5 Walworth, LLC v. Engerman Contracting, Inc.

2023 WI 51

SUPREME COURT OF WISCONSIN
CASE NO.: 2019AP1085 & 2019AP1086

COMPLETE TITLE: 5 Walworth, LLC,
Plaintiff,
v.
Engerman Contracting, Inc.,
Defendant,
Downes Swimming Pool Co., Inc. and The
Cincinnati Insurance Company,
Defendants-Third-Party Plaintiffs,
West Bend Mutual Insurance Company and General
Casualty Company of Wisconsin,
Defendants-Petitioners,
v.
Otto Jacobs Company, LLC,
Third-Party Defendant-Appellant,
Acuity, A Mutual Insurance Company,
Third-Party
Defendant-Respondent-Petitioner.

5 Walworth, LLC,
Plaintiff,
v.
Engerman Contracting, Inc.,
Defendant-Appellant,
Downes Swimming Pool Co., Inc. and The
Cincinnati Insurance Company,
Defendants-Third-Party Plaintiffs,
West Bend Mutual Insurance Company and General
Casualty Company of Wisconsin,
Defendants-Respondents-Petitioners,
v.
Otto Jacobs Company, LLC,
Third-Party Defendant,
Acuity, A Mutual Insurance Company,
Third-Party Defendant-Petitioner.

REVIEW OF DECISION OF THE COURT OF APPEALS
Reported at 399 Wis. 2d 240, 963 N.W.2d 779
PDC No: 2021 WI App 51 - Published

OPINION FILED: June 20, 2023
SUBMITTED ON BRIEFS:
ORAL ARGUMENT: September 12, 2022
SOURCE OF APPEAL:
COURT: Circuit
COUNTY: Walworth
JUDGE: Daniel Steven Johnson

JUSTICES:
HAGEDORN, J., delivered the majority opinion of the Court, in
which ANN WALSH BRADLEY, DALLET, and KAROFSKY, JJ., joined, and
in which ZIEGLER, C.J., joined except for ¶¶5, 7, 39-42, and 49.
ROGGENSACK, filed a concurring opinion. ZIEGLER, C.J., filed an
opinion concurring in part and dissenting in part, in which
REBECCA GRASSL BRADLEY, J., joined.

NOT PARTICIPATING:

ATTORNEYS:

For defendants-petitioners and defendants-respondents-
petitioners, there were briefs filed by Henry E. Koltz, Robert
F. Johnson, Douglas M. Raines, and Schmidt, Darling & Erwin,
Milwaukee, and von Briesen & Roper, S.C., Milwaukee. There was
an oral argument by Henry E. Koltz.

For third-party defendant-respondent-petitioner and third-
party defendant-petitioner, there were briefs filed by Joseph M.
Mirabella and Simpson & Deardorff, S.C. There was an oral
argument by Joseph M. Mirabella.

For third-party defendant-appellant and third-party
defendant, there was a brief filed by Sheila L. Shadman Emerson,
Scott R. Halloin, and Halloin Law Group, S.C., Milwaukee. There
was an oral argument by Sheila L. Shadman Emerson.

For defendant and defendant-appellant, there was a brief
filed by Thomas G. Gardiner and Gardiner, Koch, Weisberg &
Wrona, Lake Geneva. There was an oral argument by Michelle
LaGrota and Douglas M. Raines.

2
 2023 WI 51
NOTICE
This opinion is subject to further
editing and modification. The final
version will appear in the bound
volume of the official reports.
Nos. 2019AP1085 & 2019AP1086
(L.C. No. 2018CV319)

STATE OF WISCONSIN : IN SUPREME COURT

5 Walworth, LLC,

Plaintiff,

v.

Engerman Contracting, Inc.,

Defendant,

Downes Swimming Pool Co., Inc. and The
Cincinnati Insurance Company,

Defendants-Third-Party Plaintiffs,
FILED
West Bend Mutual Insurance Company and General JUN 20, 2023
Casualty Company of Wisconsin,
Sheila T. Reiff
Clerk of Supreme Court
Defendants-Petitioners,

v.

Otto Jacobs Company, LLC,

Third-Party Defendant-Appellant,

Acuity, A Mutual Insurance Company,

Third-Party
Defendant-Respondent-Petitioner.

5 Walworth, LLC,

Plaintiff,

v.
Engerman Contracting, Inc.,

Defendant-Appellant,

Downes Swimming Pool Co., Inc. and The
Cincinnati Insurance Company,

Defendants-Third-Party Plaintiffs,

West Bend Mutual Insurance Company and General
Casualty Company of Wisconsin,

Defendants-Respondents-Petitioners,

v.

Otto Jacobs Company, LLC,

Third-Party Defendant,

Acuity, A Mutual Insurance Company,

Third-Party Defendant-Petitioner.

HAGEDORN, J., delivered the majority opinion of the Court, in
which ANN WALSH BRADLEY, DALLET, and KAROFSKY, JJ., joined, and
in which ZIEGLER, C.J., joined except for ¶¶5, 7, 39-42, and 49.
ROGGENSACK, filed a concurring opinion. ZIEGLER, C.J., filed an
opinion concurring in part and dissenting in part, in which
REBECCA GRASSL BRADLEY, J., joined.

REVIEW of a decision of the Court of Appeals. Affirmed.

¶1 BRIAN HAGEDORN, J. This is an insurance dispute over

damages allegedly caused by the deficient construction of an in-

ground pool. The pool cracked and caused vast amounts of water
to leak into the surrounding soil. In the end, the homeowner
 No. 2019AP1085 & 2019AP1086

had to demolish the entire pool structure and construct a new

one. Two of the insurers in this case issued commercial general

liability (CGL) polices to the general contractor, and the other

issued a CGL policy to the supplier of the shotcrete pump mix

used to construct the pool. In this suit by the homeowner, all

three insurers seek summary judgement declaring that their

policies do not provide coverage to their insureds.

¶2 A threshold question in this case concerns how to

analyze whether there has been "property damage" caused by an

"occurrence" under the three CGL policies. The argument centers

around our decision in Wisconsin Pharmacal Co., LLC v. Nebraska

Cultures of California, Inc., where we stated that "property

damage" under a CGL policy requires damage to "other property"

and utilized the "integrated systems analysis"——a test derived

from tort law——to assess whether other property was damaged.

2016 WI 14, ¶28, 367 Wis. 2d 221, 876 N.W.2d 72. At a basic

level, the integrated systems analysis asks whether the product

is part of an integrated whole such that any damage can be
ascribed only to the product itself, rather than to other

property. Wausau Tile, Inc. v. Cnty. Concrete Corp., 226

Wis. 2d 235, 249-50, 593 N.W.2d 445 (1999). The insurers here

argue we must first undertake this analysis to determine whether

any "property damage" occurred for purposes of determining an

initial grant of coverage under their policies.

¶3 We do not see it the same way. With the benefit of

hindsight, we conclude our approach in Pharmacal was a departure
from our well-established law. The decision flatly contradicted
2
 No. 2019AP1085 & 2019AP1086

prior cases without addressing those conflicts head on. See,

e.g., Am. Fam. Mut. Ins. Co. v. Am. Girl, Inc., 2004 WI 2, ¶¶6,

24, 35, 268 Wis. 2d 16, 673 N.W.2d 65. Pharmacal wrongly stated

that "property damage" must be to "other property" for purposes

of determining an initial grant of coverage in a CGL policy. It

then improperly imported the integrated systems analysis to

determine if "other property" was damaged. Accordingly, we

overrule these portions of Pharmacal, and affirm, as we have

repeatedly said, that our task in insurance coverage disputes is

to read the policy and give effect to the parties' agreement.

Therefore, we return to that contract-focused analysis here.

¶4 General Casualty Company of Wisconsin, the insurer for

general contractor Engerman Contracting, Inc., contends that its

policy does not provide an initial grant of coverage because the

issues related to the pool did not constitute "property damage"

caused by an "occurrence" as those terms are defined in the

policy. We disagree. Reviewing the record before us on summary

judgment, we conclude that a trier of fact could conclude that
the water leakage and consequent cracks in the pool and damage

to the surrounding soil constituted property damage caused by an

occurrence. Accordingly, General Casualty is not entitled to

summary judgment.

¶5 West Bend Mutual Insurance Company, which also insures

Engerman, asserts that its policy does not provide an initial

grant of coverage for two reasons. First, it likewise contends

there was no "property damage" caused by an "occurrence" under
its policy. In this regard, West Bend's policy is materially
3
 No. 2019AP1085 & 2019AP1086

identical to General Casualty's policy, and West Bend is not

entitled to summary judgment on this argument for the same

reasons. Alternatively, West Bend claims Engerman knew that the

property damage occurred before the policy period began and

therefore the policy does not provide coverage. We disagree.

The record before us does not conclusively establish that the

property damage here was a continuation, change, or resumption

of the damage Engerman knew about before the policy began.

Therefore, West Bend is not entitled to summary judgment.

¶6 Finally, Acuity, A Mutual Insurance Company is the

insurer for Otto Jacobs Company, the entity that provided the

shotcrete used to construct the floor and walls of the pool.

Acuity argues that its policy does not provide an initial grant

of coverage and that, even if there is an initial grant of

coverage, the "your product" exclusion precludes coverage. We

see it differently. Acuity's policy likewise provides coverage

when "property damage" is caused by an "occurrence." If Otto

Jacobs supplied defective shotcrete, a trier of fact could
determine that it caused the water leakage——an occurrence——and

damaged the surrounding soil and pool structure. Moreover, a

trier of fact could conclude based on this record that the "your

product" exclusion in Acuity's policy does not apply here when

the property damage is to the surrounding soil and pool complex—

—more than just Otto Jacobs' product or arising from the

product. Therefore, Acuity is not entitled to summary judgment.

4
 No. 2019AP1085 & 2019AP1086

¶7 Accordingly, we affirm the decision of the court of

appeals and remand back to the circuit court for further

proceedings.

I. BACKGROUND

¶8 5 Walworth LLC owns lakeshore property in Lake Geneva

and hired Engerman to serve as the general contractor for

construction of an in-ground swimming pool complex. Engerman

subcontracted with Downes Swimming Pool Co., Inc. to construct

the pool complex, which included both a main pool and a

children's pool. Otto Jacobs supplied Downes with a ready-mixed

concrete called shotcrete commonly used in swimming pool

construction. Construction began in June 2012 and finished that

August.

¶9 Shortly after the contractors finished the project, 5

Walworth noticed a leak in the main pool and in the children's

pool. The leaking persisted in the summers of 2013, 2014, and

2015, with Downes attempting to repair the leaks each year. In
2015, 5 Walworth commissioned a report from engineering firm

Wiss, Janney, Elstner Associates, Inc. (WJE). WJE's final

report, which is part of the summary judgment record, concluded

that the pool walls cracked because of less than optimal

installation, moist conditions due to significant water leakage,

and the placement of steel reinforcing bars. It determined that

the cracking would continue, with either new cracks forming or

existing cracks worsening. While the report took samples from
the main pool, WJE concluded that the children's pool faced the
5
 No. 2019AP1085 & 2019AP1086

same probable cause of cracking. The report also mentioned the

findings of soil reports from neighboring properties which

indicated that water existed at levels above the normal water

table. The report recommended removing unsuitable soils from

one of the neighboring properties. Ultimately, 5 Walworth hired

a new contractor to demolish the old pool and construct a new

one, which was completed in October 2017.

¶10 In 2018, six years after the initial construction, 5

Walworth sought damages for demolition of the old pool and

construction of a new one. It brought a complaint against

subcontractor Downes and its insurer, and against general

contractor Engerman and its insurers——West Bend and General

Casualty. The complaint alleged negligence against Downes, and

breach of contract, breach of implied warranty of

merchantability and fitness, negligence, and violation of Wis.

Stat. § 100.18(1) (2021-22) against Engerman.1 Downes filed a

third-party complaint against shotcrete provider Otto Jacobs and

its insurer Acuity, alleging Otto Jacobs was negligent in
providing Downes inferior shotcrete.2 Engerman and West Bend

then brought a cross-claim against Downes (and its insurer) and

Otto Jacobs for contribution and/or indemnification.

1On appeal, Engerman does not challenge the circuit court's
ruling that there was no coverage arising out of 5 Walworth's
Wis. Stat. § 100.18 claim. Accordingly, we do not address this.

All subsequent references to the Wisconsin Statutes are to
the 2021-22 version.
2Downes did not originally name Acuity in this complaint;
Acuity intervened.

6
 No. 2019AP1085 & 2019AP1086

¶11 General Casualty, West Bend, and Acuity tendered a

defense of their respective insureds. They all moved to

bifurcate and litigate coverage. Each moved for summary

judgment and requested declarations that they did not have a

duty to indemnify or further defend under their policies. With

respect to General Casualty and West Bend's motions, the circuit

court3 concluded that there was no property damage caused by an

occurrence——only faulty workmanship——and therefore the insurers

owed no coverage. And when analyzing Acuity's motion against

shotcrete provider Otto Jacobs, the court applied the integrated

systems analysis we utilized in Pharmacal to conclude there was

no property damage caused by an occurrence and therefore no

coverage. Accordingly, the circuit court granted all three

motions for summary judgment and dismissed the three insurers

from the action.

¶12 The two insureds, Engerman and Otto Jacobs, appealed

the grant of summary judgment against them. The court of

appeals consolidated the appeals and reversed. 5 Walworth, LLC
v. Engerman Contracting, Inc., 2021 WI App 51, 399 Wis. 2d 240,

963 N.W.2d 779. All three insurers then filed separate

petitions for review which we granted.

3The Honorable Daniel S. Johnson of the Walworth County
Circuit Court presided.

7
 No. 2019AP1085 & 2019AP1086

II. ANALYSIS

¶13 This case comes before us on motions for summary

judgment by the insurers seeking a declaration that their

policies do not provide coverage to their insureds. All three

insurers tendered a defense, so we are analyzing if they are

entitled to summary judgment on the question of coverage based

on the full record, not just the complaint. See Est. of

Sustache v. Am. Fam. Mut. Ins. Co., 2008 WI 87, ¶29, 311

Wis. 2d 548, 751 N.W.2d 845. "Summary judgment is appropriate

when there is no genuine issue of material fact and 'the moving

party is entitled to judgment as a matter of law.'" Quick

Charge Kiosk LLC v. Kaul, 2020 WI 54, ¶9, 392 Wis. 2d 35, 944

N.W.2d 598 (quoting Wis. Stat. § 802.08(2)). We review motions

for summary judgment independently, without deference to the

lower courts. Id. The legal issues in this case require us to

interpret the terms of three insurance contracts. This also

presents questions of law we review independently. Am. Girl,

268 Wis. 2d 16, ¶23.
¶14 We begin our analysis by clearing up confusion

engendered by our decision in Pharmacal regarding how to analyze

whether a CGL policy provides an initial grant of coverage. We

then apply the proper framework to this case based on the facts

presented in the summary judgment record, examining the three

policies in turn.

8
 No. 2019AP1085 & 2019AP1086

A. Pharmacal

¶15 Before we explain Pharmacal's errors, we begin by

outlining our standard approach to these kinds of cases. CGL

policies, like those here, are a particular type of insurance

contract that protect "the insured against liability for damages

the insured's negligence causes to third parties." Wis. Label

Corp. v. Northbrook Prop. & Cas. Ins. Co., 2000 WI 26, ¶27, 233

Wis. 2d 314, 607 N.W.2d 276. This kind of policy is designed to

insure against "the possibility that the goods, products or work

of the insured, once relinquished or completed, will cause

bodily injury or damage to property other than to the product or

completed work itself, and for which the insured may be found

liable." Id. (quoting another source).

¶16 When analyzing whether an insurance policy provides

coverage, we examine the terms of the policy and compare it to

the facts in the record. See, e.g., Am. Girl, 268 Wis. 2d 16,

¶32 ("[W]hether the insuring agreement confers coverage depends

upon whether there has been 'property damage' resulting from an
'occurrence' within the meaning of the CGL policy language.").4

4See also Day v. Allstate Indem. Co., 2011 WI 24, ¶36, 332
Wis. 2d 571, 798 N.W.2d 199 (noting that a claim fell within a
policy's initial grant of coverage because there was bodily
injury); Everson v. Lorenz, 2005 WI 51, ¶27, 280 Wis. 2d 1, 695
N.W.2d 298 (explaining that the complaint did not allege
property damage and therefore did not trigger insurance
coverage); Wis. Label Corp. v. Northbrook Prop. & Cas. Ins. Co.,
2000 WI 26, ¶¶28-32, 233 Wis. 2d 314, 607 N.W.2d 276 (concluding
the facts in the record did not satisfy the policy definition of
property damage); Acuity v. Soc'y Ins., 2012 WI App 13, ¶15, 339
Wis. 2d 217, 810 N.W.2d 812 (stating "[w]e begin with the policy
language and then examine the factual pleadings to determine
whether there is an initial grant of coverage."); United Co-op.
9
 No. 2019AP1085 & 2019AP1086

We conduct this analysis in three stages. Id., ¶24. First, we

determine if the policy "makes an initial grant of coverage."

Id. If so, we "examine the various exclusions to see whether

any of them preclude coverage." Id. Finally, should any

exclusion apply, we "look to see whether any exception to that

exclusion reinstates coverage." Id.

¶17 In American Girl, this court was faced with several

issues germane to the issues before us today. By way of

background, American Girl involved "a construction project gone

awry." Id., ¶3. A soil engineer had given faulty advice to the

general contractor, leading to problematic soil settlement

underneath the completed warehouse. Id. This then damaged the

building's foundation, which eventually led to the building

being declared unsafe and torn down. Id., ¶¶3, 5.

¶18 The CGL insurer in that case argued that the economic

loss doctrine should bar coverage under the CGL policy. Id.,

¶34. Not so, we concluded. Id., ¶¶34-36. "The economic loss

doctrine operates to restrict contracting parties to contract
rather than tort remedies for recovery of economic losses

associated with the contract relationship." Id., ¶35. It is a

remedies principle applicable in tort cases, and "does not

determine whether an insurance policy covers a claim, which

depends instead upon the policy language." Id. Thus, while the

economic loss doctrine may preclude recovery in tort, it should

v. Frontier FS Co-op., 2007 WI App 197, ¶13, 304 Wis. 2d 750,
738 N.W.2d 578 (indicating that the record established an
occurrence as that term is defined in the policy).

10
 No. 2019AP1085 & 2019AP1086

not be used to ascertain if a CGL policy——a contract——provides

coverage. Id., ¶36.

¶19 Turning then to the contract language, we examined

whether there was an initial grant of coverage, which (as is the

case here) required an inquiry into whether an "occurrence,"

defined as an "accident," caused "property damage." Id., ¶37.

The insurer argued that the defective work could not constitute

an "occurrence" because CGL policies are not meant to cover an

insured's defective work or product. Id., ¶39. That general

principle is correct, we explained, but not because it is not an

"occurrence" under the policy. Id. Rather, the reason an

insured's defective work or product is generally not covered by

a CGL policy is due to the business risk exclusions in the CGL

policy. Id. This exclusions analysis only comes into play in

the second stage after a determination of an initial grant of

coverage——that an "occurrence" caused "property damage." Id.,

¶47. As such, the insurer incorrectly tried to incorporate the

exclusions analysis into the initial coverage determination.
Id.

¶20 After clarifying these issues, we concluded there was

an accident, i.e., an occurrence, which caused property damage,

thus providing an initial grant of coverage. Id., ¶49. We then

considered the exclusions——step two of the analysis——along with

other issues in the case, the details of which are unnecessary

here. Id., ¶¶50-86. With this background in place, we turn to

Pharmacal.

11
 No. 2019AP1085 & 2019AP1086

¶21 In Pharmacal, the supplier of a supplement tablet sued

two companies that provided an improper species of bacteria.

Pharmacal, 367 Wis. 2d 221, ¶¶4-7. The incorrect bacteria was

blended with the other ingredients of the supplement and

compressed into tablet form; none of the ingredients could be

separated. Id., ¶5. We then considered whether there was

"property damage" caused by an "occurrence" under the terms of

the CGL policies for the insurers of the companies that supplied

the wrong bacteria. Id., ¶¶8-9, 23. Our analysis went wayward

in two respects.

¶22 First, in conducting the initial grant of coverage

analysis, Pharmacal reasoned that to constitute "property

damage" under the CGL policy, the damage must be to "other

property." Id., ¶¶24-27. The policy language in Pharmacal,

however, made no mention of an "other property" requirement.

Like the three policies at issue here, property damage was

defined as, "Physical injury to tangible property, including all

resulting loss of use of that property." Id., ¶23.
¶23 Rather than relying on the language in the CGL policy,

Pharmacal supported this "other property" requirement by citing

two prior opinions: Wisconsin Label Corp., 233 Wis. 2d 314 and

Vogel v. Russo, 2000 WI 85, 236 Wis. 2d 504, 613 N.W.2d 177.

Both were discussed in American Girl, however, and neither

contains such a requirement as part of the initial grant of

coverage analysis. The portions cited in Pharmacal were not in

the initial grant of coverage discussions; they were general
comments on the purpose of a CGL policy. See Wis. Label Corp.,
12
 No. 2019AP1085 & 2019AP1086

233 Wis. 2d 314, ¶27; Vogel, 236 Wis. 2d 504, ¶17. The cited

language simply explains that the risk insured in a CGL policy

includes "damage to property other than to the product or

completed work itself." Wis. Label Corp., 233 Wis. 2d 314, ¶27

(quoting another source). But as American Girl explains in

depth, this is true because of the business risk exclusions, not

the initial coverage determination. See 268 Wis. 2d 16, ¶¶39,

43 (discussing Vogel, 236 Wis. 2d 504). In effect, then,

Pharmacal incorporated an "other property" analysis that may be

relevant to the policy's business exclusions (stage two) into

the determination of whether an "occurrence" caused "property

damage" (stage one). See 367 Wis. 2d 221, ¶¶24-27.

¶24 Pharmacal's second error stems from its first.

Because the court thought it must analyze whether there was

damage to "other property" when analyzing whether "property

damage" occurred, Pharmacal enlisted the assistance of the

integrated systems analysis. Id., ¶27-28. By way of

background, for a tort claim to survive the economic loss
doctrine, the damage alleged must be to other property——

something other than a loss to the defective product itself.

Wausau Tile, 226 Wis. 2d at 247-48. The integrated systems

analysis is used to ascertain whether damage to a defective

component of an integrated system constitutes damage to other

property. Id. at 249. In Wausau Tile, we embraced the

integrated system analysis from the Restatement (Third) of

Torts, which states in part:

13
 No. 2019AP1085 & 2019AP1086

What constitutes harm to other property rather than
harm to the product itself may be difficult to
determine. A product that nondangerously fails to
function due to a product defect has clearly caused
harm only to itself. A product that fails to function
and causes harm to surrounding property has clearly
caused harm to other property. However, when a
component part of a machine or a system destroys the
rest of the machine or system, the characterization
process becomes more difficult. When the product or
system is deemed to be an integrated whole, courts
treat such damage as harm to the product itself.
Id. at 249 (quoting Restatement (Third) of Torts § 21 cmt. e

(1997)). Again, the purpose of this test is to ascertain if a

party may pursue tort remedies, or whether the economic loss

doctrine bars them, leaving the plaintiff to pursue only

contract remedies.

¶25 So rather than focus its analysis on the policy

language, Pharmacal took this integrated systems analysis from

tort law and held that such an analysis is "necessary when

evaluating coverage under a CGL policy." 367 Wis. 2d 221, ¶28.

Pharmacal painted with a broad brush and seemed to incorporate

the integrated systems analysis into all determinations of
whether "property damage" has occurred under the terms of a CGL

policy. See id.

¶26 This move was problematic for several reasons. As

we've noted, it runs headlong into the fundamental principle

running through our insurance cases that policy interpretation

should focus on the language of the insurance policy. See,

e.g., Am. Girl, 268 Wis. 2d 16, ¶¶6, 32, 35; supra ¶16 n.4. And

relatedly, this broad directive flatly contradicts our holding
in American Girl that we resolve whether an insurance policy

14
 No. 2019AP1085 & 2019AP1086

covers a claim based on the policy language and without resort

to tort principles such as the economic loss doctrine, and by

implication, the integrated systems analysis used to assess its

application. Compare Am. Girl, 268 Wis. 2d 16, ¶¶6, 34-35 with

Pharmacal, 367 Wis. 2d 221, ¶¶28, 34-35.

¶27 This is important because economic loss doctrine

principles are aimed at keeping tort law and contract law

separate. Once again, the "economic loss doctrine generally

operates to confine contracting parties to contract rather than

tort remedies for recovery of purely economic losses associated

with the contract relationship." Am. Girl, 268 Wis. 2d 16, ¶6.

The economic loss doctrine maintains "the fundamental

distinction between tort law and contract law." Hinrichs v. DOW

Chemical Co., 2020 WI 2, ¶29, 389 Wis. 2d 669, 937 N.W.2d 37

(quoting another source). By keeping these purely economic

losses in the realm of contract, commercial parties are free to

assess the economic risks and contract accordingly. Id. The

commercial purchaser is empowered to "assume, allocate, or
insure against that risk." Id. (quoting another source).

¶28 This is why we made clear in American Girl that the

economic loss doctrine should not be used to ascertain if a CGL

policy (a contract) provides coverage. We followed the same

approach in Wausau Tile, where even though the tort claims were

barred by the economic loss doctrine, that conclusion was

separate from whether the insurer had a duty to defend based on

the language of the insurance policy. 226 Wis. 2d at 259, 265-
68.
15
 No. 2019AP1085 & 2019AP1086

¶29 In addition, Pharmacal's conclusion was an outlier,

and raises further doctrinal anomalies. As the Seventh Circuit

recognized in Haley v. Kolbe & Kolbe Millwork Co., "[t]he

economic-loss doctrine generally does not apply to insurance-

coverage disputes." 866 F.3d 824, 828 (7th Cir. 2017). Yet it

recognized that we did exactly that in Pharmacal, while at the

same time affirming our traditional focus on the policy language

in other parts of the opinion. Id. at 828-29. In the end, the

Seventh Circuit seemingly concluded that Pharmacal was not as

broad as its language suggests, and determined the integrated-

systems analysis was not appropriate in an insurance dispute

where the underlying claim concerned leaky windows. Id. The

court of appeals in the decision we are reviewing similarly

struggled with how to square Pharmacal's adoption of the

integrated systems analysis with our standard approach of

applying the facts to the terms of the policy. 5 Walworth, LLC,

399 Wis. 2d 240, ¶37. It could not be, the court of appeals

reasoned, that Pharmacal should be read "as importing language
that does not exist into a policy." Id.

¶30 In this case, the insurers ask us to enforce what we

said in Pharmacal——that the integrated systems analysis is

"necessary when evaluating coverage under a CGL policy." 367

Wis. 2d 221, ¶28. The insureds, on the other hand, do not ask

us to overrule Pharmacal. They instead ask that we limit its

application——much like the Seventh Circuit did in Haley and the

court of appeals did below. But while Haley and the court of
appeals made admirable attempts to reconcile our conflicting
16
 No. 2019AP1085 & 2019AP1086

statements, this case illustrates inconsistencies that cannot be

remedied by affirming both approaches. We are reluctant to

reject the holding of a case so recently decided, and to do so

without being asked by the parties. But as we see it, this case

forces us to choose whether to remain consistent with our prior

cases, or follow the new course charted by Pharmacal. In the

end, we conclude we must bring consistency and clarity to this

area of law that is now muddled by Pharmacal's missteps.

¶31 Therefore, we overrule Pharmacal's holding

incorporating the integrated systems analysis into insurance

policy disputes. We further reject and overrule its

incorporation of an "other property" analysis into the initial

determination of whether an occurrence has caused "property

damage" under an insurance policy.5 The proper approach is the

one we laid out in American Girl and multiple other cases: our

task is to interpret and apply the language of the insurance

policy. In doing so, we follow the three-step process we

outlined above. We first examine if the policy makes an initial
grant of coverage, then analyze if any exclusions preclude

coverage, and finally, review if any exceptions to a particular

exclusion reinstate coverage. Am. Girl, 268 Wis. 2d 16, ¶24.

5 While we overrule Pharmacal's improper incorporation of
the integrated systems analysis into all CGL claims and its
errant focus on damage to "other property" when analyzing if
there is "property damage," we do not address the decision's
analysis on other matters.

17
 No. 2019AP1085 & 2019AP1086

¶32 These clarifications in place, we turn to the

arguments by each of the three insurers that their policies do

not provide coverage and they are entitled to summary judgment.

B. General Casualty's Policy

¶33 General Casualty issued a CGL policy to Engerman, the

general contractor. Engerman faces claims arising out of its

allegedly faulty installation and construction of the pool.

General Casualty moved for summary judgment and contends that

its policy does not provide an initial grant of coverage to

Engerman because "property damage" was not caused by an

"occurrence."

¶34 General Casualty's policy provides that coverage is

triggered by "property damage" if the "'property damage' is

caused by an 'occurrence.'" "Property damage" and "occurrence"

are both defined terms in the policy. "Property damage," as

relevant here, means "[p]hysical injury to tangible property,

including all resulting loss of use of that property." And
"'Occurrence' means an accident, including continuous or

repeated exposure to substantially the same general harmful

conditions." "Accident" is not a defined term in the policy,

but Wisconsin courts have interpreted identical policy language

many times. Generally, an "accident" is "an event or condition

occurring by chance or arising from unknown or remote causes,"

or "an event which takes place without one's foresight or

expectation." Am. Girl, 268 Wis. 2d 16, ¶37 (quoting Webster's

18
 No. 2019AP1085 & 2019AP1086

Third New Int'l Dictionary of the English Language 11 (2002);

Black's Law Dictionary 15 (7th ed. 1999)).

¶35 When we compare these policy terms to the record, we

conclude a jury could find that property damage caused by an

occurrence existed. We observe and reiterate the basic

principle "that while faulty workmanship is not an 'occurrence,'

faulty workmanship may cause an 'occurrence.'" Acuity v. Soc'y

Ins., 2012 WI App 13, ¶24, 339 Wis. 2d 217, 810 N.W.2d 812. For

example, we held in American Girl that faulty workmanship caused

soil to settle. 268 Wis. 2d 16, ¶5. The settling was an

accident, and therefore an occurrence, that caused property

damage. Id. The court of appeals reasoned similarly in a case

where faulty work by a subcontractor resulted in leaking

windows. Kalchthaler v. Keller Constr. Co., 224 Wis. 2d 387,

391-92, 591 N.W.2d 169 (Ct. App. 1999). The court of appeals

explained that an initial grant of coverage was present because

the window leaking was an accident, and thus an occurrence, that

caused property damage. Id. at 397. The court of appeals again
utilized the same approach in a case where faulty excavation

techniques (faulty workmanship) accidentally caused soil erosion

(an occurrence) which led part of a building to collapse

(property damage). Acuity, 339 Wis. 2d 217, ¶17. The lesson

from our case law examining similar policy language is this:

faulty workmanship is not an occurrence, but faulty workmanship

can lead to an occurrence that causes property damage.

¶36 Turning to the summary judgment record, the WJE report
concluded that cracks in the main pool occurred, and therefore
19
 No. 2019AP1085 & 2019AP1086

water leaked into the surrounding soil. This was the result,

according to the report, of less-than-optimal installation of

the shotcrete and poor placement of steel reinforcing bars,

among other reasons. The improper installation of the shotcrete

and the incorrect placement of the steel reinforcing bars are

not enough on their own to constitute an occurrence; if proven,

that is faulty workmanship. But the record can support a

conclusion that this faulty work caused the pool to crack and

leak, and those cracks became worse as the pool leaked and

destabilized the surrounding soil. The cracks, leakage, and

soil damage could constitute accidents——unexpected and

unforeseen events——caused by improper installation. And these

cracks and the damage to the surrounding soil also could

constitute physical injuries to the homeowner's tangible

property——i.e., property damage as defined by the policy.6 In

the end, 5 Walworth claims the whole pool complex was

compromised and needed to be rebuilt. Therefore, a trier of

fact could conclude that General Casualty's policy provides an
initial grant of coverage because there is property damage

caused by an occurrence as those terms are defined in the

policy. As such, General Casualty is not entitled to summary

The WJE report states that while the cracks were initially
6

caused by less-than-optimal installation of the shotcrete and
poor placement of the steel reinforcing bars, among other
reasons, they continued to worsen in part due to the
destabilization of the soil. Thus, while the cracks were
initially an occurrence, their continued growth——caused at least
in part by the water in the surrounding soil——could constitute
property damage.

20
 No. 2019AP1085 & 2019AP1086

judgment. And because it does not argue at this stage that any

of its policy's exclusions preclude coverage, we end our inquiry

here.

C. West Bend's Policy

¶37 West Bend also issued a CGL policy to Engerman. It

asserts the policy does not provide an initial grant of coverage

for two reasons: (1) there was no "property damage" caused by

an "occurrence" and (2) Engerman knew about the property damage

before the policy issued.

¶38 With respect to the first argument, West Bend's policy

language granting coverage when "property damage" is caused by

an "occurrence" is identical to General Casualty's policy.

Furthermore, both policies were issued to the same insured

(Engerman) defending against the same claims; West Bend's policy

applies to the facts in the same way. Therefore, for the

reasons explained above, a factfinder could conclude based on

the facts in this summary judgment record that "property damage"
was caused by an "occurrence." West Bend is not entitled to

summary judgment on this argument.

¶39 West Bend's second argument fares no better. West

Bend's policy only insures "property damage" that "occurs during

the policy period." The policy provides that if an insured or

authorized employee "knew, prior to the policy period, that

the . . . 'property damage' occurred, then any continuation,

change or resumption of such . . . 'property damage' during or
after the policy period will be deemed to have been known prior
21
 No. 2019AP1085 & 2019AP1086

to the policy period." So, if Engerman knew of the property

damage before the policy issued, West Bend's policy does not

provide coverage.

¶40 West Bend's first policy issued to Engerman commenced

on October 27, 2013. But West Bend argues Engerman knew of the

property damage well before then. After the pool complex was

completed in August 2012, 5 Walworth noticed a leak almost

immediately. John Engerman, the President and CEO of Engerman

and an insured under West Bend's policy, sent and received

emails in August of 2012 that indicate he visited the pool

complex and noted that subcontractor Downes replaced the

stonework that was near the children's pool——the believed source

of the leak. The leak persisted into May of 2013, and Downes

investigated the issue the next month. Emails in June of 2013,

that John Engerman was copied on in August 2013, reveal that

Engerman knew the pool complex, and the children's pool in

particular, was still leaking. These emails state that, "The

auto fill is running 24/7 and cannot keep up with the leak" and
that, "Clearly it is a LEAK." West Bend contends these facts

clearly show that Engerman knew about the property damage at

issue in this case before its policy began.

¶41 Engerman interprets the record differently. It

contends this issue should be remanded because John Engerman

testified in his deposition that he believed the leaking in both

2012 and 2013 referred to waterproofing issues with the

stonework near the children's pool——not the property damage at
issue here. Engerman further maintains the record is
22
 No. 2019AP1085 & 2019AP1086

insufficient on whether the leaking that occurred in 2012 and

2013 gave rise to the property damage at issue in this case.

¶42 We conclude the record is insufficient for us to

determine, as a matter of law, that Engerman knew about the

property damage alleged here prior to the commencement of its

policy with West Bend. West Bend's argument relies on the

inference that the property damage in this case was a

"continuation, change or resumption" of the damage Engerman knew

about in 2012 and 2013. But the record does not conclusively

establish this link. The WJE report does not connect the damage

Engerman knew of in 2012 and 2013 to the later cracks in the

pool and damage to the surrounding soil. And John Engerman

testified that he did not know of these specific problems until

2016. On summary judgment, we draw reasonable inferences in the

light most favorable to the non-moving party. Burbank Grease

Servs., LLC v. Sokolowski, 2006 WI 103, ¶40, 294 Wis. 2d 274,

717 N.W.2d 781. Here, that's Engerman. So, while West Bend's

arguments might win the day before a jury, West Bend is not
entitled to summary judgment on the theory that its policy does

not provide an initial grant of coverage.7

D. Acuity's Policy

¶43 Acuity issued a CGL policy to Otto Jacobs, the

shotcrete supplier. According to the third-party complaint,

7 West Bend does not argue at this stage that any of the
policy's exclusions preclude coverage. Its two arguments are
focused solely on the initial grant of coverage.

23
 No. 2019AP1085 & 2019AP1086

Otto Jacobs negligently provided subcontractor Downes with

inferior shotcrete to construct the pool. Acuity argues that

its policy does not provide an initial grant of coverage because

there was no "property damage" caused by an "occurrence." And

even if it does, Acuity asserts the policy's "your product"

exclusion precludes coverage. Neither argument prevails at this

stage and on this record.

¶44 Acuity's policy, like those of General Casualty and

West Bend, provides an initial grant of coverage when "property

damage" "is caused by an occurrence." And it has identical

definitions of "property damage" and "occurrence" to those

previously discussed. The analysis is slightly different under

this policy, however, because of the nature of the claim against

Otto Jacobs. Namely, the allegation is that the product

supplied by Otto Jacobs for use in the construction project——the

shotcrete——was defective.

¶45 Acuity's arguments seeking summary judgment largely

ask us to see the allegedly defective shotcrete as part of an
integrated system, the pool complex. We decline to do so.

Rather, the proper analysis based on the language of the policy

is whether the defective shotcrete (assuming this is proven) led

to an accident, which then caused property damage. As we have

discussed, the water leakage, among other things, is sufficient

to constitute an accident. And this led to cracking in the

pool, further leakage, damage to the surrounding soil, and

eventually, replacement of the entire pool complex. If the
shotcrete was defective, a jury could find that it led to an
24
 No. 2019AP1085 & 2019AP1086

accident (water leakage at the very least) that caused property

damage. Therefore, at this stage of the proceedings, Acuity's

policy does not preclude an initial grant of coverage to Otto

Jacobs.

¶46 That leads us to Acuity's alternative argument that

its "your product" exclusion precludes coverage. This exclusion

bars coverage to "Property damage to your product arising out of

it or any part of it." We already addressed the definition of

"property damage" above. And relevant here, "'Your product'

means: a. Any goods or products, other than real property,

manufactured, sold, handled, distributed or disposed of by: (1)

You."

¶47 Here, Otto Jacobs' product is the shotcrete. Acuity

argues that the "your product" exclusion applies because of

damage to the shotcrete, and damages necessarily incurred to

repair or replace the allegedly defective shotcrete. However,

the record does not clearly establish this as a matter of

undisputed fact; significant evidence cuts the other way. The
WJE report stated the cracks in the shotcrete arose not from a

deficiency in Otto Jacob's product, but from installation errors

(by a different company with a different insurer), moist

conditions in the soil, and placement of the steel reinforcing

bars. Therefore, Acuity is not entitled to summary judgment on

the theory that its "your product" exclusion bars coverage.

25
 No. 2019AP1085 & 2019AP1086

III. CONCLUSION

¶48 Resolution of the parties' dispute requires us to

overrule portions of our decision in Pharmacal. The main

takeaway is this: When analyzing if there is "property damage"

under a CGL policy in the initial grant of coverage stage, we do

not employ the integrated systems analysis nor do we limit our

review of property damage to damage to "other property." We

apply the terms of the policy.

¶49 Doing so here, we affirm the decision of the court of

appeals. With respect to General Casualty's policy, we conclude

it is not entitled to summary judgment because a trier of fact

could conclude there is "property damage" caused by an

"occurrence" as those terms are defined in its policy. For the

same reasons, West Bend is not entitled to summary judgment on

its argument there is no "property damage" caused by an

"occurrence." And West Bend is also not entitled to summary

judgment on its argument that Engerman knew of the property

damage prior to the commencement of West Bend's policy because
the record does not sufficiently establish that the property

damage here was a continuation, change, or resumption of the

damage Engerman knew about before the policy began. Finally, we

conclude that Acuity is not entitled to summary judgment on

either of its arguments. A trier of fact could conclude that

there was "property damage" caused by an "occurrence" and that

the property damage is to more than just Otto Jacobs' product or

arising from the product.

26
 No. 2019AP1085 & 2019AP1086

By the Court.—The decision of the court of appeals is

affirmed, and the cause is remanded to the circuit court for

further proceedings consistent with this opinion.

27
 Nos. 2019AP1085 & 2019AP1086.pdr

¶50 PATIENCE DRAKE ROGGENSACK, J. (concurring). The

majority opinion appears not to understand the judicial history

of the commercial law doctrines that underlie Wis. Pharmacal

Co., LLC v. Neb. Cultures of Cal., Inc., 2016 WI 14, 367 Wis. 2d

221, 876 N.W.2d 72, Wausau Tile, Inc. v. Cnty. Concrete Corp.,

226 Wis. 2d 235, 593 N.W.2d 445 (1999), Vogel v. Russo, 2000 WI

85, 236 Wis. 2d 504, 613 N.W.2d 177, Am. Fam. Mut. Ins. Co. v.

Am. Girl, Inc., 2004 WI 2, 268 Wis. 2d 16, 673 N.W.2d 65 and

Wis. Label Corp. v. Northbrook Prop. & Cas. Ins. Co., 2000 WI

26, 233 Wis. 2d 314, 607 N.W.2d 276. Because it does not

recognize the judicial history of interpretations of terms in a

Commercial General Liability (CGL) insurance policy, it relies

entirely on American Girl, which decision was a sea change in

judicial interpretations of "property damage" in a CGL policy,

as I explain more fully below.

¶51 At times the majority opinion misuses foundational

commercial analyses such as the integrated system, economic loss

doctrine and their interplay with the three-step process we use

to determine whether there is coverage under a CGL insurance
policy.1 The majority opinion does so, in part, because it does

not factor into its analysis the purpose of a CGL policy, when

1We articulated the three-step process in Wis. Pharmacal
Co., LLC v. Neb. Cultures of Cal., Inc., 2016 WI 14, ¶22, 367
Wis. 2d 221, 876 N.W.2d 72 (citing Preisler v. Gen. Cas. Ins.
Co., 2014 WI 135, ¶22, 360 Wis. 2d 129, 857 N.W.2d 136). First,
we examine the facts of the claim to decide "whether the policy
makes an initial grant of coverage." Pharmacal, 367 Wis. 2d
221, ¶22. If so, we examine whether any policy exclusions
preclude coverage. Id. Lastly, "we analyze exceptions to the
exclusion to determine whether any exception reinstates
coverage." Id.

1
 Nos. 2019AP1085 & 2019AP1086.pdr

it is purchased by a contractor to cover liability that a

contractor may have to another person, for bodily injury to them

or to their property. Stated otherwise, a CGL policy has been

held to cover the risk of tort liability of a contractor that

could arise from the contractor's acts that injure other persons

or their property.

¶52 I agree that the facts are as yet too undeveloped to

determine each of the coverage defenses mounted by General

Casualty, West Bend Mutual Insurance and Acuity Mutual

Insurance. Therefore, I would affirm the court of appeals. In

so doing, I fully examine the judicial history of the risk that

a CGL policy had been held to cover and the unarticulated change

of potential coverage for a CGL policy that was first

accomplished in American Girl. I also explain the limited

application of the integrated systems analysis employed in

Pharmacal. In so doing, I concur in the remand ordered by the

majority opinion.

I. DISCUSSION

¶53 Insurance policies insure against various risks of
liability that may be generated by the insured. As a general

matter when a contractor is the insured, a CGL policy insures

the risk that the contractor may be negligent and cause damage

to other persons or their property. Restatement of Law,

Liability Insurance, Ch. 1, § 7. If the damages are purely

economic, contract remedies, not tort remedies, are available.

Sunnyslope Grading, Inc. v. Miller, Bradford & Risberg, Inc.,

148 Wis. 2d 910, 916, 437 N.W.2d 213 (1989). This conclusion is
grounded in the economic loss doctrine, which precludes purely

2
 Nos. 2019AP1085 & 2019AP1086.pdr

economic damages due to a defective product or service that are

disguised as tort claims unless personal injury or damage to

property other than the defective product are present. Daanen &

Janssen, Inc. v. Cedarapids, Inc., 216 Wis. 2d 395, 402, 573

N.W.2d 842 (1998). Whether the damage to property is to "other

property" is sometimes difficult to ascertain.

¶54 In East River S.S. Corp. v. Transamerica Delaval,

Inc., 476 U.S. 858 (1986), the United States Supreme Court

explained why there are occasions when determining whether the

damaged property was, or was not, that of another is difficult.

In reasoning to its conclusion, the Court employed an integrated

systems analysis.

¶55 There, charterers of supertankers brought suit against

the turbine manufacturer, claiming design and manufacturing

defects that caused supertankers to malfunction while on the

high seas. Damages were sought. Id. at 860. In coming to its

decision the Court said, "In the traditional 'property damage'

cases, the defective product damages other property. In this

case, there was no damage to 'other' property. . . . [The]
supertanker's defectively designed turbine components damaged

only the turbine itself." Id. at 867. In so concluding, the

Court regarded each turbine as a single integrated unit. Id.

The Court explained, "Since all but the very simplest of

machines have component parts, [a contrary] holding would

require a finding of 'property damage' in virtually every case

where a product damages itself. Such a holding would eliminate

the distinction between warranty and strict products liability."
Id.

3
 Nos. 2019AP1085 & 2019AP1086.pdr

¶56 Whether damage that occurs through the acts of the

insured requires damage to other property for CGL coverage

varies state by state. See James Duffy O'Connor, What Every

Court Should Know About Insurance Coverage for Defective

Construction, 5 J. Am. Coll. Constr. L. No. 1 (2011) (explaining

that in states applying the business risk doctrine, the event

insured is "the possibility that the goods, product or work of

the insured . . . will cause bodily injury or damage to property

other than the product or completed work itself, and for which

the insured may be liable."). See also, Jeffrey P. Aken &

Tamara Hayes O'Brien, Contractor Coverage For Construction

Claims Under CGL Policies, 44 Tort Trial & Ins. L.J. 993 (2009)

(reviewing whether property damage must be to property other

than that provided by the insured is decided differently in

different jurisdictions).

¶57 Until American Girl, Wisconsin courts had concluded

that the property damage addressed in a CGL policy was damage to

other property. Reviewing that history is important to

understanding the case before us. I begin with Vogel because it
is an early and clearly stated case: "The risk intended to be

insured [in a CGL policy] is the possibility that the goods,

products or work of the insured . . . will cause bodily injury

or damage to property other than to the product or completed

work itself, and for which the insured may be found liable."

Vogel, 236 Wis. 2d 504, ¶17 (citing Bulen v. West Bend Mut. Ins.

Co., 125 Wis. 2d 259, 264-65, 371 N.W.2d 392 (Ct. App. 1985),

4
 Nos. 2019AP1085 & 2019AP1086.pdr

which quoted Weedo v. Stone-E-Brick, Inc., 405 A.2d 788, 791

(N.J. 1979)).2

¶58 Wausau Tile arose in the context of another CGL

coverage dispute. Wausau Tile, 226 Wis. 2d at 266. It involved

breach of warranty/contract, negligence and strict liability

claims. Id. at 242.

¶59 Wausau Tile had combined Medusa concrete, aggregate,

water and other materials to make Terra pavers. The pavers

cracked and Wausau Tile sued County Concrete, claiming the

Medusa concrete was defective. County Concrete referred the

claim to its insurer, Travelers Insurance. Travelers moved to

dismiss, claiming there was no damage to other property, which

is the type of damage that was then necessary for a CGL policy

to afford coverage.

Physical harm to property other than the product
itself may also be measured by the cost of repair or
replacement of the product. Consequently, we must
determine whether Wausau Tile has alleged repair or
replacement costs as a measure of harm to property
other than the defective product.
Id. at 248-49.

¶60 Travelers alleged it had no duty to defend on the

breach of warranty/contract claims. Id. at 243. We agreed

2 The majority dismisses our use of Vogel by adding
"includes" to modify a Wis. Label quote as: "simply explains
that the risk insured in a CGL policy includes 'damage to
property other than to the product or completed work itself.'
[Citing] [Wis. Label Corp. v. Northbrook Prop. & Cas. Ins. Co.,
2000 WI 26, ¶27, 233 Wis. 2d 314, 607 N.W.2d 276]." (Emphasis
added.) Majority op., ¶23. However, in its conclusion that
there was no initial grant of coverage, Wis. Label explained,
"[CGL policies] provide coverage for the insured's liability for
physical injury to, or loss of use of, another's property."
Id., ¶33.

5
 Nos. 2019AP1085 & 2019AP1086.pdr

because the damages from those claims were purely economic and

therefore, they were contract damages barred by the economic

loss doctrine. Id. at 259.

¶61 In consideration of whether the insurer had a duty to

defend County Concrete on the remaining tort claims, a key issue

was whether the damage that occurred was to property other than

the contracted for defective property.3 Id. at 247 (the

"economic loss doctrine does not preclude a product purchaser's

claims of personal injury or damage to property other than the

product itself"). "In short, economic loss is damage to a

product itself or monetary loss caused by the defective product,

which does not cause personal injury or damage to other

property." Id. (quoting Daanen, 216 Wis. 2d at 402).

¶62 For many years, it was important to correctly resolve

the question of what type of property damage was at issue

because a CGL policy, prior to American Girl, had insured the

risk of damage to "other property," not damage solely to the

contracted for product or service. Vogel, 236 Wis. 2d 504, ¶17;

Wis. Label, 233 Wis. 2d 314, ¶58. It was a performance bond
that insured risk that the work performed would not meet the

requirements of the contract under which it was performed. See

Gaastra v. Vill. of Fairwater, 77 Wis. 2d 7, 252 N.W.2d 60

3The majority opinion does not understand the two decisions
we made in Wausau Tile, wherein we denied coverage for the
contract claims and explained potential coverage existed for the
tort claims when a defective product causes "personal injury or
damage to other property." Wausau Tile, Inc. v. Cnty. Concrete
Corp., 226 Wis. 2d 235, 247, 259, 593 N.W.2d 445 (1999).

6
 Nos. 2019AP1085 & 2019AP1086.pdr

(1977); Kniess v. Am. Sur. Co. of N.Y., 239 Wis. 261, 300 N.W.

913 (1941).

¶63 Accordingly, we agreed with Travelers, concluding that

damage to the pavers themselves was not damage to other

property. We determined other property was not damaged by the

allegedly defective cement because the pavers constituted an

integrated system or product where one component could not be

separated from the other components. Wausau Tile, 226 Wis. 2d

at 249 (citing Restatement (Third) of Torts § 21 cmt. e (1997),

which acknowledged and explained the use of the integrated

systems rule).

¶64 Our opinion in Wausau Tile reasoned that "[d]amage by

a defective component of an integrated system to either the

system as a whole or other system components is not damage to

'other property.'" Id. (citing East River S.S., 476 U.S. at

867-68). The "United States Supreme Court has recognized that

courts have interpreted the Supreme Court's decision in East

River S.S. as standing for the proposition that when harm

results from a defective component of a product, the product
itself is deemed to have caused the harm." Wausau Tile, 226

Wis. 2d at 250 (citing Saratoga Fishing Co. v. J.M. Martinac &

Co., 520 U.S. 875, 883 (1997)).

¶65 American Girl also involved a CGL coverage claim.

However, American Girl provided coverage for contract damages,

which was an unarticulated sea change from our prior holdings.

Before American Girl, the first step of our three-step coverage

analysis for a CGL policy had been to assess whether there was
damage to property other than or in addition to the insured's

7
 Nos. 2019AP1085 & 2019AP1086.pdr

defective work. If that were not the case, as American Girl may

have held but did not articulate, CGL policies would function as

performance bonds. Am. Girl, 268 Wis. 2d 16, ¶94 (Crooks, J.,

dissenting).

¶66 The claim in American Girl was that Renschler, the

general contractor for constructing a building, breached its

warranty by failing to construct a building that was free from

defects as it warranted it would do in the construction

contract. Id., ¶¶4, 21. Breach of warranty is a contract

claim. Tietsworth v. Harley-Davidson, 2007 WI 97, ¶10, 303

Wis. 2d 94, 735 N.W.2d 418.

¶67 American Family Insurance argued that because American

Girl's claim was for breach of warranty/breach of contract it

was not an "occurrence" under its policy because CGL policies

are not intended to cover contract claims arising out of the

insured's defective work. Id., ¶39.4 While acknowledging that

it had been held that CGL policies do not cover claims arising

out of the insured's defective work, American Girl shifted the

focus of the allegation posed by American Family and responded
that the lack of coverage in the past had occurred due to

business risk coverage exclusions in insurance policies.5 Id.

Faulty workmanship is not an accident unless it causes an
4

unexpected harm, and occurrences are defined as accidents.
Smith v. Anderson, 2017 WI 43, ¶91, 374 Wis. 2d 715, 893 N.W.2d
790 (Abrahamson, J., dissenting); Am. Fam. Mut. Ins. Co. v. Am.
Girl, Inc., 2004 WI 2, ¶5, 268 Wis. 2d 16, 673 N.W.2d 65.

It was possible to find an initial grant of coverage due
5

to faulty work of the contractor when that contracted for work
harmed other property and then to deny coverage based on the
policy's business risk exclusion to coverage. However, we had
repeatedly concluded that there was no property damage of the
type required by a CGL policy, when no property of another was
8
 Nos. 2019AP1085 & 2019AP1086.pdr

However, business risk exclusions could apply only if there had

been an initial grant of coverage under the first step of our

coverage analysis to which the exclusion was then applied at the

second step of our analysis.

¶68 In shifting the focus of the contention American

Family Insurance actually made, American Girl ignored years of

our decisions that had held that under a CGL policy, the term

"property damage" required damage to property other than or in

addition to damage to the contracted for product or services.

Stated otherwise, nowhere in the American Girl decision does it

reflect any recognition that the words of the policy defining

property damage repeatedly had been interpreted by this court to

require damage to property other than the product Renschler

produced for American Girl.6 The majority opinion got by what

may have been an initial stumbling block by never addressing the

"other property" concern and concluding that the soil settlement

was the result of a subcontractor's alleged negligence. Id.,

¶¶5, 9. However, alleged negligence of a subcontractor would

enter only at the third step of our coverage analysis where we
consider exceptions to any policy exclusions found during the

second step of the analysis.

¶69 American Girl's providing coverage under a CGL policy

for damage because of the defective work of a contractor that

damaged no identified other property was a huge sea change from

damaged. See decisions pre-American Girl discussed above.
6 It was undisputed that the damage at issue in American
Girl was solely to the defective building that Renschler
contracted for and constructed. Id., ¶¶13-16.

9
 Nos. 2019AP1085 & 2019AP1086.pdr

our past decisions. In past cases, personal injury or property

damage to another was necessary to afford an initial grant of

coverage under a CGL policy. Wausau Tile, 226 Wis. 2d at 248-

49; Vogel, 236 Wis. 2d 504, ¶17; Bulen, 125 Wis. 2d at 264-65;

Wis. Label, 233 Wis. 2d 314, ¶58. Because American Girl did not

address the question that American Family Insurance posed to

find an initial grant of coverage, American Girl did not address

whether the damaged property was "other property." In so doing,

it effected a significant change in insurance law, and it did

not tell the reader about the change that it was making.7

¶70 Pharmacal presented another CGL policy dispute. The

majority contends that Pharmacal "flatly contradicted prior

cases without addressing those conflicts head on."8 The majority

opinion cites not one single case to support this broad

assertion. However, as I explained above through the use of

this court's past opinions, it is the majority opinion that has

not undertaken a sufficient study of the judicial history of CGL

policies. Our decision in Pharmacal did not recognize the

significant change in the definition of property damage under a
CGL policy that American Girl may have made but did not

articulate. Instead, Pharmacal applied our past requirement

that property damage under a CGL policy must include damage to

more than the insured's work.

7Perhaps the court did not recognize that it was making a
change in CGL insurance law because the court sat five in
American Girl. The majority was three justices, with two
justices dissenting and two justices not participating.
8 Majority op., ¶3.

10
 Nos. 2019AP1085 & 2019AP1086.pdr

¶71 In Pharmacal, problems arose when, at Pharmacal's

request, Nutritional Manufacturing provided a probiotic tablet

that incorporated a different species of bacteria than Pharmacal

requested. Pharmacal, 367 Wis. 2d 221, ¶5. Nebraska Cultures

had provided the defective bacterium that Nutritional had used.

Id. Once provided, the bacterium was mixed with other

ingredients and compressed into tablet form. Id. None of the

ingredients could be separated from one another after

compression into a tablet. Id.

¶72 Netherlands Insurance and Evanston Insurance moved to

dismiss Pharmacal's complaint. They contended that Pharmacal's

underlying claims arose from incorporating a defective

ingredient into Pharmacal's probiotic supplement tablets. The

insurers asserted that this error did not damage other property

because the tablets were an integrated system and therefore, the

other ingredients in the tablets could not be separated out in a

way that would demonstrate damage to "other property." Damage

to other property was required in order to have an initial grant

of coverage under their CGL policies. Id., ¶24 (citing Wis.
Label, 233 Wis. 2d 314, ¶27).

¶73 In assessing whether the defective ingredient damaged

other property, we identified the usual three steps to determine

whether there was potential policy coverage of the claim.

Pharmacal, 367 Wis. 2d 221, ¶22. We began with whether there

was an initial grant of coverage under the terms of the policy.

Id., ¶23. We addressed the "standard CGL definition of property

damage."

11
 Nos. 2019AP1085 & 2019AP1086.pdr
The risk intended to be insured [in a CGL policy] is
the possibility that the goods, products or work of
the insured, once relinquished or completed, will
cause bodily injury or damage to property other than
to the product or completed work itself, and for which
the insured may be found liable.
Id., ¶24 (quoting Wis. Label, 233 Wis. 2d 314, ¶27 (alteration

in original)). We reasoned that the damage to "other property"

requirement was important because a "CGL policy. . . is not a

performance bond." Pharmacal, 367 Wis. 2d 221, ¶26.

¶74 In order to assess whether the damage that occurred

from the defective bacterium caused damage to other property, we

analyzed "whether a supplement tablet is an integrated system

because if it is, damage to the system has been defined as

damage to the product itself, not damage to other property."

Id., ¶27 (citing Wausau Tile, 226 Wis. 2d at 249).9 We employed

an integrated systems analysis because of the factual difficulty

in determining whether the defective bacterium damaged only

itself or also damaged other property.

¶75 We reasoned that an integrated system analysis is

sometimes necessary when evaluating whether there is an initial

grant of coverage under a CGL policy because of the historic

requirement that damage to property of another was required for

an initial grant of coverage. Wis. Label, 233 Wis. 2d 314, ¶27;

East River S.S., 476 U.S. at 867-68. Accordingly, whether to

9The majority opinion errs when it implies that Pharmacal
concludes that an integrated systems analysis always is
necessary when evaluating coverage under a CGL policy. Majority
op., ¶31. Whether an integrated systems analysis is appropriate
depends on the factual setting from which CGL coverage is
asserted. Wausau Tile, 266 Wis. 2d at 249; Pharmacal, 367
Wis. 2d 221, ¶31.

12
 Nos. 2019AP1085 & 2019AP1086.pdr

employ an integrated systems analysis depends on the facts under

which the insurance coverage dispute arises. We analyzed the

undisputed facts to decide whether the tablet was to be treated

as a unified whole or "whether a defective component can be

separated out such that the claimed damage constitutes damage to

property other than the defective component itself." Pharmacal,

367 Wis. 2d 221, ¶28; see also East River S.S., 476 U.S. at 867-

68 (explaining that a defective component of a product does not

damage other property when the component is part of an

integrated system). In Pharmacal, we concluded that once

ingredients were compressed into tablets, a unified whole was

created, and therefore, there was no property damage to other

property, which a CGL policy had required for an initial grant

of coverage.

¶76 We discussed how supplying an incorrect bacterium

affected a potential grant of coverage by reviewing whether

supplying that bacterium was an "occurrence" under the

Netherlands policy. Pharmacal, 367 Wis. 2d 221, ¶¶51-56. We

concluded that the breach of contract in supplying an incorrect
bacterium was not an "occurrence" in and of itself. Id., ¶52.

Glendenning's Limestone & Ready-Mix v. Reimer, 2006 WI App 161,

¶39, 295 Wis. 2d 556, 721 N.W.2d 704 (explaining that "faulty

workmanship in itself is not an 'occurrence'——that is, 'an

accident'——within the meaning of the CGL policy"). Property

damage or personal injury resulting from the breach must follow

if there is to be an initial grant of coverage because the

policy at issue was a CGL policy. Pharmacal, 367 Wis. 2d 221,
¶56. Accordingly, the property damage necessary was damage to

13
 Nos. 2019AP1085 & 2019AP1086.pdr

other property, which had not occurred. Id. Therefore, there

was no initial grant of potential coverage.

¶77 The majority opinion overrules Pharmacal, even though

no party asked the court to do so.10 It overrules Pharmacal

because it does not understand the integrated system analysis

and why it was applied in that case to determine whether there

was property damage to other property once tablets were

constructed.11 It also does not understand the sea change that

may have occurred in American Girl, wherein damages for breach

of warranty (a contract claim) were covered by American Family's

CGL policy without a finding that the breach of warranty had

caused damage to other property.

¶78 The majority opinion asserts, "Pharmacal wrongly

stated that 'property damage' must be to 'other property' for

purposes of determining an initial grant of coverage in a CGL

policy."12 The majority cites Kalchthaler v. Keller Constr. Co.,

224 Wis. 2d 387, 591 N.W.2d 169 (Ct. App. 1999), in support of

that contention. However, Kalchthaler employed our pre-American

Girl CGL analysis relating to other property. Kalchthaler
involved poorly installed windows that leaked, and due to that

Majority op., ¶31.
10 It is risky to overrule a past
decision without briefs from the parties and when the majority
does not understand the commercial doctrines that drive the past
decision.

We have held that certain types of contamination provided
11

through the insured's action, when they pose personal injury
dangers, can constitute property damage under a CGL policy.
Northridge Co. v. W.R. Grace & Co., 162 Wis. 2d 918, 937-38, 471
N.W.2d 179 (1991). Pharmacal did not raise those concerns.
12 Majority op., ¶3.

14
 Nos. 2019AP1085 & 2019AP1086.pdr

leakage damaged draperies and wallpaper. Id. at 397. In

explaining its reasoning, Kalchthaler said, "Under well-

established case law, a CGL policy does not cover faulty

workmanship, only faulty workmanship that causes damage to other

property." Id. at 395. The damage to other property was damage

to draperies and wallpaper.

¶79 As it criticizes Pharmacal, the majority opinion

states the proper standard for assessing property damage under a

CGL policy:

This kind of policy is designed to insure against "the
possibility that the goods, products or work of the
insured, once relinquished or completed, will cause
bodily injury or damage to property other than to the
product or completed work itself, and for which the
insured may be found liable."
(citing Wis. Label, 233 Wis. 2d 314, ¶27 (emphasis in the

original)).13 The majority opinion then relates that when

considering coverage, "we examine the terms of the policy and

compare it to the facts of record. . . . Whether the insuring

agreement confers coverage depends upon whether there has been

'property damage' resulting from an 'occurrence' within the

meaning of the CGL policy language."14

¶80 I agree with all of that, but what the majority misses

is that the words, "property damage," in a CGL policy have had

at least 24 years of interpretation by this court as requiring

damage to property other than the contracted-for product.15 This

13 Id., ¶15.
14 Id., ¶16.
15See e.g., Wausau Tile, 226 Wis. 2d at 248-49; Vogel v.
Russo, 2000 WI 85, ¶17, 236 Wis. 2d 504, 613 N.W.2d 177;
Northridge, 162 Wis. 2d at 932, Wis. Label, 233 Wis. 2d 314,
15
 Nos. 2019AP1085 & 2019AP1086.pdr

requirement serves the purpose of keeping the risk for which a

CGL policy is issued (see Wis. Label quoted above) from risks

that may be insured by a performance bond such as poor contract

performance. The words of the policy are key, but the reader

must understand the judicial history that surrounds their

interpretation. See In re Estate of Atkinson, 19 Wis. 2d 272,

278, 120 N.W.2d 109 (1963) (explaining that the meaning of even

statutory terms are affected by prior judicial interpretations).

¶81 The majority also finds fault with Pharmacal's use of

Vogel and Wis. Label because the "portions cited in Pharmacal

were not in the initial grant of coverage discussions; they were

general comments on the purpose of a CGL policy. . . . The

cited language simply explains that the risk insured in a CGL

policy includes 'damage to property other than to the product or

completed work itself.'"16 The majority is only partially right.

Discussions of property damage were in general comments on the

purpose of a CGL policy, but they were repeated when initial

grants of coverage were discussed. Vogel, 236 Wis. 2d 504,

¶¶17, ¶21; Wis. Label, 233 Wis. 2d 314, ¶¶27, ¶33.
¶82 The majority opinion finds fault with Pharmacal's use

of the integrated systems analysis.17 The majority also

characterizes the economic loss doctrine as "tort principles"

that "[implicate] the integrated systems analysis."18 "Although

¶27.
16 Majority op., ¶23.
17 Id., ¶24.
18 Id., ¶26.

16
 Nos. 2019AP1085 & 2019AP1086.pdr

both the economic loss doctrine and the integrated systems

analysis may appear in the same opinion, they address different

commercial concerns. Simply stated, the economic loss doctrine

is a judicial doctrine that prevents suing in tort for damages

that are simply breach of contract damages, unless other

property also has been damaged. Foremost Farms USA Coop. v.

Performance Process, Inc., 2006 WI App 246, ¶¶13-14, 297 Wis. 2d

724, 726 N.W.2d 289; Kaloti Enters., Inc. v. Kellogg Sales Co.,

2005 WI 111, ¶27, 283 Wis. 2d 555, 699 N.W.2d 205. The

integrated systems analysis is used to determine whether there

has been damage to property other than the work of the insured,

when an integrated system is alleged to be factually present.

East River S.S., 476 U.S. at 867 (see above). "If damaged

property is not 'other property' under the 'integrated system'

test, the economic loss doctrine applies and tort claims are

barred." Foremost Farms, 297 Wis. 2d 724, ¶16.

¶83 The majority opinion relies on Haley v. Kolbe & Kolbe

Millwork Co., 866 F.3d 824 (7th Cir. 2017), to support its

attack on Pharmacal.19 It quotes Haley as criticizing
Pharmacal's use of the economic loss doctrine in the context of

an insurance coverage dispute.20 Haley has a long way to go in

19 Id., ¶29.

In its discussion of Haley v. Kolbe Millwork Co.,
20

866 F.3d 824 (7th Cir. 2017), the majority approves Haley's
statement that applying the economic loss doctrine to an
insurance coverage dispute is exactly what Pharmacal did.
Majority op., ¶29. What Pharmacal actually says is, "the
economic loss doctrine does not control a coverage dispute and,
therefore is not at issue here." Pharmacal, 367 Wis. 2d 221,
¶32.
17
 Nos. 2019AP1085 & 2019AP1086.pdr

providing an accurate articulation of commercial doctrines and

in its reading of Pharmacal. First, Haley characterizes the

integrated-system rule as a "common-law rule from the so-called

'economic loss' doctrine." Id. at 827 (emphasis added).

However, they are separate and distinct commercial doctrines

that have been addressed by the United States Supreme Court, as

I have explained above. See East River S.S., 476 U.S. at 866-

68.

¶84 In commenting on Wausau Tile, Haley asserts that,

"[a]s the cement was an integral component of the finished

blocks, the cement had not damaged any 'other property,' and the

economic-loss doctrine applied." Haley, 866 F.3d at 828. Haley

also asserts that "The economic-loss doctrine generally does not

apply to insurance-coverage disputes . . . but in 2016, the

Wisconsin Supreme Court extended Wausau Tile's integrated-system

analysis to an insurance case involving a general-liability

policy similar to the ones at issue here." Id. Those

statements from Haley support its belief that the integrated

systems analysis is part of the economic loss doctrine. That is
an incorrect understanding of both commercial doctrines.

¶85 In regard to the 5 Walworth dispute that is pending

before us, the integrated systems analysis could be discussed in

regard to the pool's use of shotcrete in its construction.

However, the significant and continual water leakage that

followed construction of the pool may well have damaged property

of the owner and therefore damaged other property. This could

support the conclusion that an occurrence (an accident) had
occurred that caused property damage to structures outside of

18
 Nos. 2019AP1085 & 2019AP1086.pdr

the pool itself. It also is not possible to determine

conclusively whether the re-bars used in the pool construction

were a cause of the cracking that resulted in continual pool

leakage. Those are fact-based determinations. And finally,

because it is not unusual for construction projects of this size

to have some initial problems that are resolved, the question of

when John Engerman discovered the leak that eventually proved so

significant also would benefit from further factual development.

II. CONCLUSION

¶86 Accordingly, given all of the law described above, I

would affirm the court of appeals. In so doing, I have

explained the historic risk that a CGL policy had been purchased

to cover and I affirm the limited use of the integrated systems

analysis employed in Pharmacal. Therefore, I respectfully

concur.

19
 Nos. 2019AP1085 & 2019AP1086.akz

¶87 ANNETTE KINGSLAND ZIEGLER, C.J. (concurring in part,

dissenting in part). I agree with the majority that Wisconsin

Pharmacal Co. v. Nebraska Cultures of California, Inc.1 should be

overruled. I also agree that General Casualty and Acuity are

not entitled to summary judgment.2 However, I disagree with the

majority's conclusion that West Bend is not entitled to summary

judgment. The undisputed facts demonstrate that West Bend's

insured, Engerman Contracting, Inc.,3 knew of the property damage

at issue in this case prior to the policy period with West Bend.

Before the policy period, Engerman knew the pool complex was

leaking. The leaking was, at least in part, caused by cracking

in the pool walls. Engerman therefore knew of a "resulting loss

of use of th[e] property," which constitutes "property damage"

under West Bend's policy. As a result, Engerman knew of the

property damage prior to the policy period, and the known-loss

provision precludes coverage from West Bend. These undisputed

facts show that West Bend is entitled to summary judgment.

¶88 "We will affirm a grant of summary judgment when there
are no genuine issues of material fact and the moving party is

entitled to judgment as a matter of law." Baumeister v.

Automated Prods., Inc., 2004 WI 148, ¶11, 277 Wis. 2d 21, 690

1 2016 WI 14, 367 Wis. 2d 221, 876 N.W.2d 72.
2 I therefore join the majority opinion except for ¶¶5, 7,
39-42, and 49.
3 Engerman Contracting, Inc., and John Engerman, Engerman
Contracting's President and CEO, are both "insureds" under West
Bend's policy. Accordingly, I refer to them collectively as
"Engerman."

1
 Nos. 2019AP1085 & 2019AP1086.akz

N.W.2d 1. "A factual issue is 'genuine' if the evidence is such

that a reasonable jury could return a verdict in favor of the

non-moving party." Midwest Neurosciences Assocs., LLC v. Great

Lakes Neurosurgical Assocs., LLC, 2018 WI 112, ¶80, 384

Wis. 2d 669, 920 N.W.2d 767.

¶89 West Bend's policy contains a known-loss provision

precluding coverage for "property damage" if the insured knew

that the property damage "had occurred, in whole or in part."

The full provision precludes coverage unless,

[p]rior to the policy period, no insured . . . and no
"employee" authorized by you to give or receive notice
of an "occurrence" or claim, knew that the "bodily
injury" or "property damage" had occurred, in whole or
in part. If such a listed insured or authorized
"employee" knew, prior to the policy period, that the
"bodily injury" or "property damage" occurred, then
any continuation, change or resumption of such "bodily
injury" or "property damage" during or after the
policy period will be deemed to have been known prior
to the policy period.
The policy also defines "property damage" as "[p]hysical injury

to tangible property, including all resulting loss of use of

that property," and as "[l]oss of use of tangible property that

is not physically injured."

¶90 Engerman has no coverage under West Bend's policy

because Engerman knew of the property damage prior to the policy

period. The policy period commenced on October 27, 2013.

Before that time, Engerman received numerous emails notifying

him of the property damage. He was therefore aware that "loss

of use" of the pool, which constitutes part of the "property
damage" under West Bend's policy, had occurred.

2
 Nos. 2019AP1085 & 2019AP1086.akz

¶91 On August 19, 2012, Engerman received an email from 5

Walworth, LLC, informing him that "the wading pool was empty"

and "a pool leak was found and supposedly fixed yesterday

morning——unsuccessfully unfortunately." Engerman replied the

next day that he would "like to pay a visit," and he later

stated in his deposition that he did so. Engerman followed up

on August 27, stating "the stone is being replaced [and] that

was also a source of the water leak." Engerman's attempts at

resolving the leak proved unsuccessful. On June 21, 2013,

Engerman was forwarded an email complaining "the kiddie pool has

been leaking since day one, and you guys have come up with all

sorts of excuses. Clearly it is a LEAK. Fix the damn leak."

The email continued, "The auto fill is running 24/7 and

obviously can not keep up with the leak."

¶92 Engerman did aver in his deposition that these emails,

"to the best of [his] knowledge," discussed leaking that was

"always contained to [a] trough issue that [he] thought [was]

rectified at the end of that summer of 2012," and he did "not
[hear of] anything prior – or afterwards of any ongoing pool

issues directly." However, Engerman received one of these

emails after the "summer of 2012" in June 2013, still before the

policy period commenced. Additionally, as stated in the

engineering firm's report, "It was reported that significant

cracking developed in the shotcrete walls and bottom of the

pools soon after construction in 2012, and excessive water

leakage has continued to occur."

3
 Nos. 2019AP1085 & 2019AP1086.akz

¶93 Based on the evidence in the record, Engerman clearly

knew of the "property damage" before the policy period

commenced. The definition of "property damage" in West Bend's

policy includes "all resulting loss of use of that property."

Such loss of use occurred because, as Engerman undisputedly knew

prior to the policy period, the pool complex was leaking.

Whether Engerman thought this leak was caused by cracking in the

pool walls or a "trough issue" is irrelevant. The cracks in the

pool walls were present since 2012, and the pool continued

leaking notwithstanding Engerman's attempts at rectifying a

"trough issue." The only reasonable conclusion, based on the

evidence in the record, is that at least some of the leaking

Engerman knew about prior to the policy period was caused by

cracks in the pool walls.

¶94 Because Engerman knew there was "resulting loss of use

of th[e] property," he knew there was "property damage" prior to

West Bend's policy period. All further "property damage"

alleged in 5 Walworth's complaint stemmed from the cracking in
the pool walls and therefore constitutes a "continuation, change

or resumption of such . . . 'property damage.'" As a result,

under West Bend's policy, all resulting property damage is

"deemed to have been known [by Engerman] prior to the policy

period," precluding coverage for such property damage. Based on

these undisputed facts, West Bend is entitled to summary

judgment.

¶95 For the foregoing reasons, I respectfully concur in
part and dissent in part.

4
 Nos. 2019AP1085 & 2019AP1086.akz

¶96 I am authorized to state that Justice REBECCA GRASSL

BRADLEY joins this writing.

5
 Nos. 2019AP1085 & 2019AP1086.akz

1