The Problem: A property owner insured by XL Environmental had a tenant who began to smell a pungent odor and heard noises in the walls. The property owner called an exterminator who discovered that one of the exterior walls of the building housed a colony of thousands of bats. The Health Department determined the property was uninhabitable because of poor indoor air quality resulting from the ammonia in bat guano.

The Response: The bats could not be exterminated, as they are a protected species. XL Environmental Claims is working with the insured and local wildlife officials to explore options for alternative habitats, such as building bat houses for the bats. The office wall will have to be torn out and cleaned up, which will cost tens of thousands of dollars.

The property owner's Pollution and Remediation Legal Liability (PARLL) policy will cover the costs of potential bodily injury, cleanup of droppings, lost use of property and remediation expense. Total liability may approach $100,000, excluding bodily injury claims.

The Benefit: XL Environmental Claims’ environmental expertise ensures efficient remedial oversight and effective working relationship with Health Department and wildlife officials on the property owner’s behalf.