Martin v. Johnson

170 P.3d 1198
Court of Appeals of Washington·Decided November 6, 2007·No. 35322-9-II·Published·Cited by 15 cases

Opinion

170 P.3d 1198 (2007)

William MARTIN and Karyl Martin, Respondents,
v.
Laurence M. JOHNSON, as Personal Representative of the Estate of H.E. Sherry Johnson, Respondent, and
Metropolitan Property & Casualty Insurance Co., Appellant.

No. 35322-9-II.

Court of Appeals of Washington, Division 2.

November 6, 2007.

*1200 James Thomas Derrig, Eklund Rockey Stratton PS, Seattle, WA, Sandra Jean Rovai, Attorney at Law, Tacoma, WA, for Respondents.

Nancy Tiemann McKinley, Aaron Paul Gilligan, Catherine Elizabeth Christensen, Fallon & McKinley, PLLC, Richard Scott Fallon, Attorney at Law, Seattle, WA, for Appellant.

ARMSTRONG, P.J.

¶ 1 William and Karyl Martin sued H.E. Sherry Johnson's estate for damages resulting from a leaking underground oil tank at a house the Martins bought from Johnson. The Martins and Johnson's estate agreed to settle the lawsuit. Johnson's homeowners' insurer, Metropolitan Property & Casualty Insurance Company, intervened and now appeals the trial court's ruling that the settlement was reasonable. We affirm.

FACTS

¶ 2 In 1996, William and Karyl Martin purchased a house from H.E. Sherry Johnson, now deceased. Johnson had owned the house, which was built in 1910, since the 1950s. In the 1970s, Johnson converted the house from oil to electric heat but did not remove or otherwise properly decommission the underground oil tank. The underground tank began leaking oil before 1994.

¶ 3 In a real property transfer disclosure statement, Johnson checked the box "don't know" in response to questions about the presence of underground storage tanks. Clerk's Papers (CP) at 103. The Martins' inspector did not discover the tank because its filler inlet was covered by landscaping.

¶ 4 In 2004, the Martins put the house up for sale. The eventual buyer, while researching the house's history, discovered that *1201 there was possibly an oil tank on the property. A contractor found the tank, and the buyer required its removal before purchasing the house. The Martins spent $61,415.63 to remove the tank and to clean the contaminated soil and groundwater surrounding it.

¶ 5 Johnson sought coverage for the Martins' claims against her from Metropolitan Property & Casualty Insurance Company, which provided Johnson's homeowners' insurance during the time she lived at the house. Metropolitan denied coverage for the cost of cleaning up the contamination and any potential damages from exposure to toxic substances; Metropolitan agreed, however, to defend the Estate,[1] reserving its rights to contest coverage.

¶ 6 The Martins filed this lawsuit against Laurence M. Johnson as the Estate's personal representative, alleging that H.E. Sherry Johnson was liable for the costs of the cleanup under the Model Toxic Control Act and that she negligently failed to properly decommission the tank or warn the Martins of its existence.

¶ 7 The Martins and the Estate settled. The Estate agreed to a stipulated judgment of $81,928.63 against it and assigned its claims against Metropolitan to the Martins, in exchange for a promise not to execute the judgment against the Estate (a covenant judgment). The Martins also agreed to waive their claims for general damages and litigation costs. The $81,928.63 represented the Martins' clean-up costs and attorney fees. The settlement was contingent on the trial court approving it as reasonable.

¶ 8 Shortly after the settlement agreement in this case, Metropolitan filed a declaratory judgment action, seeking a declaration that there is no coverage for the Martins' claims against the Estate.

¶ 9 The Estate moved for an order finding the settlement reasonable; the Martins joined the motion. Metropolitan intervened and opposed the motion. The trial court ruled that the settlement was reasonable. Metropolitan now appeals.

¶ 10 The questions are whether the trial court properly held a reasonableness hearing in this action rather than the declaratory judgment action and, if so, whether the evidence supports the trial court's finding that the settlement was reasonable.

ANALYSIS

I. Reasonableness Hearing

A. Effect of RCW 4.22.060

¶ 11 Metropolitan contends that the trial court erred in holding a reasonableness hearing because there were no joint defendants with a right of contribution for joint and several liability and therefore the provision in RCW 4.22.060 for a reasonableness hearing does not apply.[2]

¶ 12 Metropolitan did not raise this argument below and generally, we will not review an issue raised for the first time on appeal. RAP 2.5(a); Better Fin. Solutions, Inc. v. Caicos Corp., 117 Wash.App. 899, 912-13, 73 P.3d 424 (2003). Because the trial court did not have the opportunity to rule on this issue, we decline to consider it.[3]

*1202 B. Requirement of Bad Faith

¶ 13 Metropolitan also contends that the trial court erred in making a reasonableness determination because there were no claims of bad faith against it in this lawsuit and the parties presented no evidence that it acted in bad faith.

¶ 14 If an insurance company refuses in bad faith to settle a claim, the insured may independently negotiate a settlement; the insurance company is then liable for the settlement to the extent that it is reasonable and paid in good faith. Besel v. Viking Ins. Co. of Wis., 146 Wash.2d 730, 736, 49 P.3d 887 (2002) (citing Evans v. Cont'l Cas. Co., 40 Wash.2d 614, 628, 245 P.2d 470 (1952)). Even where the negotiated settlement includes a covenant not to execute against the insured, the insurance company is liable for the settlement amount because an agreement not to execute does not preclude a showing of harm to the insured. Safeco Ins. Co. of Am. v. Butler, 118 Wash.2d 383, 397, 823 P.2d 499 (1992). An insurance carrier that acts in bad faith "`is in no position to argue that the steps the insured took to protect himself [or herself] should inure to the insurer's benefit.'" Besel, 146 Wash.2d at 737, 49 P.3d 887 (alteration in original) (quoting Greer v. N.W. Nat'l Ins. Co., 109 Wash.2d 191, 204, 743 P.2d 1244 (1987)).

¶ 15 Metropolitan cites no authority that requires an insured to wait for a formal finding of bad faith to negotiate a settlement. In concluding that a covenant not to execute against the insured does not preclude a finding of harm to the insured, the Butler court noted that, at a time when insurance coverage is in doubt, it is in an insured's best interest to accept a sett

Free access — add to your briefcase to read the full text and ask questions with AI

Martin v. Johnson, 170 P.3d 1198 (Wash. Ct. App. 2007).

170 P.3d 1198 (Martin v. Johnson) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

Related

Shelley S. Hawkins, V. Ace American Insurance Company
Court of Appeals of Washington, 2024
David L. Snyder, et ux v. Lance Campbell, et ux
Court of Appeals of Washington, 2020
Robert P. Ulbricht v. Cbs Corp
Court of Appeals of Washington, 2020
Robert Charles Justus v. William & Donna Morgan
Court of Appeals of Washington, 2017
William Love v. DOC
Court of Appeals of Washington, 2016
Babcock & Wilcox Co. v. American Nuclear Insurers
131 A.3d 445 (Supreme Court of Pennsylvania, 2015)
B&W v. ANI Appeal of: B&W
Supreme Court of Pennsylvania, 2015
Hidalgo v. Barker
309 P.3d 687 (Court of Appeals of Washington, 2013)
Manuel Hidalgo v. Jeffrey Barker
Court of Appeals of Washington, 2013
Babcock & Wilcox Co. v. American Nuclear Insurers
76 A.3d 1 (Superior Court of Pennsylvania, 2013)
Water's Edge Homeowners Ass'n v. Water's Edge Associates
216 P.3d 1110 (Court of Appeals of Washington, 2009)
Water's Edge Homeowners v. Water's Edge Assoc.
216 P.3d 1110 (Court of Appeals of Washington, 2009)
School Districts' Alliance for Adequate Funding of Special Education v. State
149 Wash. App. 241 (Court of Appeals of Washington, 2009)
SCHOOL DISTRICTS'ALLIANCE FOR ADEQUATE FUNDING OF SPECIAL EDUC. v. State
202 P.3d 990 (Court of Appeals of Washington, 2009)