Richmond v. Superior Court CA2/1 ( 2016 )


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  • Filed 1/20/16 Richmond v. Superior Court CA2/1
    NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS
    California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for
    publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication
    or ordered published for purposes of rule 8.1115.
    IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA
    SECOND APPELLATE DISTRICT
    DIVISION ONE
    DANIEL RICHMOND et al.,                                              B260243
    Petitioners,                                                (Los Angeles County
    Super. Ct. Nos. BC497689 &
    v.                                                          YC066729)
    THE SUPERIOR COURT OF
    LOS ANGELES COUNTY,
    Respondent;
    SOUTHERN CALIFORNIA EDISON
    COMPANY,
    Real Party in Interest.
    DANIEL RICHMOND et al.,                                              B260268
    Plaintiffs and Appellants,                                  (Los Angeles County
    Super. Ct. No. BC497689)
    v.
    SOUTHERN CALIFORNIA EDISON
    COMPANY,
    Defendant and Respondent.
    LORI BARBER et al.,                                B260268
    Plaintiffs and Appellants,                  (Los Angeles County
    Super. Ct. No. YC066729)
    v.
    SOUTHERN CALIFORNIA EDISON
    COMPANY,
    Defendant and Respondent.
    ORIGINAL PROCEEDING in mandate. Petition dismissed.
    APPEAL from orders of the Superior Court of Los Angeles County. John Shepard
    Wiley, Jr., Judge. Reversed with directions.
    Law Offices of Martin N. Buchanan and Martin N. Buchanan for Petitioners,
    Plaintiffs and Appellants.
    Girardi & Keese, John Girardi; The Girardi Firm, Matthew D. Girardi; Peterson
    Law Group and John S. Peterson for Petitioners, Plaintiffs and Appellants Daniel
    Richmond et al.
    Stolpman, Krissman, Elber & Silver, Thomas G. Stolpman, Donna Silver and
    Dennis M. Elber for Petitioners, Plaintiffs and Appellants Lori Barber et al.
    No appearance for Respondent Superior Court.
    Munger, Tolles & Olson, Stephen M. Kristovich, Jeremy A. Lawrence, Ronald K.
    Meyer; Patricia A. Cirucci; Brian A. Cardoza; Carla M. Blanc; Lim, Ruger & Kim,
    Christopher Kim, Sandra Sakamoto and Arnold Barba for Real Party in Interest,
    Defendant and Respondent Southern California Edison Company.
    _________________________________
    2
    Plaintiffs Daniel Richmond et al. filed a petition for writ of mandate and an appeal
    after the trial court sustained demurrers to their third amended complaints without leave
    to amend on the ground the Public Utilities Commission (PUC) had exclusive
    jurisdiction, or alternatively primary jurisdiction, over their tort and inverse
    condemnation claims against Southern California Edison (SCE). Plaintiffs contend the
    PUC does not have exclusive jurisdiction over any of their claims and the trial court
    abused its discretion in concluding, in the alternative, that the PUC had primary
    jurisdiction over plaintiffs’ claims. We agree on both points and reverse the trial court’s
    orders. We dismiss the writ petition as moot.
    BACKGROUND
    Plaintiffs are 102 residents of a neighborhood adjacent to SCE’s Topaz electrical
    substation in Redondo Beach. The trial court consolidated for all purposes the actions
    against SCE filed by Lori Barber and seven other plaintiffs and Daniel Richmond and 93
    other plaintiffs alleging their properties had been invaded for decades by stray electrical
    currents escaping from the Topaz substation.
    1.     Plaintiffs’ third amended complaints
    The operative pleadings for each group of plaintiffs are the third amended
    complaints, which are almost identical. The complaints allege SCE designed and
    constructed the Topaz substation, and has owned, operated, inspected, tested, maintained,
    and controlled it since the 1960’s. The complaints allege that since at least the early
    1980’s, their properties have been invaded by “entirely avoidable, stray, uncontrolled,
    manmade electric currents” escaping from the equipment at the Topaz substation.
    Plaintiffs allege these electric currents are uncontrolled with respect to both “the amount
    of current leaking and/or intentionally deposited into the earth/ground” and “where in the
    earth/ground the leaking electric currents will go.” The complaints allege these stray
    electric currents are caused by SCE’s unreasonable and unsafe design, operation,
    installation, inspection, testing, maintenance, repair, replacement, management, coupling,
    supervision, and control of its substation equipment, its electrical distribution system
    3
    equipment, and its electrical service supply equipment, which “was, and is, leaky,
    defective, and inadequate for its intended purpose.”
    Plaintiffs allege SCE has been aware for many years that stray electric currents are
    escaping from its Topaz substation and plaguing the nearby residents, but has failed to
    correct the problem, even though SCE could prevent these escaping currents through the
    exercise of reasonable care.
    The complaints further allege SCE has deliberately allowed the currents to escape
    from its equipment, which “is supposed to, but has not, and does not, have the functional
    integrity to reasonably and safely contain said escaping electric currents, and/or to
    provide adequate and normal means to carry SCE’s return electric currents back to their
    source so that they can complete their circuit. Instead . . . SCE has unlawfully allowed,
    and continues to allow, its electric currents to escape, to enter unsafely into residential
    properties and premises, including those of Plaintiffs, and to stray uncontrollably . . .
    across said properties and premises, using the earth/ground as it takes all paths . . . back
    to the source.” Plaintiffs further allege the stray currents invading their properties result
    from SCE’s use of “the earth/ground” as the “‘normal return’” path for the stray currents
    to return to their source, the Topaz substation, in violation of PUC General Order 95, rule
    33.2 (rule 33.2).
    Plaintiffs allege they are constantly exposed to these stray currents, all day, every
    day, in every season, but moisture in the ground and atmosphere exacerbate the problem.
    The “sandy, salty, wet soil” in the area of their homes “conducts electric currents more
    efficiently.” As a result of the stray electric currents, plaintiffs allege they have suffered
    repeated unpleasant, disturbing, and offensive electric shocks and unpleasant tingling
    sensations while inside and outside their residences; serious medical and health problems,
    including headaches, bleeding, gastrointestinal problems, debilitating fatigue, joint pain,
    abdominal inflammation, and elevated liver enzymes; and severe emotional distress and
    anxiety. They have also experienced their household appliances burning out, exploding,
    and catching fire. Circuit breakers frequently trip and light bulbs frequently burn out.
    4
    The currents have also damaged plumbing, electrical service panels, and the buildings
    themselves. The complaints also allege that the stray currents are potentially lethal “in
    the event of an earthquake, a lightening [sic] strike, or power surge,” and they created a
    further hazard by electrifying the gas line running down one neighborhood street,1 all of
    which contribute to plaintiffs’ “severe emotional stress, distress and anxiety.”
    The complaints also allege that the stray currents have so greatly diminished the
    marketability and value of plaintiffs’ homes as to make them impossible to sell because
    plaintiffs would be required to disclose the stray currents. Moreover, real estate brokers
    and agents do not want to become involved in selling the affected homes. Plaintiffs
    allege SCE’s stray electrical currents constitute a tangible physical invasion of plaintiffs’
    properties, causing, inter alia, electric shocks and property damage, and resulting in a
    taking of plaintiffs’ property for a public use without payment of just compensation.
    The complaints distinguish the stray electric currents invading their properties
    from electromagnetic fields (EMF’s). Stray electric currents cause a direct exposure to
    currents conducted through the soil and other physical objects on the property, including
    humans and animals. In contrast, EMF’s cause low-frequency, ambient exposures from
    proximity to power lines or other electrically charged objects. EMF’s can be a normal
    byproduct of electrification and emanate from appliances and mobile phones, not just
    power lines. EMF’s do not “electrically ‘charge’ people and physical objects in the same
    way” as SCE’s stray direct electric currents and do not have the same effects upon human
    anatomy. EMF’s are “scientifically incapable of causing the perceptible, tangible, and
    unpleasant shock incidents and sensations” plaintiffs experience from the stray currents
    invading their properties. The complaints further distinguish the stray currents from
    “‘neutral-to-earth’” voltage.
    The complaints nonetheless refer to EMF’s, but allege that they do so “solely for
    the purpose of proving diminished property values” because the high EMF levels on their
    1
    The complaints allege the gas company “attempt[ed] to effectively rectify” the
    problem with the gas line by replacing its metal pipes with plastic ones.
    5
    properties must be disclosed to potential purchasers. The complaints further allege that
    “real estate brokers and agents do not want to become involved” in attempts to sell their
    homes because of both the stray currents and “the high levels of EMFs.” Nevertheless,
    plaintiffs allege in their fraud causes of action that SCE, which owned some of the
    plaintiffs’ homes before 1994, not only concealed the stray current problem and
    misrepresented the danger from stray currents, but also misrepresented the “health and
    safety danger” of the high levels of EMF’s that SCE “disclosed the presence of . . . to
    potential purchasers.”
    The complaints set forth causes of action for intentional infliction of emotional
    distress, negligence and negligence per se, nuisance, fraud and deceit, negligent
    misrepresentation, trespass, inverse condemnation, and assault and battery. The
    complaints seek monetary recovery only, either damages or, with respect to the inverse
    condemnation claim, compensation for both the present fair market value of their homes
    and the diminution in fair market value caused by SCE’s conduct.
    2.     SCE’s demurrers
    SCE demurred to the third amended complaints on the grounds the trial court
    lacked jurisdiction over every claim and every cause of action failed to state a cause of
    action. With respect to jurisdiction, SCE argued the PUC has exclusive or primary
    jurisdiction over plaintiffs’ claims under Public Utilities Code section 1759.2 With
    respect to failure to state a cause of action, SCE argued only that the inverse
    condemnation cause of action was inadequately pleaded and that plaintiffs were
    precluded by San Diego Gas & Electric Co. v. Superior Court (1996) 
    13 Cal.4th 893
    , 939
    (Covalt), from basing their intentional infliction of emotional distress, fraud, and
    negligent misrepresentations claims on the presence of EMF’s.
    Plaintiffs filed a joint written opposition to the demurrers, and SCE filed a reply.
    2   Undesignated statutory references pertain to the Public Utilities Code.
    6
    3.     PUC’s amicus brief
    The trial court contacted the PUC and, in the presence of the parties’ counsel,
    asked the PUC to file an amicus brief. The PUC did so. In its brief, the PUC asserted
    that it had exclusive jurisdiction over plaintiffs’ claims. It argued: “If this Court were to
    award damages based on a violation of GO [General Order] 95, Rule 33.2, it would not
    be enforcing Commission standards and policies. The Court would instead be rendering
    the underlying determination that the Rule had been violated. That is a factual
    determination squarely within the Commission’s authority, competence, and expertise to
    make. Thus, any determination by the Court would interfere with and prevent the
    Commission from addressing the issue. It would also second-guess what conclusion the
    Commission might reach based on the same facts. It is also possible that a Court
    determination would unintentionally result in new or inconsistent requirements regarding
    the design, construction, operation, maintenance, and safety of utility equipment and
    facilities. Section 1759 bars such a result.”
    Alternatively, the PUC argued it had primary jurisdiction over the claims and the
    trial court should defer to its “unique subject matter and technical expertise in matters
    concerning utility facilities and operations” and “whether GO 95 has been violated.”
    The PUC’s brief also argued that, although it did not have exclusive jurisdiction
    over EMF’s, the policy it had adopted regarding EMF’s barred plaintiffs’ claims.
    The parties filed written responses to the PUC’s brief.
    4.     Trial court’s ruling
    At the hearing on SCE’s demurrers, the trial court adopted its tentative ruling,
    which is not part of the appellate record, but apparently sustained the demurrers without
    leave to amend on the ground the PUC has exclusive jurisdiction over plaintiffs’ claims.
    The court’s actual ruling on the demurrers is not reflected in the reporter’s transcript of
    the hearing, the minute order for the hearing, or the notice of ruling SCE served.
    The trial court explained its reasons for concluding that plaintiffs’ claims were
    within the exclusive jurisdiction of the PUC: “I think the two things that are most
    7
    important here is that the source of the liability rule is a PUC rule . . . .” “[W]hat the
    plaintiffs are saying, the PUC created a rule and the defendants broke it.” “The second
    point is the technical nature of that liability rule. This case is all about electrical circuits
    and the proper way to close an electrical circuit. Were this matter to go further in this
    court, I would immediately be thinking about appointing a court-appointed expert, an
    electrical engineer . . . [b]ecause judges learn nothing about electrical circuitry in law
    school . . . . And when judges are ignorant, courts are vulnerable. People who are
    ignorant can make foolish decisions that when examined by those knowledgeable in the
    field are sadly, merely laughable, laughably wrong. And it’s not good to have courts
    making laughably incorrect decisions, so courts, in a technical area like this, would need
    some help.” “So in sharp distinction to the court system, the PUC actually has on its staff
    electrical engineers. They have pros who are technical experts. So for those two reasons,
    the liability comes from the agency’s own rule, and two, the agency has technical
    expertise and prowess unmatched by a trial court. I would rule . . . that there is both
    exclusive and primary jurisdiction in the PUC, and I propose to stay this matter, for the
    plaintiffs to proceed, I guess, in San Francisco before the PUC. I don’t think dismissing
    is right if I’m ruling on primary jurisdiction grounds, and I am, in the alternative.”
    Counsel for SCE argued that the court had no jurisdiction to stay the action if it
    concluded the PUC had exclusive jurisdiction, and the court should instead dismiss it.
    The court declined to do so. It then noted plaintiffs had “immediate appellate recourse”
    and stated, “I certify the question” and “I am putting a stay on this case . . . immediately
    with that certification ruling.”
    The court then explained an additional rationale for its ruling: “Although
    [plaintiffs’ counsel] says it’s not a grid reliability case, respectfully, I think it would be
    possible for the PUC to take a different view. . . . [T]he PUC is in charge of ensuring . . .
    the overall reliability and rationality of the electrical grid . . . . There may be costs and
    benefits. There may be trade-offs that system engineers see and the PUC endorses that
    8
    are different tha[n] the individual jury decides upon with a more in-depth but less
    panoptic or synoptic view of the whole grid situation.”
    5.     Proceedings in this court
    Plaintiffs were uncertain whether to challenge the rulings via a petition for writ of
    mandate or an appeal, so they filed both. We consolidated the petition and appeal for all
    purposes.
    DISCUSSION
    1.     Appealability
    The parties agree the trial court’s stay was a nullity and its ruling is appealable.
    However, appellate jurisdiction cannot be conferred upon this court by the parties, and
    we must independently assess appealability. (City of Gardena v. Rikuo Corp. (2011) 
    192 Cal.App.4th 595
    , 599, fn. 3, 605.)
    The existence of either a final judgment or a statutorily appealable order is a
    jurisdictional prerequisite to maintaining an appeal. (Jennings v. Marralle (1994)
    
    8 Cal.4th 121
    , 126.) “It is the substance of a decree and not the form of a decree which
    determines whether it is final and appealable, or interlocutory and nonappealable.
    [Citation.] ‘“As a general test, which must be adapted to the particular circumstances of
    the individual case, it may be said that where no issue is left for future consideration
    except the fact of compliance or noncompliance with the terms of the first decree, that
    decree is final, but where anything further in the nature of judicial action on the part of
    the court is essential to a final determination of the rights of the parties, the decree is
    interlocutory.” [Citations.]’” (Furtado v. Schriefer (1991) 
    228 Cal.App.3d 1608
    , 1613
    (Furtado).)
    Exclusive jurisdiction in a regulatory body is “jurisdictional in the sense that
    courts are utterly without the power to decide.” (Krumme v. Mercury Ins. Co. (2004) 
    123 Cal.App.4th 924
    , 937.) Because the trial court’s principal ruling was that the PUC has
    exclusive jurisdiction over plaintiffs’ claims, it should have dismissed the case, as did the
    trial courts in Davis v. Southern California Edison Co. (2015) 
    236 Cal.App.4th 619
    , 622
    9
    (Davis), and City of Anaheim v. Pacific Bell Telephone Co. (2004) 
    119 Cal.App.4th 838
    ,
    842, when they concluded the PUC had exclusive jurisdiction over the case pending
    before them.
    The trial court apparently stayed the action on the basis of its alternative ruling
    that the PUC has primary jurisdiction of plaintiffs’ claims. The alternative ruling,
    however, was a nullity and could not be given any effect. The case could not be
    simultaneously or successively outside and within the scope of the trial court’s
    jurisdiction. If the PUC had exclusive jurisdiction, the case would not spring back into
    the trial court’s jurisdiction upon completion of whatever proceedings the PUC might
    conduct.
    Moreover, primary jurisdiction is not a ground for demurrer. “‘“‘Primary
    jurisdiction’ . . . comes into play whenever enforcement of the claim requires the
    resolution of issues which, under a regulatory scheme, have been placed within the
    special competence of an administrative body; in such a case the judicial process is
    suspended pending referral of such issues to the administrative body for its views.”’”
    (Elder v. Pacific Bell Telephone Co. (2012) 
    205 Cal.App.4th 841
    , 854–855 (Elder),
    italics added.) Such a referral is a discretionary decision by the trial court (id. at p. 855),
    not an actual absence of jurisdiction to act.
    Accordingly, the trial court’s ruling that the PUC had exclusive jurisdiction over
    the case divested the trial court of jurisdiction and left no issue for further consideration
    or action, not even compliance with the court’s order. The court’s order essentially
    terminated the action. The attempt to retain jurisdiction by means of a stay was a nullity,
    as was the court’s attempt to “certify” a question for appeal.
    This posture of this case is thus comparable to that in Furtado, supra, 
    228 Cal.App.3d 1608
    , where the trial court concluded an injured painter was the employee of
    the defendant, who had worker’s compensation insurance, then stayed the litigation for
    the painter to pursue his remedies before the Workers’ Compensation Appeals Board.
    (Id. at p. 1612.) The appellate court stated, “Had the trial court simply ruled Furtado was
    10
    an employee and terminated its jurisdiction, there would be no question as to the finality
    of its order, and no question that such an order would be appealable. The issue of
    appealability arises only because the trial court has purported to retain jurisdiction,
    apparently to preserve Furtado’s action in the trial court should another court or the
    WCAB determine Furtado was not an employee.” (Id. at p. 1613.) “[T]he trial court’s
    order was final as there was nothing left for it to determine. . . . The trial court’s stay of
    the proceedings and its attempt to retain jurisdiction were a nullity, and have no effect on
    the finality of the challenged order. As [the employer] argues, the order is appealable.”
    (Id. at p. 1614.)
    Accordingly, we conclude, based upon the substance of the trial court’s finding
    and order, which left nothing for future determination and divested the trial court of
    jurisdiction, that the order is appealable.
    2.     Review of trial court’s order sustaining a demurrer
    “On appeal from a judgment after a demurrer is sustained without leave to amend,
    we assume the truth of the properly pleaded factual allegations, facts that reasonably can
    be inferred from those expressly pleaded, and facts of which judicial notice can be taken.
    [Citation.] We construe the pleading in a reasonable manner and read the allegations in
    context. [Citation.] We determine de novo whether the pleading alleges facts sufficient
    to state a cause of action. [Citation.] We affirm the sustaining of the demurrer if the
    pleading or matters that are judicially noticeable disclose a complete defense. [Citations.]
    We affirm the judgment if it is correct on any ground stated in the demurrer, regardless of
    the trial court’s stated reasons. [Citation.]” (Syngenta Crop Protection, Inc. v. Helliker
    (2006) 
    138 Cal.App.4th 1135
    , 1181.)
    3.     Exclusive jurisdiction
    a.      General principles regarding exclusive PUC jurisdiction
    The PUC is a state agency of constitutional origin that possesses broad authority to
    supervise and regulate every public utility in California and to “do all things, whether
    specifically designated in [the Public Utilities Act] or in addition thereto, which are
    11
    necessary and convenient in the exercise of such power and jurisdiction.” (§ 701.) Its
    powers include setting rates, establishing rules, holding hearings, awarding reparation,
    and establishing its own procedures. (Covalt, supra, 13 Cal.4th at p. 915.) “‘The
    commission’s authority has been liberally construed’ [citation], and includes not only
    administrative but also legislative and judicial powers.” (Ibid.)
    The Legislature has acted to limit judicial review of PUC actions. Section 1759,
    subdivision (a) provides: “No court of this state, except the Supreme Court and the court
    of appeal, to the extent specified in this article, shall have jurisdiction to review, reverse,
    correct, or annul any order or decision of the commission or to suspend or delay the
    execution or operation thereof, or to enjoin, restrain, or interfere with the commission in
    the performance of its official duties, as provided by law and the rules of court.”
    Section 1759, subdivision (a) “is not intended to, and does not, immunize or
    insulate a public utility from any and all civil actions brought in superior court,” however.
    (People ex rel. Orloff v. Pacific Bell (2003) 
    31 Cal.4th 1132
    , 1144 (Orloff).) The
    Legislature “‘provided for a private right of action against utilities for unlawful activities
    and conduct’” (Mata v. Pacific Gas & Electric Co. (2014) 
    224 Cal.App.4th 309
    , 315
    (Mata)) by enacting section 2106: “Any public utility which does, causes to be done, or
    permits any act, matter, or thing prohibited or declared unlawful, or which omits to do
    any act, matter, or thing required to be done, either by the Constitution, any law of this
    State, or any order or decision of the commission, shall be liable to the persons or
    corporations affected thereby for all loss, damages, or injury caused thereby or resulting
    therefrom. If the court finds that the act or omission was wilful, it may, in addition to the
    actual damages, award exemplary damages. An action to recover for such loss, damage,
    or injury may be brought in any court of competent jurisdiction by any corporation or
    person. [¶] No recovery as provided in this section shall in any manner affect a recovery
    by the State of the penalties provided in this part or the exercise by the commission of its
    power to punish for contempt.”
    12
    “Section 2106 and section 1759 address different things. Section 1759 defines and
    limits the power of the courts to pass judgment on, or interfere with, what the
    commission does. Section 2106, on the other hand, confirms the full power of the courts
    to pass judgment on what utilities do.” (Cundiff v. GTE California, Inc. (2002) 
    101 Cal.App.4th 1395
    , 1405 (Cundiff).) Given “the potential conflict between sections 1759
    and 2106, the latter section must be construed as limited to those situations in which an
    award of damages would not hinder or frustrate the commission’s declared supervisory
    and regulatory policies.” (Waters v. Pacific Telephone Co. (1974) 
    12 Cal.3d 1
    , 4
    (Waters).) “[T]he two sections must be construed in a manner which harmonizes their
    language and avoids unnecessary conflict. Section 2106 reasonably may be interpreted
    as authorizing only those actions which would not interfere with or obstruct the
    commission in carrying out its own policies.” (Waters, at p. 11.)
    “In Covalt, the Supreme Court ‘“established a three-part test to determine whether
    an action is barred by section 1759: (1) whether the commission had the authority to
    adopt a regulatory policy; (2) whether the commission had exercised that authority; and
    (3) whether the superior court action would hinder or interfere with the commission’s
    exercise of regulatory authority.”’” (Sarale v. Pacific Gas & Electric Co. (2010) 
    189 Cal.App.4th 225
    , 236 (Sarale).) “Superior court jurisdiction is precluded only if all three
    prongs of the Covalt test are answered affirmatively.” (PegaStaff v. Pacific Gas &
    Electric Co. (2015) 
    239 Cal.App.4th 1303
    , 1315 (PegaStaff).)
    “[A]pplication of the third prong of Covalt does not turn solely or primarily on
    whether there is overlap between conduct regulated by the PUC and the conduct targeted
    by the suit. The fact that the PUC has the power and has exercised the power to regulate
    the subject at issue in the case establishes the first and second prongs of Covalt, but will
    not alone establish the third. Instead, the third prong requires a careful assessment of the
    scope of the PUC’s regulatory authority and evaluation of whether the suit would thwart
    or advance enforcement of the PUC regulation. Also relevant to the analysis is the nature
    of the relief sought—prospective relief, such as an injunction, may sometimes interfere
    13
    with the PUC’s regulatory authority in ways that damages claims based on past harms
    would not. Ultimately, if the nature of the relief sought or the parties against whom the
    suit is brought fall outside the PUC’s constitutional and statutory powers, the claim will
    not be barred by section 1759.” (PegaStaff, supra, 239 Cal.App.4th at p. 1318.)
    “In short, an award of damages is barred by section 1759 if it would be contrary to
    a policy adopted by the PUC and would interfere with its regulation of public utilities.”
    (Hartwell Corp. v. Superior Court (2002) 
    27 Cal.4th 256
    , 275 (Hartwell).) “On the other
    hand, superior courts are not precluded from acting in aid of, rather than in derogation of,
    the PUC’s jurisdiction.” (Ibid.) “[T]rial courts have concurrent jurisdiction with the
    commission ‘“over controversies between utilities and others not inimical to the purposes
    of the Public Utility Act.” [Citation.]’” (Cundiff, supra, 101 Cal.App.4th at p. 1406.)
    The remedies available to the PUC to address violations of its standards include
    penalties, contempt, injunction, and mandamus. (Hartwell, 
    supra,
     27 Cal.4th at p. 277.)
    They are prospective in nature and are designed to curtail utilities’ current and ongoing
    violations, not to redress injuries for past wrongs. (Ibid.) The PUC has no power to
    award damages to persons harmed by the conduct of a utility. (Ibid.; Davis, supra, 236
    Cal.App.4th at p. 636.) It has authority to order reparations, but only “for rates that are
    ‘unreasonable, excessive, or discriminatory.’” (Davis, at p. 636.)
    An assertion by the PUC that it has exclusive jurisdiction over a particular case is
    neither binding nor entitled to deference; it is a legal issue to be decided by a court.
    (Wilson v. Southern California Edison Co. (2015) 
    234 Cal.App.4th 123
    , 147, fn. 23
    (Wilson); PG&E Corp. v. Public Utilities Com. (2004) 
    118 Cal.App.4th 1174
    , 1194–
    1195.)
    b.     Plaintiffs’ claims do not fall within the PUC’s exclusive jurisdiction.
    The parties dispute whether the PUC has exclusive jurisdiction over any or all of
    plaintiffs’ claims. Plaintiffs contend the PUC does not have exclusive jurisdiction
    because (1) their claims do not interfere with any supervisory or regulatory policy of the
    PUC and are, instead, in aid of the PUC’s policies and standards because they allege,
    14
    inter alia, that SCE knowingly and intentionally violated rule 33.2 by using ground or
    earth as a normal return or circuit conductor; (2) plaintiffs seek a monetary recovery for
    past violations, whereas the PUC has no authority to award damages or redress injuries
    for past wrongs; and (3) the acts and omissions underlying plaintiffs’ fraud and deceit,
    negligent misrepresentation, assault and battery, and inverse condemnation claims are
    outside the scope of PUC regulation. Plaintiffs also cite the favorable appellate decision
    in a case brought by one of their neighbors, Wilson, supra, 
    234 Cal.App.4th 123
    .
    SCE attacks the validity and reasoning of Wilson, supra, 
    234 Cal.App.4th 123
    ,
    although it fails to mention that the California Supreme Court denied its petition for
    review and request for depublication more than two weeks before SCE filed its
    responsive brief in this case. SCE further contends that (1) all of plaintiffs’ claims
    require interpretation of rule 33.2, and the PUC has exclusive jurisdiction to interpret its
    own rules; and (2) “any determination by a superior court that SCE could be liable for
    damages as a result of stray current allegedly emitted from an ‘unsafe’ and
    ‘unreasonable’ electrical distribution system ‘would interfere with the “broad and
    continuing supervisory or regulatory program” of the PUC’ under which it regulates all
    aspects of public utilities’ electrical distribution systems” because the PUC has exclusive
    jurisdiction to determine “whether the alleged emission of stray current from SCE’s
    system was improper.” SCE addresses both of these argument to plaintiffs’ tort claims,
    only. SCE also argues that it is of no consequence to the jurisdictional issue that the
    plaintiffs are only seeking damages.
    (1)    First and second Covalt factors
    The parties do not contest the applicability of the first two Covalt factors, i.e.,
    whether the PUC has authority to adopt a regulatory policy applicable to the conduct
    upon which this action is based and whether it has exercised that authority. Indeed, as
    plaintiffs point out in their reply brief, “all of their claims are premised on conduct by
    SCE that violates Rule 33.2,” even though “only their negligence per se theory actually
    requires proof of such a violation as an essential legal element.”
    15
    (2)     The third Covalt factor
    The key issue for decision in this case is whether allowing the litigation to proceed
    in the trial court would hinder or interfere with the PUC’s exercise of regulatory
    authority. A review of the published decisions regarding utilities’ assertions of exclusive
    PUC jurisdiction reveals that this third Covalt factor is almost always the only one of the
    three factors in controversy, and the result in each case often depends upon whether the
    PUC had taken, or was in the process of taking, action with respect to the particular
    conduct or issue upon which the plaintiffs predicated their claims against the utility, such
    that a judgment in favor of the plaintiffs would “pass judgment on, or interfere with, what
    the commission does.” (Cundiff, supra, 101 Cal.App.4th at p. 1405.) Whether the PUC
    has provided the utility with a “safe harbor,” whether the claims implicate ratemaking,
    the remedies sought in the litigation, and whether the plaintiffs seek to redress past
    wrongs are also often of critical importance. (Covalt, supra, 13 Cal.4th at pp. 948–949;
    Hartwell, 
    supra,
     27 Cal.4th at p. 276–278; Pegastaff, supra, 239 Cal.App.4th at p. 1318;
    Orloff, 
    supra,
     31 Cal.4th at p. 1155; Elder, supra, 205 Cal.App.4th at p. 853; Waters,
    supra, 12 Cal.3d at pp. 10–11 [claim for damages for failure to furnish adequate
    telephone service interfered with PUC’s ratemaking authority in that PUC had approved
    utility’s tariff, which limited utility’s liability to customer to billing credit]; Koponen v.
    Pacific Gas & Electric Co. (2008) 
    165 Cal.App.4th 345
    , 358 (Koponen) [award of
    damages would not interfere with PUC’s authority, but disgorgement of profits for
    utility’s allegedly wrongful conduct would interfere with PUC’s ratemaking jurisdiction];
    Schell v. Southern Cal. Edison Co. (1988) 
    204 Cal.App.3d 1039
    , 1046 [claim that
    recreational vehicle park should be billed at same rate as mobilehome parks “clearly
    within the exclusive purview of the PUC as part of its continuing jurisdiction over
    ratemaking and rate regulation in provision of baseline service to residential customers of
    the electric and gas corporations”].)
    16
    (a)     Covalt
    Covalt involved an action to obtain both damages and injunctive relief for alleged
    harm caused by EMF’s created by the defendant utility’s power transmission lines
    running alongside the plaintiffs’ home. The plaintiffs alleged that dangerously high EMF
    levels from the power lines constituted trespass and a nuisance, and established the basis
    for inverse condemnation. (Covalt, supra, 13 Cal.4th at pp. 910–912.) The trial court
    overruled the utility’s demurrer on the ground the court lacked subject matter jurisdiction
    pursuant to section 1759. (Id. at p. 912.) The Supreme Court concluded the PUC had
    exclusive jurisdiction over the nuisance claim, in large part because the PUC had made
    findings that EMF’s did not pose a substantial risk of harm and that utilities therefore
    need not take steps to reduce EMF’s. (Id. at pp. 926–934.) In a later opinion, the
    Supreme Court summarized its application of the third factor in Covalt: “[A] civil action
    seeking a determination that electromagnetic fields arising from utility powerlines caused
    damage to the plaintiffs, or that the utility should be enjoined from locating its powerlines
    in particular areas, would be inconsistent with the findings of the PUC. Those findings
    included determinations that the available evidence did not support a reasonable belief or
    conclusion that electromagnetic fields from powerlines posed a substantial risk of harm,
    and that utilities need not take action to reduce field levels unless and until the evidence
    supported such a conclusion. Therefore, our decision concluded, the civil action would
    require an adjudication of issues previously considered by the PUC, and the resolution of
    those issues by the PUC was reflected in its official policies. For these reasons, we held
    that the action would interfere with and hinder the ongoing regulatory efforts undertaken
    by the PUC in connection with this subject matter, and section 1759 thus precluded the
    civil action.” (Orloff, supra, 31 Cal.4th at p. 1146.)
    Thus, in Covalt, the plaintiffs sought a ruling directly contrary to the PUC’s
    decision that had created a safe harbor for utilities regarding the same conduct or
    condition that allegedly caused the harms for which the plaintiffs sought to recover.
    Here, as far as SCE has demonstrated, the PUC has not, by any decision, finding, or
    17
    ruling, established a safe harbor permitting electrical utilities to allow their substations to
    produce stray current that enters onto nearby private property. Indeed, plaintiffs allege
    the stray current is caused by a violation of SCE’s rules. Accordingly, unlike the claims
    in Covalt, a verdict in favor of plaintiffs and an award of damages upon such verdict
    would not be inconsistent with any findings, decisions, or rulings of the PUC or interfere
    with its jurisdiction.
    (b)   Hartwell
    Since Covalt, the California Supreme Court has addressed claims of exclusive
    PUC jurisdiction in several cases. The most significant of these cases for resolving the
    jurisdictional issue presented here is Hartwell, supra, 
    27 Cal.4th 256
    . There, more than
    400 plaintiffs filed four suits against several industrial polluters for contaminating
    drinking water and numerous water utilities for supplying the plaintiffs with
    contaminated drinking water. In addition to seeking damages for personal injuries,
    wrongful death, trespass, nuisance, and fraudulent concealment, the plaintiffs sought to
    enjoin the defendants from supplying contaminated water and engaging in unlawful
    business practices, disgorgement of profits, and other remedies. (Id. at p. 261.) In
    response to the lawsuits, the PUC instituted an investigation in which the plaintiffs from
    all four cases intervened. (Id. at p. 262.) While the investigation was pending, the trial
    courts stayed three of the actions pending outcome of the investigation and sustained the
    regulated utilities’ demurrers without leave to amend in the fourth case. (Id. at pp. 263–
    264.)
    “After 31 months of investigation and study,” the PUC issued its report, which
    “concluded that existing DHS [California Department of Health Services] drinking water
    quality standards adequately protect the public health and safety and that, over the past 25
    years, the regulated utilities, including defendants in these lawsuits, had provided water
    that was ‘“in no way harmful or dangerous to health”’ and had satisfactorily complied
    with DHS drinking water quality requirements. [Citation.] It also gave notice of its
    18
    intention to initiate a future investigation or rulemaking proceeding to investigate specific
    water quality issues.” (Hartwell, supra, 27 Cal.4th at p. 263.)
    Hartwell concluded that the first two Covalt factors were met (Hartwell, 
    supra,
    27 Cal.4th at pp. 272, 274), but some of the plaintiffs’ claims for damages against the
    regulated utilities “would not interfere with any ongoing PUC regulatory program,” while
    other claims would interfere. (Id. at p. 266.) The court noted the plaintiffs “alleged water
    contamination without regard to whether the water met drinking water standards . . . .
    They also alleged water contamination that exceeded and violated federal and state
    drinking water standards. In essence, plaintiffs challenged both the adequacy of the
    standards and compliance with those standards.” (Id. at pp. 275–276, italics added.)
    The court explained: “The first challenge, to the adequacy of the standards, is
    barred. An award of damages on the theory that the public utilities provided unhealthy
    water, even if that water actually met DHS and PUC standards, would interfere with a
    ‘broad and continuing supervisory or regulatory program’ of the PUC. [Citation.] In
    order to perform its regulatory functions, such as ratemaking, the PUC must have certain
    water quality benchmarks. . . . [T]he DHS standards serve as those benchmarks. A
    superior court determination of the inadequacy of a DHS water quality standard applied
    by the PUC would not only call DHS regulation into question, it would also undermine
    the propriety of a PUC ratemaking determination. Moreover, the DHS standards have
    been used by the PUC in its regulatory proceedings for many years as an integral part of
    its broad and continuing program or policy of regulating water utilities. As part of that
    regulatory program, the PUC has provided a safe harbor for public utilities if they comply
    with the DHS standards. An award of damages on the theory that the public utilities
    provided unhealthy water, even if the water met DHS standards, ‘would plainly
    undermine the commission’s policy by holding the utility liable for not doing what the
    commission has repeatedly determined that it and all similarly situated utilities were not
    required to do.’ [Citing Covalt, supra, 13 Cal.4th at p. 950.] Thus, such damage actions
    are barred.” (Hartwell, 
    supra,
     27 Cal.4th at p. 276.)
    19
    Similarly, Hartwell concluded that granting injunctive relief would interfere with
    the PUC’s exclusive jurisdiction because “the PUC found that the regulated utility
    defendants in this case were in compliance with DHS regulations and that ‘no further
    inquiry or evidentiary hearings’ were required regarding compliance. [Citation.] Based
    on that factual finding, the PUC impliedly determined it need not take any remedial
    action against those regulated utilities. A court injunction, predicated on a contrary
    finding of utility noncompliance, would clearly conflict with the PUC’s decision and
    interfere with its regulatory functions in determining the need to establish prospective
    remedial programs.” (Hartwell, supra, 27 Cal.4th at p. 278.)
    In contrast, however, the plaintiffs’ “damage claims based on the theory that the
    water failed to meet federal and state drinking water standards are not preempted by
    section 1759. A jury award based on a finding that a public water utility violated DHS
    standards would not interfere with the PUC regulatory policy requiring water utility
    compliance with those standards.” (Hartwell, supra, 27 Cal.4th at p. 276, italics added.)
    The court recognized that the PUC had concluded that the regulated water utility
    defendants “had substantially complied with DHS drinking water standards for the past
    25 years,” but noted that the PUC’s “factual finding was not part of an identifiable ‘broad
    and continuing supervisory or regulatory program of the commission’ [citing Covalt,
    supra, 13 Cal.4th at p. 919], related to such routine PUC proceedings as ratemaking
    [citation] or approval of water quality treatment facilities. Nor was that finding part of a
    broad and continuing program to regulate public utility water quality, a point the PUC
    itself implicitly recognized during its investigation when it stated” that it was engaging in
    an information gathering process, not a rulemaking proceeding or enforcement
    proceeding. (Hartwell, at pp. 276–277.)
    The court continued: “Although a PUC factual finding of past compliance or
    noncompliance may be part of a future remedial program, a lawsuit for damages based on
    past violations of water quality standards would not interfere with such a prospective
    regulatory program. As noted, the PUC can redress violations of the law or its orders by
    20
    suit (§ 2101), by mandamus or injunction (§§ 2102–2103), by actions to recover penalties
    (§§ 2104, 2107), and by contempt proceedings (§ 2113), but these remedies are
    essentially prospective in nature. They are designed to stop the utilities from engaging in
    current and ongoing violations and do not redress injuries for past wrongs. (See Vila v.
    Tahoe Southside Water Utility [(1965)] 233 Cal.App.2d [469,] 479 [the PUC has no
    authority to award damages].) Here, plaintiffs alleged injuries caused by water that failed
    to meet state and federal drinking water standards ‘for many years.’ Because the PUC
    cannot provide for such relief for past violations, those damage actions would not
    interfere with the PUC in implementing its supervisory and regulatory policies to prevent
    future harm.” (Hartwell, supra, 27 Cal.4th at p. 277, italics added.) “Although a jury
    award supported by a finding that a public water utility violated DHS and PUC standards
    would be contrary to a single PUC decision, it would not hinder or frustrate the PUC’s
    declared supervisory and regulatory policies, for the reasons discussed earlier. Under the
    provisions of section 1759, it would also not constitute a direct review, reversal,
    correction, or annulment of the decision itself. Accordingly, such a jury verdict would
    not be barred by the statute.” (Id. at pp. 277–278.)
    The claims of the plaintiffs in the present case are analogous to the Hartwell
    plaintiffs’ claims for damages for personal injury resulting from the water utilities’ failure
    to meet state and federal drinking water standards. Plaintiffs allege SCE has violated the
    PUC’s standards regarding the use of earth or ground as the path for currents to return to
    the Topaz substation, and they seek damages for the harm they allegedly have suffered as
    a result of SCE’s violation. As in Hartwell, permitting a jury award based on a finding
    that SCE violated the PUC’s standards would be in aid of, rather than interfere with, the
    PUC regulatory policy requiring utility compliance with those standards. Plaintiffs do
    not seek injunctive relief or challenge the adequacy of the PUC’s standards. Nor do they
    seek to impose liability upon SCE “‘for not doing what the commission has repeatedly
    determined that it and all similarly situated utilities were not required to do.’” (Hartwell,
    
    supra,
     27 Cal.4th at p. 276.) As in Hartwell, the PUC cannot provide plaintiffs with the
    21
    relief they seek, i.e., damages and just compensation for past violations. Moreover, the
    mere speculative possibility that the PUC may someday institute an investigation or
    enforcement action against SCE regarding the stray current problem in plaintiffs’
    neighborhood and thereafter conclude that SCE was in full compliance with all PUC
    requirements is insufficient to establish that judgments in favor of plaintiffs in the present
    case would interfere with, hinder, or frustrate the PUC’s supervisory and regulatory
    authority. Accordingly, Hartwell supports plaintiffs’ contention that the PUC lacks
    exclusive jurisdiction over their claims.
    (c)     Other cases
    In other cases seeking damages on the basis of a utility’s violation of PUC
    requirements, courts have similarly found that litigation of the plaintiffs’ claims would be
    in aid, not derogation, of the PUC’s rules and was therefore not barred by section 1759.
    In Mata, supra, 
    224 Cal.App.4th 309
    , the heirs of a man electrocuted by a high voltage
    power line while trimming a redwood tree sued Pacific Gas & Electric Co. (PG&E) on a
    premises liability theory. (Id. at p. 312.) The plaintiffs alleged PG&E failed to inspect
    the power lines and trees and to maintain an adequate clearance between them. (Ibid.)
    The appellate court reversed the trial court’s dismissal of the action as barred by section
    1759, explaining: “PUC rules and prior orders repeatedly make clear that while a utility
    normally must maintain specified minimum clearances between its overhead electric lines
    and adjacent trees, the commission leaves to the determination of the utility whether
    greater clearances are necessary at particular locations to accomplish the purposes of rule
    35, including to ‘secure safety . . . to the public in general.’ Nowhere in its rules or
    orders does the commission suggest that in making such determinations, the utility is
    relieved of its obligation to exercise reasonable care to avoid causing harm to others, or
    relieved of its responsibility for failing to do so. PG&E does have ‘a duty to make the
    wires safe under all the exigencies created by the surrounding circumstances.’ [Citation.]
    Failure to satisfy that duty subjects the utility to liability in judicial proceedings for
    damages to those harmed by its negligence.” (Id. at p. 318.)
    22
    Mata distinguished Sarale, supra, 
    189 Cal.App.4th 225
    , in which property owners
    sought to prevent PG&E from trimming trees in excess of the minimum required by the
    PUC: “[T]he PUC has made unmistakably clear that in some cases safety or other
    considerations require more than minimum clearances and that the utility should use its
    judgment to go beyond the minimum when necessary to ensure the reliability of service
    or public safety. In the view of the [Sarale] majority, recognition of the landowners’
    claims would have effectively countermanded the authorization that the PUC granted the
    utility to make that determination and to extend clearance beyond the minimum when
    necessary to ensure service reliability or public safety. Here, on the other hand,
    plaintiffs’ claims do not conflict with the PUC rule authorizing the utility to make a
    reasonable determination whether safety or other considerations require trimming beyond
    the minimum clearance. Permitting plaintiffs to prosecute in superior court their claim
    for having failed to use due care in making such a determination does not hinder or
    interfere with the exercise of the PUC’s authority. To the contrary, awarding damages to
    those injured by the utility’s failure to make such a reasonable determination as
    anticipated by the PUC complements and reinforces rule 35. A superior court action for
    such damages is ‘in aid of, rather than in derogation of, the PUC’s jurisdiction.’” (Mata,
    supra, 224 Cal.App.4th at pp. 319–320.)
    Similarly, in PegaStaff, supra, 
    239 Cal.App.4th 1303
    , the appellate court
    concluded that section 1759 did not bar a suit against PG&E by a temporary staffing
    agency based on PG&E’s adverse treatment of the plaintiff and preferential treatment of
    competing staffing agencies, purportedly in order to comply with a PUC order to increase
    minority staffing. (Id. at pp. 1311–1312, 1326–1331.) The court observed that, although
    PegaStaff’s first amended complaint seemingly alleged that PG&E’s preferential tier
    system was necessary to comply with a general order of the PUC, the order actually made
    it clear that utilities were not authorized to achieve the goals set forth in the order by
    establishing a preferential tier system. (Id. at pp. 1326–1328.) Accordingly, “Superior
    court action on a claim based on a preferential system will not hinder or obstruct the
    23
    PUC’s exercise of regulatory authority. To the contrary, just as in Hartwell and Mata,
    this suit will enforce, not obstruct, the PUC regulation.” (Id. at p. 1327.) The court
    further found that, like the claims in Hartwell and Mata, PegaStaff’s action was a claim
    for “damages . . . based on past conduct that was not approved by the PUC, even though
    related to subject matter over which the PUC does exercise regulatory authority.” (Id. at
    p. 1329.)
    As in Mata and Pegastaff, plaintiffs here also seek damages based upon past
    conduct that they allege violated a PUC rule. The PUC’s regulation of electrical utilities
    with respect to grounding and other aspects of electrical distribution does not establish
    the third factor under Covalt. (PegaStaff, supra, 239 Cal.App.4th at p. 1318.) Permitting
    the litigation to proceed would be in aid, not in derogation, of the PUC’s jurisdiction.
    In a somewhat similar vein, the court in Cundiff, supra, 
    101 Cal.App.4th 1395
    ,
    concluded that section 1759 did not bar the plaintiffs’ suit, which arguably furthered, not
    interfered with, the PUC’s policies. (Id. at p. 1408.) There, the plaintiffs attempted to
    certify a class action on behalf of telephone customers the defendants had allegedly billed
    for decades to rent obsolete or nonexisting phone equipment, without the customers’
    knowledge. (Id. at p. 1400.) The court viewed the complaint as challenging only “the
    manner in which defendants billed them for rental of telephones, specifically, the alleged
    lack of information given to plaintiffs about the rental charge made each month by
    defendants. The gist of this suit is the alleged deception, intentional or negligent,
    resulting in plaintiffs’ unknowingly paying rent month after month, year after year . . . .”
    (Id. at pp. 1406.) The court took judicial notice of a “‘consumer advisory’” issued by the
    PUC to inform telephone customers that they might still be paying rent on old phone
    equipment they had replaced but failed to return to their telephone service provider, and
    advising them to check their phone bills for such charges. (Id. at pp. 1403–1404.) In
    light of that advisory, the court stated, “[P]laintiffs can reasonably argue that the suit
    actually furthers policies of the commission because it seeks to force defendants to bill
    24
    their customers in such a way that the customers are fully informed of the nature of
    defendants’ charges.” (Id. at p. 1408.)
    The remedies sought were also a factor in Cundiff: “[D]efendants have not shown
    that the commission has authority to give plaintiffs the relief that plaintiffs can obtain
    under section 2106, that is, restitution or damages based on defendants’ alleged violations
    of the aforecited provisions of the Business and Professions Code and the Civil Code,
    including exemplary damages for willful wrongful acts.” (Cundiff, supra, 101
    Cal.App.4th at pp. 1408–1409.)
    Similarly, the court in Elder, supra 
    205 Cal.App.4th 841
    , concluded that section
    1759 did not bar a class action seeking damages and declaratory and injunctive relief for
    “cramming,” i.e., charging customers for optional services to which they had not agreed,
    by Pacific Bell. (Id. at pp. 845, 854.) Even though a PUC general order addressed
    cramming, it had “not approved ‘a general policy of limiting the liability’ of telephone
    companies and billing agents for cramming” nor established “‘a safe harbor’ against
    liability for entities that are found to engage in the illegal practice of cramming.” (Id. at
    p. 853.) In addition, the PUC had no power to provide the plaintiffs with relief for past
    violations. (Id. at pp. 853–854.)
    Here, as in Cundiff and Elder, plaintiffs seek damages and compensation for past
    violations that the PUC has no power to award, the PUC apparently has not established a
    “safe harbor” permitting electric utilities to emit stray current onto the property of others,
    and plaintiffs’ attempt to hold SCE liable for violating rule 33.2 is in aid, not in
    derogation, of the PUC’s jurisdiction.
    The California Supreme Court’s decision in Orloff, supra, 
    31 Cal.4th 1132
    , is also
    somewhat instructive, although it concerned an action instituted by the district attorneys
    of several counties to challenge Pacific Bell’s marketing practices as false advertising and
    unfair business practices. The PUC was investigating some of the very same practices at
    the time the prosecutors filed suit. (Id. at p. 1137.) The district attorneys sought
    injunctive relief, civil penalties, and restitution. (Id. at p. 1141.) The trial and appellate
    25
    courts concluded that section 1759 barred the litigation because it might result in a ruling
    that would conflict with the parallel PUC proceedings. (Id. at pp. 1137–1138.) The
    Supreme Court disagreed: “[P]ast decisions of this court recognize that the PUC does not
    have exclusive jurisdiction over all actions against a public utility, and that the mere
    possibility of, or potential for, conflict with the PUC is, in general, insufficient in itself to
    establish that a civil action against a public utility is precluded by section 1759. . . .
    Nothing in the present action brought by public prosecutors inevitably would lead to
    conflicting rulings that would interfere with or undermine the regulatory authority of the
    PUC . . . .” (Id. at p. 1138, italics added.)
    While Orloff was pending in the Supreme Court, the PUC issued its decision,
    which found Pacific Bell had violated the Public Utilities Code, but did not address
    Unfair Competition Law violations alleged by the district attorneys. The PUC fined the
    utility, but did not order restitution. (Orloff, supra, 31 Cal.4th at p. 1143.) Although the
    status of the plaintiffs as district attorneys was a crucial factor in the Orloff decision, the
    decision is nonetheless instructive because it chided the appellate court for “relying solely
    upon the circumstance that the allegations of the complaint in the present action were the
    same as the allegations in the PUC proceeding, rather than considering the extent to
    which the remedies in the two proceedings were likely to be inconsistent and thus were
    likely to undermine any ongoing authority or regulatory program of the PUC.” (Id. at
    p. 1155, italics added.) The court also noted that the district attorneys’ claims did not
    “involve ratemaking or any other matter assigned to the exclusive jurisdiction of the
    PUC.” (Ibid.)
    As in Orloff, the claims of plaintiffs here do not involve ratemaking and do not
    seek a remedy that would be inconsistent with any remedy the PUC might impose if it
    were to address the stray current issue upon which plaintiffs’ claims are based. Mere
    potential for conflict with the PUC––which depends upon speculation that the PUC will
    instigate action against SCE based upon the stray current issue and that it will conclude
    26
    SCE is in full compliance with all applicable PUC standards––is insufficient to establish
    that section 1759 bars litigation of plaintiffs’ actions.
    With respect to plaintiffs’ inverse condemnation claims, Koponen, supra, 
    165 Cal.App.4th 345
    , is also instructive. There, property owners sued PG&E, alleging it had
    made unauthorized use of the easements it held on plaintiffs’ property by leasing or
    licensing rights in those easements to telecommunications and Internet companies for the
    purpose of installing and using fiber optic lines. (Id. at p. 348.) The PUC had granted
    PG&E’s applications to enter into such leases and licenses (id. at p. 351), but the
    appellate court noted “there is no evidence the commission has considered the extent of
    PG&E’s property interests in its rights-of-way, or that it has adopted any policy limiting a
    utility’s liability for invading the property interests of private parties.” (Id.at p. 354.)
    Moreover, “the commission has no authority to determine the property dispute between
    plaintiffs and PG&E.” (Id. at p. 355.) “An award of damages for past invasions of
    plaintiffs’ property rights would not interfere with the commission’s authority to
    implement supervisory or regulatory policies to prevent future harm. And finally, a
    finding PG&E was violating plaintiffs’ property rights would not interfere with the
    PUC’s declared policy of encouraging joint use of PG&E facilities even if such finding
    would be contrary to or inconsistent with a PUC order, and would not constitute a review,
    reversal, correction, or annulment of the order itself.” (Id. at p. 358.)
    Plaintiffs in this case allege that the utility has “taken” their property through the
    invasion of stray currents from the substation. This is, in essence, a property dispute that
    the PUC has neither the authority to determine nor the power to remedy. In addition,
    SCE has not demonstrated that the PUC has established a “policy limiting a utility’s
    liability for invading the property interests of private parties.” (Koponen, supra, 165
    Cal.App.4th at p. 354.)
    SCE relies upon a different group of cases, including In re Groundwater Cases
    (2007) 
    154 Cal.App.4th 659
    , 666, which addressed the same actions as Hartwell, 
    supra,
    27 Cal.4th 256
    . It did not address any issue of jurisdiction, which was, of course,
    27
    resolved by the Supreme Court in Hartwell. Instead, in the portion of the opinion cited
    by SCE, the appellate court rejected the plaintiffs’ claim that the trial court improperly
    defined the “‘state and federal drinking water standards’” to which Hartwell referred as
    the “‘numerical standards’” “adopted by the Department of Health Services (DHS),” and
    not “‘non-numerical qualitative public health standards’” such as “‘“pure, wholesome
    and potable.”’” (Groundwater Cases, supra, 154 Cal.App.4th at pp. 673–674, 679-681.)
    Adopting the plaintiffs’ definition would “run afoul of Hartwell” because it inevitably
    challenged the adequacy of the standards adopted by the DHS and PUC, which was
    specifically prohibited by Hartwell. (Groundwater Cases, at pp. 680–681.)
    Here, unlike in the Groundwater Cases, plaintiffs’ allegations neither expressly
    nor implicitly challenge the adequacy of the PUC’s standards. They instead allege SCE
    violated at least one of those standards, rule 33.2, and, in doing so, harmed plaintiffs.
    SCE also relies upon Southern Cal. Gas Co. v. City of Vernon (1995) 
    41 Cal.App.4th 209
    , in which the City of Vernon sought “to regulate the design and
    construction of a proposed gas pipeline” by denying the utility’s applications for
    encroachment permits. (Id. at pp. 211–213.) The utility sought a writ of mandate. The
    appellate court concluded: “[U]nder the Constitution a city may not regulate matters over
    which the PUC has been granted regulatory power, the Legislature has granted regulatory
    power to the PUC over the safety of gas pipelines, and the PUC in fact has promulgated
    rules on this subject. Therefore, Vernon cannot purport to regulate the design or
    construction of the proposed pipeline under the guise of ensuring the pipeline’s safety.”
    (Id. at p. 217.) Trial court jurisdiction was not an issue. No one claimed to have been
    damaged by a utility’s misconduct or negligence. The case is inapposite. Moreover,
    plaintiffs in this case do not seek to regulate the design of SCE’s substation or prevent
    SCE from operating it, but merely to recover damages and compensation for harm caused
    by stray currents from that substation.
    SCE also argues that the PUC has exclusive jurisdiction to interpret its rules. This
    premise assumes that rule 33.2 is ambiguous and requires interpretation. The PUC’s
    28
    amicus brief never asserted that the rule was ambiguous or required interpretation.
    Although rule 33.2 is technical, it does not appear to be ambiguous: “Ground or earth
    shall not be used as a normal return or circuit conductor. In direct current supply systems
    or in single phase or polyphase supply systems, a neutral or any other conductor shall be
    used under normal use as a return or circuit conductor; however, the grounding of the
    neutral or any other conductor is not permitted as a normal return or circuit conductor.
    The neutral or any other conductor is permitted to be grounded only for the purposes of
    stabilization and protection.” SCE argues that differing phrasings used by plaintiffs in
    their opposition to SCE’s demurrers demonstrate the rule is ambiguous. These appear to
    be nothing more than paraphrasing or attempts to describe violations of the rule and in no
    way establish it is ambiguous. They are simply argument. Ultimately, SCE’s brief
    reveals that by “interpretation,” it chiefly refers to a finding or conclusion that SCE
    violated the rule: “[A]ny interpretation by a superior court whether SCE violated Rule
    33.2 would interfere with the PUC’s jurisdiction to interpret and apply its own rules,
    regulations and order.” (Italics added.) Absent any ambiguity in the rule, the
    determination of whether SCE violated it is a factual determination. No interpretation
    appears to be required.
    Moreover, even if we were to conclude there is some ambiguity in the rule, SCE
    has not established that the PUC always has exclusive jurisdiction to interpret its own
    rules. The cases SCE cites do not establish this proposition. For example, in Davis,
    supra, 
    236 Cal.App.4th 619
    , the plaintiff alleged that SCE breached a PUC rule that
    provided, in pertinent part, “The Commission shall have initial jurisdiction to interpret
    . . . any provision of this Rule or of any agreements ” for connecting solar panels to the
    electricity grid “and to resolve disputes regarding [a utility’s] performance of its
    obligations” under PUC tariffs and rules. (Id. at p. 624.) SCE has not identified any
    comparable reservation by the PUC of either initial or exclusive jurisdiction to interpret
    General Order 95 or rule 33.2. Also, the plaintiff in Davis had already filed complaints
    against SCE with the PUC for the same acts and omissions that were the subject of the
    29
    litigation, and proceedings before the PUC were still pending at the time of the appellate
    decision. (Id. at pp. 634–635, 642.) The appellate court concluded each of Davis’s
    claims required interpretation of PUC rules and would not be ripe until the PUC had
    rendered a ruling in his favor. (Id. at pp. 644–645.)
    SCE also relies upon City of Anaheim, supra, 
    119 Cal.App.4th 838
    , in which
    Anaheim sought to force Pacific Bell to reimburse it for the cost of moving “overhead
    facilities” underground pursuant to a city ordinance. (Id. at pp. 841–842.) The appellate
    court noted, “The PUC ‘“has been held to have paramount jurisdiction in cases where it
    has exercised its authority, and its authority is pitted against that of a local government
    involving a matter of statewide concern,”’” such as “‘“construction and maintenance of
    telephone lines within a city.”’” (Id. at p. 845.) The appellate court specifically rejected
    the proposition that the PUC had exclusive jurisdiction to decide every issue arising
    under the applicable PUC rule, but concluded there was “an ‘existing policy or ongoing
    regulatory effort by the PUC that would be frustrated by the present action,’” namely,
    “the equitable determination of the order in which communities throughout the state
    should have their overhead facilities moved underground, a matter of statewide concern
    over which the PUC has jurisdiction.” (Id. at p. 846.) Thus, the case does not support
    SCE’s position that the PUC always has exclusive jurisdiction to interpret its own rules.
    SCE also relies upon Sarale, supra, 
    189 Cal.App.4th 225
    , in which walnut
    growers sought damages and declaratory and injunctive relief for PG&E’s conduct in
    trimming their walnut trees growing beneath power lines to a height precluding nut
    production. (Id. at pp. 232–234.) The relevant PUC rule mandated specific minimum
    clearances between vegetation and power lines, but did not establish maximum limits.
    (Id. at pp. 238–239.) The appellate court concluded section 1759 barred the litigation. It
    explained, “Allowing owners of land containing overhead power lines to seek
    individualized judicial determinations of what might be ‘necessary’ or ‘proper’
    vegetation would cause a regulatory nightmare for the commission that section 1759 was
    intended to prevent.” (Id. at p. 242.) “The commission’s adoption of a minimum
    30
    trimming standard reflects its determination that, in every situation, trimming clearance
    must meet the minimum standard in order to sufficiently ensure the safety of the electric
    system, surrounding property, and the public. Such a standard necessarily recognizes
    that, in certain situations, safety considerations will demand that trimming exceed the
    minimum. The question of whether trimming must exceed the minimum standards on
    any particular section of an overhead powerline is a factual issue that is within the
    exclusive jurisdiction of the commission to decide.” (Id. at pp. 242–243, italics added.)
    Thus, the court concluded the PUC had exclusive jurisdiction to prevent a “regulatory
    nightmare,” not because there was a rule to interpret. Indeed, the issue for the PUC to
    determine was factual, not the meaning of its own rule.
    Accordingly, we reject SCE’s contentions that the PUC has exclusive jurisdiction
    to interpret its own rules and that interpretation of a rule is required in this case.
    (d)    Wilson
    Jurisdiction in the trial court is also supported by a recent decision involving the
    same stray currents from the Topaz substation, in which SCE raised essentially the same
    argument for PUC exclusive jurisdiction as in the present case. (Wilson, supra, 
    234 Cal.App.4th 123
    .) Wilson was an appeal from a jury verdict awarding substantial
    damages to a woman who lived next to the Topaz substation on claims of intentional
    infliction of emotional distress, negligence, and nuisance, all based upon SCE’s failure to
    properly supervise, secure, operate, maintain, or control its electrical substation, allowing
    stray electrical currents to enter Wilson’s home, which SCE had owned until 1999. (Id.
    at pp. 129, 132.) After the verdict, SCE unsuccessfully argued that the PUC had
    exclusive jurisdiction over Wilson’s claims. (Id. at p. 140.) SCE appealed and contended
    that Wilson’s claims fell within the PUC’s “exclusive jurisdiction over the design, siting,
    operation, and safety of Edison’s electrical distribution system.” (Id. at p. 141.) Division
    Four of this court rejected this contention after concluding the case did not satisfy the
    31
    third Covalt factor.3 The Wilson court stated, “[W]e also disagree with Edison’s (and the
    PUC’s) assertion that the commission’s adoption of various policies governing the
    design, construction, maintenance, operation, and safety of electrical distribution
    facilities is sufficient to establish the PUC’s exclusive jurisdiction over the claims in this
    case.” (Id. at p. 148.)
    The court continued: “As Wilson correctly points out, it is not sufficient that the
    PUC issued general regulations requiring that electrical distribution systems be operated
    and maintained in a manner to ensure safety and service, and setting forth certain design
    requirements. Indeed, the Supreme Court in Covalt cited with approval Pierce v. Pacific
    Gas & Electric Co. (1985) 
    166 Cal.App.3d 68
     [
    212 Cal.Rptr. 283
    ], in which the appellate
    court held that section 1759 did not bar the plaintiff’s action for damages caused by a
    defective transformer that exploded and sent 7,000 volts of electricity into house wiring
    designed to carry 120 volts. The Supreme Court noted the appellate court properly
    rejected ‘a contention that the superior court lacked jurisdiction under the Waters rule
    simply because a general regulation (Gen. Order No. 95) provides that electric supply
    systems shall be maintained in such a condition as to give “safe” service and utilities
    shall “exercise due care to reduce to a minimum” the hazards from overhead wires.’
    (Covalt, supra, 13 Cal.4th at p. 945.)” (Wilson, supra, 234 Cal.App.4th at p. 149.)
    SCE also cited particular PUC rules within General Order 95 that address
    “grounding requirements for common neutral systems like the Topaz system,” not
    including rule 33.2, and argued it could not meet Wilson’s demand to eliminate stray
    voltage on her property while still complying with the PUC’s regulations. (Wilson,
    supra, 234 Cal.App.4th at p 149.) The Wilson court rejected SCE’s argument that this
    demonstrated satisfaction of the third Covalt factor: “First, although there is no doubt
    that the general orders require grounding of substations, it may be that Edison could
    3 Notably, at SCE’s request, the Wilson court took judicial notice of the amicus
    brief the PUC filed in the trial court in this case. (Wilson, supra, 234 Cal.App.4th at
    p. 147, fn. 22.)
    32
    comply with the regulations and still mitigate the stray voltage that results from
    grounding. Although that is an issue that is more appropriately submitted to the PUC
    under the primary jurisdiction doctrine [citation], it does not mean that Wilson’s claims
    are barred under the Covalt test.” (Id. at pp 149–150.)
    The court continued: “Second, when the PUC adopted G.O. 174, entitled ‘Rules
    for Electric Utility Substations,’ the commission explained why it was needed: ‘The
    Commission’s current General Orders 95, 128, and 165 are already designed to promote
    safe operation of electric utility and communications infrastructure facilities, and provide
    minimum safety requirements which the utilities are to supplement with additional safety
    precautions when local conditions warrant. However, these General Orders do not give
    guidance as to how utilities operate and maintain their substations, and there are no
    specific regulations governing substation operation.’ (Order Instituting Rulemaking to
    Implement Com. Regulations Relating to the Safety of Electric Utility Substations
    (Oct. 25, 2012) Cal. P.U.C. Dec. No. 12-10-0292 [2012 Cal. PUC LEXIS 470, p. *2],
    italics added.) G.O. 174 does not, however, contain any such regulations. Instead, the
    general order requires each electric utility to establish and update an inspection program
    for its substations, maintain records of its inspections, and submit annual inspection
    program summaries and reports summarizing completed inspections to the Utilities
    Safety and Reliability Branch of the PUC. (G.O. 174, rules 30, 31, 32, 33, 40.) And
    although the PUC ordered the utilities to meet annually to share their newly developed
    practices and review their own practices in light of other utilities’ practices, with the
    expectation that ‘a “best practice” will evolve that shows how to most effectively operate
    and safely control the electric systems in California . . . even as these practices continue
    to reflect the unique elements of each system’ (Cal. P.U.C. Dec. No. 12-10-029, supra,
    2012 Cal. PUC LEXIS 470, at p. *10), it is unclear whether this ‘best practice’ will
    address stray voltage issues. Therefore, we cannot say with any certainty that litigation
    of Wilson’s claims would hinder or interfere with the PUC’s regulatory policy.
    33
    “Finally, the purported exercise of authority that Edison relies upon is of a vastly
    different character than the kinds of exercise of authority found in cases in which courts
    applied the Waters rule and found that section 1759 bars the plaintiff’s action. In most of
    those cases, the PUC conducted (or was in the process of conducting) investigations into
    or adopted regulations on the specific issue alleged in the plaintiffs’ lawsuit. (See, e.g.,
    Covalt, supra, 
    13 Cal.4th 893
     [plaintiffs alleged damages due to defendant’s powerlines
    emitting EMF radiation on plaintiffs’ property; PUC conducted research projects on and
    investigations into the potential health effects of EMF]; Sarale v. Pacific Gas & Electric
    Co.[, supra,] 
    189 Cal.App.4th 225
     [
    117 Cal.Rptr.3d 24
    ] [plaintiffs sought damages and
    injunctive relief based on a utility’s alleged excessive trimming of commercially
    productive walnut trees located under the utility’s power lines; the commission had
    adopted a regulation mandating minimum distances that must be maintained between
    conductors and vegetation, expressly declined to mandate the maximum limits of tree
    trimming, and left to the determination of the utility whether greater clearances were
    necessary under the circumstances to accomplish the purposes of the regulation]; Brian T.
    v. Pacific Bell (1989) 
    210 Cal.App.3d 894
     [
    258 Cal.Rptr. 707
    ] [plaintiffs sought damages
    and injunction to compel utility to restrict access of sexually explicit materials to adults
    through certain methods; commission had conducted investigation and hearings on how
    to restrict access and adopted a different method]; Schell v. Southern Cal. Edison Co.
    (1988) 
    204 Cal.App.3d 1039
     [
    251 Cal.Rptr. 667
    ] [owner of an RV park filed action
    alleging his RV park was entitled to residential baseline gas and electricity allocations;
    proceedings were pending before the commission on whether RV parks should come
    under a special rate schedule for provision of baseline service].)
    “In light of the absence of any indication that the PUC has investigated or
    regulated the issue of stray voltage, and without any evidence that stray voltage cannot be
    mitigated without violating the PUC’s regulation requiring grounding, we cannot say that
    Wilson’s lawsuit would interfere with or hinder any supervisory or regulatory policy of
    34
    the PUC. Therefore, we hold that Wilson’s claims are not within the exclusive authority
    of the PUC under section 1759.” (Wilson, supra, 234 Cal.App.4th at pp. 150–151.)
    SCE argues Wilson was wrongly decided. We disagree. Although Wilson is
    somewhat distinguishable from this case, not only based upon its posture, but also upon
    the claims asserted, it is nonetheless supportive of our conclusion that allowing plaintiffs
    to litigate this case in the trial court would not hinder or interfere with the PUC’s exercise
    of regulatory authority.
    (e)     Conclusion
    We sympathize with the trial court’s concerns about the technical complexity of
    the present case, but neither its complexity nor the PUC’s technical expertise divest the
    trial court of jurisdiction. Triers of fact are often called upon to resolve highly technical
    disputes and conflicting testimony by opposing experts. It will fall upon the parties to
    educate the trier of fact on the technical aspects of this case when it is time to adjudicate
    the issues. The trial court erred by sustaining SCE’s demurrer to the plaintiffs’ third
    amended complaints on the ground of exclusive PUC jurisdiction.
    4.     Primary jurisdiction
    The parties also dispute whether the trial court abused its jurisdiction by sustaining
    the demurrers on the alternative ground that the PUC had primary jurisdiction over the
    case. We conclude the trial court erred.
    a.     The primary jurisdiction doctrine
    “The doctrine of primary jurisdiction of regulatory agencies . . . is concerned with
    situations where an issue should be addressed by an administrative agency for its initial
    determination because there is a need for (1) uniformity of application of administrative
    regulations and uniformity of answers to administrative questions, and (2) the expert and
    specialized knowledge of the relevant agency, i.e., the expertise that a regulatory agency
    can bring to a conflict.” (Cundiff, supra, 101 Cal.App.4th at p. 1412.) “‘[T]he primary
    jurisdiction doctrine advances two related policies: it enhances court decisionmaking and
    efficiency by allowing courts to take advantage of administrative expertise, and it helps
    35
    assure uniform application of regulatory laws. [Citations.]’ [Citation.] There is no rigid
    formula for when the doctrine is applied. ‘Instead, resolution generally hinges on a
    court’s determination of the extent to which the policies . . . are implicated in a given case
    [Citations.].” [Citation.] Courts will also consider whether applying the doctrine
    presents an inadequate remedy to litigants, such as whether there would be an
    unreasonable expense and delay.” (Ibid.) The determination is a discretionary one for
    the trial court. (Id. at p. 1413.)
    b.      A demurrer cannot be sustained on the basis of primary jurisdiction.
    Primary jurisdiction is not a lack of actual jurisdiction, but a discretionary deferral
    to administrative process. While a demurrer may be based upon the theory that “[t]he
    court has no jurisdiction of the subject of the cause of action alleged in the pleading”
    (Code Civ. Proc. § 430.10 subd. (a)), the doctrine of primary jurisdiction is not a proper
    basis for a demurrer, and a trial court errs by sustaining a demurrer on that ground.
    (AICCO, Inc. v. Insurance Co. of North America (2001) 
    90 Cal.App.4th 579
    , 594.)
    As far as the record reveals, the only motions pending before the trial court on the
    day it ruled that the PUC had exclusive or, in the alternative, primary, jurisdiction were
    SCE’s demurrers and motions to strike. Thus, the trial court’s alternative ruling, based
    on primary jurisdiction, appears to have been a rationale for sustaining the demurrer.
    This was error.
    c.      The trial court abused its discretion by deferring to the PUC under the
    primary jurisdiction doctrine.
    The court’s remarks during the hearing on SCE’s demurrers reveal that the court’s
    principal ground for deferring to the PUC under a primary jurisdiction theory was the
    technical complexity of the ultimate question for the trier of fact—whether SCE was
    violating rule 33.2—and the PUC’s employment of “experts” in the field. However, any
    finding by the PUC on this point, whether in favor of plaintiffs or of SCE, would not
    resolve plaintiffs’ claims because the PUC has no power to award plaintiffs damages and,
    while such a finding might have evidentiary use, it would not necessarily preclude the
    36
    trier of fact from reaching a different conclusion. (Hartwell, supra, 27 Cal.4th at
    pp. 276–277.) Thus, the ultimate effect of deferring to the PUC would merely be to
    increase the parties’ expenses and unreasonably delay resolution of the case, all to obtain
    what may amount to nothing more than an advisory opinion, as far as plaintiffs’ claims
    are concerned.
    Moreover, there has been no showing, and there is no reason to conclude, that the
    PUC has either expertise or the power to adjudicate fraud, negligent misrepresentation,
    intentional infliction of emotional distress, negligence, assault, battery, nuisance,
    trespass, and inverse condemnation claims. Nor has there been a showing that plaintiffs’
    claims implicate “the uniformity of application of administrative regulations and
    uniformity of answers to administrative questions.” After all, plaintiffs allege SCE
    violated the PUC’s rule, they do not argue, for example, that SCE was required to do
    something different or more extensive than rule 33.2 requires.
    Accordingly, we conclude that, even apart from the error of sustaining a demurrer
    on the basis of primary jurisdiction, the trial court abused its discretion by concluding the
    action should be stayed under the doctrine of primary jurisdiction.
    5.     Sufficiency of pleading of inverse condemnation cause of action
    Although the trial court did not address the sufficiency of the pleading of any
    particular cause of action in its ruling on SCE’s demurrers, SCE argues on appeal that the
    inverse condemnation claim fails to state a cause of action. Because the pertinent rules of
    review require affirmance of the judgment if it is correct on any ground stated in the
    demurrer, we must address this contention.
    a.     Inverse condemnation
    “Property is ‘taken or damaged’ within the meaning of article I, section 19 of the
    California Constitution, so as to give rise to a claim for inverse condemnation, when:
    (1) the property has been physically invaded in a tangible manner; (2) no physical
    invasion has occurred, but the property has been physically damaged; or (3) an intangible
    intrusion onto the property has occurred which has caused no damage to the property but
    37
    places a burden on the property that is direct, substantial, and peculiar to the property
    itself.” (Oliver v. AT & T Wireless Services (1999) 
    76 Cal.App.4th 521
    , 530, citing
    Covalt, supra, 13 Cal.4th at p. 940.)
    b.     The complaints sufficiently allege inverse condemnation claims.
    Plaintiffs’ third amended complaints allege a physical invasion of their properties
    by the stray currents and physical manifestations of such invasions, including electrical
    shocks and destruction of, or damage to, appliances, electrical panels, plumbing, and the
    building themselves. Although the currents are not visible, they are nonetheless quite
    tangible in that they can be felt by the sense of touch. SCE argues the stray currents are
    analogous to noise, odor, light, or the EMF’s at issue in Covalt, supra, 13 Cal.4th at
    page 940. The Supreme Court in Covalt characterized the EMF’s as “wholly intangible
    phenomena that, like television and radio waves, ‘occupy’ no ‘space’ at all and cannot
    even be perceived by the senses.” (Ibid.) The court therefore concluded the EMF’s did
    not constitute a physical intrusion upon the Covalts’ property, but “an intangible intrusion
    that does not physically damage the property.” (Id. at pp. 941–942.) Plaintiffs here do
    not base their claims upon EMF’s, but stray currents that physically invade their property,
    currents they feel through shocks, and currents that cause physical damage to their
    property. These currents are also distinguishable from noise, odor, or light, which are not
    perceptible to the touch and do not cause physical damage.
    SCE argues that the Richmond plaintiffs’ complaint fails to sufficiently allege
    property damage because it does not identify which of plaintiffs’ 23 properties have been
    damaged. We disagree. The complaints allege the properties of all plaintiffs have been
    damaged by the invading stray currents. For pleading purposes, this is sufficient. SCE
    will no doubt propound discovery to determine each plaintiff’s particular damage claims.
    38
    DISPOSITION
    The orders sustaining SCE’s demurrers to the third amended complaints are
    reversed and the cause is remanded to the trial court with directions to vacate its orders
    sustaining the demurrers and enter new orders overruling the demurrers. The writ
    petition is dismissed as moot. Plaintiffs/petitioners are awarded their costs on appeal and
    with respect to their writ petition.
    NOT TO BE PUBLISHED.
    LUI, J.
    We concur:
    ROTHSCHILD, P. J.
    CHANEY, J.
    39