Positano Place at Naples IV Condominium Association, Inc. v. Empire Indemnity Insurance Company

Court of Appeals for the Eleventh Circuit·Decided October 20, 2023·No. 22-10889·Published

Opinion

USCA11 Case: 22-11059 Document: 64-1 Date Filed: 10/20/2023 Page: 1 of 61

[PUBLISH] In the United States Court of Appeals For the Eleventh Circuit

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Nos. 22-11059, 22-10877, 22-11060, 22-10889 ____________________

POSITANO PLACE AT NAPLES I CONDOMINIUM ASSOCIATION, INC., a Florida not-for-profit Corporation, POSITANO PLACE AT NAPLES II CONDOMINIUM ASSOCIATION, INC., a Florida not-for-profit Corporation, POSITANO PLACE AT NAPLES III CONDOMINIUM ASSOCIATION, INC., a Florida not-for-profit Corporation, POSITANO PLACE AT NAPLES IV CONDOMINIUM ASSOCIATION, INC., a Florida not-for-profit Corporation, Plaintiffs-Appellees, versus USCA11 Case: 22-11059 Document: 64-1 Date Filed: 10/20/2023 Page: 2 of 61

2 Opinion of the Court 22-11059

EMPIRE INDEMNITY INSURANCE COMPANY, Defendant-Appellant.

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Appeals from the United States District Court for the Middle District of Florida D.C. Docket Nos. 2:21-cv-00178-SPC-MRM, 2:21-cv-00181-SPC- MRM, 2:21-cv-00183-SPC-MRM, 2:21-cv-00186-SPC-MRM ____________________

Before LUCK, LAGOA, and TJOFLAT, Circuit Judges. LAGOA, Circuit Judge: On our own motion, we vacate our prior opinion, and sub- stitute it with the following opinion. Empire’s motion for panel rehearing is denied as moot. These appeals 1 are about a pending insurance contract dis- pute between Positano Place at Naples I Condominium Associa- tion, Inc., and Empire Indemnity Insurance Company, which is- sued an insurance policy (the “Policy”) to Positano for coverage of five buildings that Positano owns in Naples, Florida. Following Hurricane Irma, Positano filed a first-party claim for property in- surance benefits under the Policy, claiming that Hurricane Irma

1 We previously consolidated case numbers 22-11059, 22-10877, 22-11060, and

22-10889 for purposes of hearing oral argument in those cases. We now sua sponte consolidate those cases for purposes of resolving these appeals. USCA11 Case: 22-11059 Document: 64-1 Date Filed: 10/20/2023 Page: 3 of 61

22-11059 Opinion of the Court 3

damaged its property and that the damage was covered by the Pol- icy. After Empire investigated Positano’s claim, Empire deter- mined that there was coverage as to only three of the five buildings covered by the Policy but disagreed as to the amount of the loss. In response, Positano sought to invoke appraisal based on the Pol- icy’s appraisal provision. When Empire did not respond to Posi- tano’s appraisal demand, Positano sued Empire in Florida state court, and Empire removed the case to federal court based on di- versity jurisdiction. Following removal, Positano moved to compel appraisal and to stay the case pending the resolution of the appraisal proceed- ings, which Empire opposed. The magistrate judge issued a report recommending that the district court grant Positano’s motion, and, over Empire’s objection, the district court ordered the parties to appraisal and stayed the proceedings pending appraisal. Empire timely appealed the district court’s order. We issued a jurisdictional question to the parties asking them to address whether this Court had appellate jurisdiction over an order that compelled appraisal, stayed the case pending ap- praisal, and directed the parties to file status reports on the ap- praisal process. We also asked the parties to address whether or- ders compelling appraisal are treated the same as orders compelling arbitration for purposes of appellate jurisdiction. After careful review, and with the benefit of oral argument, we conclude that the district court’s order compelling appraisal and staying the proceedings pending appraisal is an interlocutory order USCA11 Case: 22-11059 Document: 64-1 Date Filed: 10/20/2023 Page: 4 of 61

4 Opinion of the Court 22-11059

that is not immediately appealable under 28 U.S.C. § 1292(a)(1). We also conclude that the order compelling appraisal and staying the action pending appraisal is not immediately appealable under the Federal Arbitration Act (“FAA”). Accordingly, for the reasons stated below, we dismiss the appeal for lack of appellate jurisdic- tion. I. RELEVANT BACKGROUND 2 Empire issued the Policy to Positano for five buildings owned by Positano in Naples, Florida (the “Insured Property”). The Policy has a total coverage value in the millions of dollars, and each of the buildings is separately scheduled and subject to a 3 per- cent hurricane deductible. The Policy contains the following ap- praisal provision: Mediation Or Appraisal If we and you: .... B. Disagree on the value of the property or the amount of loss, either may request an appraisal of the loss, in writing. In this event, each party will select a competent and impartial appraiser. The two apprais- ers will select an umpire. If they cannot agree, either may request that selection be made by a judge of a

2 In these consolidated appeals, the facts, procedural histories, and arguments

made below and on appeal are largely the same. For purposes of this opinion, our discussion of the facts and procedural history focuses on those in Positano Place at Naples I Condominium Association, Inc., v. Empire Indemnity Insurance Company, No. 22-11059. USCA11 Case: 22-11059 Document: 64-1 Date Filed: 10/20/2023 Page: 5 of 61

22-11059 Opinion of the Court 5

court having jurisdiction. The appraisers will state separately the value of the property and amount of loss. If they fail to agree, they will submit their differ- ences to the umpire. A decision agreed to by any two will be binding. Each party will: 1. Pay its chosen appraiser; and 2. Bear the other expenses of the appraisal and umpire equally. If there is an appraisal, we will still retain our right to deny the claim. However, you are not required to submit to, or par- ticipate in, any appraisal of the loss as a precondition to action against us for failure to pay the loss, if we: 1. Requested mediation and either party rejected the mediation result; or 2. Failed to notify you of your right to participate in the mediation program. On September 10, 2017, Hurricane Irma struck Naples. Nearly seven months later, Positano notified Empire of storm dam- age to the Insured Property. Empire investigated the claim and in- spected the Insured Property. Empire and Positano exchanged a series of letters relating to Positano’s claim over a period of approx- imately three years. The details of those letters are not relevant to the issue before us. Suffice it to say that the parties disagreed about the amount of covered losses incurred by Positano as a result of Hurricane Irma. At some point during this process, Positano sent a written request for appraisal to Empire. After Positano’s appraisal request went unanswered, it filed a complaint against Empire in Florida USCA11 Case: 22-11059 Document: 64-1 Date Filed: 10/20/2023 Page: 6 of 61

6 Opinion of the Court 22-11059

state court. Empire subsequently removed the action to the United States District Court for the Middle District of Florida on the basis of diversity jurisdiction. After its initial complaint was dismissed in part, Positano filed its amended complaint. In its amended com- plaint, Positano asserted three claims: (1) specific performance; (2) breach of contract; and (3) declaratory judgment. As to specific performance, Positano alleged that the Policy’s appraisal provision demonstrated the parties’ intention to have disputes related to cau- sation, scope, and loss be resolved through the appraisal process upon either party’s demand. It alleged that the parties’ dispute was not a coverage dispute but a dispute over the amount of loss.

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