James River Insurance Company v. Rapid Funding, LLC

658 F.3d 1207 (10th Cir. 2011)

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Nature of the Case

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Facts

Amsterdam Gardens was constructed in 1969. The complex was divided into the North Building and the South Building, which were roughly equivalent in value. The City of Wyoming condemned Amsterdam Gardens for building code violations in 2003. The next year Robert Rice and Robert Niebauer bought the complex for $2.6 million. They borrowed $2.08 million in a mortgage loan from D, payable in one year. They defaulted on the loan and D filed for foreclosure. D sought insurance for the property from P. P issued a $3 million policy effective immediately. The coverage allowed D to make a claim for either the property's replacement cost or its actual cash value. The actual cash value option allowed D to recover the value of the property without rebuilding it. D retained Jeffrey Genzink, an appraiser, to value the property. Genzink told D the land was worth an estimated $ 1.12 million. He could not, however, estimate the value of the buildings because he could not find sales of comparable buildings and did not know if the buildings had lost structural integrity. D purchased Amsterdam Gardens at the sheriff's foreclosure sale for $1.8 million. D, Andrew Miller, then put the complex up for sale and received offers between $1.0 and $ 1.2 million. D agreed to sell the complex back to Mr. Rice for $ 1.8 million and to forgive his $650,000 debt to D. Before the sale to Mr. Rice was completed, an arson fire burned the North Building to the ground. The City of Wyoming ordered D to demolish the remainder of the North Building. D demolished the North Building, and P paid for the demolition. The City of Wyoming also ordered the South Building into compliance with the building code or to destroy it. D demolished the South Building. A construction company, Anderson Group International, estimated the replacement cost of the North Building would be $7.145 million. D submitted two Proofs of Loss to P. They both claimed the North Building had an actual cash value of $4.489 million before the fire. P denied the claim after concluding the North Building had no value. P then filed suit in Colorado federal district court and asked for a declaratory judgment that it owed nothing on D's actual cash value claim. D counterclaimed for breach of insurance contract and breach of the covenant of good faith and fair dealing. P filed a motion in limine under Federal Rule of Evidence 702 to exclude testimony that Andrew Miller planned to offer on the value of the North Building. The court found that Miller was qualified to offer opinion testimony on the value of property given his experience in real estate. The court decided not to admit Miller's valuation testimony under Rule 702 and Daubert because it was not based on sufficient facts or data, was not the product of reliable principles and methods, and the method he did use was not reliably applied in this case. D then stated that it intended to offer Miller's valuation as lay opinion testimony under Rule 701. D argued that Miller had a right to explain how he arrived at the Proofs of Loss. The district court allowed this testimony but with a limiting instruction that is given to the jury that Miller is . . . not testifying as an expert, and that this is essentially just a lay opinion . . . given by him. Miller testified at trial. Meyer, an expert appraiser who worked for P, testified that the complex would be worth $6.6-7.0 million under habitable conditions. But after applying what he called a 'habitability factor' of $ 8.25 million to account for the cost of restoring the buildings to a habitable condition, he concluded the value of the complex before the fire was less than zero. He also testified that the land was worth $ 1.3 million and that the North Building and the South Building had approximately the same value. The jury found D liable for breach of insurance contract and bad faith and awarded D $3 million in compensatory damages and $2.35 million in punitive damages. P appealed.