In Mutual Benefit Ins. Co. a/s/o Michael Sacks v. Koser, No. 1340 MDA 2023, 2023 Pa. Super. LEXIS 574, 2023 PA Super 252 (Mutual Benefit), the Superior Court of Pennsylvania discussed whether a landlord’s property insurer could file a subrogation action against tenants that had negligently damaged the landlord’s property. Despite there being more than one clause in the lease holding the tenants liable for the damages, the court held that because there was a provision requiring the landlord, not the tenants, to insure the leased building, the insurer could not subrogate against the tenants.
In Pennsylvania, a tenant’s liability for damage to a leased premises in a subrogation action brought by a landlord’s insurer is determined by the reasonable expectation of the parties to the lease agreement. Under this approach, to determine if subrogation is permitted, the court considers the circumstances of the case and examines the terms of the lease agreement.
In Mutual Benefit, the tenants leased and resided in a residential home pursuant to a lease agreement. The lease specifically addressed insurance, stating that landlord was responsible for obtaining insurance on the dwelling and the landlord’s personal property, and tenants were encouraged to procure separate insurance for their personal property. The lease also addressed liability for damage to the leased property, stating generally that the tenants were responsible for damage caused by the tenants’ negligence.
On August 3, 2020, a fire erupted in the back bedroom causing extensive fire and smoke damage to the home. A subsequent investigation revealed that the tenants left a candle burning in the back bedroom and caused the fire. The landlord’s insurer filed a subrogation action against the tenants, seeking recovery of the payments it made to the landlord for the damages sustained. The tenants filed a motion for judgment on the pleadings, arguing that the landlord’s insurer was precluded from bringing a subrogation action against them because – pursuant to the lease - they were implied co-insureds under the landlord’s insurance policy. The trial court granted the motion, noting that the tenants had a reasonable expectation of being co-insureds on the landlord’s insurance policy based on the terms of the lease agreement. The landlord’s insurer filed an appeal.
On appeal, the landlord’s insurer argued that the lease did not create a reasonable expectation that the tenants would be implied co-insureds under the landlord’s insurance policy because the language of the lease not only required each party to insure their respective financial interests, but also contained more than one provision holding the tenant liable for damages. To analyze these arguments the court turned to its decisions in Remy v. Michael D’s Carpet Outlets, 391 Pa. Super. 436, 571 A.2d 446 (1990) and Joella V. Cole, 2019 PA Super 313, 221 A.3d 674 (2019). Both cases addressed the issue of whether a landlord’s property insurer could file a subrogation action against a tenant that negligently damaged the landlord’s property.
In Remy, the court held that a landlord’s insurer could bring a subrogation claim against the negligent tenant absent an express lease provision to the contrary. In reaching its decision, the Remy court noted, among other things, that the lease did not require the landlord to purchase fire insurance; but did require the tenant to purchase and maintain its own liability insurance, including coverage for property damage.
In Joella, the court considered which contractual provision controlled when the lease stated both that the landlord was responsible for maintaining insurance on the building, and that the tenant would not negligently damage the premises. The Joella court found that the insurance provision carried more weight, stating “absent some compelling provision to the contrary, the court may properly conclude notwithstanding a general surrender in good condition or liability for negligence clause in the lease, [the] reasonable expectation [of the parties] was that the landlord would only look to the policy, and not to the tenant, for compensation for fire loss covered by the policy.” Joella, 221 A. 3d at 680.
In this case, the lease required each party to insure their respective financial interests by purchasing appropriate insurance. The landlord’s insurer argued that the use of the terms “respective financial interests” and “appropriate insurance” required both the landlord and the tenants to purchase liability insurance for the property. The court rejected this argument, finding that the insurance provision merely required the parties to obtain first party property insurance not liability insurance.
Reading the lease agreement in its entirety, the court then considered whether the various provisions holding the tenants liable for damages were compelling enough to find that the tenants were not considered implied co-insureds under the landlord’s policy. The court reiterated the view endorsed by the Joella court, finding that the lease provisions were akin to general “surrender in good condition” or “liability for negligence” clauses. As such, the court held that none of the lease provisions were compelling enough to override the tenants’ expectations that they would be protected by the landlord’s policy since the landlord had agreed to be responsible for maintaining insurance on the property and his personal property. For these reasons, the court reaffirmed the trial court’s decision that the tenants were implied co-insureds under the landlord’s policy and precluded the landlord’s insurer for moving forward with its subrogation claim.
This decision serves as a reminder that Pennsylvania applies a case-by-case approach to determine whether a landlord’s insurer can pursue subrogation against a tenant. Subrogation professionals should carefully review the terms of a lease agreement to determine if the parties reasonably expected that the tenant would be an implied co-insured under the landlord’s policy. Even if the lease explicitly holds the tenant responsible for damage caused by the tenant’s negligence, the tenant may still be considered an implied co-insured on the landlord’s policy.
Editor’s note: On January 17, 2024, in Mutual Ben. Ins. Co. a/s/o Michael Sacks v. Koser, No. 1340 MDA 2022, 2024 Pa. Super. LEXIS 17, the Superior Court of Pennsylvania (Superior Court) granted the insurer’s application for reargument by the court en banc. In addition, the Superior Court withdrew the decision noted above.
Recent Posts
Categories
- Products Liability
- CPSC Recalls
- Construction Defects
- Statute of Limitations-Repose
- Minnesota
- California
- Experts – Daubert
- Maryland
- Jurisdiction
- CPSC Warning
- Rhode Island
- Experts - Reliability
- Podcast
- Anti-Subrogation Rule
- Workers' Compensation
- Uncategorized
- Negligence
- New York
- Contracts
- Cargo - Transportation
- Landlord-Tenant
- Sutton Doctrine
- Waiver of Subrogation
- Arbitration
- Texas
- Pennsylvania
- AIA Contracts
- Evidence
- Florida
- Economic Loss Rule
- Malpractice
- Wyoming
- Spoliation
- Tennessee
- Water Loss
- Indiana
- Michigan
- Comparative-Contributory Negligence
- Contribution-Apportionment
- Assignment
- Missouri
- Parties
- Public Policy
- Civil Procedure
- New Jersey
- Res Judicata
- Arkansas
- Damages
- Damages – Personal Property
- Product Liability
- Arizona
- Certificate of Merit
- Litigation
- West Virginia
- Oklahoma
- Builder's Risk
- Contractual Subrogation
- Equitable Subrogation
- Georgia
- Illinois
- Insurable Interest
- Limitation of Liability
- Mississippi
- Made Whole
- Delaware
- Settlement
- Subrogation – Equitable
- Construction
- Premises Liability
- Joint or Several Liability
- Montana
- Duty
- Privity
- New Mexico
- Right to Repair Act
- Massachusetts
- Landlord
- Tenant
- Building Code
- Causation
- Architects-Engineers
Tags
- Subrogation
- Products Liability
- Construction Defects
- Product Liability
- Podcast
- Minnesota
- California
- Subro Sessions
- Experts
- Jurisdiction
- Maryland
- Texas
- Statute of Repose
- Jurisdiction - Personal
- Statute of Limitations - Accrual
- Experts – Daubert
- Waiver of Subrogation
- Rhode Island
- CPSC Recalls; Products Liability
- Contracts
- Negligence
- Civil Procedure
- Landlord-Tenant
- Experts - Reliability
- Pennsylvania
- Georgia
- Certificate of Merit
- Louisiana
- Amazon-eBay
- Made Whole
- Economic Loss Doctrine
- New York
- Florida
- Construction Contracts
- Anti-Subrogation Rule
- Illinois
- Experts – Qualifications
- New Jersey
- Parties
- Ohio
- Right to Repair Act
- Statute of Limitations - Tolling
- Contracts - Enforcement
- Arizona
- Sutton Doctrine
- West Virginia
- Indiana
- Design Defect
- Spoliation
- Water Damage
- Evidence
- Evidence - Hearsay
- Connecticut
- Damages
- Privity
- Condominiums
- Massachusetts
- Tennessee
- Statute of Limitations
- workers' compensation subrogation
- Limitation of Liability
- Apportionment
- Expert Qualifications
- Exculpatory Clause
- Amazon
- Arbitration
- Negligence – Duty
- Wisconsin
- Workers’ Compensation
- Public Policy
- Missouri
- Negligent Undertaking
- Statute of Limitations - Contractual
- Delaware
- Loss of Use
- Vehicles
- Indemnification
- Architects-Engineers
- Washington
- AIA Contract
- Warranty - Implied
- Res Judicata
- Settlement
- Statute of Limitations - Repose
- Improvement
- Michigan
- Malpractice
- Idaho
- Internet Sales
- Non-Party at Fault
- Spoliation – Fire Scene
- Gross Negligence
- Malfunction Theory; Design Defect
- Mississippi
- Statute of Limitations – Discovery Rule
- Independent Duty
- Cargo-Transportation
- Contribution
- Implied Warranty of Habitability
- Warranty - Construction
- North Carolina
- Utah
- Standing
- Comparative Fault
- Circumstantial Evidence
- Res Ipsa
- New Mexico
- Contracts - Formation
- Unconscionable
- Failure to Warn
- Manufacturing Defect
- Pleading
- Removal
- Entire Controversy Doctrine
- Motion to Intervene
- Subrogation; High-Net-Worth; Damages; Art; Cargo-Transportation; Anti-Subrogation Rule
- Nevada
- Virginia
- Products Liability – Risk-Utility
- Lithium-ion battery
- Burden of Proof
- Anti-Subrogation Rule; Wyoming; Landlord-Tenant; Sutton Doctrine
- New Hampshire
- Oklahoma
- Sanctions
- Builder’s Risk
- Contractual Subrogation
- Equitable Subrogation
- Insurable Interest
- Joint-Tortfeasors
- Arkansas
- Kentucky
- Daubert
- Fire - Cigarettes
- Colorado
- Causation
- Third Party
- Discovery-Sanctions
- Accepted Work
- Malfunction Theory
- Montana
- Independent Contractor
- Privilege
- Betterment
- Damages-Code Upgrades
- Insurance Coverage
- First Party Claims
- Forum-Venue
- Warranty – Express
- AIA Contracts
- Anti-Indemnity Statutes
- Products Liability - Foreseeability
- Discovery - Experts
- MCS-90
- Substantial Completion
- Reimbursement
- Assignment
- Counterclaim
- Products Liability; Malfunction Theory
- Economic Loss Rule
- Unfair Trade Practices
- Evidence – Probative Value
- Parties – Real Party in Interest
- Status of Repose
- Evidence - Public
- Construction Defects - Fixtures
- Subrogation – Equitable
- Additional Insured
- Trespass
- Contract
- COVID-19
- Incorporation by Reference
- Damages – Emotional Distress
- Oregon
- Third Party Spoliation
- No-Fault Subrogation
- Products Liability; Mississippi
- Inverse Condemnation
- Jury Instructions
- Food and Beverage
- South Carolina
- California Court of Appeals Holds Subrogating Carrier Cannot Assert Claims of Its Suspended Insured
- Debt Collection
- Medical Benefits
- Montreal Convention
- Immunity
- Products Li
- Wyoming
- Release
- Liens
- Kansas
Authors
Archives
- March 2025
- February 2025
- January 2025
- December 2024
- November 2024
- October 2024
- September 2024
- August 2024
- July 2024
- June 2024
- May 2024
- April 2024
- March 2024
- February 2024
- January 2024
- December 2023
- November 2023
- October 2023
- September 2023
- August 2023
- July 2023
- June 2023
- May 2023
- April 2023
- March 2023
- February 2023
- January 2023
- December 2022
- November 2022
- October 2022
- September 2022
- August 2022
- July 2022
- June 2022
- May 2022
- April 2022
- March 2022
- February 2022
- January 2022
- December 2021
- November 2021
- October 2021
- September 2021
- August 2021
- July 2021
- June 2021
- May 2021
- April 2021
- March 2021
- February 2021
- January 2021
- December 2020
- November 2020
- October 2020
- September 2020
- August 2020
- July 2020
- June 2020
- May 2020
- April 2020
- March 2020
- February 2020
- January 2020
- December 2019
- November 2019
- October 2019
- September 2019
- August 2019
- July 2019
- June 2019
- May 2019
- April 2019
- March 2019
- February 2019
- January 2019
- December 2018
- November 2018
- October 2018
- September 2018
- August 2018
- July 2018
- June 2018
- May 2018
- April 2018
- March 2018
- February 2018
- January 2018
- December 2017
- November 2017
- October 2017
- September 2017
- August 2017
- July 2017
- June 2017
- May 2017
- April 2017
- March 2017
- February 2017
- January 2017
- December 2016
- November 2016
- October 2016
- September 2016
- August 2016
- July 2016
- June 2016
- May 2016
- April 2016
- March 2016
- February 2016
- January 2016
- December 2015
- November 2015
- October 2015
- September 2015
- August 2015
- July 2015
- June 2015
- February 2015
- January 2015
- November 2014
- October 2014
- September 2014
- May 2014
- April 2014
- December 2013
- August 2013
- May 2013
- February 2013