The Washington Supreme Court found that a title insurer breached its duty to defend when it was discovered that a Native American tribe had rights to access the land under a treaty with the State of Washington. Robbins v. Mason County Title Insurance Co., 2020 Wash. LEXIS 288 (Wash. May 7, 2020).
In 1854, the Washington Territory and the Squaxin Island Tribe entered the Treaty of Medicine Creek. The tribe relinquished its rights to the land but retained "the right of taking fish at all usual and accustomed grounds and stations . . ., in common with all citizens of the Territory."
In 1978, the Robbins purchased property in Mason County that included tideland with manila clam beds. When purchasing the property, Robbins obtained title insurance from Mason County Title Insurance Company (Mason). Under the policy, Mason agreed to insure Robbins "against loss or damage sustained by reason of: . . . [a]ny defect in, or lien or encumbrance on, said title existing at the date hereof." Further, Mason agreed to defend the insured against any demands and legal proceedings founded upon a claim of title, encumbrance or defect which existed prior to the date the policy was issued. The policy's exceptions included, "public or private easements not disclosed by the public records."
For years Robbins had contracted with commercial shellfish harvesters to enter the property to harvest shellfish from the tidelands. In 2015, the Tribe wrote the Robbins to notify them of the Tribe's plan to enter the property and harvest shellfish in accordance with treaty rights.
Robbins tendered the claim to Mason. The claim was denied based on Mason's view that the Tribe's asserted right was an "easement" and a treaty was not a record that imparts constructive notice.
Robbins sued Mason for breach of its duty to defend. The trial court granted Mason's motion for summary judgment. The Court of Appeals reversed, holding that the Tribe's letter was a "demand" under the policy that triggered the duty to defend, the Tribe's asserted right was a profit, and that a profit was not an easement. The Court of Appeals also found that Mason's denial of a defense was an act of bad faith.
On appeal, the Washington Supreme Court first found the Tribe's letter as a "demand." The Tribe asserted its legal right to harvest shellfish on Robbins' tidelands by sending Robbins a letter stating that the Tribe was seeking the shellfish it was due. The plain meaning of the policy supported concluding that the letter was a demand. The policy required Mason to defend "demands." Therefore, Mason was required to defend unless an exception applied.
If the Tribe's asserted right was either not an easement or was disclosed by public records, then the policy exception did not apply and Mason had a duty to defend. The court determined that the Tribe's right was a profit, which was defined as "the right to sever and to remove some substance from the land." Various authorities disagreed on whether a profit was a type of easement. The uncertainty had to be construed in favor of the insured. Mason therefore breached its duty to defend against the Tribe's demand.
Mason was also in bad faith. The law regarding whether the Tribe's asserted right was an easement or a profit and whether a profit was an easement was unclear under Washington law.
Robbins, however, did not seek summary judgment on Mason's affirmative defenses and the trial court had not ruled on any of Mason's defenses. Therefore, the case was remanded to the trial court for consideration of the defenses, consistent with the other holdings in the opinion.