176 Ragland EAT, LLC v. DDP Roofing Services, Inc.

CourtDistrict Court, S.D. West Virginia
DecidedFebruary 29, 2024
Docket5:23-cv-00339
StatusUnknown

This text of 176 Ragland EAT, LLC v. DDP Roofing Services, Inc. (176 Ragland EAT, LLC v. DDP Roofing Services, Inc.) is published on Counsel Stack Legal Research, covering District Court, S.D. West Virginia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
176 Ragland EAT, LLC v. DDP Roofing Services, Inc., (S.D.W. Va. 2024).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE SOUTHERN DISTRICT OF WEST VIRGINIA

BECKLEY DIVISION

176 RAGLAND EAT, LLC, et al.,

Plaintiffs,

v. CIVIL ACTION NO. 5:23-cv-00339

DDP ROOFING SERVICES, INC.,

Defendant.

MEMORANDUM OPINION AND ORDER

Pending before the Court is Defendant DDP Roofing Services, Inc.’s motion to dismiss. (ECF No. 7.) For the reasons more fully explained below, the motion is DENIED. I. BACKGROUND This matter arises from a structural fire in Beckley, West Virginia. Plaintiff 176 Ragland EAT, LLC, (“Plaintiff 176 Ragland”) is a Nevada limited liability company.1 (ECF No. 36 at 3, ¶ 4.) Plaintiff U-Haul Co. of West Virginia (“Plaintiff UHWV”) is a West Virginia corporation with its principal place of business in West Virginia. (Id. at 3, ¶ 5.) These two parties are affiliated, (id. at 3, ¶ 1), and the Court refers to them collectively as “Plaintiffs.” Defendant DDP Roofing Services, Inc. (“Defendant”) is a Pennsylvania corporation with its principal place of business in Pennsylvania. (Id. at 3, ¶ 6.)

1 Plaintiff 176 Ragland’s sole member is AREC 1031 Holdings, LLC, which itself is a Nevada limited liability company, whose sole member is Amerco Real Estate Company, a Nevada corporation with its principal place of business in Arizona. (ECF No. 36 at 3, ¶ 4.) 1 A. Facts At all times relevant herein, Plaintiff 176 Ragland owned the now-burnt building and the property upon which it sat. (See ECF No. 36 at 3, ¶ 1.) Plaintiff UHWV leased that building, put it to commercial use, and “generate[d] income from” it. (Id. at 3, ¶ 2.)

Sometime in early- or mid-2021, the building’s roof needed replaced. (ECF No. 36 at 4, ¶ 13; see also ECF No. 8-1 at 3.) Plaintiff UHWV hired Defendant for the job. (ECF No. 36 at 4, ¶ 13.) The two parties agreed on the terms of the deal and memorialized them in an 18-page written contact.2 (See generally ECF No. 8-1.) This contract imposed a laundry list of responsibilities on Defendant, two of which are relevant here. First, Defendant had to finish replacing the roof by November 30, 2021. (Id. at 3.) Second, while working on the roof, Defendant had to “take all reasonable safety precautions . . . to protect and safeguard . . . [a]ny and all . . . property at the site.” (Id. at 7.) Defendant began work that summer and replaced the roof piecemeal. (ECF No. 36 at 5, ¶¶ 18–19.) So rather than removing the old roof first, and then replacing it with the new roof,

Defendant went section-by-section. (Id.) That meant scraps from the old roof and materials for the new roof—both of which were flammable—were on the roof where Defendant’s employees worked. (Id. at 5–6, ¶¶ 20–22.) When doing all this work, Defendant’s employees used a variety of power tools, including grinders, a chop saw, and gasoline-powered generators. (Id. at 6–7, ¶¶ 23–26.)

2 The complaint did not include a copy of the contract, but the Court can nevertheless consider the contract in ruling on the motion because it is “integral to the complaint and there is no dispute about [its] authenticity.” Goines v. Valley Cmty. Servs. Bd., 822, F3d 159, 166 (4th Cir. 2016). 2 Defendant’s work continued into the fall. Then, on November 17, 2021, less than two weeks before Defendant’s deadline, a fire broke out on the roof. (Id. at 7, ¶¶ 31–32.) Plaintiffs allege the fire started because one of Defendant’s employees, while using a power tool, threw sparks onto some flammable roofing materials. (Id. at 8, ¶ 34.) Plaintiffs further allege the fire

spread across the roof and soon engulfed the building. (Id. at 8, ¶ 35.) The fire was able to engulf the building, Plaintiffs allege, because Defendant did not have enough fire extinguishers on hand, nor did Defendant develop a fire prevention plan or ensure compliance with the fire code. (Id. at 7, ¶¶ 29–30.) Defendant’s employees, a dozen or so in all, escaped unharmed. (Id. at 8, ¶ ¶ 33, 39.) The building, though, was a total loss. (Id. at 9, ¶ 41.) B. Procedural History On April 18, 2023, Plaintiff UHWV and then-Plaintiff Amerco Real Estate Company (“Amerco”) filed suit in this Court, invoking this Court’s diversity jurisdiction under 28 U.S.C. § 1332. (ECF No. 1.) They sued Defendant only and brought three claims. (Id.) Count I asserted a claim for breach of contract because Defendant allegedly did not (1) complete the roof

replacement by the agreed upon date or (2) protect the property. (Id. at 10–11, ¶¶ 49–63.) Count II asserted a negligence claim, alleging that Defendant’s employees’ carelessness caused the fire that burned the building. (Id. at 11–12, ¶¶ 64–69.) Count III, titled “Res Ipsa Locquitor [sic],” asserted a second negligence claim and sought to invoke the doctrine of res ipsa loquitor to establish that Defendant’s employees negligently caused the fire. (Id. at 13, ¶ 70–74.) In their prayer for relief, the two sought compensatory and punitive damages, attorneys’ fees, and pre-and post-judgment interest. (Id. at 13, ¶ 75.)

3 The complaint also included an “Introduction” section. This section, which spanned only a page-and-a-half, began on Page 1 and ended on Page 2. (ECF No. 1 at 1–2.) It consisted of five unnumbered paragraphs, ranging from three to seven lines each, that briefly summarized the allegations contained in the complaint’s six-page “Facts” section. (Id.) The Introduction did not

contain any allegations different from those found later in the complaint; it only condensed them into a concise narrative. (Id.) On May 12, 2023, Defendant filed a partial motion to dismiss, through which Defendant seeks a variety of relief. (ECF No. 7.) First, Defendant asks that Counts II and III be dismissed, claiming that West Virginia’s gist-of-the-action doctrine bars those claims. (ECF No. 8 at 5–7.) Second, and alternatively, Defendant wants Count III dismissed because “res ipsa loquitur does not constitute [an] independent cause of action.” (Id. at 7–8.) Third, Defendant asks the Court to dismiss the request for punitive damages since contract and simple negligence claims never carry that kind of relief. (Id. at 8–11.) Fourth, and finally, Defendant wants the Court to either order Plaintiffs to replead the unnumbered Introduction or strike it altogether. (Id. at 11–13.)

Plaintiff UHWV and Amerco filed a joint response in opposition, (ECF No. 11), to which Defendant replied, (ECF No. 12). Then, on October 31, 2023, while the motion to dismiss was pending, Plaintiff UHWV and Amerco moved to substitute parties. (ECF No. 29.) They sought to replace Amerco with Plaintiff 176 Ragland, as Amerco was incorrectly included in this case on the mistaken belief that it owned the property when Plaintiff 176 Ragland—a subsidiary—was the true owner. (Id.) Defendant did not oppose the motion.3 (Id.) The Court granted the motion to substitute on

3 This case was also reassigned from the Honorable Frank W. Volk to the Undersigned on November 7, 2023. (ECF No. 31.) 4 December 7, 2023, dismissed Amerco from the case, and added Plaintiff 176 Ragland as a plaintiff. (ECF No. 35.) Plaintiffs filed their amended complaint that same day, which is no different from the original complaint, save the substituted party. (ECF No. 36.) Now, with the motion to dismiss fully briefed and the proper parties before the Court, the

matter is ripe for adjudication. II. LEGAL STANDARD Federal Rule of Civil Procedure 8(a) lays out the pleading requirements for federal court.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Bell Atlantic Corp. v. Twombly
550 U.S. 544 (Supreme Court, 2007)
Ashcroft v. Iqbal
556 U.S. 662 (Supreme Court, 2009)
Susan Labram Bart Labram v. James Havel
43 F.3d 918 (Fourth Circuit, 1995)
Gaddy Engineering Co. v. Bowles Rice McDavid Graff & Love, LLP
746 S.E.2d 568 (West Virginia Supreme Court, 2013)
Lockhart v. Airco Heating & Cooling, Inc.
567 S.E.2d 619 (West Virginia Supreme Court, 2002)
Crum v. Equity Inns, Inc.
685 S.E.2d 219 (West Virginia Supreme Court, 2009)
Kyle v. Dana Transport, Inc.
649 S.E.2d 287 (West Virginia Supreme Court, 2007)
Farley v. Meadows
404 S.E.2d 537 (West Virginia Supreme Court, 1991)
Sewell v. Gregory
371 S.E.2d 82 (West Virginia Supreme Court, 1988)
Aikens v. Debow
541 S.E.2d 576 (West Virginia Supreme Court, 2001)
State Ex Rel. Catron v. Sims
57 S.E.2d 465 (West Virginia Supreme Court, 1950)
Merrin Jewelry Co. v. St. Paul Fire and Marine Ins. Co.
301 F. Supp. 479 (S.D. New York, 1969)
Shaw v. Russell Trucking Line, Inc.
542 F. Supp. 776 (W.D. Pennsylvania, 1982)
Marqus Stevenson v. City of Seat Pleasant, MD
743 F.3d 411 (Fourth Circuit, 2014)
Owens v. Baltimore City State's Attorneys Office
767 F.3d 379 (Fourth Circuit, 2014)
Wheeling Park Commission v. Joseph and Kerry Dattoli
787 S.E.2d 546 (West Virginia Supreme Court, 2016)
Adrian King, Jr. v. Jim Rubenstein
825 F.3d 206 (Fourth Circuit, 2016)
Orander v. Stafford
127 S.E. 330 (West Virginia Supreme Court, 1925)
Webb v. Brown & Williamson Tobacco Co.
2 S.E.2d 898 (West Virginia Supreme Court, 1939)

Cite This Page — Counsel Stack

Bluebook (online)
176 Ragland EAT, LLC v. DDP Roofing Services, Inc., Counsel Stack Legal Research, https://law.counselstack.com/opinion/176-ragland-eat-llc-v-ddp-roofing-services-inc-wvsd-2024.