SUCCESSFUL SUMMARY JUDGMENT MOTION ON
CONTRACTUAL INDEMNITY AND DEFENSE PROVISION
TRANSFERRED RISK AND COSTS TO CO-DEFENDANT
Desiree L. Wilfong succeeded in
obtaining summary judgment against a
co-defendant in a major jury action
Philadelphia County on a contractual
indemnity/defense provision in a lease. The
lease between her client, an apartment
complex, and its tenant, the co-defendant in
this case, provided the tenant is strictly
liable for injuries caused by her dog and
the tenant will indemnify the complex for
all costs resulting from any such injury. In
this lawsuit, the tenant’s dog bit a young
child on the face in an outdoor common area
of the apartment complex during the child’s
birthday party. The tenant was outside, near
the birthday party, with her dog. There is
evidence the child may have been annoying
the dog and was under little to no
supervision. The bite caused hospital
visits, scarring, and pain and suffering.
The apartment complex allowed the tenant to
have a dog at her apartment, but was unaware
the dog was a breed prohibited by the
complex, based on the tenant’s
misrepresentation. The child’s parents
brought suit against the complex and its
tenant, and made a six figure settlement
demand.
The carrier for the tenant
continually denied the tender of
defense/indemnity claims advanced on behalf
of the apartment complex.
Before the case reached the
deposition phase, we filed a motion for
summary judgment based on the contractual
language. Despite vigorous opposition by the
tenant suggesting the requisite specificity
did not exist in the lease and the motion
was premature, a Philadelphia County judge
granted the motion. Under the order, the
co-defendant tenant was required to
completely defend and indemnify the
apartment complex for all injuries caused by
the dog bite. This includes payment of any
damages which may be assessed to the
apartment complex as a result of the bite,
and past and future costs of defense of the
apartment complex. We recovered significant
past fees and expenses for the client, and
obtained full protection for future
defense/indemnity.
The contractual cross claim asserted
by the apartment complex against the tenant,
as well as the early tender of its defense
to the tenant, were critical to the success
of the motion. Although the indemnification
provision was sparse, its intent was clear,
which was also critical to the determination
of the matter. Since the
interpretation of the indemnification
provision was an issue of law, the motion
was filed and
decided early in the case, prior to
depositions. Although the tenant argued
additional discovery was necessary to
determine the intent of the contract, the
intent of the parties is to be determined by
a court, and only from the express language
of the writing itself. As such, additional
discovery was unnecessary. The court was
likely more amenable to granting this motion
as it was between two co-defendants, and
plaintiff’s case still stood against both
parties with the granting of the motion. It
is vital to zealously pursue risk transfer
options early on in a case.
|