Diane Berard v. HCP, Inc.
64 A.3d 1215
| R.I. | 2013Background
- Diane Berard sues HCP, Inc. for injuries from a slip on an icy surface at a Warwick premises leased to Healthtrax.
- HCP, an out-of-state landlord, argues it owed no duty to Berard as the invitee of Healthtrax’s tenant.
- Healthtrax’s lease allocated maintenance and repair to the tenant, not the landlord.
- Berard moved for discovery and argued a potential latent defect or landlord‑assumed duty might create liability.
- The trial judge granted summary judgment finding no duty under Holley v. Argonaut Holdings under three exceptions.
- The Rhode Island Supreme Court reviews a grant of summary judgment de novo and considers whether a duty exists as a matter of law.
Issues
| Issue | Plaintiff's Argument | Defendant's Argument | Held |
|---|---|---|---|
| Whether a commercial landlord owes a duty to a tenant’s invitee | Berard contends HCP owed a duty under exceptions in Holley | HCP argues no duty since lease assigns maintenance to tenant and no latent defect or assumed duty | No duty found; Holley exceptions not satisfied |
| Whether the denial of a continuance was an abuse of discretion | Berard sought discovery; continuance denied | HCP contends continuance not required; issue waived | Issue waived; or, alternatively, denial not an abuse of discretion |
Key Cases Cited
- Holley v. Argonaut Holdings, Inc., 968 A.2d 271 (R.I. 2009) (landlord owes invitee only under narrow exceptions; here none apply)
- Lucier v. Impact Recreation, Ltd., 864 A.2d 635 (R.I. 2005) (latent defect and landlord duty standards)
- Neri v. Nationwide Mutual Fire Insurance Co., 719 A.2d 1150 (R.I. 1998) (latent defect undiscoverable upon reasonable inspection)
- DeMaio v. Ciccone, 59 A.3d 125 (R.I. 2013) (negligence generally not summarily adjudicated; duty determination precedes breach)
- Berman v. Sitrin, 991 A.2d 1038 (R.I. 2010) (duty creation is a question of law in negligence actions)
- Ferreira v. Strack, 636 A.2d 682 (R.I. 1994) (duty exists question of law in specific contexts)
- Kennedy v. Providence Hockey Club, Inc., 119 R.I. 70, 376 A.2d 329 (1977) (duty question precedes breach/causation analysis)