In a ground-breaking answer in a Construction Insurance Coverage case, the Texas Supreme Court recently adopted an "Injury in Fact" test under a standard "occurrence-based commercial general liability [CGL] insurance policy": Download 07-0639 Don's Building Supply, Inc_ v_ Onebeacon Ins_ Co.
The Court unanimously answered certified questions from the Federal Fifth Circuit Court of Appeals in this case. The first of the certified questions is addressed in this post. In it, the Fifth Circuit basically asked how Texas Insurance Coverage Law would determine whether and when there was "Property Damage" and an "Occurrence" within the policy period, or not, for alleged damages resulting from installation of a synthetic stucco product called an "Exterior Insulation and Finish System (EIFS)."
The Texas Court's answer is instructive in how the Texas Justices unanimously read seemingly different provisions of the CGL Policy together, before reaching a conclusion about any one or more of those Policy provisions. As a result, their answers to the certified questions in that case affect Texas Insurance Law issues that go way beyond "Property Damage" and "Occurrence" definitions. Their answers also reach out toward how, in determining when and whether there was an "Occurrence" of "Property Damage" within the Policy period, Texas Courts would simultaneoulsy be forced to thereby address other provisions in the Insurance Policy including "per occurrence" and "aggregate" limits of the Insurance Company's liability under the Policy.
The Texas Supreme Court's answer in this regard is worth reading, repeated below without footnotes:
The policy defines an "occurrence" as "an accident, including continuous or repeated exposure to substantially the same general harmful conditions." We recently noted, in construing the same CGL language, that "[a]n accident is generally understood to be a fortuitious, unexpected, and unintended event." The policy's requirement that property damage be caused by an "occurrence" limits coverage in at least two respects. First, because the occurrence must be an "accident," coverage for intentional torts is excluded. Second, because a single occurrence can be "an accident" and consist of "continuous or repeated exposure to substantially the same general harmful conditions," the definition of occurrence serves to limit the number of occurrences an insured can claim for what the policy deems to be a single accident. This limitation is sometimes important because the dollar limits of the policy include an aggregate limit and also a lower dollar llimit per occurrence.
Following the language which has just been quoted, the Texas Supreme Court examined the Policy's brief "Property Damage" definition, stated that it had construed all these Policy provisions together, and answered the question by stating that, under Texas Insurance Law at least, "property damage under the policy occurred when actual physical damage to the property occurred."
The possibility that damage to property might not be discovered did not give the Texas Court much pause: "So in this case, property damage occurred when a home that is the subject of an underlying suit suffered wood rot or other physical damage. The date that the physical damage is or could have been discovered is irrelevant under the policy." However, the Court carefully limited its answers to, among other things, the duty to defend in this particular case:
Today's decision rests upon the specific language of these parties' CGL policies regarding property damage in the construction-defect context, and it is directed only to the specific questions posed by the Fifth Circuit.
The Texas Court in answering the certified questions in this case was careful to note that there is a split in authority on the question of whether and when "Property Damage" takes place, i.e., is an "Occurrence" within the Policy period, with many Courts lining up behind an alternative point of view that there is an "Occurrence" when "Property Damage" manifests itself. Judges, lawyers, Insurance Companies, and Policyholders in any given jurisdiction should consult the Insurance Law of their own jurisdiction to determine where their chosen jurisdiction lines up on this question.
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