Long v. USAA Casualty Insurance Company

District Court, W.D. Washington·Decided August 2, 2022·No. 2:19-cv-00568·Unknown

Opinion

3 UNITED STATES DISTRICT COURT 4 WESTERN DISTRICT OF WASHINGTON 5 AT SEATTLE 6 SANDRA K. LONG, Case No. C19-0568-RSL 7

8 Plaintiff, ORDER GRANTING IN 9 v. PART DEFENDANT’S MOTION FOR SUMMARY 10 USAA CASUALTY INSURANCE JUDGMENT COMPANY, 11 Defendant. 12

13 14 This matter comes before the Court on “Defendant’s Motion for Summary Judgment.” 15 Dkt. # 37. Having reviewed the parties’ memoranda, declarations, and exhibits, and taking the 16 17 evidence in the light most favorable to plaintiff, the Court finds as follows:1 18 I. BACKGROUND 19 In 1995, plaintiff purchased homeowners insurance from defendant for her new home, 20 21 specifically describing the home as a Pan Abode cedar log home in Enumclaw, Washington. 22 Dkt. # 1-1 at ¶ 3.6; Dkt. # 45 at ¶ 10; Dkt. # 47-5 at 15. Defendant sent plaintiff “policy packets” 23 each year before her insurance policy renewed for the following term. Dkt. # 47-2 at 20. The 24 25

26 1 Plaintiff requests oral argument. Dkt. # 44. The Court concludes that oral argument is unnecessary to its disposition of the motion. See Local Rules W.D. Wash. LCR 7(b)(4). The request is 27 DENIED. 28 1 packets summarized key information from the full policy, namely, the home’s characteristics, 2 the applicable coverage amounts, and limits of liability. See, e.g., Dkt. # 38-1 at 36-39. A full 3 copy of the policy was available on defendant’s website and by mail upon request. Dkt. # 47-2 4 5 at 24; Dkt. # 47-5 at 82. 6 Pursuant to its internal policies, defendant did not undertake a physical inspection of 7 plaintiff’s home because the property value was less than $650,000. Dkt. # 47-2 at 13-14. 8 9 Instead, it relied on plaintiff’s description of the home (and its representative’s ability to 10 accurately capture that description) when calculating what it would cost to rebuild the home 11 after a loss. Dkt. # 47-2 at 14. As mentioned above, there is evidence that plaintiff identified her 12 13 home as a cedar log home when applying for insurance in 1995. There is also evidence that she 14 repeated that information in telephone calls with USAA representatives in subsequent years. 15 Dkt. # 45 at ¶ 11; Dkt. # 47-5 at 49 (stating that plaintiff told USAA on at least five occasions 16 17 that she had a log home).2 18 The Homeowners Policy Packet plaintiff received for the 2009-2010 term announced 19 various revisions to the policy, including the addition of an endorsement for automatically 20 21 increasing the dwelling limit coverage “to reflect increased rebuilding cost” and to help “keep 22 your home insured for its proper value.” Dkt. # 47-7 at 7. The dwelling limit was adjusted from 23 24 25 2 Defendant has no basis for disputing plaintiff’s assertion for the period between 1995 to 2007 26 because it purged the underwriting file of all documents associated with plaintiff’s property for that time frame. Dkt. # 47-2 at 19 and 24. Defendant has not produced any call logs or underwriting file entries 27 for the period between 2007 and the fire loss. 28 1 $178,000 in policy year 2008-2009 to $194,000 in policy year 2009-2010. Dkt. # 38-1 at 2-3. 2 Defendant does not dispute that it voluntarily undertook the responsibility to update the 3 replacement cost on an annual basis and that it had an obligation to do so in a competent and 4 5 careful manner. Dkt. # 47-2 at 30. The company USAA was using to calculate replacement costs 6 at the time, Marshall & Swift/Boeckh (“MSB”), had no ability to estimate the replacement cost 7 of a log home, however. Dkt. # 47-2 at 20-21. 8 9 In January 2010, USAA conducted a telesurvey regarding the characteristics of plaintiff’s 10 home. The computerized report regarding plaintiff’s responses includes the following entries: 11 Main 12 13 Construction Type: Standard 14 Building Components 15 Ceilings: Wood Ceiling 100 16 17 Exterior Walls: Wood Siding 100 18 Interior Walls: Plywood only Wal [sic] 100 19 Wall Coverings: Solid Wood Paneling 100 20 21 Dkt. # 38-3 at 2. All policy packets from 2010 forward were apparently based on the 22 computerized report and mischaracterized plaintiff’s home. Dkt. # 38-1 at 7, 11, 15, 19, 23, 27, 23 31, 35, 39.3 Between 2010 and 2015, the renewal declaration pages described the home as being 24 25

26 3 Although defendant has produced the first page of the renewal declarations for the 2008 and 2009 policy terms, Dkt. # 38-1 at 2-3, the declarations do not include a statement regarding the home’s 27 characteristics. 28 1 clad with “Wood Siding” and having “Plywood Only” interior wall partitions and “Solid Wood 2 Paneling” interior wall coverings. Id. at 7, 11, 15, 19, 23, and 27. Each of these declarations 3 stated: 4 5 We can calculate the minimum rebuilding cost of your home based on your home 6 characteristics, but only you can decide if this is enough coverage. Our estimates are based on average construction costs and labor costs for geographic areas and 7 may not reflect the unique features of your home or the area you live in. 8 9 On the back of this page, you’ll find your home characteristics. If any of the information is incorrect, the rebuilding cost may be affected, so please revise any 10 inaccuracies by: 11 12 ▪Logging on to usaa.com, selecting your policy and the Home Characteristics, or ▪Calling us at 1-800-531-USAA (8722) 13

14 See, e.g., Dkt. # 38-1 at 6. 15 Plaintiff maintains that she was consistent in her description of the home, never claiming 16 17 that it was stick built and always disclosing that she had a cedar log home. Dkt. # 45 at ¶¶ 14-15. 18 When USAA continued to describe the home as having wood siding in the policy packets 19 plaintiff received year after year, she interpreted that to mean “that was their terminology for a 20 21 log home, because they would never go away from that description.” Dkt. # 47-5 at 51. Plaintiff 22 had several interactions with defendant during which she went over her policy and “ask[ed] 23 [staff] if [she] was adequately covered.” Dkt. # 47-5 at 68. Plaintiff relied on USAA to ensure 24 25 that she had the right types of insurance in adequate amounts: in her view, this reliance was 26 reasonable because she had accurately described her home, defendant promised to calculate the 27 minimum replacement costs based on that description, and she specifically inquired about the 28 1 adequacy of coverage. Dkt. # 45 at ¶ 16. 2 In March 2016 (the year of the fire loss), defendant notified plaintiff that it had changed 3 its replacement cost calculation tool. Dkt. # 38-4 at 2. The tool, produced by Xactware 4 5 Solutions, Inc., provided a new estimated home rebuilding cost of $125,000 for plaintiff’s home, 6 which was considerably lower than the MSB estimates and the established dwelling coverage 7 limit of $194,000. Id. The letter stated that defendant would not decrease plaintiff’s coverage 8 9 without her permission and that before deciding to decrease her coverage, plaintiff should 10 review and update her home characteristics to ensure the new estimate was based on accurate 11 information. Id. Defendant did not reduce plaintiff’s coverage, and plaintiff, who does not recall 12 13 seeing the letter, did not authorize any decrease. Dkt. # 47-5 at 80-81. The Homeowners Policy 14 Packet accompanying the 2016-2017 policy again announced that defendant had switched to 15 Xactware’s services. Dkt. # 38-2 at 5. Defendant warned that the insured “may . . . notice some 16 17 differences in your home characteristics” and that the resulting estimate might differ. Id. Unlike 18 MSB, the Xactware software has options to address log homes. Dkt. # 47-2 at 22 at 21. The 19 description of plaintiff’s home did, in fact, change, in large part becoming more generic, see 20 21 Dkt.

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