of this state; e. Structural components of the property; and 3 f. In other such further ways as the evidence may show. Id. ¶ 91. Auto-Owners further maintains Constan misrepresented one or more facts in the investigation of the claim to include, but not limited to: a. The intent and use of the property; b. The value of the property; c. Vacancy; d. Salvage condition of the property and/or contents; e. The condemnation of the property and/or contents according to [Constan’s] own statements to tribunals of this state; f. The condition of the property; g. Structural components of the property; and h. In other such further ways . . . the evidence may show. Id. ¶ 92. As per the vacancy provisions of the policy: h. . . . . If the building where loss or damage occurs has been vacant for more than [sixty] consecutive days before that loss or damage occurs: (1) We will not pay for any loss or damage caused by any of the following even if they are Covered Causes of Loss: (a) Vandalism,· (b) Sprinkler leakage, unless you have protected the system against freezing; (c) Building glass breakage; (d) Water damage; (e) Theft; or (f) Attempted theft. (2) With respect to Covered Causes of Loss other than those listed . . . above, we will reduce the amount we would otherwise pay for the loss or damage by [fifteen percent]. Policy at 11. According to Auto-Owners, Constan’s insurable interest in the property ceased on October 22, exclusion under the terms, conditions, and exclusions of the Policy[;] The Policy is unambiguous, clear, and explicit and must be construed according to its terms giving policy language its plain and ordinary meaning[;] Auto-Owners has properly denied coverage based upon the [applicable] provisions[; and] Auto- Owners had and has a good faith basis for denial of the claim based on the policy provisions, the investigation, and [Constan’s] acts or omissions. Id. ¶ 93-97. As is relevant here, after Auto-Owners filed its amended counterclaim, Constan filed its motions to strike and to dismiss, Auto-Owners filed its response in opposition to the motions, and Constan filed its reply in support of the motions. The Court, having been briefed on the relevant issues, is prepared to adjudicate Constan’s motions. III. STANDARDS OF REVIEW A. Motion to Strike Fed. R. Civ. P. 12(f) provides [t]he [C]ourt may strike from a pleading an insufficient defense or any redundant, immaterial, impertinent, or scandalous matter. The [C]ourt may act: (1) on its own; or (2) on motion made by a party either before responding to the pleading or, if a response is not allowed, within [twenty- one] days after being served with the pleading. Id. As another district court in the Fourth Circuit has recognized, “the standard by which courts judge Rule 12(f) motions imposes a sizable burden on the movant. A motion to strike is a drastic remedy which is disfavored by the courts and infrequently granted.” Clark v. Milam, 152 F.R.D. 66, 70 (S.D. W.Va. 1993). B.

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Constan Gervais Street Car Wash, Inc. v. Auto-Owners Insurance Company, Counsel Stack Legal Research, https://law.counselstack.com/opinion/constan-gervais-street-car-wash-inc-v-auto-owners-insurance-company-scd-2025.