Intown Lessee Associates, LLC v. Michael Keith Howard

CourtMississippi Supreme Court
DecidedSeptember 25, 2009
Docket2009-CA-01987-SCT
StatusPublished

This text of Intown Lessee Associates, LLC v. Michael Keith Howard (Intown Lessee Associates, LLC v. Michael Keith Howard) is published on Counsel Stack Legal Research, covering Mississippi Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Intown Lessee Associates, LLC v. Michael Keith Howard, (Mich. 2009).

Opinion

IN THE SUPREME COURT OF MISSISSIPPI

NO. 2009-CA-01987-SCT

INTOWN LESSEE ASSOCIATES, LLC; INTOWN LESSEE SERVICES, LLC; IT TENANT RBS, LLC; AND TIMOTHY TUCKER

v.

MICHAEL KEITH HOWARD, INDIVIDUALLY, AND SHANNON POOLE, INDIVIDUALLY

DATE OF JUDGMENT: 09/25/2009 TRIAL JUDGE: HON. TOMIE T. GREEN COURT FROM WHICH APPEALED: HINDS COUNTY CIRCUIT COURT FIRST JUDICIAL DISTRICT ATTORNEYS FOR APPELLANT: WILLIAM ‘TREY’ JONES, III JOSEPH ANTHONY SCLAFANI ATTORNEYS FOR APPELLEE: JAMES ASHLEY OGDEN JAMES W. SMITH, JR. WENDY MICHELLE YUAN NATURE OF THE CASE: CIVIL - PERSONAL INJURY DISPOSITION: AFFIRMED - 06/30/2011 MOTION FOR REHEARING FILED: MANDATE ISSUED:

EN BANC.

KITCHENS, JUSTICE, FOR THE COURT:

¶1. Michael Howard and Shannon Poole were awarded a four-million-dollar jury verdict

against InTown,1 an extended-stay motel, for injuries each sustained as victims of an armed

1 InTown Lessee Associates, LLC, InTown Lessee Services, LLC, IT Tenants RBS, LLC, and Timothy Tucker will collectively be referred to as “InTown.” robbery in the motel. Aggrieved, InTown appealed. Finding no error, this Court affirms the

trial court’s judgment.

Facts

¶2. Michael Keith Howard and Shannon Poole had rented a room at InTown in June 2008,

where the couple temporarily resided while waiting for a home to become available in

Belhaven, a residential area in Jackson, Mississippi. On June 27, 2008, at approximately

9:30 p.m., Howard left the motel room to take his dog for a walk. As he was returning to the

room, three men burst through the door, demanded money from the couple, and ransacked

the room. One of the assailants hit Howard in the face with a hand gun, then pointed the gun

at Poole’s head and demanded money. Howard and Poole denied having money in the room.

Undeterred, one of the assailants flipped the mattress off the bed, while Poole was on top of

the mattress, causing her to be pushed against a wall. The men found between $700 and

$900 under the mattress. The assailants took the money, Howard’s and Poole’s drivers’

licenses, and Poole’s cell phone. Following the altercation, Howard and Poole were treated

for various injuries that each had sustained during the attack. Initially, Howard was treated

for broken bones in his face and numerous contusions and lacerations to his body. Prior to

trial, Howard had to undergo facial reconstructive surgery. Poole sustained contusions and

bruises in the attack, followed by soreness and severe psychological damage. Howard and

Poole were under the continuing care of physicians and psychiatrists. No arrests were made

in connection with the armed robbery and physical assaults.

¶3. Howard and Poole filed their joint complaint against the defendants on July 18, 2008,

alleging: (1) that they were invitees of InTown; (2) that they were seriously injured because

2 the defendants had failed to fulfill their joint, several, and collective duties to use reasonable

care and to take adequate and reasonable security precautions or measures to protect invitees

of InTown, including the plaintiffs, from foreseeable harm and danger, including the harm

suffered by Plaintiffs; (3) that, before June 27, 2008, InTown knew or should have known

that it had inadequate security, that strangers, trespassers and loiterers frequently came onto

its property, that the wooden fence surrounding part of its property was in disrepair, that the

locks on the guest room doors were not working properly, and that the property was not

reasonably safe; (4) that InTown had failed to remedy or repair the unsafe conditions and

inadequacies of the property; (5) that InTown had a duty to the plaintiffs to make sure that

the facilities, including all common areas, as well as guest rooms, were secure, safe, and fit

for their particular purposes, that reasonable security measures were provided and

maintained, that the property, including the fences surrounding part of the property and the

locks on all guest room doors, were properly maintained, and that general upkeep of the

property was performed; (6) that InTown had specific control and authority to make

management decisions material to the personal safety and security of the plaintiffs; (7) that

InTown had specific control and authority to make management decisions pertaining to the

hiring, firing, and suspension of employees or security at the motel; (8) that InTown’s agents

and/or employees had warranted and/or covenanted that the property where Howard and

Poole were staying as invitees was secure, safe, fit for its particular purpose, properly

maintained, under proper upkeep, and reasonable security measures were provided and

maintained for the plaintiffs, that security would be adequate to both protect the room where

the plaintiffs were staying, as well as control and maintain the property and enforce security

3 procedures, including but not limited to stopping loiterers and trespassers from entering the

property and/or removing trespassers and loiterers from the property; (9) that InTown had

failed to provide adequate first aid to the plaintiffs and had failed to instruct its employees

on providing first aid to the plaintiffs; and (10) that InTown had failed to warn Howard and

Poole of the atmosphere of violence that existed on and around the property, had failed to

provide notice of the prior crimes occurring on and around the property, and had failed to

warn the plaintiffs of the previous assaults and robberies occurring on and around the

property.

¶4. Trial commenced on September 21, 2009, and the jury returned a general verdict in

favor of Howard and Poole on September 23, 2009.

¶5. Numerous Jackson police officers testified at trial regarding calls for service at

InTown. One officer had been called to InTown Suites as many as thirty times to respond

to “armed robberies, auto burglaries, car jackings, just auto thefts; different things of that

nature . . . primarily major crimes.” The officer had advised the manager of InTown that the

crime problem on the property could be eliminated by hiring professional security.

¶6. A lieutenant with the Jackson Police Department testified that “InTown Suites . . . had

a number of problems on their property. Specifically they’ve had robberies. They’ve had

burglaries. Cars have been stolen. There’s prostitution, drugs on the property; just anything

you can think of.” The lieutenant testified that he was “advised that [InTown] had a courtesy

officer. He was not a security officer, nor a security guard . . . . [T]he difference is a

courtesy officer, he was not armed and was not properly trained to handle any type situations

that would come up. He was only to call the police . . . if he saw something there on the

4 property criminal in nature.” The lieutenant also testified that he had told the manager of

InTown that off-duty officers “would be more than willing to come out there and work off

duty after we got off work to patrol the property . . . .” The lieutenant further testified that

he had instructed the manager that InTown should be informing its customers of the problems

that had been occurring on the property, and that the manager had indicated that InTown

would have no customers if such a warning were given.

¶7. Another officer testified that he was a part of the “delta strike force,” which the

Jackson Police Department had formed in an effort to deter crimes along the Interstate 55

corridor.

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