Loewenthal v. Security Insurance

436 A.2d 493, 50 Md. App. 112, 1981 Md. App. LEXIS 365
CourtCourt of Special Appeals of Maryland
DecidedNovember 4, 1981
Docket145, September Term, 1981
StatusPublished
Cited by40 cases

This text of 436 A.2d 493 (Loewenthal v. Security Insurance) is published on Counsel Stack Legal Research, covering Court of Special Appeals of Maryland primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Loewenthal v. Security Insurance, 436 A.2d 493, 50 Md. App. 112, 1981 Md. App. LEXIS 365 (Md. Ct. App. 1981).

Opinion

*113 Morton, J.,

delivered the opinion of the Court.

The appellant, Daniel Loewenthal, t/a Loewenthal Construction Company (hereinafter "Loewenthal”), brought an action for a declaratory judgment that the comprehensive general liability insurance policy with appellee, Security Insurance Company of Hartford (hereinafter "Security”), provided either coverage for or an obligation to defend Loewenthal against claims resulting in an action at law, instituted by Steven D. Newburg-Rinn et ux., et al. against Daniel Loewenthal, etc. In the declaratory judgment action, the Circuit Court for Montgomery County (Mitchell, J.), sitting as a court of equity, by order dated December 2,1980, granted Security’s motion for summary judgment and denied that of Loewenthal, finding that under the insurance policy Security had no obligation to defend Loewenthal in the suit at law. It is from this action that Loewenthal now appeals.

The "Declaration,” filed by Newburg-Rinn against Loewenthal alleges, in pertinent part:

"[Loewenthal] commenced performance on or about June 26,1978. In direct contradiction to the explicit instructions of the plaintiffs’ architect as to the procedure to be utilized in excavating the basement area of the Newburg-Rinn residence, [Loewenthal] bulldozed the entire center area of the basement prior to providing adequate bracing and support for the existing foundation. [Loewenthal] had completed a substantial part of the excavation, when, on July 23,1978, cracks began to appear on one side wall under which [Loewenthal] had excavated.
Soon thereafter, the inadequate bracing and underpinning were pointed out to [Loewenthal] by the plaintiffs’ architect, and [Loewenthal] then promised that he would correct the situation. [Loewenthal] inspected the site on July 4,1978 and again promised to correct the problem, however this was not done. In addition, [Loewenthal] had an implied contractual obligation to perform the work *114 he undertook with skill and care, as is required by one doing excavation work in the building community.
Notwithstanding [Loewenthal’s] representations, and as a result of his breach of contract in failing to properly perform the excavation and underpinning work as contracted, and by failing to perform this work with skill and care, a major portion of the improvement suffered serious property damage. As a direct and proximate result of [Loewenthal’s] breach, emergency repairs were required to prevent further destruction, and it was necessary to replace portions of walls, floors and other structural elements. This also necessitated plaintiffs being caused to vacate their home and to seek temporary shelter.”

As a result of Loewenthal’s alleged negligent actions, the Newburg-Rinns claim damages as measured by "(1) lost rental value of their home, (2) time differential losses in replacement costs, (3) lost wages, (4) property damage, and (5) pain, suffering and mental anguish.”

The comprehensive general liability insurance policy issued by Security to Loewenthal provides, in pertinent part:

"The company will pay on behalf of the insured all sums which the insured shall become legally obligated to pay as damages because of A. bodily injury or B. property damage to which this insurance applies, caused by an occurrence, and the company shall have the right and duty to defend any suit against the insured seeking damages on account of such bodily injury or property damage, even if any of the allegations of the suit are groundless, false or fraudulent... .” (Emphasis supplied.)

The hazards insured under the policy were essentially excavation, plumbing ("gas, steam, hot water or other pipe-fitting, including house connections, shop and retail stores or display rooms”), and carpentry ("in the con *115 struction of detached private residences for occupancy by one or two families and private garages in connection therewith”). However, under the exclusionary provision relevant to this appeal, the policy did not apply

"to property damages included within ... (2) the collapse hazard in connection with operations identified in this policy by a classification code number which includes the symbol 'c,’ (3) the underground property damages hazard in connection with operations identified in this policy by a classification code number which includes the symbol V.”

As set out in the definitional section of the policy,

"'collapse hazard’ includes 'structural property damage’ as defined herein and property damage to any other property at any time resulting therefrom. 'Structural property damage’ means the collapse of or structural injury to any building or structure due to (1) grading of land, excavating, burrowing, filling, back-filling, tunnelling, pile driving, cofferdam work or caisson work or (2) moving, shoring, underpinning, raising or demolition of any building or structure or removal or rebuilding of any structural support thereof. The collapse hazard does not include property damage (1) arising out of operations performed for the named insured by independent contractors, or (2) included within the completed operations hazard or the underground property damage hazard, or (3) for which liability is assumed by the insured under an incidental contract:
'[Underground property damage hazard’ includes underground property damage as defined herein and property damage to any other property at any time resulting therefrom. 'Underground property damage’ means property damage to wires, conduits, pipes, mains, sewers, tanks, tunnels, any similar *116 property, and any apparatus in connection therewith, beneath the surface of the ground or water, caused by and occurring during the use of mechanical equipment for the purpose of grading land, paving, excavating, drilling, burrowing, filling, back-filling or pile driving. The underground property damage hazard does not include property damage (1) arising out of operations performed for the named insured by independent contractors, or (2) included within the completed operations hazard, or (3) for which liability is assumed by the insured under an incidental contract.”

Although Loewenthal paid a premium to eliminate the underground property damage hazard exclusion, there is no question that Loewenthal did not purchase the collapse hazard coverage. Subject to the collapse hazard exclusion were the operational hazards "Excavation 15111 x c” and "Underpinning Buildings or Structures — including incidental shoring, removal or rebuilding of walls, foundations, columns or piers ... 17885 sxc.” Damages arising from excavation or underpinning operations would be covered by the policy if they fell within the underground property damage hazard, but excluded from policy coverage if within the collapse hazard exception.

Loewenthal argues that the policy provides coverage or an obligation to defend for the damage to the Newburg-Rinns for any one of four reasons:

(1) the collapse hazard exclusion is inapplicable and/or unenforceable;

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Bluebook (online)
436 A.2d 493, 50 Md. App. 112, 1981 Md. App. LEXIS 365, Counsel Stack Legal Research, https://law.counselstack.com/opinion/loewenthal-v-security-insurance-mdctspecapp-1981.