Professional, Inc. v. Mutual Benefit Insurance ( 2020 )


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  • J. A02037/20
    NON-PRECEDENTIAL DECISION – SEE SUPERIOR COURT I.O.P. 65.37
    PROFESSIONAL, INC. D/B/A                 :    IN THE SUPERIOR COURT OF
    PROFESSIONAL AUTO BODY                   :          PENNSYLVANIA
    :
    v.                    :
    :
    MUTUAL BENEFIT INSURANCE                 :
    COMPANY,                                 :         No. 1155 WDA 2019
    :
    Appellant        :
    Appeal from the Order Dated June 27, 2019,
    in the Court of Common Pleas of Blair County
    Civil Division at No. 2017-GN-2597
    BEFORE: SHOGAN, J., OLSON, J., AND FORD ELLIOTT, P.J.E.
    MEMORANDUM BY FORD ELLIOTT, P.J.E.:             FILED NOVEMBER 17, 2020
    Mutual Benefit Insurance Company (“Mutual”) appeals from the
    June 27, 2019 order entered by the Court of Common Pleas of Blair County
    sustaining in part and overruling in part Mutual’s preliminary objections to
    Professional, Inc. d/b/a Professionals Auto Body (“Professionals”) amended
    complaint. After careful review, we affirm, albeit for different reasons than
    those expressed by the trial court.1
    The trial court provided the following factual and procedural history:
    [Professionals] is an automobile body repair shop with
    two locations in the Altoona, Blair County,
    [Pennsylvania] area.
    1 “Moreover, we are not limited by a trial court’s rationale, and we may affirm
    its decision on any basis.” Rosiecki v. Rosiecki, 
    231 A.3d 928
    , 933
    (Pa.Super. 2020) (citation omitted).
    J. A02037/20
    [Mutual] is an insurance company licensed to and
    providing automobile insurance coverage for
    automobile owners in Pennsylvania [].
    In the amended complaint[], Professionals alleges
    that on various dates leading up to the filing of its
    pleading[,] individuals insured by [Mutual] brought
    their vehicle to Professionals for repairs in accord with
    their policy of insurance.
    In addition, Professionals alleges that third parties,
    who claimed that their vehicle was damaged by the
    negligence of an individual insured by [Mutual],
    brought their vehicle to Professionals for repairs.
    Each automobile owner who brought their vehicle to
    Professionals for repairs executed a written
    authorization for Professionals to repair their vehicle
    and to perform the repairs reasonable and necessary
    to restore the vehicle to its pre-loss condition.
    Each individual also executed an “Assignment of
    Proceeds” authorizing Professionals to recover any
    unpaid amount for services rendered and repairs
    made by Professionals pursuant to the written
    authorization each executed.
    The assignment was in the following form:
    ASSIGNMENT OF PROCEEDS
    Hereinafter, “Customer,” has suffered
    damages to his/her vehicle following an
    accident.    The repairs recquired [sic]
    following Customer’s accident and for
    which Customer utilized the services of
    Professionals   []    do    constitute    a
    compensable loss under an insurance
    policy. Those repairs are to be paid for by
    _________       hereinafter      “Insurer,”
    according to the terms of the underlying
    policy.
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    Customer has a right to payment of all
    costs that were necessary for repair of
    his/her vehicle, and Insurer is obligated
    by the applicable insurance policy to pay
    for such repair costs. The repair costs
    that Insurer is obligated to pay do
    constitute “proceeds” of the policy.
    In   consideration     of  Professionals[’]
    agreement to make all repairs to
    Customer’s damaged vehicle, Customer
    desires to and does hereby assign to
    Professionals [] any and all right, claim or
    other interest in any proceeds necessary
    to pay for repairs to Customer’s vehicle as
    stated in the attached contract for repairs.
    As such, Professionals [] is entitled to
    pursue payment of all proceeds of the
    insurance policy from Insurer in the
    amount of $______ as stated in the
    attached contract for repairs.
    If any portion of the above agreement
    should be found unenforceable by a court
    of law, the remainder of the agreement
    shall remain operative, valid and
    enforceable.
    If any portion of the above agreement
    should be found to be invalid, Customer
    (Assignor) shall still be liable to
    Professionals [] (Assignee) for the total
    amount of repairs of Professionals [] to
    pursue payment for the repairs it has
    made to Customer’s (Assignor’s) vehicle
    as stated in contract for repairs.
    This agreement is the entire agreement
    relative to the assignment of Customer’s
    rights to pursue payment from Insurer for
    those repairs of Customer’s vehicle set
    forth in the attached contract for repairs.
    Any other agreement that may be made
    relative to Customer’s rights to pursue
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    payment from Insurer for repairs of
    Customer’s vehicle is set forth in the
    attached contract for repairs shall be held
    invalid   and    superseded      by    this
    assignment of Customer’s rights.
    For the mutual exchange of promises and
    intending to be legally bound hereby,
    witness my hand and seal this __ day of
    _________ 20__ A.D.
    Professionals repaired the vehicles of not only the
    individuals insured by [Mutual] but also the third party
    claimants.
    [Mutual] made partial payments to Professionals on
    account of the repairs made to the vehicles.
    Professionals seek[s] in these actions the balance[]
    owed by [Mutual] on account of [its] underpayment
    for repairs to the vehicles. In addition, Professionals
    requests “delay time costs” as well as administrative
    costs” with respect to each vehicle.
    Trial court memorandum, 6/27/19 at 3-4.
    Each policy of insurance issued by [Mutual] to its
    customers contained the following provision:
    []APPRAISAL
    A.    If we and you do not agree on the
    amount of loss, either may demand
    an appraisal of the loss. In this
    event, each party will select [a]
    competent and impartial appraiser.
    The two appraisers will select an
    umpire. The appraisers will state
    separately the actual cash value
    and the amount of loss. If they fail
    to agree, they will submit their
    differences to the umpire.        A
    decision agreed to by any two will
    be binding. Each party will:
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    1.    Pay      its      chosen
    appraiser; and
    2.    bear the other expenses
    of the appraisal and the
    umpire equally.
    B.    We do not waive any of our rights
    under this policy by agreeing to an
    appraisal.[]
    In its preliminary objection, [Mutual] argued that each
    insured had a “full, complete and adequate
    non-statutory remedy at law” and were therefore
    foreclosed as a matter of law from bringing this action.
    [The trial c]ourt rejected this argument, concluding
    that the contract provision with respect to appraisal
    did not impose a mandatory obligation on the insureds
    to utilize the appraisal method for resolution of the
    dispute. Further[, the trial court] expressed the
    opinion that the filing of suit was a revocation of any
    right to proceed pursuant to the appraisal method.
    See Dudzinski v. Great American Insurance
    Company of New York, 
    90 Pa.Super. 540
    , 542
    (1927).
    Trial court memorandum, 9/13/19 at 3-4.
    The trial court entered an order on June 27, 2019, sustaining in part and
    overruling in part Mutual’s preliminary objections to Professionals’ amended
    complaint; however, the trial court’s order was not docketed until July 3, 2019.
    On July 29, 2019, Mutual filed a timely notice of appeal.       The trial court
    ordered it to file a concise statement of errors complained of on appeal
    pursuant to Pa.R.A.P. 1925(b) and Mutual timely complied. The trial court
    subsequently filed an opinion pursuant to Pa.R.A.P. 1925(a).
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    On August 9, 2019, Professionals filed with this court a motion to quash
    appeal, on the ground Mutual’s appeal is interlocutory and, therefore, not
    appealable as of right. (Professionals’ motion to quash appeal, 8/9/19 at 5.)
    Mutual filed an answer to Professionals’ motion. On August 23, 2019, this
    court entered a per curiam order denying Professionals’ motion to quash
    without prejudice to Professionals’ right to again raise the issue before the
    merits panel.
    Mutual raises the following issue for our review:
    Whether the trial court erred in denying [Mutual’s]
    Preliminary Objection under Pa.R.Civ.P. 1028(a)(6) in
    the nature of a petition to compel arbitration with
    regard to contract claims assigned to Professionals by
    policyholders of [it], that are subject to a
    contractually-mandated appraisal procedure, on the
    grounds that the appraisal provision is voluntary and
    optional, and was revoked [when] Professionals
    commenced this action.
    Mutual’s brief at 5.
    Preliminarily, we note Mutual failed to divide the argument section of its
    brief in compliance with Pa.R.A.P. 2119(a), which requires the argument to be
    divided into as many parts as there are questions to be argued. We have the
    authority to dismiss appeals for failing to comply with the Rules of Appellate
    Procedure, and will do so in cases where such a failure hinders our ability to
    conduct meaningful appellate review.       Kern v. Kern, 
    892 A.2d 1
    , 5-6
    (Pa.Super. 2005) (citation omitted), appeal denied, 
    903 A.2d 1234
     (Pa.
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    2006). Here, because our ability to conduct meaningful appellate review has
    not been hindered, we shall reach a decision on the merits.
    Based on our reading of Mutual’s brief, the following issues for appellate
    review can be gleaned from the point headings:
    I.     [Whether t]his appeal is properly taken as of
    right from the trial court’s order overruling
    [Mutual’s]    preliminary   objection  under
    Pa.R.Civ.P. 1028(a)(6)[?]
    II.    [Whether t]he appraisal provisions in the
    policies governing the first-party claims are
    valid and enforceable[?]
    III.   [Whether Mutual waived] its right to demand
    appraisal[?]
    Mutual’s brief at unnumbered page i (extraneous capitalization omitted).
    In its first issue, Mutual addresses whether the trial court’s order is
    appealable, thereby invoking this court’s jurisdiction to decide the substantive
    issues before us. (See id. at 20-22.) As noted by Mutual, Professionals does
    not address this issue in its brief. (See Mutual’s reply brief at 3 n.3.) Because
    this raises an issue of jurisdiction, we may raise the issue sua sponte,
    regardless of whether Professionals included the issue in its brief. Forrester
    v. Hanson, 
    901 A.2d 548
    , 554 (Pa.Super. 2006) (citation omitted). As the
    Forrester court further notes:
    This Court does not have jurisdiction to entertain an
    appeal from a non-appealable, interlocutory order.
    Davis Supermarkets, Inc. v. United Food and
    Commercial Workers, Local 23, [] 
    533 A.2d 1068
    ([Pa.Super.] 1987).
    -7-
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    “It is well settled that an appeal will lie only from a
    final order unless otherwise permitted by statute.”
    Techtman v. Howie, 
    720 A.2d 143
    , 145 (Pa.Super.
    1998). The Pennsylvania Rules of Appellate Procedure
    define a final order as follows:
    Rule 341. Final Orders; Generally
    ******
    (b)   Definition of final order. A final
    order is any order that:
    (1)   disposes of all claims and
    of all parties; or
    (2)   any     order    that    is
    expressly defined as a
    final order by statute; or
    (3)   any order entered as a
    final order pursuant to
    subdivision (c) or this
    rule.
    (c)   Determination of finality. When
    more than one claim for relief is
    presented in an action, whether as
    a claim, counterclaim, cross-claim,
    or third-party claim or when
    multiple parties are involved, the
    trial court or governmental unit may
    enter a final order as to one or more
    but fewer than all of the claims and
    parties only upon an express
    determination that an immediate
    appeal would facilitate resolution of
    the entire case.      Such an order
    becomes appealable when entered.
    In the absence of such a
    determination and entry of a final
    order, any order or other form of
    decision that adjudicates fewer than
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    all the claims and parties shall not
    constitute a final order.
    ******
    Pa.R.A.P. 341(b), (c).
    Forrester, 
    901 A.2d at 554-555
    .
    Here, as noted above, Mutual appeals from the trial court’s June 27,
    2019 order sustaining in part and overruling in part its preliminary objections
    to Professionals’ amended complaint.       As a general rule, orders denying
    preliminary objections are interlocutory and, therefore, are not appealable as
    of right. Armstrong World Industries, Inc. v. Travelers Indem. Co., 
    115 A.3d 342
    , 346 (Pa.Super. 2015) (citation omitted), appeal denied, 
    128 A.3d 218
     (Pa. 2015). However,
    [o]ur jurisdiction to review the propriety of the trial
    court’s order overruling preliminary objections in the
    nature of a motion to compel arbitration is conferred
    by Pa.R.A.P. 311(a)(8), which provides that an
    interlocutory appeal may be taken as of right from any
    order made appealable by statute, and by
    42 Pa.C.S.[A.] § 7320(a)(1) of the Uniform Arbitration
    Act, which authorizes an appeal from “[a] court order
    denying an application to compel arbitration.” We
    review such a claim “for an abuse of discretion and to
    determine whether the trial court’s findings are
    supported by substantial evidence.”         Taylor v.
    Extendicare Health Facilities, Inc., 
    113 A.3d 317
    ,
    320 (Pa.Super. 2015). We employ a two-part test to
    determine whether arbitration was proper. First, we
    ascertain whether a valid agreement to arbitrate
    exists. If so, we examine whether the dispute is
    within the scope of this agreement.        Pisano v.
    Extendicare Homes, Inc., 
    77 A.3d 651
    , 654
    (Pa.Super. 2013); see also Elwyn v. DeLuca, 
    48 A.3d 457
    , 461 (Pa.Super. 2012).
    -9-
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    Collier v. National Penn Bank, 
    128 A.3d 307
    , 309 (Pa.Super. 2018),
    appeal denied, 
    138 A.3d 1
     (Pa. 2016).
    Before we can apply the two-part test set forth in Collier, we must first
    address Professionals’ claim Mutual did not file a petition to compel arbitration;
    rather, “[it] requested in its preliminary objections that the amended
    complaint be demurred for failure to follow the appraisal method.”
    (Professionals’ brief in support of motion to quash, 8/9/19 at 2-3 (extraneous
    capitalization omitted).)   Specifically, Professionals contends the language
    cited by Mutual in its preliminary objections is not a valid agreement to
    arbitrate, arguing, “[t]he cited language is unconscionable and [is] a contract
    of adhesion.” (Id. at 3.) Professionals further alleges Mutual never asked the
    trial court to either compel arbitration or direct the parties to engage in the
    appraisal method. (Id.)
    In response, Mutual characterizes Professionals’ argument as one of
    “form over substance,” and directs us to this court’s decision in Midomo Co.
    v. Presbyterian Hous. Dev. Co., 
    739 A.2d 180
     (Pa.Super. 1999).                 In
    Midomo, a dispute arose over a lease agreement containing an arbitration
    provision. Midomo, 
    739 A.2d at 183
    . As in the instant matter, preliminary
    objections were filed instead of a petition to compel arbitration. 
    Id.
    The Midomo court stated it would not “exalt form over substance.” 
    Id.
    (citation omitted). The court ultimately held the trial court’s order, “denying
    preliminary objections alleging alternative dispute resolution and requesting
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    that the [trial] court order [one of the parties] to arbitrate the dispute was an
    interlocutory order, appealable as of right pursuant to Pa.R.A.P. 311(a)(8),
    Pa.R.Civ.P. 1028(a)(6) and Note, and 42 Pa.C.S.A. §§ 7342(a), 7320(a)(1),
    and 7304(a).”      Id. (citation omitted).      Accordingly, the Midomo court
    concluded it had jurisdiction to address the issues raised on appeal. Midomo,
    
    739 A.2d at 183
    .
    The procedural history of the instant case is on point with the procedural
    posture in Midomo. Here, in its preliminary objections, Mutual requested the
    trial court to “dismiss stay [sic] Professionals’ breach of contract claim relating
    to the first party claims based upon the pendency of a prior agreement for
    alternative   dispute   resolution.”     (Mutual’s   preliminary   objections   to
    Professionals’ amended complaint, 10/12/17 at 14, ¶ 55.) By comparison,
    the preliminary objections before the Midomo court were described as a
    request the trial court “determine that a valid arbitration agreement existed
    and to order [the plaintiff] to seek its remedy in arbitration.” Midomo, 
    739 A.2d at 183
    . As in Midomo, we will not exalt form over substance, and we
    find that we may proceed to apply the two-part test set forth in Collier,
    supra.
    Initially, we again mention the instant matter concerns an appraisal
    clause, not an arbitration clause. However, this court has held:
    Both the appraisal and arbitration process are
    intended as alternatives to litigation whereby the
    parties submit the issues in dispute to an independent
    counsel for resolution. The only distinction between
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    arbitration and appraisal is the scope of issues
    encompassed in each proceeding. An appraisal is
    limited to determining the amount of the loss with all
    other issues reserved for settlement by either
    negotiation or litigation, while arbitration considers all
    issues necessary for disposition of the entire
    controversy between the parties. Ice City, Inc. v.
    Ins. Co. of North America, [] 
    314 A.2d 236
    ,
    240 n.12 ([Pa.] 1974).             For purposes of
    enforceability, there is no distinction between
    arbitration and appraisal. Ice City, 314 A.2d at
    240; see also Boulevard Associates v. Seltzer
    Partnership, [] 
    664 A.2d 983
    , 987 ([Pa.Super.]
    1995) (scope of judicial review of an appraisal
    conducted pursuant to a private agreement analogous
    to that used to review private agreement providing for
    common law arbitration). We find that an appraisal
    order is analogous to an arbitration order and will
    review it accordingly.
    McGourty v. Pennsylvania Millers Mut. Ins. Co., 
    704 A.2d 663
    , 664
    (Pa.Super. 1997) (per curiam) (emphasis added).
    As noted above, when deciding whether a trial court should have
    compelled arbitration, we employ a two-part test: (1) does a valid agreement
    to arbitrate exist, and (2) is the dispute within the scope of the agreement.
    See Smay v. E.R. Stuebner, Inc., 
    864 A.2d 1266
    , 1270 (Pa.Super. 2004).
    “[I]f a valid arbitration agreement exists between the parties and [the
    plaintiff’s] claim is within the scope of the agreement, the controversy must
    be submitted to arbitration.” Highmark Inc. v. Hospital Service Ass'n. of
    Northeastern Pennsylvania, 
    785 A.2d 93
    , 98 (Pa.Super. 2001).              “[T]he
    scope of arbitration is determined by the intention of the parties as ascertained
    in accordance with the rules governing contracts generally.”         Henning v.
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    State Farm Mut. Auto. Ins. Co., 
    795 A.2d 994
    , 996 (Pa.Super. 2002)
    (citations and internal quotation marks omitted).
    This court has thoroughly reviewed the submissions of the parties and
    the trial court opinion in this matter, we disagree with the trial court’s
    conclusion the initiation of suit acted as a revocation of any right to proceed
    pursuant to the appraisal method. (Trial court memorandum, 9/13/19 at 6.)
    However, because we find the dispute in question is not within the scope of
    the agreement, we affirm the decision of the trial court.
    The relevant portion of the appraisal clause reads, “If we and you do not
    agree on the amount of loss, either may demand an appraisal of the loss. In
    this event, each party will select a competent and impartial appraiser.”
    (Personal auto policy, appraisal, at 13.) The language in the commercial auto
    policy is nearly identical.   (See commercial auto policy, business auto
    conditions, at 7.)
    In finding the appraisal agreement was not mandatory, the trial court
    focused on the use of the word “may” in the first sentence but ignored the use
    of the word “will” in the second sentence. The language of the policy and the
    use of the word “may” makes it clear an appraisal is not a condition-precedent
    to suit in every case. In that sense, the clause is not mandatory. However,
    the use of the word “will” in the second sentence demonstrates, once either
    party demands such an appraisal, the other side must comply. Thus, once
    there is a dispute over the amount of loss and either party demands an
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    appraisal, the clause becomes mandatory and the other party must select an
    appraiser.
    Moreover, we find the trial court’s reliance on Dudzinski, supra,
    misplaced. Leaving aside the question of whether the holding in Dudzinski
    is stale, we find it to be distinguishable. In Dudzinski, the insurance company
    waited until after the insured rested its case at trial to raise the issue of a
    mandatory appraisal.     Dudzinski, 
    90 Pa.Super. at 541-542
    .           In finding
    revocation, this court relied on the insurance company’s failure to “raise
    preliminarily any question with respect to the prematurity of this suit” as
    well as the fact that the dispute was not over the amount of loss but a question
    of liability. 
    Id. at 544
     (emphasis added). Certainly, the implication of the
    discussion in Dudzinski, is the result would have been different if the
    insurance company had raised the issue in a timely fashion and had the claim
    been within the scope of the appraisal clause. 
    Id.
    Here, Mutual promptly invoked the issue of the appraisal at the earliest
    possible opportunity, by raising it in preliminary objections.2 Given this, we
    disagree with the trial court’s reliance on Dudzinski for the proposition the
    filing of suit acted as a revocation of the appraisal clause. Accordingly, for the
    2 In its brief, Mutual contends it invoked the issue with respect to some of the
    first-party claims at issue pre-suit. (Mutual’s brief at 12-13.) The trial court
    did not address this issue and did not make any findings of fact with respect
    to it; because such a finding is not necessary to our disposition, we decline to
    address it.
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    reasons discussed above, we find there is a valid and enforceable appraisal
    agreement in this matter.
    However, this finding does not end our inquiry. The second part of the
    test requires that we ascertain if the dispute falls within the scope of the
    agreement. See Smay, 
    864 A.2d at 1270
    . The personal auto policy in the
    section entitled “Appraisal” provides for one “if we and you do not agree on
    the amount of loss.” (Personal auto policy, appraisal, at 13.) The commercial
    auto policy in the section entitled “Business Auto Conditions,” the subsection
    entitled “Loss Conditions,” and under the further subheading “Appraisal for
    Physical Damage Loss” provides, “if you and we disagree on the amount of
    ‘loss’ other may demand an appraisal of the ‘loss.’” (Commercial auto policy,
    business auto conditions, at 7.) Neither policy contains a definition of the
    word “loss.”
    In pertinent part, Black’s Law Dictionary defines loss as “the
    disappearance or diminution of values, usu[ally] in an unexpected or relatively
    unpredictable way.” Black’s Law Dictionary, 482 (5th Pocket ed. 1996). This
    court has reviewed the law on this issue, and while it has been unable to find
    a case which provides a specific definition of loss, there are certain
    commonalities between the cases: (1) the word loss is used interchangeably
    with the word damage or damages; (2) appraisal disputes generally arise
    directly between the insured and the insurance company, not the insurance
    company and a third-party assignee; and (3) the appraisal takes place before
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    repairs are made to ascertain the nature and breadth of the loss or damages
    and whether the property in question requires repair or replacement. See
    McGourty, supra (insurance company demanded enforcement of appraisal
    clause where parties could not agree on the value of fire damage); see also
    Militello v. Allstate Prop. and Cas. Ins. Co., 
    2015 WL 7300530
    , at **1-2
    (W.D.Pa. Nov. 18, 2015) (insurance company sought to enforce appraisal
    clause to resolve ongoing dispute over extent of repairs needed to barn);
    Correnti v. Merchants Pref. Ins. Co., 
    2013 WL 373273
    , at *1 (E.D.Pa.
    Jan. 31, 2013) (granting summary judgment to insurance company after
    homeowners refused to participate in appraisal of extent of damages to
    home); Sydney v. Pacific Indem. Co., 
    2012 WL 3135529
    , at *1 (E.D.Pa.
    Aug. 1, 2012) (insurance company demanded enforcement of appraisal clause
    after dispute over whether roof needed to be replaced or repaired);
    Campenalla Constr. Co. v. Great Amer. Ins. Co., 
    2010 WL 2076089
    , at *1
    (E.D.Pa. May 21, 2010) (construction company sought to enforce appraisal
    clause after disagreement with insurance company over water damages to
    home they were renovating).3
    Here, the loss in question has already been repaired. Moreover, Mutual
    has already rendered partial payment for those repairs. (Mutual’s reply brief
    3“While we recognize that federal court decisions are not binding on this court,
    we are able to adopt their analysis as it appeals to our reason.” Kleban v.
    Nat. Union Fire Ins. Co. of Pittsburgh, 
    771 A.2d 39
    , 43 (Pa.Super. 2001)
    (citation omitted).
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    at 9-10.) In its reply brief, Mutual admits the dispute in question is about the
    use of new parts rather than refurbished parts to the make those repairs and
    how much those new parts cost.       (Id. at 1-2.)   Further, in its reply brief,
    Mutual appears to raise a coverage dispute, arguing the use of “new original
    equipment manufacturer (“OEM”) parts . . . may not be coextensive with . . .
    contractual obligations to its insureds.” It is settled a coverage dispute is not
    within the scope of an appraisal clause; only the monetary value of the loss
    at issue. Ice City, Inc. v. Ins. Co. of N.A., 
    314 A.2d 236
    , 241 (Pa. 1974)
    (parallel citation omitted); McGourty, 704 A.2d at 664. Thus, we find the
    dispute in question is not about the “amount of loss” or “physical damage loss”
    but rather is a dispute over the costs of repairs only. We are simply unable
    to find, and Mutual has provided no legal support for, a claim a dispute over
    the cost of already completed repairs falls within the scope of an appraisal
    clause. Accordingly, we affirm the order of June 27, 2019.
    Order affirmed.
    Judgment Entered.
    Joseph D. Seletyn, Esq.
    Prothonotary
    Date: 11/17/2020
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