ContraVest Inc v. Mt Hawley Insurance Company

CourtDistrict Court, D. South Carolina
DecidedFebruary 25, 2020
Docket9:15-cv-00304
StatusUnknown

This text of ContraVest Inc v. Mt Hawley Insurance Company (ContraVest Inc v. Mt Hawley 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
ContraVest Inc v. Mt Hawley Insurance Company, (D.S.C. 2020).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF SOUTH CAROLINA BEAUFORT DIVISION

CONTRAVEST INC., CONTRAVEST ) CONSTRUCTION COMPANY, and ) PLANTATION POINT HORIZONTAL ) PROPERTY REGIME OWNERS ) ASSOCIATION, INC., as assignee, ) ) Plaintiffs, ) ) No. 9:15-cv-00304-DCN vs. ) ) ORDER MT. HAWLEY INSURANCE COMPANY, ) ) Defendant. ) _______________________________________)

The following matter is before the court on defendant Mt. Hawley Insurance Company’s (“Mt. Hawley”) motion for summary judgment, ECF No. 193. For the reasons set forth below, the court grants in part and denies in part the motion. I. BACKGROUND Plaintiffs bring this action based on Mt. Hawley’s refusal to provide benefits allegedly owed under certain policies of excess commercial liability insurance. Plaintiff ContraVest Construction Company constructed a development known as Plantation Point in Beaufort County, South Carolina. Mt. Hawley provided ContraVest Construction Company, plaintiff ContraVest Inc. (collectively, “ContraVest”), and other policyholders with excess commercial liability insurance through four policies: Policy No. MXL0356978, effective July 21, 2003 to July 21, 2004 (“03–04 Policy”) Policy No. MXL0359180, effective July 21, 2004 to July 21, 2005 (“04–05 Policy”) Policy No. MXL0359627, effective July 21, 2005 to July 21, 2006 (“05–06 Policy”) Policy No. MXL0365074, effective July 21, 2006 to July 21, 2007 (“06–07 Policy”) ECF Nos. 193-2–193-5 (“the Excess Policies”). The 03–04 Policy lists a policy issued by Sheffield, which Mt. Hawley believes to now be Axis, as ContraVest’s general liability policy. ECF No. 193-2 at 4. The other excess policies list a policy issued by Axis or AXIS Surplus (collectively, “Axis”) as ContraVest’s general liability policy. ECF Nos. 193-3 at 2; 193-4 at 2; 193-5 at 4. Specific provisions in the Excess Policies are discussed in more detail below, but as an initial matter, the Excess Policies contain a term that states: “This policy, except where provisions to the contrary appear herein, is subject to all the conditions,

agreements, exclusions, and limitations of and shall follow the underlying insurance in all respects. This includes changes by endorsement.” The Excess Policies at 5/61 (the “Follow Form Clause”). Plaintiffs note that Mt. Hawley is a non-admitted surplus lines insurance company in South Carolina, meaning that the South Carolina Department of Insurance does not regulate or approve Mt. Hawley’s insurance forms. ContraVest was previously named as a defendant in another construction defect case, Courtney Landing Condominium Association v. Contravest, Inc. et al (“Courtney Landing action”). ContraVest sought insurance coverage under the Excess Policies in that action as well. Mt. Hawley issued various reservation of rights letters, stating that “[t]he Mt. Hawley policies are Excess Liability Policies and are not potentially

responsive unless and until exhaustion of the underlying insurance has taken place.” ECF No. 105-8 at 3; 105-9 at 3; 105-10 at 8. Plaintiffs contend that these letters gave

1 The 06–07 Policy uses different page numbers than the other Excess Policies; therefore, the number after the “/” denotes the page number of the 06–07 Policy. ContraVest a reasonable expectation that Mt. Hawley would indemnify once ContraVest’s underlying Axis policies were exhausted. On August 12, 2013, Mt. Hawley received notice that the settlement of the Courtney Landing action exhausted the Axis 2005 policy and impaired the 2006 policy by $908,334. ECF No. 195-2. An email about

the settlement that was sent on the same day and produced by Mt. Hawley states “[n]o money from Mt. Hawley, but I suspect that it is on the front line for any upcoming Contravest claims since it looks like Zurich and Axxes [sic] are exhausted.” ECF No. 113-2 at 2. On September 16, 2011, plaintiff Plantation Point Horizontal Property Regime Owners Association, Inc. (the “Owners Association”) filed suit against ContraVest and others alleging that the Plantation Point property was defectively constructed (the “underlying action”). ContraVest provided notice of the underlying action to Mt Hawley. In response, Mt. Hawley issued a letter on February 7, 2012, in which it stated that it had “no present obligation” under the Excess Policies and that it would monitor the matter

under a complete reservation of rights. ECF No. 75-4. On August 26, 2013, M. Dawes Cook, Jr. and Barbara J. Wagner, both attorneys for ContraVest, sent a memorandum to ContraVest’s insurers to update them on the progress of the underlying action. ECF No. 30-3. The memorandum contains a chart showing ContraVest’s various insurance policies, and the chart reflects that the 05–06 Axis policy was exhausted and “Mt. Hawley excess.” Id. at 3. The chart also reflects that the 06–07 Axis policy was eroded and “Mt. Hawley excess.” Id. Between this memorandum and the August 12, 2013 email about the Courtney Landing action settlement, plaintiffs argue that Mt. Hawley knew that one Axis policy was exhausted and another was eroded. On December 20, 2013, Michael Prough, Mt. Hawley’s coverage counsel, sent Catherine Bolger, counsel for ContraVest, a reservation of rights letter. In it, he

explained that Mt. Hawley took the position that it had no present obligation to ContraVest because ContraVest had “substantial primary insurance in effect that is and remains unexhausted, including (but certainly not limited to) the primary insurance with [Axis] underlying Mt. Hawley’s policy years.” ECF No. 75-5 at 5. The letter also addresses various potions of the Excess Policies that Mt. Hawley could use as a basis to decline or limit coverage. On February 24, 2014, ContraVest’s attorneys sent another memorandum to ContraVest’s insurers about the underlying action. ECF No. 30-4. In that memorandum, the attorneys noted that the plaintiffs in the underlying action claimed $30 million in repairs, ContraVest estimated $1.5 million in repairs, and that a jury would likely find

somewhere in between these two estimates but “probably closer” to the $30 million estimate. Id. at 3. On March 10, 2014, Ms. Bolger sent a letter to ContraVest’s carriers to inform them that a second mediation in the underlying action failed but that the parties were able to identify a realistic settlement range. ECF No. 195-5 at 2–3. Ms. Bolger explained that if ContraVest does not settle, then ContraVest could be the only defendant left at trial in the underlying action with exposure to a $30 million judgment. Id. at 3. Ms. Bolger stated that “Contravest paid for insurance and excess/umbrella insurance for all of these years and should not be put into a position where it is exposed to such a judgment.” Id. She continued by informing the carriers that “[t]o not settle the case under these circumstances would be in bad faith and we will not hesitate to file an action if the case is not resolved prior to trial.” Id. She concluded the letter by suggesting a coverage mediation as soon as possible.

On May 1, 2014, Mr. Prough sent Ms. Bolger a letter with additional information on Mt. Hawley’s coverage position. First, Mr. Prough notes that Axis denied coverage under its 2003–04 and 2004–05 policies due to a residential occupancy exclusion. ECF No. 75-5 at 1. Mr. Prough notes that the Excess Policies follow form to the Axis policies regarding the exclusion, and that the fact that Axis extended no coverage under those two policies means that the 03–04 Policy and the 04–05 Policy could not be implicated. As such, Mt. Hawley’s understanding of ContraVest’s tender was that it was only seeking coverage under the 05–06 Policy and the 06–07 Policy. Mr. Prough then provides Mt. Hawley’s position as to those two policies and Mt. Hawley continued to reserve its rights. Mr. Prough sent Ms. Bolger another letter on May 2, 2014 expressing concern over

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ContraVest Inc v. Mt Hawley Insurance Company, Counsel Stack Legal Research, https://law.counselstack.com/opinion/contravest-inc-v-mt-hawley-insurance-company-scd-2020.