Steward v. HOLLAND FAMILY PROPERTIES, LLC
726 S.E.2d 251
Va.2012Background
- Dontral Steward, an infant, sues Holland and Cross for injuries from lead paint exposure at rentals.
- Lead paint was present and deteriorating on Holland's and Cross's properties, causing Steward's lead poisoning and impairments.
- Steward, through Rosa Steward, alleged negligence per se and common law negligence against the Landlords.
- Circuit court granted demurrers to both counts, dismissing Steward's amended complaint.
- This Virginia Supreme Court decision affirms the circuit court, holding no tort duty exists for landlords under common law, VRLTA, or leases in this case.
Issues
| Issue | Plaintiff's Argument | Defendant's Argument | Held |
|---|---|---|---|
| Does VRLTA or common law create a tort duty on landlords to comply with building codes? | Steward argues landlords have a tort duty to meet health/safety codes. | Landlords contend no tort duty exists; duties are contractual or statutory, not tort-based. | No tort duty; VRLTA does not create a duty in tort. |
| Did lease provisions shift the duty of repair from landlord to tenant in tort? | Leases requiring code compliance shift duty to landlords in tort. | Such covenants are contract-based and do not create a tort duty to repair. | Leases do not abrogate the common law tort duty; no tort duty imposed. |
| Does the VRLTA or statutory duties establish a negligence per se claim for lead-paint violations? | VRLTA statutory duties create a per se standard of care for lead-paint violations. | Isbell holds VRLTA provides contractual, not tort, duties; no negligence per se based on VRLTA. | VRLTA does not provide the requisite statutory basis for negligence per se. |
Key Cases Cited
- Isbell v. Commercial Inv. Assocs., Inc., 273 Va. 605 (Va. 2007) (VRLTA creates contractual, not tort, duties)
- Caudill v. Gibson Fuel Co., 185 Va. 233 (Va. 1946) (landlord duty resides in tenant possession; no tort duty upon landlord)
- McGuire v. Hodges, 273 Va. 199 (Va. 2007) (statutes can establish standard of care; does not alone create tort duty)
- Kaltman v. All Am. Pest Control, Inc., 281 Va. 483 (Va. 2011) (statutes set standard of care; no automatic duty shift to tort)
- Yuzefovsky v. St. John's Wood Apts., 261 Va. 97 (Va. 2001) (demurrer standard; facts assumed true for pleading analysis)