Opinion
Pеtitioner State Farm Fire and Casualty Company (State Farm) seeks a writ of mandate pursuant to Code of Civil Procedure section 437c, subdivision (/), to compel the trial court to order entry of summary judgment in its favor based on the one-year period of limitations in the insurance policies which it issued to real pаrties in interest (collectively Bolek.) For reasons we shall state, we hold that summary judgment should have been granted.
Record
State Farm at different times issued three homeowners’ policies to Bolek. Each contained this limitations provision: “No action shall be brought unless there has been compliance with the policy prоvisions and the action *607 is started within one year after the occurrence causing loss or damage.” Insurance Code section 2071 authorizes inclusion of the following limitations provisions in standard form fire insurance policies: “No suit or action on this policy for the recovery of any claim shall be sustainable in any court of law or equity unless all of the requirements of this policy shall have been complied with, and unless commenced within 12 months next after inception of the loss.” In each quotation, italics is added and illustrates the pertinent differences in wording between the policy provisions and the statute.
Denying summary judgment, the trial court stated that State Farm’s limitations provision was broader than authorized by the statute and therefore void. The court said in its letter ruling that the policy language applied the policy’s statute of limitations to all actions, whether or not brought on the policy, because of the language quoted above saying that “No action shall be brought” unless it is timely within the policy provisions. The court found that such а broad statute of limitations violated the statute (Ins. Code, § 2071) which only authorized the policy statute of limitations to bar actions on the policy.
The undisputed facts developed on the summary judgment motion are as follows: the Boleks purchased their house in October 1980. They first noticed cracking and settling of the house in the fall and winter of 1982. When they bought the home they purchased a homeowners’ policy from State Farm. In May of 1983 they also purchased earthquake insurance from another insurer.
In May of 1985 they contacted their State Farm agent, Jim Flynn, because they were concerned about the structural problems with the home. He suggested they have the property inspected, which they did, in July 1985. “Until we saw the report we were not aware of the cause or significance of our problems.” They made claims for structural loss damage both to State Farm, on August 8, 1985, and also to the earthquake insurer, Central National Ins. Company, in September 1985. On September 27, 1985, the Boleks filed suit against third parties with respect to the same damages which were the subject of their claim. But they did not then sue State Farm.
State Farm denied coverage of the claim by letter received January 24, 1986. The Boleks wrote to State Farm and requested reconsideration. State Farm reconfirmed its denial of the claim on February 21, 1986.
*608 The Boleks filed suit against State Farm on March 30, 1987. Based on these undisputed facts, it appears that suit was filed more than one year after (a) occurrence of the loss (b) awareness of the loss and (c) denial of the claim by State Farm.
Discussion
Two recent insurance cases hold that the one-year policy period of limitations is enforceable.
(Abari
v.
State Farm Fire & Casualty Co.
(1988)
Similarly in
Lawrence, supra,
the court affirmed summary judgment for the insurer based on the insurancе policy’s one year contractual limitation on the filing of an action. (That claim was also barred by failure to observe the 60-day notice of loss requirement.) The damage occurred in 1983; in 1985 the insured consulted an attorney and learned of the possibility of coverage. He filed the lawsuit in 1986. The court held that the cause accrued, not when Lawrence learned that the loss might be insured, but rather when he learned of the loss itself.
(Lawrence, supra,
In addition to
Abari
and
Lawrence,
a case more than 40 years old holds that the insured’s cause of action accrues at the latest upon the date of unconditional denial, and concealment of legal rights will not toll the period. (
Neff
v.
New York Life Ins. Co.
(1947) 30Cal.2d 165, 170, 172 [180P.2d 900,
Further, the
Lawrence
court held it makes no differenсe whether the limitations provision in question is statutory or contractual.
(Lawrence, supra,
The Abari
and
Lawrence
decisions, in addition to refusing to toll contractual limitations periods on account of failure to explain legal theories of coverage, also hold the respective insureds are barred from proceeding on the claims for alleged tortious bad faith in handling the claim or related causes based on the manner of processing of the claim. In
Lawrence,
the court said the gravamen of the lawsuit was complete denial of the claim, and therefore the action could not be said to be based on acts subsequent to the denial. (
*610
There is no authority for the trial court’s belief that the differences in language between the policy period of limitations and Insurance Code section 2071 should lead to excising the provision from the policy. If the provision were indeed inconsistent with the statute, the remedy would be to enforce the provision consistent with the governing statute.
(Cal-Farm Ins. Companies
v.
Fireman's Fund American Ins. Companies
(1972)
But we find that there is no inconsistency provided one does not read the policy provision as applying to actions unrelated to matters covered by the policy. Clearly “no action shall be brought” must mean no action on the policy; State Farm does not contend otherwise. And the differences between “occurrence” and “inception of the loss” are trivial; if anything, as State Farm argues, the policy provision is an improvement in the direction of plain English. The insureds here cannot identify any prejudice to their rights arising out of these inconsequential differences in language such as could possibly justify wholesale excision of the provisions from the policies.
The precise limitation provision in controversy was approved and enforced in a federal decision which paid no attention to the differences in wording from the statute.
(Becker
v.
State Farm Fire and Cas. Co.
(N.D.Cal. 1987)
The insurеds argue that State Farm did not raise in the trial court the argument that the limitation provision should be amended to conform to the statutory requirement rather than excised, and that its proper remedy was a petition for reconsideration rather than a petition for mandate here. Where an argument rеquires resolution of factual issues it must be raised in the trial court first, but here the issue is one of law based on construction of the statutory language and application of the precedent. Also, the statute authorizing mandate review, Code of Civil Procedure
*611
section 437c, subdivision (/), does not require a motion for reconsideration to be made before seeking mandate review, and there is authority that the making of such a motion would not toll the time period prescribed by subdivision (/) for seeking writ review.
(Schmidt
v.
Superior Court
(1989)
The insureds also argue that the change of the policy language from “inception of the loss” to “occurrence” tends to mislead the insured and was an attempt to evade the rule of an appellate decision holding that the one-year period is tolled to give the insured a reasonable opportunity to comply with the conditions precedent to suit.
(Zurn Engineers
v.
Eagle Star Ins. Co.
(1976)
State Farm also points out that the statute establishes the terms of a standard form fire insurance policy in California, whereas here we deal with earth movement, settling and cracking of the structure, not fire. (See Ins. Code, § 2070 requiring observance of the minimum dictates of the standard form “with respect to the peril of fire.”) However, we need not reach this argument since clearly the provision can be read consistently with the statute and is enforceable as a one-year period of limitations identical to those enforced in Abari, supra, Lawrence, supra, and Becker, supra.
There is no evidence in the record that the Boleks were misled by State Farm into delaying suit so as to form the basis for an estoppel argument. *612 The letter which they wrote to State Farm dated February 12, 1986, seeking reconsideration of the claim, says they consulted a lawyer and knew they were covered for the loss. They not only knew all the material facts underlying the loss, a sufficient condition to invoke the statute of limitations, but they also knew of their legal rights. There can be no basis for an estoppel on this recоrd.
Regarding prejudice, no California decision requires a showing of prejudice to enforce a statute of limitations. “Nothing more than the mere passage of time is required for the statute of limitations to bar an action at law.” (30 Cal.Jur.3d Equity, § 39, p. 538, fn. 51, and cases there cited, e.g.,
Cahill
v.
Superior Court
(1904)
Statutes of limitations are upheld regardless of hardship or of the underlying merits of the claim. The occasional loss of a meritorious claim is the legislatively prescribеd price to be paid for “the orderly and timely processing of litigation.”
(Sanchez
v.
South Hoover Hosptial
(1976)
Accordingly we hold that a writ of mandate must issue granting summary judgment to petitioner.
Disposition
Real parties in interest have been notified that a peremptory writ in the first instance could be issued here, and have filed opposition. The perempto
*613
ry writ of mandate will issue in the first instance. (Code Civ. Proc., § 1088;
Palma
v.
U.S. Industrial Fasteners, Inc.
(1984)
Let a writ of mandate issue directing the respondent court to vacate its order denying summary judgment to petitioner and to make a new and different order entering summary judgment in favor of petitioner as prayed. As prevailing party, State Farm shall have costs in this proceeding.
Brauer, Acting P. J., and Premo, J., concurred.
