Recently, I heard several views expressed concerning
indemnity agreements in design and construction documents. The discussion
particularly focused upon the practice of requesting prime and subcontractor
to indemnify the owner and architect or engineer against their own
negligence.
The standard contracts of the American Institute of Architects
and the National Society of Professional Engineers for EJCDC contain
indemnification provisions.
The AIA Document A201 - 2007, § 3.18 INDEMNIFICATION provides
as follows:
- § 3.18.1 To the fullest extend permitted by law the Contractor
shall indemnify and hold harmless the Owner, Architect, Architect’s
consultants, and agents and employees of any of them from and
against claims, damages, losses and expenses, including but not
limited to attorneys’ fees, arising out of or resulting
from performance of the Work, provided that such claim, damage,
loss or expense is attributable to bodily injury, sickness, disease
or death, or to injury to or destruction of tangible property
(other than the Work itself), but only to the extent caused by
the negligent acts or omissions of the Contractor, a Subcontractor,
anyone directly or indirectly employed by them or anyone for whose
acts they may be liable, regardless of whether or not such claim,
damage, loss or expense is caused in part by a party indemnified
hereunder. Such obligation shall not be construed to negate, abridge,
or reduce other rights or obligations of indemnity that would
otherwise exist as to a party or person described in this Section
3.18.
- § 3.18.2 In claims against any person or entity indemnified
under this Section 3.18 by an employee of the Contractor, a Subcontractor,
anyone directly or indirectly employed by them or anyone for whose
acts they may be liable, the indemnification obligation under
Section 3.18.1 shall not be limited by a limitation on amount
or type of damages, compensation or benefits payable by or for
the Contractor or a Subcontractor under workers’ compensation
acts, disability benefit acts or other employee benefit acts.
In EJCDC C-700 - 2007, the indemnification is found in § 6.20
and provides as follows:
- To the fullest extent permitted by Laws and Regulations, Contractor
shall indemnify and hold harmless Owner and Engineer, and the
officers, directors, members, partners, employees, agents, consultants
and subcontractors of each and any of them from and against all
claims, costs, losses, and damages (including but not limited
to all fees and charges of engineers, architects, attorneys, and
other professionals and all court or arbitration or other dispute
resolution costs) arising out of or relating to the performance
of the Work, provided that any such claim, cost, loss, or damage
is attributable to bodily injury, sickness, disease, or death,
or to injury to or destruction of tangible property (other than
the Work itself), including the loss of use resulting therefrom
but only to the extent caused by any negligent act or omission
of Contractor, any Subcontractor, any Supplier, or any individual
or entity directly or indirectly employed by any of them to perform
any of the Work or anyone for whose acts any of them may be liable.
- In any and all claims against Owner or Engineer or any of their
officers, directors, members, partners, employees, agents, consultants,
or subcontractors by any employee (or the survivor or personal
representative of such employee) of Contractor, any Subcontractor,
any Supplier, or any individual or entity directly or indirectly
employed by any of them to perform any of the Work, or anyone
for whose acts any of them may be liable, the indemnification
obligation under Paragraph 6.20.A shall not be limited in any
way by any limitation on the amount or type of damages, compensation,
or benefits payable by or for Contractor or any such Subcontractor,
Supplier, or other individual or entity under workers’ compensation
acts, disability benefit acts, or other employee benefit acts.
- The indemnification obligations of Contractor under Paragraph
6.20.A shall not extend to the liability of Engineer and Engineer’s
officers, directors, members, partners, employees, agents, consultants
and subcontractors arising out of:
- the preparation or approval of, or the failure to prepare
or approve maps, Drawings, opinions, reports, surveys, Change
Orders, designs, or Specifications; or
- giving directions or instructions, or failing to give them,
if that is the primary cause of the injury or damage.
I do not believe that either of these sections have been interpreted
by an appellate court in Wisconsin. Under § 3.18 of AIA Document
A201 - 2007, the contractor is the indemnitor and the owner, architect,
architect’s consultants and their agents and employees, are
the indemnitees. Under EJCDC C-700 - 2007, the contractor is the
indemnitor and the owner, engineer, and their officers, directors,
members, partners, employees, agents, consultants and subcontractors
are the indemnitees. However, the use of the word subcontractors
among the indemnitees is confusing but maybe no doubt meant to refer
to the subcontractors of the owner or engineer and not the subcontractor
of the contractor.
The question arises whether the indemnity provisions in AIA Document
A201 - 2007 and EJCDC C-700 - 2007, are intended to include an indemnification
by the contractor against damages or injuries resulting from the
architect’s or engineer’s own negligence, or the owner’s
own negligence. The answer to that question is arguably different
between the two standard documents.
Under § 3.18 of AIA Document A201 - 2007, the indemnification
of any damage, loss, or expense in the form of bodily injury or
property damage is “only to the extent caused by the negligent
acts or omissions of the Contractor, a Subcontractor, or anyone
directly or indirectly employed by them or anyone from whose acts
they may be liable...” But the sentence continues with the
additional phrase, “regardless of whether or not such claim,
damage, loss or expense is caused in part by a party indemnified
hereunder.” That phrase clearly conveys the meaning that the
contractor is indemnifying the owner and the design professional
against the owner or the design professional’s own negligence.
However, that phrase does not call for indemnification for the owner’s
or design professional’s sole negligence. Rather, the indemnification
by the contractor is effective even though the owner or the architect
is partially responsible for the injury or the property damage.
Under EJCDC C-700 - 2007, the indemnity provision found in §
6.20 A. contains the limiting phrase, “but only to the extent
caused by any negligent act or omission of Contractor, any Subcontractor,
any Supplier, or any individual or entity directly or indirectly
employed by any of them to perform any of the Work or anyone for
whose acts any of them may be liable.” Therefore, under §
6.20 A., the contractor only indemnifies the owner and design professional
against the contractor’s negligence, leaving the owner and
design professional responsible for their own negligence, whether
sole or partial.
EJCDC C-700 - 2007, § 6.20 C. also clarifies that the indemnification
obligations of the contractor does not extend the indemnification
to the engineer, its officers, directors, members, partners, employees,
agents, consultants or subcontractors arising out of the preparation
or approval of, or the failure to prepare or approve maps, Drawings,
opinions, reports, surveys, Change Orders, designs or Specifications;
or the giving of directions or instructions, or failing to give
them, if that is the primary cause of the injury or damage. It appears
to this writer that the indemnity called for by EJCDC C-700 - 2007,
§ 6.20 C. is a more reasonable risk sharing provision than
that found in AIA Document A201 - 2007 § 3.18. As the reader
can quickly detect, these indemnification provisions are fertile
ground for judicial interpretation and argument.
In the next issue of this e-news I will discuss whether the provisions
are likely to fall within the statutory restrictions found in §
895.447 of the Wisconsin Statutes (formerly § 895.49), which
provides:
895.447 Certain agreements to limit or eliminate tort liability
void.
(1) Any provision to limit or eliminate tort liability as a part
of or in connection with any contract, covenant or agreement relating
to the construction, alteration, repair or maintenance of a building,
structure, or other work related to construction, including any
moving, demolition or excavation, is against public policy and void.
(2) This section does not apply to any insurance contract or worker’s
compensation plan.
(3) This section shall not apply to any provision of any contract,
covenant or agreement entered into prior to July 1, 1978.
Attorney Robert J. Kay is the senior partner in the law firm
of Kay & Andersen, S.C. and devotes his time to representing professional
engineers, architects, contractors, material suppliers and owners
of construction projects. Please feel free to contact him at (608)
833-0077 or visit www.kayandandersen.com.
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