This case presents the question of whether purely economic losses are recoverable in a product liability action between commercial enterprises and sounding in negligence and/or strict liability. We hold that they are not.
The relevant facts are not in dispute. Appellee REM Coal Company owned a front-end loader used in its strip mining business. On February 25, 1982 the loader caught fire and was severely damaged. REM instituted this action against Clark Equipment Company, the manufacturer of the loader, and against Anderson Equipment Company, the seller of the loader. Appellant Anderson later joined Apex, Inc., the manufacturer of the fire suppression system on the loader, and Bridgeville Industrial Supply, the seller of the fire suppression system.
REM’s complaint pleaded three theories: negligence, strict liability and breach of warranty. All parties concede that the complaint alleged only economic losses, i.e., the loss of the front-end loader itself. No personal injuries or damage to REM Coal’s property other than the loader itself were alleged.
At the close of the pleadings, appellants Clark and Anderson moved for summary judgment. On November 17, 1987 the trial court granted summary judgment against REM on the breach of warranty claim, holding that it was barred by the statute of limitations, but denied summary *403 judgment on the negligence and strict liability claims. 1 The trial court then certified the denial of summary judgment on the tort claims for immediate appeal, stating that the denial involved a controlling question of law as to which there is substantial ground for difference of opinion and that an immediate appeal from the order would materially advance the ultimate termination of the matter. Permission to appeal was granted. Pa.R.A.P. 1301 et seq.
Summary judgment is appropriate when two basic requirements are fulfilled. There must be no genuine issue as to any material fact and the moving party must be entitled to judgment as a matter of law. Pa.R.C.P. 1035(b);
Washington Federal Savings & Loan Assn. v. Stein,
At issue is the appropriateness of permitting recovery in tort where a product malfunctions because of an alleged defect in the product, causing damage to the product itself and consequential damages in the nature of costs of repair or replacement or lost profits, but the malfunction causes no personal injury and no injury to any other property of the plaintiff. Obviously, the question is not whether a plaintiff in such a case is entitled to a recovery at all, but rather whether a cause of action in tort, as opposed to one sounding solely in contract, is an appropriate vehicle for obtaining such a recovery.
Beginning in 1965 with the decision of the California Supreme Court in
Seely v. White Motor Co.,
The public policy that spawned tort recovery in the product liability context was a desire to provide protection of the public from unsafe products beyond that provided by contract law. Tort product liability theories impose responsibility on the supplier of a defective product whenever it causes personal injury or damage to other property because this is deemed to be the best way to allocate the risk of unsafe products and to encourage safer manufacture and design. Where a product malfunctions in a manner that does not cause damage outside of the product itself, many courts have found that this public policy is not involved because contract theories such as breach of warranty are specifically aimed at and perfectly suited to providing complete redress in cases involving such economic losses. All of such losses are based upon and flow from the purchaser’s loss of the benefit of his bargain and his disappointed expectations as to the product he purchased. Thus, the harm sought to be redressed is precisely that which a warranty action does redress.
See Seely, supra; East River Steamship Corp. v. Transamerica Delaval, Inc.,
This issue has had a lengthy history, not only in decisions of courts across the country, but also in the decisions of this court and of the federal courts sitting in Pennsylvania. We begin with the pertinent decisions by two panels of this court:
Industrial Uniform Rental Co., Inc. v. International Harvester Co.,
On appeal, this court began with a review of the competing views on this issue. The seminal case representing the view that such damages were not recoverable was Seely, supra. The court quoted with approval from the Seely court’s explanation of the distinction between tort and contract remedies:
The distinction that the law has drawn between tort recovery for physical injuries and warranty recovery for economic loss is not arbitrary and does not rest on the “luck” of one plaintiff in having an accident causing physical injury. The distinction rests, rather, on an understanding of the nature of the responsibility a manufacturer must undertake in distributing his products. He can appropriately be held liable for physical injuries caused by defects by requiring his goods to match a standard of safety defined in terms of conditions that *406 create unreasonable risks of harm. He cannot be held for the level of performance of his products in the consumer’s business unless he agrees that the product was designed to meet the consumer’s demands. A consumer should not be charged at the will of the manufacturer with bearing the risk of physical injury when he buys a product on the market. He can, however, be fairly charged with the risk that the product will not match his economic expectations unless the manufacturer agrees that it will. Even in actions for negligence, a manufacturer’s liability is limited to damages for physical injuries and there is no recovery for economic loss alone ... The Restatement of Torts similarly limits strict liability to physical harm to person or property.
Industrial Uniform,
In contrast, the
Industrial Uniform
court noted the divergent view of the Supreme Court of New Jersey expressed in
Santor v. A. & M. Karagheusian, Inc.,
Having set forth these basic and diverging views, the
Industrial Uniform
court then looked to the decision of the Court of Appeals for the Third Circuit in
Pennsylvania Glass Sand Corp. v. Caterpillar Tractor Co.,
After consideration of the three views summarized above, the Industrial Uniform court formulated a rule that closely parallels the Pennsylvania Glass Sand position, as follows:
In an action between commercial enterprises, where defective design, manufacture and sale of a product is alleged, where there is nothing in the record to indicate that the defect is dangerous to persons or to property, and where the purported defect results in progressive deterioration of the product itself, the buyer’s cause of action for its economic losses against the seller is in breach of warranty under the U.C.C.
Industrial Uniform,
*408
The decision in
Industrial Uniform
was shortly followed by
Johnson v. General Motors Corp.,
The basic principles set forth in
Industrial Uniform
and
Johnson
have been consistently applied by Pennsylvania courts. For example, in
Lupinski v. Heritage Homes, Ltd.,
Were we to apply the law as set forth in Industrial Uniform, Johnson and Pennsylvania Glass Sand, we would likely conclude that the trial court here was correct in finding that appellee has stated a cause of action in tort. *409 The occurrence giving rise to appellee’s damages is strikingly similar to the occurrence involved in Pennsylvania Glass Sand — a sudden fire in a frontend loader, allegedly resulting from dangerous defects in the loader and/or its fire suppression system, which ultimately caused extensive damage to the loader. Clearly, under the rationale of those cases, this type of event and defect would fall within the category of cases where a tort action would be appropriate.
We will not, however, cling to the standard of
Industrial Uniform, Johnson
and
Pennsylvania Glass Sand.
We find that they present an unworkable mechanism for dealing with this issue. Instead, we adopt the standard unanimously adopted by the Supreme Court in
East River S.S. Corp. v. Transamerica Delaval, Inc.,
East River
was an admiralty action arising out of alleged defects in the pressure turbines in a number of supertankers manufactured by defendant. Plaintiffs (charterers of the vessels) alleged that these defects had caused damage to the turbines themselves and sought recovery for the cost of repairing the turbines and loss of income. The trial court granted summary judgment to defendant on the ground that the losses alleged were not recoverable in tort and the court of appeals affirmed.
Id.
at 859-62,
In analyzing whether economic losses were recoverable in a tort product liability action, the Supreme Court looked to the three “land-based” approaches to the issue represented by
Seely, Santor
and
Pennsylvania Glass Sand.
In a unanimous decision, the Court rejected both the
Santor
view, which allows recovery in tort for all nature of econom
*410
ic losses, and the
Pennsylvania Glass Sand
view, wherein recovery is dependent on the nature of the defect and the risk it poses. The Court rejected the
Santor
view because of its concern for keeping “product liability and contract in separate spheres” and for maintaining “a realistic limitation on damages.”
Id.
at 871,
Nor do we find persuasive a distinction that rests on the manner in which the product is injured. We realize that damage may be qualitative, occurring through gradual deterioration or internal breakage. Or it may be calamitous. But either way, since by definition no person or other property is damaged, the resulting loss is purely economic. Even when the harm to the product itself occurs through an abrupt, accident-like event, the resulting loss due to repair costs, decreased value, and lost profits is essentially the failure of the purchaser to receive the benefit of his bargain — traditionally, the core concern of contract law.
Id. (citations omitted).
Thus, the
East River
Court was persuaded that analyzing cases involving injury to the product alone solely under the law of contract was appropriate. The Court’s reasoning basically paralleled that of other courts that have adopted this view. First, tort law’s concern for the protection of the public is greatly reduced in such circumstances. Since consumers of the product can insure against the loss of the product and its use, there is no need to provide them with the special protection of tort remedies. Second, damage to the product is “most naturally understood as a warranty claim.”
Id.
at 872,
We are in complete accord with this reasoning. Pennsylvania’s breach of warranty law supplies a suitable framework for regulating and enforcing the expectations and obligations of the parties as to product performance. It provides a disappointed purchaser a complete remedy for loss of the product itself and of its use within the limits of the parties’ contractual understandings. See Uniform Commercial Code, 13 Pa.Cons.Stat.Ann. §§ 2601, 2607, 2608, 2711-2720 (1984). To impose tort liability in addition would certainly erode the important distinctions between tort and contractual theories, including their differing objectives.
We also concur in the Supreme Court’s rejection of the Industrial Uniform, Johnson and Pennsylvania Glass Sand standard. The standard adopted in those cases focusses attention on the nature of the risk posed by a product, despite the fact that in every case involving injury to the product alone, the risk has never materialized and the only actual harm is the type of harm that contract law was designed to redress. The proper focus is not on the type of risk, but on the actual harm for which plaintiff seeks recovery. Moreover, allowing a cause of action in tort where the nature of the risk posed by the product is the determinative factor invites and indeed forces courts to enter into a difficult line-drawing process that can only yield inconsistent results. When precisely could it be concluded that a defect posed an unreasonable risk where the *412 risk never materialized? How much need a plaintiff plead to establish a sufficiently non-speculative risk to avoid a demurrer? Must plaintiff establish that an accident-like event occurred in order to recover, or would the imminence of such an event, narrowly avoided, be sufficient?
We note that the Third Circuit has also re-analyzed the
Pennsylvania Glass Sand
approach in light of the
East River
decision. It did so in a case governed by Pennsylvania law and involving facts remarkably similar to those presented by the instant case. In
Aloe Coal Co. v. Clark Equipment Co.,
Since we too prefer the clearer standard of East River, we hold that negligence and strict liability theories do not apply in an action between commercial enterprises involving a product that malfunctions where the only resulting dam *413 age is to the product itself. 4 To the extent that Industrial Uniform and Johnson suggest a contrary rule, they are overruled. 5
Applying this rule to the case sub judice, we conclude that REM Coal has not stated causes of action in negligence or strict liability. There are no allegations of damage outside of the loss of the product itself. REM Coal merely seeks to recover the loss of the benefit of its bargain. Thus, we reverse the trial court’s denial of appellants’ motions for summary judgment and remand to the trial court for entry of judgment for appellants on REM Coal’s tort causes of action.
Reversed and remanded. Jurisdiction relinquished.
Notes
. REM Coal has not appealed the trial court's order regarding the warranty claim.
. We begin our analysis of existing precedent with decisions of this court because the Supreme Court of Pennsylvania has not decided this question. In fact, we have located only one reference to the issue in Supreme Court precedent and that is found in dicta contained in a footnote to the opinion in
Kassab v. Central Soya,
Although Kassab involved a breach of warranty action only, the com! appended a footnote to its opinion in which it posed a hypothetical situation where a consumer of a gas range was injured when the range exploded. The court hypothesized that the range itself and the consumer’s kitchen were also damaged and stated that it saw no reason for excluding recovery of the damage to the range, the product itself, in a strict liability action. This statement of dicta was made at the very inception of strict liability law in Pennsylvania and in the context of a hypothetical situation, highly distinguishable from the instant case. Thus, we do not regard it as in any way indicative of the views of our present Supreme Court on the issue we decide today.
. Although East River was an admiralty case which established principles of federal maritime law not binding on us, we nevertheless may and do find its analysis and conclusion persuasive.
. Since the case sub judice involves a dispute between commercial enterprises, as did East River and Aloe Coal, we need not and do not decide any questions regarding disputes between non-commercial parties.
. We also note that in two prior Superior Court opinions,
Cornell Drilling Co. v. Ford Motor Co.,
