R&R Family Invests. v. Plastic Moldings Corp.
2016 Ohio 8125
Ohio Ct. App.2016Background
- R&R Family Investments (R&R) owns downhill property at 1995 Grand Avenue; PMC and successors owned the adjacent uphill lot.
- Beginning 2011–2014, soil and debris periodically slid from the uphill lot onto R&R’s property; a 2014 landslide caused structural and water damage.
- Geotechnical testing (Kowalski) concluded the 2014 slide resulted from natural soil movement with no human alteration in ~50 years.
- R&R sued PMC, Gerdes Holding, and later owner Charter Commercial alleging nuisance and trespass; defendants moved for summary judgment.
- Trial court granted summary judgment to defendants on nuisance and trespass (R&R’s motions denied); R&R appealed.
Issues
| Issue | Plaintiff's Argument | Defendant's Argument | Held |
|---|---|---|---|
| Whether defendants owed a duty to prevent or remediate landslides (nuisance/negligence) | Landowners should owe a duty to adjoining owners to prevent or repair landslide damage; Heckert and related decisions support expanding duty | Under Section 363 and Heckert, no duty for natural conditions; no alteration or notice here, so no duty | No duty exists for natural landslides between private landowners; summary judgment for defendants affirmed |
| Whether a natural landslide can be a trespass | Landslides constitute a trespass (continuing trespass theory); Davis supports treating slides as trespasses | Trespass requires an intentional/unauthorized act; natural occurrences do not meet that element; claim collapses into negligence | Natural landslides do not constitute trespass absent intentional act or duty to prevent; summary judgment for defendants affirmed |
Key Cases Cited
- Heckert v. Patrick, 15 Ohio St.3d 402 (Ohio 1984) (distinguishes passive vs. active land use and cites Restatement rule limiting liability for natural conditions)
- Apel v. Katz, 83 Ohio St.3d 11 (Ohio 1998) (defines trespass as physical invasion causing direct damages)
- McGlashan v. Spade Rockledge Terrace Condo Dev. Corp., 62 Ohio St.2d 55 (Ohio 1980) (adopts reasonable-use rule for interference with surface water)
- Price v. Seattle, 106 Wn. App. 647 (Wash. Ct. App. 2001) (no duty for landslides absent alteration or notice that made land unnaturally vulnerable)
- Norfolk-Southern Ry. Co. v. City of Pittsburgh, [citation="235 F. App'x 907"] (3d Cir. 2007) (applying Pennsylvania law to require municipal maintenance to prevent landslide harms to adjacent property)