Edge v. The Legends at White Oak LLC

CourtDistrict Court, E.D. Tennessee
DecidedAugust 28, 2023
Docket1:22-cv-00273
StatusUnknown

This text of Edge v. The Legends at White Oak LLC (Edge v. The Legends at White Oak LLC) is published on Counsel Stack Legal Research, covering District Court, E.D. Tennessee primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Edge v. The Legends at White Oak LLC, (E.D. Tenn. 2023).

Opinion

UNITED STATES DISTRICT COURT EASTERN DISTRICT OF TENNESSEE CHATTANOOGA DIVISION

BILLY N. EDGE, JR., and SAMRA EDGE, ) ) Plaintiffs, ) ) v. ) No. 1:22-cv-00273-SKL ) SRA MANAGEMENT, LLC, ) d/b/a Olympus Property, LLC, ) ) Defendant. )

MEMORANDUM AND ORDER

Before the Court are Defendant SRA Management, LLC’s Motion to Exclude and/or Disqualify Thomas Reese, with a supporting brief and exhibits [Doc. 42, Doc. 43, & Doc. 51], and Motion for Spoliation Sanction with a supporting brief and exhibits [Doc. 44 & Doc. Doc. 45]. Plaintiffs Billy Edge, Jr., and Samra Edge filed a response and supporting brief as to each of the motions [Doc. 46 & Doc. 47 (in response to the Reese motion); Doc. 48 & Doc. 49 (in response to the sanctions motion)]. Defendant filed a reply in support of each motion [Doc. 54 (Reese motion) & Doc. 55 (sanctions motion)]. These matters are now ripe. Neither party requested a hearing and the Court finds a hearing is not necessary.1 I. BACKGROUND At all relevant times, Billy, Samra, and their daughter, Jasmine,2 lived in an apartment at the Legends at White Oak in Ooltewah, Tennessee. Defendant managed the complex. The Edge family moved into the apartment in August 2017. On or about February 15, 2022, Billy called the

1 Also pending is Defendant’s motion for summary judgment, which the Court addresses in a separate memorandum and order entered contemporaneously herewith.

2 Jasmine is not a party to this case. leasing office to complain because he was running out of hot water too quickly to finish a shower [Doc. 40-1 at Page ID # 332]. Defendant was responsible for maintenance at the apartment complex and so on February 16, it dispatched a maintenance employee, Daniel Cansler, to investigate. Cansler testified the temperature on the hot water heater was set to “about 125” degrees Fahrenheit at that time [Doc. 40-3 at Page ID # 458]. He explained the hot water heater

has two thermostats, and he increased the temperature on the bottom thermostat “roughly about 10, 15 degrees.” [Id.]. Billy testified that the family still did not have adequate hot water [Doc. 40-1 at Page ID # 337]. As a result, Billy put in another maintenance request on February 17, and Cansler came out to the apartment again on the 18th. This time, Cansler replaced the “top thermostat” [Doc. 40-3 at Page ID # 460]. Cansler testified that he then set the top thermostat to “match” the bottom thermostat, which again, Cansler claimed was set at about 135 degrees [id. at Page ID # 461]. However, Cansler also testified during his deposition that a photograph, which he had personally taken, showed the thermostat was set at “just below 150.” [Id. at Page ID # 463].

Cansler described his post-repair conversation with Billy as follows: I told him [Billy] that I’d replaced the top – the thermostat and that I set it to match the bottom one, which is, you know, where I had turned them up a couple days prior. I asked him if he wanted me to leave it where it was at or cut them down a little bit and he said he wanted hot-hot water. I said, well, it’s going to be hot, so if it’s too hot, let me know, and I’ll come back and cut it down.

[Id. at Page ID # 461]. Billy testified that Cansler told him the water would be “hot,” but not that it was “going to be very hot, hot hot” [Doc. 40-1 at Page ID # 343]. The faucet on the bathtub is equipped with a rotational limit stop, or scald guard, which can operate to limit the temperature of the water coming out of the faucet or shower head regardless of the temperature set on the hot water heater.3 It must be manually set. However, Cansler did not adjust the device after he changed the temperature on the hot water heater in the Edges’ apartment, nor did he measure the temperature of the water coming out of the faucet [Doc. 40-3 at Page ID # 466-68]. On February 19, at around 11:30 p.m., Billy turned on the water to take a bath. He testified

during his deposition that he turned the handle on the faucet all the way to the left, which he knew was the hottest possible temperature [Doc. 40-1 at Page ID # 354]. He testified that this was his usual practice when taking a bath. He explained: I go in there and turned the knob all the way to the left like I normally do, and . . . the hot water was just right at that time, and so I just – I assumed the same thing when I turned it all the way up. I left the bathtub to go get my clothes, my towels and stuff, and bring them back into the bathroom.

From there, I sat there and I kind of run my hand through the water, but, you know, with diabetic neuropathy, I don’t feel the same heat as you would in my hands. And so I thought, okay, and I stepped into the tub, not feeling nothing different. And as I started to lower myself down into the tub, that’s when I realized how hot it was and got out.

[Id. at Page ID # 353]. Billy admitted he did not measure the temperature of the water before getting in the tub, nor did he test the temperature with any part of his body that was not affected by diabetic neuropathy, although he retained some feeling in his hands. He testified he stood in the tub for about two to three minutes, “contemplating how to get down,” before he got out [id. at Page ID # 361]. He then walked into his living room and noticed the skin on his feet was peeling

3 The hot water heater in the Edge family’s apartment specifically states: “Water temperature over 125°F can cause severe burns instantly or death from scalds. Children, disabled and elderly are at highest risk of being scalded. See instruction manual before setting temperature at water heater. Feel water before bathing or showering. Temperature limiting valves are available, see manual.” [Doc. 56-3 at Page ID # 1587]. off, so he called out for Samra and Jasmine to help. Samra called an ambulance, and Billy was transported to the emergency room at Erlanger, a local hospital. After about five or six hours, he was transferred to a burn treatment center at Vanderbilt in Nashville, where he remained for about three weeks. Eventually, he had to have his left foot amputated, though the parties dispute whether the amputation was a result of the burns Billy suffered from the bath.

A few days after the incident, Cansler returned to the Edge family’s apartment, and at that time, he turned the hot water heater “back down to about 125.” [Doc. 40-3 at Page ID # 461]. Plaintiffs filed suit in the Hamilton County Circuit Court, and the case was removed to this Court on November 3, 2022. In their amended complaint, which was filed in the state court case prior to removal and is the operative complaint, Plaintiffs assert: 32. On February 19, 2022, until the present day, Mr. Edge continues to endure pain, suffering, [and] loss of enjoyment of life as a result of the negligence of Defendant’s maintenance man.

33. As a result of the Defendant’s negligence, Mr. Edge [had] his left food amputated, as a result of negligence of the Defendant’s maintenance man, Mr. Edge has had the big toe on his right foot amputated.4 . . .

34. The Defendant’s maintenance man had a duty to exercise reasonable care to avoid creating dangerous living conditions for the residents of the Defendant’s apartment complex. The maintenance man breached that duty of care when he adjusted the thermostat on the water heater to 145 degrees Fahrenheit. The maintenance man’s negligence was the cause and proximate cause of Mr. Edge’s third degree burns on [his] feet and ankles, infection of his foot and amputation of his left foot.

4 The record reflects Billy’s left pinky toe was amputated prior to this incident [see Doc. 40-1 at Page ID # 321], and his left foot was amputated following the incident. Billy’s right foot has never been amputated, nor have any toes from his right foot [id.]. 35.

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Edge v. The Legends at White Oak LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/edge-v-the-legends-at-white-oak-llc-tned-2023.