West American Insurance Company v. Del Ray Properties Inc

District Court, W.D. Washington·Decided May 1, 2023·No. 3:22-cv-05563·Unknown

Opinion

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5 6 7 UNITED STATES DISTRICT COURT 8 WESTERN DISTRICT OF WASHINGTON AT TACOMA 9 10 WEST AMERICAN INSURANCE CASE NO. 3:22-cv-05563-LK 11 COMPANY et al., ORDER GRANTING PLAINTIFFS’ 12 Plaintiffs, MOTION FOR SUMMARY v. JUDGMENT 13 DEL RAY PROPERTIES INC. et al., 14 Defendants. 15 16 Plaintiffs West American Insurance Company (“West American”) and North Pacific 17 Insurance Company (“North Pacific”) seek a judgment permitting them to withdraw their legal 18 defense of Defendant Del Ray Properties, Inc. (“Del Ray”) in a pending lawsuit in Cowlitz County 19 Superior Court. Before the Court is Plaintiffs’ Motion for Summary Judgment. Dkt. No. 3. 20 Defendants Del Ray, the City of Longview, and Sharon Doerr have not appeared or defended in 21 this action. For the reasons stated below, Plaintiffs’ motion is GRANTED.1 22 23 1 Plaintiffs requested oral argument. Dkt. No. 3 at 1. However, the Court has determined it can rule without oral 24 argument. 1 I. BACKGROUND 2 A. Underlying State Court Lawsuit 3 Del Ray is a Washington corporation that operates two mobile home parks in the city of 4 Longview. Dkt. No. 1 at 2–3. In August 2016, Longview sued Del Ray in Cowlitz County Superior

5 Court for failing to pay its utility bills. Dkt. No. 4-1; see also Dkt. No. 1-5 (Longview’s amended 6 complaint). In September 2017, the Superior Court consolidated Longview’s lawsuit with two 7 other related actions brought by Del Ray residents—Sharon Doerr and Randall Beck—under 8 Cowlitz County Superior Court Cause No. 17-2-00870-08. Dkt. No. 4-4; see also Dkt. No. 1-6 9 (Doerr complaint); Dkt. No. 1-7 (Beck complaint). The Court refrains from reciting the entire 10 history of the underlying state court proceedings, see Dkt. No. 1 at 3–10; Dkt. No. 3 at 4–9, but 11 briefly summarizes a few additional details relevant to Plaintiffs’ motion. 12 In its amended complaint, Longview alleges that Del Ray owes it approximately $50,000 13 for unpaid utility bills at Del Ray’s two mobile home park locations. Dkt. No. 1-5 at 3. Longview 14 claims that it “made a demand for payment of [Del Ray’s] delinquent utility charges” but Del Ray

15 “failed to make payment for past or current utility service.” Id. As a result, Longview seeks to 16 recover damages in the amount it is owed plus pre- and post-judgment interest and attorney fees. 17 Id. After Longview initiated its action, Del Ray residents Sharon Doerr and Randall Beck filed 18 suit, alleging that Del Ray “knowingly and willfully failed to pay the City of Longview utility 19 bills,” placing them at risk of Longview turning off the water and discontinuing garbage service 20 to Del Ray residents. Dkt. No. 1-6 at 2, 4; Dkt. No. 1-7 at 2–3, 5–6. Accordingly, they request 21 injunctive relief and damages based on, among other things, violations of Washington’s 22 Manufactured/Mobile Home Landlord-Tenant and Consumer Protection Acts, Wash. Rev. Code. 23 §§ 59.20.070(6), 19.86.020, breach of contract, and infliction of emotional distress. Dkt. No. 1-6

24 1 at 5–8; Dkt. No. 1-7 at 7–11.2 On February 9, 2021, the Superior Court dismissed Beck’s claims 2 with prejudice. Dkt. No. 14-1. Based on the available records, however, Longview and Doerr’s 3 claims remain pending. Dkt. No. 4-11. 4 On January 30, 2018, January 23, 2019, and July 12, 2022, Plaintiffs issued reservation of

5 rights letters to Del Ray agreeing to defend it in the consolidated state court action, but reserving 6 their right to disclaim insurance coverage. Dkt. Nos. 5-3–5-5; see also Dkt. No. 5 at 2. 7 B. Del Ray’s Insurance Policies 8 This case centers on two insurance policies issued to Del Ray: (1) West American’s 9 Commercial General Liability Policy No. BKW (17) 57 42 82 52, for the policy period beginning 10 October 25, 2016 and ending on October 25, 2017 (“General Liability Policy”); and (2) North 11 Pacific’s Businessowners Policy No. BOP 12-62-60, for the policy period beginning October 25, 12 2015 and ending on October 25, 2016, (“Businessowners Policy”). Dkt. No. 3 at 10, 15; see Dkt. 13 No. 5-1 (copy of General Liability Policy); Dkt. No. 5-2 (copy of Businessowners Policy). 14 1. West American’s General Liability Policy

15 West American’s General Liability Policy provides that it will defend Del Ray in suits 16 seeking “damages because of ‘bodily injury’ or ‘property damage’” caused by an “occurrence” 17 and unknown prior to the policy period. Dkt. No. 5-1 at 61. “Bodily injury” is defined as “physical 18 injury, sickness or disease sustained by a person,” including “mental anguish, mental injury, shock, 19 fright or death that results from such physical injury, sickness or disease.” Id. at 99. “Property 20 damage” is defined as “[p]hysical injury to tangible property, including all resulting loss of use of 21 that property,” or “[l]oss of use of tangible property that is not physically injured.” Id. at 76–77. 22

2 The Superior Court granted Doerr’s request for a preliminary injunction on August 9, 2017, and ordered Del Ray to 23 pay $1,609.73 in outstanding water and sewer service bills. Dkt. No. 4-6. Although it appears Del Ray did not comply with the entirety of this order, see Dkt. No. 4-7 at 3–4, the record is devoid of evidence indicating that Longview has 24 in fact turned off utility services for Del Ray residents during the pendency of litigation. 1 And an “occurrence” means “an accident, including continuous or repeated exposure to 2 substantially the same general harmful conditions.” Id. at 76. The policy also provides coverage 3 for damages because of “personal and advertising injury,” which includes “[t]he wrongful eviction 4 from, wrongful entry into, or invasion of the right of private occupancy of a room, dwelling or

5 premises that a person occupies[.]” Id. at 66, 76. 6 Importantly, the policy contains several exclusions. It excludes coverage for bodily injury 7 or property damage “expected or intended from the standpoint of the insured.” Id. at 100. It also 8 does not apply to personal and advertising injuries “caused by or at the direction of the insured 9 with the knowledge that the act would violate the rights of another and would inflict [such injury],” 10 knowingly false publications, breach of contract, and for such injury arising out of the failure of 11 services “to conform with any statement of quality or performance made” through advertisement. 12 Id. at 67. The policy further excludes “‘[p]roperty damage’ to ‘impaired property’ or property that 13 has not been physically injured, arising out of . . . [a] delay or failure by [the insured] or anyone 14 acting on [its] behalf to perform a contract or agreement in accordance with its terms.” Id. at 65.

15 2. North Pacific’s Businessowners Policy 16 North American’s Businessowners Policy is “organized somewhat differently,” but 17 “contains substantively identical coverages and exclusion.” Dkt. No. 3 at 15. The policy covers 18 “those sums that the insured becomes legally obligated to pay as damages because of ‘bodily 19 injury’, ‘property damage’ or ‘personal and advertising injury’ to which this insurance applies.” 20 Dkt. No. 5-2 at 41. Like the General Liability Policy, the Businessowners Policy is limited to 21 bodily injury or property damages “caused by an ‘occurrence’” and unknown prior to the policy 22 period. Id. at 41–42. “Bodily injury” is defined by the policy as “bodily injury, sickness or disease 23 sustained by a person[.]” Id. at 52. “Property damage” is defined as “[p]hysical injury to tangible

24 property, including all resulting loss of use of that property,” or “[l]oss of use of tangible property 1 that is not physically injured.” Id. at 54. “Occurrence” means “an accident, including continuous 2 or repeated exposure to substantially the same general harmful conditions.” Id.

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