Varner v. Classic Communities Corp.

890 A.2d 1068, 2006 Pa. Super. 2, 2006 Pa. Super. LEXIS 2
CourtSuperior Court of Pennsylvania
DecidedJanuary 6, 2006
StatusPublished
Cited by38 cases

This text of 890 A.2d 1068 (Varner v. Classic Communities Corp.) is published on Counsel Stack Legal Research, covering Superior Court of Pennsylvania primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Varner v. Classic Communities Corp., 890 A.2d 1068, 2006 Pa. Super. 2, 2006 Pa. Super. LEXIS 2 (Pa. Ct. App. 2006).

Opinion

OPINION BY

BENDER, J.:

¶ 1 Justin P. Varner, Matthew B. Var-ner, Christopher R. Varner, and Danielle Canning (collectively, “Plaintiffs”), appeal from the January 11, 2005 order denying their petition to open a judgment of non pros that had been entered against them due to their failure to file a certificate of merit pursuant to the rules at Pa.R.C.P. 1042.1-1042.8, which apply to professional liability claims. We affirm.

¶ 2 A brief factual and procedural history follows. Plaintiffs filed a complaint on December 31, 2003, against defendants Classic Communities Corporation (“Classic”), Ronald and Laura Gabriel (“the Ga-briels”), and Barton and Associates, Inc. (“Barton”), (collectively, “Defendants”). Plaintiffs asserted that Betty Bowen (the natural mother of Matthew, Christopher, and Justin Varner), leased a townhouse from its owners, the Gabriels. Classic built the townhouse and Barton was the architectural firm involved in its construction.

¶ 3 Plaintiffs alleged in their complaint that, in the early morning hours of January 6, 2002, while Matthew, Christopher, Justin, and Danielle (Justin’s girlfriend) were visiting with Betty at the townhouse, a fire started in the living room. The fire burned rapidly, consuming the townhouse. Betty died in the fire. Matthew, Justin, and Danielle were able to escape, but suffered severe burn injuries. Plaintiffs’ complaint also alleged that although Christopher did not suffer physical injuries, he suffered great emotional and mental anguish from having seen and experienced the death of his mother and the injuries to his siblings.

¶4 In Count I of Plaintiffs’ first complaint, they asserted a cause of action entitled “negligence” against Classic and Barton; in Count II, they asserted a cause of action entitled “negligence per se” against Classic and Barton; and, in Count III, they set forth a count entitled “negligence” against the Gabriels. Plaintiffs asserted that Classic and Barton breached their duty to abide by the BOCA Code 1 in the *1071 construction of the townhouse by, inter alia, using inadequate fire resistant materials, resulting in a fire that spread more quickly thereby prolonging the entrapment of its occupants. As to the Gabriels, Plaintiffs averred that they, as owners of the townhouse, had a duty to make a reasonable inspection of the premises to ensure that it was in compliance with applicable building codes.

¶ 5 Plaintiffs filed an amended complaint on February B, 2004. Primarily, the difference between the original and the amended complaint is that, in the amended complaint, Plaintiffs more specifically delineated their causes of action against each defendant. Particularly, Counts I and II in the amended complaint asserted “negligence” and “negligence per se,” respectively, against Classic only for its alleged failure to abide by the BOCA Code during construction, especially those portions of the Code pertaining to use of fire resistant materials. Significantly in this appeal, Count III in the amended complaint alleges that Barton was under a duty to abide by the BOCA Code in the construction of the premises, but did not do so, especially with regard to the fire resistant materials provision; and, Count IV against Barton is for negligence per se for violations of the BOCA Code. Finally, Count V, once again, alleged negligence against the Ga-briels.

¶ 6 On June 16, 2004, Barton filed a praecipe for entry of judgment of non pros pursuant to Pa.R.C.P. 1042.6, in which it asserted: “[Barton is] an architectural firm authorized to provide architectural services through licensed professionals, and that no Certificate of Merit has been filed within the time required by Pa.R.C.P. 1042.3, and that there is no motion to extend the time for filing the certificate pending before the court.” Praecipe for Entry of Judgment of Non Pros Pursuant to Pa.R.C.P. 1042.6, 6/16/04. On June 17, 2004, the Cumberland County prothonota-ry entered a judgment of non pros in favor of Barton for Plaintiffs’ failure to file the requisite certificate of merit.

¶ 7 On June 28, 2004, Plaintiffs filed a “Petition to Prohibit Entry of Judgment of Non Pros or, in the Alternative, to Strike or Open Judgment of Non Pros Entered Pursuant to Pa.R.C.P. 1042.6” (hereinafter “Petition to Strike/Open”). On January 11, 2005, the trial court entered an order denying Plaintiffs’ Petition to Strike/Open. Plaintiffs filed this timely appeal.

¶ 8 Plaintiffs’ “Statement of the Questions Involved” in their brief reads as follows:

Whether the trial court erred in entering the order denying the plaintiffs’ petition to strike or open a judgment of non pros, which the trial court entered due to the plaintiffs[’] failure to comply with certain procedural requirements applicable to professional liability claims, in light of the facts that: (1) the plaintiffs’ amended complaint does not include any specific statement asserting a professional liability claim against the defendant architectural firm; (2) the failure of the defendant architectural firm to raise by preliminary objection or answer the issue of whether this was a professional liability action and its failure to comply with Pa.R.C.P. 1042.2(b) show fatal defects on the face of the record prior to any entry of the judgment non pros [sic] pursuant to Pa. R.C.P. 1042.6; and (3) a conflict exists *1072 between Pa.R.C.P. 1042.2, which expressly requires the filing of preliminary objections toward any complaint which the defendant believes has failed to comply with the requisite rules, and Pa. R.C.P. 1042.2(b).

Plaintiffs’ brief at 3. 2 , 3

¶ 9 When reviewing the denial of a petition to strike and/or open a judgment of non pros, we will reverse the trial court only if we find a manifest abuse of discretion. Yee v. Roberts, 878 A.2d 906, 910 (Pa.Super.2005); Hoover v. Davila, 862 A.2d 591, 593 (Pa.Super.2004). “It is well-established that a motion to strike off a judgment of non pros challenges only defects appearing on the face of the record and that such a motion may not be granted if the record is self-sustaining.” Hershey v. Segro, 252 Pa.Super. 240, 381 A.2d 478, 479 (1977). Additionally, the rule governing relief from judgment of non pros indicates in pertinent part:

(b) If the relief sought includes the opening of the judgment, the petition shall allege facts showing that
(1) the petition is timely filed,.
(2) there is a reasonable explanation or legitimate excuse for the inactivity or delay, and
(3) there is a meritorious cause of action.

Pa.R.C.P. 3051(b).

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Bluebook (online)
890 A.2d 1068, 2006 Pa. Super. 2, 2006 Pa. Super. LEXIS 2, Counsel Stack Legal Research, https://law.counselstack.com/opinion/varner-v-classic-communities-corp-pasuperct-2006.