KoKo Motel, Inc. and Ramon Mendoza v. Arthur Mayo

CourtCourt of Appeals of Texas
DecidedNovember 21, 2002
Docket07-01-00332-CV
StatusPublished

This text of KoKo Motel, Inc. and Ramon Mendoza v. Arthur Mayo (KoKo Motel, Inc. and Ramon Mendoza v. Arthur Mayo) is published on Counsel Stack Legal Research, covering Court of Appeals of Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
KoKo Motel, Inc. and Ramon Mendoza v. Arthur Mayo, (Tex. Ct. App. 2002).

Opinion

NO. 07-01-0332-CV

IN THE COURT OF APPEALS

FOR THE SEVENTH DISTRICT OF TEXAS

AT AMARILLO

PANEL B

NOVEMBER 21, 2002 ______________________________

KOKO MOTEL, INC.,

Appellant

v.

ARTHUR MAYO,

Appellee _________________________________

FROM THE 237TH DISTRICT COURT OF LUBBOCK COUNTY;

NO. 97-560,912; HON. SAM MEDINA, PRESIDING _______________________________

Before QUINN, AND JOHNSON, J.J., AND BOYD, SJ.1

Koko Motel, Inc. (Koko) appeals from a judgment awarding Arthur Mayo (Mayo)

damages for personal injuries sustained on the premises of the motel. His injuries were

caused by a condition which a plumber, Ramon Mendoza, created while fixing a sewer line

in the motel lobby. Six issues are asserted as grounds justifying reversal of the judgment.

Through them, Koko argues that 1) the trial court erred in failing to ask the jury (through

the charge) whether Koko controlled the manner in which the plumber performed his

1 John T. Boyd, Chief Justice (Ret.), Seventh Court of Appeals, sitting by assignment. Tex. Gov’t Code Ann. §75.002(a)(1) (Vernon Supp. 2002). duties, 2) the evidence is legally or factually insufficient to show that Koko had actual or

constructive knowledge of the premises defect, 3) the trial court erred in denying Koko’s

motion for a mistrial after both parties introduced substantial evidence on the issue of

control prior to Mayo non-suiting his action for negligent activity, 4) the trial court erred in

admitting, over its objection, expert evidence that was not produced prior to trial, and, 5)

the evidence is legally and factually insufficient to support the damages awarded for lost

wages and earning capacity. We affirm the judgment.

Background

Upon reading the record in a light most favorable to the judgment, Raw Hide Oil &

Gas v. Maxus Exploration, 766 S.W.2d 264, 276 (Tex. App.—Amarillo 1988, writ denied)

(requiring that we do so when questions about the legal sufficiency of the evidence are

raised), we note the following. Koko retained Mendoza, an independent contractor, to

repair a sewer line inside the motel lobby. Performance of the job entailed the removal of

soil and debris, including pieces of concrete from the foundation, to gain access to the line.

The hole he excavated in the concrete floor was three to four feet long. Underneath the

floor, however, it was approximately 12 feet long and four feet deep. As the soil and debris

were removed, Mendoza carried it in buckets to an unenclosed utility trailer parked on the

sidewalk outside an entrance to the facility. He would empty the buckets onto the trailer,

and then empty the trailer elsewhere once it was filled with debris. Mendoza admitted that

debris would sometimes fall off the trailer onto the ground.

2 Mendoza had been performing the work for several days when Mayo (a rigger

touring with the band Night Ranger) rented a room at the motel.2 Upon returning to the

lobby of the motel after speaking to associates in the parking lot, Mayo walked past

Mendoza’s trailer and slipped upon a piece of concrete laying on the ground. As he fell,

his foot apparently struck the trailer, which resulted in the fracture of a metatarsal bone.3

Mayo then noticed the concrete object on which he slipped, picked it up, and tossed it into

the trailer with the other debris from Mendoza’s work. After doing so, Mayo also noticed

that the trailer was “slammed” with “rubble” and that a mound of it also lay against the wall

of the motel.

Mayo subsequently entered the motel lobby with help from others and spoke with

the receptionist on duty. When he told her of what happened, she stated that she was

“really sorry” and that she “hope[d] we can get maintenance to clean that up, we’ve told

them about it.” No barriers or markers surrounded the trailer’s site at the time, though

Koko personnel did place some there at night so guests could see the area. And, that

Mayo was a business invitee at the time he fell is undisputed.

Mayo sued Koko, alleging causes of action sounding in negligence and premises

liability. Only the latter was submitted to the jury, however, for he non-suited the former

once trial began. Eventually, the jury found Koko responsible for the incident and ensuing

injury and awarded Mayo $5,000 for past physical pain and mental anguish, $25,000 for

2 A rigger is one who designs and operates systems for moving scenery, props, and staging for concerts and shows. 3 Needless to say, the record is somewhat unclear given that Mayo was apparently pointing to pictures as he described his injury and the litigants did not clarify for the record to what he was pointing.

3 future physical pain and mental anguish, $270,000 for loss of earning capacity in the past,

$1,200,000 for loss of earning capacity in the future, $5,000 for disfigurement in the past,

and $6,000 for medical care in the past. A judgment on that verdict was then entered by

the trial court.

Issue One — Instruction on the Matter of Control

In its first issue, Koko argues that the trial court erred when it refused to submit to

the jury an instruction on whether Koko controlled the work being done by Mendoza. The

motel was allegedly entitled to same because Mendoza was an independent contractor,

and the owner/occupier of the land is not responsible for conditions created by an

independent contractor unless the owner / occupier controlled the work being done. The

case of Clayton W. Williams, Jr., Inc. v. Olivo, 952 S.W.2d 523, 527 (Tex. 1997) is cited

as support for the proposition. We disagree with Koko and overrule the issue.4

In Clayton, the Texas Supreme Court had before it a circumstance wherein the

employee of an independent contractor (Olivo) fell from a pipe rack (while working at an

oil and gas drilling site) and landed on drill pipe thread protectors that had been left on the

ground by the previous shift. Olivo sued Clayton (the lease operator) and others, asserting

causes of action sounding in premises liability, negligence, and gross negligence.

4 We note that the issue before us does not involv e the assignment of liability under circumstances wherein the land owner relinquished control over the premises or parts thereof to an independent contractor. Nor does Koko suggest that it lacked the right to control the premises themselves, including the area on which Mendoza worked and piled the material he excavated. Thus, the issue before us is whether 1) a motel owner/operator can invite motel guests to enter the establishment, 2) then escape liability when one of those guests is injured by a condition of which the owner/operator knows, 3) but which an independent contractor retained by the motel owner/operator created. In effect, we must answer whether the right to control the premises alone imposes liability when the known defect was created by neither the injured business invitee or those for whom he worked. Or, may a motel owner do nothing to protect those renting rooms from hazardous conditions simply because third parties hired by the motel but over whom the motel owner had no control created them?

4 However, only the theory of negligence was submitted to the jury even though Olivo’s

injury was caused by a condition of the premises, as opposed to active negligence. The

jury then entered a verdict in favor of the plaintiffs, and the trial court entered a judgment

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