Opinion ID: 2085108
Heading Depth: 1
Heading Rank: 1

Heading: The Language of the Insurance Policies at Issue

Text: Both insurance polices at issue contain other insurance clauses; in general, those clauses limit coverage to excess coverage when the insured is covered by another policy providing primary insurance coverage. These clauses are central to the issues in the present case. The American Empire policy issued to Irene Realty contains an Other Insurance section in part 4 of section IV; that provision reads in pertinent part as follows: a. Primary Insurance This insurance is primary except when b. below applies. If this insurance is primary, our obligations are not affected unless any of the other insurance is also primary. Then, we will share with all that other insurance by the method described in c. below. b. Excess Insurance This insurance is excess over:    (2) Any other primary insurance available to you covering liability for damages arising out of the premises or operations for which you have been added as an additional insured by attachment of an endorsement. The Travelers insurance policy issued to Emblem & Badge includes a Manufacturers and Wholesalers Xtend Endorsement; part F thereof provides in pertinent part as follows: WHO IS AN INSURED (Section II) is amended to include as an insured any person or organization (referred to below as additional insured) with whom you have agreed in a written contract, executed prior to loss, to name as an additional insured, but only with respect to liability arising out of the ownership, maintenance or use of that part of any premises leased to you, subject to the following provisions:    3. The insurance afforded to the additional insured is excess over any valid and collectible insurance available to such additional insured, unless you have agreed in a written contract for this insurance to apply on a primary or contributory basis. Pursuant to the August 2004 letter of agreement between Irene Realty and Emblem & Badge, Emblem & Badge was to provide to Landlord evidence of insurance coverage with at least $500,000 limits for Commercial General Liability insurance for both property damage and bodily injury [and]    add the Landlord as an Additional Insured on Tenant's insurance policies. B