Happy Valley Road LLC v. Amguard Insurance Company

District Court, N.D. California·Decided February 22, 2023·No. 3:22-cv-06115·Unknown

Opinion

San Francisco Division HAPPY VALLEY ROAD LLC, Case No. 3:22-cv-06115-LB

Plaintiff, ORDER DISMISSING CASE v. Re: ECF No. 9

Defendant. The plaintiff, Happy Valley Road LLC, owns and rents residential properties in Orinda, California, through short-term leases. The COVID-19 pandemic disrupted the short-term-rental market, resulting in financial loss to the plaintiff. The plaintiff submitted a claim to its insurer, Amguard Insurance Company, for compensation for its business losses attributable to what it claimed was direct physical loss (which is covered by the policy). Amguard denied the claim. The plaintiff then sued Amguard for declaratory relief, breach of contract, and breach of the implied covenant of good faith and fair dealing. Amguard moved to dismiss under Federal Rule of Civil Procedure 12(b)(6), in part because a policy that covers “physical loss” does not cover losses incurred due to the COVID-19 pandemic and in part because the plaintiff did not allege other requirements for coverage. The plaintiff Supreme Court the question whether the actual or potential presence of the COVID-19 virus constitutes direct physical loss or damage to property. The court grants the motion to dismiss and orders further briefing about a stay. The COVID-19 pandemic meant that the plaintiff could not rent its high-end short-term rentals in Orinda. It sought coverage for its loss under the policy, and Amguard denied the coverage claim. The plaintiff then sued for its business losses on the ground that the presence of the virus on its properties, “and the resulting governmental orders, cause[d] ‘loss of use’ and ‘direct physical loss to property’ within the meaning of those phrases” in the insurance policy.1 The next section excerpts the relevant policy terms. 1. The Policy The plaintiff contends that its loss is covered under the policy’s “Dwelling,” “Dwelling Rental,” “Broadened Home-Sharing Host Activities,” and “Civil Authority Prohibits Use” coverages.2 The first three require a “direct physical loss” to the plaintiff’s property and the last requires direct physical loss to neighboring premises. (The policy does not contain a virus exclusion.) 1.1 Coverages Requiring Direct Physical Loss to the Plaintiff’s Premises The “Dwelling” coverage (Coverage A) covers “direct physical loss to property” and defines property as the insured’s dwelling on the “residence premises,” including attached structures.3 Under the “Dwelling Rental Coverage Endorsement” (Coverage D), the policy covers “lost rental value” if the insured has contracted with another person for “dwelling rental activities” for a specified period of time, and a “loss covered under Section I” (a “direct physical loss” to the 1 Compl. – ECF No. 1-1 at 10–11 (¶¶ 25–26). Citations refer to material in the Electronic Case File (ECF); pinpoint citations are to the ECF-generated page numbers at the top of documents. 2 Id. at 10–11 (¶¶ 25–28), 27–29 (¶¶ 111–19). 3 Policy, Ex. A to Kronenberg Decl. – ECF No. 9-1 at 25 (p. 22) (§ I.A.1(a)), 31 (p. 28) (§ I.A.1). Citations to the policy are first to the ECF number and then to the page number at the bottom center. The policy is also attached to the complaint, but this copy has page numbers on the bottom and thus is property) “makes that part of the ‘residence premises’ used for such ‘dwelling rental activities’ not fit to live in during the period of time specified in such contract or agreement.” The loss is covered only if it occurs after the date of the rental agreement. Payments to the insured are for the lost rental value specified in the rental agreement, less any discontinued expenses, and they are paid “for the shortest period of time agreed upon” in the rental agreement.4 Under the “Broadened Home-Sharing Host Activities Coverage Endorsement” (Coverage D), the policy covers “lost rental value” if the insured has entered into an agreement for “home-sharing host activities” with another person through a “home-sharing network platform,” and a covered loss (“direct physical loss” to the property) “makes that part of the ‘residence premises’ . . . not fit to live in during the period of time specified in such contract or agreement.” Payments to the insured are for the lost rental value specified in the rental agreement, less any discontinued expenses, and they are paid for “the shortest period of time agreed upon” in the relevant agreement.5 1.2 Coverages Requiring Direct Physical Loss to Neighboring Premises The “Civil Authority Prohibits Use” coverage (Coverage D) provides that if a civil authority prevents the insured from using the “residence premises” “as a result of direct damage to neighboring premises by a Peril Insured Against, or due to an evacuation mandated by a civil authority that is caused by a covered peril,” then the policy covers “Fair Rental Value” for up to two weeks.6 Put more plainly, the policy pays the fair rental value for up to two weeks if a civil- authority order prohibits the plaintiff from using the property, the civil-authority order issues because of damage at a neighboring property, and the damage to the neighboring property was caused by “direct physical loss” to that property. Alternatively, the policy covers the rental value if the plaintiff is prohibited from using its property by an evacuation order issued as a result of “direct physical loss” to the neighboring property. 4 Id. at 75 (p. 72) (§ I.D.2(a)). 5 Id. at 82 (p. 79) (§ I.D.2(a)). 2. Procedural History The plaintiff sued Amguard in state court in Pennsylvania. That court granted Amguard’s motion to dismiss the case for forum non conveniens without prejudice to the plaintiff’s refiling the case in California.7 The plaintiff did so in state court, and Amguard removed the case to federal court on October 17, 2022, asserting diversity jurisdiction because the parties are diverse and the amount in controversy exceeds $75,000.8 28 U.S.C. § 1332. All parties consented to magistrate jurisdiction under 28 U.S.C. § 636.9 The court held a hearing on February 9, 2023. A complaint must contain a “short and plain statement of the claim showing that the pleader is entitled to relief” to give the defendant “fair notice” of (1) what the claims are and (2) the grounds upon which they rest. Fed. R. Civ. P. 8(a)(2); Bell Atl. Corp. v. Twombly, 550 U.S. 544, 555 (2007). Thus, “[a] complaint may fail to show a right to relief either by lacking a cognizable legal theory or by lacking sufficient facts alleged under a cognizable legal theory.” Woods v. U.S. Bank N.A., 831 F.3d 1159, 1162 (9th Cir. 2016). A complaint does not need detailed factual allegations, but “a plaintiff’s obligation to provide the ‘grounds’ of his ‘entitlement to relief’ requires more than labels and conclusions, and a formulaic recitation of the elements of a cause of action will not do. Factual allegations must be enough to raise a right to relief above the speculative level.” Twombly, 550 U.S. at 555 (cleaned up). A complaint must contain factual allegations that, when accepted as true, are sufficient to “state a claim to relief that is plausible on its face.” Ashcroft v. Iqbal, 556 U.S. 662, 678 (2009); NorthBay Healthcare Grp., Inc. v. Kaiser Found. Health Plan, Inc., 838 F. App’x 231, 234 (9th Cir. 2020). “[O]nly the claim needs to be plausible, and not the facts themselves. . . .”

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Happy Valley Road LLC v. Amguard Insurance Company, (N.D. Cal. 2023).

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