Baylor v. Beacon Pointe Apartments, LLC

District Court, D. Maryland·Decided February 11, 2025·No. 1:21-cv-03296·Unknown

Opinion

UNITED STATES DISTRICT COURT FOR THE DISTRICT OF MARYLAND

JERMERA BAYLOR, *

Plaintiff, *

v. * Civil Action No. BAH-21-3296

BEACON POINTE APARTMENTS, LLC, *

Defendant. *

REPORT AND RECOMMENDATION On May 22, 2024, the Honorable Brendan A. Hurson referred this case to the undersigned to make recommendations concerning damages based on the Court’s entry of a default judgment against Defendant Beacon Pointe Apartments, LLC (Beacon Pointe) pursuant to 28 U.S.C. § 636 and Local Rules 301 and 302 (D. Md. 2023).1 ECF Nos. 63, 70. For the reasons set forth below, I respectfully recommend that the Court enter a damage award of $347,372.59 in favor of Ms. Baylor and against Beacon Pointe. I. BACKGROUND A. Procedural History On November 12, 2021, Ms. Baylor filed suit in the Circuit Court for Baltimore County, Maryland, alleging a single count of negligence against Defendants Nathaniel Way, LLC (Nathaniel Way) and Eagle Rock Management, LLC (Eagle Rock) based on an occurrence at a rental apartment that resulted in injuries to Ms. Baylor. ECF Nos. 1-1, 1-2, 4. On December 28, 2021, Nathaniel Way and Eagle Rock removed the case to this Court on the basis of diversity

1 The form referral Order reflects that the case was referred to a United States Magistrate Judge for the purpose of “reviewing a default judgment and/or making recommendations concerning damages.” ECF No. 70. The Court’s Order entering default judgment against Beacon Pointe, however, makes clear that the case was referred to a United States Magistrate Judge solely for the purpose of recommending damages. ECF Nos. 63, 70. jurisdiction. ECF No. 1. On January 17, 2023, Ms. Baylor filed an Amended Complaint that added a single count of negligence against Beacon Pointe. ECF No. 41. On March 4, 2024, Ms. Baylor entered into a settlement agreement with Defendants Nathaniel Way and Eagle Rock. ECF No. 80. The three parties agreed that the terms of settlement would be confidential.2 Id. at 3–4.3 Their agreement includes a joint tortfeasors provision, which provides, in pertinent part, that all damages recoverable by Ms. Baylor against anyone other than Nathaniel Way and Eagle Rock based the claims asserted in this action are

reduced by the greater of either (1) the amount of consideration paid for the settlement and release or (2) the statutory pro rata share of Nathaniel Way and Eagle Rock.4 Id. at 4. The joint tortfeasor provision further provides for this purpose only Defendants Nathanial Way and Eagle Rock are considered joint tortfeasors with other tortfeasors liable to Ms. Baylor for damages based on the claims asserted in this action to the same extent as if they had been found to be joint tortfeasors by a final judgment of a court after a trial on the merits. Id. On April 26, 2024, Ms. Baylor, Nathaniel Way, and Eagle Rock filed a stipulation of dismissal with prejudice as to the claims against these two Defendants. ECF No. 69. As to the last Defendant, Ms. Baylor served Beacon Pointe a copy of the Amended Complaint, but it failed to file a responsive pleading within the proscribed period of time. ECF

No. 49. Accordingly, Ms. Baylor moved for entry of a default judgment, which the Honorable

2 By the terms of the agreement, the confidentiality provision does not apply to, among other things, any disclosures that may be required by a court of competent jurisdiction. ECF No. 80 at 3-4.

3 Page numbers refer to the pagination of the Court’s Case Management/Electronic Case Files system (CM/ECF) printed at the top of the cited document.

4 Ms. Baylor also agreed to file a copy of the settlement agreement with the Court as evidence of her consent to have a judgment in her favor reduced pursuant to the joint tortfeasors provision. ECF No. 80 at 4. Richard D. Bennett granted on July 24, 2023.5 ECF Nos. 60–63. The case was subsequently reassigned to Judge Hurson, who referred the case to the undersigned for a recommendation regarding the amount of damages to which Ms. Baylor is entitled from Beacon Pointe. ECF Nos. 63, 77. On October 10, 2024, the undersigned held an evidentiary hearing. ECF No. 77. In preparation for that hearing, Ms. Baylor filed pre- and post-hearing briefs, documentary evidence, and a motion to seal specified exhibits.6 ECF Nos. 75–76, 79, 81. Beacon Pointe did not appear at the evidentiary hearing or file any responsive pleadings before or afterwards.

B. Factual Background Ms. Baylor’s damage request is supported by affidavits, deposition transcripts, reports, medical records, other documentary evidence, and testimony from Ms. Baylor, the pertinent parts of which are summarized below. 1. The Occurrence On or about July 29, 2020, Ms. Baylor was hanging curtains in her new rental apartment. ECF Nos. 41 ¶¶ 2, 7; 75-1 at 4.7 As Ms. Baylor “walked between her bed and her apartment window her foot was trapped in a hole concealed by the carpet in the floor.” ECF No. 75-6 at 10; see also id. at 13. “The concealed hole was located below the window and adjacent to the existing floor vent along the exterior wall.” Id. at 11. Ms. Baylor testified at the evidentiary

5 Multiple Court filings related to the entry of a default judgment and potential damages against Beacon Pointe all provided notice to Beacon Pointe. ECF Nos. 51–53, 55, 60–63, 70–81.

6 On February 3, 2025, the undersigned granted in part and denied in part the motion to seal. ECF No. 82. Following issuance of that Order, Ms. Baylor refiled a portion of Exhibit 2 to her post-hearing brief as a publicly available document. ECF No. 83. Ms. Baylor elected not to withdraw the exhibits for which the motion to seal was denied. Local Rule 105.11.

7 Ms. Baylor’s apartment was located at 43 Loring Court, which “is an apartment unit in the larger Beacon Pointe Apartments and Townhomes” in Baltimore County, Maryland. ECF No. 41 ¶ 2. Nathaniel Way owns Beacon Pointe Apartments and Townhomes, which is one of seven properties Eagle Rock manages in Maryland. ECF No. 75-6 at 13. hearing that as she reached up on her “tippy toes” to hang a curtain in her new townhouse her foot sank into the ground. ECF No. 77. Ms. Baylor twisted her ankle severely and fell onto a table. Id. She was in “excruciating pain” and her ankle “instantly swelled up.” Id. An engineer inspected Ms. Baylor’s unit and concluded, among other things, that a hole had been cut into the subfloor and improperly reinstalled. ECF No. 75-6 at 15. Specifically, “a hole had been cut into the subfloor and was fastened only on one end” such that one side of the subfloor patch “was loose and lower than the subfloor by 2-inches.” Id. at 15, 17; see also id. at 16 (containing

pictures depicting the subfloor patch). 2. Medical Treatment Documentary and testimonial evidence submitted in support of Ms. Baylor’s damage request outlines that Ms. Baylor received a series of medical treatment following the occurrence. On the date of the occurrence, Ms. Baylor went to an urgent care center where she received x- rays and an ankle boot. ECF No. 75-1 at 4, 8. On August 7, 2020, Ms. Baylor was evaluated at an emergency department, where she had additional x-rays. Id. at 4, 8. Ms. Baylor returned to the emergency department on September 30, 2020, and thereafter she was treated at a variety of medical and pain care providers, including Ira Gubernick, M.D., an orthopedic surgeon, and Felix Gurman, M.D., the medical director of another medical center that treated Ms. Baylor. ECF Nos. 75-1 at 9–11; 75-4 at 7; 75-5 at 7.8

Dr. Gubernick testified at his deposition that he first evaluated Ms. Baylor on October 9, 2020, and that he treated her on approximately four other occasions. ECF No. 75-4 at 11. Ms. Baylor complained of pain in her right ankle. Id. at 23. Dr. Gubernick initially diagnosed Ms.

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