{"id":5694,"date":"2024-09-24T19:49:07","date_gmt":"2024-09-24T19:49:07","guid":{"rendered":"https:\/\/www.sherin.com\/real-estate\/?p=5694"},"modified":"2024-09-25T13:07:42","modified_gmt":"2024-09-25T13:07:42","slug":"massachusetts-sjc-rules-in-favor-of-insureds-for-ambiguous-insurance-policy-term","status":"publish","type":"post","link":"https:\/\/www.sherin.com\/real-estate\/2024\/09\/24\/massachusetts-sjc-rules-in-favor-of-insureds-for-ambiguous-insurance-policy-term\/","title":{"rendered":"Massachusetts SJC Rules in Favor of Insureds for Ambiguous Insurance Policy Term"},"content":{"rendered":"

In Zurich American Insurance Company v. Medical Properties Trust, Inc.<\/em> (and a consolidated case[1]<\/a>) (Docket No. SJC-13535), the Supreme Judicial Court of Massachusetts ruled in favor of insureds in a dispute over an ambiguous term in two policies insuring Norwood Hospital in Norwood, Massachusetts. \u00a0A severe storm with heavy rain caused damage to the hospital basement and to the hospital\u2019s main buildings caused by seepage through the courtyard roof and parapet roof. The owner of the Hospital, Medical Properties Trust, Inc. (\u201cMPT\u201d) and the tenant, Steward Health Care System LLC[2]<\/a> (\u201cSteward\u201d), both had insurance policies for the Hospital, MPT\u2019s coverage being through Zurich American Insurance Company (\u201cZurich\u201d), and Steward\u2019s through American Guarantee and Liability Insurance Company & another (\u201cAGLIC\u201d).\u00a0 Both policies had coverage of up to $750 and $850 million but lower coverage limits for damage to the Hospital for \u201cFlood\u201d at $100 and $150 million (\u201cFlood Sublimits\u201d). \u00a0Both Steward and MPT submitted proof of loss claims to their respective insurers that exceeded $200 million; the insurers responded that damage to the hospital was caused by \u201cFlood\u201d, which limits both MPT and Steward to their respective Flood Sublimits. The policy provision \u201cFlood\u201d is defined as \u201ca general and temporary condition of partial or complete inundation of normally dry land areas or structures caused by\u2026the unusual and rapid accumulation or runoff of surface waters, waves, tides, tidal waves, tsunami, the release of water, the rising, overflowing or breaking of boundaries of nature or man-made bodies of water.\u201d<\/p>\n

The insurers, and MPT and Steward had differing opinions on the definition of \u201csurface waters.\u201d\u00a0 Litigation commenced to determine the extent of coverage available to MPT and Steward for damage to the hospital. The parties agreed that the damage to the basement was caused by Flood, and therefore subject to the Flood Sublimits. However, the parties disagreed as to whether the damage caused by rain seeping in through the courtyard roof and parapet roof was caused by \u201cFlood\u201d because of ambiguity in the definition of Flood. The United States District Court for the District of Massachusetts held that the term \u201csurface waters\u201d in both policies\u2019 definition of \u201cFlood\u201d included rainwater accumulating on the rooftop. The judge allowed an interlocutory appeal due to the substantial difference in opinion of the term \u201csurface water\u201d under the definition of \u201cFlood.\u201d The Court noted that case law across the country is divided on this issue. MPT and Steward appealed, and the First Circuit certified a question to the Massachusetts Supreme Judicial Court (SJC), \u201cWhether rainwater that lands and accumulates on either (i) a building\u2019s second-floor outdoor rooftop courtyard or (ii) a building\u2019s parapet roof and that subsequently inundates the interior of the building unambiguously constitutes \u2018surface waters\u2019 under Massachusetts law for the purposed of the insurance policies at issue?\u201d<\/p>\n

The SJC concluded that the meaning of \u201csurface waters\u201d and the definition of \u201cFlood\u201d under the policies are ambiguous in regard to the accumulation of rainwaters on roofs, finding that ambiguity is not the party\u2019s disagreement of a term\u2019s meaning but rather where it is susceptible of more than one meaning and reasonably intelligent persons would differ as to which meaning is the proper one. The SJC noted there is no consistent interpretation in case law for \u201csurface waters\u201d to include rainwater accumulating on a roof.\u00a0 Reasoning that if the policy language is ambiguous as to its intended meaning, then the meaning must be resolved against the insurers that drafted the terms, as they had the opportunity to add more precise terms to the policy and did not do so.<\/p>\n

This case is an example of the importance for all parties to closely review the language of their insurance coverage to ensure that coverage is consistent with their lease obligations. Additionally, this dispute also draws attention to the importance of casualty provisions in leases. It is important to negotiate the burden of costs in the event of caps or insufficient insurance, along with termination rights for each party.<\/p>\n

[1]<\/a> Steward Health Care System LLC vs. American Guarantee and Liability Insurance Company & another.<\/em><\/p>\n

[2]<\/a> Apart from this litigation, the future of Norwood Hospital as a hospital is uncertain as it has not been open for four years and Steward Health Care System LLC has filed for bankruptcy protection.<\/p>\n","protected":false},"excerpt":{"rendered":"

In Zurich American Insurance Company v. Medical Properties Trust, Inc. (and a consolidated case[1]) (Docket No. SJC-13535), the Supreme Judicial Court of Massachusetts ruled in favor of insureds in a dispute over an ambiguous term in two policies insuring Norwood Hospital in Norwood, Massachusetts. \u00a0A severe storm with heavy rain caused damage to the hospital […]<\/p>\n","protected":false},"author":18,"featured_media":5698,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"footnotes":"","_links_to":"","_links_to_target":""},"categories":[1,121],"tags":[7,34,83,49],"class_list":["post-5694","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-general","category-re-litigation","tag-commercial-real-estate","tag-insurance","tag-massachusetts-supreme-judicial-court","tag-supreme-judicial-court"],"acf":[],"yoast_head":"\nMassachusetts SJC Rules in Favor of Insureds for Ambiguous Insurance Policy Term - Real Estate<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.sherin.com\/real-estate\/2024\/09\/24\/massachusetts-sjc-rules-in-favor-of-insureds-for-ambiguous-insurance-policy-term\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Massachusetts SJC Rules in Favor of Insureds for Ambiguous Insurance Policy Term - Real Estate\" \/>\n<meta property=\"og:description\" content=\"In Zurich American Insurance Company v. Medical Properties Trust, Inc. (and a consolidated case[1]) (Docket No. SJC-13535), the Supreme Judicial Court of Massachusetts ruled in favor of insureds in a dispute over an ambiguous term in two policies insuring Norwood Hospital in Norwood, Massachusetts. \u00a0A severe storm with heavy rain caused damage to the hospital […]\" \/>\n<meta property=\"og:url\" content=\"https:\/\/www.sherin.com\/real-estate\/2024\/09\/24\/massachusetts-sjc-rules-in-favor-of-insureds-for-ambiguous-insurance-policy-term\/\" \/>\n<meta property=\"og:site_name\" content=\"Real Estate\" \/>\n<meta property=\"article:published_time\" content=\"2024-09-24T19:49:07+00:00\" \/>\n<meta property=\"article:modified_time\" content=\"2024-09-25T13:07:42+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/www.sherin.com\/real-estate\/wp-content\/uploads\/sites\/2\/2024\/09\/Surface-Water-Blog-Post-Graphic.png\" \/>\n\t<meta property=\"og:image:width\" content=\"3840\" \/>\n\t<meta property=\"og:image:height\" content=\"2160\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/png\" \/>\n<meta name=\"author\" content=\"jegiangregorio\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:label1\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data1\" content=\"jegiangregorio\" \/>\n\t<meta name=\"twitter:label2\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data2\" content=\"4 minutes\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\\\/\\\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\\\/\\\/www.sherin.com\\\/real-estate\\\/2024\\\/09\\\/24\\\/massachusetts-sjc-rules-in-favor-of-insureds-for-ambiguous-insurance-policy-term\\\/#article\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/www.sherin.com\\\/real-estate\\\/2024\\\/09\\\/24\\\/massachusetts-sjc-rules-in-favor-of-insureds-for-ambiguous-insurance-policy-term\\\/\"},\"author\":{\"name\":\"jegiangregorio\",\"@id\":\"https:\\\/\\\/www.sherin.com\\\/real-estate\\\/#\\\/schema\\\/person\\\/c804729841c0db0743b1d24e2c819e18\"},\"headline\":\"Massachusetts SJC Rules in Favor of Insureds for Ambiguous Insurance Policy Term\",\"datePublished\":\"2024-09-24T19:49:07+00:00\",\"dateModified\":\"2024-09-25T13:07:42+00:00\",\"mainEntityOfPage\":{\"@id\":\"https:\\\/\\\/www.sherin.com\\\/real-estate\\\/2024\\\/09\\\/24\\\/massachusetts-sjc-rules-in-favor-of-insureds-for-ambiguous-insurance-policy-term\\\/\"},\"wordCount\":722,\"commentCount\":0,\"image\":{\"@id\":\"https:\\\/\\\/www.sherin.com\\\/real-estate\\\/2024\\\/09\\\/24\\\/massachusetts-sjc-rules-in-favor-of-insureds-for-ambiguous-insurance-policy-term\\\/#primaryimage\"},\"thumbnailUrl\":\"https:\\\/\\\/www.sherin.com\\\/real-estate\\\/wp-content\\\/uploads\\\/sites\\\/2\\\/2024\\\/09\\\/Flood-Graphic-RE-Blog.jpg\",\"keywords\":[\"Commercial Real Estate\",\"Insurance\",\"Massachusetts Supreme Judicial Court\",\"Supreme Judicial Court\"],\"articleSection\":[\"General\",\"RE Litigation\"],\"inLanguage\":\"en-US\"},{\"@type\":\"WebPage\",\"@id\":\"https:\\\/\\\/www.sherin.com\\\/real-estate\\\/2024\\\/09\\\/24\\\/massachusetts-sjc-rules-in-favor-of-insureds-for-ambiguous-insurance-policy-term\\\/\",\"url\":\"https:\\\/\\\/www.sherin.com\\\/real-estate\\\/2024\\\/09\\\/24\\\/massachusetts-sjc-rules-in-favor-of-insureds-for-ambiguous-insurance-policy-term\\\/\",\"name\":\"Massachusetts SJC Rules in Favor of Insureds for Ambiguous Insurance Policy Term - 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