Carol Cook v. NPN Properties, a Mississippi Corporation d/b/a Comfort Inn;

CourtCourt of Appeals of Mississippi
DecidedNovember 26, 2019
DocketNO. 2018-CA-00601-COA
StatusPublished

This text of Carol Cook v. NPN Properties, a Mississippi Corporation d/b/a Comfort Inn; (Carol Cook v. NPN Properties, a Mississippi Corporation d/b/a Comfort Inn;) is published on Counsel Stack Legal Research, covering Court of Appeals of Mississippi primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Carol Cook v. NPN Properties, a Mississippi Corporation d/b/a Comfort Inn;, (Mich. Ct. App. 2019).

Opinion

IN THE COURT OF APPEALS OF THE STATE OF MISSISSIPPI

NO. 2018-CA-00601-COA

CAROL COOK APPELLANT

v.

NPN PROPERTIES, A MISSISSIPPI APPELLEE CORPORATION D/B/A COMFORT INN

DATE OF JUDGMENT: 03/23/2015 TRIAL JUDGE: HON. MICHAEL M. TAYLOR COURT FROM WHICH APPEALED: PIKE COUNTY CIRCUIT COURT ATTORNEY FOR APPELLANT: ALFRED L. FELDER ATTORNEY FOR APPELLEE: THOMAS RAY JULIAN NATURE OF THE CASE: CIVIL - PERSONAL INJURY DISPOSITION: AFFIRMED IN PART; DISMISSED IN PART - 11/26/2019 MOTION FOR REHEARING FILED: MANDATE ISSUED:

BEFORE CARLTON, P.J., GREENLEE AND TINDELL, JJ.

CARLTON, P.J., FOR THE COURT:

¶1. Carol Cook filed a negligence action against NPN Properties after she slipped and fell

at the Comfort Inn in McComb, Mississippi. The Pike County Circuit Court granted NPN

Properties’ motion for summary judgment. Cook filed a post-judgment motion, which the

trial court treated as a motion under Mississippi Rule of Civil Procedure 60(b). The trial

court denied Cook’s motion. Cook now appeals the trial court’s order granting summary

judgment and the trial court’s order denying her Rule 60(b) motion.

¶2. After our review, we find Cook’s appeal as to the trial court’s order granting summary

judgment in favor of NPN Properties was untimely filed. We therefore dismiss Cook’s appeal with respect to that order. As to Cook’s timely appeal of the trial court’s order

denying her Rule 60(b) motion, we find the trial court did not abuse its discretion in denying

this motion.

FACTS

¶3. On the afternoon of May 3, 2007, Cook and several of her relatives arrived at the

Comfort Inn in McComb. Cook testified that it began raining that evening, and a steady rain

continued falling through the next morning. The next morning, May 4, 2007, Cook packed

up her belongings to check out of the motel. After Cook and her relatives placed their

belongings in their vehicle, they drove to the drive-through area under a canopy adjacent to

the motel’s lobby entrance so that Cook could return her room key. Cook testified that she

exited the vehicle and took approximately four steps when “all of a sudden [her] feet went

out from underneath [her]” and she fell. As a result of her fall, Cook suffered a broken ankle

on her left leg, as well as other injuries to her left leg and the left side of her body. In her

deposition, Cook admitted that she did not know what caused her to slip. Cook testified that

the surface under the canopy was wet due to the rain and that as she fell, she caught a

glimpse of some type of gloss on the surface of the asphalt. Cook testified that after she fell,

the Comfort Inn general manager Rhonda Norton apologized to her and told Cook that other

people had fallen in that same spot before, but no one had been injured as badly as Cook.

Cook also testified that she did not see any “Wet Floor” warning signs placed in the lobby

or under the canopy prior to her fall.

¶4. On April 22, 2010, Cook filed her complaint against NPN Properties, asserting claims

2 of negligence and strict liability. In her complaint, Cook claimed that NPN Properties knew

or should have known that the surface under the drive-through canopy was slippery when

wet. Cook also claimed that NPN Properties knew or should have known that other business

invitees of the Comfort Inn had also slipped and fallen on the surface under the drive-through

canopy. Cook asserted that this alleged knowledge imposed a heightened duty upon NPN

Properties to both adequately warn of any and all dangers of which NPN Properties knew or

should have known and to continue to provide such warnings until NPN Properties could

correct the slippery condition under the drive-through canopy.

¶5. During discovery, the parties deposed Norton and Monty Lipp, an independent

contractor. During her deposition, Norton testified that after Cook fell, Cook told hotel staff

that she had been rushing and should have been more careful. Norton also testified that the

motel’s maintenance man cleans the surface under the canopy every day around noon.

Maintenance logs from the Comfort Inn confirm that the motel staff was required to “wash

down sidewalks, staircases, breezeways[,] and under [the] canopy with soap and water at 12

noon daily.”

¶6. Lipp testified that at least one year prior to the subject incident, NPN Properties hired

him to apply a skid-resistant sealant to the asphalt in the drive-through area under the

canopy.1 Lipp testified that he mixed concrete sealant with an abrasive sand aggregate

1 The record reflects that during his deposition, Lipp testified that he applied the skid- resistant sealant approximately one year prior to Cook’s fall. The record also reflects that Norton, who served as general manager for the Comfort Inn at the time, testified that Lipp applied the sealant approximately four years prior to the incident. However, neither Lipp nor Norton had any records to confirm the date. NPN Properties maintains that whether the sealant was applied one year or four years prior to Cook’s fall is immaterial because Lipp

3 called “shark teeth” to give it an anti-skid surface and increase traction. Lipp testified that

he added more “shark teeth” to the sealant than is normally used in his industry.2 Lipp also

testified that water would not have affected the skid-resistant properties of the surface under

the canopy. However, he stated that if oil was present on the surface under the canopy, it

might affect the skid-resistant properties of the sealant. Lipp testified that this particular

coating of sealant has a life expectancy of approximately ten years.

¶7. On February 12, 2015, NPN Properties moved for summary judgment, asserting that

Cook failed to show that any genuine issues of material fact existed; specifically, that Cook

failed to establish that NPN Properties breached any duty it owed to her at the time of her

injury.

¶8. The trial court held a summary judgment hearing. After the hearing, the trial court

granted summary judgment in favor of NPN Properties. The trial court explained that a

disagreement does not make a factual dispute for purposes of Mississippi Rule of Civil

Procedure 56. The trial court also stated:

[T]he burden remains on the plaintiff to show that a dangerous condition existed and that the premises owner knew or should have known of a dangerous condition. And it’s a higher burden than to show that there is some other way that it could have been done that might have been safer.

....

[A] mere fall and an allegation that other people have fallen, you’re the first

testified that the sealant has a life span of about ten years. 2 At the deposition, Lipp was asked, “You’re saying you could have just put one quart of sharks’ teeth [in the sealant] but you put in two quarts?” Lipp answered “Yeah. I’d rather do more than less.”

4 one that has gotten hurt this bad, that’s simply not enough to avoid summary judgment in this case.

The trial court entered an order granting NPN Properties’ summary judgment motion on

March 23, 2015.

¶9. On April 2, 2015, Cook filed her a motion for additional time to file a motion for

“reconsideration/rehearing,” which the trial court granted on April 6, 2015. On April 9,

2015, Cook filed a second motion for additional time to file a motion for

reconsideration/rehearing, which the trial court granted on April 16, 2015. On April 22,

2015, Cook filed her motion for reconsideration/rehearing.

¶10.

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Carol Cook v. NPN Properties, a Mississippi Corporation d/b/a Comfort Inn;, Counsel Stack Legal Research, https://law.counselstack.com/opinion/carol-cook-v-npn-properties-a-mississippi-corporation-dba-comfort-inn-missctapp-2019.