THE INSURABLE INTERESTTM
 
August 2009, Volume II, Issue II
 
 
Featured Article
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Is It Time To Read That Gym Membership Agreement?
 
Appellate Court Enforces Waiver Of Liability Clause In Gym Membership Agreement
In This Issue
Is It Time To Read That Gym Membership Agreement? Appellate Court Enforces Waiver Of Liability Clause In Gym Membership Agreement
Increased Cost Of Construction Coverage: N.J. Court Requires Insurer To Cover Cost Of Bringing Undamaged Portions Of Building Up To Code
Can A Plaintiff Identify His UIM Carrier At Trial? N.J. Supreme Court Says "No" In Most Cases
The Insurable Interest Team
Joseph M. Powell
Managing Partner
 
Thomas J. Mooney
Of Counsel
&
Article Contributor
Jose D. Roman
Partner,
Layout, Editing, &
Article Contributor

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From Powell & Roman, LLC
 
The Insurable Interest is a newsletter by the attorneys of Powell & Roman, LLC.  We specialize in Insurance Defense and Insurance Coverage law in New Jersey and New York. We strive to keep ourselves informed of new developments relevant to our practice and the needs of our clients.  This newsletter is our way of sharing this valuable information with our clients and colleagues in the insurance industry.
 
Is It Time To Read That Gym Membership Agreement?
Appellate Court Enforces Waiver Of Liability Clause In Gym Membership Agreement
 
The Appellate Division of the New Jersey Superior Court recently enforced an exculpatory clause in a gym membership agreement that waived an injured patron's right to sue for personal injuries.
 
In Stelluti v. Casapenn Enterprises, LLC d/b/a Powerhouse Gym, the plaintiff, Gina Stelluti, purchased a gym membership at 8:30 a.m. on January 13, 2004 at Powerhouse Gym.  She was injured less than an hour later when she fell from a "spin" bicycle.  She claimed that the handlebars unexpectedly disconnected from the bike. The actual cause of the handlebar disconnect was not firmly established. The plaintiff's liability expert concluded that the accident was caused by negligent maintenance or failure to properly engage the handlebars in the bike frame. The Powerhouse Gym's expert suggested that the accident was caused by a product defect.
 
The contract signed by plaintiff that morning contained, among other things, the following language:
 
     You (each member, guest, and all participating family
     members) agree that if you engage in any physical
     exercise or activity, or use any club amenity
     on the premises or off premises including any
     sponsored club event, you do so entirely at your own risk.
 
     You agree that you are voluntarily participating in
     these activities and use of these facilities and premises
     and assume all risks of injury, illness, or death.
 
     This waiver and release of liability includes,
     without limitation, all injuries which may occur as a
     result of, (a) your use of all amenities and equipment
     in the facility and your participation in any activity,
     class, program, personal training or instruction,
     (b) the sudden and unforeseen malfunctioning
     of any equipment,(c) our instruction, training, supervision,
     or dietary recommendations, and (d) your slipping
     and/or falling while in the club, or on the club premises,
     including adjacent sidewalks and parking areas.
 
The plaintiff filed suit against the gym and the manufacturer of the equipment. Powerhouse Gym argued that the waiver of liability clause required the plaintiff's claims to be dismissed. The plaintiff argued that the waiver of liability clause was not enforceable as a matter of law because it was a contract of adhesion and violated public policy.  At her deposition, the plaintiff testified that she did not read the contract and that no one explained the waiver of liability clause.
 
The trial court ruled in favor of Powerhouse Gym, finding that the agreement was binding.  The plaintiff appealed and the appellate court upheld the trial court's ruling. The appellate court noted that the plaintiff was not required to sign the agreement and that she could have continued to shop for a gym. The court acknowledged that the law does not favor such agreements because they encourage a lack of care, but nonetheless, found that this particular agreement did not trigger or violate any public policy concerns.  
 
Finally, the court noted that public policy considerations do require that such exculpatory clauses be limited to ordinary negligence.  Therefore, there is no protection for acts or omissions that are reckless, willful or wanton. The court also suggested that the portion of the clause which waived liability for "slipping or falling" on adjacent sidewalks or parking areas may be subject to a different analysis should that issue be brought before the court in a future case.
 
Increased Cost Of Construction Coverage:
N.J. Court Requires Insurer To Cover Cost Of Bringing Undamaged Portions Of Building Up To Code
 
The New Jersey Appellate Division found that an "Increased Cost of Construction Coverage" provision required Greater New York Mutual Insurance Company ("GNY") to pay for code compliance upgrades to the undamaged floors of a commercial building.
 
The case, DEB Associates v. Greater New York Mutual Insurance Co., involved an eight-story office building located in Cherry Hill, NJ.  In December 2003, a windstorm sheared off a portion of the brick facade and concrete perimeter wall on one side of the building's seventh floor. Local construction code officials discovered that the walls had been secured to the concrete flooring with mortar, instead of steel fasteners (commonly known in the industry as "angle irons.") The inspectors further determined that this condition resulted in an instability that extended to each of the floors and was not limited to the seventh floor where the wind shear damage had occurred. As a result, the building was deemed unsafe and ordered to be vacated until the walls on the floors between two and eight were secured with angle irons.
 
GNY agreed to pay for repairs to the seventh floor, but refused to cover the cost of installing angle irons to the balance of the building. The GNY policy contained the following clause:
 
     Increased Cost Of Construction Coverage
 
     a. If a covered cause of loss occurs to the covered  
     building property, we will pay for the increased cost to:
 
     (1) repair or reconstruct damaged portions of that building
     property; and/or

     (2) reconstruct or remodel undamaged portions of that
     building property whether or not demolition is required; when
     the increased cost is a consequence of enforcement of
     building, zoning or land use ordinance or law.
 
The policyholder filed suit and was successful before the trial court, which found that the repairs to the other undamaged sections of the building would not have been required if the seventh floor wall had not collapsed. GNY appealed and argued that its policy only covered costs directly associated with repairs to damaged portions of the building and repairs necessary to bring those portions up to the applicable current code standards. The policyholder, in the other extreme, countered with an interpretation of the clause that would extend coverage to any portion of the premises as long as a covered loss had occurred in the building.
 
The Appellate Division found a resolution which it characterized as midway between the positions of the parties, though the opinion was fairly dismissive of the insurer's arguments and ultimately sided with the policyholder. It concluded that GNY's interpretation of its policy language was "unduly narrow" and "inconsistent with what a reasonable insured would expect." The court concluded that the standard was whether there is a proximate connection between the damage and the required improvements to the undamaged portions of the structure. Applying that standard, the court found that since there was a "clear causal connection between the collapse of the seventh floor wall and the code official's mandate that the property owner bring the remaining floors into compliance," the policyholder could expect coverage under the policy language.
 
It should be noted that the building code in effect at the time of the building's original construction in 1972 did not require that interior walls be secured with "angle irons." The court observed that the insurer could have drafted an exclusion of coverage for situations where a "grandfathered" structure loses that status because of an occurrence of a covered loss.
 
Can A Plaintiff Identify His UIM Carrier At Trial?
N.J. Supreme Court Says "No" In Most Cases
 
In Bardis v. First Trenton Insurance Co., the plaintiff was injured in an automobile accident.  The at-fault driver had only $15,000.00 in insurance coverage, and his carrier settled the claim for the policy limit. Bardis was insured by First Trenton Insurance Co. and made a claim for Underinsured Motorist ("UIM") coverage under his policy. First Trenton did not deny liability, but disputed the validity of the causal connection between Bardis' claimed injuries and the automobile accident. Bardis filed suit against First Trenton for the UIM coverage.
 
At trial, Bardis requested that the judge advise the jury that First Trenton was the defendant rather than refer to the at-fault driver as if he were the defendant. The trial judge denied the application. Bardis appealed after the jury returned a verdict in favor of First Trenton.
 
The case went before the N.J. Supreme Court, which concluded that there are strong reasons supporting the rule that the UIM trial proceed in the name of the at-fault driver rather than the insurer.  It found that, ordinarily, there is no reason to identify the UIM carrier, but the decision to identify the UIM carrier as the true defendant will remain within the sound discretion of the trial judge should circumstances dictate.
 
The Court expressed its concern that references to insurance coverage might distract jurors from a fair evaluation of the evidence because references to insurance might motivate an award of damages based on a jury's perception of an insurer as having "deep pockets."
 
The Court also noted that there is no prejudice to the plaintiff or potential for confusion because, in reality, it is the fault of the other driver and the plaintiff's resulting injuries that are the sole focus. Identifying the insurance carrier is entirely irrelevant to any issue in the proceeding.
 
This ruling may also have significance in the subrogation context in that the Court's opinion provides a strong basis to bar reference to the identity of the subrogating insurance carrier. As with UIM claims, the sole focus in subrogation actions is the liability and damages between the insured and the defendant against whom recovery is sought.
 
 

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