I N THE COURT OF APPEALS
FILED
March 4, 1996
Cecil Crowson, Jr.
Appellate C ourt Clerk
DONNA J UNE ARCHER a nd J AM ES ) HAW NS CI RCUI T KI
DAVI D ARCHER, I ndi vi dua l l y a nd ) C. A. NO. 03A01- 9511- CV- 0041 7 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, )
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Pl a i nt i f f s - Appe l l a nt s )
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vs . ) HON. J OHN K. W LSON
I
) J UDGE
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BURTON PLAZA ASSOCI ATES, LTD. , ) AFFI RMED AND REMANDED a n d AMERI CAN M ANAGEM ENT COM PANY, ) I NC. , )
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De f e nda nt s - Appe l l e e s )
W LLI AM E.
I PHI LLI PS, Phi l l i ps a nd Ha l e , Roge r s vi l l e , f or App e l - l a nt s .
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
M M r a y, J .
c ur
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 b ui l di ng we r e n e ve r l oc ke d. 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 c our t di s mi s s e d t he c a s e , wi t h pr e j udi c e , on
1
d e f e n d a nt s ' mot i on f or s umma r y j udgme nt . W a f f i r m t he j udgme n t
e
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 , t he de f e nda n t s
1
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 . W 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
e
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 .
3
f i l e d t he a f f i da vi t s of I moge ne Tr e nt , Pa t t y Own b y , La r r y La ws o n
a nd Ro b e r t M Re e ve s , . 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 M ye s ,
a
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 of 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
4
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 b-
l 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
W 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 .
e 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 . The s p e c i f i c p r o v i s i ons upon whi c h t he pl a i nt i f f s r e l y a r e f ound i n Se c t i o n 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. M nt e nanc e :
ai
5
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 c ommon a r e a s of t h e pr o-
j ect ;
( 2) m nt ai n t he c om on ar e as and f ac i l i t i e s i n a ai m
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 of t r as h 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 r e pa i r s wi t h r e a s ona bl e pr ompt ne s s ;
( 6) ma i nt a i n e xt e r i or l i ght i ng in good wor ki ng 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 .
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 a c t s of t hi r d p a r t i e s . The r e s ol ut i on of t hi s i s s ue r e qui r 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 r ul e f or 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 M or s ot v. Re ga l Chr ys l e r
Pl y mo u t h, 521 S. W 2d 578, 580 ( Te nn. 1975) ;
. APAC- Te nne s s e e , I n c .
v. J. M. Humphr i e s Cons t . Co . , 732 S. W 2d 601, . 604 ( Te nn. Ap p .
6
1986) ; Rodge r s v. So ut he r n Ne ws pa pe r s , I nc . , 214 Te nn. 335, 379
S. W 2 d 797 ( 1964) .
. I n c on s t r ui ng c ont r a c t s , t he wor ds e xpr e s s i n g
t he p a r t i e s ' i nt e nt i ons s houl d be gi ve n t he i r us ua l , na t ur a l a n d or di na r y me a ni ng a nd ne i t he r pa r t y is to be f a vor e d in t he i r c o n s t r u c t i on. Br own v. Te nne s s e e Aut o. I ns . Co. , 192 Te nn. 60, 2 3 7
S. W 2 d 553, 554 ( 1951) ;
. 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
Co. , 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 . W a r e of t he
e
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 . W f i nd t ha t unde r t h e
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 .
7
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 bui l di ngs . Ea c h bui l di n g
c o n t a i n s mul t i pl e a pa r t m nt s .
e 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. None of t he t e na nt s we r e f ur ni s he d ke ys t o t he e x t e r i or door of 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 door wh i c h 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. 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.
8
Th e de c e de nt , M . Ve r na Le e Ar c he r , wa s a r e s i de nt of one of
s
t he a p a r t me nt s . One J o hnny W. Br ya nt e nt e r e d t he a pa r t me n t
b u i l d i n g i n whi c h M . Ar c he r wa s l i vi ng.
s 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, t he de c e de nt a dmi t t e d M .
r
Br y a n t t o he r a pa r t me nt a f t e r whi c h M .
r Br ya nt l ur e d or f or c i b l y
t o o k he r f r om he r a pa r t me nt 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 M .
s 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 Roge r s v i l l e Pol i c e De pa r t me nt r e c e i ve d a cal l s hor t l y
af t er 9 : 00 p. m. f r om M .
s Sus a n Col e , a not he r r e s i de nt of t he
a pa r t me nt bui l di ng. M.
s Col e r e por t e d t ha t a ma n wa s i n t he
ups t a i r s l a undr y r oom a nd a woma n wa s c a l l i ng f or he l p. Th e 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. The de c e de nt wa s t h e o n l y r e s i de nt of t he bui l di ng t ha t c oul d not 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
M . 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 s
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 De gr e e
M 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 . u
9
M . I moge ne Tr e nt , M na ge r of Bur t on Pl a z a Apa r t me nt s , de pos e d s a
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 f or t he i r s a f e t y be c a us e t he e xt e r i o r d o o r s we r e unl oc ke d. 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 Bur t on Pl a z a Apa r t me nt s t ha t pos e d a pr oba bi l i t y of ha r m t o a ny of t he r e s i de nt s of t he a pa r t me n t c o mp l e x . The a f f i da vi t of Pa t t y Ownby, pr e s i de nt of Ame r i c a n
Ap a r t me nt M na ge me nt a Compa ny, I nc . , ge ne r a l l y r ei t er at ed t he
s t a t e me nt s o f M . Tr e nt .
s
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 M .
s
Ar c he r on J a nua r y 29, 19 94, he wa s not a wa r e of a ny c r i mi n a l a c t i vi t y or 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 Bur t o n Pl a z a Apa r t me nt s . 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 M . Ar c he r f or e s e e a b l e
s
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 M .
s
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 f r om t he Di s t r i c t
10
At t or n e y Ge ne r a l , M.
r Be r kl e r Be l l . M.
r 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. The r e i s no a l l e ga t i ons t h a t t he r e h a d be e n a ny c r i mi n a l a c t i vi t y i n or a r ound t he a pa r t me n t c o mp l e x . 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 , we mus t ma ke a de t e r mi na t i on i f t he d e f e n d a nt s ' 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 ' 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 a s s a ul t by a t h i r d pa r t y, on a s hoppi n g c e n t e r pa r ki ng l ot . The c our t s t a t e d:
W 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
e
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
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wh e r e i n a dut y of pr ot e c t i on of i nvi t e e s mi ght be a s s e r t e d, a nd we do not pr opos e t o do s o.
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 . Unde r t h e u n d i s p u t e d f a c t s of t hi s c a s e , t he pr e mi s e s di d not at t r act or p r o v i d e a c l i ma t e f or c r i me . 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 . 1987) . In Te dde r , t he c our t wa s de a l i ng wi t h a s i t u a t i on di r e c t l y i nvol vi ng a l a ndl or d a nd a t e na nt in an a pa r t me nt bui l di ng. 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
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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 .
W 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 h 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, i . e. , due c a r e unde r t h e
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c i r c ums t a nc e s , mus t be r e s o l v e d on a case by case ba s i s . The p l a i nt i f f is st i l l r e qui r e d to e s t a bl i s h t ha t t he i nj ur y wa 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 , i t be c ome s
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 . " W do not pe r c e i v e
e
t hi s e x t e ns i on of 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
W 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
e
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 .
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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 of 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 . Br odi e v .
M l l e r , 143 S. W 2d 1042, 1045 ( Te nn. App. 1940) ( c i t i ng Sout he a s t - i .
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 of hi s t e na nt . Si mp l y s t a t e d , " one door i s e nough. "
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Fr om t he undi s put e d f a c t s be f or e t he c our t , we a r e of t he opi ni on t ha t t he de f e nda nt s ' mot i on f or s umma r y j udgme nt wa s a ppr opr i a t e . 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. M M r a y, J .
c ur
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
I N THE COURT OF APPEALS
DONNA J UNE ARCHER a nd J AM ES ) HAW NS CI RCUI T KI
DAVI D ARCHER, I ndi vi dua l l y a nd ) C. A. NO. 03A01- 9511- CV- 0041 7 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, )
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Pl a i nt i f f s - Appe l l a nt s )
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vs . ) HON. J OHN K. W LSON
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BURTON PLAZA ASSOCI ATES, LTD. , ) AFFI RMED AND REMANDED a n d AMERI CAN M ANAGEM ENT COM PANY, ) I NC. , )
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De f e nda nt s - Appe l l e e s )
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 .
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PER CURI AM