Pacific Gas and Electric Co. v. Hart High-Voltage etc. ( 2017 )


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  • Filed 12/12/17
    CERTIFIED FOR PARTIAL PUBLICATION*
    IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA
    FIFTH APPELLATE DISTRICT
    PACIFIC GAS AND ELECTRIC COMPANY,
    F072904
    Plaintiff and Appellant,
    (Super. Ct. Nos. CV003013,
    v.                                             CVM013599)
    HART HIGH-VOLTAGE APPARATUS
    REPAIR AND TESTING CO., INC.,                                    OPINION
    Defendant and Respondent.
    APPEAL from a judgment of the Superior Court of Merced County. Donald J.
    Proietti, Judge.
    Urrabazo Law, Donald Urrabazo, Arturo Padilla and Joon Song for Plaintiff and
    Appellant.
    Michel & Fackler, Michael D. Michel, Kate Morrow and Jeff M. Fackler for
    Defendant and for Respondent.
    -ooOoo-
    *       Pursuant to California Rules of Court, rules 8.1105(b) and 8.1110, this opinion is
    certified for publication with the exception of part I.C. and part II. of the Discussion.
    Plaintiff Pacific Gas and Electric Company (PG&E) sued defendant HART High-
    Voltage Apparatus Repair and Testing Co., Inc. (HART) for negligently servicing a large
    transformer at a hydroelectric power plant and for damages under Public Utilities Code1
    section 7952. PG&E alleged it incurred dirct and indirect costs of approximately $8.1
    million.
    HART filed a motion for summary adjudication that challenged all of PG&E’s
    causes of action.2 The trial court determined the evidence showed MID owned the power
    plant and the transformer allegedly damaged by HART. The court concluded that
    because PG&E did not own the transformer, PG&E could not prove essential elements of
    its causes of action for negligence and damages under section 7952.
    In the unpublished parts of this opinion addressing PG&E’s negligence cause of
    action, we conclude (1) PG&E has standing to sue if it is a “real party in interest”
    pursuant to Code of Civil Procedure section 367 and (2) the evidence presented shows
    PG&E held sufficient interests in the transformer and the electricity it delivered to qualify
    as a real party in interest. Using the “bundle of sticks” metaphor in which each stick
    represents a legally recognized property interest, we conclude PG&E held sufficient
    sticks to qualify as a real party in interest. Therefore, PG&E may pursue its negligence
    cause of action against HART.
    1      All unlabeled statutory references are to the Public Utilities Code.
    2      The same motion for summary adjudication was before this court in Merced
    Irrigation District v. Superior Court (2017) 
    7 Cal.App.5th 916
    , where we concluded
    another plaintiff, Merced Irrigation District (MID), was not a “municipal corporation” for
    purposes of section 10251 and, therefore, not entitled to recover damages under section
    10251. Based on that statutory interpretation, we upheld the grant of summary
    adjudication eliminating MID’s cause of action under section 10251.
    2.
    In the published parts of this opinion addressing PG&E’s claim for damages under
    section 7952,3 we reach the following conclusions. First, the transformer was “necessary
    or useful … equipment” as that phrase is used in section 7952. Second, PG&E is an
    “electrical corporation” for purposes of section 7952. Third, the preposition “of” in the
    phrase “equipment of any … electrical … corporation” is used in the proprietary sense—
    that is, it refers to the corporation’s ownership of property interests in the equipment.
    Fourth, the ownership of property interests in the equipment need not be complete
    ownership because the phrase “equipment of any … electrical … corporation” also
    encompasses equipment in which the corporation is a partial owner—that is, holds some
    of the sticks in the bundle that represent the property interests in the equipment. Fifth,
    the evidence presented shows PG&E holds multiple property interests in the transformer
    and, thus, PG&E might be regarded as a partial owner of the transformer entitled to
    recover the measure of damages set forth in section 7952. Therefore, HART has not
    carried its burden of demonstrating PG&E’s cause of action for damages under section
    7952 lacks merit.
    We therefore reverse the judgment and remand for further proceedings.
    FACTS
    PG&E, a California corporation, is a public utility regulated by the California
    Public Utilities Commission, and its stock is publicly traded under the symbol “PCG.”
    PG&E provides gas and electrical service to about 15 million end users in northern and
    central California.4 The other plaintiff in this lawsuit, MID, is an irrigation district
    3       The first sentence of section 7952 states: “Any person who injures or destroys,
    through want of proper care, any necessary or useful facility or equipment of any …
    electrical … corporation, is liable to the corporation for all damages sustained thereby.”
    (Italics added.) The second sentence specifies a broad measure of damages, which
    includes indirect or overhead expenses. Thus, the damages recoverable under section
    7952 might be much broader than those recoverable under the negligence cause of action.
    4         Panoche Energy Center, LLC v. Pacific Gas & Electric Co. (2016) 
    1 Cal.App.5th 68
    , 72.
    3.
    organized under the laws of the State of California with its principal place of business in
    Merced County.
    PG&E and MID alleged they were “the owners and operators of a transformer
    located at the Exchequer Dam on the Merced River” in Merced County. The transformer
    was an Allis-Chalmers 100 MVA Auto Transformer and was part of the power plant at
    the Exchequer reservoir. The transformer was large, measuring almost nine feet wide, 23
    feet long, and 12 feet high. When operational, the transformer contained approximately
    6,800 gallons of oil and weighed 243,000 pounds. The transformer had been custom
    built to take the 13.8 kilovolt electricity generated at the Exchequer dam and transform it
    into voltages (i.e., 70 kilovolt and 115 kilovolt) that were fed into two separate
    transmission systems owned by PG&E.
    The relationship between PG&E and MID as it pertains to the power plant and
    equipment located at the Exchequer reservoir is defined by their June 25, 1964, power
    purchase contract. The power purchase contract stated MID “shall construct at its own
    risk and expense, and shall be the sole owner (under Federal Power Commission License)
    of, the project” and set forth the requirements and specifications for its design and
    construction.5 The specifications addressed the project’s turbines, generators, and the
    transformer that is the subject of this litigation.
    PG&E contends the power purchase contract (1) entitled it to all electricity
    generated by the project; (2) made it responsible for all costs associated with maintaining
    and operating the Exchequer power plant; and (3) granted it the right to enter upon,
    5      The contract defined the term “project” as “[a] development using the waters of
    Merced River and including Exchequer Reservoir, McSwain Reservoir, Exchequer Power
    Plant, McSwain Power Plant, dams, project communication facilities, project
    headquarters and project roads, tools, operation and maintenance equipment, including
    motor vehicles, and all necessary appurtenances for each of the foregoing.” The term
    “Exchequer Power Plant” was defined as “[a] hydroelectric generating facility to be
    constructed on Merced River at the reconstructed Exchequer Dam, including an intake
    structure, a penstock, a power house, and appurtenant facilities.”
    4.
    operate and maintain any part of the power plant in the event that MID failed to operate
    and maintain the project in accordance with the power purchase contract.
    In July 2009, HART submitted a quote to MID for servicing the transformer. The
    work involved draining the transformer of insulating fluid, performing an internal
    inspection, removing and replacing five electro coolers, replacing a variety of gaskets,
    replacing other parts, refilling the transformer and performing tests. HART estimated the
    total price for this work at $122,415.
    In September 2009, MID and HART signed Exchequer Contract 2009-08 pursuant
    to which MID agreed to the payment terms in the quote HART submitted and HART
    agreed to “perform all services as outlined in ‘Quotation # 090825’ dated Sept. 19, 2008,
    to PG&E’s ‘Construction Service Specification No. 4720 Rev. 2’.”6 The procedures
    HART agreed to perform stated HART would “[v]erify all tools and materials have been
    removed from the transformer after internal inspection and repairs have been performed.”
    HART also agreed to maintain insurance coverage in accordance with MID’s
    written requirements. HART obtained $1 million in commercial general liability
    insurance and $5 million in excess/umbrella liability insurance. MID, but not PG&E,
    was named as an additional insured in the certificate of liability insurance.
    On November 1, 2009, HART started performing the servicing work on the
    transformer. On November 5, 2009, a HART employee was reconnecting low-voltage
    leads inside the transformer. Another HART employee who was outside the transformer
    handed him a flat washer, a lock washer and a bolt. When the first employee brought the
    washers and bolt inside the transformer, his hand struck a support beam, which caused
    him to drop the washers and bolt into the transformer’s windings. The bolt and lock
    washer were retrieved with a magnet, but attempts to retrieve the flat washer resulted in
    6       Neither the Exchequer Contract 2009-08 nor HART’s quotation explicitly
    identified PG&E as a party to the contract or as a third party beneficiary.
    5.
    the washer falling further inside the windings. Additional attempts to retrieve the washer
    were unsuccessful.
    HART asserted (1) the transformer was not physically damaged as a result of
    having the washer was dropped into it and (2) MID chose not to reenergize the
    transformer, allegedly out of concern that the transformer could be damaged if it was
    restarted with a loose washer inside it. PG&E disputed this assertion, stating the
    transformer was damaged. PG&E contended all parties agreed the transformer could not
    be reenergized with a loose metallic washer inside and, consequently, the transformer
    was rendered unsuited for its intended purpose and had to be replaced. PG&E and MID
    believed that energizing the transformer with the metallic washer inside would likely lead
    to a fire that would destroy the transformer and might cause an oil spill that would
    contaminate the Merced River.
    PROCEEDINGS
    In November 2012, the first lawsuit arising out of the washer incident was filed
    against HART. Federal Insurance Company, as the subrogee of the ACWA Joint Powers
    Insurance Authority, sought to recover funds paid to MID under an insurance policy that
    covered the transformer. The subrogation action was filed in Merced County Superior
    Court and assigned case No. CV003013.
    In December 2012, PG&E and MID, as coplaintiffs, filed a lawsuit against HART
    in Merced County Superior Court for damages arising out of the washer incident. In
    February 2013, based on a stipulation of the parties, the trial court consolidated the two
    lawsuits against HART.
    In August 2013, MID assigned all rights to its causes of action arising from the
    washer incident to PG&E, including the cause of action for breach of contract. In the
    assignment agreement, MID represented that it had received $1,032,000 pursuant to its
    insurance contract with the Joint Powers Insurance Authority to partially compensate it
    for damages or losses arising from the incident, which funds it agreed to forward to
    6.
    PG&E. MID also represented: “It has been fully compensated by PG&E for any costs
    and/or expenses M[ID] has incurred arising from or related to the Incident.” MID and
    PG&E also agreed they would be represented by the same law firm in the lawsuit against
    HART, with PG&E being solely responsible for the attorney fees and costs of that
    representation.
    In August 2014, PG&E and MID filed a first amended complaint, which is the
    operative pleading in this matter. The first amended complaint alleged four causes of
    action against HART: (1) negligence, (2) breach of contract, (3) violation of section
    7952, and (4) violation of section 10251. The first amended complaint used the plural
    “plaintiffs” in each cause of action and, as a result, it appeared that PG&E was asserting
    claims under four legal theories. Subsequently, PG&E clarified that it was not claiming
    recourse to section 10251 and, on appeal, PG&E expressly abandoned the breach of
    contract cause of action. Accordingly, the causes of action for breach of contract and for
    violation of section 10251 are not analyzed in this opinion.
    Motion for Summary Adjudication
    In June 2015, HART filed a motion for summary adjudication as to all of PG&E’s
    causes of action and as to MID’s causes of action for violations of sections 7952 and
    10251. The motion did not challenge MID’s causes of action for negligence and breach
    of contract.
    HART’s separate statement of undisputed material facts asserted HART and MID
    were the only parties to the written contract for performing work on the transformer and,
    therefore PG&E was not a party to the contract. Based on these factual assertions, HART
    argued any duty of care (an essential element of a negligence claim) that might have been
    created by the maintenance contract did not extend to PG&E.
    HART’s separate statement also asserted other facts were material and undisputed.
    The paragraphs most important to this appeal stated:
    7.
    “6. At the time of the incident alleged in plaintiffs’ complaint, [MID] was
    the sole owner of the Exchequer Transformer. [¶] … [¶]
    “7. PG&E did not own the transformer at the time of the incident.”
    The evidentiary support for these assertions as to the ownership of the transformer
    included various discovery responses and the June 25, 1964, power purchase contract
    between MID and PG&E, which stated MID “shall construct at its own risk and expense,
    and shall be the sole owner (under Federal Power Commission License) of, the project.”
    HART emphasized the contract’s reference to MID as “the sole owner” and did not
    discuss the effect of the parenthetical immediately following that phrase.
    PG&E’s opposition papers addressed the question of ownership by (1) disputing
    paragraphs 6 and 7 of HART’s separate statement and (2) asserting PG&E “did have
    ownership rights in the Exchequer Transformer at the time of the incident pursuant to the
    Power Purchase Agreement and under California statute.” PG&E argued its ownership
    rights (1) entitled it to all electricity generated by the project; (2) made it responsible for
    all costs associated with maintaining and operating the Exchequer power plant; and (3)
    granted it the right to enter upon, operate and maintain any part of the power plant in the
    event that MID failed to operate and maintain the project in accordance with the 1964
    power purchase contract. PG&E stated its rights were protected by paragraph 12 of the
    1964 power purchase contract, which stated in full:
    “[MID] shall maintain and defend its land, easements, flowage rights, water
    rights, Federal and State licenses and permits, and all other rights and
    privileges necessary or useful to the operation of the project and shall not
    voluntarily convey, transfer or in any manner encumber any of such rights
    without the written consent of [PG&E].”
    Similarly, paragraph 18 of the 1964 power purchase contract states no voluntary
    assignment of the contract shall be effective without the written consent of PG&E. This
    prohibition contains an exception that authorizes an assignment as security for MID’s
    financing of the project.
    8.
    Order Granting Summary Adjudication
    In September 2015, the trial court held a hearing on HART’s motion for summary
    adjudication. In October 2015, the trial court filed a written order granting summary
    adjudication in favor of HART and against PG&E on all the causes of action stated in the
    operative complaint.
    As to PG&E’s negligence cause of action, the trial court’s order stated HART was
    “entitled to judgment as a matter of law on the grounds that [HART’s] Undisputed
    Material Facts Nos. 6 and 7 establish [PG&E] cannot prove an essential element of the
    claim for negligence, that is that [PG&E] was an owner of the property allegedly
    damaged by [HART].” The order also stated PG&E did not present admissible evidence
    supporting an inference that it possessed an ownership interest in the transformer. As to
    MID’s assignment to PG&E of its claims and causes of action against HART, the court
    concluded the assignment was irrelevant because the operative pleading did not allege (1)
    PG&E was an assignee or (2) PG&E’s cause of action for negligence was based on an
    assignment of rights from MID.
    As to PG&E’s cause of action under section 7952, the order stated HART was
    “entitled to judgment as a matter of law on the grounds that [HART’s] Undisputed
    Material Facts Nos. 6 and 7 establish [PG&E] cannot prove an essential element of the
    claim for violation of Section 7952, that is that [PG&E] was the owner of the ‘necessary
    and useful equipment’ allegedly damaged by [HART].”
    The order granting summary adjudication disposed of all of PG&E’s causes of
    action against HART. Accordingly, in November 2015, the trial court entered a
    judgment stating (1) PG&E would recover nothing from HART on its complaint and (2)
    PG&E was liable for HART’s costs. In December 2015, PG&E filed a notice of appeal
    from the judgment.
    9.
    Judicial Notice of Legislative History
    In June 2016, PG&E requested this court take judicial notice of documents
    compiled by LRI History LLC7 relating to Statutes 1969, chapter 709 (Sen. Bill No. 939)
    and Statutes 1976, chapter 617 (Assem. Bill No. 3398). These statutes amended section
    7952 and enacted section 10251, respectively. In July 2016, this court granted the
    request for judicial notice, which was unopposed.8
    DISCUSSION
    I.     OVERVIEW OF BASIC CONCEPTS
    An analysis of the parties’ contentions relating to PG&E’s standing to sue for
    negligence requires an understanding of the basic legal concepts of property, ownership
    and standing to sue. The concepts of property and ownership also are relevant to the
    analysis of PG&E’s claim under section 7952.
    A.     Property v. Property Interest
    The word “property” has multiple meanings.9 (Union Pacific Railroad Co. v.
    Santa Fe Pacific Pipelines, Inc. (2014) 
    231 Cal.App.4th 134
    , 157 (Union Pacific).)
    Sometimes “property” is used simply to refer to the physical object in question–that is,
    the thing itself. (Ibid.) Other times, the word “property” is used with greater accuracy to
    “‘to denote the legal interest (or aggregate of legal relations) appertaining to such
    physical object.’” (Ibid.) When used in the latter sense, “property” is composed of a
    7      The authentication submitted with the documents comprising the legislative
    history stated LRI History LLC was formerly (1) Legislative Research Institute; (2)
    Legislative Research, Incorporated; and (3) Legislative Research & Intent LLC.
    8      This court also granted MID’s request for judicial notice of the same legislative
    history in a writ proceeding involving HART’s motion for summary adjudication.
    (Merced Irrigation District v. Superior Court, supra, 7 Cal.App.5th at p. 923.)
    9      The concept of property varies from context to context. For example, the scope of
    the concept of property under the takings clause is more restricted than the concept of
    property recognized under the due process clause. (See California Chamber of
    Commerce v. State Air Resources Bd. (2017) 
    10 Cal.App.5th 604
    , 646-647.)
    10.
    “‘complex aggregate of rights (or claims), privileges, powers, and immunities.’”
    (Hohfeld, Some Fundamental Legal Conceptions as Applied in Judicial Reasoning
    (1917) 
    26 Yale L.J. 710
    , 746 (Hohfeld).)
    Therefore, in a strict legal sense, a physical object such as the transformer is not
    itself “property,” but the subject of property. (Union Pacific, supra, 231 Cal.App.4th at
    p. 157.) When used in this strict legal sense, the term “property” means only the rights,
    privileges, powers and immunities of the owner in relation to the thing, despite the use of
    the term to designate the thing (such as land or a chattel) itself. (Ibid.) These rights,
    privileges, powers and immunities include the possession, use, enjoyment and disposition
    of the thing. (Ibid.)
    Stated another way, “property” is the sum of all the legally recognized rights,
    privileges, powers and immunities incident to ownership of the thing. (See Dickman v.
    Commissioner (1984) 
    465 U.S. 330
    , 336; Hohfeld, supra, 26 Yale L.J. at p. 746.) The
    “bundle of sticks” metaphor10 often is used to describe property, with each stick
    representing a right, privilege, power or immunity. (E.g., Union Pacific, supra, 231
    Cal.App.4th at p. 157; see Sterling Builders, Inc. v. United Nat. Ins. Co. (2000) 
    79 Cal.App.4th 105
    , 109.)
    B.      Ownership of Property
    The definition of “owner” set forth in Black’s Law Dictionary states: “One who
    has the right to possess, use and convey something; a person in whom one or more
    interests are vested.  An owner may have complete property in the thing or may have
    parted with some interests in it (as granting an easement or making a lease).” (Black’s
    10      Professor Wonnell of the University of San Diego Law School observed:
    “Theorists may tell us that property is a bundle of severable sticks, but it is remarkable
    how frequently that insight is forgotten when it is most needed.” (Wonnell, Replacing
    the Unitary Principle of Unjust Enrichment (1996) 
    45 Emory L.J. 153
    , 196.) He then
    describes the right to recover an asset’s monetary value as a normal aspect of property—
    that is, a stick in the bundle. (Ibid.)
    11.
    Law Dict. (8th ed. 2004) 1137, italics added.) The use of the word “interests” in this
    definition of “owner” establishes a connection to the definition of “property” discussed
    earlier. Specifically, “interest” is defined as follows: “Collectively, the word includes
    any aggregation of rights, privileges, powers, and immunities; distributively, it refers to
    any one right, privilege, power, or immunity.” (Black’s Law Dict., supra, at p. 828; see
    Union Pacific, supra, 231 Cal.App.4th at p. 157.) Thus, the word “interests” is an
    overarching label for the rights, privileges, powers and immunities that aggregate to
    constitute “property.”
    The term “owner” is applied to a variety of situations, as is demonstrated by the
    types of owners listed in Black’s Law Dictionary. The list includes “beneficial owner,”
    “legal owner,” “general owner,” “special owner” and “limited owner.” (Black’s Law
    Dict., supra, at pp. 1137-1138.) A “beneficial” or “equitable owner” is defined as “[o]ne
    recognized in equity as the owner of something because use and title belong to that
    person, even though legal title may belong to someone else; esp., one for whom property
    is held in trust.” (Id. at p. 1137, italics added; see Miller v. Dyer (1942) 
    20 Cal.2d 526
    ,
    529 [equitable owner].) In contrast, the “legal owner” is “[o]ne recognized by law as the
    owner of something; esp. one who holds legal title to property for the benefit of another.”
    (Id. at p. 1138, italics added; see Parkmerced Co. v. City and County of San Francisco
    (1983) 
    149 Cal.App.3d 1091
    , 1094-1095 [“legal title” is the antithesis of “equitable
    title”].) A “special owner” has a qualified interest in property (such as a bailee), while
    the “general owner” holds the primary or residual title to the property. (Black’s Law
    Dict., supra, at p. 1138; 73 C.J.S. (2017) Property, §39 [general owner].) A “limited
    owner” is defined as a tenant for life or the owner of a life estate. (Ibid.)
    To summarize the concepts of property and owner, California law recognizes a
    wide range of interests are included in the bundle of sticks that constitutes “property” and
    those sticks may be divided and held (i.e., owned) among multiple persons.
    12.
    C.       Standing to Sue*
    “Standing” refers to a person’s right to make a legal claim or seek judicial
    enforcement of a duty or right. (Librers v. Black (2005) 
    129 Cal.App.4th 114
    , 125;
    Black’s Law Dict., supra, at p. 1442.) “At its core, standing concerns a specific party’s
    interest in the outcome of the lawsuit.” (Weatherford v. City of San Rafael (2017) 
    2 Cal.5th 1241
    , 1247.) According to the California Supreme Court, Code of Civil
    Procedure section 367 contains California’s general standing requirements.
    (Weatherford, supra, at p. 1249.) The statute provides in full: “Every action must be
    prosecuted in the name of the real party in interest, except as otherwise provided by
    statute.” (Code Civ. Proc., § 367) For purposes of this appeal, the key statutory term is
    “interest.”
    Under one definition, the “real party in interest” is the person possessing the right
    sued upon by reason of the substantive law. (Iglesia Evangelica Latina, Inc. v. Southern
    Pacific Latin American Dist. of the Assemblies of God (2009) 
    173 Cal.App.4th 420
    , 445
    (Iglesia); 4 Witkin, Cal. Procedure (5th ed. 2008) Pleading, § 121, p. 187 [person who
    has the right to sue under substantive law is the real party in interest].) Thus, having
    standing and being a “real party in interest” are the same thing. The inquiry into standing
    “calls for a consideration of rights and obligations.” (4 Witkin, Cal. Procedure, supra, §
    121, p. 187.)
    One test for standing is whether the plaintiff has a real interest in the ultimate
    adjudication, meaning the plaintiff has either suffered or is about to suffer an injury of
    sufficient magnitude to reasonably assure that all of the relevant facts and issues will be
    adequately presented. (Schmier v. Supreme Court (2000) 
    78 Cal.App.4th 703
    , 707.)
    Another version of the test for standing states “a party must be beneficially interested in
    the controversy, and have ‘some special interest to be served or some particular right to
    *      See footnote, ante, page 1.
    13.
    be preserved or protected.’ [Citation.] This interest must be concrete and actual, and
    must not be conjectural or hypothetical.” (Iglesia, supra, 173 Cal.App.4th at p. 445,
    italics added.)
    II.    PG&E’S NEGLIGENCE CAUSE OF ACTION*
    The operative complaint alleges (1) HART negligently conducted the maintenance
    and repairs of the transformer by dropping the washer into it; (2) the negligence was a
    proximate cause of the transformer becoming unusable; and (3) as a direct and proximate
    result of the negligence, PG&E sustained damages in the form of property damage, loss
    of use, lost profits and future loss of profits. The trial court’s grant of summary
    adjudication on PG&E’s negligence claim because PG&E was not an owner of the
    transformer can be restated as the court concluding PG&E lacked standing to pursue the
    negligence claim.
    A.     Contentions of the Parties
    1.     PG&E
    PG&E contends the trial court erred when it concluded ownership of the
    transformer was an essential element of PG&E’s negligence cause of action. HART
    supports its view of California law by referring to the following statement by the
    California Supreme Court: “The propriety of an action for damages to property by one
    who is not in possession or entitled to possession at the time of its injury has been
    recognized in this state under varying factual circumstances.” (Wolfsen v. Hathaway
    (1948) 
    32 Cal.2d 632
    , 644, overruled on another ground in Flores v. Arroyo (1961) 
    56 Cal.2d 492
    , 497.) Responding to the trial court’s reference to essential elements, PG&E
    cites Vaughn v. Dame Construction Co. (1990) 
    223 Cal.App.3d 144
    , where the court
    stated “the essential element of the cause of action [for defective construction] is injury to
    *      See footnote, ante, page 1.
    14.
    one’s interests in the property—ownership of the property is not.” (Id. at p. 148, italics
    added.)
    PG&E also contends it has standing to bring a negligence cause of action because
    HART owed it a duty of care. PG&E relies on the factors set forth in Biakanja v. Irving
    (1958) 
    49 Cal.2d 647
     (Biakanja), at page 650 to establish a duty of care in the absence of
    privity between HART and PG&E. In addition, PG&E argues the public policy of
    efficiently providing Californians with water and power favors the recognition of its
    negligence claim against HART.
    2.    HART
    HART contends the legal principle applicable to PG&E’s negligence cause of
    action is simple and can be stated as follows: “Only the owner of negligently-damaged
    property has standing to sue for damages alleged caused by the damage to that property.”
    HART argues its evidence demonstrated (1) PG&E was not an owner of the transformer
    and (2) PG&E’s claims to the contrary were false. Thus, applying its view of the law to
    that evidence, HART concludes PG&E has no standing because it did not own the
    transformer.
    B.      Conclusions of Law
    Based on the definitions and legal principles set forth in part I. of this opinion, we
    adopt the following conclusions. First, the general standing requirements set forth in
    Code of Civil Procedure section 367 apply to causes of action for negligence. Therefore,
    PG&E’s standing to sue HART for negligence depends on whether PG&E is a real party
    in interest for purposes of Code of Civil Procedure section 367. Second, our
    determination of whether PG&E is a “real party in interest” will be based on an analysis
    of the various interests (i.e., rights, privileges, powers and immunities) PG&E held in
    relation to the transformer and is not limited to whether the label “owner” applies to
    PG&E. Third, PG&E will be regarded as a real party in interest if PG&E demonstrates
    15.
    (1) it holds interests that are concrete and actual and (2) it has suffered an injury of
    sufficient magnitude to assure the relevant facts and issues will be adequately presented
    in the lawsuit.
    These conclusions provide the legal foundation for our analysis of HART’s
    motion for summary adjudication because they define the facts that are “material” to the
    legal theory presented in the motion—namely, that PG&E lacked standing to sue for
    negligence. (See Code Civ. Proc., § 437c, subd. (c) [motion granted if there is no triable
    issue of material fact].)
    C.     Legal Rules Governing Summary Adjudication
    1.      Standard of Review
    Appellate courts independently review the grant of a motion for summary
    adjudication. (Haney v. Aramark Uniform Services, Inc. (2004) 
    121 Cal.App.4th 623
    ,
    631.) Appellate courts performing this independent review apply the same three-step
    analysis as the trial court. (Pierson v. Helmerich & Payne Internat. Drilling Co. (2016) 
    4 Cal.App.5th 608
    , 617 (Pierson); Brantley v. Pisaro (1996) 
    42 Cal.App.4th 1591
    , 1602
    (Brantley).) The three-step analysis is used to determine whether a triable issue of
    material fact exists and whether the moving party is entitled to summary adjudication as a
    matter of law. (Pierson, supra, at pp. 616-618.)
    2.      Step One: Framing the Issues
    The first step of the summary adjudication analysis requires the court to identify
    the issues framed by the pleadings. (Pierson, supra, 4 Cal.App.5th at p. 617.) Here,
    PG&E and MID alleged they were the owners of the transformer and HART negligently
    dropped a washer into the transformer, which made the transformer unusable and
    proximately caused damage. HART’s motion for summary adjudication challenged
    PG&E’s allegation that it was an owner of the transformer and presented the legal theory
    that PG&E lacked standing to sue HART for negligence.
    16.
    In general terms, HART’s moving papers pass the first analytical step. The
    question of standing to bring a negligence claim is a question with the potential to be
    resolved by summary adjudication. (See Williams v. Superior Court (2017) 
    3 Cal.5th 531
    , 558-559 [lack of standing to bring claim under Labor Code may be raised in motion
    for summary judgment or summary adjudication]; Two Jinn, Inc. v. Government Payment
    Service, Inc. (2015) 
    233 Cal.App.4th 1321
    , 1337 [trial court correctly granted summary
    judgment on ground plaintiff lacked standing to bring an unfair competition claim].)
    3.      Step Two: HART’s Burden
    The second step of the summary adjudication analysis requires the court to
    determine whether the moving party carried its burden and made a prima facie showing
    justifying judgment in its favor. (Brantley, supra, 42 Cal.App.4th at p. 1602.) In broad
    terms, the prima facie showing is made when the “moving party has established facts
    justifying judgment in its favor.” (Pierson, supra, 4 Cal.App.5th at p. 617.)
    Stated in more detail, the party moving for summary judgment or adjudication
    bears the burden of persuasion that there is no triable issue of material fact and that he is
    entitled to judgment as a matter of law. (Aguilar v. Atlantic Richfield Co. (2001) 
    25 Cal.4th 826
    , 850 (Aguilar).) In the context of this case, HART bears the burden of
    persuasion that “[o]ne or more of the elements of the [negligence] cause of action cannot
    be separately established.” (Code Civ. Proc., § 437c, subd. (o)(1); Aguilar, 
    supra, at p. 850
    .) With respect to the presentation of evidence, the moving party “bears an initial
    burden of production to make a prima facie showing of the nonexistence of any triable
    issue of material fact.” (Aguilar, 
    supra, at p. 850
    .) The requisite prima facie showing “is
    one that is sufficient to support the position of the party in question.” (Id. at p. 851.)
    How does a moving party carry its burden and make the requisite prima facie
    showing? The answer is by filing an adequate separate statement of undisputed material
    facts, along with sufficient evidence to establish the material facts. (Pierson, supra, 4
    17.
    Cal.App.5th at p. 617; Code Civ. Proc., § 437c, subd. (b)(1) [separate statement].) The
    separate statement acts as the cornerstone for a moving party’s prima facie showing of
    the nonexistence of any triable issue of material fact. When preparing the separate
    statement, a moving party defendant (1) should accurately identify the facts material to its
    legal theory as to why an essential element of the plaintiff’s cause of action cannot be
    established; (2) actually include those material facts in the separate statement; and (3)
    reference evidence establishing, either directly or by inference, each material fact the
    moving party claims is undisputed. (Pierson, supra, at p. 617; see Cal. Rules of Court,
    rule 3.1350(d)(3).) In other words, when a defendant’s separate statement omits material
    facts, the defendant fails to carry its burden of making a prima facie showing that a cause
    of action lacks merit. (AMCO Ins. Co. v. All Solutions Ins. Agency, LLC (2016) 
    244 Cal.App.4th 883
    , 904.)
    4.     Step Three: PG&E’s Burden
    If the moving party carries its initial burden, the court proceeds to the third step of
    the analysis. That step requires the court to determine whether the party opposing the
    motion has demonstrated the existence of a triable issue of material fact. (Pierson, supra,
    4 Cal.App.5th at p. 618.)
    D.      Analysis of Real Party in Interest
    HART’s motion attempted to establish PG&E lacked standing to sue.
    Consequently, we consider whether HART has carried its burden of establishing that
    PG&E is not a real party in interest for purposes of the negligence cause of action. Our
    analysis of this question begins by identifying PG&E’s interests in the transformer and
    then determining if those interests (1) are concrete and actual and (2) have been injured in
    a sufficient magnitude to justify giving PG&E standing to sue for negligence. (See pt.
    I.C., ante.)
    18.
    1.     Identification of Interests
    The 1964 power purchase contract between MID and PG&E transferred many
    interests to PG&E. Some of those interests relate to the transformer.
    Paragraph 7 of the 1964 power purchase contract states: “M[ID] shall sell and
    deliver to P[G&E] during the term of this contract all the electric power and energy
    generated by the power plants of the project, except the power and energy delivered for
    project power plant use.” Thus, PG&E has the exclusive right to the benefits produced
    by the use of the transformer—specifically, electricity in voltages compatible with
    PG&E’s two transmission systems.
    PG&E also controls who operates the power plants because MID cannot transfer
    the power plants or the obligations under the contract without PG&E’s approval.
    Paragraph 12 of the 1964 power purchase contract states MID shall maintain and defend
    all “rights and privileges necessary or useful to the operation of the project and shall not
    voluntarily convey, transfer or in any manner encumber any of such rights without the
    written consent of [PG&E].” Similarly, paragraph 18 states that the contract itself shall
    not be assigned voluntarily, except as security for MID’s financing of the project, without
    the written consent of PG&E.
    Appendix C-5 to the 1964 power purchase contract provides that if MID fails or is
    unable to operate or maintain the project or any units thereof (such as the transformer) in
    accordance with the contract, PG&E may upon reasonable notice to MID enter upon,
    operate and maintain the project or such unit as may be necessary, for and on behalf of
    MID, but at PG&E’s own costs and expense. Thus, PG&E has a conditional right to
    physical possession of the power plants or particular units.
    PG&E also holds an interest in the transformer and the recovery of damages
    resulting from HART’s negligent maintenance work because PG&E is contractually
    obligated to pay all the costs associated with the project. This interpretation of the 1964
    power purchase contract is supported by testimony from David Ward, a PG&E employee.
    19.
    During his deposition, Ward testified that PG&E was responsible for all costs associated
    with the operation and maintenance of the hydroelectric equipment at the Exchequer
    power plant.
    2.    PG&E’s Interests Are Actual, Concrete and Substantial
    We conclude PG&E’s interest in all of the electric power and energy emitted by
    the transformer was actual and concrete. PG&E’s right to receive the electricity was
    vested in the sense that it was “a completed, consummated right for present or future
    enjoyment; not contingent.” (Black’s Law Dict., supra, at p. 1595 [definition of
    “vested”].) PG&E had received electricity under the 1964 power purchase contract since
    the power plants began operations in 1967. Consequently, PG&E’s right had been
    consummated and was not contingent upon an event that might (or might not) happen.
    We also conclude PG&E’s interests in receiving all of the electrical output of the
    transformer and its responsibility to pay the costs of operation and maintenance were
    substantial. The function and purpose of the power plants are to generate electricity.
    Therefore, the exclusive right to the electricity produced is one of the most important
    rights related to the power plants. The transformer is integral to the delivery of the
    electricity to PG&E. In other words, there would be little value in holding rights,
    privileges, powers and immunities in relation to the power plants and units such as the
    transformer, if the holder of such interests could not benefit from the plants’ output of
    electricity.
    The substantial nature of PG&E’s interests is reinforced by its obligation to pay
    the cost of operation and maintenance. This obligation is sufficient to assure PG&E has a
    real interest in the ultimate adjudication of the negligence claim. In particular, the costs
    PG&E has incurred in connection with attempting to repair and then replacing the
    transformer, which PG&E contends are over $8.1 million, are of sufficient magnitude to
    reasonably assure that all of the relevant facts and issues will be adequately presented in
    20.
    the litigation of the negligence claim. (See Schmier v. Supreme Court, supra, 78
    Cal.App.4th at p. 707.)
    In summary, we conclude PG&E is a real party in interest under Code of Civil
    Procedure section 367 and has standing to sue HART for negligence.
    E.     Analysis of HART’s Arguments
    The foregoing section sets forth our affirmative analysis for our conclusion that
    PG&E is a real party in interest with standing to sue for negligence. In this section, we
    approach the issue from a different perspective and explain why some of the arguments
    presented by HART do not negate PG&E’s standing.
    1.     Contractual Reference to the Sole Owner
    An important piece of evidence offered by HART to support its contention that
    MID is the sole owner of the transformer and, therefore, PG&E has no ownership
    interests is the sentence in the 1964 power purchase contract stating MID “shall be the
    sole owner (under Federal Power Commission License) of, the project.” In our view, this
    statement does not conclusively establish PG&E holds no property interests in relation to
    the transformer—that is, holds no sticks from the bundle constituting the ownership
    interests in the transformer. Furthermore, the statement does not conclusively establish
    PG&E holds insufficient interests to be a real party in interest.
    First, the phrase “sole owner” was not drafted as an absolute statement, but was
    modified by the parenthetical “(under Federal Power Commission License).”
    Consequently, the sentence, on its face, is capable of being interpreted to mean MID shall
    be listed on the federal license as the sole owner. HART has ignored the impact of the
    parenthetical modifier and, thus, has presented no argument or authority demonstrating
    the entity listed as the sole owner on the federal license must “have complete property in
    the thing” as that phrase is used in the definition of “owner.” (Black’s Law Dict., supra,
    at p. 1137.) In other words, being listed on the federal license as the sole owner might be
    21.
    a formality and is not necessarily definitive in every other legal contexts where questions
    of ownership may arise.
    Second and most importantly, the 1964 power purchase contract must be read as a
    whole and other provisions in the contract unambiguously demonstrate MID has “parted
    with some interests in [the transformer]” as that phrase is used in the definition of
    “owner.” (Black’s Law Dict., supra, at p. 1137; see Civ. Code, § 1641 [contract must be
    read as a whole and, if reasonably practicable, each clause helping to interpret the other].)
    These other contractual provisions, such as the provision that transfers to PG&E the right
    to receive all the electricity produced by the power plants and transformed to the proper
    voltages, establish PG&E as “a person in whom one or more interests are vested.”
    (Black’s Law Dict., supra, at p. 1137 [definition of “owner”].) Thus, the evidence
    presented by HART supports a finding of ultimate fact that PG&E owns some property
    interests in the transformer despite the agreement to list MID as the sole owner on the
    federal license.
    Third, the label “owner” is not determinative of the question whether PG&E is
    sufficiently interested in the adjudication of the negligence claim to qualify as a real party
    in interest under Code of Civil Procedure section 367. In other words, HART’s focus on
    ownership has diverted it from the applicable legal test for standing—namely, whether
    PG&E qualifies as a real party in interest. (See pt. I.C., ante [tests for who is a real party
    in interest].)
    2.   Deposition Testimony about Ownership
    David Ward, a PG&E employee, was asked during his deposition: “PG&E did not
    own the transformer that was removed from Exchequer, correct?” Ward answered,
    “Yes.” Next, Ward was asked: “Is it your understanding that PG&E had any ownership
    interest in that transformer?” He answered, “No.” As a follow-up question, he was
    asked: “Your understanding is [PG&E] did not have any ownership interest in that
    22.
    transformer, correct?” Ward replied, “Yes, that’s correct.” Earlier in the deposition,
    Ward agreed with the statement that “MID owned all of the equipment at Exchequer,
    including the transformer that was removed.”
    HART characterizes Ward’s deposition testimony as an admission by PG&E that
    it does not own the transformer. HART argues the “sworn deposition testimony is
    binding upon PG&E for purposes of this motion.”
    We reject HART’s contention that Ward’s deposition testimony is a binding
    admission for purposes of the summary adjudication motion. First, the portions of
    Ward’s deposition testimony in the appellate record do not explain what he understood
    the terms “own,” “owned,” and “ownership interest” to mean. As described earlier, the
    terms “property” and “owner” have a variety of meanings and we are unable to determine
    from the record what Ward’s understanding was when he answered the deposition
    questions. For example, he might have meant the holder of legal title to the transformer
    or, alternatively, the entity designated as “owner” for purposes of the federal license.
    Based on the rule that a court must consider the evidence and all of the inference drawn
    from the evidence in the light most favorable to the party opposing summary judgment or
    adjudication (Aguilar, supra, 25 Cal.4th at p. 843), we cannot interpret Ward’s testimony
    as a binding admission that PG&E held no property interests in the transformer at the
    time of the washer incident. Second, Ward’s testimony about “ownership interests” is
    contradicted by the terms of the 1964 power purchase contract, which showed that PG&E
    held some property interests in the transformer. Therefore, Ward’s deposition testimony
    does not establish that PG&E is not a real party in interest.
    3.     Evidentiary Objections and Exclusion of PG&E’s Evidence
    HART contends it met its initial burden of proving by admissible evidence that
    PG&E could not establish an element of its causes of action and, consequently, the
    burden shifted to PG&E to present admissible evidence that would allow a reasonable
    23.
    trier of fact to find in his favor. HART further contends PG&E failed to carry its burden
    because the trial court sustained objections to the evidence presented by PG&E.
    This argument is unavailing because we have concluded HART did not carry its
    initial burden of establishing PG&E was not a real party in interest. The evidence
    presented by HART—particularly the 1964 power purchase contract—showed that PG&E
    held some property interests in the transformer. Consequently, we have not reached the
    third step of the summary adjudication analysis and considered whether PG&E
    demonstrated the existence of a triable issue of material fact. (See pt. II.C.4., ante.)
    4.     Homeowner Association Cases
    HART relies on cases involving homeowner associations to support its contention
    that a plaintiff asserting a negligence cause of action must plead and prove it owned the
    property at the time it was damaged. (See Martin v. Bridgeport Community Assn., Inc.
    (2009) 
    173 Cal.App.4th 1024
     (Martin); Friendly Village Community Assn., Inc. v. Silva
    & Hill Constr. Co. (1973) 
    31 Cal.App.3d 220
     (Friendly Village).)
    In Friendly Village, the court concluded a homeowner association lacked
    ownership, possession or right of possession in common areas of a condominium project
    and, therefore, lacked standing to sue grading contractors for failing to properly cut, fill
    and compact the soil underlying the project, which allegedly resulted in damage to the
    common areas. The court stated the following principle, which HART contends applies
    in this case: “An element of a cause of action for injury to real property is the plaintiff’s
    ownership, lawful possession, or right to possession, of the property.” (Friendly Village,
    supra, 31 Cal.App.3d at p. 224.) The project’s declaration of covenants, conditions and
    restrictions required the homeowner association to repair the damaged common areas, but
    also required the association to assess each condominium owner his proportionate share
    of the costs. (Id. at p. 225.) The court concluded the condominium owners were the ones
    24.
    with standing to sue because they were required to bear the cost of repair. (Ibid.) The
    court then stated:
    “This conclusion is in accord with the rule that every action must be
    prosecuted in the name of the real party in interest. (Code Civ. Proc. §
    367.) The condominium owners are the real parties in interest, because
    they are the ones having an actual and substantial interest in the subject
    matter of the action and who would be benefited or injured by the judgment
    in the action.” (Friendly Village, supra, 31 Cal.App.3d at p. 225.)11
    Friendly Village does not compel the conclusion that PG&E is not a real party in
    interest for purposes of the negligence cause of action. Instead, it supports the conclusion
    that parties who must pay for the damage done by the alleged negligence have a real
    interest in the litigation. Here, PG&E is the party that will bear financial responsibility
    for the damages if those damages are not recovered from HART. Consequently, PG&E
    is a real party in interest under the reasoning adopted in Friendly Village, supra, 31
    Cal.App.3d at pages 224 through 225 because PG&E would benefit monetarily by a
    judgment against HART on the negligence cause of action.
    In Martin, a husband and wife (the Martins) living in a house in a planned
    development community sued the homeowner association over a dispute involving a lot
    line agreement. (Martin, supra, 173 Cal.App.4th at p. 1029.) The Martins’ seventh and
    eighth causes of action were for (1) negligence arising from an alleged duty the
    homeowner association owed the Martins as residents and members of the association to
    use reasonable care in maintaining the common areas and (2) negligence per se based on
    11      The Legislature overturned the decision by enacting former Code of Civil
    Procedure section 374, which read, in part: “An owners’ association established in a
    project consisting of condominiums, as defined in Section 783 of the Civil Code, ... shall
    have standing to sue as the real party in interest for any damages to commonly owned
    lots, parcels or areas ... occasioned by the acts or omissions of others, without joining
    with it the individual owners of such project.” (Stats. 1976, ch. 595, § 2, p. 1439,
    amended by Stats. 1979, ch. 168, § 1, p. 387; see Orange Grove Terrace Owners Assn. v.
    Bryant Properties, Inc. (1986) 
    176 Cal.App.3d 1217
    , 1221–1222.)
    25.
    violations of the Davis-Stirling Common Interest Development Act (Civ. Code, § 1350,
    et seq.). (Martin, supra, at p. 1029.) The homeowner association filed a demurrer,
    contending the owners of the home, but not the Martins, had standing to sue. (Ibid.) The
    trial court sustained the demurrer and the appellate court affirmed. (Id. at p. 1031.)
    The appellate court rejected both negligence claims because the duty the Martins
    pleaded as being breached was the homeowner association’s duty to maintain the
    common grounds. (Martin, supra, 173 Cal.App.4th at p. 1037.) The court concluded
    that particular duty arose out of the Davis-Stirling Common Interest Development Act
    and the covenants, conditions and restrictions—not out of common law principles of
    negligence. (Martin, supra, at p. 1037.) The court concluded that duty was owed only to
    members of homeowner association (i.e., the owners of the house). (Ibid.) As a result,
    the court concluded the Martins were not the real parties in interest and did not have
    standing to sue for negligence. (Id. at p. 1038.) The duty-based rationale set forth in
    Martin leads us to PG&E’s arguments for why HART owed it a duty of care.
    F.     Analysis of Duty of Care
    The foregoing analysis focused on the interests of PG&E to determine whether
    PG&E was a real party in interest with standing to sue for negligence. An alternate
    version of the test for who is the “real party in interest” asks who holds the right sued
    upon by reason of the substantive law. (Iglesia, supra, 173 Cal.App.4th at p. 445; 4
    Witkin, Cal. Procedure, supra, Pleading, § 121, p. 187 [person who has the right to sue
    under substantive law is the real party in interest].)
    Here, PG&E contends it has standing to bring a negligence claim because HART
    owed it a duty of care. PG&E refers to the following statement by the California
    Supreme Court in Biakanja, supra, 
    49 Cal.2d 647
    , which provides guidance for courts
    making the policy determination as to whether a duty of care exists in a particular case:
    26.
    “The determination whether in a specific case the defendant will be
    held liable to a third person not in privity is a matter of policy and involves
    the balancing of various factors, among which are [1] the extent to which
    the transaction was intended to affect the plaintiff, [2] the foreseeability of
    harm to him, [3] the degree of certainty that the plaintiff suffered injury, [4]
    the closeness of the connection between the defendant’s conduct and the
    injury suffered, [5] the moral blame attached to the defendant’s conduct,
    and [6] the policy of preventing future harm.” (Id. at p. 650.)
    PG&E argues that applying the Biakanja factors to the evidence presented shows
    there are triable issues of material fact concerning whether HART owed PG&E a duty of
    care.
    HART’s moving papers were not tailored to the duty-of-care element of a
    negligence cause of action. As a result, the moving papers did not present all of the
    material facts needed to balance the Biakanja factors and determine whether HART owed
    PG&E a duty of care. Consequently, we cannot affirm the grant of summary adjudication
    of the negligence cause of action on the ground HART demonstrated it owed PG&E no
    duty of care.
    III.    RECOVERY UNDER SECTION 7952
    The trial court concluded PG&E could not establish any entitlement to the
    measure of damages set forth in section 7952 because PG&E could not prove it was the
    owner of the transformer. HART supports the court’s conclusion by arguing the statutory
    phrase “equipment of any … electrical … corporation” should be interpreted to mean
    equipment owned by the electrical corporation and, because the undisputed evidence
    shows MID was the sole owner of the transformer, PG&E cannot recover damages under
    section 7952. PG&E disagrees with HART’s statutory interpretation, contending a
    proper interpretation must promote, rather than defeat, the purpose of the statute—
    namely, allowing public utilities to recover an enhanced measure of damages from
    tortfeasors and thereby preventing those costs from being passed to the general public.
    27.
    A.      Statutory Construction
    Our Supreme Court’s approach to the judicial interpretation of California statutes
    is well established. (People v. Castillolopez (2016) 
    63 Cal.4th 322
    , 329.) A court’s
    “‘role in construing a statute is to ascertain the intent of the Legislature so as to effectuate
    the purpose of the law.’” (Ibid.) Courts “‘look first at the words themselves, giving them
    their usual and ordinary meaning’” because statutory language generally is the most
    reliable indicator of that intent. (Ibid.)
    1.     Statutory Language With a Plain Meaning
    When the statutory language, standing alone, is clear and unambiguous, courts
    usually adopt the plain or literal meaning of that language. (Hughes v. Board of
    Architectural Examiners (1998) 
    17 Cal.4th 763
    , 775; Lungren v. Deukmejian (1988) 
    45 Cal.3d 727
    , 735 (Lungren).) In this context, ambiguous means susceptible to more than
    one reasonable interpretation. (Honchariw v. County of Stanislaus (2013) 
    218 Cal.App.4th 1019
    , 1027.)
    The plain meaning of the words of a statute may be disregarded only when the
    application of their literal meaning would (1) frustrate the manifest purposes that appear
    from the provisions of the legislation when considered as a whole in light of its
    legislative history or (2) produce absurd consequences that the Legislature clearly did not
    intend. (Arias v. Superior Court (2009) 
    46 Cal.4th 969
    , 979 [literal construction will not
    control when it frustrates manifest purpose of enactment as a whole]; Horwich v.
    Superior Court (1999) 
    21 Cal.4th 272
    , 276 [statutory language should not be given literal
    meaning if it results in absurd consequences].)
    2.     Ambiguous Statutory Language
    Whether statutory language is ambiguous is a question of law subject to
    independent review on appeal. (Wells Fargo Bank, N.A. v. 6354 Figarden General
    Partnership (2015) 
    238 Cal.App.4th 370
    , 381 (Wells Fargo).) When statutory language
    is susceptible to more than one reasonable interpretation, courts must select the
    28.
    construction that comports most closely with the apparent intent of the Legislature, with a
    view to promoting rather than defeating the general purpose of the statute. (Ibid.) The
    apparent intent of the Legislature is determined by reading the ambiguous language in
    light of the statutory scheme rather than reading it in isolation. (Lungren, supra, 45
    Cal.3d at p. 735.) Stated another way, the ambiguous language must be construed in
    context, and provisions relating to the same subject matter must be harmonized to the
    extent possible. (Ibid.) In addition, courts determine the apparent intent underlying
    ambiguous statutory language by evaluating a variety of extrinsic aids, including the
    ostensible objects to be achieved by the statute, the evils to be remedied, public policy,
    and the statute’s legislative history. (Wells Fargo, supra, at p. 381.)
    B.     Statutory Text
    Part of the historical context for the question of statutory interpretation presented
    in this appeal is established by the initial version of section 7952, which was enacted in
    1951 and stated the following:
    “Any person who injures or destroys, through want of proper care,
    any necessary or useful fixture of any telegraph or telephone or electric
    power corporation or the pipe line, valves or fittings of any gas
    corporation, is liable to the corporation for all damages sustained thereby.
    Any vessel which, by dragging its anchor, or otherwise, breaks, injures, or
    destroys the subaqueous cable of a telegraph or telephone or electric power
    corporation or the pipe line of a gas corporation, subjects its owner to
    liability for the damages sustained thereby.” (Stats. 1951, ch. 764, § 7952,
    p. 2195, italics added.)
    The Legislature did not explain the meaning of the phrase “all damages.” For
    instance, it did not define “damages” or specify particular items that could be recovered.
    In 1969, the Legislature amended section 7952 by (1) adding a provision defining the
    proper measure of damages; (2) changing the word “fixture” to the phrase “facility or
    equipment;” and (3) making other minor changes. As a result of the 1969 amendment,
    section 7952 now provides in full:
    29.
    “Any person who injures or destroys, through want of proper care,
    any necessary or useful facility or equipment of any telegraph, telephone,
    electrical, or gas corporation, is liable to the corporation for all damages
    sustained thereby. The measure of damages to the facility or equipment
    injured or destroyed shall be the cost to repair or replace the property
    injured or destroyed including direct and allocated costs for labor,
    materials, supervision, supplies, tools, taxes, transportation, administrative
    and general expense and other indirect or overhead expenses, less credit, if
    any, for salvage, as determined by such telegraph, telephone, electrical or
    gas corporations in conformity with a system of accounts established by the
    commission. The specifying of the measure of damages for the facility or
    equipment shall not preclude the recovery of such other damages
    occasioned thereby as may be authorized by law.
    “Any vessel which, by dragging its anchor, or otherwise, breaks,
    injures or destroys any underwater cable of a telegraph, telephone or
    electrical corporation or pipeline of a gas corporation, subjects its owner to
    liability for the damages sustained thereby.” (Stats. 1969, ch. 709, § 1, pp.
    1389–1390, italics added.)
    Accordingly, after the 1969 amendment, section 7952 contained “the measure of
    damages for damage done to a facility of a telegraph, telephone, electric or gas
    corporation.” (Legis. Counsel’s Dig., Sen. Bill No. 939, 2 Stats. 1969 (Reg. Sess.)
    Summary Dig., p. 102.) The statute does not define what the preposition “of” means in
    the phrase “equipment of any … electrical … corporation.” (§ 7952.) For instance, it
    does not state the phrase refers to equipment (1) owned by, (2) physically possessed by, or
    (3) associated or connected with, the electrical corporation. Consequently, even if the
    phrase was intended to refer to ownership, the statute does not identify whether that
    ownership must be sole and complete ownership or partial ownership—that is, control
    over some, but not all, of the sticks in the bundle of interests that constitute “property.”
    (See pt. I.A., ante.)
    C.      Legislative History
    We granted PG&E’s unopposed request for judicial notice of documents compiled
    by LRI History LLC that relate to the 1969 amendment of section 7952. Consistent with
    the positions taken by the parties, we consider all of the documents compiled and
    30.
    presented. As noted by HART, the legislative materials before this court do not include
    documents relating to the initial version of section 7952.
    An unitemized document in the Governor’s chapter bill file on Senate Bill No. 939
    (1969 Reg. Sess.) described the reasons for amending section 7952 as follows:
    “The Public Utilities Code presently establishes liability for ‘all damage’ to
    equipment owned by utilities, but does not define ‘damages’. Such
    definition is necessary because of the direct interest the consuming public
    has in the recovery of this type [of] damage.
    “Since the service is so highly specialized, the utilities can most
    economically and most effectively restore service to the public by repairing
    the damage to their own system. In repairing their own systems, utilities
    incur certain indirect costs. [¶] … [¶]
    “If the utility, and more importantly, the consuming public, is to be made
    whole for the cost of repairing such damage, the party causing the damage
    must be required to pay not only the direct cost, but also the indirect cost of
    making these repairs. Any indirect costs not recovered from the wrong
    doer must be recovered through rates charged to utility customers.
    “The absence of a statutory definition of damages to utility property where
    the repair work is performed by utility forces has resulted in a great deal of
    litigation which could be avoided.
    “Justice, equity and common sense require this amendment in order to
    define the measure of damage to a utility’s property and to prevent needless
    and expensive litigation which must be paid for by the utility and therefore,
    the consuming public.” (Italics added.)
    The enrolled bill memorandum to the Governor, dated August 7, 1969, for Senate
    Bill No. 939 stated, “The bill was sponsored by Southern California Edison Company. It
    is intended to more clearly define ‘damages’ by including indirect charges.”
    31.
    D.     Analysis of Meaning
    1.     Contentions About the Word “Of”
    The statutory interpretation adopted by the trial court and HART is based on the
    meaning of the word “of” as it appears in the phrase “equipment of any … electrical
    corporation.”12 (§ 7952.) HART supports this interpretation by arguing:
    “The word ‘of’ and the phrase ‘facility or equipment of … a [sic]
    corporation’ are ordinary words and phrases. The word ‘of” connotes
    ownership and belonging to. In common usage, the phrase ‘property of’
    connotes property which is owned by a particular individual or entity.
    PG&E had no ownership interest in the Exchequer Transformer and had no
    right to ownership of the transformer, now or in the future.”
    PG&E argues HART’s interpretation rewrites the statutory text by replacing the
    word “of” with the phrase “owned by,” which does not appear in the relevant portion of
    the statute. PG&E further argues the meaning of section 7952 “may not be determined
    from a single word” (Lungren, supra, 45 Cal.3d at p. 735) but should promote the
    purpose of the statute.
    2.     Is “Of” Ambiguous?
    Whether the word of and the phrase of any electrical corporation are ambiguous—
    that is, reasonably susceptible to more than one meaning—presents a question of law.
    (Wells Fargo, supra, 238 Cal.App.4th at p. 381.) As explained below, we conclude the
    word “of” and, therefore, the phrase in which it was used are ambiguous.
    First, we note HART has not supported its argument about the meaning of the
    word “of” with a citation to any legal authority or dictionary definitions.13 (See Cal.
    12      As to the other words in this phrase, we conclude (1) the transformer was
    “equipment” for purposes of section 7952 and (2) PG&E is an electrical corporation. The
    latter conclusion is based on cases in which PG&E was allowed to recover damages
    under section 7952 and on certain statutory definitions. (See Pacific Gas & Electric Co.
    v. Alexander (1979) 
    90 Cal.App.3d 253
     [damage to wood utility poles]; Pacific Gas &
    Electric Co. v. Mounteer (1977) 
    66 Cal.App.3d 809
    ; §§ 204 [corporation], 205 [person],
    206 [person, corporation], 218 [electrical corporation].)
    32.
    Rules of Court, rule 8.204(a)(1)(B) [brief must support each point by argument and, if
    possible, by citation of authority].) Thus, HART’s approach implies HART thought it
    was not possible to cite authority supporting its argument about plain meaning.
    Second, the California Supreme Court has addressed the meaning of the
    preposition “of” when it appears in a statute. (See People v. Hallner (1954) 
    43 Cal.2d 715
    , 718 (Hallner); Harlan v. Industrial Acc. Com. (1924) 
    194 Cal. 352
    , 361 (Harlan).)
    In both cases, the court considered whether to interpret “of” as a word of proprietorship
    or possession (which is interpretation advocated by HART) and rejected that
    interpretation.
    In Hallner, supra, 
    43 Cal.2d 715
    , the dispute involved a statute making it a crime
    to offer a bribe to any “‘executive officer of this state.’” (Id. at p. 717.) The question
    presented was whether the phrase “of this state” covered an executive officer of a city.
    (Ibid.) Our Supreme Court stated “the word ‘of’ has different meanings” and illustrated
    the point by stating it could be “used in its possessive sense or to indicate geographic
    location.” (Id. at p. 718.) In the context of the bribery statute, the court concluded “of
    the state” meant “in the state.” (Id. at p. 721.) As a result, the court interpreted the
    statute to prohibit offering a bribe to an executive officer of a city. (Ibid.) Thus, Hallner
    illustrates that the preposition “of” is susceptible to more than one interpretation and
    rejects interpreting “of” in its possessive sense.
    In Harlan, supra, 
    194 Cal. 352
    , the dispute involved a workers’ compensation
    statute that limited dependents entitled to death benefits to persons who were “‘in good
    faith a member of the family or household of [the deceased] employee.’” (Id. at p. 355,
    13      “Courts frequently consult dictionaries to determine the usual meaning of words.”
    (In re Marriage of Bonds (2000) 
    24 Cal.4th 1
    , 16.) “When attempting to ascertain the
    ordinary, usual meaning of a word, courts appropriately refer to the dictionary definition
    of that word.” (Wasatch Property Management v. Degrate (2005) 
    35 Cal.4th 1111
    ,
    1121-1122.)
    33.
    italics added.) The deceased employee was an illegitimate minor, and the applicant for
    benefits was the aunt who had raised him as the twin of her own son, who was nearly the
    same age. (Id. at pp. 357-358.) The court addressed “the effect to be given to the words
    ‘of [the deceased] employee’ as used” in the statute. (Id. at p. 360.) In particular, the
    court considered whether “the applicant [must be] a member of the family or household
    of which said deceased employee was the head or master.” (Id. at p. 361, italics added.)
    The court rejected this interpretation, stating:
    “Such a restricted construction would tend to defeat rather than to promote
    the purpose of the act. We think that petitioner has lost sight of the object
    and purpose of the law. It is not to be doubted that the words ‘of such
    employee’ are words of identification and relation rather than words of
    proprietorship or possession within the contemplation of the act. In this
    connection the preposition ‘of’ is very commonly used and has a meaning
    well understood. The Standard Dictionary thus defines it: ‘(1) associated or
    connected with, usually in some causal relation, efficient, material, formal
    or final.’ It will be noted that the act does not employ the term ‘head of the
    family’ for the reason, doubtless, that the head of the family or person who
    by common consent exercises authoritative domestic control may not, in
    fact, be a bread-winner at all, but in many cases a dependent. The act cares
    for the support of dependents, and does not concern itself with the real or
    nominal heads of families or households except so far as that station may
    have a causal relation to the support of dependents of the household.”
    (Ibid.)
    This quote shows our Supreme Court considered interpreting “of” as a word of
    proprietorship or possession and rejected that statutory construction. As a result, Harlan
    demonstrates that the preposition “of” is not always interpreted as designating a
    proprietary relationship and, therefore, is susceptible to more than one interpretation.
    Third, the possibility that the preposition “of” is susceptible to more than one
    interpretation is supported by the multiple definitions set forth in Black’s Law Dictionary
    (4th rev. ed. 1968) at page 1232:
    “A term denoting that from which anything proceeds; indicating origin,
    source, descent, and the like; as he is of a race of kings; he is of noble
    34.
    blood. [Citation.] Associated with or connected with, usually in some
    casual relation, efficient, material, formal, or final. [Citation.]
    “The word has been held equivalent to after, [citation]; at, or belonging to,
    [citation]; in possession of, [citations]; manufactured by, [citation]; residing
    at, [citation]; from, [citation]; in [citation].”14
    The case law and dictionary definition establish that, in the abstract, the
    preposition “of” can be defined in many ways. Therefore, our next step in resolving
    whether the word “of” as used in section 7952 is ambiguous places the word in the
    context of the rest of the statutory language and determines whether, in that context, it is
    reasonable to interpret the word in more than one way. We conclude more than one
    interpretation is reasonably possible because “of” could be interpreted broadly to mean
    associated or connected with (Harlan, supra, 194 Cal. at p. 361) or, alternatively, it could
    be interpreted more restrictively to mean belonging to or owned by (see Poe v. Seaborn
    (1930) 
    282 U.S. 101
    , 109 [in federal revenue statute taxing the net income of every
    individual, “use of the word ‘of’ denotes ownership”]).
    3.     Resolving the Ambiguity
    When resolving the meaning of ambiguous statutory language, courts (1) select the
    construction that most closely comports with the apparent intent of the Legislature, with a
    view to promoting rather than defeating the general purpose of the statute and (2) avoid
    interpretations that lead to absurd consequences. (Wells Fargo, supra, 
    238 Cal.App.4th 14
          Following the example of our Supreme Court, we cite this version of Black’s Law
    Dictionary because it is the edition that was current when the legislation in question was
    enacted. (See Graham v. DaimlerChrysler Corp. (2004) 
    34 Cal.4th 553
    , 570, fn. 4 [cite
    to the 1968 revised edition of Black’s Law Dict.].) Various editions of Black’s Law
    Dictionary has been referred to in federal cases for a definition of “of.” (See American
    Soda, LLP v. U.S. Filter Wastewater Group, Inc. (10th Cir. 2005) 
    428 F.3d 921
    , 926, fn.
    1; Dixon v. TSE International Inc. (5th Cir. 2003) 
    330 F.3d 396
    , 397-398; Shaw v.
    Dawson Geophysical Co. (S.D.W.Va. 2009) 
    657 F.Supp.2d 740
    , 748.
    As to the many definitions for the preposition “of,” Webster’s Third New
    International Dictionary (1986) at page 1565 lists 20 definitions including “relating to”
    and “used as a function word indicating a possessive relationship.”
    35.
    at p. 381.) In other words, courts adopt the interpretation that best effectuates the
    legislative intent or purpose. (Beal Bank, SSB v. Arter & Hadden, LLP (2007) 
    42 Cal.4th 503
    , 508.) In reaching a conclusion about which interpretation best effectuates the
    legislative intent or purpose, courts may consider a variety of extrinsic sources, including
    the legislative history. (Ibid.) The legislative history might provide insight into the
    ostensible objects to be achieved by the statute, such as remedying a particular evil, and
    the public policy underlying the statute. (Wells Fargo, supra, at p. 381.)
    4.     Apparent Intent of the Legislature
    The materials in the legislative history do not explicitly state section 7952’s phrase
    “equipment of any … electrical … corporation” means equipment owned in whole or in
    part by the corporation. However, the materials restate the statutory text and some of the
    restatements support inferences about what the Legislature intended the preposition “of”
    to mean. The unitemized document quoted in part III.C., ante, refers to (1) “equipment
    owned by utilities”; (2) “damage to their own system”; and (3) “the measure of damage
    to a utility’s property.” The document includes the sentence: “In repairing their own
    systems, utilities incur certain indirect costs.” (Italics added.) These references support
    the inference that the preposition “of” was used to mean owned by—that is, to designate
    an ownership or proprietary interest in the equipment. However, this inference about the
    apparent intent of the Legislature does not bring us to the end of our inquiry. The
    inference leaves open the specific question of whether the corporation’s ownership must
    be sole (i.e., complete) ownership or extends to partial ownership.
    5.     Promoting the Legislative Purpose
    The absence of statutory text or legislative materials that directly or indirectly
    address the sole or partial ownership question leads us to consider which interpretation
    best effectuates the legislative purpose. The legislative materials identify that purpose as
    requiring the person causing the damages to pay the direct and indirect costs of repair and
    36.
    thereby preventing those costs from being “recovered through rates charged to utility
    customers.” PG&E agrees with this assessment of the legislative materials. Its opening
    brief argued the purpose of section 7952 “is to allow public utilities such as PG&E to
    more easily recover damages from tortfeasors and avoid passing those costs onto the
    general public.” In contrast, HART’s appellate brief focuses on the statutory text and
    does not address how the legislative purpose relates to the possibility of partial
    ownership.
    We conclude the legislative purpose of protecting consumers from paying
    increased utility rates to cover damages caused by the want of care of third parties is best
    effectuated by interpreting “of” so that it is not limited to complete ownership of the
    facility or equipment in question. Direct and indirect costs incurred by a utility in its
    capacity as a partial owner have the potential to be passed through to consumers in the
    rates charged. Therefore, categorically limiting recovery to utilities that are the sole
    owner of the damaged equipment would not best effectuate the purpose of section 7952.
    Based on the statutory purpose, we conclude the statutory phrase “equipment of
    any … electrical … corporation” encompasses equipment solely owned by the
    corporation and some equipment partially owned by the corporation. To fall within the
    statutory phrase, partially owned equipment must met the following conditions: (1) the
    property interests held by the corporation must be substantial, not trivial; (2) the
    corporation must incur actual liability for direct or indirect expenses (or both) in repairing
    or replacing the damaged equipment; and (3) a substantial portion of those expenses have
    been passed, are being passed, or are reasonably likely to be passed, along to
    consumers.15 These conditions assure the recovery allowed a partial owner is aligned
    with the legislative purpose underlying the statute.
    15    Restating this last element from another perspective, if the economic impact of the
    expenses incurred to repair or replace the equipment is a reduction of the corporation’s
    37.
    E.     Applying the Statutory Interpretation to HART’s Moving Papers
    HART’s motion for summary adjudication of PG&E’s cause of action under
    section 7952 was based on the legal theory that MID was the sole owner of the
    transformer and PG&E did not own the transformer. HART’s legal theory used an overly
    restrictive interpretation of section 7952 and did not address PG&E’s ownership of some
    interests regarded as property under California law. Although HART’s moving papers
    established PG&E was not the sole owner of the transformer, HART’s showing did not
    eliminate the possibility that PG&E could prove it was a partial owner satisfying the three
    conditions identified earlier in this opinion. As a result of HART’s failure to carry its
    burden, we need not proceed to the third step of the summary adjudication analysis and
    examine whether PG&E’s opposition papers have demonstrated the existence of a triable
    issue of material fact. (See Pierson, supra, 4 Cal.App.5th at p. 618.)
    In summary, HART has not carried its burden of demonstrating grounds that
    completely dispose of PG&E’s cause of action for damages under section 7952. (See
    Code Civ. Proc., § 437c, subd. (f)(1).) Accordingly, that cause of action should not have
    been summarily adjudicated.
    DISPOSITION
    The judgment is reversed. The trial court is directed (1) to vacate the part of its
    October 2015 order granting defendant’s motion for summary adjudication as to PG&E’s
    causes of action for negligence and for damages under section 7952 and (2) to enter a
    new order denying summary adjudication as to those causes of action.
    profits, then recovery under the statute is not authorized because the purpose of the
    statute is not the protection of shareholder or investor profits.
    For purposes of the further proceedings to be conducted on remand, we note the
    three conditions are not necessarily the final and binding interpretation of section 7952.
    The trial court shall have the flexibility to modify these conditions if (1) legislative
    history relating to the 1951 enactment of section 7952 is presented on remand and (2) the
    materials in that legislative history justify a modification by showing a different
    “apparent intent” or a broader set of legislative purposes.
    38.
    PG&E shall recover its costs on appeal.
    _____________________
    FRANSON, Acting P.J.
    WE CONCUR:
    _____________________
    SMITH, J.
    _____________________
    MEEHAN, J.
    39.