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ÔÔ€ ÔÓ&€))X„d&ÓÑ#€))Xd#ÑÔ€+ÔÔ€ÔÑ\R AØ'\ÑÑ#€,,Xd#ÑÑ#€,,Xd#ÑÝ  ÝÔ% € ÔÑ7€uXXdìXXdì7Ñò òÔ€+Ô›à@ àIN€THE€COURT€OF€APPEALS€OF€TENNESSEEó óÌà@ àò òWESTERN€SECTION€AT€JACKSONÌà àà àà àòò€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€ÌÙ€€ÙœßL€02/;+'h|àA` Å `€€Lß›ÌóóÌÌMARSH€FURNITURE€COMPANY,à à)à àÌà àà àà àà àà àà à)à àÌà àó óPlaintiff/Appellee,ò òà àà àà à)à àó óShelby€Law€No.€62798Ìà àà àà àà àà àà àò ò)Ìvs.à àà àà àà àà àà à)à à€Ìà àà àà àà àà àà à)ÌPENNSYLVANIA€MANUFACTURERS€à à)à àó óAppeal€No.€Ìò òASSOCIATION€INSURANCE€€€€€ó ó€ò ò€à à)à àó ó02A01„9505„CV„00103ò ò€ÌCOMPANY,€€€€€€€€€€€€€€€€€€€€à àà àà à)Ìà àà àà àà àà àà à)Ìó óà àDefendant/Appellant.à àò òà àà à)à àÌó óòòÌóóò òÌ€€€ÌÌÌà@ àó óAPPEAL€FROM€THE€CIRCUIT€COURT€OF€SHELBY€COUNTYÌà@ àAT€MEMPHIS,€TENNESSEEÌÌÌÌà@ àTHE€HONORABLE€ROBERT€L.€CHILDERS,€JUDGEÌòòÌÌÌFor€the€Plaintiff/Appellee:óó€€€€òòà àà àà àFor€the€œDefendant/Appellant:›ÌóóÌMonique€A.€Nassarà àà àà àà àCarl€œWyatt€and€James€F.€Horner›€€€€€œÌMemphis,›€Tennesseeà àà àà àà àMemphis,€TennesseeÌ€€€€€€€€€€€€€€€€€€€ÌÌò òÌÌÌà@ à€€€€€€€€AFFIRMED€ÌÌÌÌÌà àà àà àà àà àà àó óHOLLY€KIRBY€LILLARD,€JUDGEÌÌÌÌCONCUR:ÌÌòòÌóóW.€FRANK€CRAWFORD,€P.J.,€W.S.ÌÌÌALAN€E.€HIGHERS,€J.ÇØØÙ  ÙÓÓÑ7€uXXdìXXdì7ÑÑ  Ñà àThis€case€involves€an€insurer's€duty€to€defend€œits€insured€under›€a€general€commercialÏliability€insurance€policy.€€The€trial€court€granted€summary€judgment€in€favor€of€the€insured,Ïholding€that€the€exclusion€in€the€policy€did€not€relieve€the€insurer€of€the€duty€to€defend.€€We€affirm.Ìà àœPlaintiff/Appellee,›€Marsh€Furniture€Company,€Inc.€(Marsh€Furniture),€is€a€manufacturer€ofÏkitchen€œcabinets,›€with€its€principal€place€of€business€located€in€High€Point,€North€Carolina.€€€ÏMarsh€Kitchens€of€Memphis€(Marsh€Kitchens)€is€a€regional€distributor€of€Marsh€FurnitureððsÏproducts.€€œDefendant/Appellant,›€Pennsylvania€Manufacturers€Association€Insurance€CompanyÏ(PMA),€is€the€insurer€for€Marsh€Furniture€under€a€general€commercial€liability€policy.€€Ìà àOn€March€31,€1993,€Jeff€Curry,€d/b/a€Curry€Homes€(Curry),€filed€a€civil€warrant€in€theÏGeneral€Sessions€Court€of€Shelby€County,€Tennessee.€€The€civil€warrant€named€Marsh€KitchensÏas€defendant€and€stated€the€following:ÌÓÓà8 àBreach€of€contract€and€breach€of€warranty€in€the€sale€of€kitchen€cabinets€whichÏwere€installed€in€new€homes€built€by€[Curry].€€Cabinets€emitted€unacceptably€highÏlevels€of€formaldehyde€vapor,€and€[Curry]€was€forced€to€remove€the€cabinets€soldÏby€[Marsh€Kitchens],€purchase€cabinets€from€an€alternative€source,€and€reinstall€theÏnew€cabinets.€€[Curry]€sues€[Marsh€Kitchens]€for€breach€of€contract,€breach€ofÏwarranty,€consequential€damages,€attorney€fees,€and€costs.€Ì€€ÌÓÓœOn›€November€8,€1993,€Marsh€Kitchens€filed€a€third„party€complaint€against€Marsh€FurnitureÏseeking€damages€for€any€and€all€sums€which€might€be€adjudged€against€Marsh€Kitchens€as€a€resultÏof€the€lawsuit€brought€by€Curry.€Ìà àMarsh€Furniture€was€insured€by€a€commercial€general€liability€policy€œ(Policy)›€issued€byÏPMA.€€The€relevant€portions€of€the€policy€provide€as€follows:ÌÒ  ÒÒ  ÒSECTION€I„€COVERAGESÌCOVERAGE€A.€€BODILY€INJURY€AND€PROPERTY€DAMAGE€LIABILITYÌÓÓœ1.à àInsuring›€œAgreement.Ì›€€€€€€œà à›€a.à àWe€will€pay€those€sums€that€the€insured€becomes€legally€obligatedÏœà àà àto›€œpay›€as€damages€because€of€œð ðbodily›€injury"€or€œ"property›€damage"Ïœà àà àto›€which€œthis›€insurance€applies.€€We€will€have€the€right€and€duty€toÏœà àà àdefend›€any€œ"suit"›€seeking€those€œdamages.›Ìà àà àà àà àà àœ*›€*€*€*€Ì2.€€à àExclusions.Ìà àThis€insurance€does€not€apply€to:Ìà àà àà àà àœà à*›€*€*€œ*›Ìà àj.€€œà à"Property›€damage"€to:Ìà àà àà àà àœà à*›€*€*€œ*›Ìà0 àà à(6)à àThat€particular€part€of€any€property€that€must€be€restored,Ïà àà àœà àà àà àrepaired›€or€replaced€because€"yourÏwork"€was€incorrectly€œà àà àperformed›€on€it.Ìà àà àà àà àœà à*›€*€*€œ*›Ìà àk.€€à à"Property€damage"€to€"your€product"€arising€out€of€it€or€any€part€ofÏà àà àit.€ÌÌà àà àà àà àœà à*›€*€*€œ*›Ìà àn.€à àDamages€claimed€for€any€loss,€cost€or€expense€incurred€by€you€orÏà àà àothers€for€the€loss€of€use,€withdrawal,€recall,€inspection,€repair,Ïà àà àreplacement,€adjustment,€removal€or€disposal€of:Ìà àà à(1)€€à à"Your€product;"Ì€€€€à àà à(2)€€à à"Your€work;"Ì€€€à àà à(3)à à"Impaired€property;"Ìà àà àif€such€œproduct,›€œwork,›€or€property€is€withdrawn€or€recalled€fromÏà àà àthe€market€or€from€use€by€any€person€or€organization€because€of€Ìà àà àa€known€or€suspected€defect,€deficiency,€inadequacy€or€dangerousÏà àà àcondition€in€it.Ìà àà àà àà àœà à*›€*€*€œ*›ÌSECTION€V€„€DEFINITIONSÌà àà àà àà àœà à*›€*€*€œ*›Ì3.€€à à"Bodily€injury"€means€bodily€injury,€sickness€or€disease€sustained€by€aÏà àperson,€including€death€resulting€from€any€of€these€at€any€time.Ìà àà àà àà àœà à*›€*€*€œ*›Ì5.€€à à"Impaired€property"€means€tangible€property,€other€than€"your€product"€orÏà à"your€work,"€that€cannot€be€used€or€is€less€useful€because:Ìà àa.à àIt€incorporates€"your€product"€or€"your€work"€that€is€known€orÏà àà àthought€to€be€defective,€deficient,€inadequate€or€dangerous;€orÌà àb.à àYou€have€failed€to€fulfill€the€terms€of€a€contract€or€agreement;Ìà àif€such€property€can€be€restored€to€use€by:Ìà àa.à àThe€repair,€replacement,€adjustment€or€removal€of€"your€product"Ïà àà àor€"your€work;"€orÌà àb.à àYour€fulfilling€the€terms€of€the€contract€or€agreement.Ìà àà àà àà àœà à*›€*€*€œ*›Ì9.à à"Occurrence"€means€an€accident,€including€continuous€or€repeatedÏà àexposure€to€substantially€the€same€general€harmful€conditions.ÌÒ ° ÒÒ ° Òà àà àà àà àà àœà à*›€*€*€œ*›Ìà à12.€€à à"Property€damage"€means:Ìà àà àa.€€à àPhysical€injury€to€tangible€property,€including€all€resulting€loss€of€use€ofÏà àà àà àthat€property.€€All€such€loss€of€use€shall€be€deemed€to€occur€at€the€time€ofÏà àà àà àthe€physical€injury€that€caused€it;€orÌà àà àb.€à àLoss€of€use€of€tangible€property€that€is€not€physically€injured.€€All€suchÏà àà àà àloss€shall€be€deemed€to€occur€at€the€time€of€the€"occurrence"€that€caused€it.Ìà à13.à à"Suit"€means€a€civil€proceeding€in€which€damage€because€of€"bodily€injury,"Ïà àà à"property€damage,"€"personal€œinjury"›€or€"advertising€injury"€to€which€thisÏà àà àinsurance€applies€are€œalleged.ÓÓ›ÌAfter€Marsh€Kitchens€filed€its€third„party€action€against€Marsh€Furniture,€Marsh€Furniture€madeÏdemand€upon€PMA€to€provide€a€defense€and€coverage€in€the€underlying€lawsuit.€€In€a€letter€toÍMarsh€Furnitureððs€counsel,€PMA€refused€to€defend€or€provide€coverage€for€Marsh€Furniture,Ïalleging€that€it€had€no€duty€to€provide€a€defense€or€coverage€under€the€terms€of€its€Policy€when€theÏunderlying€claim€sought€costs€for€"replacing€the€cabinets"€and€did€not€allege€"bodily€injury€orÏproperty€damage."Ìà àMarsh€Furniture€then€filed€this€declaratory€judgment€action,€seeking€an€order€requiringÏPMA€to€provide€Marsh€Furniture€with€a€defense€and€œwith€coverage›€in€the€event€of€an€adverseÏjudgment.€€Marsh€Furniture€also€sought€an€order€requiring€PMA€to€pay€Marsh€Furniture€damagesÏand€litigation€costs€incurred€as€a€result€of€PMA's€breach€of€œcontract.›Ìà àPMA€filed€a€motion€for€summary€œjudgment,›€contending€that€it€had€no€duty€to€provide€aÏdefense€or€coverage€in€the€underlying€lawsuit€pursuant€to€the€terms€of€the€Policy.€€Marsh€FurnitureÏfiled€a€cross„motion€for€summary€judgment.€€The€trial€court€partially€granted€Marsh€FurnitureððsÏcross„motion€for€summary€judgment€and€denied€PMA's€motion€for€summary€judgment.€€It€heldÏthat€PMA€had€a€duty€to€provide€a€defense€in€the€underlying€action€and€to€reimburse€MarshÏFurniture€for€its€reasonable€œattorneyððs›€fees,€œexpenses,›€and€costs€incurred€in€defending€itself€in€theÏunderlying€action.€€€In€regard€to€the€issue€of€coverage,€the€trial€court€ruled€that€œthe€parties'›€motionsÏfor€summary€judgment€should€be€denied€pending€the€findings€of€fact€to€be€determined€at€the€trial€ofÏthe€underlying€dispute.€€€TheÔ€3Ô€Ô€+Ôunderlying€suit€was€œlater€voluntarily›€œnonsuited,€and›€the€issue€ofÏpolicy€coverage€was€never€addressed€by€the€trial€court.€€Thus,€the€only€issues€on€appeal€are€thoseÏpertaining€to€PMA's€duty€to€defend.Ìà àOn€appeal,€PMA€argues€that€the€trial€court€erred€in€ruling€that€PMA€had€a€duty€to€provide€aÏdefense€for€Marsh€Furniture€and€reimburse€it€for€œattorneyððs›€fees,€œexpenses,›€and€costs€incurred€inÏdefense€of€the€underlying€action.€€Our€review€involves€purely€a€œquestion€of€law,€òòò òde›€novoóóó ó€on€theÏrecord€with€no€presumption€of€œcorrectness,›€to€determine€whether€the€trial€court€erred€in€its€partialÏgrant€of€summary€judgment.€€ò òòòSee€Carvell€v.€Bottomsó óóó,€900€S.W.2d€23,€26€(Tenn.€1995).€€Ìœà àInsurance€contracts€are€subject€to€the€same€general€rules€of€construction€and€enforcementÏthat€are€applied€to€other€contracts.€€òòò òMcKimm€v.€Belló óóó,€790€S.W.2d€526,€527€(Tenn.€1990).€ÍUnless€there€is€fraud€or€mistake,€a€contract€must€be€interpreted€as€written€even€though€it€containsÏterms€which€may€be€harsh€or€unjust.€€òòò òAllstate€Ins.€Co.€v.€Wilsonó óóó,€856€S.W.2d€706,€708Ï(Tenn.€App.€1992).€€In€construing€contracts,€the€words€expressing€the€parties'€intention€should€beÏgiven€their€usual€and€ordinary€meaning.€€òòò òId.ó óóó€at€709.€€In€case€of€doubt€as€to€the€meaning€of€an›Ïinsurance€policy,€the€language€of€the€policy€should€be€interpreted€against€the€party€œwho›€has€drawnÏit.€€òòò òTravelers€Ins.€Co.€v.€Aetna€œCasualty›€&€Sur.€Co.ó óóó,€491€S.W.2d€363,€365€(Tenn.Ï1973).€€Ìòòò òà àó óóóThe€general€rule€is€that€œð ðthe›€obligation€of€an€insurance€company€under€a€policy€provisionÏrequiring€it€to€defend€an€action€brought€against€the€insured€by€a€third€party€is€determined€œfrom›€theÏallegations€of€the€complaint€in€that€œaction.ð𛀀òòò òGraves€v.€Liberty€Mut.€Fire€Ins.€Co.ó óóó,€745ÏS.W.2d€282,€283€(Tenn.€App.€1987).€€Where€the€allegations€of€the€complaint€against€the€insuredÏare€ambiguous€and€there€is€doubt€as€to€whether€they€state€a€cause€of€action€sufficient€under€theÏpolicy€to€compel€the€insurer€to€defend,€the€doubt€should€be€resolved€in€favor€of€the€insured.Ïòòò òDempster€Bros.,€Inc.€v.€œUnited€States›€Fidelity€&€œGuar.›€Co.ó óóó,€œ54€Tenn.€App.€65,€71,Ï388›€S.W.2d€153,€156€œ(1964).›Ìà àIn€the€instant€case,€the€civil€warrant€filed€by€Curry€against€Marsh€Kitchens€alleged€"breachÏof€contract,€breach€of€warranty,€consequential€damages,€attorney€fees,€and€costs"€arising€from€theÏinstallation€and€removal€of€kitchen€œcabinets›€which€emitted€an€unacceptable€level€of€formaldehydeÏvapor.€€€PMA€first€contends€that€the€civil€warrant€contained€no€allegation€of€"bodily€injury"€orÏ"property€damage"€as€the€terms€are€defined€in€the€Policy.€€€PMA€asserts€that€Curry's€civil€warrantÏseeks€only€to€recover€losses€suffered€as€a€result€of€having€to€replace€or€repair€a€deficient€product.€€ÏPMA€notes€that€such€losses€are€specifically€excluded€from€coverage€under€provisions€(j),€œ(k),›€andÏ(n)€œof€the€exclusions€section€of›€the€œPolicy;›€consequently,€there€was€no€obligation€to€defend€MarshÏFurniture€in€the€third„party€action€filed€by€Marsh€Kitchens.€€€€Ìà àPMA€cites€òòò òVernon€Williams€&€Son€Construction,€Inc.€v.€œContinental›ÏInsurance€Co.ó óóó,€591€S.W.2d€760€(Tenn.€1979),€in€which€an€insured€contractor€sued€his€insurerÍunder€a€comprehensive€general€liability€policy€to€enforce€the€insurer's€alleged€obligation€to€defendÏand€to€pay€indemnity€in€a€suit€brought€by€a€contracting€property€owner€for€faulty€construction.€ÏThe€insuring€clause€and€the€policy€definitions€were€similar€to€the€provisions€of€the€œPolicy›€in€theÏinstant€œcase.€€òòò òSee€id.ó óóó€at€761„62.›€€The€Tennessee€Supreme€Court€held€that€a€claim€limited€toÏremedying€faulty€workmanship€did€not€constitute€property€damage€under€the€insured'sÏcomprehensive€general€liability€œpolicy›€and€thus€did€not€trigger€an€obligation€to€defend.€€œòòò òId.ó óóó€at€763,Ï765.€€The›€œòòò òVernon€Williamsó óóó›€Court€stated:ÌÒ  ÒÒ  ÒÓÓœWe›€are€convinced€that€the€standard€comprehensive€general€liability€policy€does€notÏprovide€coverage€to€an€œinsured„contractor›€for€a€breach€of€contract€action€groundedÏupon€faulty€workmanship€or€materials,€where€the€damages€claimed€are€the€cost€ofÏcorrecting€the€work€œitself.›ÌÌÒ ° ÒÒ ° ÒÓÓòòò òœId.ó óóó›€at€œ765.›Ìà àIn€response,€Marsh€Furniture€cites€two€cases€from€other€jurisdictions€in€which€the€courtsÏaddress€the€issue€of€whether€emission€of€formaldehyde€into€a€home€constitutes€property€damage.€Ïò òòòSeeóóó ó€ò òòòAmerican€Protection€Ins.€Co.€v.€McMahanóóó ó,€562€A.2d€462€(Vt.€œ1989);›€òòò òColonialÏGas€Co.€v.€œÌÌÌAetna›€œCasualty›€&€Sur.€Co.ó óóó,€823€F.€Supp.€975€œ(D.€Mass.›€1993).€€€In€both€cases,€the€œcourts›Ïdetermined€that€the€dimunition€in€value€of€a€home€arising€from€the€emission€of€formaldehyde€intoÏthe€home€constituted€property€damage€under€the€provisions€of€the€applicable€insurance€policy.ÏMarsh€Furniture€notes€that€the€civil€warrant€in€the€underlying€action€seeks€ð ðconsequentialÏdamages,ðð€which€can€include€property€damage€under€Tenn.€Code€Ann.ò òòò€œó óóóðð€47„2„715(2)(b).€€Thus,›Ïsince€the€claim€for€damages€in€the€civil€warrant€can€include€property€damage€covered€by€the€Policy,ÏPMA€would€be€required€to€provide€a€defense.€€Marsh€Furniture€also€points€to€a€letter€from€PMA€toÏcounsel€for€Marsh€Furniture€in€which€PMA€denies€any€duty€to€defend€but€states€that€it€wouldÏð ðreevaluate€[its]€positionðð€if€œthe€complaint€in€the€underlying€action€were€amended€ð ðto›€includeÍconsequential€œdamages.ðð›Ìà àThe€Tennessee€Supreme€Courtððs€decision€in€œò òòòVernon€Williamsó óóó€would›€be€controlling€inÏthis€case€if€the€civil€warrant€in€the€underlying€action€clearly€sought€only€damages€for€the€cost€ofÏcorrecting€faulty€workmanship.€€However,€the€bare€allegations€in€the€civil€warrant€are€broader€thanÏœthis›€and€include€a€claim€for€ð ðconsequential€damages.ðð€€Since€consequential€damages€can€includeÏproperty€damage€underò òòò€ó óóóTenn.€Code€Ann.€ðð€œ47„2„715(2)(b)›€and€œsince€excessive›€formaldehydeÏemissions€in€a€home€can€result€in€property€damage€under€ò òòòAmerican€œProtectionó óóó€andò òòò›€ColonialÏœGasó óóó,€it›€is€unclear€œfrom€the€face€of€the€complaint€in›€the€underlying€cause€œwhether›€damages€œareÏsought€that›€fall€within€the€ambit€of€the€Policy€provisions.€€Where€the€allegations€of€the€œcomplaint›Ïagainst€the€insured€are€ambiguous€and€there€is€doubt€as€to€whether€they€state€a€claim€sufficient€toÏcompel€the€insurer€to€defend,€this€doubt€must€be€resolved€in€favor€of€the€insured.€€ò òòòDempsterÏœBros.ó óóó,›€œ54€Tenn.€App.€at€71,€388›€S.W.2d€at€156.€€Therefore,€the€trial€court€correctly€held€thatÏPMA€was€required€to€provide€a€defense€in€the€underlying€action€and€to€reimburse€Marsh€FurnitureÏfor€its€reasonable€œattorneyððs€fees,€expenses,€and€costs€incurred€in€defending€itself.€ÌÇà àThe€decision€of€the€trial€court€is€affirmed.€€€Costs€on€appeal€are€taxed€to€Appellant,€forÏwhich€execution€may€issue€if€necessary.€€€€ÌÓÓÌà àà àà àà àà àà àòò€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€Ìà àà àà àà àà àà àò òóóHOLLY€KIRBY€LILLARD,€J.ÌÌCONCUR:ÌòòÌÌ€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€ÌóóW.€FRANK€CRAWFORD,€P.J.,€W.S.ÌòòÌÌ€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€óóÌALAN€E.€HIGHERS,€J.ó ó