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Federal Preemption
Developer's Claim for Indemnity Against Architect for ADA and FHA Violations Rejected

Not Like Private Deals
City Contract May Not Be Modified Orally or by Course of Dealing, Court Holds

Business Risk Exclusion
CGL Insurer that Refused to Defend, Pay Claim Penalized, Held Liable

Little Known Hazard
Plumbers Burned as a Result of Natural Gas 'Odor Fade,' but Damage Award Reversed

Could Apply Broadly
Design Professional Denied Protection of Contract's Liability Limit by Florida Court

Part Of Lung Removed
Contractor Escapes Liability When Plaintiff Cannot Tie Infectious Fungus to Jobsite Dirt Stockpile

Disgorgement Order
Court Allows Discharge in Bankruptcy of Penalty for Violation of Contractor Licensing Law

Obligations Discharged
When Surety Takes Over Project, Owner Cannot Object to Replacement Contractor, Court Holds

Default Judgment
Notice, Accident, Own Work Defenses Rejected in Claims by General Contractor Against Plumber's Insurer

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Insurer's Bad Faith Failure to Defend Results in Liability for All Consequential Damages to Insured But Not to Third Party Beneficiary


October 30, 2000


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An insurer is liable for all consequential damages resulting from its bad faith failure to defend, regardless of foreseeability. A third party beneficiary, however, cannot recover against an insurer for bad faith without establishing that its claim was covered under the policy. Pershing Park Villas Homeowners Assn. v. United Pacific Ins. Co., 219 F.3d 895 (9th Cir. 2000).

An HOA brought suit against a developer for construction defects in a 12-unit condominium. The developer tendered defense of the suit to its insurer, which assumed the defense but withdrew four months before trial, alleging that the damages were not covered under the policy. After a default judgment against the developer of $339,000, the developer filed a petition for bankruptcy.

The developer then joined the homeowners to bring suit against the insurer for breach of contract, bad faith and other torts based on the insurer's failure to defend or indemnify the developer. Damages sought by the developer included the default judgment, consequential damages for emotional distress and loss of prospective economic advantage. The homeowners sought recovery of the default judgment directly from the insurer as third party beneficiaries to the policy.

On a motion for partial summary judgment, the trial court found that the insurer was liable for the entire default judgement as a consequence of its failure to defend. A jury found that the insurer breached the duty of good faith and fair dealing for a total award to the plaintiffs of $27 million, reduced on a motion for new trial to $5 million.

On appeal, the court upheld the ruling but transferred the damages for the default judgment to the developer as the insured instead of the homeowners. The court reasoned that the insurer's covenant of good faith with the developer did not extend to the homeowners.

The insurer contended on appeal that the finding of bad faith could not render it automatically liable without a showing of proximate cause between the insurer's bad faith and the default judgment. The court rejected this argument, citing the rule that an insurer is liable for consequential damages regardless of foreseeability after a bad faith refusal to defend. The insurer's challenge to the award of damages to compensate the developer for emotional distress also was rejected by the court because these damages stemmed from the damages for economic loss proximately caused by the insurer's breach of good faith. There was no need to show severe, substantial or enduring emotional distress.


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