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

District Court, D. South Carolina·Decided July 31, 2025·No. 3:24-cv-01392·Unknown

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,

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

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