Tectonic Realty Investment Co. v. CNA Lloyd's of Texas Insurance Co.

812 S.W.2d 647, 1991 WL 115887
CourtCourt of Appeals of Texas
DecidedJune 27, 1991
Docket05-90-01162-CV
StatusPublished
Cited by36 cases

This text of 812 S.W.2d 647 (Tectonic Realty Investment Co. v. CNA Lloyd's of Texas Insurance Co.) is published on Counsel Stack Legal Research, covering Court of Appeals of Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Tectonic Realty Investment Co. v. CNA Lloyd's of Texas Insurance Co., 812 S.W.2d 647, 1991 WL 115887 (Tex. Ct. App. 1991).

Opinion

OPINION

OVARD, Justice.

This is a statute of limitations case. The lawsuit arose from a dispute over payment of insurance proceeds. Tectonic Realty Investment Company (TRICO) owned an interest in a condominium apartment project in Dallas. CNA Lloyd’s of Texas Insurance Company (CNA) was the casualty insurance carrier for the project. The condos burned. CNA refused to pay for the entire loss until after TRICO met conditions not mentioned in the insurance policy. More than two years later, TRICO sued CNA for breach of its statutory duty under Texas Insurance Code article 21.21 and for breach of its common law duty of good faith and fair dealing. See Arnold v. National County Mut. Fire Ins. Co., 725 S.W.2d 165, 168 (Tex.1987). The trial court ruled that the statute of limitations had run on all of TRICO’s causes of action, and it awarded CNA summary judgment. On appeal, TRICO argues that limitations had not expired at the time it filed its claims. We determine that limitations had expired on TRICO’s common law bad faith claim but that limitations do not bar the statutory claim under article 21.21. Consequently, we reverse and remand.

FACTS AND PROCEDURAL HISTORY

Before an April 2, 1985 foreclosure, TRI-CO was the management agent for La Alta, a condominium apartment project in Dallas, Texas. In addition, TRICO held a second mortgage lien on the project. On October 1, 1983, TRICO and the La Alta Homeowners Association bought an insurance policy (the policy) from CNA. The policy insured the buildings, their contents, and their use and occupancy. On July 5, 1984, a fire destroyed a portion of the project. TRICO and CNA reached a tentative agreement on August 28, 1984, that the cash value of the building loss totalled $973,929. CNA declined to pay the total loss in a lump sum. On September 26, 1984, CNA offered to pay $650,000 immediately and the balance over time as the repairs progressed. TRICO accepted the $650,000 advance on October 26, 1984, and submitted a proof of loss for $932,483. (The figure represented the $973,929 tentatively agreed upon earlier, minus a $1000 deductible and $39,947 paid directly to the construction contractor.) TRICO requested immediate payment of $282,483, the difference between the proof of loss and the $650,000 advance.

CNA wrote to TRICO’s adjuster on January 18, 1985, to announce that it had rejected TRICO’s proof of loss. The letter explained that CNA accepted TRICO’s characterization of the physical damage to the project but refused to accept TRICO’s estimate of the repair cost. CNA stated “that the only way to fully determine the actual cash value of the loss is to complete the work in stages and advance payment for these stages until the job is done.” CNA also claimed the right to audit repair expenditures and withhold reimbursement until after evaluation.

On January 31,1985, TRICO met with its attorney and with attorneys and representatives of the other potential claimants to discuss CNA’s refusal to pay. TRICO learned at the meeting that, under the policy, “CNA [was] obligated to pay the cash value for the damaged buildings, and the insured [was] under no obligation to rebuild the project.” One of the attorneys present advised TRICO to stop reconstruction work and to warn CNA that TRICO would sue to enforce the policy if CNA did not pay.

*649 TRICO took the advice to heart. On February 8, 1985, Gerald Frank, an attorney representing TRICO and the La Alta Homeowners Association, complained to CNA:

I am surprised to learn that your company has declined to pay the actual cash value building loss, which was agreed upon on August 28, 1984, in the sum of $973,729.00....
Unfortunately, delays in the settlement of this loss have placed the entire project in jeopardy since the mortgage company is moving toward foreclosure of all the buildings in the project. At this time, failure to make payments under the terms of the policy along with other economical factors, have forced the owners to abandon the repair and replacement of the damaged buildings.

The last portion of the letter recited a formal demand:

At this time, demand is made upon you to make the following payments resulting from the fire loss of July 5,1984, and the subsequent damage to the property in September of 1984 caused by an intervening storm while temporary repairs were being made:
Original building damage claim $ 973,729.00
Additional storm damage to building 145,695.57
Loss of rents 197,267.00
Contents damage 6,909.00
TOTAL 1,323,600.50 [sic]
The total sum of $1,323,600.50 [sic], less credit for any amounts already advanced by your company, is immediately due and payable under the terms of the policy. Any costs and legal fees incurred by further delays will be chargeable to the company.
I await your immediate reply.

Unimpressed by the demand letter, CNA did not pay. United Postal Savings (UPS), which held the first mortgage on La Alta, foreclosed on April 2,1985. On August 27, 1985, CNA paid $380,000 into the registry of the court and filed a petition for inter-pleader. The petition recited that CNA had agreed to pay $380,000 (in addition to the amounts already paid) as a final settlement of its liability under the policy. The petition alleged that CNA was an innocent stakeholder seeking to avoid multiple liability. CNA asked the court to determine entitlement to the money. The interpleader petition named TRICO, UPS, and several other entities as defendants.

On March 20, 1987, during the pendency of the interpleader action, TRICO filed a counterclaim against CNA. The counterclaim alleged: 1) breach of the common law duty of good faith and fair dealing; 1 and 2) breach of statutory duties contained in Texas Insurance Code article 21.21. The counterclaim alleged that CNA offended article 21.21 by violating section 4 of article 21.21, State Insurance Board Order No. 18663, and section 17.46 of the Deceptive Trade Practices-Consumer Protection Act. Texas Insurance Code article 21.21, section 16 incorporates part of the DTPA. TRICO did not sue under the policy for breach of contract. Instead, it sought tort damages for unreasonable delay in paying the fire insurance claim. TRICO alleged that CNA’s bad faith delay proximately caused the foreclosure of the first mortgage on La Alta. TRICO pleaded that the foreclosure created damages of $1,200,000. TRICO also asked for exemplary damages and treble damages.

The trial judge resolved the interpleader action in August 1988. He awarded 84.2% of the interpleaded money to UPS and TRI-CO. He severed TRICO’s counterclaim against CNA. This appeal is the continuation of the counterclaim filed on March 20, 1987, and severed from the interpleader in August 1988. CNA moved for summary judgment on TRICO’s counterclaim in April 1990. CNA pleaded that a two-year statute of limitations applied to each of TRI-CO’s causes of action and that limitations had run on all claims. The trial court

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Bluebook (online)
812 S.W.2d 647, 1991 WL 115887, Counsel Stack Legal Research, https://law.counselstack.com/opinion/tectonic-realty-investment-co-v-cna-lloyds-of-texas-insurance-co-texapp-1991.