Sun Communities, Inc. v. Navigators Insurance Company

CourtDistrict Court, E.D. Michigan
DecidedOctober 28, 2025
Docket4:23-cv-10618
StatusUnknown

This text of Sun Communities, Inc. v. Navigators Insurance Company (Sun Communities, Inc. v. Navigators Insurance Company) is published on Counsel Stack Legal Research, covering District Court, E.D. Michigan primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Sun Communities, Inc. v. Navigators Insurance Company, (E.D. Mich. 2025).

Opinion

UNITED STATES DISTRICT COURT EASTERN DISTRICT OF MICHIGAN SOUTHERN DIVISION

SUN COMMUNITIES, INC., Case No. 23-cv-10618

Plaintiff, Hon. F. Kay Behm v. United States District Judge

NAVIGATORS INSURANCE COMPANY,

Defendant. ___________________________ /

OPINION AND ORDER ON DEFENDANT’S MOTION FOR SUMMARY JUDGMENT (ECF No. 43)

I. PROCEDURAL HISTORY This case is about an insurer’s alleged failure to participate in settlement discussions and contribute to the eventual settlement of a separate underlying lawsuit in good faith. The insured, Sun Communities, Inc., filed a complaint against its excess insurer Navigators Insurance Company on March 16, 2023. ECF No. 1. The court previously heard, and denied, a motion for judgment on the pleadings brought by Navigators, in which they argued that they were entitled to judgment as a matter of law based on Sun’s violation of the terms of the underlying insurance policy. ECF No. 17 (motion), 28 (order denying the motion). This matter is now before the court on

Navigators’ subsequent Motion for Summary Judgment (ECF No. 43). For the reasons explained below, the court DENIES the motion. II. FACTUAL BACKGROUND

This case arises from a dispute over who ought to pay (or ought to have paid) in the settlement of a separate, though related lawsuit that followed the tragic death of a young girl. While resolution of this

motion requires a recitation of a detailed timeline of facts, the relevant factual record is often undisputed. Sun Communities is a “fully integrated real estate investment

trust that acquires, operates, develops, and expands manufactured home and RV communities.” ECF No. 1, PageID.2. As part of its operations, Sun maintains several layers of insurance coverage for any

personal injury claims that may arise at its properties. On or about April 3, 2021, a three-year old child, Emma Davidson, fell into a septic tank at a campground/RV resort owned by Sun in Cape

May, New Jersey, and tragically died as a result of her injuries. ECF No. 48, PageID.1892 (admitting facts at ECF No. 43, PageID.1060).1

On or about June 28, 2021, Emma’s parents, as administrators of her estate and on their own behalf, filed suit against Sun and others in the Superior Court of New Jersey, Law Division – Cumberland County,

Case No. CUM-L-000462021 (the “Davidson Lawsuit”),2 alleging claims for wrongful death, survival, negligent infliction of emotional distress, punitive damages, and intentional infliction of emotional distress. ECF

No. 43, PageID.1060. A. Sun’s Insurance Layers

Sun had a total of $101 million in insurance as follows: • $1,000,000 – Lexington (AIG) primary policy • $10,000,000 – Allied World first excess policy • $15,000,000 – Navigators second excess policy • $25,000,000 – AXA XL (XL) third excess policy • $25,000,000 – Federal (Chubb) fourth excess policy • $25,000,000 – American Guarantee (Zurich) fifth excess policy

Id. (citing ECF No. 43-2, PageID.1089, 7/27/21 Bell email).

1 From here on, the court cites directly to statements of fact when admitted; where facts are disputed or the underlying testimony is cited, the court cites to the record.

2 The court referred to this suit as the “Cape May Lawsuit” in its prior order, see ECF No. 28, PageID.440, but the parties use the “Davidson Lawsuit” in their briefings on this motion, and the court adopts that term. Sun requested insurance coverage for the Davidson Lawsuit from

its insurers. Sun’s primary insurer, Lexington (an AIG company), assigned attorney Jeffrey Bell as Sun’s defense counsel to represent and defend Sun in the Davidson Lawsuit. ECF No. 43, PageID.1060.

Navigators issued the second layer excess insurance policy to Sun, Policy No. GA20FXR920925IV, with a policy period of November 29, 2020 to November 29, 2021 (the Navigator’s Policy). Id. Because the

Navigators Policy was excess over the Lexington and Allied World policies, coverage under the Navigators Policy was not triggered unless and until those underlying policies’ $11 million policy limits were

exhausted. Id. (citing ECF No. 43-6, PageID.1120 (Navigators Policy Section I.1.a.: “We will pay those sums the insured becomes legally obligated to pay as damages … that exceed the ‘underlying limits’ paid

by ‘underlying insurance’ with our consent.”)) (emphasis in Defendant’s brief). The Navigators Policy incorporated certain conditions contained within the Allied World policy, including the

following voluntary payment provision: “No Insured will, except at that Insured’s own cost, voluntarily make a payment, assume any obligation or incur any expense, other than for first aid, without our consent.” Id.

(citing ECF No. 43-7, PageID.1136, 12/7/22 Hanson email to Bell). B. Bell’s Reports to the Insurers Within a month after the Davidson plaintiffs filed their lawsuit,

on July 27, 2021, Bell reported to Sun’s insurers (including Navigators) and Sun’s corporate counsel Mark Cooper (also Sun’s counsel in this case) that “[i]n my opinion, while the initial demand may extend into

higher layers, this case should settle in the [Allied World] layer. However, I do feel it is prudent to copy Navigators (Hartford).” ECF No. 43-2, PageID.1089 (7/27/21 Bell email). According to Sun, Bell

included Navigators in his reporting from the start of the process because he always believed Sun’s exposure could reach Navigators’ layer ($15 million excess to $11 million in coverage [the “Navigators

Policy”]). ECF No. 48, PageID.1893 (referring to ECF No. 43-28, PageID.1474 (Bell Dep. 16:8-17:21)). In his initial report, Bell stated “[w]e believe an early and quick resolution through direct negotiations

and/or ADR should take place.” ECF No. 43-11, PageID.1206 (7/27/21 Bell Report). Bell stated that “Plaintiffs will have very strong arguments as to liability against [Sun].” Id. at PageID.1198. In that initial report, he reported a “preliminary settlement value of

$2,000,000.00 to $4,000,000.00, and a potential verdict value of $4,000,000.00 to $6,000,000.00.” ECF No. 43-11, PageID.1205. On October 26, 2021, Bell prepared an updated report in which he

informed Sun’s counsel and its insurers (including Navigators) that “we will continue with defending this matter” and “we will continue our efforts to guide this matter towards Mediation.” ECF No. 43-12,

PageID.1232 (10/26/21 Bell Report).3 Bell’s report contained detailed summaries of discovery that had taken place to that point, including the dashcam/body worn camera videos that they had obtained from the

local police. Bell stated that “it remains our opinion that Plaintiffs will have very strong arguments as to liability against [Sun].” ECF No. 43- 12, PageID.1227. He also opined as to damages and stated, for

example, “given the circumstances as to how and where she drowned, we expect a jury will put a high valuation on this case for her pain and suffering, almost irrespective of the actual amount of time she remained

conscious.” ECF No. 43-12, PageID.1231. Bell also noted in that

3 A word of caution: please note that the October 26, 2021 report and December 5, 2021 report both contain images that depict the loss of life of a child and may be disturbing. October 26, 2021 report that “Plaintiffs appear to have focused their

attention on pursuing punitive damages” and that they would “use their claim for punitive damage as leverage to try and inflate the value of their claim for compensatory damages.” Id. at PageID.1232. Given that

discovery so far was all negative for Sun, he revised his forecast of the settlement value of the case significantly upward: [W]e now believe that this matter has a settlement value of $5,000,000.00 to $8,000,000.00, and a potential verdict value of $8,000,000.00 to $12,000,000.00.

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Sun Communities, Inc. v. Navigators Insurance Company, Counsel Stack Legal Research, https://law.counselstack.com/opinion/sun-communities-inc-v-navigators-insurance-company-mied-2025.