Second Green Mountain Townhouse Corporation v. Mesa Underwriters Specialty Insurance Company

CourtDistrict Court, D. Colorado
DecidedSeptember 27, 2025
Docket1:23-cv-00727
StatusUnknown

This text of Second Green Mountain Townhouse Corporation v. Mesa Underwriters Specialty Insurance Company (Second Green Mountain Townhouse Corporation v. Mesa Underwriters Specialty Insurance Company) is published on Counsel Stack Legal Research, covering District Court, D. Colorado primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Second Green Mountain Townhouse Corporation v. Mesa Underwriters Specialty Insurance Company, (D. Colo. 2025).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF COLORADO District Judge S. Kato Crews

Civil Action No. 1:23-cv-00727-SKC-NRN

SECOND GREEN MOUNTAIN TOWNHOUSE CORP. as assignee of Marshall Bros. Constr. LLC and Robert A. Marshall,

Plaintiff,

v.

MESA UNDERWRITERS SPECIALTY INSURANCE CO.,

Defendant.

ORDER ON CROSS MOTIONS FOR SUMMARY JUDGMENT (DKTS. 76 & 80)

This insurance-bad-faith case originates from a Nunn Agreement1 between Plaintiff Second Green Mountain Townhouse Corporation (SGM) and non-parties Marshall Brothers Construction LLC and Robert Marshall (collectively, Marshall). Based on an assignment of claims it received from Marshall, SGM has sued Defendant Mesa Underwriters Specialty Insurance Company (MUSIC) for breach of

1 See Nunn v. Mid-Century Ins. Co., 244 P.3d 116, 119 (Colo. 2010) (holding when it appears an insurer has acted unreasonably by refusing to defend its insured or refusing a settlement offer that would avoid the possibility of excess liability for its insured, the insured may protect itself by entering an agreement to assign its bad faith claims to a third party, and in exchange the third party agrees to pursue the insurer directly for payment of the excess judgment rather than the insured). contract, common law insurance bad faith, and statutory bad faith under Colo. Rev. Stat. §§ 10-3-1115, -1116.2 Dkt. 5. SGM moved for partial summary judgment and its motion is fully briefed. Dkts. 76, 90, 96. MUSIC moved for summary judgment on all claims and its motion is also fully briefed. Dkts. 80, 91, 95. The Court has carefully considered each motion and the related briefing and applicable legal authority. The parties have requested

oral argument but none is necessary. Because the undisputed material facts establish the Nunn Agreement between SGM and Marshall was the result of collusion, the Court GRANTS MUSIC’s motion for summary judgment and DENIES SGM’s motion for partial summary judgment. MATERIAL FACTS 1. The Construction Work Based on the parties’ submissions and the Court’s review of the evidence, the

following facts are undisputed: SGM manages a community in Lakewood, Colorado, built in the late 1960s with 253 units in 37 residential buildings, 37 associated detached garage or carport structures, and a clubhouse. Dkt. 95-1, ¶1. Its buildings suffered hail damage in July 2016, after which it asserted a property insurance claim and contracted to replace roofs and gutters in the community. Id. at ¶2. After the July 2016 hailstorm, SGM contracted with Marshall to replace the roofs and gutters. Id.

2 SGM originally filed this case in state court. MUSIC removed the case to this Court. Dkt. 1. The Court has jurisdiction under 28 U.S.C. § 1332. at ¶3. Before Marshall started the work, however, there was a second hailstorm in May 2017 that damaged the roofs and siding on the buildings. Id. at ¶4. After the May 2017 hailstorm, Marshall agreed to replace the siding on the buildings. Id. at ¶5. Ultimately, through subcontractors, Marshall worked on roofs, gutters, and siding, completing its work in March 2018. Id. at ¶¶6-11. In July 2017 townhome residents began to report to SGM that the roofs were

leaking in certain areas and in some, but not all, buildings and garages or carports in the community. Id. at ¶12. At some point, Marshall told SGM it would begin charging for repair work, and it later gave SGM an invoice totaling $1,529,600 for work it had performed to replace siding on the buildings. Id. at ¶¶13-14. 2. The Root Lawsuit In November 2019, SGM sued Marshall in state court asserting damage claims for defective or deficient construction work (Root Lawsuit). Id. at ¶15. The Root

Lawsuit included claims for negligence, negligence per se, breach of implied warranties, breach of contract, breach of express warranty, and unfair and deceptive trade practices. Id. at ¶16. Only the cause of action for unfair and deceptive trade practices allowed for recovery of attorneys’ fees. Id. at ¶17. But that claim was resolved by the trial court in favor of Marshall in an order of dismissal (regarding Mr. Marshall) and on summary judgment (regarding the Marshall LLC). Id. at ¶18.

MUSIC issued commercial general liability insurance policies to Marshall for policy periods covering 2016-2017, 2017-2018, and 2018-2019, with materially identical provisions and limits. Id. at ¶¶19-22. All three policies had a per occurrence limit of $1,000,000 and a products/completed operations aggregate limit of $2,000,000. Id. at ¶23. MUSIC provided a defense to Marshall in the Root Lawsuit under a reservation of rights. Id. at ¶24; see also Dkt. 77-17 (Nunn Agreement), ¶5 (“MUSIC assumed the defense of DEFENDANTS against the underlying claims under what is known as a ‘Reservation of Rights’ to potentially deny coverage and

recoup defense costs.”). Marshall also used personal counsel to pursue a counterclaim against SGM for the unpaid siding work seeking $1,529,600, plus interest, in damages. Id. at ¶¶28-29. 3. Settlement Negotiations and the Nunn Agreement On or about June 23, 2021, SGM disclosed to MUSIC a Preliminary Repair Proposal from Reconstruction Experts (RE Proposal). Id. at ¶36; Dkt. 78-8. The RE Proposal included a total repair cost of $9,670,984 and included the cost of removing

and replacing all roofs on the 37 residential buildings and 37 garages/carports, and a small amount for testing siding. Dkt. 95-1, ¶36; Dkt. 78-8, ECF p.2. It also included the cost of replacing the metal roof on the carport at Building 23 even though SGM’s expert did not have any criticism of that roof. Dkt. 95-1, ¶¶38-39. Marshall also had expert witnesses in the Root Lawsuit—Western Engineering & Research Corporation (WERC) and Vertex Engineering (Vertex). Id. at ¶43. The

expert reports prepared by WERC and Vertex did not agree with the scope of repairs claimed by SGM or the amounts to be incurred to make repairs. Id.; see generally Dkt. 77-9 (WERC report); 77-10 (Vertex report). WERC provided an opinion that a narrower scope of repairs was necessary, and, in a report dated July 7, 2021, Vertex opined that the cost of completing WERC’s scope of repairs would be $78,014.47. Dkt. 95-1, ¶44; Dkt. 77-10, ECF p.8. Vertex also reviewed the scope of work in the RE Proposal and gave an opinion that that scope of work could be accomplished for $6,496,337.01 instead of $9,670,984.13. Dkt. 95-1, ¶45; Dkt. 77-10, ECF p.7. Vertex

later, on September 1, 2022, reduced its estimate of the scope of work in the RE Proposal to $3,100,000. Id. at ¶46. Settlement discussions eventually got underway. On October 14, 2021, SGM demanded $9,998,984.13 in exchange for mutual releases of SGM and Marshall. Dkt. 95-1, ¶47. At an initial settlement conference, MUSIC offered to settle for $78,014.47. Id. at ¶48. On January 31, 2022, SGM demanded $6,000,000 in exchange for a full and final release of all claims asserted in the Root Lawsuit. Id. at ¶49. On February

18, 2022, MUSIC made a settlement offer of $250,000. Id. at ¶50. At a second settlement conference in September 2022, the parties engaged in further negotiations, at the end of which SGM demanded $4,700,000 in response to a $650,000 offer from MUSIC. Id. at ¶51. At that second settlement conference, on September 8, 2022, MUSIC was told that SGM’s counsel asked Marshall to propose a Nunn agreement. Dkt. 96-1 at ¶59. On September 13, 2022, SGM demanded $3,000,0003 in exchange for a full and final release of all claims asserted in the Root Lawsuit. Dkt. 95-1, ¶52. The full and final release of “all claims” referenced by SGM included a demand for a release of Marshall’s counterclaim. Id. at ¶53.

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Second Green Mountain Townhouse Corporation v. Mesa Underwriters Specialty Insurance Company, Counsel Stack Legal Research, https://law.counselstack.com/opinion/second-green-mountain-townhouse-corporation-v-mesa-underwriters-specialty-cod-2025.