294 Mass. 375 | Mass. | 1936
This is an action to recover for damage to the household effects and other personal property of the plaintiff, while a tenant of the defendant, caused by the escape of steam in the plaintiff’s apartment which was due to the alleged negligence of the defendant. The plaintiff’s writ originally sounded in contract or tort, but at the trial the plaintiff amended his writ to sound in tort alone. The declaration reads as follows: “The plaintiff says that he is and on or about November 26, 1931, was, a tenant of the
The pertinent facts most favorable to the plaintiff, as shown by the record, in substance are as follows: In 1931, the plaintiff became a tenant at will of the defendant. With his wife, and no one else, he occupied an apartment consisting of three rooms and bath, on the second floor of the defendant’s apartment house. The defendant was in control of the steam heating system, the pipes leading to the plaintiff’s apartment, and the radiators therein, and, as landlord, was required to furnish heat to the plaintiff’s apartment under the terms of the plaintiff’s tenancy.
The heating plant maintained in the premises in question was operated by a janitor who lived on the premises. The supply pipe was connected with the radiator in the bedroom of the apartment occupied by the plaintiff by a valve, which was given to the jury on their retiring and was exhibited at the argument to this court. “This valve stands about seven inches in height. It consists of a round hollow piece of brass about three and one half inches in height with a threaded round opening one and one half inches in diameter at the bottom, designed for connection with a steam pipe coming up from a steam boiler. On one side of the valve and at right angles to the opening at the bottom is another opening
In the spring of 1931, the defendant’s janitor, at the request of the plaintiff, removed a radiator from the bedroom of the plaintiff’s apartment, leaving affixed to the supply pipe the hand shut-off valve above described. The plaintiff was present when the radiator was removed and suggested that the janitor take the valve off; this the janitor attempted to do but failed to accomplish for lack of an additional needed wrench. There is no evidence in the record that the janitor removed the valve or that before the escape of steam on November 26, 1931, he inspected the radiators and valves in the plaintiff’s apartment.
It appears that steam was turned on in the fall about a month before November 26, 1931, and prior to this date neither the plaintiff nor his wife noticed any water or steam around the floor near this valve or noticed any leaking anywhere. In this regard the janitor, who was called as a witness by the plaintiff, testified: “1 had no complaints as to escaping steam or water previous to this date [date of accident] from that valve” (in plaintiff’s bedroom) and “I had never seen any water or steam about the radiator previous to that date.”
On November 26, 1931, the plaintiff left his apartment
The defendant does not contend that the janitor had not authority to remove the radiator, or that he had not authority to reinstall the radiator, as he did after the escape of the steam. His contention is that on the facts he owed no duty of keeping the pipe and valve in repair because the act of removing the radiator was a gratuitous act, and the failure of the defendant to make sure that the valve was closed and the nut left tight after the separation of valve and radiator was an act of nonfeasance as distinguished from misfeasance of the defendant. Gill v. Middleton, 105 Mass. 477. Tuttle v. George H. Gilbert Manuf. Co. 145 Mass. 169, 175. McKeon v. Cutter, 156 Mass. 296. The plaintiff does not rest his case upon the distinction between misfeasance as negligence and nonfeasance as negligence in determining whether an action of tort will lie, but rests it upon the fact that the jury might warrantably find on the evidence that the janitor was reasonably bound to know that it was not improbable that the stem of the valve would be raised somewhat and the jam nut and packing loosened; and, finding that such was the fact, the jury could war-
Exceptions overruled.