Davis v. Mid-Century Insurance

F I L E D United States Court of Appeals Tenth Circuit PUBLISH NOV 20 2002 UNITED STATES COURT OF APPEALS PATRICK FISHER Clerk TENTH CIRCUIT JAMES E. DAVIS and VIRGINIA CALAME, Plaintiffs - Appellees, v. No. 00-6224 MID-CENTURY INSURANCE COMPANY and FARMERS GROUP, INC., Defendants - Appellants. APPEAL FROM THE UNITED STATES DISTRICT COURT FOR THE WESTERN DISTRICT OF OKLAHOMA (D.C. No. CIV-96-2070-T) Eric S. Eissenstat (Burck Bailey and Dino E. Viera with him on the briefs) of Fellers, Snider, Blankenship, Bailey & Tippens, Oklahoma City, Oklahoma, for Defendants-Appellants. John T. Edwards and Shannon L. Edwards of Monnet, Hayes, Bullis, Thompson & Edwards, Oklahoma City, Oklahoma, for Plaintiffs-Appellees. Before EBEL, McKAY, and CUDAHY, * Circuit Judges. Honorable Richard D. Cudahy, Senior Circuit Judge, United States Court * of Appeals for the Seventh Circuit, sitting by designation. McKAY, Circuit Judge. Appellees Mr. Davis and Ms. Calame jointly owned real estate damaged by a hail storm. In its March 26, 1998 Order, the district court for the Western District of Oklahoma granted summary judgment to Appellees holding that the cost to remove damaged shingles and the labor cost involved in installing new shingles were not subject to depreciation under the actual cash value provision of Appellees’ dwelling policy. Prior to submitting Appellees’ bad faith insurance claim to a jury, the parties stipulated Appellees’ damages to be $439.50. Aplt. App. at 1215. Appellants, however, retained the right to challenge the district court’s holdings that the cost to remove damaged shingles and the labor cost involved in installing new shingles were not subject to depreciation. At trial, the jury awarded Appellees $40,000 in damages on Appellees’ bad faith claim and awarded Appellees $17,000,000 in punitive damages. On appeal, Appellants contest the district court’s holdings that the cost of removing damaged shingles and the labor cost involved in installing new shingles cannot be depreciated. Other issues on appeal include whether the district court erred in failing to grant Appellants’ Judgment as a Matter of Law on Appellees’ bad faith claim, whether the district court erred in allowing the issue of punitive -2- damages to reach the jury, and whether the district court erred in allowing Appellees to pierce the corporate veil making Appellant Farmers Group, Inc., liable for the punitive damages assessed against Appellant Mid-Century Insurance. On appeal, we companioned this case with Branch v. Farmers Insurance Co. (Appeal No. 00-6385). We then abated both cases pending a response from the Oklahoma Supreme Court to three certified questions. The Oklahoma Supreme Court’s response is attached to our decision in Branch and by reference is made a part of this opinion. We issue this opinion simultaneously with the Branch decision and in accordance with the Oklahoma Supreme Court’s holdings. The Oklahoma Supreme Court’s answers to our certified questions resolve the underlying issues for us. The cost of removing damaged shingles is not subject to depreciation. However, the labor cost of installing new shingles is subject to depreciation. The Oklahoma Supreme Court’s answers indirectly resolve the bad faith and punitive damages issues as well. “[A]n insurer has an implied duty to deal fairly and act in good faith with its insured[,] and . . . the violation of this duty gives rise to an action in tort . . . .” Christian v. American Home Assurance Co., 577 P.2d 899, 904 (Okla. 1977). However, “the tort of bad faith does not prevent the insurer from resisting payment or resorting to a judicial forum to resolve a legitimate dispute.” Skinner -3- v. John Deere Ins. Co., 998 P.2d 1219, 1223 (Okla. 2000). For bad faith liability to attach, the law at the time of the alleged bad faith must be settled. See id. at 1224. The law was not settled at the time of Mid-Century’s actions. “There was no conclusive precedential legal authority on the issue” of whether the costs associated with the removal of damaged shingles or the labor costs incurred in installing new shingles were properly subject to depreciation under the actual cash value provision of a dwelling policy. See id. at 1223. Furthermore, the Oklahoma Supreme Court ultimately found Mid-Century’s position regarding the issues to be partially correct. (Cost of labor to install new shingles is depreciable, cost to remove damaged shingles is not). As a matter of law, Appellants’ litigation of this legitimate coverage dispute cannot constitute bad faith because Appellants’ position in the litigation was reasonable. See Thompson v. Shelter Mut. Ins., 875 F.2d 1460, 1462 (10th Cir. 1989). We affirm the district court’s holding that the cost of removing damaged shingles is not subject to depreciation. We reverse the district court’s holding that the labor cost incurred to install new shingles is not depreciable. Accordingly we direct the district court to amend the amount of damages awarded to Appellee from $439.50 to $165.00. Furthermore, we reverse the district court’s denial of Mid-Century’s Motion for Judgment as a Matter of Law on Appellees’ -4- bad faith claim. Because Mid-Century did not act in bad faith as a matter of law, we also reverse the jury’s award of punitive damages against Mid-Century. We need not consider the piercing of the corporate veil issue as our decision renders it moot. AFFIRMED in part, REVERSED in part, and REMANDED to the district court for entry of judgment consistent with this opinion. -5- Copr. © West 2002 No Claim to Orig. U.S. Govt. Works 55 P.3d 1023 2002 OK 16 (Cite as: 55 P.3d 1023, 2002 WL 378169 (Okla.)) Supreme Court of Oklahoma. including purchase price, replacement cost, appreciation or depreciation, the age of the Eldon Carl BRANCH, Plaintiff, building, the condition in which it has been v. maintained, and market value. FARMERS INSURANCE COMPANY, INC., and Farmers Group, Inc., Defendants. [2] Insurance k2172 217k2172 No. 96,790. [2] Insurance k2185 March 12, 2002. 217k2185 Rehearing Denied Sept. 9, 2002. "Replacement cost" is the sum of those costs an Insureds brought federal court actions against insured is reasonably likely to incur in replacing property insurers to challenge depreciation of his covered loss. tear-off and labor costs in calculating payment for hail damage to roof. The United States [3] Insurance k2182 District Court for the Western District of 217k2182 Oklahoma, Miles-LaGrange, J., 123 F.Supp.2d (Formerly 217k2181) 590, and Ralph Thompson, J., permitted depreciation of labor costs in one case. Appeals Labor costs for a new roof were "replacement were taken. The Court of Appeals, McKay, J., costs" and, therefore, could be depreciated when certified questions. The Supreme Court, using the replacement costs less depreciation Winchester, J., held that: (1) actual cash value method of valuing a loss covered by a (ACV) is not replacement cost less depreciation, homeowners' insurance policy. but is determined by the broad evidence rule; (2) labor costs for a new roof were "replacement [4] Insurance k2140 costs" and, therefore, could be depreciated when 217k2140 using the replacement costs less depreciation method of valuing a loss; (3) layer of roofing to [4] Insurance k2182 be torn off was "debris" within the meaning of 217k2182 policy provision requiring the insurer to pay (Formerly 217k2181) reasonable expenses to remove debris caused by a covered loss; and (4) the labor cost to tear off Layer of roofing to be torn off was "debris" the shingles was not subject to depreciation. within the meaning of homeowners' policy provision requiring the insurer to pay reasonable Questions answered. expenses to remove debris caused by a covered loss, and, thus, the labor cost to tear off the West Headnotes shingles was not subject to depreciation. [1] Insurance k2181 [5] Insurance k1713 217k2181 217k1713 [1] Insurance k2182 An insurance policy is a contract. 217k2182 [6] Insurance k1806 "Actual cash value" (ACV) is not replacement 217k1806 cost less depreciation; rather, ACV is determined b y the broad evidence rule r e q u i r i n g The same principles generally apply to the consideration of all relevant factors and construction of a policy of insurance as apply to circumstances existing at the time of loss, any adhesion contract. *1024 Federal Certified Question. aware of the case of Redcorn v. State Farm Fire and Casualty Co., 55 P.3d 1017 (2002) where the ¶ 0 The United States Court of Appeals for the United States District Court for the Western Tenth Circuit has certified questions of law District of Oklahoma has certified a question pursuant to the Oklahoma Uniform Certification substantially similar to the first question certified of Questions of Law Act, 20 O.S.1991, §§ 1601- by the Tenth Circuit. The answer to the certified 1611. The plaintiff, Eldon Carl Branch, question in Redcorn is being handed down purchased a homeowner's policy from the contemporaneously with the answers to those defendant, Farmers Insurance Company, Inc., presently before us. which provided for payment of replacement cost in the event of a covered loss. The plaintiff's ¶ 2 The facts reported by the Tenth Circuit are roof was damaged during a storm. The Tenth as follows. The plaintiffs in these cases Circuit certified the following questions: "(1) In purchased homeowner's policies from various determining actual cash value, using the insurance companies. Those policies provide for replacement costs less depreciation method, may roof surface repair and replacement coverage and labor costs be depreciated? (2) In determining separate coverage for "debris removal" following replacement cost less depreciation, are labor a covered loss. Hail and wind damaged the costs of removing a damaged roof necessarily plaintiffs' roofs causing a total loss. The insurers included or may roof tear-off be separately do not dispute coverage. The insurers covered as 'debris removal?' (3) If tear-off costs determined replacement cost, including materials are properly included as necessary replacement and labor, and reduced that amount by costs and labor costs are depreciable generally, depreciating both those components of the total may the labor costs incurred during tear-off also cost. The plaintiffs contend that neither the labor be depreciated?" associated with installing a new roof, nor the labor incurred during tear-off of damaged roofs CERTIFIED QUESTIONS ANSWERED are depreciable. The Tenth Circuit has certified the following questions: Gary B. Homsey, Kevin Hill, Homsey, Cooper, "(1) In determining actual cash value, using the Hill & Associates; Shannon L. Edwards, replacement costs less depreciation method, Monnet, Hayes, Bullis, Thompson & Edwards, may labor costs be depreciated? Oklahoma City, OK; for Plaintiff. "(2) In determining replacement cost less depreciation, are labor costs of removing a Burck Bailey, Eric S. Eissenstat, Dino E. Viera, damaged roof necessarily included or may roof Fellers, Snider, Blankenship, Bailey & Tippens, tear-off be separately covered as 'debris Oklahoma City, OK, for Defendants. removal?' "(3) If tear-off costs are properly included as Richard C. Ford, Rustin J. Strubhar, Crowe & necessary replacement costs and labor costs are Dunlevy, Attorneys for Amici Curiae State Farm depreciable generally, may the labor costs Fire & Casualty Company, and State Farm incurred during tear-off also be depreciated?" General Insurance Company. ¶ 3 In the Davis case, the insurer figured the cost WINCHESTER, J. to tear off and replace the old damaged roof. The insurer then reduced this total amount by fifty **1 ¶ 1 The United States Court of Appeals for percent for depreciation based on the roof's age the Tenth Circuit has certified three questions of in ratio to its estimated life. The plaintiffs law pursuant to the Oklahoma Certification of argued that neither the labor for the tear-off, nor Questions of Law Act, 20 O.S.1991, §§ 1601- the labor for replacement should be subject to 1611. The court states that it has heard oral depreciation. In construing the plaintiffs' policy, arguments in two substantially *1025 similar the federal district court in Davis found that both diversity cases appealed from the United States the plaintiffs and the insurers suggested District Court for the Western District of reasonable interpretations of the provisions Oklahoma, Branch v. Farmers Ins. Co., 123 regarding depreciation of labor. As a result, the F.Supp.2d 590 (W.D.Okla.2000), and Davis v. court determined that an ambiguity existed in the Mid-Century Ins. Co., CIV-96-2070-T policy as to whether the cost of labor associated (W.D.Okla. March 26, 1998) (Westlaw 1998 WL with replacement of the roof was subject to 1285714). The federal court informs us that it is depreciation. In that regard, the court concluded that the materials were properly subject to relevant factors and circumstances existing at the depreciation, but labor costs to replace the roof time of loss. Some relevant factors listed in should not have been depreciated. Concerning Rochester include purchase price, replacement the question of debris removal, representatives of cost, appreciation or depreciation, the age of the the insurer testified that the damage caused to the building, the condition in which it has been plaintiffs' roof in this case resulted in the roof maintained and market value. Rochester surfacing becoming debris. The court found that American Ins. Co., 1953 OK 4, ¶¶ 11-18, 252 the plaintiffs' policy regarding debris removal P.2d at 493 494. While replacement cost and was unambiguous, and that it was a separate item depreciation are considerations in determining of coverage not subject to depreciation. actual cash value, the two terms of the Davis and Branch policies are not equivalent. **2 ¶ 4 Like the Davis case, the insurer in Branch depreciated the tear-off cost and the labor ¶ 7 The plaintiff, in Rochester American Ins. cost for installing a new roof to replace one that Co., argued that cost of reproduction was the had been destroyed by wind and hail. The exclusive measure of recovery. But the Court insurer paid the balance to the plaintiff, who was answered by quoting McAnarney v. Newark Fire the insured. He sued, alleging that the insurer Ins. Co., 247 N.Y. 176, 159 N.E. 902, 56 A.L.R. breached the terms of the insurance policy by 1149, that "Indemnity is the basis and foundation depreciating the labor for tear off and of insurance law." The goal of indemnity is to installation. The federal district court in Branch place the insured in as good a condition, so far as found that tear-off costs and installation costs practicable as he would have been if no fire had were reasonably likely in replacing a roof and occurred. McAnarney added that to effectuate therefore were included within the meaning of complete indemnity, every fact and circumstance "replacement cost." The court further found that tending to aid in formation of a correct estimate the term "replacement cost" was unambiguous, of the loss should be considered by the trier of and it was proper to depreciate the cost of labor. fact. McAnarney, 247 N.Y. at 184, 159 N.E. at 904-905. I. IN DETERMINING ACTUAL CASH VALUE, USING THE REPLACEMENT COSTS LESS **3 ¶ 8 Like this Court in Rochester American DEPRECIATION METHOD, MAY LABOR Ins. Co., the Supreme Court of Indiana also COSTS BE DEPRECIATED? quoted McAnarney in deciding Travelers Indemnity Co. v. Armstrong, 442 N.E.2d 349 [1] ¶ 5 The Davis case included an endorsement (Ind.1982). That case cited four methods in to the plaintiffs' policy that provided, "Loss to determining actual cash value of losses, [FN1] roof surfacing will be settled at Actual Cash but identified the fourth test, the broad evidence Value." The Branch case *1026 provided, "[W]e rule originating with McAnarney, as the majority will settle covered losses to the roof surfacing ... rule. Travelers Indemnity Co., 442 N.E.2d at on a replacement cost less depreciation basis." 356. The Indiana court called the broad evidence The Davis policy measures the loss at "actual rule a flexible rule that permitted an appraiser, cash value," and the Branch policy measures the court, or jury to consider any relevant factor in loss at "replacement cost less depreciation." The determining actual cash value of damaged question from the Tenth Circuit appears to make property. Travelers Indemnity Co., 442 N.E.2d these terms equivalent, but they are not. at 356. A. ACTUAL CASH VALUE IN DAVIS. FN1. The other methods cited as minority rules are (1) Replacement cost, ¶ 6 Actual cash value in Oklahoma is determined without deduction for depreciation, (2) by the "broad evidence rule" as described in The market value test, and (3) The Rochester American Ins. Co. v. Short, 1953 OK replacement cost with deduction for 4, 252 P.2d 490. The Court-approved Syllabus in depreciation. Travelers Indemnity Co., Rochester American Ins. Co., 1953 OK 4, ¶ 0, 442 N.E.2d at 355. 252 P.2d at 490, explains the relation between actual cash value and the broad evidence rule. ¶ 9 The Davis court found an ambiguity Syllabus 3 provides that actual cash value of a regarding whether the cost of labor associated building totally destroyed by fire is a matter of with roof replacement may be depreciated in an fact to be determined by a consideration of all actual-cash-value policy. This Court has previously held that the interpretation of a definition, it was proper to depreciate both contract and whether it is ambiguous is a matter materials and labor when calculating the loss of law for the Court to determine and resolve suffered by the insured. We agree with the accordingly. Dodson v. St. Paul Ins. Co., 1991 conclusion of the Branch court. OK 24, ¶ 12, 812 P.2d 372, 376. The term "actual cash value" is found in the standard fire **4 ¶ 12 A roof is the product of materials and insurance policy, 36 O.S.Supp.2000, § 4803 (G). labor, and the roof's age and condition are also [FN2] Subsection B of that statute provides that relevant facts in setting the amount of a loss. "no policy or contract of fire insurance shall be Depreciation in insurance law is not the type that made, issued or delivered by any insurer or by is charged off the books of a business any agent or representative thereof, on any establishment, but rather it is the actual property in the state, unless is shall conform as to deterioration of a structure by reason of age, and all provisions, stipulations, agreements, and physical wear and tear, computed at the time of conditions, with such form of policy." Because the loss. Travelers Indemnity Co., 442 N.E.2d at the term "actual cash value" is a statutory term 353. that has been construed by this Court in the Rochester American Ins. Co. case, it has a C. SUMMARY AND ANSWER FOR specific meaning that is not ambiguous. CERTIFIED QUESTION NUMBER 1. FN2. Section 4803 was last amended by ¶ 13 In summary, actual cash value is determined 1993 Okla.Sess.Laws, ch. 222, § 1. by the broad evidence rule. The Davis court determined that under the broad evidence rule, ¶ 10 The Rochester American Ins. Co. case "replacement cost less depreciation" was the involved the destruction of a building, in contrast proper measure for the loss of the roof under the to the Davis case that involves the destruction of facts before that court. The Branch policy a roof. The issue is how the broad evidence rule contained an endorsement providing for applies to the destruction of a roof. The Davis "replacement cost less depreciation" to settle court found that *1027 the roof had a fixed life covered losses to roof surfacing. Therefore, in expectancy of twenty years. It had been in place both cases, the losses of the two roofs were ten years. The court concluded that replacement measured in the same manner. A roof is the cost less depreciation was the primary factor to product of both materials and labor, just as a be considered in applying the broad evidence building in Rochester American Ins. Co. was the rule. This determination is permissible under the p r o d u c t o f b o t h m a t e r i a ls and labor. broad evidence rule. The court correctly Depreciation was one of the factors considered in acknowledged that the presentation of a different determining the loss in the Rochester case. We factual scenario could mandate that other factors answer the first question certified to us by the be given more weight, but observed such a Tenth Circuit that labor costs may be depreciated scenario was not before the court. when using the replacement costs less depreciation method. B. REPLACEMENT COST LESS DEPRECIATION IN BRANCH. II. IN DETERMINING REPLACEMENT COST LESS DEPRECIATION, ARE LABOR COSTS [2][3] ¶ 11 Replacement cost is correctly defined OF by the Branch court as "the sum of those costs an REMOVING A DAMAGED ROOF insured is reasonably likely to incur in replacing NECESSARILY INCLUDED OR MAY ROOF his covered loss." The court cited the holding in TEAR-OFF BE SEPARATELY Gilderman v. State Farm Ins. Co., 437 Pa.Super. COVERED AS 'DEBRIS REMOVAL?' 217, 226, 649 A.2d 941, 945 (1994). The Branch court then found that the term [4] ¶ 14 Our answer to the first certified question "replacement cost" was unambiguous and subject was that replacement cost includes the labor to only one reasonable interpretation. Therefore, involved in replacement, and therefore is subject since labor to install a new roof was a cost the to depreciation under a "replacement cost less insured was reasonably likely to incur in depreciation" endorsement in the insurance replacing his roof, the cost of labor was included policy. The second question asks whether, given within the meaning of "replacement cost." the rule cited, debris removal must be included in Because labor was included within that "replacement cost less depreciation." The Tenth Circuit observes that the insurance industry does remove any scattered or fallen shingles after the not appear to have a uniform practice on whether storm. The court further stated as undisputed labor costs incurred during tear-off are that tearing off the plaintiff's old roof surfacing depreciable. Both the Davis and Branch policies was necessary to the proper installation of a new contain identical endorsements regarding debris roof. removal. They provide: "We will pay your reasonable expenses to remove debris caused by [5][6] ¶ 17 An insurance policy is a contract. a covered loss to covered property under Section The same principles generally apply to the 1 [Branch reads 'SECTION I']--Property." In construction of a policy of insurance as apply to Davis, the insurance adjuster recommended tear any adhesion contract. Dodson v. St. Paul Ins. off and removal of one layer of roofing, and Co., 1991 OK 24, ¶ 10, 812 P.2d 372, 376. In included this labor in the total cost of Johnny F. Smith Truck & Dragline Service v. replacement. This labor cost of tear off was United States, 49 Fed.Cl. 443 (2001), the Court reduced by fifty percent for depreciation based of Federal Claims resolved a contract dispute on the roof's age. In Branch, the insurance between the plaintiff and the United States adjuster recommended tearing off *1028 two regarding debris removal in a flood damaged layers of old roof surfacing. A depreciation area. The dispute involved the definition of factor of thirty- five percent was applied, based "debris." That court used a similar definition as on the adjuster's estimate of the age and the Branch court: "1. a. The scattered remains of condition of the old roof and the average life of a something broken or destroyed; rubble or similar composition shingle roof. The plaintiffs wreckage. b. Carelessly discarded refuse; litter." in the two cases assert that the labor involved in American Heritage Dictionary of the English tearing off the old roof surface should not have Language (4th ed.2000). been depreciated. ¶ 18 If a roof has been damaged by wind or hail **5 ¶ 15 The federal district courts in the two to the degree that it must be replaced, then the cases reach different conclusions. In Davis, the damaged portion is rubble or wreckage. If the court listed as an undisputed fact that the roof whole roof must then be torn off to repair or surfacing had become debris. The court found replace the damaged portion, then those materials that the parties' respective arguments regarding also must be considered wreckage. Farmers depreciation of expenses for debris removal Union Mutual Ins. Co. v. Oakland, 251 Mont. presented a close question. The court observed 352, 825 P.2d 554 (1992). See also, Manduca that the policy appeared to set out debris removal Datsun, Inc. v. Universal Underwriters Ins. Co., as a separate item of coverage, not subject to 106 Idaho, 163, 168, 676 P.2d 1274, 1279 (Idaho depreciation, but also found merit in the insurer's Ct.App.1984). Replacement costs include the explanation of its adjustment practices regarding cost of the labor to install the new materials including debris removal as one of the costs forming the new roof. Removing damaged associated with replacement. The court materials, and materials that have to be removed concluded that the policy should be construed to as a result of storm damage to the roof in order to give effect to the language of the endorsement install the new roof, must all be treated as rubble, providing coverage for debris removal without or in the contract language, debris. If the insurer deduction for depreciation. intended to exclude debris removal of damaged roofing products, it could have done so. To ¶ 16 In Branch, the insurer asserted that the answer the question of the 10th Circuit, labor plaintiff's existing roof surfacing was not debris, costs to tear off an old roof are not included as a and therefore the tear off was an integral part of necessary part of the replacement costs of the total replacement cost. The court defined installing a new roof. "debris" as "Scattered remains: RUINS," and "Discarded waste." Webster's II New Riverside II. IF TEAR-OFF COSTS ARE PROPERLY University Dictionary 351 (1984). The court INCLUDED AS NECESSARY REPLACEMENT found no evidence to indicate that the plaintiff's COSTS AND old roof surfacing constituted debris. The court LABOR COSTS ARE DEPRECIABLE observed that the undisputed facts showed that GENERALLY, MAY THE LABOR COSTS the plaintiff's roof remained useful and was INCURRED DURING repaired a full year after the storm that caused the TEAR-OFF ALSO BE DEPRECIATED? damage. There was no evidence that he had to **6 ¶ 19 We have answered that tear off of the old roof is not included as a necessary part of the replacement costs of installing a new roof. The debris removal clauses in the insurance policies before this Court are identical, and do not mention depreciation. Therefore, the labor costs in debris removal may not be depreciated. *1029 ¶ 20 CERTIFIED QUESTIONS ANSWERED. ¶ 21 CONCUR: HARGRAVE, C.J.; HODGES, LAVENDER, OPALA, WINCHESTER, JJ. ¶ 22 CONCUR IN PART; DISSENT IN PART: WATT, V.C.J. (JOINS BOUDREAU, J.); SUMMERS (JOINS BOUDREAU, J.), BOUDREAU (BY SEPARATE WRITING), JJ. ¶ 23 RECUSED: KAUGER, J. BOUDREAU, J., concurring in part and dissenting in part, WATT, V.C.J., and SUMMERS, J. joining. ¶ 1 I concur in part and dissent in part. ¶ 2 I concur in the majority's answers to the second and third certified questions. ¶ 3 I dissent from the majority's answer to the first certified question for the reasons stated in my dissent to Redcorn v. State Farm Fire and Casualty Co., 2002 OK 15, 55 P.3d 1017 which is being handed down contemporaneously. I would hold that in determining actual cash value using the replacement costs less depreciation method, labor costs may not be depreciated. 55 P.3d 1023, 2002 WL 378169 (Okla.), 2002 OK 16 END OF DOCUMENT