Fina, Inc. v. Arco ( 2000 )


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  •                 IN THE UNITED STATES COURT OF APPEALS
    FOR THE FIFTH CIRCUIT
    ____________________________
    No. 98-41021
    ____________________________
    FINA, INC., formerly known as American Petrofina, Inc.;
    FINA OIL & CHEMICAL CO., formerly known as American
    Petrofina Company of Texas,
    Plaintiffs-Counter Defendants-Appellants,
    versus
    ARCO,
    Defendant-Cross Claimant-Appellee,
    BP OIL COMPANY;
    SOHIO PIPE LINE COMPANY,
    Defendants-Counter Claimants-Cross Defendants-Appellees.
    _____________________________________________________
    Appeal from the United States District Court
    for the Eastern District of Texas, Beaumont Division
    _____________________________________________________
    January 4, 2000
    Before REYNALDO G. GARZA, JOLLY, and WIENER, Circuit Judges.
    WIENER, Circuit Judge:
    In this case arising under the Comprehensive Environmental
    Response, Compensation, and Liability Act (“CERCLA”), 42 U.S.C. §§
    9601 et. seq., Plaintiff-Appellant Fina, Inc. (“Fina”) appeals the
    district court’s grant of summary judgment in favor of Defendants-
    Appellees BP Oil Company (“BP”) and Atlantic Richfield Company
    1
    (“ARCO”). Fina contends that the district court improperly applied
    Delaware law in holding that cross-indemnities running between the
    parties bar Fina’s CERCLA claims against BP and ARCO.           We hold that
    the indemnities are unenforceable with respect to the CERCLA
    liability in question, and accordingly reverse and remand for
    proceedings consistent with this opinion.
    I.
    Facts and Proceedings
    BP acquired a refinery located in Port Arthur, Texas from ARCO
    in 1969.    BP subsequently sold the refinery to Fina in 1973.          The
    ARCO/BP and BP/Fina agreements of sale contain cross-indemnities
    that apportion responsibility between the contracting parties for
    liabilities arising from the operation of the refinery.                 The
    ARCO/BP agreement provides in relevant part that:
    BP shall indemnify, defend, and hold harmless
    ARCO... against all claims, actions, demands,
    losses or liabilities arising from the
    ownership or the operation of the Assets...
    and accruing from and after Closing... except
    to the extent that any such claim, action,
    demand, loss or liability shall arise from the
    gross negligence of ARCO.
    The BP/Fina agreement provides in relevant part that:
    Fina shall indemnify, defend and hold harmless
    BP... against all claims, actions, demands,
    losses or liabilities arising from the use or
    the operation of the Assets... and accruing
    from and after closing.
    In    1989,   Fina   conducted       an   environmental   investigation
    2
    covering all areas of the refinery.          It found seven areas of the
    refinery    contaminated     with    solid     and    hazardous     wastes.
    Investigating the origins of the contamination, Fina unearthed
    evidence that the pollution was at least in part attributable to
    the activities of BP and ARCO.
    Fina reported its discovery to the State of Texas.           The Texas
    Natural Resource Conservation Commission ordered Fina to conduct
    several further investigations.          Those investigations are still
    ongoing.     Fina   has    already   incurred     over    $14   million   in
    investigatory and remedial response costs.
    In 1996, Fina sued BP and ARCO seeking contribution and cost
    recovery    under   the    Comprehensive       Environmental      Response,
    Compensation, and Liability Act (“CERCLA”), 42 U.S.C. §§9607 and
    9613(f).1   BP filed a declaratory judgment counterclaim against
    Fina, arguing that Fina’s claims are covered by the indemnity
    provision in the BP/Fina agreement of sale.          ARCO filed a similar
    declaratory judgment cross-claim against BP.
    All parties moved for summary judgment.             The district court
    granted the motions of BP and ARCO, ruling that (1) Fina’s claims
    against BP are covered by the BP/Fina indemnity provision, (2)
    1
    Fina has also made claims under the Resource Conservation
    Recovery Act, 42 U.S.C. §§ 6901 et seq., and Section 361.344 of the
    Texas Solid Waste Disposal Act. Although we follow the lead of the
    district court and the parties to the case in addressing our
    opinion solely to Fina’s CERCLA claims, we discern no reason why
    our holding should not be equally applicable to these other claims
    as well.
    3
    Fina’s claims against ARCO are covered by the ARCO/BP indemnity
    provision, and (3) because ARCO is indemnified by BP which in turn
    is indemnified by Fina, a “circuitous indemnity obligation” is owed
    by Fina to ARCO, which obligation covers Fina’s claims against
    ARCO.
    II.
    Analysis
    A.   Standard of Review
    The proper interpretation of a contract is a question of law
    subject to de novo review.2
    B.   Issues
    We are called on to interpret and determine the enforceability
    of two related yet distinctly different indemnity provisions.                The
    BP/Fina    and   ARCO/BP     indemnity       provisions       both     allocate
    responsibility between the contracting parties for liabilities
    arising from the ownership or operation of the refinery.               The two
    provisions differ, however, in two significant respects.                First,
    whereas the BP/Fina agreement of sale includes a choice of law
    provision designating Delaware law as the governing law, the
    ARCO/BP   agreement   of   sale   does    not   contain   a   choice    of   law
    2
    See, e.g., Bolding v. C.I.R., 
    117 F.3d 270
    , 273 (5th Cir.
    1997).
    4
    provision.    Second, the ARCO/BP indemnity provision, unlike its
    BP/Fina counterpart, states that it covers all claims “except to
    the extent that any such claim... shall arise from the gross
    negligence of ARCO.”     We must therefore analyze the two indemnity
    provisions separately.
    1.   The BP/Fina Indemnity Provision
    Fina contends that the BP/Fina indemnity provision does not
    indemnify BP for retroactive CERCLA liability. Under the indemnity
    provision,    Fina’s    obligations       to    BP    extend    only    to   those
    liabilities that accrue after the closing date of the BP/Fina
    agreement of sale.      Fina contends that, although CERCLA was not
    enacted until 1980, the CERCLA liability “accrued” at the time that
    BP and ARCO polluted the refinery grounds —— well before the
    closing date of the BP/Fina agreement of sale.               Fina argues in the
    alternative that, even if the BP/Fina indemnity provision does
    purport within its broad terms to cover the CERCLA liability in
    question, the provision is unenforceable with respect to that
    liability    because    governing   Delaware          law   requires    that,    to
    indemnify a party for prospective strict liability claims, an
    indemnity provision must “clearly and unequivocally” state that it
    covers such claims. As we conclude that the indemnity provision is
    unenforceable   under    Delaware     law      with   respect   to     the   CERCLA
    liability at issue here, we need not reach the question whether the
    5
    liability “accrued” prior to closing, within the meaning of the
    agreement.
    a.     Choice of Law
    In assessing the enforceability of the BP/Fina indemnity
    provision, we must first determine which state’s choice-of-law
    provisions govern.    “A federal court must follow the choice-of-law
    rules of the state in which it sits.”3        The instant case was filed
    in the United States District Court for the Eastern District of
    Texas.      We will therefore follow Texas choice-of-law rules in
    determining the governing state law.
    The BP/Fina agreement of sale specifies that it is governed by
    Delaware law.     Texas honors contractual choice-of-law provisions
    unless the designated law is contrary to a “fundamental policy” of
    Texas.4
    The relevant principle of Delaware law holds that “in order
    for a party to be entitled to indemnification for the results of
    its   own    negligence   the   contract    must   be    crystal   clear   or
    sufficiently    unequivocal     to   show   that   the   contracting   party
    intended to indemnify the indemnitee for the indemnitee’s own
    3
    St. Paul Mercury Ins. Co. v. Lexington Ins. Co., 
    78 F.3d 202
    , 205 (5th Cir. 1996).
    4
    DeSantis v. Wackenhut Corp., 
    793 S.W.2d 670
    , 677-78 (Tex.
    1990).
    6
    negligence.”5      Prior to 1987, Texas followed an identical rule.6
    In 1987, however, the Texas Supreme Court adopted the stricter
    “express negligence” standard.7       This standard holds that “parties
    seeking to indemnify the indemnitee from the consequences of its
    own negligence must express that intent in specific terms.”8
    Although the Texas and Delaware rules do differ, it can hardly
    be said that Delaware’s “clear and unequivocal” test violates a
    fundamental policy of Texas.     “[T]he focus is on whether the law in
    question is part of state policy so fundamental that the courts of
    the state will refuse to enforce an agreement contrary to that law,
    despite the parties’ original intentions.”9          Texas does not, as a
    matter of public policy, refuse to enforce all indemnity provisions
    that purport to cover the indemnitee’s own negligence.              Texas
    merely requires that, to merit enforcement as to such claims, an
    indemnity provision must expressly state that its coverage extends
    to the negligence of the indemnitee.        The “clear and unequivocal”
    test is not inconsistent with a fundamental policy of Texas.
    Delaware    law   will   therefore   be   applied   in   interpreting   and
    5
    Sweetman v. Strescon Industries, Inc., 
    389 A.2d 1319
    , 1321
    (Del. Super. 1978).
    6
    See Dorchester v. American Petrofina, Inc., 
    710 S.W.2d 541
    ,
    543 (Tex. 1986).
    7
    See Ethyl Corp. v. Daniel Const. Co., 
    725 S.W.2d 705
    (Tex.
    1987).
    8
    Id at 708.
    9
    
    DeSantis, 793 S.W.2d at 680
    .
    7
    assessing the enforceability of the BP/Fina indemnity provision.
    b.   Application of Delaware law
    Fina has indemnified BP for “all claims, actions, demands,
    losses or liabilities arising from the use or operation of the
    Assets... and accruing from and after Closing.”   Assuming, without
    deciding, that the CERCLA liability at issue “accrued” after the
    closing date of the BP/Fina agreement of sale, the indemnity
    provision clearly purports to cover CERCLA liability within its
    broad terms:   The phrase “all claims” certainly encompasses claims
    arising under CERCLA.10
    The analysis, however, does not stop there.    Under Delaware
    law, contracts to indemnify a party against the consequences of its
    own negligence are strictly construed against the indemnitee.11 The
    purpose of this rule is to ensure that the indemnitor is fully
    cognizant of the extraordinary risk that it is assuming.12     The
    rule functions as a “penalty default”; any entity that wishes to
    contract away liability for the consequences of its own negligence
    10
    We do not decide whether a reasonable interpretation of the
    phrase “all claims” would include claims that were merely
    prospective at the time the indemnity provision was signed.
    11
    See Powell v. Interstate Vendaway, Inc., 
    300 A.2d 241
    , 243
    (Del Super. 1972); Laws v. Ayre Leasing, No. 92C-07-254, 
    1995 WL 465334
    , at *2 (Del. Super. July 31, 1995).
    12
    See Laws, 
    1995 WL 465334
    , at *2; Clark C. Johnson, Note,
    Collapsing the Legal Impediments to Indemnification, 69 Ind. L.J.
    867, 878 (1994).
    8
    is put on notice by the rule that, to be enforceable, any indemnity
    provision that it signs must state with specificity the types of
    risks that it is transferring to the indemnitor.         If an indemnity
    provision is not sufficiently specific, Delaware courts simply will
    refuse to enforce the risk transfer.
    Delaware law thus requires that, to be enforceable, “the
    intent to indemnify must be clear and unequivocal” on the face of
    an indemnity provision.13      “To be enforceable, the provision must
    specifically focus attention on the fact that by the agreement the
    indemnitor   was   assuming   liability   for   [the]   indemnitee’s   own
    negligence.”14 The Delaware courts have often stated that there are
    no particular words that must be used to render an indemnity
    provision enforceable.15       But “[n]o Delaware case has allowed
    13
    Cumberbatch v. Bd. of Trustees of Del. Tech. & Community
    College, 
    382 A.2d 1383
    , 1386 (Del. Super. 1978). See also Blum v.
    Kauffman, 
    297 A.2d 48
    , 49 (Del. 1972); All-State Investigation and
    Security Agency v. Turner Constr. Co., 
    301 A.2d 273
    , 274-75 (Del.
    1972).
    14
    James v. Getty Oil Co., 
    472 A.2d 33
    , 36 (Del. Super. 1984)
    (citing Sweetman, 
    389 A.2d 1319
    ).
    The sophistication of the contracting parties is irrelevant;
    the vast majority of the cases in which Delaware courts have
    applied the clear and unequivocal test have involved contracts
    between large, sophisticated entities. See, for example, Powell,
    
    300 A.2d 241
    (contract between Interstate Vendaway, Inc. and
    Chrysler Corp.); Paoli v. Dave Hall, Inc., 
    462 A.2d 1094
    (Del.
    Super. 1983) (contract between a construction contractor and a
    subcontractor); James v. Getty Oil Co., 
    472 A.2d 33
    (Del. Super.
    1984) (contract between Getty Oil Co. and Catalytic, Inc.).
    15
    See 
    James, 472 A.2d at 37
    ; Laws, 
    1995 WL 465334
    , at *2
    (citing Rock v. Delaware Elec. Coop., Inc., 
    328 A.2d 449
    (Del.
    Super. 1974)).
    9
    indemnification of a party for its own negligence without making
    specific reference   to   negligence   of   the   indemnified   party.”16
    Moreover, Delaware courts have consistently refused to enforce
    indemnity provisions that use broad, catch-all language but fail to
    make a specific reference to claims arising from the indemnitee’s
    own negligence.17
    Thus, to merit enforcement under Delaware law, an indemnity
    provision must at a minimum demonstrate on its face “that the
    16
    See Jordan v. E.I. duPont de Nemours and Co., 
    1986 WL 11553
    , at *3 (Del. Super. Aug. 8, 1986); Paoli v. Dave Hall, Inc.,
    
    462 A.2d 1094
    , 1098 (Del. Super. 1983). For examples of indemnity
    provisions that have been upheld as applied to claims arising from
    the indemnitee’s own negligence, see 
    All-State, 301 A.2d at 274
    (enforcing a provision indemnifying for “any claims... whether or
    not such claims are based on Turner’s alleged active or passive
    negligence”); Noble J. Dick, Inc. v. Warburton, 
    321 A.2d 345
    , 346
    (Del. 1975) (enforcing a provision indemnifying for “all claims...
    whether or not such injury is due to or chargeable to any
    negligence of the Contractor”); 
    Cumberbatch, 382 A.2d at 1385
    (enforcing a provision indemnifying for “all claims... regardless
    of whether or not it is caused in part by a party indemnified
    hereunder”); Fountain v. Colonial Chevrolet Co., 
    1988 WL 40019
    (Del. Super. Apr. 13, 1988) (enforcing a provision indemnifying for
    “all loss or damages... even if said losses arise out of the
    negligence of Company”).
    17
    See Marshall v. Maryland, D. & V. Ry. Co., 
    112 A. 526
    (Del.
    Super. 1921) (refusing to enforce as applied to a claim arising
    from the indemnitee’s own negligence an indemnity covering “damages
    of whatsoever kind of nature arising in any manner or under any
    circumstances”); 
    Paoli, 462 A.2d at 1098
    (refusing to enforce as
    applied to the indemnitee’s own negligence an indemnity covering
    “all suits”); Hitchens v. Cannon & Cannon, 
    1987 WL 17440
    (Del.
    Super. Sept. 16, 1987) (refusing to enforce as applied to a claim
    arising from the indemnitee’s own negligence an indemnity covering
    “all... claims... howsoever arising or incurred”); Kreider v.
    Schumacher & Co., 
    816 F. Supp. 957
    , 962 (D. Del. 1993) (stating that
    “the 297 A.2d 48 
    (Del. 1972).
    10
    subject of negligence of the indemnitee was expressly considered”
    by the parties in the drafting of the agreement.18               The BP/Fina
    indemnity provision gives no indication that the parties considered
    the issue of indemnifying BP for the consequences of its own
    negligence:   There is no reference in the indemnity to BP’s own
    negligence,   and   its   use   of   the   phrase   “all   claims,   actions,
    demands, losses or liabilities” is insufficient as a matter of
    Delaware law to satisfy the clear and unequivocal test.              Thus, the
    BP/Fina indemnity provision is unenforceable as applied to the
    prospective CERCLA liability at issue in this case.
    BP attempts to avoid this result on two grounds.                BP first
    argues that the clear and unequivocal rule is inapplicable here
    because it only applies to claims based on negligence, whereas
    CERCLA claims are based on strict liability.          No Delaware case has
    addressed the applicability of the clear and unequivocal test to
    claims based on strict liability.           Several other jurisdictions,
    however, have held that the clear and unequivocal test is fully
    applicable to claims based on strict liability.19            The transfer of
    liability   for   any   prospective    legal   claim,      whether   based   on
    18
    Rizzo v. John E. Healy and Sons, Inc., 
    1990 WL 18378
    , at *2
    (Del. Super. Feb. 16, 1990).
    19
    See, e.g, Purolator Products v. Allied Signal, Inc., 
    772 F. Supp. 124
    , 131 n.3 (W.D.N.Y. 1991) (“While CERCLA liability is
    strict, and is not based on negligence, I believe that the policy
    behind the rule regarding negligence is also applicable here”);
    Houston Lighting & Power Co. v. Atchison, Topeka & Santa Fe Ry.,
    
    890 S.W.2d 455
    , 458 (Tex. 1994).
    11
    negligence   or   on   strict   liability,   involves   an   extraordinary
    shifting of risk.      We perceive no reason why Delaware would choose
    to differentiate between the two types of claims for purposes of
    this rule. We therefore hold that Delaware’s clear and unequivocal
    rule is equally applicable to indemnification for strict liability
    claims.
    Second, BP argues that the clear and unequivocal test is
    applicable only to indemnification for that subset of prospective
    liabilities that is given rise to by future acts of the indemnitee.
    All of Fina’s claims against BP are predicated on actions taken by
    BP prior to the signing of the BP/Fina indemnity provision.          Thus,
    if BP’s argument were correct, the BP/Fina indemnity provision
    should be interpreted according to normal contract interpretation
    principles —— rather than the “clear and unequivocal” rule —— and
    would preclude Fina’s recovery against BP.
    No Delaware case has directly addressed the applicability of
    the clear and unequivocal test to indemnification for prior acts
    giving rise to potential future liability (with “past” and “future”
    being determined by reference to the time at which the indemnity
    provision was signed).          Indeed, it does not appear that any
    Delaware case has ever distinguished between past and future
    conduct or past and future liability in applying the clear and
    unequivocal test to an indemnification provision.            BP’s argument
    appears to be predicated on Texas law, which specifies that “[the
    express negligence test] is explicitly limited to releases and
    12
    indemnity clauses in which one party exculpates itself from its own
    future negligence.”20            BP    relies   on     this   and   other    similar
    statements in Texas cases in concluding that, under Texas law, at
    least,     the     express     negligence       test     is     inapplicable        to
    indemnification for past conduct giving rise to potential future
    liability.
    Even as to Texas law, it is not at all clear that BP’s
    conclusion is correct.         The language used by the Texas courts is
    ambiguous:       “Future negligence” might refer to future negligent
    conduct,    but    it   also   might   refer    to     future   claims      based   on
    negligence.       True, the Texas rule does clearly distinguish between
    (1) indemnification for past conduct for which claims have already
    been filed at the time the indemnity provision is signed and (2)
    indemnification for future conduct for which claims could not
    possibly have been filed at the time the indemnity provision was
    signed.    Still, no Texas case has addressed the applicability of
    the rule to the rare situation in which a party attempts to invoke
    the protection of an indemnity against a claim filed after the
    indemnity was signed but arising from conduct that occurred prior
    to the signing of the indemnity.21
    20
    Green Int’l, Inc. v. Solis, 
    951 S.W.2d 384
    , 86-87 (Tex.
    1997).
    21
    Two Texas courts —— neither of which appears to have been
    aware of the unusual posture of the case before it —— have decided
    cases involving such a fact pattern.     One court held that the
    express negligence rule was applicable, but the case is
    distinguishable because it involved not only an indemnity but also
    13
    The purpose of Delaware’s clear and unequivocal test is to
    ensure that indemnitors are fully cognizant of the extraordinary
    risks that they are assuming.          This rationale is consistent with
    distinguishing between those claims that have been filed at the
    time   that   an   indemnity   is    signed   and   those   that   are    merely
    prospective:       Claims that have already been filed are not an
    extraordinary risk, as they are a known and calculable quantity.
    The rationale behind the Delaware rule is not consistent, however,
    with distinguishing between prospective claims that are based on
    past conduct and prospective claims that are based on future
    conduct.      Both types of prospective claims constitute unknown
    quantities.        Virtually   all    prospective     claims   are   in    fact
    unknowable quantities to an indemnitor unless the indemnitee brings
    the    prospective    claims   to    the    indemnitor’s    attention:       An
    indemnitor can always determine whether claims have already been
    filed against an indemnitee, but it is nearly impossible for an
    indemnitor to determine whether an indemnitee has engaged in
    conduct that is likely to give rise to claims in the future.
    a warranty. See Dorchester Gas Co. v. American Petrofina, Inc.,
    
    710 S.W.2d 541
    (Tex. 1986), overruled on other grounds, Ethyl Corp.
    v. Daniel constr. Co., 
    725 S.W.2d 705
    (Tex. 1987). The other court
    held that the express negligence rule was inapplicable, but that
    case is also distinguishable because the court found that, although
    the claim was not filed until after the signing of the indemnity,
    the dispute that gave rise to the claim arose before the signing of
    the indemnity and was within the contemplation of the parties when
    they signed it. Lexington Insurance Co. v. The W.M. Kellogg Co.,
    
    976 S.W.2d 807
    (Tex.App. 1 Dist. 1998). In conclusion, Texas law
    concerning indemnification for past acts giving rise to potential
    future liability is at best unclear.
    14
    It is consistent with the “penalty default” nature of the
    Delaware rule to place the burden on an indemnitee both to inform
    potential indemnitors that it has engaged in conduct that may give
    rise to future liability and to ensure that any indemnity provision
    that is signed clearly states that the indemnification extends to
    such future claims.      Only by applying the “clear and unequivocal”
    rule to indemnification for all claims that were merely prospective
    at the time that an indemnity provision was signed can the courts
    be   sure   that   the    indemnitor       was   fully   cognizant      of   the
    extraordinary risk that it was assuming. We are convinced that the
    Delaware courts would apply the clear and unequivocal rule to BP’s
    claim for indemnification by Fina.
    We hold, therefore, that (1) the BP/Fina indemnity provision
    is subject to the clear and unequivocal test under Delaware law as
    applied to   Fina’s      CERCLA   claims    against   BP;   (2)   the   BP/Fina
    indemnity provision fails to satisfy the clear and unequivocal
    test; and (3) the indemnity provision consequently does not bar
    Fina’s claims against BP.
    2.   Fina’s “circuitous indemnity obligation” to ARCO
    The district court held that because ARCO is indemnified by BP
    which in turn is indemnified by Fina, a “circuitous indemnity
    obligation” is owed by Fina to ARCO.         As we hold that Fina does not
    owe an indemnity obligation to BP with respect to the CERCLA
    15
    liability in question, Fina necessarily does not owe a “circuitous
    indemnity obligation” to ARCO. Consequently, Fina is not barred by
    the indemnity provisions in question from pursuing its claims
    against ARCO.
    3.   The ARCO/BP indemnity provision
    The ARCO/BP agreement of sale does not contain a choice-of-law
    provision.      ARCO and BP agree, however, that the contract is
    governed by Texas law.     Since 1987, Texas has applied the “express
    negligence” test in lieu of the “clear and unequivocal” test.           The
    “express negligence” test holds that “parties seeking to indemnify
    the indemnitee from the consequences of its own negligence must
    express that intent in specific terms.”22        This rule is applicable
    to claims based on strict liability.23        And, because the rationale
    behind the Texas rule is the same as the rationale behind the
    Delaware rule,24 we are satisfied that Texas would apply the
    “express     negligence”   test   to    all   claims   that   were   merely
    prospective at the time the indemnity provision was signed.
    The ARCO/BP provision indemnifies ARCO for “all claims...
    arising from the ownership or the operation of the Assets... and
    accruing from and after Closing... except to the extent that any
    22
    Ethyl 
    Corp., 725 S.W.2d at 708
    .
    23
    Houston Lighting & Power 
    Co., 890 S.W.2d at 459
    .
    24
    See 
    id. 16 such
    claim... shall arise from the gross negligence of ARCO.”                  It
    makes no mention of claims based on BP’s own negligence or on
    strict liability.          The Texas Supreme Court has held that an
    indemnification provision is not enforceable as applied to claims
    based on strict liability unless that provision expressly states
    the indemnitor’s intent to cover such claims.25                     Even if the
    exclusion of gross negligence from the indemnity’s coverage is
    interpreted as indicating that BP intended to indemnify ARCO for
    ordinary negligence,26        claims based on strict liability are of
    quite a different nature.         Texas law requires that each type of
    claim     be   separately     referenced    by    an    indemnity    provision:
    “Indemnification against strict liability is an exception to usual
    business practices in the same manner as indemnifying against
    someone else’s negligence. ... [F]airness dictates against imposing
    liability      on   an   indemnitor   unless     the   agreement    clearly   and
    specifically expresses the intent to encompass strict liability
    claims.”27 Thus, the ARCO/BP indemnity provision is not enforceable
    under Texas law as applied to claims based on strict liability.
    Consequently, ARCO may not seek indemnification from BP for any
    amounts recovered against it by Fina based on strict liability.
    25
    Houston Lighting & Power 
    Co., 890 S.W.2d at 458-59
    .
    26
    See Rizzo, 
    1990 WL 18378
    , at *2; Laws, 
    1995 WL 465334
    , at
    *2-*3.
    27
    Houston Lighting & Power 
    Co., 890 S.W.2d at 458
    (refusing
    to enforce as applied to a strict liability claim an indemnity
    provision that expressly covered ordinary negligence claims).
    17
    III.
    Conclusion
    For the reasons discussed above, the district court’s grant of
    summary judgment is reversed and the case is remanded for further
    proceedings consistent with this opinion.
    REVERSED and REMANDED
    18