A California court has ruled that an escrow company's professional liability insurance did not cover a claim that it negligently failed to follow a client's instructions directing it to pay current and delinquent taxes on property being refinanced.

The Case

Lillie Richardson sued ENE Elite National Escrow, Inc., alleging three claims for relief. Each was based on the allegation that Ms. Richardson had provided ENE with escrow instructions that directed payment of current and delinquent taxes on property she owned in Sebastopol, California, that she was refinancing, but that ENE had failed to pay the delinquent taxes in full.

Her breach of contract claim alleged that ENE had “breached the contract by failing to pay the 2010-2011 taxes due and owing on [Mrs. Richardson's] real property.” Her negligence claim alleged that ENE had “carelessly and negligently closed the escrow without paying off all the real property taxes assessed against [Ms. Richardson's] real property.” And her elder abuse claim alleged that she had deposited funds into escrow to be used to pay her delinquent taxes, that she and her lender had instructed ENE to pay the current and delinquent taxes, that ENE had failed to pay the delinquent taxes in full, and that ENE subsequently had refused to “pay the taxes or to return [Ms. Richardson's] money deposited into the escrow to pay said taxes.”

Ms. Richardson sought $13,159.96, representing the total sum due to resolve her tax liability, in addition to compensatory damages, punitive damages, and attorneys' fees and costs.

ENE tendered Ms. Richardson's action to its insurer, Kinsale Insurance Company, from which it had acquired a professional liability insurance policy. Kinsale denied coverage.

At some point during the state court action, ENE agreed not to oppose Ms. Richardson's trial presentation and assigned to Ms. Richardson “all legally assignable claims that ENE might have against Kinsale” resulting from Kinsale's disclaimer of coverage to ENE, except ENE's claims for its attorneys' fees.

The trial court entered judgment in favor of Ms. Richardson for about $100,000, and she sued Kinsale.

The parties moved for summary judgment.

Ms. Richardson asserted that ENE's negligence in failing to follow the escrow instructions to pay her full tax liability was a covered event under the policy, because the policy stated that Kinsale would pay “'damages' and 'defense costs' because of a 'claim' for a 'wrongful act' arising out of 'professional services' rendered,” and the policy defined “wrongful act” as “any actual or alleged negligent act, error, omission.”

For its part, Kinsale asserted that it was entitled to summary judgment because Ms. Richardson's claims against ENE fell under the exclusion in its policy for a claim “arising out of” an alleged “failure to pay . . . any . . . tax.”

The Court's Decision

The court granted Kinsale's motion.

In its decision, the court explained that, under California law, the term “arising out of” was construed “broadly,” even where the phrase appeared in an exclusion.

The court then said that the “critical fact” was that the escrow instruction at issue was to pay Ms. Richardson's delinquent property taxes in full, and ENE's failure to pay the full amount of taxes was the act that damaged Ms. Richardson. Put another way, the court added, ENE's liability would not exist in the absence of its failure to pay the full amount of Ms. Richardson's property taxes.

The court held that Ms. Richardson's allegations against ENE arose out of its failure to pay property taxes and that those allegations fell within the exclusion and were not within the scope of coverage. Accordingly, the court concluded, Kinsale had not breached its duty to indemnify ENE for the judgment and it granted summary judgment in its favor.

The case is Richardson v. Kinsale Ins. Co., No. 18-cv-02962-DMR (N.D. Cal. May 30, 2019). Attorneys involved include: For Lillie Richardson, Plaintiff: Geoffrey Wm. Steele, Steele Law Group, Walnut Creek, CA; John B. Lytle, Law office of John B Lytle, Sonoma, CA. For Kinsale Insurance Company, Defendant: Gary Robert Selvin, LEAD ATTORNEY, Selvin, Wraith, Halman, LLP, Oakland, CA; Elizabeth A. Doyle, Susan F. Halman, Selvin Wraith Halman LLP, Oakland, CA.

Steven A. Meyerowitz

Steven A. Meyerowitz

Steven A. Meyerowitz, a Harvard Law School graduate, is the founder and president of Meyerowitz Communications Inc., a law firm marketing communications consulting company. He may be contacted at [email protected].

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