Court Opinion

ID: 9372649
Source: CourtListenerOpinion
Date Created: 2023-02-22 05:05:28.725727+00
Date Added: 2024-06-11T17:16:36.518424
License: Public Domain

If this opinion indicates that it is “FOR PUBLICATION,” it is subject to
                 revision until final publication in the Michigan Appeals Reports.

                           STATE OF MICHIGAN

                           COURT OF APPEALS

PAMELA DOWNER, Personal Representative of the                      UNPUBLISHED
ESTATE OF NORMA JEAN DOBBINS,                                      February 21, 2023

              Plaintiff,

v                                                                  No. 359580
                                                                   Washtenaw Circuit Court
GDC-CRANBROOK LIMITED DIVIDEND                                     LC No. 19-000307-NO
HOUSING ASSOCIATION, LLC,

              Defendant/Third-Party Plaintiff-
              Appellee,

DEPADUA CONSTRUCTION, LLC,

              Defendant/Third-Party
              Defendant/Cross-Plaintiff-Appellant,
and

SCHINDLER ELEVATOR CORPORATION,
          Defendant/Third-Party Defendant/
          Cross-Defendant-Appellee.

Before: CAVANAGH, P.J., and SERVITTO and GARRETT, JJ.

PER CURIAM.

       In this contractual indemnity action, third-party defendant, cross-plaintiff Depadua
Construction, LLC (Depadua Construction) appeals as of right judgments entered in favor of third-
party plaintiff GDC-Cranbrook Limited Dividend Housing Association, LLC (Cranbrook) and
cross-defendant Schindler Elevator Corporation (Schindler Elevator). We vacate those judgments.
Depadua Construction challenges (1) an order granting third-party plaintiff Cranbrook’s motion
for summary disposition of its third-party claim against Depadua Construction and holding that
Depadua Construction must defend and indemnify Cranbrook, which we reverse; (2) an order
denying Depadua Construction’s motion for summary disposition of its cross-claim against
Schindler Elevator—which we affirm, and also holding that Depadua Construction must defend

                                               -1-
and indemnify Schindler Elevator, which we reverse; and (3) an order granting Cranbrook’s and
Schindler Elevator’s motions for attorney fees and costs, which we reverse. Thus, we reverse in
part, affirm in part, vacate the judgments, and remand for proceedings consistent with this opinion.

                                       I. BACKGROUND

        In March 2019, Pamela Downer, as personal representative of the estate of Norma Jean
Dobbins (plaintiff), filed a complaint against Cranbrook. Dobbins had been a resident of
Cranbrook Tower, Cranbrook’s senior housing residential facility. At some time before October
2, 2017, plaintiff alleged, Cranbrook or its agents “placed electrical cord(s) covered by cardboard
and a dark colored mat on the first floor of the building directly in front of the only working
elevator.” On October 2, 2017, Dobbins tripped and fell “over the electrical cord/cardboard, mat
combination” and suffered injuries, including a fractured femur and hip. Plaintiff averred that
Dobbins died on February 1, 2018, from complications arising from her injuries sustained in this
fall. Thereafter, this premises liability and wrongful death complaint was filed against Cranbrook.
In July 2019, plaintiff filed a first amended complaint which reflected the proper legal name of
defendant Cranbrook.

        In September 2019, Cranbrook filed a third-party complaint, naming Depadua
Construction and Schindler Elevator as third-party defendants. Cranbrook averred that it had
entered into a contract with Depadua Construction for the performance of certain work at
Cranbrook Tower and the contract required Depadua Construction to indemnify and hold harmless
Cranbrook for claims like the one asserted by plaintiff in this premises liability case. Cranbrook
further averred that Depadua Construction entered into a subcontract with Schindler Elevator for
the performance of certain work at Cranbrook Tower and the subcontract required Schindler
Elevator to indemnify and hold harmless Cranbrook for claims like the one asserted by plaintiff in
this premises liability case. Nevertheless, Cranbrook averred, both Depadua Construction and
Schindler Elevator failed and refused to defend, indemnify, and hold harmless Cranbrook with
regard to plaintiff’s lawsuit. In Count I, Cranbrook asserted a breach of contact claim. In Count
II, Cranbrook asserted a specific performance claim, and in Count III, Cranbrook sought indemnity
for all damages incurred by Cranbrook, including costs, fees, and monies paid to plaintiff in the
premises liability case. The attachments to Cranbrook’s third-party complaint included the
contract documents between Cranbrook and Depadua Construction and the subcontract agreement
between Depadua Construction and Schindler Elevator.

        In November 2019, Depadua Construction filed a cross-claim against Schindler Elevator,
averring that Depadua Construction did not actually perform the construction work at Cranbrook
Tower; instead, it entered into a subcontract agreement with Schindler Elevator which actually
performed the construction work. And pursuant to that subcontract, Schindler Elevator was
required to defend, indemnify, and hold harmless Depadua Construction with regard to any and all
claims arising in connection with work performed under the subcontract but had failed and refused
to do so. In Count I, Depadua Construction asserted a breach of contract claim. In Count II,
Depadua Construction asserted a specific performance claim, and in Count III Depadua
Construction sought indemnity for all damages incurred by it, including costs, fees, and monies
paid to plaintiff in the premises liability case.

                                                -2-
        In December 2019, Schindler Elevator filed a notice of non-party at fault, asserting that
Windy City Drilling, Inc. (Windy City Drilling) may be wholly or partially at fault and thereby
contributed to Dobbins’s injuries. Schindler Elevator stated that Windy City Drilling had been
drilling an elevator hole/well at Cranbrook Tower and alleged that it “ran a covered water supply
hose across the floor to its job site and covered that hose with a floor mat and large pieces of
cardboard,” which had been left in place after Windy City Drilling finished working for the day
and left the site.

       On February 1, 2021, Cranbrook filed a motion for summary disposition as to plaintiff’s
claims, arguing in relevant part that Cranbrook did not have possession and control of the
construction area where Dobbins allegedly fell; rather, Cranbrook contracted with Depadua
Construction to conduct particular repairs and equipment replacement, and Depadua Construction
subcontracted with Schindler Elevator to perform aspects of that project—particularly elevator
services. Therefore, Cranbrook could not be liable for a defect in the premises that was created by
these contractors which had possession and control of that allegedly dangerous area. Moreover,
Cranbrook argued, plaintiff’s claims were precluded by the open and obvious doctrine.
Accordingly, Cranbrook was entitled to summary disposition of plaintiff’s claims.

        On February 1, 2021, Cranbrook also filed a motion for summary disposition under MCR
2.116(C)(10) as to its claims against third-party defendants Depadua Construction and Schindler
Elevator. Cranbrook argued in relevant part that Depadua Construction entered into a contract
with Cranbrook which provided for indemnification of Cranbrook by Depadua Construction for
claims or damages “caused by the negligent acts or omissions of [Depadua Construction], a
Subcontractor, anyone directly or indirectly employed by them or anyone for whose acts they may
be liable . . . .” Further, Cranbrook argued, both Depadua Construction and Schindler Elevator
were required to include Cranbrook as an additional insured on their insurance policies with
respect to any liability arising out of their work. Nevertheless, Cranbrook argued, both Depadua
Construction and Schindler Elevator refused to defend, indemnify, and hold Cranbrook harmless
with regard to plaintiff’s claims. Accordingly, Cranbrook argued that it was entitled to summary
disposition of its claims against Depadua Construction and Schindler Elevator.

         On February 9, 2021, third-party defendant and cross-plaintiff Depadua Construction filed
a motion for summary disposition under MCR 2.116(C)(10), arguing in relevant part that
Cranbrook’s third-party claim against it fails as a matter of law because their contract did not state
that Depadua Construction must defend or indemnify Cranbrook in a case like plaintiff’s case,
where there is no evidence as to what caused Dobbins’ fall. Further, Depadua Construction argued,
cross-defendant Schindler Elevator had possession and control of the construction area where
Dobbins allegedly fell and the subcontract between Depadua Construction and Schindler Elevator
required that Schindler Elevator defend and indemnify Depadua Construction against any and all
claims arising from work being performed under their subcontract agreement—as in this case.
Accordingly, Depadua Construction argued that it was entitled to summary disposition, dismissing
Cranbrook’s third-party complaint and further holding that Schindler Elevator must defend and
indemnify Depadua Construction as to all damages arising from its subcontracted work as set forth
in its cross-claim against Schindler Elevator.

       On March 2, 2021, third-party defendant and cross-defendant Schindler Elevator filed a
motion for summary disposition, arguing in relevant part that Schindler Elevator’s subcontractor,

                                                 -3-
Windy City Drilling, performed well-drilling work at Cranbrook Tower pursuant to a separate
“Upgrade Order Agreement” entered into between Depadua Construction and Schindler Elevator
with respect to well drilling for the elevators at Cranbrook Tower. In this Upgrade Order
Agreement—which contained an integration clause—Depadua Construction agreed to “defend,
indemnify, and hold Schindler harmless from and against any claims . . . arising out of [that
Agreement] except to the extent caused by or resulting from the sole and direct fault of Schindler.”
Schindler Elevator subcontracted the well-drilling to Windy City Drilling and it was performing
that work at the time that Dobbins allegedly fell; Schindler Elevator was not performing work
under the original subcontract agreement at that time. Accordingly, Schindler Elevator argued,
Cranbrook’s and Depadua Construction’s claims against it must be dismissed.

        On March 12, 2021, third-party plaintiff Cranbrook filed a response to Depadua
Construction’s motion for summary disposition, arguing in relevant part that both Depadua
Construction and Schindler Elevator were contractually obligated to indemnify and hold
Cranbrook harmless from any and all claims arising out of their work and they wholly failed in
that regard, breaching their contractual obligations. Accordingly, Cranbrook requested that
Depadua Construction’s motion for summary disposition be denied and that both it and Schindler
Elevator be ordered to indemnify and hold Cranbrook harmless for plaintiff’s claims, including for
costs and attorney fees.

        On March 15, 2021, third-party defendant Depadua Construction filed a response to
Cranbrook’s motion for summary disposition, arguing in relevant part that it was not obligated by
their contract to defend or indemnify Cranbrook with regard to plaintiff’s lawsuit. The contract
does not include a duty to defend clause. And indemnification is owed only if there was a negligent
act and there is no evidence as to what caused Dobbins to fall; thus, there was no evidence of
negligence. Further, Depadua Construction did not own or control the premises. Accordingly,
Depadua Construction argued that Cranbrook’s motion should be denied and that summary
disposition be granted in favor of Depadua Construction.

       On March 15, 2021, cross-plaintiff Depadua Construction filed a response to Schindler
Elevator’s motion for summary disposition, arguing in relevant part that the terms of the Upgrade
Order Agreement were ambiguous, including as to who the contracting parties were and which
party was at fault for plaintiff’s alleged accident. Therefore, issues of fact precluded the entry of
summary disposition in favor of Schindler Elevator.

        On March 16, 2021, third-party defendant and cross-defendant Schindler Elevator filed a
response to Cranbrook’s and Depadua Construction’s motions for summary disposition, arguing
in relevant part that neither Cranbrook nor Depadua Construction were entitled to summary
disposition because they both rely on a subcontract agreement between Schindler Elevator and
Depadua Construction but Schindler Elevator was not performing the work outlined in the
subcontract agreement, i.e., hydraulic jack replacement, at the time of plaintiff’s alleged fall. In
fact, well-drilling work was being performed by subcontractor Windy City Drilling at that time.
And, as set forth in the fully integrated Upgrade Order Agreement, Schindler Elevator is to be held
harmless for any claims arising from the well-drilling work. Accordingly, Schindler Elevator
argued, because Dobbins’s alleged fall arose from the well-drilling work, it was entitled to
summary dismissal of Cranbrook’s and Depadua Construction’s claims.

                                                -4-
        On March 17, 2021, plaintiff filed a response to Cranbrook’s motion for summary
disposition, arguing in relevant part that the hazardous condition that caused Dobbins’s injuries
was not open and obvious but, even if it was, a special aspect existed because it was the only
elevator she could use to get to her third-floor apartment. Accordingly, Cranbrook’s motion should
be denied. The issue of possession and control argued by Cranbrook was not addressed.

        On March 24, 2021, oral arguments were held on Cranbrook’s motion for summary
disposition as to plaintiff’s claims. The trial court agreed with Cranbrook that Cranbrook did not
have possession and control of the area where the contractual work was being performed by
another party, and which was the location of Dobbins’s fall; therefore, Cranbrook was entitled to
summary disposition of plaintiff’s claims. Thereafter, plaintiff requested the opportunity to file an
amended complaint, which was granted. On April 12, 2021, an order was entered granting
Cranbrook’s motion for summary disposition and permitting plaintiff to file an amended complaint
to add new defendants.

        On April 15, 2021, plaintiff filed a second amended complaint which named Depadua
Construction and Schindler Elevator as defendants in this premises liability and wrongful death
action. Plaintiff averred that defendants exercised control and possession of the premises at issue
and they or their agents placed electrical cords or a water hose covered by cardboard and a dark-
colored mat directly in front of the elevator which caused Dobbins to trip and fall, resulting in
injuries that led to her death.

        On May 5, 2021, Schindler Elevator filed a motion for summary disposition under MCR
2.116(C)(7), arguing in relevant part that plaintiff’s second amended complaint was barred by the
statute of limitations because the claim was asserted more than three years after Dobbins passed
away and more than two years after letters of authority were issued to plaintiff as personal
representative of Dobbins’s estate. On May 14, 2021, Depadua Construction filed a concurrence
with regard to this motion for summary disposition and, also, filed its own motion for summary
disposition under MCR 2.116(C)(7). On May 14, 2021, Schindler Elevator filed a notice of non-
party at fault, naming Windy City Drilling as a nonparty which may be wholly or partially at fault
for the accident at issue.

        On June 9, 2021, the trial court heard oral arguments on Cranbrook’s motion for summary
disposition as to its third-party claims against Depadua Construction and Schindler Elevator. At
that time the court stated that plaintiff conceded as to Schindler Elevator’s and Depadua
Construction’s motions for summary disposition under MCR 2.116(C)(7). The parties then argued
consistently with their briefs, including that Depadua Construction argued that the contract
between it and Cranbrook did not include a duty to defend but only included a duty to indemnify
which would be triggered if Depadua Construction was proven negligent. In this case, plaintiff’s
case was dismissed; thus, there was no finding that Depadua Construction was negligent.
Moreover, Depadua Construction argued, Schindler Elevator had possession and control of the
subject area, and thus, is the party who is liable to defend and indemnify both Cranbrook and
Depadua Construction. Schindler Elevator disagreed that it was liable, arguing that the Upgrade
Order Agreement pertained to the well-drilling work that was being performed at the time of
Dobbins’s fall and it did not perform the well-drilling work. The hearing concluded with the court
taking the matter under advisement.

                                                -5-
        On June 24, 2021, the trial court entered an order granting Schindler Elevator’s and
Depadua Construction’s motions for summary disposition under MCR 2.116(C)(7) and dismissing
plaintiff’s second amended complaint.

        On July 7, 2021, the trial court heard oral arguments on Depadua Construction’s motion
for summary disposition as to Cranbrook’s third-party claim and Depadua Construction’s cross-
claim against Schindler Elevator, and the parties relied on their briefs. Thereafter the court stated
that it had reviewed the issues and concluded that the relevant contracts were not ambiguous.
Further, the court stated, the contract language ultimately led to the following results:
       That DePadua must defend and indemnify Schindler. The well drilling excavation
       work was specifically excluded from the scope of the work under the subcontract.
       The [Upgrade Order Agreement (UOA)] specifically applies to the well drilling
       slash excavation. The UOA expressly supersedes the subcontract and the UOA
       requires purchaser to defend and indemnify Schindler. DePadua, therefore, is on
       the hook there. Schindler must indemnify nobody. Schindler is required under the
       contract documents to defend and indemnify Cranbrook and DePadua from or for
       losses connected with work done under quote this agreement close quote, which is
       the subcontract. The excavation work is not specifically excluded from this
       agreement as the agreement was amended with the subagreement.

               Therefore, Schindler is not on the hook to defend and indemnify Cranbrook.
       DePadua is required to indemnify Cranbrook for losses arising out of the work but
       only to the extent that they are caused by DePadua or a subcontractor’s negligence.
       The question raised there is was the accident caused by negligence? It’s [sic] the
       duty to indemnify triggered by the mere allegation of negligence and the Court
       finds that yes, it is. It would be nonsensical when we’re talking about here if the
       contract were to read that no cost of defense or no indemnification is required until
       and unless there’s a finding of negligence, that there would be different issues
       arising there if the case had gone to trial and had been determined that there was
       negligence and other issues meaning that there would be indemnification for any
       payment that would be required, but as I said the contract language would be
       nonsensical to require that there’s a finding of negligence before the requirement
       to defend is implicated where there is an allegation of negligence.

              Since losses furthermore includes attorneys fees and attorneys fees certainly
       have been incurred, the - - DePadua is obligated to indemnify Cranbrook.

        On July 15, 2021, the trial court entered an order granting Cranbrook’s motion for summary
disposition as to its third-party claim against Depadua Construction and denying Depadua
Construction’s motion for summary disposition as to that third-party claim and its cross-claim
against Schindler Elevator. The court further ordered that Depadua Construction had to defend
and indemnify both Cranbrook and Schindler Elevator. The matter remained pending as to the
issues of reimbursement of attorney fees and costs.

       On August 4, 2021, Depadua Construction filed a motion for reconsideration, arguing in
relevant part that there could be no duty to indemnify Cranbrook where no negligence was

                                                -6-
established with respect to the work performed, and there could be no duty to defend and indemnify
Schindler Elevator because Schindler Elevator never filed or pleaded a claim for such relief from
Depadua Construction. Moreover, the Upgrade Order Agreement was merely a change order and
did not supersede the prior subcontractor agreement between Depadua Construction and Schindler
Elevator.

       On October 12, 2021, the trial court entered an order denying Depadua Construction’s
motion for reconsideration, holding that the same issues, evidence, and arguments were previously
considered and the court was not persuaded that palpable error occurred.

       On November 2, 2021, Depadua Construction filed a motion raising objections to attorney
fees and costs submitted for reimbursement by Cranbrook and Schindler Elevator, arguing in
relevant part that the attorney fees and costs purportedly incurred in defending the underlying
premises liability case were not reasonable. For example, Depadua Construction billed a total of
$14,203.83 in costs and attorney fees and—for almost the same period of time—Cranbrook
claimed a total of $47,346.80 and Schindler Elevator claimed $36,021.90 in costs and attorney
fees. Therefore, Depadua Construction requested that a reasonable hourly rate be determined, for
a reasonable number of hours, as are supported by detailed records. And, further, that Schindler
Elevator’s bill of costs be rejected in its entirety because it never made a claim for defense or
indemnity.

        On November 8, 2021, Schindler Elevator filed a motion for attorney fees and costs,
arguing in relevant part that it was entitled to recover $36,021.90 in attorney fees and costs because
Depadua Construction was required to indemnify Schindler for any lawsuits, costs, and expenses
arising out of the Upgrade Order Agreement. Relying on the principles of law set forth in Smith v
Khouri, 481 Mich 519, 522; 751 NW2d 472 (2008) and Wood v Detroit Auto Inter-Ins Exch, 413
Mich 573, 588; 321 NW2d 653 (1982), Schindler Elevator argued that its attorney fees and costs
were reasonable for the work expended during this year-and-a-half complicated litigation
involving numerous pleadings, discovery requests, and motions.

        On November 16, 2021, Cranbrook filed a response to Depadua Construction’s motion
raising objections to attorney fees and costs submitted by Cranbrook and Schindler Elevator,
arguing in relevant part that the parties’ contract—specifically, Section 3.18—provided for the
payment of attorney fees through indemnification. Therefore, no court rule or statutory provision
need justify the award; rather, the parties’ contract justified the award as damages, not costs, so
the award can be in excess of taxable costs provided by rule or statute. In any case, Cranbrook
argued, the attorney fees submitted for reimbursement were reasonable under prevailing law in
that the hourly rate was reasonable and the number of hours expended were reasonable, as
demonstrated in the detailed billing records.

       On November 17, 2021, Cranbrook filed a motion for an award of attorney fees and costs,
arguing in relevant part that it was entitled to recover $47,346.80 in attorney fees and costs because
Depadua Construction was required to indemnify and hold Cranbrook harmless under their
contract. Cranbrook argued that its attorney fees and costs were reasonable under prevailing law,
including that the hourly rate was reasonable and the number of hours expended in this complex
matter were reasonable as demonstrated in the detailed billing records.

                                                 -7-
        On November 18, 2021, Schindler Elevator filed a response to Depadua Construction’s
motion regarding objections to costs and attorney fees, arguing in relevant part that its bill of costs
was detailed and reasonable yet Depadua Construction claimed, without any justification, that the
bill of costs was excessive. Schindler Elevator argued that it set forth its rationale for the
reasonable hourly rate submitted, as well as the reasonable number of hours spent on the defense
of this matter. Moreover, contrary to Depadua Construction’s claim, Schindler Elevator was not
required to file a counter-complaint requesting attorney fees because attorney fees under a
contractual provision need not be specifically pleaded.

        On November 24, 2021, the trial court heard oral arguments on the motions pertaining to
attorney fees and costs. The parties argued consistently with their briefs and the court concluded
that because the indemnification clause in the respective contracts between the parties required
that incurred attorney fees and costs be reimbursed, the court was not required to determine a
reasonable hourly rate or review the hours expended on the case for reasonableness. Accordingly,
the court stated that if the attorney fees and costs were actually incurred by Cranbrook and
Schindler Elevator, they must be reimbursed by Depadua Construction. Counsel for Cranbrook
and Schindler Elevator confirmed that their verified bills of costs reflected fees and costs actually
incurred and the trial court then held that Depadua Construction must reimburse those attorney
fees and costs.

       On December 3, 2021 the trial court entered an order granting Schindler Elevator’s and
Cranbrook’s motions for attorney fees and costs. Accordingly, a judgment was entered in favor
of Schindler Elevator, and against Depadua Construction, in the amount of $36,021.90, and a
judgment was entered in favor of Cranbrook, and against Depadua Construction, in the amount of
$47,346.80. This appeal followed.

                                           II. ANALYSIS

        Depadua Construction argues that it was not contractually obligated to defend and
indemnify either Cranbrook or Schindler Elevator, and thus, the trial court erred in granting
Cranbrook’s motion for summary disposition as to its third-party claim and erred in denying
Depadua Construction’s motion for summary disposition as to its own cross-claim against
Schindler Elevator. Therefore, Depadua Construction argues, these parties were not entitled to
attorney fees and costs, but even if they were, the trial court erred in awarding them the full amount
of their claimed attorney fees and costs without conducting an evidentiary hearing.

                    A. STANDARD OF REVIEW AND APPLICABLE LAW

        This Court reviews de novo a trial court’s decision on a motion for summary disposition.
Johnson v Recca, 492 Mich 169, 173; 821 NW2d 520 (2012). A motion for summary disposition
under MCR 2.116(C)(10) tests the factual support for a claim. Stone v Auto-Owners Ins Co, 307
Mich App 169, 173; 858 NW2d 765 (2014) (citation omitted). The pleadings, affidavits,
depositions, and other documentary evidence is reviewed in the light most favorable to the
nonmoving party to determine whether a genuine issue of material fact exists for the jury to decide.
Walsh v Taylor, 263 Mich App 618, 621; 689 NW2d 506 (2004). If reasonable minds could differ
on an issue, a genuine issue of material fact exists. Allison v AEW Capital Mgt, LLP, 481 Mich
419, 425; 751 NW2d 8 (2008).

                                                 -8-
        Principles of contract interpretation are well established. We review de novo issues of
contract interpretation. Rory v Continental Ins Co, 473 Mich 457, 464; 703 NW2d 23 (2005). The
goal of contract interpretation is to honor the parties’ intent and to enforce the contract’s plain
terms. Davis v LaFontaine Motors, Inc, 271 Mich App 68, 73; 719 NW2d 890 (2006). The
contract is read as a whole and meaning given to all of its terms. Wilkie v Auto-Owners Ins Co,
469 Mich 41, 50 n 11; 664 NW2d 776 (2003). That is, every word, phase, and clause must be
given effect. Klapp v United Ins Group Agency, Inc, 468 Mich 459, 468; 663 NW2d 447 (2003).
If no reasonable person could dispute the meaning of the contract’s plain language, this Court must
enforce that plain language as written. Rory, 473 Mich at 468. The rules that apply to contracts
in general also apply to the construction of indemnity contracts. Triple E Produce Corp v
Mastronardi Produce, Ltd, 209 Mich App 165, 172; 530 NW2d 772 (1995). If the language of
the indemnity provision is clear and unambiguous, it must be enforced as written. Burkhardt v
Bailey, 260 Mich App 636, 656; 680 NW2d 453 (2004). Like other contracts, an indemnification
provision must be construed to effectuate the intentions of the parties to the contract, which is
determined by review of the contract language, the situation of the parties, and the circumstances
involved in the initiation of the contract. Triple E Produce Corp, 209 Mich App at 172.

     B. CRANBROOK AND DEPADUA CONSTRUCTION CONTRACT DOCUMENTS

       The contract documents governing the relationship between Cranbrook and Depadua
Construction are titled as follows: (1) AIA Document A102-2007, Standard Form of Agreement
Between Owner and Contractor, and (2) AIA Document A201-2007, General Conditions of the
Contract for Construction. Cranbrook was designated as the “Owner,” and Depadua Construction
was designated as the “Contractor,” for the project at Cranbrook Senior Tower. See AIA
Document A102-2007, p 1. The “Contract Documents” formed the contract for construction
between Cranbrook and Depadua Construction and were not to be construed as creating a
contractual relationship between the owner, Cranbrook, and any subcontractor or sub-
subcontractor. See AIA Document A201-2007, § 1.1.2, p 10. But Depadua Construction was
permitted to enter into agreements with subcontractors for “[t]hose portions of the Work that the
Contractor does not customarily perform with [its] own personnel . . . .” See AIA Document A102-
2007, § 10.1, p 8. The “Work” was defined as “the construction and services required by the
Contract Documents . . . .” See AIA Document A201-2007, § 1.1.3, p 10.

       The indemnification provision provides:
       § 3.18 INDEMNIFICATION

       § 3.18.1 To the fullest extent 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. . . . [See AIA Document A201-2007, p 18.]

                                                 -9-
         On appeal, Depadua Construction argues that it was not contractually obligated to defend
or indemnify Cranbrook with regard to Dobbins’s bodily injuries and subsequent death because,
first, they did not arise out of or result from performance of the Work, and, second, there was no
evidence that Dobbins’s injuries and death were caused by negligent acts or omissions of Depadua
Construction or a subcontractor. In other words, Depadua Construction argues, for the
indemnification clause to be triggered there must be evidence of both a causal link to the work and
fault—and there is no evidence of either in this case.

        First, we reject Cranbrook’s argument on appeal that Depadua Construction had a duty to
defend Cranbrook, as well as a duty to indemnify, with regard to the underlying premises liability
lawsuit. The indemnification provision in the parties’ contract states: “To the fullest extent
permitted by law the Contractor shall indemnify and hold harmless the Owner . . . .” No duty to
defend was included in the indemnification provision. “Where the parties have contracted to create
duties that differ or extend beyond those established by general principles of law, and the terms of
the contract are not otherwise unenforceable, the parties must abide by the contractual duties
created.” Grand Trunk Western RR, Inc v Auto Warehousing Co, 262 Mich App 345, 351; 686
NW2d 756 (2004). The duty to defend is not the same as the duty to indemnify. In the context of
insurance law, a duty to defend may arise if the allegations of a third party against a policyholder
even arguably fall within the terms of the insurance policy coverage. See American Bumper &
Mfg Co v Hartford Fire Ins Co, 452 Mich 440, 450-451; 550 NW2d 475 (1996). But in other
commercial transactions not involving insurance law, whether a duty to defend exists is determined
by the language of the parties’ contract. Grand Trunk Western RR, Inc, 262 Mich App at 353.

         Here, the indemnification provision in the parties’ contract does not include a duty-to-
defend clause; rather, it only created a duty to indemnify—which is a more limited duty than the
broader duty to defend. See Busch v Holmes, 256 Mich App 4, 9; 662 NW2d 64 (2003). As
explained by this Court in Ajax Paving Indus, Inc v Vanopdenbosch Const Co, 289 Mich App 639;
797 NW2d 704 (2010), the duty to defend and the duty to indemnify are two concepts that are not
interdependent and “relate to distinctly different matters.” Id. at 649. The duty to defend
contemplates a duty to deny, contest, or oppose an allegation or claim while the duty to indemnify
“contemplates reimbursement for injuries/losses that have already been incurred.” Id. It is a well-
established principle of “contract law that parties are free to contract as they see fit, and the courts
are to enforce the agreement as written . . . .” Burkhardt, 260 Mich App at 657 (quotation marks
and citation omitted). Accordingly, Cranbrook’s argument that Depadua Construction had a duty
to defend Cranbrook with regard to the underlying premises liability lawsuit is without merit and
the trial court erred in concluding that Depadua Construction had the duty to defend Cranbrook in
that regard.

        Next, we turn to the issue whether the fact situation is covered by the indemnification
provision which “generally requires only a straightforward analysis of the facts and the contract
terms.” Grand Trunk Western RR, Inc, 262 Mich App at 356-357. The indemnification provision
provides in relevant part that Depadua Construction, as the contractor, was to indemnify and hold
harmless Cranbrook “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 . . . or death . . . , 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[.]”

                                                 -10-
        Depadua Construction argues, as it did in the trial court, that its duty to indemnify was not
triggered because there was no evidence that Dobbins’s injuries and death arose out of or resulted
from the performance of the Work and, moreover, there was no evidence that such injuries and
death were caused by the negligent acts or omissions of Depadua Construction or a subcontractor.
While the premises liability lawsuit alleged that Dobbins tripped and fell because of a purportedly
hazardous condition near the elevator where the Work was being performed, those allegations
were never proven because the premises liability lawsuit was dismissed. In other words, the fact
situation of the underlying claim consists of merely unproven allegations and that is not sufficient
to trigger indemnification. The trial court held that the mere allegation of negligence was sufficient
to trigger the duty to indemnify because “the contract language would be nonsensical to require
that there’s a finding of negligence before the requirement to defend is implicated where there is
an allegation of negligence.” We cannot agree.

       First, the trial court erred in concluding that Depadua Construction had a duty to defend,
as discussed above. Second, the mere allegation of negligence does not trigger the duty to
indemnify, i.e., reimburse for losses, under the plain terms of the parties’ contract. Liability was
expressly limited by the words “but only to the extent caused by the negligent acts or omissions of
the Contractor, a Subcontractor . . . .” As Depadua Construction points out, the indemnification
provision at issue in this case does not contain broad language like, for example, the
indemnification provision considered in Fischbach-Natkin Co v Power Process Piping, Inc, 157
Mich App 448, 450-451; 403 NW2d 569 (1987):
       The Subcontractor [] agrees to and shall indemnify, protect, defend and save
       harmless [the Contractor] from and against all liability or claimed liability for
       injuries, including death, to any and all persons whomsoever and for any and all
       property damage arising out of or resulting from or in any way connected with the
       work covered by this Subcontract or the operations or acts of commission or
       omission of the Subcontractor, his subcontractors, agents and employees.
       [Emphasis supplied.]

Similarly, the indemnity provision at issue in Ajax Paving Indus, Inc, 289 Mich App at 644-645,
provided in relevant part:
       Subcontractor agrees to indemnify [plaintiff] and MDOT and to hold each of them
       forever harmless from and against all suits, actions, legal or administrative
       proceedings, claims, demands, damages, judgments, liabilities, interest, attorney’s
       fees, costs and expenses of whatsoever kind or nature whether arising before or
       after completion of Subcontractor’s work and in any manner directly or indirectly
       caused, occasioned or contributed to, or claimed to be caused, occasioned or
       contributed to, by any act, omission[,] fault or breach of Subcontractor or of anyone
       acting under its direction, control, or on its behalf in connection with or incidental
       to the work of Subcontractor and regardless whether directly or indirectly caused,
       occasioned or contributed to, or claimed to be caused, occasioned or contributed
       to in part by a party indemnified hereunder or by anyone acting under their
       direction, control, or on their behalf. [Emphasis supplied.]

                                                -11-
         In contrast, the indemnification provision at issue in this case in more narrowly written; it
does not state that it is triggered for “claimed liability,” i.e., allegations of liability, and the
provision in this case requires specific causation via “negligent acts or omissions.” Because
plaintiff’s premises liability lawsuit was dismissed in its entirety without any determination of
relevant facts, there is no evidence that plaintiff’s allegations were true with regard to how Dobbins
fell or that such fall—and related injuries leading to Dobbins’s death—was caused by the negligent
acts or omissions of Depadua Construction or a subcontractor. “Michigan law provides
contracting parties with broad discretion in negotiating the scope of indemnity clauses.” Miller-
Davis Co v Ahrens Const, Inc, 495 Mich 161, 173; 848 NW2d 95 (2014). Simply stated, the scope
of the parties’ indemnification provision is limited; it does not include a duty to defend and it does
not include language requiring indemnification with regard to a cause of action claiming or
alleging that negligent acts or omissions gave rise to bodily injury or death. And because the
underlying case was dismissed on, basically, legal grounds, there were no conclusive factual
findings triggering the application of the parties’ contractual indemnification provision.
Accordingly, contrary to the trial court’s holding, Depadua Construction was not required to either
defend or indemnify Cranbrook with regard to the underlying premises liability case. It follows,
then, that Depadua Construction was not required to reimburse Cranbrook for its attorney fees and
costs allegedly incurred in defending the underlying premises liability case.

        In summary, the trial court erred in granting third-party plaintiff Cranbrook’s motion for
summary disposition, erred in denying third-party defendant Depadua Construction’s motion for
summary disposition, and erred in granting Cranbrook’s motion for attorney fees and costs. This
matter is remanded for entry of an order granting third-party defendant Depadua Construction’s
motion for summary disposition and dismissing third-party plaintiff Cranbrook’s claims against
Depadua Construction. The judgment entered in favor of Cranbrook and against Depadua
Construction in the amount of $47,346.80 is vacated.

       C. DEPADUA CONSTRUCTION AND SCHINDLER ELEVATOR CONTRACT

         Depadua Construction also argues on appeal that the trial court erred in denying its motion
for summary disposition as to its cross-claim against Schindler Elevator for contractual indemnity
arising from their subcontract agreement; instead, the trial court erroneously held that Depadua
Construction must defend and indemnify Schindler Elevator. We disagree with Depadua
Construction that Schindler Elevator had a duty to defend and indemnify Depadua Construction
arising from their subcontract. But we agree that Depadua Construction was not required to defend
and indemnify Schindler Elevator, and thus, was not required to reimburse Schindler Elevator for
its attorney fees and costs.

        The subcontract agreement between Depadua Construction and Schindler Elevator, dated
April 17, 2017, provides in relevant part that Schindler Elevator, as subcontractor, “shall provide
all labor, material, tools, equipment, layout, permits and inspection fees necessary for the complete
job of elevators including but not necessarily limited to” (1) updates to miscellaneous equipment,
cab interior updates, and hydraulic jack replacement. However, under the “Special Conditions”
section of the subcontract agreement, special condition number 16 stated: “Extra excavation in the
form of well drilling, if necessary, is not included.” The supplement attached to the subcontract
was titled “Terms and Conditions of the Subcontract Agreement and was labeled “Exhibit A.”
Paragraph D of that supplement is the indemnification provision which provides:

                                                -12-
       D. INDEMNIFICATION. To the fullest extend [sic] permitted by law,
       Subcontractor shall protect, defend, indemnify and save harmless Owner and/or the
       Contractor and their employees or agents from and against all losses, claims,
       demands, payments, damages, suits, actions, attorneys’ fees, recoveries and
       judgments of every nature and description brought or recovered against the Owner
       and/or the Contractor in any way connected with work done under this Agreement.
       Subcontractor shall also indemnify and save harmless Owner and/or the Contractor
       from and against all losses, claims, demands, payments, damages, suits, actions,
       attorneys’ fees, recoveries and judgments of every nature and description brought
       or recovered against Owner and/or the Contractor by employees of [sic] agents of
       Subcontractor, or of Subcontractors of Subcontractor caused or arising in any
       manner whatsoever, in the course of or in connection with work performed
       hereunder and regardless of the person of [sic] persons, including the Contractor
       and Owner, whose act or omission to act, whether negligent or not negligent,
       causes, results in or contributes to such loss, claim, demand, payments, damages,
       suit, action, attorneys’ fees, recovery of judgment; provided that this indemnity
       shall not apply to any liability arising from the sole negligence of the Contractor or
       the Owner, its agents or employees. This indemnity shall include any fees,
       expenses or sums spent in compromise of any claim included hereunder.

Paragraph J of that supplement contains miscellaneous provisions and provides in relevant part:
       J. MISCELLANEOUS PROVISIONS.

                                               * * *

       2. Changes in the Work. Contractor may, without invalidating this Subcontract or
       any bond given hereunder, order extra and/or additional work, deletions or other
       modifications to the Work, such changes to be effective only upon written order of
       Contractor. . . .

       The Subcontractor shall not be entitled to payment for additional work or work that
       deviates from the plans or specifications if such Work is performed without prior
       written authorization, in the form of a Construction Change Directive or Change
       Order, from the Contractor.

        Several months later, on September 5, 2017, Schindler Elevator drafted an “Upgrade Order
Agreement” addressed to Depadua Construction by which it proposed “to furnish and install . . .
Well Drilling for Hydraulic Jack replacement project (Small car only).” The Upgrade Order
Agreement incorporated the proposal of work submitted to Schindler Elevator by its sub-
subcontractor, Windy City Drilling, dated August 28, 2017. In fact pages two and three of the
Upgrade Order Agreement are almost identical to Windy City’s proposal and reference the
relationship between Windy City and Schindler Elevator as its “customer.” Section 14 of Windy
City’s Proposal to Schindler Elevator included an integration clause which stated: “This proposal
contains the entire understanding of the parties with respect to the subject matter of this Proposal.
This Proposal supercedes [sic] all prior agreements and understandings between the parties with

                                                -13-
respect to its subject matter. This Proposal may be amended only by a written instrument duly
executed by all of the parties or their successors or assigns.”

        This identical integration clause (with typographical error) was included in the Upgrade
Order Agreement Schindler Elevator addressed to Depadua Construction. Nevertheless, Depadua
Construction’s President/Manager, Scott A. Larry, executed the Upgrade Order Agreement
indicating his approval and acceptance of this Agreement, which included this integration clause
that applied to the subject-matter of well-drilling work. And because well-drilling work was
specifically excluded in special condition number 16 of the parties’ subcontract agreement, there
was no other conflicting, applicable integration clause that applied to the well-drilling work sub-
subcontracted by Schindler Elevator to Windy City Drilling. But we reject Schindler Elevator’s
contention that the integration clause in the Upgrade Order Agreement had the effect of
invalidating the entirety of the subcontract agreement between Depadua Construction and
Schindler Elevator; rather, that integration clause only applied as to the well-drilling work
described in the Upgrade Order Agreement.

        And we disagree with Depadua Construction that the Upgrade Order Agreement was a
change order—common in construction projects—which expanded the scope of work covered by
the subcontract consistent with Paragraph J, Section 2 titled “Changes in the Work.” First, well-
drilling work had been specifically excluded in the parties’ subcontract agreement. Second, this
separate agreement between Depadua Construction and Schindler Elevator was titled “Upgrade
Order Agreement” and not “Construction Change Directive” or “Change Order,” as termed in
Paragraph J, Section 2 (Changes-in-the-Work provision) of the parties’ original subcontract
agreement. Third, this Upgrade Order Agreement was not a typical or customary change order in
that it was not formatted like a typical change order; rather, it set forth additional terms and
conditions that were applicable with respect to the well-drilling work—and it included the
integration clause discussed above.

         Apparently, Schindler Elevator was willing to subcontract the required well-drilling work
to Windy City Drilling, but only if additional terms and conditions were agreed to by Depadua
Construction with respect to the well-drilling work. There were nine additional terms and
conditions that Depadua Construction agreed to as the “purchaser” of those services. At issue here
is the eighth term and condition:
       8. Purchaser agrees to defend, indemnify and hold Schindler harmless from and
       against any claims, lawsuits, demands, judgments, damages, costs and expenses
       arising out of this Agreement except to the extent caused by or resulting from the
       sole and direct fault of Schindler.

This indemnification provision applied only with respect to the well-drilling work to be performed
by Windy City Drilling; it did not apply to the scope of work set forth in the original subcontract
agreement between Depadua Construction and Schindler Elevator. While unusual, again, Depadua
Construction’s President/Manager, Scott A. Larry, executed the Upgrade Order Agreement
indicating his approval and acceptance of this Agreement which stated that the “terms and
conditions are incorporated herein by reference.” See Triple E Produce Corp, 209 Mich App at
172 (the intent of the contracting parties is determined by the contract’s plain language). We
reiterate: It is a well-established principle of “contract law that parties are free to contract as they

                                                 -14-
see fit, and the courts are to enforce the agreement as written . . . .” Burkhardt, 260 Mich App at
657 (quotation marks and citation omitted). Likewise, our Supreme Court has stated that
“competent persons shall have the utmost liberty of contracting and that their agreements
voluntarily and fairly made shall be held valid and enforced in the courts.” Terrien v Zwit, 467
Mich 56, 71; 648 NW2d 602 (2002) (quotation marks and citation omitted). Accordingly, contrary
to Depadua Construction’s cross-claim, Schindler Elevator had no duty to defend and indemnify
Depadua Construction against claims allegedly arising from well-drilling work. The original
subcontract between the parties did not apply to well-drilling work; rather, the Upgrade Order
Agreement only applied to well-drilling work and by that Agreement, Depadua Construction
agreed to defend and indemnify Schindler Elevator from claims arising from well-drilling work.

        The issue remains, however, whether Depadua Construction was charged with any duties
under that indemnification provision set forth in the Upgrade Order Agreement with respect to the
underlying premises liability lawsuit. Duties to defend, indemnify, and hold Schindler Elevator
harmless are owed only if the claim, lawsuit, demand, judgment, damages, costs, and expenses
arose out of the well-drilling Upgrade Order Agreement. And, as discussed above, because
plaintiff’s premises liability lawsuit was dismissed in its entirety without any determination of
relevant facts, there is no evidence as to how Dobbins fell or that such fall—and related injuries
leading to Dobbins’s death—was caused by or related in any way to the well-drilling work
described in the Upgrade Order Agreement. Although the underlying premises liability complaint
alleged that Dobbins tripped and fell “over the electrical cord/cardboard, mat combination” located
in front of the elevator, there was no evidence establishing which entity, if any, placed those
items—or even that those items were indeed located by the elevator. In other words, there is no
evidence that the well-drilling work or that Windy City Drilling was responsible for creating the
hazardous condition that allegedly existed. And there is no evidence establishing that Dobbins
did, in fact, trip and fall as a consequence of those items—as opposed to falling for some other
reason not related to the construction work. Therefore, contrary to the trial court’s holding,
Depadua Construction had no duty under the indemnification provision of the Upgrade Order
Agreement “to defend, indemnify and hold Schindler harmless” with regard to the underlying
premises liability action. It follows, then, that Depadua Construction was not required to reimburse
Schindler Elevator for its attorney fees and costs allegedly incurred in defending the underlying
premises liability case.

        In summary, the trial court did not err in denying cross-plaintiff Depadua Construction’s
motion for summary disposition as to its cross-claim against cross-defendant Schindler Elevator
because their subcontract agreement did not require Schindler Elevator to defend and indemnify
Depadua Construction with regard to the underlying premises liability case. But the trial court
erred in ordering Depadua Construction to defend and indemnify Schindler Elevator with regard
to the premises liability case, and also erred in granting Schindler Elevator’s motion for attorney
fees and costs. We affirm the denial of cross-plaintiff Depadua Construction’s motion for
summary disposition as to Schindler Elevator, reverse the order requiring Depadua Construction
to defend and indemnify Schindler Elevator, and remand for entry of an order denying Schindler
Elevator’s motion for attorney fees and costs.

      The judgment entered in favor of Cranbrook and against Depadua Construction in the
amount of $47,346.80 is vacated. The judgment entered in favor of Schindler Elevator and against
Depadua Construction in the amount of $36,021.90 is vacated.

                                               -15-
        Reversed in part, affirmed in part, judgments vacated, and remanded for proceedings
consistent with this opinion. We do not retain jurisdiction.

                                                        /s/ Mark J. Cavanagh
                                                        /s/ Deborah A. Servitto
                                                        /s/ Kristina Robinson Garrett

                                           -16-