TOYOTA MOTOR CORPORATION v. JAMES LOUIS ROBERTSON

Court of Appeals of Georgia·Decided September 1, 2026·No. A26A0989·Published

Opinion

FIRST DIVISION

BARNES, P. J.,

MARKLE and HODGES, JJ.

NOTICE: Motions for reconsideration must be physically received in our clerk’s office within ten days of the date of decision to be deemed timely filed.

https://www.gaappeals.gov/rules

September 1, 2026

In the Court of Appeals of Georgia A26A0988. ROBERTSON et al. v. TOYOTA MOTOR CORPORATION et al.

A26A0989. TOYOTA MOTOR CORPORATION et al. v.

ROBERTSON et al.

HODGES, Judge.

Charles Robertson died in his sleep from carbon monoxide (“CO”) poisoning, with contributing toxic effects from his consumption of fentanyl and methadone, after he left his 2015 Lexus GS 350 running in the attached garage below his apartment. Robertson’s father, individually and as the administrator of Robertson’s estate (the “estate”), sued Mid-America Apartments and its property manager (“MAA”), as well as Toyota Motor Corp. and others involved in the manufacture, distribution, and sale of the vehicle (“Toyota”). The estate claimed, among other things, that MAA was negligent in failing to install a CO detector/alarm in Robertson’s residence and

that Toyota was negligent in its design, manufacture, and sale of a vehicle that lacked both an automatic shut-off feature and an adequate warning/alarm system that would activate when the engine was left running.

MAA moved for summary judgment and Toyota moved for partial summary judgment. The trial court granted MAA’s motion and denied Toyota’s. The trial court also excluded the testimony of three of the estate’s expert witnesses, and allowed the expert testimony of another estate expert.

The parties filed cross-appeals, which are consolidated for our review. In Case No. A26A0988, the estate argues that the trial court erred in granting MAA’s motion for summary judgment and in excluding the testimony of three of its expert witnesses. In Case No. A26A0989, Toyota argues that the trial court erred in denying its motion for partial summary judgment1 and in refusing to exclude the testimony of one of the estate’s experts. For the reasons that follow, we affirm in Case No. A26A0988 and we affirm in part and reverse in part in Case No. A26A0989.

Case No. A26A0988

1 Following oral argument in this case, Toyota filed a supplemental appellate brief stating that its enumeration of error in Case No. A26A0989 regarding a trial court ruling on the estate’s failure to warn claim is now moot. As a result, we will not address that enumeration.

1. In its first enumeration, the estate argues that the trial court erred in granting MAA’s motion for summary judgment pursuant to OCGA § 44-7-14.

“We review the grant or denial of a motion for summary judgment de novo, and we must view the evidence, and all reasonable inferences drawn therefrom, in the light most favorable to the nonmovant.” Usry v. City of Sandersville, 374 Ga. App. 439 (913 SE2d 72) (2025). Summary judgment is appropriate when “the pleadings, depositions, answers to interrogatories, and admissions on file, together with the affidavits, if any, show that there is no genuine issue as to any material fact and that the moving party is entitled to a judgment as a matter of law[.]” OCGA § 9-11-56(c).

OCGA § 44-7-14 provides:

Having fully parted with possession and the right of possession, the landlord is not responsible to third persons for damages resulting from the negligence or illegal use of the premises by the tenant; provided, however, the landlord is responsible for damages arising from defective construction or for damages arising from the failure to keep the premises in repair.

“Under OCGA § 44-7-14, a landlord not in possession of a rental property ... is responsible only for damages arising from either ‘defective construction’ or ‘the failure to keep the premises in repair.’” WCE Holdings B, LLC v. Lewis, 363 Ga. App.

29, 31 (870 SE2d 522) (2022), quoting OCGA § 44-7-14. Nor is a landlord who is not in possession of a rental property responsible for “‘damages resulting from the negligence ... of ... the tenant.’” Martin v. Johnson-Lemon, 271 Ga. 120, 122(1) (516 SE2d 66) (1999), quoting OCGA § 44-7-14.2 It is undisputed that MAA was an out-of-possession landlord and that Robertson was a tenant at MAA Gardens under a written lease, the validity of which has not been contested. In its complaint, the estate asserted that MAA owed Robertson “a duty to maintain the property in a reasonably careful manner and to protect its occupants from unreasonable risk of harm[,]” and that MAA was negligent in failing to install a CO alarm.

MAA moved for summary judgment, arguing that under OCGA § 44-7-14, an out-of-possession landlord cannot be liable in tort to its tenant unless the damages arise from defective construction or a failure to keep the premises in repair. It contended that the estate had raised neither claim. The trial court agreed. As the trial

2 Our Supreme Court also has determined that in cases such as this that involve an out-of-possession landlord, assessing a landlord’s liability based upon principles of common law negligence or pursuant to OCGA § 51-3-1, “which sets forth the general duty owed by an occupier of land to invitees, ... is inapplicable[.]”Martin, 271 Ga. at 123(1).

court determined and the estate concedes, the estate has not asserted a faulty construction claim. The only issue before us, then, relates to damages caused by any failure to repair. As outlined above, however, the complaint does not assert that the apartment was ever out of repair; it only claims, as the trial court found, that MAA failed to “maintain” the apartment. Also, in depositions, Robertson’s father specifically stated that he was not alleging that MAA had failed to repair anything in the apartment.

The estate’s appellate brief does not directly address the trial court’s finding that it never alleged a failure to repair. Although we review an appeal from the grant or denial of a motion for summary judgment de novo, Usry, 374 Ga. App. at 439, we still must evaluate whether an argument was preserved for review. See OVIP, Inc., v. Blockbuster Textiles, LLC, 289 Ga. App. 276, 278(1) (656 SE2d 907) (2008) (finding, in appeal from grant of summary judgment, that this Court will not consider issues presented for the first time on appeal).

Here, as noted above, the complaint alleges only a failure to maintain the premises. In Gainey v. Smacky’s Invs., Inc., 287 Ga. App. 529 (652 SE2d 167) (2007), this Court determined that an out-of-possession landlord’s duty under OCGA § 44-7-

14 arises “only in instances where there is a duty to repair and notice has been given of the defect. Such duty does not include a duty of maintenance.” Gainey, 287 Ga. App. at 530(2)(a) (punctuation omitted; emphasis added). Accord Karle v. Belle, 310 Ga. App. 115, 117 (712 SE2d 96) (2011) (finding, where tenant alleged that landlord failed to inspect or maintain a water heater, that “OCGA § 44–7–14 does not impose a ‘duty of maintenance’ on an out-of-possession landlord”).

Pertinently, our Supreme Court has viewed a claim similar to the estate’s as a maintenance issue, rather than a repair issue. In Martin, a tenant’s guest dove into a swimming pool at a rental property, hit his head, and drowned. 271 Ga. at 121. Analogous to the lack of a CO detector in the instant case, the swimming pool lacked depth markers. Id. The Martin Court examined the landlord’s statutory duty to repair, noting,

it is not alleged, and is not shown in the record, that the swimming pool ever was in a state of disrepair. A repair contemplates an existing structure which has become imperfect, and means to supply in the original structure that which is lost or destroyed, and thereby restore it to the condition in which it originally existed, as near as may be.

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