What if
that provision of the Insurance Code you thought was an anti-indemnity
provision is really a pro-indemnity provision? The Texas Legislature added
Chapter 151 to the Texas Insurance Code in 2011 to, in part, void
risk-transferring provisions in commercial construction contracts. Many
practitioners today view Chapter 151 as an across-the-board anti-indemnity and
anti-additional insured statute—a statute that voids provisions in any construction contract that require a
subcontractor to indemnify a general contractor or its agents for the sole
negligence of the general contractor, or require a subcontractor to add a
general contractor as an additional insured to the subcontractor’s insurance
policy to provide the general contractor a defense, even for the sole
negligence of the general contractor. But the often-overlooked statutory notes
provide a revealing limitation to Chapter 151 that undermines the prevailing
view.
The statutory notes make clear that
Chapter 151 applies (1) “only to a new or renewed consolidated insurance
program for a construction project” and (2) only to “an original construction
contract with an owner of an improvement or contemplated improvement that is
entered into on or after the effective date of this Act.” Acts 2011, 82nd
Leg., ch. 1292 (H.B. 2093), §§ 3(a)-(b). The first of these limitations, if
taken seriously, undermines the prevailing view that Chapter 151 applies to all
construction contracts in which a general contractor requires a subcontractor
to indemnify it for its sole negligence. Limited in this way, Chapter 151 would
apply only in limited situations, thereby preserving freedom to contract in the
majority of construction contracts.
A.
Case Law Interpreting Chapter 151
Case
law interpreting Chapter 151 remains scant. At least one court looked to the
statutory notes for guidance as to the scope of the Act. In United States ex rel. EJ Smith Constr., Co.,
LLC v. Travelers Cas. & Sur. Co., 2016 U.S. Dist. LEXIS 31076 (W.D.
Tex. March 10, 2016), the court held that Chapter 151’s anti-indemnity
provision did not apply to an October 2012 subcontract agreement. The
subcontract agreement pertained to a September 2010 prime construction contract
between an owner and general contractor. The court looked to the statutory
notes, which state:
The changes in law made by this Act
apply only to an original construction contract with an owner of an improvement
or contemplated improvement that is entered into on or after the effective date
of this Act. . . If an original construction contract with an owner of an
improvement or contemplated improvement is entered into before the effective
date of this Act, that original construction contract and a related subcontract,
purchase order contract, personal property lease agreement, and insurance
policy are governed by the law in effect immediately before the effective date
of this Act, and that law is continued in effect for that purpose.
United States ex rel. EJ Smith Constr., 2016 U.S. Dist. LEXIS 31076. *14-15
(quoting Acts 2011, 82nd Leg., ch. 1292 (H.B. 2093), § 3(b)).
Since
the prime contract was the original contract and was entered into prior to
January 1, 2012, the court held the anti-indemnity provision did not apply,
notwithstanding the fact that the subcontract agreement was dated after the
Act’s effective date. United States ex
rel. EJ Smith Constr., 2016 U.S. Dist. LEXIS 31076. *15-16. The court noted
that the statutory notes were part of the final, enrolled version, as signed by
the governor, and reasoned that uncodified session law is binding law. Id. at *16-17 (citing Hawkins v. State, 2005 Tex. App. LEXIS
7444, * 3-4 (Tex. App.–Eastland September 8, 2005, no pet.)); see also In the Interest of W.G.S., 107
S.W3d 624, 628 (Tex. App.–Corpus Christi 2002, no pet.) (looking to the session law to determine whether a provision in
the Texas Family Code applied to the case);
Tijerina v. Tijerina, 1997 Tex. App. LEXIS 6370, *3-5 & n.1 (Tex.
App.–Houston [1st Dist.] Dec. 11, 1997 (same); Ring Energy v. Trey Res. Inc., 2017 Tex. App. LEXIS 371, *19-23
(Tex. App.–El Paso Jan. 18, 2017, no pet.) (interpreting Natural Resource
Code).
The
court also dismissed an argument that another district judge in the same court
previously held that the Act applied, stating that the record did not show that
that judge considered the scope of the Act. The related cases are United States ex rel. Ej Smith Constr. Co.
v. Travelers Cas. & Sur. Co., 2015 U.S. Dist. LEXIS 183731 (W.D. Tex.
June 25, 2015), and United States ex rel.
Liberty Steel Erectors, Inc. v. Balfour Beatty Constr., 2015 U.S. Dist.
LEXIS 182679 (W.D. Tex. May 15, 2015).
There
are no cases interpreting the scope of the act with respect to the
“consolidated insurance program” limitation. See Acts 2011, 82nd Leg., ch. 1292 (H.B. 2093), § 3(a).
The
statutory language itself does not clearly limit the anti-indemnity provision
to construction projects in which the owner mandates a consolidated insurance
program (like an Owner Controlled Insurance Program (OCIP)) for a construction
project. Section 151.102 of the Act states:
Except as provided by Section 151.103,
a provision in a construction contract, or in an agreement collateral to or
affecting a construction contract, is void and unenforceable as against public
policy to the extent it requires an indemnitor to indemnify, hold harmless, or
defend a party, including a third-party, against a claim caused by the
negligence or fault, the breach or violation of a statute, ordinance, or
governmental regulation, standard, or rule, or the breach of contract of the
indemnitee, its agent or employee, or any third party under the control, or
supervision of the indemnitee, other than the indemnitor or its agent,
employee, or subcontractor of any tier.
Trial courts have treated the
anti-indemnity provision as generally applicable to all construction contracts,
not as limited to projects on which an owner controlled insurance program is in
place. If one were to press the express limitation, it is not clear how a trial
court would respond. There is scant legislative history with respect to Chapter
151 and even less case law interpreting the provision.
B.
The Limited Reading And Some Counter-Arguments
Considering
that the Act was designed, in part, to protect insurance companies from
covering risks they did not agree to underwrite and to protect subcontractors
who are forced, due to inferior bargaining power, to accept all risks
associated with the construction project, one might argue that the Act should
not be read as limited to only projects on which there is a consolidated
insurance program. See Taylor R.
Beaver, Recent Development: The Texas
Anti-Indemnity Act, 45 St. Mary’s L.
J. 535, 538 (2014).
A
competing view would be to read the statute in a limiting way to preserve
freedom to contract. Under this lens, the Act does not allow an owner and
general contractor to force a subcontractor to pay for two policies covering
the project—pay a premium for the OCIP and pay the subcontractor’s personal
insurance premium. The OCIP underwrites the risks associated with the project
and the subcontractor may voluntarily purchase its own liability coverage for
risks that attend the project, but the general contractor and owner cannot rely
on their subcontractors’ policies to cover their own liabilities. In all other
contexts, the Act would not apply, thus preserving freedom to contract in most
construction contracts.
One
might argue a limited reading of the anti-indemnity statute here is unwarranted
because the statutory language states, “this subchapter applies to a
construction contract for a construction project for which an indemnitor is
provided or procures insurance subject to: (1) this chapter; or Title
10.” Tex. Ins. Code Ann. §151.101(a)(1)-(2). Chapter 151 is entitled,
“Consolidated Insurance Programs,” which falls under Title II, Subtitle C,
“Programs Affecting Multiple Lines of Insurance.” Title 10 regulates property
and casualty insurance, including commercial liability and workers’
compensation, and is generally applicable, so Chapter 151, too, is generally
applicable to all construction
contracts, not simply those under which a consolidated insurance program
exists.
The
problem with this counter-argument is that it ignores the fact that Chapter 151
would have absolutely no bite if it did not also apply to the generally
applicable property and casualty insurance under Title 10. Consolidated
insurance programs are designed to cover property and casualty risks,
commercial liability, and workers’ compensation. This counter-argument also
ignores the statutory note provision that limits the subchapter to new or
renewed consolidated insurance programs for a construction project. Section
151.101 simply expresses how the Act applies; the statutory notes express how
the Act is limited. Read this way, the Act applies to a construction contract
for a construction project for which an indemnitor is provided or procures
insurance subject to Chapter 151 or Title 10, but is limited to new or renewed
consolidated insurance programs for such construction project.
The
limited reading of Chapter 151 is buttressed by considering Chapter 151 for
what it is: a pro-consolidated insurance program Act, not an anti-indemnity Act—in
fact, the anti-indemnity section was not originally a part of Chapter 151. Chapter
151 is designed to make sure consolidated insurance programs work to cover
risks associated with a construction project without spreading the cost of that
risk to other insurers. The anti-indemnity provision and anti-additional
insured provisions limit the costs associated with risks on a construction
project covered by a consolidated insurance program by placing the cost solely
on the contractors to the project, not on outside carriers who cover individual
contractors.
The
anti-additional insured provision ensures that consolidated insurance programs
work overall by excepting from the anti-additional insured provision “an insurance policy, or an endorsement to
an insurance policy, issued under a consolidated insurance program to the
extent that the provision or endorsement lists, adds, or deletes named insureds
to the policy.” Tex. Ins. Code § 151.104(a)-(b). To understand this
exception, consider that a consolidated insurance policy is a contract that
relates to a construction contract and itself clearly falls under the Act if
all other conditions obtain. A consolidated insurance program is designed to
cover all subcontractors on the project, so the policy must necessarily add
insureds. But the anti-additional insured provision not only prohibits a
construction contract from mandating the purchase of additional insured
coverage, it also prohibits an insurance policy from providing additional
insured coverage. The exception for consolidated insurance policies was
necessary to allow a consolidated insurance policy to work, i.e., to add
additional subcontractors as insureds on the construction project(s).
Had
the legislature wished to create an across-the-board anti-indemnity provision,
it should have done so by adding another anti-indemnity provision in the Texas Civil
Practice & Remedies Code.