SJN Properties LLC v. Harleysville Insurance Company

CourtDistrict Court, S.D. New York
DecidedJune 24, 2024
Docket1:22-cv-07227
StatusUnknown

This text of SJN Properties LLC v. Harleysville Insurance Company (SJN Properties LLC v. Harleysville Insurance Company) is published on Counsel Stack Legal Research, covering District Court, S.D. New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
SJN Properties LLC v. Harleysville Insurance Company, (S.D.N.Y. 2024).

Opinion

UNITED STATES DISTRICT COURT SOUTHERN DISTRICT OF NEW YORK SJN PROPERTIES LLC, et al., Plaintiffs, -against- 22-CV-7227 (JGLC) HARLEYSVILLE INSURANCE COMPANY OPINION AND ORDER d/b/a NATIONWIDE INSURANCE, Defendant.

JESSICA G. L. CLARKE, United States District Judge: Plaintiffs SJN Properties LLC (“SJN Properties”) and Stephen J. Nicholas (together with SJN Properties, “Plaintiffs”) operate a medical practice that was damaged when a sink in a unit above the practice was left running over the course of a weekend. Defendant Harleysville Insurance Company (“Harleysville” or “Defendant”), who issued Plaintiffs’ insurance policy, claims that the policy limited indemnity to $25,000. Currently before the Court are the parties’ cross-motions for summary judgment, which require the Court to interpret the insurance policy. The precise issue is whether the word “drain” encompasses a sink drain for purposes of insurance coverage. Because the Court finds that the plain meaning of the word drain includes sink drains, Plaintiffs’ motion for summary judgment is DENIED and Defendant’s motion for summary judgment is GRANTED. BACKGROUND SJN Properties is the owner of two second floor professional office condominium units (the “Second Floor Units”) located at 157–159 East 74 Street, New York, New York (the “Building”). ECF No. 22 (“SMF”) ¶ 1. In November 2021, a contractor was performing interior renovation work in the combined third floor residential condominium units in the building (the “Third Floor Units”), which are directly above the Second Floor Units. Id. ¶ 4. On Friday, November 12, 2021, contractor personnel left a bathroom sink faucet running in the Third Floor Units upon leaving the Building for the weekend. Id. ¶ 5. The bathroom sink faucet continued to run until Sunday, November 14, 2021, when it was discovered by an employee of the condominium who turned off the faucet and took a video of the incident at the time of its discovery. Id. ¶ 6; ECF No 25-3.1 By the time the running faucet was discovered, the sink into

which the faucet was running had overflowed. SMF ¶ 7. This caused water damage to the Building’s floors below, including the Second Floor Units and the abutting waiting room lobby that service the Second Floor Units (together, the “Premises”). Id. Defendant provides insurance coverage for Plaintiffs and issued Businessowners Policy No. BOP00000084405H to Plaintiffs for a policy period from February 23, 2021 to February 23, 2022. ECF No. 20-2 (the “Policy”). The insuring agreement of the Policy states that Defendant “will pay for direct physical loss of or damage to Covered Property at the premises described in the Declarations caused by or resulting from any Covered Cause of Loss.” Id. at 61. The Premises are designated premises #1 in the Policy’s Declarations. SMF ¶ 10; Policy at 22.

“Covered Causes of Loss” are defined as “[r]isks of direct physical loss unless the loss is: a. [e]xcluded in Paragraph B. Exclusions in Section I; or b. [l]imited in Paragraph 4. Limitations in Section I” (the “Paragraph B Exclusion”). Policy at 62. The Paragraph B Exclusion provides that:

1 Plaintiffs submitted a second statement of undisputed facts, which is mostly identical to the SMF, but contains an additional paragraph that describes the video of the sink. See ECF No. 26 ¶ 8. Defendant disputes Plaintiffs’ characterization of the video and requests that the Court strike Plaintiffs’ “non-conforming statement of ‘undisputed’ material facts” because it was not the statement that the parties stipulated to. ECF No. 28 at 2. Plaintiffs argue that the Court should accept their statement of undisputed material facts because it is properly before the Court and Defendant did not dispute the statement. ECF No. 37 (“Pls. Rep.”) at 4. Because the Court need not rely on the characterization of the video for purposes of deciding the instant motions, the Court declines to address the parties’ arguments regarding the non-stipulated to paragraph. We will not pay for loss or damage caused directly or indirectly by any of the following. Such loss or damage is excluded regardless of any other cause or event that contributes concurrently or in any sequence to the loss. These exclusions apply whether or not the loss event results in widespread damage or affects a substantial area. . . . (3) Water that backs up or overflows from a sewer, drain or sump. Id. at 75–76. The Policy also includes Water Exclusion Endorsement BP 0159 (08/08 ed.) (the “Water Exclusion Endorsement”), which changes the Policy by modifying the insurance provided under the Businessowners Coverage Form. Id. at 117. Specifically, the exclusion in Paragraph B of the Water Exclusion Endorsement replaces the water exclusion under Section I – Property. Id. The Policy thus excludes, inter alia, “[w]ater that backs up or overflows or is otherwise discharged from a sewer, drain, sump, sump pump or related equipment.” Id. Additionally, the Policy includes the Water Back-Up and Sump Overflow Endorsement BOP 7011 (01/09 ed.) (the “Overflow Endorsement”), which also changes the Policy by modifying the insurance provided under the Businessowners Coverage Form. Id. at 51. It provides that: A. We will pay for direct physical loss or damage to Covered Property, covered under Section I – Property, caused by or resulting from: 1. Water or waterborne material which backs up through or overflows or is otherwise discharged from a sewer or drain; . . . E. With respect to the coverage provided under this endorsement, the Water Exclusion in Section I – Property is replaced by the following exclusion: Water (1) Flood, surface water, waves (including tidal wave and tsunami, tides, tidal water, overflow of any body of water, or spray from any of these, all whether or not driven by wind including storm surge; (2) Mudslide or mudflow; or (3) Water under the ground surface pressing on, or flowing or seeping through: (a) Foundations, walls, floors or paved surfaces; (b) Basements, whether paved or not; or (c) Doors, windows or other openings. (4) Waterborne material carried or otherwise moved by any of the water referred to in Paragraph (1) or (3), or material carried or otherwise moved by mudslide or mudflow. Id. Regarding coverage, the Overflow Exclusion provides that: C. The most we will pay per location for the coverage provided under this endorsement is $25,000 unless a higher Water Back-Up And Sump Overflow Limit of Insurance is shown in the Declaration as applicable to a specified premises and then such limit applies to the premises so designated. The coverage provided by the Water Back-Up And Sump Overflow endorsement is subject to the Limits of Insurance of Section I – Property and as such will not increase the Limits of Insurance provided in this policy. D. We will also pay for your loss of Business Income and your Extra Expense incurred due to a cause of loss described in paragraph A. above. This is not an additional amount of insurance. The Limit of Insurance for Water Back-Up and Sump Overflow Coverage also applies to Business Income and Extra Expense and payment for loss of Business Income and Extra Expense is applied against the Water Back-Up and Sump Overflow Limit of Insurance. Id. Defendant received notice of Plaintiffs’ claim relating to the incident (the “Loss”) on November 16, 2021. SMF ¶ 15. Defendant then advised Plaintiffs that the Policy provides limited coverage of $25,000 for damages from water overflow under the Overflow Endorsement. Id. ¶ 16. On April 13, 2022, Plaintiffs requested that Defendant issue the payment of $25,000 and also disputed Defendant’s position that the Overflow Endorsement and/or any of the exclusions in the Water Endorsement Exclusion or Paragraph B Exclusion applied. Id. ¶ 17. The same day, Defendant issued a check for $25,000 to Plaintiffs. Id. ¶ 18.

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SJN Properties LLC v. Harleysville Insurance Company, Counsel Stack Legal Research, https://law.counselstack.com/opinion/sjn-properties-llc-v-harleysville-insurance-company-nysd-2024.