Magdalena Garcia and Gonzalo Avelar A/K/A Gonsalo Avelar A/K/A Gustavo Avelar v. Daniel MacIas Nunez

Court of Appeals of Texas·Decided November 20, 2018·No. 05-17-00631-CV·Published

Opinion

AFFIRMED AS MODIFIED and Opinion Filed November 20, 2018

S In The

Court of Appeals

Fifth District of Texas at Dallas No. 05-17-00631-CV

MAGDALENA GARCIA AND GONZALO AVELAR A/K/A GONSALO AVELAR A/K/A GUSTAVO AVELAR, Appellants V.

DANIEL MACIAS NUNEZ, Appellee

On Appeal from the 193rd Judicial District Court Dallas County, Texas

Trial Court Cause No. DC-16-02267

MEMORANDUM OPINION

Before Justices Stoddart, Whitehill, and Boatright Opinion by Justice Whitehill

Appellee Daniel Macias Nunez sued appellants Magdalena Garcia and Gonzalo Avelar for negligence after Nunez sustained personal injuries while helping Avelar replace a window in a house. Specifically, he claimed that he injured his right arm when he fell from a ladder. The case was tried without a jury, and the trial court rendered judgment for Nunez.

Appellants raise five issues on appeal. In resolving those issues, we hold, among other things, that (i) Texas Civil Practice and Remedies Code Chapter 95 does not apply to Nunez’s claims because they do not arise from the condition or use of an improvement to real property and (ii) the trial court abused its discretion by awarding Nunez disfigurement damages that were

neither pled nor tried by consent. We modify the judgment to eliminate the past and future disfigurement damages and affirm the judgment as modified.

I. BACKGROUND

A. Facts The trial evidence supported the following facts:

Appellants Garcia and Avelar are married. They own some rental properties, and Avelar does most of the maintenance on those properties.

One of appellants’ rental houses had a broken window. Avelar hired Nunez to help him replace it. On July 14, 2014, they went to the house and removed the broken window. Then Avelar went inside the house. Nunez testified, “[Avelar] told me to grab the ladder so that I could help him to screw in the [new] window.” The ladder was about four feet tall. Photos taken outside the house showed that the bottom of the window was slightly higher than the top of the ladder.

Nunez’s testimony about the accident was not entirely clear, but he seemed to say that the ladder’s top step was made of plastic and appeared “discolored, without color” and “burnt.” The plastic broke when he stepped on it, and he fell. Avelar took him to the hospital for treatment.

Avelar’s testimony indicates that he did not see the accident; rather, he briefly left the window area to get some screws and returned to find Nunez “strewn on the ground.” He further said that the ladder was not broken the day of the accident and that it didn’t break that day. He also said that he used it after the day of the accident and there was nothing wrong with the top step. He later showed the ladder to someone sent by Nunez’s lawyer. Sometime after that, the ladder was stolen from the yard.

Medical records state that Nunez (i) “lost his balance and fell” and (ii) suffered a dislocated right elbow. He had surgery on his right elbow the day of the accident. Records from September

2014 indicate that Nunez suffered from some impairment in carrying, moving, and handling objects.

Nunez testified that he still had some pain from the injury, he can’t carry heavy things, and the injury prevents him from doing construction work. Now he does “warehouse work,” and he uses his left arm to do his work. B. Procedural History Nunez sued appellants for negligence. They answered and asserted various defenses.

The case was tried in a one-day bench trial. The parties were the only witnesses.

The trial judge signed a judgment awarding Nunez $227,624.72 in damages against appellants jointly and severally. The judge also signed findings of fact and conclusions of law. The findings detailed the damages found as follows:

Past pain and suffering $75,000 Past physical impairment $75,000 Past disfigurement $10,000 Past reasonable and necessary medical expenses $32,624.72 Future pain and suffering $10,000 Future physical impairment $20,000 Future disfigurement $5,000

Appellants timely appealed. Nunez did not file an appellee’s brief.

II. ANALYSIS

A. Summary of the Issues Appellants raise five issues:

First, the trial court should have rendered a take-nothing judgment against Nunez based on Texas Civil Practice and Remedies Code Chapter 95.

Second, the trial court should have rendered a take-nothing judgment against Nunez because as a matter of law appellants owed Nunez no duty.

Third and fourth, the damages findings are supported by legally and factually insufficient evidence.

Fifth, the disfigurement awards must be reversed because they were neither supported by the pleadings nor tried by consent.

B. Issue One: Does Texas Civil Practice and Remedies Code Chapter 95 bar Nunez’s claim?

Texas Civil Practice and Remedies Code Chapter 95 makes it more difficult to recover from property owners in certain negligence cases. See generally TEX. CIV. PRAC. & REM. CODE §§ 95.001–.004. If the statute applies, the claimant must prove the two elements stated in § 95.003 to recover. See id. § 95.003; Abutahoun v. Dow Chem. Co., 463 S.W.3d 42, 51–52 (Tex. 2015). Appellants argue that (i) Chapter 95 applies to Nunez’s claims and (ii) Nunez introduced insufficient evidence of the § 95.003 elements.

1. Error Preservation Appellants’ live pleading did not invoke Chapter 95, and on appeal they do not claim to have raised Chapter 95 in the trial court. Rather, they argue that Chapter 95 is not an affirmative defense, citing Gorman v. Meng, 335 S.W.3d 797, 803 (Tex. App.—Dallas 2011, no pet.), disapproved on other grounds by First Tex. Bank v. Carpenter, 491 S.W.3d 729, 732–33 (Tex. 2016). Still, even if Chapter 95 is not an affirmative defense, to preserve the issue for appeal it was arguably incumbent on appellants to make the trial court aware that Chapter 95 applied and barred Nunez’s claim. See TEX. R. APP. P. 33.1.

For purposes of this appeal, we will assume without deciding that error preservation was not necessary.

2. Chapter 95 does not apply.

Appellants’ first issue turns on the meaning of § 95.002, which provides:

This chapter applies only to a claim:

(1) against a property owner, contractor, or subcontractor for personal injury, death, or property damage to an owner, a contractor, or a subcontractor or an employee of a contractor or subcontractor; and

(2) that arises from the condition or use of an improvement to real property where the contractor or subcontractor constructs, repairs, renovates, or modifies the improvement.

CIV. PRAC. § 95.002 (emphasis added).

The supreme court has given § 95.002(2)’s terms their ordinary meanings as developed in Texas jurisprudence. See Abutahoun, 463 S.W.3d at 48–49. It held that “arises from” means “is caused by.” Id. at 48. A “condition” is “either an intentional or an inadvertent state of being.” Id. at 49. “Use” means “to put or bring into action or service; to employ for or apply to a given purpose.” Id. And “improvement” includes “all additions to the freehold except for trade fixtures [that] can be removed without injury to the property.” Id.

Appellants’ reliance on Chapter 95 fails because there is no evidence that Nunez’s claims arise from the condition or use of an improvement to real property. See Gorman, 335 S.W.3d at 802 (indicating that defendant bears the burden of showing that Chapter 95 applies to the claim). The only evidence on point indicates that Nunez was injured by falling from a free-standing ladder, which is not an improvement to real property because it is not an “addition[] to the freehold.” Abutahoun, 463 S.W.3d at 49. Thus, § 95.002(2) has not been satisfied, and Chapter 95 does not apply.

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Magdalena Garcia and Gonzalo Avelar A/K/A Gonsalo Avelar A/K/A Gustavo Avelar v. Daniel MacIas Nunez (Magdalena Garcia and Gonzalo Avelar A/K/A Gonsalo Avelar A/K/A Gustavo Avelar v. Daniel MacIas Nunez) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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