MEMORANDUM OPINION
Presently pending and ready for review in this Fair Housing Act case is the motion of Defendant Greenbelt Homes, Inc. to dismiss count III of Plaintiffs amended complaint (ECF No. 13). The issues are fully briefed and the court now rules pursuant to Local Rule 105.6, no hearing being deemed necessary. For the reasons that follow, Defendant’s motion will be denied.
I. Background
Plaintiff Darlene Brengle initiated this lawsuit against Defendant Greenbelt Homes, Inc. (“GHI”) on August 3, 2010. (ECF No. 1). Her amended complaint asserts three counts: count I alleges that GHI discriminated against her in violation of the Fair Housing Act, 42 U.S.C. § 3601 et seq.; count II alleges that GHI is liable for negligence; and count III alleges that GHI is liable for intentional infliction of emotional distress (“IIED”).
Ms. Brengle is a fifty-four year old woman disabled by kidney disease and respiratory and immune system disorders. (ECF No. 11 ¶ 1). GHI is a non-profit corporation and housing cooperative consisting of approximately 1,600 homes, including townhouses, attached homes, and related
In October 2007, Ms. Brengle learned that GHI was considering using certain toxic chemicals to eliminate bamboo and other invasive plants in areas near to her unit. (Id. ¶ 13). At that time she asked GHI to refrain from using pesticides or herbicides near her home because of the potential adverse effects on her health. Along with her request she submitted a letter from her doctor stating that “exposure to pesticides and herbicides ‘will greatly jeopardize her health and possibly cause irrevocable damage’ because Ms. Brengle’s fragile health left her ‘unable to metabolize these [chemicals] adequately and therefore [she] can have more severe reactions.’ ” (Id. ¶ 14). Beginning in October 2007, Ms. Brengle also contacted her neighbors, the GHI Board of Directors, and GHI management about the potential harm to her from the use of the proposed chemicals, had a letter published in the local paper, gathered signatures from neighbors for a petition protesting the use of the pesticides, and engaged in other activities to notify the GHI staff and Board of her concerns. (Id. ¶ 15). Ms. Brengle alleges that, in response, the GHI Board members, management, and staff “belittled her; expressed skepticism about the effect of the chemicals on her health; provided incomplete and misleading information concerning chemicals to be used; impugned her character and falsely accused her of gaining access to a GHI office without permission; and insisted that GHI would continue to use pesticides and herbicides if its Board of Directors deemed it advisable.” (Id. ¶ 17). Nevertheless, GHI also made written and oral promises to provide Ms. Brengle with advance notice before applying the chemicals so that she had an opportunity to be absent from the premises during those times. (Id. ¶ 17).
Despite these assurances, on May 20, 2009, GHI permitted a contractor to apply the pesticide “Phantom” to the unit immediately below Ms. Brengle’s unit. (Id. ¶ 19). GHI did not provide Ms. Brengle with advance warning, but she happened to be away from her unit at the time. Within moments of her return to the building she experienced “a strong and painful burning sensation on her face and in her eyes and throat and she developed a severe headache and nausea.” (Id. ¶ 21). Shortly thereafter she experienced respiratory distress and “acute airway obstruction to the point she nearly stopped breathing” and was taken to the emergency room. (Id. ¶¶ 22-23). At the hospital, tests confirmed that she had been exposed to toxic chemicals and had an acute asthma attack, and she was advised not to return to her home until the chemicals were removed. (Id. ¶¶ 23-24). In the following weeks, Ms. Brengle consulted five other physicians regarding her condition. They concluded that the chemical exposure exacerbated a number of her conditions and diagnosed her with chemical poisoning, reactive upper and lower airway disease of severe degree, significant toxic encephalopathy, and mild peripheral neuropathy. (Id. ¶¶ 27-28).
On May 22, 2009, Ms. Brengle notified the General Manager of GHI, Gretchen
In count III of her amended complaint Ms. Brengle alleges that “through its mistreatment ... and its extreme callousness, and by exposing her to toxic chemicals despite her repeated warnings that such exposure could be extremely harmful to her health and well-being, GHI caused [her] severe emotional distress.” (Id. ¶ 43). She alleges that she is “often overcome physically and emotionally by the enormity of these difficult circumstances, and by anxiety, fear and distress about not being able to recover both physically and financially and to get back into stable housing.” (Id.). She further alleges that her distress “is debilitating and prevents her from being able to interact with others and attend to basic requirements concerning sleep and diet, which further affects her physical health” and that her emotional distress “is further exacerbated by her loss of a stable living environment or any semblance of a ‘home.’ ” (Id. ¶¶ 67-68).
GHI moved to dismiss count III of the amended complaint on November 22, 2010, pursuant to Fed.R.Civ.P. 12(b)(6) for failure to state a claim. (ECF No. 13). Ms. Brengle opposes the motion. (ECF No. 14).
II. Analysis
A. Standard of Review
The purpose of a motion to dismiss pursuant to Fed.R.Civ.P. 12(b)(6) is to test the sufficiency of the plaintiffs complaint. See Edwards v. City of Goldsboro,
In its determination, the court must consider all well-pled allegations in a complaint as true, Albright v. Oliver,
B. Analysis
The tort of intentional infliction of emotional distress was first recognized by the Maryland Court of Appeals in Harris v. Jones,
GHI argues that Ms. Brengle has failed to plead adequate facts to establish an IIED claim. Specifically, GHI contends that Ms. Brengle has failed to allege facts sufficient to establish three of the requisite elements — that GHI’s conduct was intentional or reckless, that its conduct was extreme and outrageous, and that Ms. Brengle suffered extreme emotional distress. (ECF No. 13-1). Ms. Brengle disagrees and maintains that she sufficiently pled each element of her claim. (ECF No. 14-1, at 1). Each contested element will be discussed in turn.
1. Intentional or Reckless Conduct
To satisfy the first element of an IIED claim, a plaintiff must demonstrate that the defendant either “desired to inflict severe emotional distress, knew that such distress was certain or substantially certain to result from his conduct, or acted recklessly in deliberate disregard of a high degree of probability that emotional distress would follow.” Interphase Garment Solutions, LLC,
Ms. Brengle argues that GHI was made well aware that exposure to pesticides would have severe and adverse health consequences for her, including severe emotional distress, and, thus, its decision to use Phantom near her unit “cannot be considered anything less than an act of reckless disregard.” (ECF No. 14-1, at 6). In support, Ms. Brengle points to paragraphs 14, 16, and 63 of her amended complaint, where she alleges that she “informed GHI of the potentially grave effects of pesticides and herbicides on her health,” (ECF No. ¶ 3), that “GHI was
2. Outrageous or Extreme Conduct
To satisfy the second element, the conduct in question must “completely violate human dignity,” and “strike to the very core of one’s being, threatening to shatter the frame upon which one’s emotional fabric is hung.” Interphase Garment Solutions, LLC,
In evaluating whether the identified conduct is extreme and outrageous, courts should consider multiple factors, including the context in which the conduct occurred, the personality of the plaintiff and her susceptibility to emotional distress, and the relationship between the defendant and plaintiff. See, e.g., Moniodis v. Cook,
In this case, Mr. Brengle alleges that it was extreme and outrageous for GHI recklessly to expose her to chemical poisoning after repeated warnings that doing so would cause her significant and permanent physical and emotional harm
GHI argues that Ms. Brengle’s allegations are insufficient because there is no allegation that she suffered from any emotional or psychological ailments that made her vulnerable to emotional distress and because breaching promises or engaging in conduct that a defendant knows will cause physical harm does not rise to the level of outrage necessary to find liability for the tort. (ECF No. 13-1, at 18-20). GHI also attempts to distinguish the facts alleged here from the cases where IIED claims have survived motions to dismiss or for summary judgment. (ECF No. 15, at 11-15).
The alleged conduct in this case is perhaps not as extreme or outrageous as the conduct in the eases cited by Ms. Brengle, but this is also more than a run-of-the-mill breach of contract or physical tort case. Ms. Brengle went to great lengths to convey to GHI the potential harm to her health that would result from her exposure to pesticides or other toxic chemicals.
3. Extreme Emotional Distress
To satisfy the fourth element, one must suffer “a severely disabling emotional response to the defendant’s conduct.” Harris,
There was evidence that she did suffer from a pre-existing nervous condition; her emotional state, however, deteriorated significantly after her termination. She took greater amounts of medication and began to sleep most of the time. She became a recluse, her husband testified, and did not “come out of it” for a year. Relatives came to the home to tend to household chores which Ms. Cook could no longer perform. Shetook pains to avoid contact with neighbors who might ask her why she no longer worked at Rite-Aid.
Id. at 16,
systemic hypertension and loss of visual acuity in his left eye, required hospitalization for severe emotional distress, shock and fright to his nervous system; he suffered depression, anxiety, obsession ... and impairment of his ability to form intimate relationships with women, all said injuries requiring psychological therapy and counseling; he lost the benefit received from prior psychological counseling.
Here GHI contends that the allegations in the amended complaint do not state facts showing that Ms. Brengle’s emotional distress was severely disabling and that mere conclusory allegations to that effect are insufficient. (ECF No. 13-1, at 13). Ms. Brengle’s complaint contains more than conclusory allegations. In addition to alleging that she experienced “severe anxiety,” “isolation,” “extreme sadness,” and “devastation,” (ECF No. 11 ¶¶ 44, 49), Ms. Brengle has alleged that the distress is debilitating and it has prevented her from attending to basic requirements of life such as having a permanent home and eating and sleeping regularly and interacting with others. {Id. ¶ 67). It is true that the facts proven may ultimately show that these conditions were not caused by the defendant’s actions or details may emerge in discovery that indicate a more limited level of disruption in Ms. Brengle’s life, but taking the facts as pled she has alleged a severe level of emotional distress. Ms. Brengle’s amended complaint contains more than the bare allegation that she suffered severe emotional distress and is thus distinguishable from the bare bones allegations that were deemed inadequate in the recent cases cited by GHI. (ECF No. 13-1, at 15) (citing Templeton v. First Tenn. Bank, N.A., No. WDQ-09-3280,
For the foregoing reasons, Defendant’s motion to dismiss count III of the amended complaint will be denied. A separate Order will follow.
Notes
. Ms. Brengle's initial complaint contained the same three counts. GHI moved to dismiss count III of the initial complaint on October 22, 1010 (ECF No. 9). Rather than opposing the motion, Ms. Brengle filed an amended complaint on November 5, 2010. (ECF No. 11).
. GHI contends that Ms. Brengle’s factual allegations relate only to GHI being told that exposure to chemicals would put her at the risk of physical harm and make no reference
In October and November 2007, Ms. Brengle asked GHI not to use pesticides or herbicides in, or in the vicinity of, her unit, and informed GHI of the potentially grave effects of pesticides and herbicides on her health. Her request was subsequently supported by a letter from her doctor in November 2007, indicating that exposure to pesticides and herbicides “will greatly jeopardize her health and possibly cause irrevocable damage” because Ms. Brengle's fragile health left her "unable to metabolize these [chemicals] adequately and therefore [she] can have more severe reactions.
(ECF No. 11 ¶ 14.) This paragraph refers to grave effects on Ms. Brengle's "health.” Health is not obviously limited to physical health, but rather the term is broad enough to encompass mental and emotional health as well.
