LEE & ORS V IAG NEW ZEALAND LIMITED [2017] NZHC 2626
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IN THE HIGH COURT OF NEW ZEALAND CHRISTCHURCH REGISTRY I TE KŌTI MATUA O AOTEAROA ŌTAUTAHI ROHE CIV-2016-409-764 [2017] NZHC 2626 BETWEEN SHUM OI LEE First Plaintiff SHUM OI LEE, SHIRLEY LEE and ANDREW LEE Second Plaintiffs AND IAG NEW ZEALAND LIMITED Defendant Hearing: 25 and 26 July 2017 Appearances: P A Cowey and A J Summerlee for Plaintiffs R W Raymond QC and D Weatherly for Defendant Judgment: 26 October 2017 JUDGMENT OF NICHOLAS DAVIDSON J (ANSWERS TO QUESTIONS PRELIMINARY TO TRIAL) A. INTRODUCTION [1] This judgment addresses the application of an insurance policy following earthquake damage to a three storey commercial building in Christchurch. The main element of the building, made of clay brick unreinforced masonry, was built in about 1880. LEE & ORS v IAG NEW ZEALAND LIMITED [2017] NZHC 2626 [26 October 2017] [2] The building was damaged by the magnitude 7.1 Canterbury earthquake on 4 September 2010. The more destructive magnitude 6.3 earthquake on 22 February 2011 caused separate and distinct damage, and the building was demolished in November 2011. [3] The plaintiffs say that they intend to reinstate the building, the first plaintiff having resettled the ownership trust in the names of the second plaintiffs, and assigned rights under the insurance policy with the defendant insurer, IAG New Zealand Limited (“IAG”). IAG’s response [4] IAG made payments of $41,388 (excluding GST) for the 4 September 2010 event and $67,773 (excluding GST) for the 22 February 2011 event. In January 2013, IAG paid the first plaintiff $585,000 (excluding GST), which the insurer calculated as the market indemnity value of the building of $600,000 (excluding GST), less the policy excess of 2.5 per cent. On 12 November 2014, IAG offered to pay the first plaintiff the further sum of $752,589 (excluding GST) in full settlement as an offer outside the policy wording, calculated on the basis of a single sum, rather than adjusting for each event. [5] IAG had not been told of resettlement of the first plaintiff in the names of the second plaintiffs on 23 April 2014, with assignment of rights under the insurance contract. Had the offer been accepted the total payout would amount to the Sum Insured for earthquake damage, of $1,499,000 (excluding GST), nett of excess. B. THE POLICY [6] IAG agreed to insure the first plaintiff for loss of or damage to business assets including buildings, for commercial use only. [7] Clause C1 provides: This insurance will pay the amount of loss or damage or the estimated cost of restoring your business assets as nearly as possible to the same condition they were in immediately before the loss or damage happened, using current materials and methods. [8] Clause C2 provides: Where replacement covers has been selected (shown as R in the schedule) and following loss or damage you restore or replace the lost or damaged business assets this insurance will pay: a. For buildings (i) where repairable, the cost of restoration of damage to the same condition when new, or (ii) if unable to be repaired because of such damage, the cost of replacement by an equivalent building which meets your requirements at any site provided State shall not pay more than the cost of replacement at the site stated in the schedule. Such restoration will use current materials and methods and include the cost of changes to meet the lawful requirements of any local authority or statute but not for work you have already been instructed to do prior to the loss or damage. … C. THE PRELIMINARY QUESTIONS [9] The Court has been asked to address two preliminary questions: (1) Question 1 is drawn from Clause C1: How is “the estimated cost of restoring your business assets as nearly as possible to the same condition they were in immediately before the loss or damage happened using current materials and methods” to be calculated? (2) Question 2 relates to “Consequences of delay in payment”: (a) If there has been a delay in making a payment due under the policy pursuant to Clause C1, is the defendant liable to pay interest as a result of the delay? (b) If the answer to (a), above, is yes, is interest to be calculated from: (i) The accrual of the cause of action; or (ii) The date when the payment obligation could reasonably have been estimated; or (iii) Some other date determined at the preliminary hearing; or (iv) Some other date to be determined at trial. [10] While this judgment does not determine the application of interest to any sum payable by the insurer, if interest is payable then the answer to Question 2(b) is (iv), as I agree with Mr Raymond QC for IAG that this should only be addressed at trial. There are guiding principles, and insurance practice is relevant to the application of interest. These principles have been developed by the courts, some of specialist jurisdiction, in New Zealand and elsewhere. The application of interest will reflect these principles always with an eye to the facts of the case and the insurance contract in question. I will make some observations about interest having regard to the submissions of counsel so their commendable enterprise may be reflected. The question of interest is of important general application. D. QUESTION 1 The competing positions [11] The plaintiffs say that Clause C1 creates an obligation on IAG to pay a “provisional” or “default” sum so they can commence reinstatement work. This Judgment will refer to a “provisional” sum or payment. They say that “top-up” cover is available under Clause C2 to reimburse the actual costs of replacement by an equivalent building, described as restoration using current materials and methods under Clause C2(a)(ii). [12] If that proposition is correct, IAG must make a “provisional” payment, being the estimated cost to restore the building as nearly as possible to its pre-earthquake condition using current materials and methods. That is not the cost of restoration to the same condition when new, nor to comply with the lawful requirements of (in this case) the Christchurch City Council or any statute. [13] Mr Cowey, for the plaintiffs, says that the estimated provisional sum should make no deduction for “wear and tear” because it is a provisional payment towards restoring the building “as nearly as possible” to its pre-earthquake condition. However, if the Court finds that the contract requires the age of the damaged assets to be reflected in the provisional sum, he submits that should be calculated only by reference to recycled materials, for example using “old bricks”. [14] Mr Raymond says the insurer’s obligations are founded on the necessary repairs when they are determined, then the life expectancy of the various components must be brought to account to produce a depreciated repair cost, which IAG calculates at 77.63 per cent, over all components of the building. By using the plaintiffs’ scope of works (as to which IAG reserves its position), the difference between the parties in the estimated costs for each event is reflected in the following table: Plaintiffs Defendant (IAG) September 2010 $1,499,000 (limited by the $439,774.46 Sum Insured) February 2011 $1,182.500 $301,083.14 [15] The practical position is that if the plaintiffs restore the property, subject to any other terms, the cover under Clause C2 will be calculated as the difference between the Sum Insured and the applicable Clause C1 calculation for the February 2011 event. The Clause C2 entitlement is limited, so the total sum paid by IAG under Clauses C1 and C2 will not exceed the cost to replace the insured property to the Clause C2 policy standard. Discussion [16] Mr Cowey says that the policy provides “new for old” replacement cover, which is different from “old for old” cover, being restoration to the pre-event condition. He refers to authority that betterment applies if there is an assumption that old materials would be used.1 Betterment will be reflected when something new replaces something old, but Mr Cowey submits that it only applies in the context of an insurance contract which does not expressly provide for replacement. Here, the policy does so under Clause C2, so the plaintiffs were entitled to receive something “new for old”. [17] Mr Cowey’s construction of the Clause C1 payment is thus based on this proposition, that the insurer must make an “agreed initial default payment” because the policy provides for “replacement”.2 He says two tranches of payment are contemplated, the first being a provisional payment upon the activating occurrence or event.3 That is based on the intention of the insured to reinstate, which triggers “the estimated cost of restoring your business assets”, as opposed to “loss” or “damage” under Clause C1. [18] The effect of the construction of the contract in this way is that a provisional sum is paid “so that the insured actually has funds to begin reinstatement”. Mr Cowey says this is what should be taken as intended under the policy. The provisional Clause C1 payment assessed in this way will likely leave a shortfall when the building is constructed to an “as new” standard, so the top-up C2 payment is made after those costs are incurred and known.4 [19] Mr Cowey recognises the vagaries of this submission when put into practice. Because his submission is that the Clause C1 obligation is an “estimate” triggered by the (necessary) intent of the insured to restore the building, this interpretation must encompass a change of mind by the insured, or for some other reason there is no restoration.