Policy, page 30:
"Loss of rent during repairs
If a listed event causes loss or damage to your rental property and we agree your tenants cannot live in it and need to move out while it is being repaired or rebuilt.
Covered under Building Insurance
the rent you lose during the reasonable time it should take to repair or rebuild your rental property.
We pay these costs for up to 12 months. We pay this on top of the buildings sum insured.
Not Covered
loss of rent during any time you live in the building
if you also make a claim for rent default and we pay your claim
loss of rent as a direct result of a claim under these listed events:
theft or attempted theft by a tenant or their guest, or
vandalism or a malicious or an intentional act by a tenant or their guest.
Conditions
You must have a rental agreement that states the:
term of the rental period, and
amount of rent and bond your tenant needs to pay."
Policy, page 36:
"4. General exclusions that apply to your policy
There are certain situations when we won't provide cover under your policy. This section outlines the general exclusions that apply to all cover we provide under your policy including liability cover.
Other exclusions and conditions
There are specific exclusions, conditions and limits that apply to some parts of your cover. These are described throughout this PDS with the information they relate to.
…
Your responsibilities when you are insured with us and make a claim are shown on page 39. You may put your insurance claim or cover at risk if you do not meet your obligation to us."
Policy, page 37:
"General exclusions
The exclusions shown in this section apply to all cover under your policy.
What we don't cover
Loss, damage, … arising from:
…
any intentional act or omission by:
you
someone who acts with your consent."
Policy, page 38:
"5. Claims and what we pay
This section provides information about our claims process and what we pay when you make a claim:"
Policy, page 39:
"What happens when you make a claim
When you make a claim, we will:
ask you some questions over the phone
tell you if you need to pay any excess and how to pay it.
We may organise help through our preferred repairers and suppliers.
Your responsibilities
When you make a claim, you have certain responsibilities. These responsibilities also apply to any person that is covered by your policy.
If you don't meet these responsibilities, then we may not pay a claim in full, or we may decide not to pay it at all.
Co-operate
You must co-operate fully with us, even if we have already paid your claim. This may include:
providing us with all the information, documents and help we need to deal with your claim
…
being interviewed by us.
You must be truthful and frank in any statement you make to us.
Prevent further loss or damage
You must:
do everything reasonable to prevent further loss or damage to your rental property or contents
take all reasonable steps that are available to re-let your property, and/or legally terminate the rental agreement and evict your tenant when you become aware that your tenant's behaviour may cause you to make a claim under:
rent default."
Policy, page 43:
"What we pay for - Buildings Insurance
If we agree to cover your claim under Buildings Insurance, then we will:
pay the cost to repair or rebuild the part of your rental property that was damaged - we pay the lower of the cost to repair or rebuild your rental property
pay for other things we cover under 'other cover' - see pages 28 to 32.
The most we pay
The most we pay is the buildings sum insured. We may also pay some costs on top of the buildings sum insured - see 'other cover' in Table 5.1.
Table 5.1 - Costs paid on top of the buildings sum insured
Other cover
Loss of rent during repairs - see page 30.
How we settle your buildings claim
We will choose to settle your claim for loss or damage to your rental property or 'other cover' in one of the following ways:
- …
- Pay you the reasonable cost to repair or rebuild your rental property.
We can choose to:
pay you
pay your nominated repairer, supplier or builder or
provide you with store credits for one or more nominated suppliers.
For example, we may pay you directly when:
you decide not to repair or rebuild your rental property
you don't start repairing or rebuilding your rental property within 6 months from when the damage takes place, or within any longer period we agreed to in writing.
- Pay you the buildings sum insured
We may do this when we consider your rental property to be a total loss or when we choose to do so.
If we pay you the buildings sum insured, then your policy ends and you don't get a refund of your premium.
…
- Paying for 'other cover'
If we agree to pay you for other cover, we will choose the method of settlement."
- Policy page 19 terms promise cover for Listed Events. The words "In this section, we tell you what events, you are covered for and any specific exclusions and conditions that apply to the event" (Bold added) describe specific characteristics of the event, but for which, the promise of cover applies. Likewise, Policy Page 24 terms promised cover for the event of loss or damage caused by a fire. The following "specified conditions loss or damage caused by fire not covered" further define the risk covered.
- The policy does not cover the risk of fire started with the intention to cause fire by the plaintiff or by someone who entered the Property with the plaintiff's consent and who is not a tenant or other guest.
- The Policy is to be construed as a commercial contract, and in my view, the specific Fire clause affects the object of the contract for promised landlord/tenant cover, by containing the field of cover to that risk, and excluding risk arising from the owner's retained responsibility to secure the property from damage caused intentionally by persons with the owner's consent entering it other than in association with the agreement for tenancy: McCann v Switzerland Insurance Australia Ltd. (2000) 203 CLR 579 at [22]; CGU Insurance Ltd. v Porthouse (2008) 235 CLR 103 at 116 per Gleeson CJ at [43]; Darlington Futures Ltd. v Delco Australia Pty. Ltd. (1986) 161 CLR 500 at 510-511.
- Every policy of insurance must be construed on its own wording but, in my opinion, support for this construction is found in the decision of Middleton J in Secure Funding Pty Ltd v Insurance Australia Ltd [2010] FCA 1094 at [13].
- The Policy, page 37, General exclusion, applies to all cover under the contract of insurance. It excludes, as beyond cover, loss or damage arising from an intentional act or omission of the plaintiff or someone acting with his consent.
- I note the following:
1. In relation to building, the nature of recovery to which the plaintiff might be entitled is disputed and is subject to a Policy construction issue. Assessment is to be referred out.
2. Assessment of the Contents claim falls well within the quantum limits of the Policy.
3. Assessment of the Loss of Rent claim falls well within the quantum limits of the Policy.