Hughes v. American Strategic Insurance Corp

District Court, W.D. Washington·Decided February 14, 2025·No. 3:24-cv-05114·Unknown

Opinion

UNITED STATES DISTRICT COURT WESTERN DISTRICT OF WASHINGTON AT TACOMA JAMES HUGHES et al., CASE NO. 3:24-cv-05114-DGE Plaintiff, ORDER ON MOTIONS FOR v. SUMMARY JUDGMENT (DKT. NOS. 13, 17) CORP et al., Defendant. I INTRODUCTION This matter comes before the Court on Plaintiffs’ motion for partial summary judgment (Dkt. No. 13) and Defendants’ motion for summary judgment (Dkt. No. 17). Having reviewed the Parties’ briefing and the remainder of the record in full, the Court GRANTS Defendants’ motion and DENIES Plaintiffs’ motion for the foregoing reasons. II BACKGROUND A. Factual Background This is an insurance coverage dispute arising from a fire that occurred at 8301 Northeast 71st Street, Vancouver, Washington—the residential property of Plaintiffs James Hughes and Dena Hughes. Plaintiffs purchased a homeowners insurance policy, subject policy WA118833, covering the property from Defendant American Strategic Insurance Corporation (“ASI”) on September 14, 2020. (Dkt. No. 19 at 1–2.) At that time, the property was under a mortgage loan

with Columbia Credit Union (“CCU”) and the taxes and insurance for the home were paid out of an escrow account. (Dkt. No 18-1 at 2–4.) Plaintiffs finished paying off the mortgage in July of 2021, at which point the escrow account was closed. (Id.) However, CCU was not removed as a “mortgagee” from ASI’s account profile for Plaintiffs’ policy; accordingly, notifications about Plaintiffs’ insurance policy continued to be sent to CCU and the Plaintiffs themselves. (Dkt. No. 19 at 2.) Nonetheless, Plaintiffs understood they would be responsible for paying for the insurance and taxes on the property after the escrow account was closed. (Dkt. No. 18-1 at 5.) On September 14, 2021, Plaintiffs paid to renew the insurance for the policy period of September 14, 2021, through September 14, 2022, by making a credit card payment. (Dkt. No. 19-6 at 1.)

In December of 2021, Plaintiffs opened a Home Equity Line of Credit (“HELOC”) from CCU. (Dkt. No. 18-1 at 5.) Plaintiffs signed an “Agreement to Provide Property Insurance” with CCU that listed the subject policy, WA118833, as the insurance covering the property. (Dkt. No. 18-3 at 1.) CCU subsequently reached out to ASI on December 13, 2021, in a letter entitled “Hughes mortgagee clause change request.” (Dkt. No. 19-1 at 1.) CCU requested that ASI “add Columbia Credit Union on as a 2ND Mortgage Position (no escrow)” to the Plaintiffs’ insurance policy. (Dkt. No 19-1 at 1–2.) CCU did not request that the first mortgage, which all Parties agree had already been paid off, be removed. (Id.) ASI added CCU as requested; accordingly, Plaintiffs account profile with ASI listed two mortgages against the property when fact there was no mortgage against the property. (Dkt. No. 19 at 2.) Mr. Hughes was the member of the couple who “handled” insurance payments. (Dkt. No. 18-1 at 2.) When Plaintiffs first opened the policy, Mr. Hughes registered for an online account with ASI using his personal email address. (Dkt. No. 19 at 3.) He then signed up to use ASI’s “electronic signature process” and was presented with a message that required him to check a box stating, “I agree to conduct this transaction for [policy number] electronically pursuant to the terms & conditions.” (/d.) The words “terms and conditions” appeared in bolded blue letters and were hyperlinked: Check the box below, re-enter your password, and hit Sign Now in order to begin the

Verity your password Ud.) Ifclicked, the hyperlink displayed the following text: Your consent to receive insurance policy documents electronically applies to this transaction and any communications related thereto. You agree to ensure all information needed to contact you electronically is current and up to date. You understand that you must have a computer and access to e-mail in order to conduct this transaction and future transactions electronically. You have the right to withdraw your consent to receive insurance policy documents electronically and may do so by contacting your agent. You have the right to request a non-electronic, paper copy of insurance policy documents at any time. In order to finish registering for the electronic signature process, applicants must check the box agreeing to the terms and conditions (see supra) and verify their password. Ud.) According to ASIs data records, Mr. Hughes completed the electronic signature process at 7:16 P.M. on

September 13, 2020. (Dkt. No. 19-5 at 1.) He subsequently received insurance policy documents at the email address he provided in the online portal. The renewal payment deadline for the policy period of September 14, 2022, to September 14, 2023, was on September 14, 2022. (Dkt. No. 19 at 4.) On July 15, 2022, ASI emailed Plaintiff a 12-page “renewal offer packet.” (Dkt. No. 19-7 at 1.) The text of the email stated:

We attached your current policy documents[,] that’s where you’ll find all your important policy details, like your coverages, bill plan, and agent information. If your policy is renewing, you’ll need to make a payment. If your mortgage company pays your premium, they received this notice as well. Please check with them to learn when the payment will be made on your behalf. Otherwise, check the first few pages of the attached document to make sure you’re on track with your payments and other items. (Id.) A “Renewal Premium Notice” was contained in the packet attached to the email. In relevant part, the Notice stated: To accept this renewal offer and maintain your coverage, please pay the minimum amount due shown below. If your premium is paid by your mortgage company a copy of this invoice has been sent to your mortgagee listed on your Declarations page. If the information for your mortgagee is incorrect please contact your agent to update it.

(Dkt. No. 19-8 at 7.) The Notice listed “total amount due” as $1,471.00 and listed September 14, 2020, as the “due date.” (Id.) Three days later, on July 18, 2022, Plaintiff received an email from Progressive Customer Service (“Progressive”)—the insurance agent, a separate entity from Defendant ASI. The subject of the email read “Your renewal is on the horizon.” (Dkt. No. 15 at 17.) The text of the email stated: “Your homeowner policy renewal period is starting soon. Because you pay insurance through your mortgage lender, no action is needed. They also received a bill and will pay on your behalf.” (Id. at 18.) Mr. Hughes opened the July 15, 2022, email but did not open the attachment, which included the 12-page packet containing the notice. (Dkt. No. 18-1 at 9.) When Mr. Hughes read the email from Progressive, he assumed that it meant CCU would pay on his behalf, believing that it had resumed paying as a result of Plaintiffs opening the HELOC. (Id. at 8; Dkt. No. 18-5 at 3.) He did not check with CCU that they would be making the payment. (Id. at 9.) Mrs. Hughes was not aware of the emails sent to her husband’s email address. (Dkt. No. 16 at 2.) On August 30, 2022, ASI delivered a “Courtesy Payment Reminder” to Plaintiffs’

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Hughes v. American Strategic Insurance Corp, (W.D. Wash. 2025).

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