GuideOne Lloyds Insurance Company v. First Baptist Church of Bedford

Court of Appeals of Texas·Decided October 2, 2008·No. 02-07-00176-CV·Published

Opinion

COURT OF APPEALS

SECOND DISTRICT OF TEXAS

FORT WORTH

NO. 2-07-176-CV

GUIDEONE LLOYDS INSURANCE APPELLANT

COMPANY

V.

FIRST BAPTIST CHURCH APPELLEE

OF BEDFORD

------------

FROM THE 96TH DISTRICT COURT OF TARRANT COUNTY

OPINION ON REHEARING

Appellee First Baptist Church of Bedford (“FBCB”) filed a motion for rehearing of our opinion issued on July 17, 2008.  Appellant GuideOne Lloyds Insurance Company (“GuideOne”) also filed a motion for rehearing.  We grant FBCB’s motion for rehearing in part, withdraw our opinion and judgment dated July 17, 2008, and substitute the following in its place.  We deny GuideOne’s motion for rehearing.

I.  Introduction

GuideOne appeals from a jury verdict rendered in favor of FBCB for damages arising out of a 2003 claim for hail damage to FBCB’s roof.  In four issues, GuideOne argues that the trial court erred by disregarding the jury’s finding that GuideOne unconditionally tendered funds to FBCB after suit had been filed, that the trial court erred by awarding FBCB prejudgment interest at the incorrect rate, and that the trial court abused its discretion by denying GuideOne’s requested jury charge questions and instructions and by denying GuideOne’s motion for new trial.  We will modify the judgment in part and affirm as modified.

II.  Factual and Procedural Background

GuideOne issued an insurance policy insuring FBCB’s commercial property for certain physical losses, including hail damage.  The policy insured for replacement cost coverage, which allowed for roof replacement, if needed, and provided for code upgrade coverage and for emergency repair expenses.

A severe hail storm damaged FBCB’s roof on April 5, 2003.  The Texas Department of Insurance determined that the “weather-related events occurring on April 5, 2003 through April 6, 2003” were “a catastrophe for the purpose of claims processing.”  FBCB notified GuideOne of the loss on April 30, 2003.

In May 2003, a GuideOne adjuster inspected the roof, acknowledged that the roof had been damaged by hail, and indicated that an engineer would have to assess the damage to the roof.  An individual with Haag Engineering (“Haag”) inspected the roof for GuideOne a few weeks thereafter.  Haag’s June 23, 2003 report and the June 26, 2003 claim log notes of Sandee Stolowski, the GuideOne adjuster handling FBCB’s claim, indicate that Haag had determined by its inspection that all sections of the roof had scattered hail-caused damage and that the roof could not be repaired but had to be replaced. Indeed, FBCB’s roof—which consists of two roofing systems, a three-ply built-up roof with a rock-gravel ballast below a modified bitumen asphalt roof—began leaking after the April 2003 hail storm, causing ceiling panels and carpet inside to become stained.  The roof did not leak before the April 2003 storm.

Precision Roofing (“Precision”) subsequently inspected the roof on behalf of GuideOne to prepare an estimate to repair the roof.  Precision’s estimate, which was faxed to GuideOne on August 28, 2003, estimated a cost of approximately $104,000 to repair the roof.  Meanwhile, FBCB had enlisted Year Around Roofing, Inc. (“Year Around”) to inspect its roof and submit an estimate too.  Year Around’s August 7, 2003 estimate indicated a cost of approximately $170,000 to replace the roof.  Year Around later submitted a revised estimate, which included a cost of $42,000 for an R-19 insulation upgrade, which FBCB claimed the City of Bedford required in connection with the roof repairs. GuideOne questioned whether the R-19 upgrade was necessary for commercial construction.

In late September 2003, Stolowski prepared a Property Captioned Report with an “Action Plan” indicating that she planned to seek approval to pay an amount equal to Precision’s estimate of approximately $104,000, less depreciation of $17,634.22.  Also in late September or early October 2003, an FBCB representative and Billy Owens, a GuideOne senior property claims specialist, met with a few others at FBCB in an effort to reconcile the respective estimates that had been submitted on the roof.  At the meeting, it “was expressed [by GuideOne] that [FBCB] didn’t need a new roof, that all we needed to do was spray some . . . silver paint type mastic over it.”  Thereafter, on October 22, 2003, Stolowski notified FBCB that GuideOne wanted to take samples of the roof to have them analyzed to determine the covered damages. According to GuideOne, “[i]f the hail did not allow the water to penetrate, th[e]n what we would owe is to spot repair any damaged hits and re-coat with a similar silver coating as well as combing the A/C coils and any other hail damage.”  Owens testified that GuideOne had determined at some point around this time that it at least needed to replace the top of the roof; however, Owens questioned whether GuideOne needed to upgrade the insulation and replace the lower levels of the roof, which consisted in part of a steel metal decking layer that had corroded.  GuideOne sent another letter on November 24, 2003, referencing the October letter and inquiring whether FBCB was in agreement.

GuideOne sent a letter dated December 26, 2003, to FBCB indicating for the first time that “the replacement cost of your claim is $104,437.62 . . . .  The applicable depreciation is $17,634[.]11 less your policy’s applicable $1000.00 deductible, [which] results in a net payment in the amount of $85,803.40.  Please be advised [that] your recoverable depreciation is $17,634.22.”  The letter additionally provided that FBCB had “180 days from the date of [the] loss to complete the work and collect the recoverable depreciation and debris removal under your insurance policy.”  The letter further directed FBCB to the Appraisal portion of the policy, and it included a check in the amount of $85,803.40.  FBCB interpreted GuideOne’s letter as a settlement offer and consequently declined to accept the check because, according to FBCB, doing so would not have allowed FBCB to collect other amounts that it was entitled to collect on the claim, including sufficient funds to cover the R-19 insulation.

FBCB’s attorney sent a letter to GuideOne dated March 17, 2004, offering to settle the claim for $211,497, which consisted of $206,497 for repair costs, including the R-19 upgrade, and $5,000 for attorney’s fees.  At a meeting between GuideOne and FBCB on April 20, 2004, GuideOne offered to repair the roof for $164,000, to pay approximately $7,000 for temporary repairs to the roof, and to pay reasonable attorney’s fees.  GuideOne’s offer did not include payment for the R-19 upgrade.  FBCB declined GuideOne’s offer to repair the roof, but it accepted GuideOne’s check covering the approximately $7,000 in temporary repairs to the roof.

In July 2004, FBCB forwarded to GuideOne a letter addressed to it from the City of Bedford stating that “insulation installed continuously over the roof framing shall have R-19.”  GuideOne acknowledged at trial that it learned in July 2004 that a state statute required the installation of the R-19 insulation, but it did not offer to pay for the insulation upgrade before FBCB filed suit on August 20, 2004, for breach of contract, breach of duty of good faith and fair dealing, violations of former articles 21.21 and 21.55 (footnote: 1) of the Texas Insurance Code, and for violations of the Deceptive Trade Practices Act (“DTPA”).

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GuideOne Lloyds Insurance Company v. First Baptist Church of Bedford, (Tex. Ct. App. 2008).

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