Tocci Building Corp. of New Jersey, Inc. v. Virginia Surety Co.

750 F. Supp. 2d 316, 2010 U.S. Dist. LEXIS 116488, 2010 WL 4340656
CourtDistrict Court, D. Massachusetts
DecidedNovember 2, 2010
DocketCivil Action 08-11402-DPW
StatusPublished
Cited by19 cases

This text of 750 F. Supp. 2d 316 (Tocci Building Corp. of New Jersey, Inc. v. Virginia Surety Co.) is published on Counsel Stack Legal Research, covering District Court, D. Massachusetts primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Tocci Building Corp. of New Jersey, Inc. v. Virginia Surety Co., 750 F. Supp. 2d 316, 2010 U.S. Dist. LEXIS 116488, 2010 WL 4340656 (D. Mass. 2010).

Opinion

MEMORANDUM AND ORDER

DOUGLAS P. WOODLOCK, District Judge.

Through the motion now before me in this complex insurance litigation between Tocci Building Corporation of New Jersey, Inc. (“Tocci”) and various of its primary and excess insurers, an excess carrier seeks dismissal of the claim against it. In the underlying litigation, Tocci faces two lawsuits in New York state courts seeking relief for property and other damages that occurred when a housing development— for which Tocci was the general contractor — sustained serious water damage. Tocci initiated this case against its primary insurers, alleging breach of the duty to defend and other related claims. Tocci later amended the complaint to seek declaratory relief regarding the obligations of its excess insurers’ to indemnify Tocci for any liability that may result from the underlying suits. One of the excess carriers, National Union Fire Insurance of Pittsburgh (“National Union”) has filed the motion now before me. For reasons set out more fully below, I find that Tocci has met its pleading burden and will deny the motion.

I. BACKGROUND

Because this is a motion dismiss, I must accept all well-pleaded factual allegations in the complaint as true and resolve any inferences in Tocci’s favor. See Sanchez v. Pereira-Castillo, 590 F.3d 31, 41 (1st Cir.2009).

Tocci’s suit against its insurers arises from an action filed against Tocci by the real-estate developer Archstone. (Am. Compl. ¶ 1.) That litigation (the “Arch-stone litigation”) is currently pending in the Supreme Court of New York for Nassau County. (Am. Compl. ¶ 1; Memo., Ex. E. [hereinafter “Archstone Compl.”]) The Archstone litigation includes various contract and torts claims stemming from a contract entered into by Tocci and Arch-stone in 2002. (Archstone Compl. ¶ 9.) The contract at issue set out the terms under which Tocci agreed to act as general contractor for the construction of a large apartment complex in Westbury, New York. (Am. Compl. ¶ 13.)

Some time after June 2007, Archstone detected that the Westbury complex “was suffering from pervasive water intrusion and entrapment issues affecting each of the 20 apartment buildings at the Project.” (Archstone Compl. ¶ 22.) Archstone alleges extensive damage to the buildings, including to “exterior sheathing, insulation, framing, flooring and carpeting materials, and interior wallboard at numerous locations throughout the project.” (Archstone Compl. ¶ 23.) Furthermore, while performing initial repairs, Archstone became aware of other defects in the construction that required repair or replacement, including “defects associated with structural, plumbing, electrical and site work components.” (Archstone Compl. ¶ 27.)

The damage was so severe that it forced Archstone to vacate the apartments and terminate the leases of all of its tenants. (Archstone Compl. ¶¶ 25-26.) The evictions led to a number of tenant suits for property and other damage arising from the water entrapment and eviction. (Archstone Compl. ¶ 28.) Archstone claims that the damages incurred are “in excess of $40 million.” (Archstone Compl. ¶ 29.) Archstone first sued Tocci on January 17, 2008, and, on June 8, 2009, filed a second amended complaint for breach of contract, negligence, contractual indemnity, and action on performance bond. *319 (Archstone Compl. at 11-13.) Archstone seeks to recover from Tocci all of its damages, plus interest, arising from the water entrapment and other defective work and products. (Archstone Compl. ¶ 37.)

While general contractor for the West-bury project, Tocci took out several insurance policies. Tocci entered into two consecutive contracts with Virginia Surety Company (“VSC”) for primary, comprehensive general liability insurance running from October 21, 2004, through October 21, 2005, and from October 21, 2005, through October 21, 2006 (collectively, the ‘VSC policies”). (Am. Compl. ¶ 14-15.) The policy limits for each of the one-year VSC policies were $2 million for each occurrence and $4 -million in aggregate. (Am. Compl. ¶ 19.) To supplement this primary insurance, Tocci contracted with National Union to provide commercial umbrella liability insurance corresponding to the underlying primary VSC policies. (Am. Compl. ¶¶ 35-36.) The National Union policies were effective during the same time periods as the VSC policies and listed the corresponding VSC policies as the relevant scheduled underlying insurance. 1 (Am. Compl. ¶¶ 35-36, 42-43.) The limit of both of the National Union policies’ coverage was $10 million for each occurrence and $10 million for the annual aggregate. (Am. Compl. ¶¶ 40-41.)

Among other provisions, the National Union policies included a duty to indemnify Tocci as follows:

We will pay on behalf of the Insured those sums in excess of the Retained Limit that the Insured becomes legally obligated to pay as damages by reason of liability imposed by law because of Bodily Injury, Property Damage or Personal Injury and Advertising Injury to which this insurance applies or because of Bodily Injury or Property Damage to which this insurance applies assumed by the Insured under an Insured Contract.

(Memo., Ex. C at NU04-004; Memo., Ex. D. at NU05-040.) The National Union policies defined the retained limit as:

1. the total applicable limits of Scheduled Underlying insurance and any other applicable Other Insurance providing coverage to the Insured; or
2. the Self Insured Retention applicable to each Occurrence that results in damages not covered by the Scheduled Underlying Insurance nor any applicable Other Insurance providing coverage to the Insured.

(Memo., Ex. C at NU04-025; Memo., Ex. D. at NU05-041.) The self insured retention for each occurrence under the National Union policies is $10,000. (Memo., Ex. C at NU04-001; Memo., Ex. C. at NU04001.)

Tocci tendered the Archstone litigation for defense to National Union in January 2008. (Am. Compl. ¶ 44.) Tocci contends National Union has failed to take a coverage position or to participate in settlement discussions regarding the Archstone litigation. National Union has maintained that it has no duty to take any action regarding the Archstone litigation unless and until the VSC policies are exhausted.

Tocci first filed suit against VSC and The Travelers Indemnity Co., Tocci’s other primary insurer during the Westbury project, on July 15, 2008, in Massachusetts *320 Superior Court in Middlesex County. That case was removed to this court in August 2008. Tocci amended its complaint on June 29, 2010, to include declaratory judgment claims against its excess and umbrella insurers, including National Union. (Am. Compl.) National Union responded by moving to dismiss the claim against it.

II. ANALYSIS

National Union argues that Tocci’s declaratory judgment must be dismissed on two interrelated grounds. First, National Union contends that, as an excess insurer in this case, it need not be involved in the litigation until VSC’s policies have been exhausted.

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750 F. Supp. 2d 316, 2010 U.S. Dist. LEXIS 116488, 2010 WL 4340656, Counsel Stack Legal Research, https://law.counselstack.com/opinion/tocci-building-corp-of-new-jersey-inc-v-virginia-surety-co-mad-2010.