Donna June Archer, and James David Archer, Individually and as Administrators of the Estate of Verna Lee Archer, v. Burton Plaza Associates, Let., and American Management Company, Inc.
Annotate this CaseCourt Description:
Authoring Judge: Judge Don T. McMurray, Jr.
Trial Court Judge: Judge John K. Wilson
This is an action for wrongful death. The plaintiffs seek to recover damages from the owners and operators of theBurton Plaza Apartments complex in Rogersville. The plaintiffs assert that the defendants were negligent in failing to provide preper security and protection for the occupants of the apartments. Specifically, they assert that the outside hallway doors of the apartment building were never locked. The plaintiffs also sue on the theory of breach of contract.
Download PDF
I N THE COURT OF APPEALS FILED March 4, 1996 Cecil Crowson, Jr. DONNA J UNE ARCHER a nd J AMES DAVI D ARCHER, I ndi vi dua l l y a nd a s Ad mi ni s t r a t or s o f t he Es t a t e o f VERNA LEE ARCHER, ) ) ) ) ) Pl a i nt i f f s - Appe l l a nt s ) ) ) ) ) ) vs . ) ) ) ) ) ) ) BURTON PLAZA ASSOCI ATES, LTD. , ) a n d AMERI CAN MANAGEMENT COMPANY, ) I NC. , ) ) De f e nda nt s - Appe l l e e s ) WI LLI AM E. l a nt s . PHI LLI PS, Appellate C ourt Clerk HAWKI NS CI RCUI T C. A. NO. 03A01- 9511- CV- 0041 7 HON. J OHN K. WI LSON J UDGE AFFI RMED AND REMANDED Phi l l i ps a nd Ha l e , Roge r s vi l l e , f or App e l - TRACEY SHAW, Howe l l a nd Fi s he r , Na s hvi l l e , f or Appe l l e e s . O P I N I O N Mc Mur r a y, J . Thi s i s a n a c t i on f or wr ongf ul de a t h. The pl a i nt i f f s s e e k t o r e c o v e r da ma ge s f r om t he owne r s a nd ope r a t or s of t he Bur t on Pl a z a Ap a r t me nt s c ompl e x i n Roge r s vi l l e . The pl a i nt i f f s a s s e r t t ha t t he d e f e n d a nt s we r e ne gl i ge nt i n f a i l i ng t o pr ovi de pr ope r s e c ur i t y a nd p r o t e c t i on f or t he oc c upa n t s of t he a pa r t me nt s . Spe c i f i c a l l y, t h e y as s er t t ha t t he out s i de h a l l wa y door s of t he a pa r t me nt we r e n e ve r l oc ke d. b ui l di ng The pl a i nt i f f s a l s o s ue on t he t he or y of br e a c h of c ont r a c t . The pl a i nt i f f s ' de c e de nt wa s mur de r e d by a t hi r d pa r t y i ns i de t he l a u n dr y r oom of t he a pa r t me nt bui l di ng i n whi c h t he de c e de n t l i ve d . The t r i a l d e f e n d a nt s ' c our t di s mi s s e d t he c a s e , mot i on f or s umma r y j udgme nt . 1 wi t h pr e j udi c e , on We a f f i r m t he j udgme n t o f t he t r i a l c our t . The de f e nda nt s ' mot i o n f or s umma r y j udgme nt wa s ba s e d upon t he g r o u n d s t ha t t h e r e i s no di s put e a s t o a ny ma t e r i a l f a c t , t h e r e f o r e , t he de f e nda nt s a r e e nt i t l e d t o j udgme nt a s a ma t t e r of l a w. I n s u p p or t of t he i r mot i o n f or s umma r y j udgme nt , 1 t he de f e nda n t s Th e o r d e r d i s mi s s i n g t h e c a s e p r o v i d e s a s f o l l o ws : " I t i s t h e r e f o r e ORDERED AND ADJ UDGED t h a t t h i s a c t i o n i s d i s mi s s e d o n t h e me r i t s wi t h p r e j u d i c e , a n d t h e c o s t s o f t h i s c a u s e s h a l l b e t a x e d t o t h e p l a i n t i f f s , and t he pl ai nt i f f may s ubmi t l a w on t he c ont r ac t ual as pe c t t o s e e i f t he c o u r t ne e ds t o r e v i e w t ha t a r e a , onl y . " Th e e mp h a s i z e d p a r t o f t h e a b o v e o r d e r wa s a h a n d wr i t t e n n o t a t i o n ma d e b y t h e t r i a l c our t . We v i e w t h i s a s a n i n v i t a t i o n f o r t h e p l a i n t i f f s t o f i l e a mo t i o n t o r e c o n s i d e r o r o t h e r s i mi l a r mo t i o n , a l o n g wi t h a b r i e f o f l a w i n t h e e v e n t t h e y c hos e t o do s o. Si n c e t h e r e c o r d i s s i l e n t c o n c e r n i n g a n y f u r t h e r a c t i o n o f t h e p a r t o f t h e p l a i n t i f f s , o t h e r t h a n t h i s a p p e a l , we a r e o f t h e o p i n i o n a n d h o l d t h a t t h e p l a i n t i f f s e l e c t e d n o t t o p u r s u e t h e ma t t e r f u r t h e r i n t h e t r i a l c o u r t , h e n c e , t he above or de r i s f i na l and a ppe a l a bl e as of r i ght . 2 f i l e d t he a f f i da vi t s of I moge ne Tr e nt , a nd Ro b e r t M. Re e ve s , Pa t t y Own b y , La r r y La ws o n a s we l l a s t he de pos i t i ons of Donna Ar c h e r a nd J a me s Da vi d Ar c he r . The pl a i nt i f f s in o ppos i t i on to t he mot i on f or s umma r y j u d g me n t r e l y upon t he de pos i t i ons of I moge ne Tr e nt , Ha z e l Ma ye s , Do n n a J une Ar c he r a nd J a me s Da vi d Ar c he r . Th e pl a i nt i f f s pr e s e nt t he f ol l owi ng i s s ue s f or our r e vi e w: 1. Di d t h e t r i a l c o ur t e r r i n de t e r mi ni ng t ha t , a s a ma t t e r of l a w, t he de f e nda nt s we r e e n t i t l e d t o s umma r y j udgme nt a s t o t he ne gl i ge nc e c ount of t he pl a i nt i f f s ' c a us e of a c t i on? 2. Di d t h e t r i a l c o ur t e r r i n de t e r mi ni ng t ha t , a s a ma t t e r of l a w, t h e de f e n da nt s we r e e nt i t l e d t o s umma r y j udgme nt a s t o t he br e a c h of c ont r a c t c ount of t he pl a i nt i f f s ' c a us e of a c t i on? STANDARD OF REVI EW Ou r s t a nda r ds of r e vi e w i n c ons i de r i ng t he pr opr i e t y s u mma r y j udgme nt i s a s f ol l ows : The s t a nda r ds gove r ni ng a n a ppe l l a t e c our t ' s r e vi e w o f a t r i a l c our t ' s a c t i on on a mot i on f or s umma r y j u dgme nt a r e we l l s e t t l e d. Si nc e our i n qui r y i nvol ve s p u r e l y a que s t i on of l a w, no pr e s umpt i on of c or r e c t ne s s a t t a c he s t o t he t r i a l c our t ' s j udgme nt , a nd our t a s k i s c o nf i ne d t o r e vi e wi ng t he r e c or d t o de t e r mi ne whe t he r t he r e qui r e me nt s of Te nn. R. Ci v. P. 56 ha ve be e n me t . Cowde n 3 of v . Sovr a n Ba nk/ Ce nt r a l Sout h, 816 S. W. 2d 741, 744 ( Te nn. 1 9 91) . Te nn. R. Ci v. P. 56. 03 pr ovi de s t ha t s umma r y j u dgme nt i s onl y a ppr opr i a t e whe r e : ( 1) t he r e i s no g e nui ne i s s ue wi t h r e ga r d t o t he ma t e r i a l f a c t s r e l e va nt t o t he c l a i m or de f e ns e c ont a i ne d i n t he mot i on, Byr d v. Ha l l [ v. Ha l l ] , 847 S. W. 2d 208, 210 ( Te nn. 1993) ; a nd ( 2) t h e movi ng pa r t y i s e nt i t l e d t o a j udgme nt a s ma t t e r of l a w on t he u ndi s pu t e d f a c t s . Ande r s on v. St a nda r d Re gi s t e r Co. , 857 S. W. 2d 555, 559 ( Te nn. 1993) . The mo vi ng pa r t y h a s t he bur de n of pr ovi ng t ha t i t s mot i on s a t i s f i e s t he s e r e qu i r e me nt s . Downe n v. Al l s t a t e I ns . Co. , 811 S. W. 2d 523, 524 ( Te nn. 1991) . The s t a nda r ds gove r ni ng t he a s s e s s me nt of e vi de nc e i n t he s umma r y j udgme nt c ont e xt a r e a l s o we l l e s t a bl i s he d. Cour t s mus t vi e w t he e vi de nc e i n t he l i ght mos t f a vor a bl e t o t he nonmovi ng pa r t y a nd mus t a l s o dr a w a l l r e a s ona bl e i nf e r e nc e s i n t he nonmovi ng pa r t y' s f a vor . Byr d, 847 S. W. 2d a t 21 0- 11. Cour t s s houl d gr a nt a s umma r y j u dgme nt onl y whe n bo t h t he f a c t s a nd t he c onc l us i ons t o b e d r a wn f r om t he f a c t s pe r mi t a r e a s ona b l e pe r s on t o r e a c h onl y one c onc l us i on. I d. Ca r v e l l v. Bot t oms , 900 S. W. 2d 23 ( Te nn. 1995) . DI SCUSSI ON The Cont r ac t I s s ue We wi l l f i r s t di s c us s t he c ont r a c t i s s ue . The pr ovi s i ons of t h e c o n t r a c t r e l i e d upon by t he pl a i nt i f f s a r e f ound i n t he l e a s e a gr e e me nt b e t we e n t he de c e de nt a nd t he de f e nda nt s . p r o v i s i ons upon whi c h t he pl a i nt i f f s e l e ve n of t he l e a s e a gr e e me nt : Se c t i on 11. Mai nt e nanc e : 4 The s p e c i f i c r e l y a r e f ound i n Se c t i o n a. The La ndl or d a gr e e s t o: ( 1) r e gul a r l y c l e a n a l l j ect ; ( 2) mai nt ai n t he c ommon ar e as and f ac i l i t i e s i n a s af e c ondi t i on; ( Empha s i s a dde d) . ( 3) a r r a nge f or c ol l e c t i on a nd r e mova l a nd ga r ba ge ; ( 4) ma i nt a i n a l l e qui pme nt a nd a ppl i a nc e s i n s a f e a nd wor ki ng or de r ; ( 5) ma ke t he ne c e s s a r y pr ompt ne s s ; ( 6) ma i nt a i n or de r ; ( 7) pr ovi de e xt e r mi na t i on s e r vi c e s , a s ne c e s s a r y; a nd ( 8) ma i nt a i n gr ounds a nd s hr ubs . e xt e r i or c ommon a r e a s of t h e pr o- r e pa i r s l i ght i ng wi t h in of t r as h r e a s ona bl e good wor ki ng Th e pl a i nt i f f s ur ge us t o f i nd t ha t a dut y e xi s t e d unde r t h e a b o v e s e c t i on a nd s ubs e c t i o ns of t he l e a s e a gr e e me nt t o pr ot e c t t h e l e s s e e a ga i ns t i nj ur y c a u s e d by c r i mi na l The r e s ol ut i on of t hi s i s s ue r e qui r e s r ul e f or a c t s of t hi r d p a r t i e s . a n i nt e r pr e t a t i on of t he c on t r a c t . The c a r di n a l i nt e r pr e t a t i on of a c ont r a c t is to a s c e r t a i n t he i nt e nt i on of t he pa r t i e s f r om a c ons i de r a t i on of t h e i n s t r u me nt as a whol e . Bob Pe a r s a l l Mot or s Pl y mo u t h, 521 S. W. 2d 578, 580 ( Te nn. 1975) ; v. J . M. Humphr i e s Cons t . Co . , v. Chr ys l e r APAC- Te nne s s e e , I n c . 732 S. W. 2d 601, 5 Re ga l 604 ( Te nn. Ap p . 1986) ; Rodge r s v. So ut he r n Ne ws pa pe r s , S. W. 2 d 797 ( 1964) . t he p a r t i e s ' or di na r y I n c on s t r ui ng c ont r a c t s , 214 Te nn. me a ni ng a nd ne i t he r pa r t y is 335, 379 t he wor ds e xpr e s s i n g i nt e nt i ons s houl d be gi ve n t he i r us ua l , to be na t ur a l a n d f a vor e d in t he i r Br own v. Te nne s s e e Aut o. I ns . Co. , 192 Te nn. 60, 2 3 7 c o n s t r u c t i on. S. W. 2 d 553, 554 ( 1951) ; Co. , I nc . , Ba l l a r d v. Nor t h Ame r i c a n Li f e & Ca s ua l t y 6 6 7 S. W. 2d 79, 83 ( Te nn. App. 1983) . Ot h e r wi s e s t a t e d, t h e l a n g u a g e us e d mus t be t a ke n a nd unde r s t ood i n i t s pl a i n, or di na r y a nd p o p ul a r s e ns e . Gua r di a n Li f e I ns . Co. V. Ri c ha r ds on , 129 S. W. 2 d 1107 ( Te nn. App 1939) . Ap pl yi ng t he a bove r ul e s t o t he c ont r a c t pr ovi s i ons a t ha n d , we f i n d t ha t t he i nt e nt i ons of t he pa r t i e s a r e c l e a r . We a r e of t he opi ni on t ha t , in pr ope r c ont e xt , t he t e r ms " ma i n t e na nc e " and " ma i n t a i n t he c ommon a r e a s a nd f a c i l i t i e s i n a s a f e c ondi t i on" a r e l i mi t e d t o ma i nt a i ni ng t he pr ope r t y s o t ha t t he c ommon a r e a s a n d f a c i l i t i e s a r e f r e e f r om p hys i c a l de f e c t s . We f i nd t ha t unde r t h e t e r ms o f t he c ont r a c t , t h e pa r t i e s di d not c ont e mpl a t e pr ot e c t i on o f t h e oc c upa nt s f r om ha r m by t hi r d pe r s ons . Ac c or di ngl y, we a r e o f t h e opi ni on t ha t t he t r i a l c our t wa s c or r e c t i n s us t a i ni ng t h e mo t i o n f or s umma r y j udgme nt on t he br e a c h of c ont r a c t i s s ue . 6 The Tor t I s s ue The r e c or d r ef l ect s t ha t t he f ol l owi ng f act s ar e t ot a l l y u n d i s p u t e d: Bu r t on Pl a z a Apa r t me nt s i s a n a pa r t me nt c ompl e x c ons i s t i n g o f a p p r o x i ma t e y t hr e e s e pa r a t e a pa r t me n t c o n t a i n s mul t i pl e a pa r t me nt s . bui l di ngs . Ea c h bui l di n g Ac c e s s t o t he i ndi vi dua l a pa r t me n t s i s f r o m a c ommon e xt e r i or door or door s whi c h l e a d i nt o a c ommo n h a l l wa y . The e xt e r i or door of t he c ommon a r e a i s e qui ppe d wi t h a l oc k r e q ui r i ng a ke y ( i f l oc ke d) t o obt a i n e nt r a nc e a nd a pus h- b a r t o e x i t t he bui l di ng. t he e x t e r i or door of None of t he t e na nt s we r e f ur ni s he d ke ys t o t he c ommon e nt r a nc e . The c ommon e xt e r i o r d o o r s we r e ne ve r l oc ke d. The i ndi vi dua l a pa r t me nt s e a c h ha ve a n e xt e r i or l e a ds i nt o t he c ommon a r e a of t he a pa r t me nt bui l di ng. door wh i c h The e xt e r i o r d o o r o f e a c h a pa r t me nt i s a n e xt e r i or t ype f i r e door , e qui ppe d wi t h a d e a d b ol t l oc k, a pe e phol e a nd a door be l l . The a pa r t me nt s we r e de s i gne d f or a ge d or i nf i r m pe r s ons a nd i n a d d i t i on t o t he s a f e t y f e a t ur e s of t he i ndi vi dua l a pa r t me nt s door s , e a c h a p a r t me nt a l s o ha d a n e me r ge nc y " pul l c or d" i n t he ba t hr o o m a n d b e d r oom. 7 Th e de c e de nt , Ms . Ve r na Le e Ar c he r , wa s a r e s i de nt of one of t he a p a r t me nt s . One J o hnny W. Br ya nt e nt e r e d b u i l d i n g i n whi c h Ms . Ar c he r wa s l i vi ng. t he a pa r t me n t He ga i ne d a c c e s s t hr ou g h t he c o mmon unl oc ke d e xt e r i or door i nt o t he c ommon a r e a ha l l wa y a n d k n o c k e d on s e ve r a l doo r s . Appa r e nt l y, Br y a n t t o he r a pa r t me nt a f t e r whi c h Mr . t o o k he r f r om he r a pa r t me nt t he de c e de nt a dmi t t e d Mr . Br ya nt l ur e d or f or c i b l y t o a l a undr y r oom i n t he bui l di n g . The r e wa s no e vi de nc e of a s t r uggl e or ot he r di s t ur ba nc e i ns i de t he a pa r t me nt of Ms . Ar c he r . The r e we r e s i gns of a s t r uggl e i n t h e l a u n d r y r oom, i . e . , bl ood, br oke n gl a s s a nd s c uf f ma r ks . The af t er Roge r s v i l l e 9 : 00 a pa r t me nt ups t a i r s p. m. Pol i c e f r om Ms . bui l di ng. Ms . De pa r t me nt Sus a n Col e l a undr y r oom a nd a Col e , r e c e i ve d a a not he r r e por t e d t ha t woma n wa s o n l y r e s i de nt of t he bui l di ng t ha t r e s i de nt a of t he i n t he he l p. The de c e de nt c oul d not s hor t l y ma n wa s c a l l i ng f or Ro g e r s v i l l e pol i c e r e s ponde d i mme di a t e l y. cal l Th e wa s t h e be a c c ount e d f o r . Af t e r a s e a r c h i n a nd a r ound t he a pa r t me nt bui l di ng, t he b o d y o f Ms . Ar c he r wa s di s c ove r e d s ome f i f t y ( 50) f e e t f r om t he c or ne r o f t h e b u i l di ng i n whi c h s he r e s i de d. The f ol l owi ng da y J oh nny Br ya nt wa s a r r e s t e d a nd c ha r ge d wi t h h o mi c i d e a nd a t t e mpt t o c o mmi t r a pe . Subs e que nt l y, he pl e d gui l t y t o t h e s e c ha r ge s a nd wa s c onvi c t e d of one c ou n t o f Fi r s t Mu r d e r a nd one c ount of Cr i mi na l At t e mpt t o Commi t Ra pe . 8 De gr e e Ms . I moge ne Tr e nt , Ma na ge r of Bur t on Pl a z a Apa r t me nt s , de pos e d i n h e r a f f i da vi t t ha t s he h a d be e n ma na ge r of t he a pa r t me nt c ompl e x s i n c e 1 981 a nd a t no t i me d i d s he e ve r r e c e i ve a ny c ompl a i nt s t h a t t he t e na nt s h a d c onc e r ns d o o r s we r e unl oc ke d. f or of s a f e t y be c a us e t he e xt e r i o r She f ur t he r s t a t e d t ha t s he wa s not a wa r e of a ny a c t s whi c h oc c ur r e d a t pr oba bi l i t y t he i r Bur t on Pl a z a Apa r t me nt s t ha t ha r m t o a ny a f f i da vi t of c o mp l e x . The Ap a r t me nt Ma na ge me nt of t he r e s i de nt s Pa t t y Ownby, Compa ny, I nc . , of t he pr e s i de nt ge ne r a l l y of pos e d a a pa r t me n t Ame r i c a n r ei t er at ed t he s t a t e me nt s o f Ms . Tr e nt . La r r y La ws on , Chi e f of Pol i c e of t he Roge r s vi l l e Pol i c e De pa r t me nt , s t a t e d by a f f i da vi t t ha t he ha d be e n e mpl oye d wi t h t h e p o l i c e de pa r t me nt s i nc e 1987; t ha t he wa s pe r s ona l l y f a mi l i a r wi t h t he l o c a t i on of t he Bur t on Pl a z a Apa r t me nt a nd t he l e ve l of c r i mi na l a c t i vi t y i n Roge r s vi l l e ; a nd, t ha t be f or e t he de a t h of Ms . Ar c he r on J a nua r y 29, a c t i vi t y or 19 94, he wa s not a wa r e of a ny c r i mi n a l a ny c ompl a i nt s c onc e r ni ng s a f e t y me a s ur e s a t Pl a z a Apa r t me nt s . Bur t o n He f ur t he r s t a t e d t ha t he wa s not a wa r e of a ny a c t s o r omi s s i ons whi c h ma de t he mur de r of Ms . Ar c he r f or e s e e a b l e t o t h e pol i c e de pa r t me nt . Ro be r t M. Re e ve s , De put y Di r e c t or of t he Te nne s s e e Bur e a u of I n v e s t i ga t i on s t a t e d by a f f i da vi t t ha t t he T. B. I . i nve s t i ga t e d Ms . Ar c he r ' s de a t h pur s ua nt t o a wr i t t e n r e que s t 9 f r om t he Di s t r i c t At t or n e y Ge ne r a l , Mr . Be r kl e r Be l l . Mr . Re e ve s a f f i da vi t c or - r o b o r a t e d f a c t s pr e vi ous l y s t a t e d. The onl y c ha r ge of ne gl i ge nc e a ve r r e d in t he pl a i nt i f f s ' c o mp l a i nt i s t ha t t he de f e nda nt s f a i l e d t o l oc k t he out s i de c ommo n door s of t he a pa r t me nt bui l di ng. t he r e h a d be e n a ny c r i mi n a l c o mp l e x . The r e i s no a l l e ga t i ons t h a t a c t i vi t y i n or a r ound t he a pa r t me n t The r e c or d i s de voi d of a ny e vi de nc e of c r i mi na l a c t i vi t y e x c e p t f or t he t he f t of a l i ne n t a bl e whi c h a ppa r e nt l y wa s s t ol e n wh e n t h e a pa r t me nt s we r e f i r s t ope ne d f or oc c upa nc y. Fr om t he a bove f a c t s , d e f e n d a nt s ' we mus t ma ke a de t e r mi na t i on i f f a i l e d i n a ny dut y owe d t o t he pl a i nt i f f s ' t he de c e de n t . An e xc e l l e nt hi s t or i c a l di s c us s i on of a l a ndl or d' s l i a bi l i t y i s f o u n d i n Cor npr ops t v. Sl oa n, 528 S. W. 2d 188 ( Te nn. 1975) . In Co r n p r o ps t , t he que s t i on on a ppe a l wa s whe t he r t he c ompl a i nt s t a t e d a c a u s e of a c t i on a ga i ns t me r c ha nt s who a r e me mbe r s of a s hopp i n g c e n t e r a s s oc i a t i on, f or p e r s ona l i nj ur i e s t o a n i nvi t e e r e s ul t i ng f r om a s udde n c r i mi na l c e n t e r pa r ki ng l ot . a s s a ul t by a t h i r d pa r t y, on a s hoppi n g The c our t s t a t e d: We a r e not c a l l e d upon, i n t hi s c a s e , t o dr a f t a r ul e a ppl i c a bl e t o a l l of t he ma ny t ype s of bus i ne s s a nd e nt e r t a i nme nt a nd s e r vi c e e s t a bl i s hme nt s or of e ve r y p r e mi s e s l i a bi l i t y, o r s pe c i a l r e l a t i ons hi p s i t ua t i on 10 wh e r e i n a dut y of pr ot e c t i on of i nvi t e e s a s s e r t e d, a nd we do not pr opos e t o do s o. mi ght be I n our opi ni on t he a ppr opr i a t e r ul e a ppl i c a bl e t o t hi s c a s e i s a s f ol l ows : The r e i s no dut y upon t he owne r s o r ope r a t o r s of a s hoppi ng c e nt e r , i ndi vi dua l l y or c o l l e c t i ve l y, or upon me r c ha nt s a nd s hopke e pe r s ge ne r a l l y, whos e mode of ope r a t i on of t he i r pr e mi s e s doe s not a t t r a c t or pr ovi de a c l i ma t e f or c r i me , t o gua r d a ga i ns t t h e c r i mi na l a c t s of a t hi r d pa r t y, unl e s s t he y know or h a ve r e a s on t o know t ha t a c t s a r e oc c ur r i ng or a bout t o o c c ur on t he pr e mi s e s t ha t pos e i mmi ne nt pr oba bi l i t y of h a r m t o a n i nvi t e e ; whe r e upon a dut y of r e a s ona bl e c a r e t o p r ot e c t a ga i ns t s uc h a c t a r i s e s . I n our vi e w, t he r e i s no di s c e r ni bl e r e a s on why t he s a me r u l e s h o u l d n ot a ppl y t o t he f a c t s unde r c ons i de r a t i on he r e . u n d i s p u t e d f a c t s of t hi s c a s e , p r o v i d e a c l i ma t e f or c r i me . t he pr e mi s e s di d not Unde r t h e at t r act or Fur t he r , t he de f e nda nt s ha d no r e a s o n t o k n o w t ha t c r i mi na l a c t s we r e oc c ur r i ng or a bout t o oc c ur on t h e p r e mi s e s t ha t pos e d an i mmi ne nt pr oba bi l i t y of ha r m t o t he o c c u p a n t s of t he a pa r t me nt c ompl e x. Si nc e Cor npr ops t , pe r ha ps t he l e a di ng c a s e mos t s i mi l a r t o t he f a c t s u n de r c ons i de r a t i on he r e i s Te dde r v. Ra s ki n, 728 S. W. 2d 3 4 3 ( Te n n . Ap p . s i t u a t i on 1987) . di r e c t l y a pa r t me nt bui l di ng. In Te dde r , i nvol vi ng a t he c our t l a ndl or d wa s a nd de a l i ng a t e na nt wi t h a in an One o f t he t e na nt s wa s i nj ur e d whe n s t r uc k b y a b u l l e t whi c h c a me t hr ough t he wa l l f r om a n a dj oi ni ng a pa r t me n t . As i n Cor npr ops t , t h e c our t we nt i nt o gr e a t de t a i l t o e xpl a i n t he e v o l u t i on of t he c ommon l a w. Te dde r r e c ogni z e d t ha t t he r e we r e n o 11 r e p o r t e d c a s e s on t he l a ndl or d' s l i a bi l i t y f or i nj ur i e s r e s ul t i n g f r o m c r i mi na l a c t s o f t hi r d pa r t i e s on t he l e a s e d pr e mi s e s . The c our t i n di c t um not e d s ome a r e a s i n whi c h l i a bi l i t y c ou l d b e i mp o s e d upon t he l a ndl or d. The c our t not e d: Of p a r t i c ul a r i nt e r e s t he r e i s t he i mpos i t i on of a d u t y on l a ndl or ds of a pa r t me nt bui l di ngs , a nd l i a bi l i t y f or ne gl i ge nt br e a c h of t ha t dut y, t o t a ke r e a s ona bl e p r e c a ut i ons t o p r ot e c t t he i r t e na nt s f r om c r i mi na l a c t s o f t hi r d pa r t i e s on t he l e a s e d pr e mi s e s . Si nc e t he l a ndl or d r e t a i ns c ont r ol ove r t he c ommon a r e a s of t he a pa r t me nt bui l di ng a nd gr ounds , t he l a ndl or d i s i n a f a r s u pe r i or pos i t i on t o t a ke s t e p ne c e s s a r y t o s e c u r e t he p r e mi s e s f or t he s a f e t y of t he t e na nt s . Li ke gue s t s a t i n ns , t e na nt s i n mul t i pl e - a pa r t me nt bui l di ngs whos e l e a s e s a r e of t e n of s hor t dur a t i on c a nnot be e xpe c t e d i n di vi dua l l y t o ma ke t he e xpe ndi t ur e s ne c e s s a r y t o s e c ur e t he c ommon a r e a s of t he bui l di ng, f or e xa mpl e by i ns t a l l i ng l oc ks on out s i d e e nt r a nc e s , pr ovi di ng a de qua t e l i ght i ng i n ha l l wa ys , a nd t a ki ng s i mi l a r pr e c a ut i ons . The l a ndl or d, on t he ot he r ha nd, i s i n a be t t e r pos i t i on t o p r ovi de r e a s ona bl e s e c ur i t y a nd s pr e a d t he c os t a mong t he t e na nt s . The i mpos i t i on by l a w of a dut y on t he l a ndl or d t o t a ke r e a s ona bl e s t e ps t o s e c ur e t he l e a s e d pr e mi s e s f o r t he s a f e t y of t he t e na nt s wa s t hus me r e l y a l ogi c a l e x t e ns i on of t he e x i s t i ng c ommon l a w gove r ni ng t he s p e c i a l r e l a t i ons hi p of i nnke e pe r - gue s t . Wh i l e i t a ppe a r s i n Te dde r , a r gue ndo a t l e a s t , t h a t t he c o u r t p r o p o s e d t o a dopt a r ul e of l a w whe r e by pl a i nt i f f s c oul d ma i nt a i n a n a c t i on f or a n i nj ur y by a t hi r d pe r s on i n a c ommon a r e a , whe r e a n o u t s i de e nt r a nc e wa s not l oc ke d, t he r ul e wa s not unr e s t r i c t e d . Te d d e r not e d t ha t t he s t a nda r d a dopt e d, 12 i . e. , due c a r e unde r t h e c i r c ums t a nc e s , p l a i nt i f f is mus t st i l l be r e s o l v e d on a r e qui r e d to case e s t a bl i s h by case t ha t t he 2 The i nj ur y wa s ba s i s . r e a s o n a bl y f or e s e e a bl e , e l s e " t he c r i mi na l a c t of t he t hi r d pa r t y wo u l d b e a s upe r s e di ng, i nt e r ve ni ng c a us e of t h e h a r m, r e l i e v i ng t he l a n d l or d o f l i a bi l i t y. " Te dde r , a t pa ge 349. I n de t e r mi ni ng whe t he r a i nj u r y wa s f or e s e e a bl e , n e c e s s a r y t o a ddr e s s t h e c onc e pt of not i c e . t hi s e x t e ns i on of i t be c ome s " We do not pe r c e i v e t he c ommon l a w a s pl a c i ng a n undue bur de n o n l a n d l o r ds . As i n ot he r ne gl i ge nc e a c t i ons , t he pl a i nt i f f wi l l h a v e t o p r o v e t ha t t he l a ndl or d wa s on not i c e of a n unr e a s ona bl e r i s k o r l i ke l i hood of da nge r t o hi s t e na nt s c a us e d by a c ondi t i on wi t h i n h i s c o n t r ol . Onc e not i c e s uf f i c i e nt t o c a us e a r e a s ona bl y pr ud e n t p e r s o n t o f or e s e e t he pr ob a bi l i t y of ha r m i s r e c e i ve d, t he dut y t o a c t a r i s e s a nd t he f a i l ur e t o t a ke r e a s ona bl e s t e ps t o c or r e c t t h e p r o b l e m wi t hi n a r e a s ona bl e t i me is a br e a c h of t ha t dut y . " Te d d e r , pa ge 348. Un de r t he undi s put e d f a c t s a nd c i r c ums t a nc e s , t he de f e nda n t s h e r e h a d no not i c e t ha t wou l d c a us e a r e a s ona bl y pr ude nt pe r s on t o f or e s e e t ha t t he c r i mi na l a c t of a t hi r d pe r s on woul d r e s ul t i n a n i nj ur y t o one of i t s t e na n t s , e s p e c i a l l y i n vi e w of t he s e c ur i t y 2 We b e l i e v e t h a t t h e p r o v i s i o n s f o r t h e s e c u r i t y o f t h e i n d i v i d u a l a p a r t me n t s we r e s u f f i c i e n t , u n d e r t h e f a c t s o f t h i s c a s e , t o d e mo n s t r a t e t h a t t h e d e f e n d a n t s h a d , i n f a c t , e x e r c i s e d d u e c a r e u n d e r t h e c i r c u ms t a n c e s . 13 me a s u r e s pr ovi de d a t t he e nt r a nc e t o e a c h i ndi vi dua l a pa r t me nt . " We h o l d t ha t i f t he owne r i s t o be he l d l i a bl e f or t he s udde n c r i mi na l a c t s o f t hi r d pe r s ons t he r e mus t be a s howi ng t ha t t he owne r wa s o n n o t i c e i n s ome ma nne r of t he i mmi ne nt pr oba bi l i t y of t he a c t . Ot h e r wi s e , t he r e c a n be no i s s ue f or j ur y de t e r mi na t i on. The r e i s n o s u c h s howi ng i n t hi s r e c or d. . . . . " Doe v. Li nde r Cons t r . Co. , 8 4 5 S. W. 2d 173 ( Te nn. 1992 ) , c i t i ng Cor npr ops t , Supr a , a t 192 a n d Co r b i t t v. Ri ngl e y- Cr oc ke t t , I nc . , 496 S. W. 2d 914 ( Te nn. Ap p . 1973) . Or di na r i l y, t he pr oxi ma t e c a us e of a n i nj ur y i s f or t he j u r y , but , wh e r e t he f act s ar e not c ont r ove r t e d , t he que s t i on p r o x i ma t e or i nt e r ve ni ng c a us e i s f or t he t r i a l c our t . of Br odi e v . Mi l l e r , 143 S. W. 2d 1042, 1045 ( Te nn. App. 1940) ( c i t i ng Sout he a s t e r n Gr e yhound Li ne s v. Gr ove s , 136 S. W. 2d 512, 513 ( Te nn. 1940 ) ) . Do e v . Li nde r Cons t r . Co. , s upr a . I n our vi e w, it is unr e a s ona bl e t o r e qui r e a l a ndl or d t o p r o v i d e a l oc ke d e xt e r i or door f r om a c ommon a r e a t o t he out s i d e whe n e a c h i ndi vi dua l a pa r t me nt i s e qui ppe d wi t h a door s ui t a bl e f o r e xt e r i o r us e . To s o r e qui r e woul d a ppe a r t o put l a ndl or ds a t r i s k wh o l e t a pa r t me nt s i n bui l di ngs whi c h ha ve di r e c t a c c e s s f r om t h e out s i de . A l a ndl or d i s not a n i ns ur e r s t a t e d , " one door i s e nough. " 14 of hi s t e na nt . Si mp l y Fr om t he undi s put e d f a c t s be f or e t he c our t , opi ni on t ha t a ppr opr i a t e . t he de f e nda nt s ' mot i on f or s umma r y we a r e of t he j udgme nt wa s The r e i s no ge nui ne i s s ue of a ma t t e r of f a c t a nd t he d e f e nd a nt s a r e e nt i t l e d t o j udgme nt a s a ma t t e r of l a w. The t r i a l c our t i s a f f i r me d i n a l l r e s pe c t s . Cos t s a r e t a xe d t o t h e a ppe l l a nt s a nd t hi s c a s e i s r e ma nde d t o t he t r i a l c our t f o r t he c o l l e c t i on t he r e of . ___________________________ _ _ _ Don T. Mc Mur r a y, J . CONCUR: _ _ _ _ _ _ _ __________________________ He r s c he l P. Fr a nks , J . _ _ _ _ _ _ _ __________________________ Cl i f f o r d E. Sa nde r s , Se ni o r J udge 15 I N THE COURT OF APPEALS DONNA J UNE ARCHER a nd J AMES DAVI D ARCHER, I ndi vi dua l l y a nd a s Ad mi ni s t r a t or s o f t he Es t a t e o f VERNA LEE ARCHER, ) ) ) ) ) Pl a i nt i f f s - Appe l l a nt s ) ) ) ) ) ) vs . ) ) ) ) ) ) ) BURTON PLAZA ASSOCI ATES, LTD. , ) a n d AMERI CAN MANAGEMENT COMPANY, ) I NC. , ) ) De f e nda nt s - Appe l l e e s ) HAWKI NS CI RCUI T C. A. NO. 03A01- 9511- CV- 0041 7 HON. J OHN K. WI LSON J UDGE AFFI RMED AND REMANDED ORDER Th i s a ppe a l c a me on t o be he a r d upon t he r e c or d f r om t h e Ci r c u i t Cour t of Ha wki ns Count y, br i e f s a nd a r gume nt of c ouns e l . Up o n c o n s i de r a t i on t he r e of , t hi s Cour t i s of t he opi ni on t ha t t h e r e wa s n o r e ve r s i bl e e r r or i n t he t r i a l c our t . The t r i a l c our t i s a f f i r me d i n a l l r e s pe c t s . Cos t s a r e t a xe d t o t h e a ppe l l a nt s a nd t hi s c a s e i s r e ma nde d t o t he t r i a l c our t f o r t he c o l l e c t i on t he r e of . PER CURI AM 17
Some case metadata and case summaries were written with the help of AI, which can produce inaccuracies. You should read the full case before relying on it for legal research purposes.
This site is protected by reCAPTCHA and the Google Privacy Policy and Terms of Service apply.
