{"id":23226,"date":"2024-12-06T09:39:50","date_gmt":"2024-12-06T14:39:50","guid":{"rendered":"https:\/\/www.millerthomson.com\/?p=23226"},"modified":"2025-07-11T12:37:40","modified_gmt":"2025-07-11T16:37:40","slug":"exclusion-clause-sinks-homeowners-claim-in-subsidence-dispute","status":"publish","type":"post","link":"https:\/\/www.millerthomson.com\/en\/insights\/insurance\/exclusion-clause-sinks-homeowners-claim-in-subsidence-dispute\/","title":{"rendered":"Exclusion clause sinks homeowner\u2019s claim in subsidence dispute"},"content":{"rendered":"\n<h2 class=\"wp-block-heading\">Introduction<\/h2>\n\n\n\n<p><em>Tremblett v TD Insurance Direct Agency Ltd<\/em>., 2024 BCCA 358 demonstrates the importance of well-drafted exclusion clauses in insurance policies. In this case, the BC Court of Appeal (\u201c<strong>BCCA\u201d<\/strong>) found that the exclusion clause in an insurance policy clearly and unambiguously excluded coverage for damage caused by subsidence. Even though subsidence was only one of several causes of damage to the plaintiff\u2019s home, the clear language used in the exclusion clause effectively denied the plaintiff\u2019s claim for coverage in full.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Background<\/h2>\n\n\n\n<p>Mr. T is the owner of a property in Okanagan Falls, British Columbia (the \u201c<strong>Property<\/strong>\u201d).\u00a0 In February 2020, he purchased a home insurance policy for the Property, including extended water coverage (the \u201c<strong>Policy<\/strong>\u201d), from the defendant, Primmum Insurance Company (\u201c<strong>Primmum<\/strong>\u201d). Mr. T left for a short vacation and, upon his return, discovered that his Property, including his house and backyard, had been damaged by sink holes. After Mr. T reported the damage, Primmum dispatched Rock Glen Consulting (\u201c<strong>Rock Glen<\/strong>\u201d), a team of geotechnical engineers, to investigate the cause of the damage. Rock Glen\u2019s report concluded that subsidence was \u201cpervasive\u201d on Mr. T&#8217;s property.<a id=\"_ftnref1\" href=\"#_ftn1\">[1]<\/a> Primmum denied Mr. T&#8217;s claim for coverage, relying on two exclusion clauses contained in the Policy.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Trial Decision<\/h2>\n\n\n\n<p>Mr. T applied to have the issue of whether his claim was covered by the Policy determined by way of summary trial. Justice Hardwick of the BC Supreme Court set out three criteria which Mr. T would have to meet to succeed in his claim. First, Mr. T would have to show that the Policy applied to his loss. The court found that the Policy only covered loss or damage \u201cdirectly caused\u201d by water but the damage to Mr. T&#8217;s property was caused by subsidence which, in turn, was caused by water. As such, water was an indirect, not a direct, cause of the damage to Mr. T&#8217;s property and consequently, the Policy did not apply. In addition, the Policy only applied if the damage occurred in specific, enumerated ways such as water overflowing or sewers backing up, none of which had occurred. Second, Mr. T would have to satisfy the court that none of the exclusion clauses in the Policy unambiguously applied to his loss. Justice Hardwick found that Exclusion Clause #3, which stated that Primmum would not insure damage directly or indirectly caused by subsidence, was \u201cfatal\u201d to Mr. T&#8217;s claim because it was unambiguous and clearly rendered his particular claim ineligible for coverage. Mr. T appealed Justice Hardwick\u2019s decision to the BC Court of Appeal (the \u201c<strong>BCCA<\/strong>\u201d).<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">On appeal<\/h2>\n\n\n\n<p>The BCCA dismissed Mr. T&#8217;s appeal. The court cited Rock Glen\u2019s finding that the damage to the Property was the result of a \u201cchain of events set in motion by the flow of groundwater beneath Mr. T&#8217;s property [which] undermined the soil and caused it to subside, which in turn caused damage to the foundation of his home.\u201d<a id=\"_ftnref2\" href=\"#_ftn2\">[2]<\/a> In other words, the damage was occasioned by several contributing causes, only one of which was subsidence.\u201d<a id=\"_ftnref3\" href=\"#_ftn3\">[3]<\/a> The BCCA affirmed Justice Hardwick\u2019s conclusion that Exclusion Clause #3 applied to relieve Primmum from covering damage caused indirectly or directly by subsidence. Accordingly, even though subsidence was not the only cause of the damage, Exclusive Clause #3 still applied to exclude Mr. T&#8217;s claim from coverage.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Takeaways <\/h2>\n\n\n\n<p>This case serves as a reminder to insurers to periodically review and update policy language to ensure exclusion clauses are comprehensive, precise and reflective of their risk appetite. Exclusion clause #3 unambiguously and explicitly excluded damage caused directly or indirectly by subsidence and consequently, survived judicial scrutiny. As such, Exclusion Clause #3 serves as an example of the type of exclusion clause which is likely to be upheld by the court and can serve as a guide for insurers and policy writers. This case demonstrates that insurers can protect their interests and effectively manage risks using properly drafted policies.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p><a id=\"_ftn1\" href=\"#_ftnref1\">[1]<\/a> \u00a0\u00a0\u00a0 <em>Tremblett v TD Insurance Direct Agency Ltd<\/em>., 2023 BCSC 1366 at para 10.<\/p>\n\n\n\n<p><a id=\"_ftn2\" href=\"#_ftnref2\">[2]<\/a> \u00a0\u00a0\u00a0<em> Tremblett v TD Insurance Direct Agency Ltd<\/em>., 2024 BCCA 358 at para 46.<\/p>\n\n\n\n<p><a href=\"#_ftnref3\" id=\"_ftn3\">[3]<\/a> &nbsp;&nbsp;&nbsp; Ibid.<\/p>\n\n\n\n<p><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Introduction Tremblett v TD Insurance Direct Agency Ltd., 2024 BCCA 358 demonstrates the importance of well-drafted exclusion clauses in insurance policies. In this case, the BC Court of Appeal (\u201cBCCA\u201d) found that the exclusion clause in an insurance policy clearly and unambiguously excluded coverage for damage caused by subsidence. Even though subsidence was only one [&hellip;]<\/p>\n","protected":false},"author":86,"featured_media":14367,"parent":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[525],"insight-format":[418],"class_list":["post-23226","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-insurance"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.1.1 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Well-drafted subsidence insurance exclusion clause led to denial of claim<\/title>\n<meta name=\"description\" content=\"A BC court recently upheld an exclusion clause that denied coverage for damage caused by subsidence. 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