ALVIN KALTMAN, ET AL. v. ALL AMERICAN PEST CONTROL, INC., ET AL.
Record No. 092541
Supreme Court of Virginia
March 4, 2011
OPINION BY SENIOR JUSTICE LAWRENCE L. KOONTZ, JR.
Present: Kinser, C.J., Lemons, Goodwyn, Millette, and Mims, JJ., and Koontz, S.J. FROM THE CIRCUIT COURT OF FAIRFAX COUNTY Marcus D. Williams, Judge
BACKGROUND
Since the circuit court decided this case upon a demurrer without an evidentiary hearing, we will summarize the facts as alleged in the pleadings. Eagles Court Condominium Unit Owners Assʼn v. Heatilator, Inc., 239 Va. 325, 327, 389 S.E.2d 304, 304 (1990)). In doing so, we consider the facts stated*
and all those reasonably and fairly implied in the light most
In 1996, the Kaltmans hired All American Pest Control, Inc. (“AAPC”) to treat and prevent pest infestation at their home on a quarterly basis. On October 23, 2006, AAPC employee Patric J. Harrison performed the Kaltmans’ quarterly pest control treatment. At the time, Harrison was not a licensed pesticide technician in the Commonwealth of Virginia.
Three days before treating the Kaltmans’ home, Harrison treated a commercial establishment with Orthene pesticide. After applying Orthene at that business, Harrison “fail[ed] to thoroughly clean his pesticide application equipment.” As a result, Harrison applied “Orthene dilution as a fan spray” to the baseboards and adjoining floor surfaces throughout the Kaltmans’ home, including “the untreated, porous concrete surfaces in the basement and garage.”
As the pesticide was being applied, the Kaltmans complained to Harrison about the “unusual and extraordinarily pungent” odor. Harrison told them the smell would dissipate, but it did not. Later day, the Kaltmans telephoned AAPC to report their concern about the “overwhelming stench” from the pesticide treatment. They were told that Harrison had
The Kaltmans reported the incident to the Virginia Department of Agriculture and Consumer Services (“VDACS”). During the investigation by VDACS, Harrison admitted that he applied an Orthene dilution to the Kaltmans’ home. Harrison also admitted that he falsified the pertinent work order by documenting that he applied different pesticides.
Laboratory analyses performed by VDACS revealed concentrations of acephate – a key toxic ingredient in Orthene PCO Pellets – in the Kaltmans’ home.1 Orthene PCO Pellets are not licensed for residential use by VDACS. The material safety data sheet for Orthene PCO Pellets states the following: “This product is not for indoor residential use,” “is for use in places other than private homes,” and “do not treat unpainted masonry floors in poorly ventilated areas such as garages or basements . . . since persistent odor could develop.”2
On September 5, 2008, the Kaltmans each individually filed complaints against AAPC and Harrison in the Circuit Court of Fairfax County. Each complaint contained eleven identical counts. The cases subsequently were consolidated by consent order.
AAPC and Harrison filed motions craving oyer for the service agreement between the Kaltmans and AAPC. The circuit court granted their motions and the “Pest Control Service Agreement” between the Kaltmans and AAPC became a part of the pleadings. This agreement lists the pests to be controlled and states that AAPC agrees “to apply chemicals to control
AAPC and Harrison filed demurrers to all the claims asserted against them. As will be discussed in more detail, the circuit court sustained the demurrers to the Kaltmans’ claims of negligence (Counts One, Two, and Three), willful and wanton conduct (Counts Four and Five), and negligence per se (Counts Ten and Eleven).3 The Kaltmans appeal.
DISCUSSION
The principles guiding our resolution of the issues presented in this appeal are well-established. The purpose of a demurrer is to determine whether a complaint states a cause of action upon which relief may be granted. Tronfeld v. Nationwide Mutual Ins. Co., 272 Va. 709, 712-13, 636 S.E.2d 447, 449 (2006). A demurrer admits the truth of all properly pleaded facts to which it is addressed, as well as any facts that may be reasonably and fairly implied and inferred from those allegations. Dodge v. Randolph-Macon Woman‘s College,
I. Negligence
The Kaltmans’ first assignment of error asserts that the circuit court erred in sustaining demurrers to their negligence counts (Counts One, Two, and Three). Count One alleges that AAPC was negligent and breached its duty to exercise the skill and diligence of a reasonably prudent pest control company by authorizing and allowing Harrison to apply commercial pesticide without a commercial pesticide certification or without first being registered as a pest control technician as required by former
The Kaltmans assert that, independent of the service contract, AAPC and Harrison were required to exercise prudence in their application of pesticides to the Kaltmans’ home. The Kaltmans stress they are not seeking recovery for damage caused by a failure of AAPC and Harrison to control pest infestation in their home. Rather, the Kaltmans maintain they are claiming personal injuries and damages to their property
In response, AAPC and Harrison contend that because their duties arose from the service contract the Kaltmans cannot maintain a cause of action for negligence against them. AAPC and Harrison accept that the company assumed a contractual duty to apply the appropriate pesticide to the Kaltmans’ home. But this duty, according to AAPC and Harrison, exists whether Harrison was licensed or not. And a breach of that duty, AAPC and Harrison maintain, can only give rise to a breach of contract claim. We disagree.
In support of their position, AAPC and Harrison rely primarily on our decisions in Richmond Metropolitan Authority v. McDevitt Street Bovis, Inc., 256 Va. 553, 507 S.E.2d 344 (1998) and Dunn Construction Co. v. Cloney, 278 Va. 260, 682 S.E.2d 943 (2009). In Richmond Metropolitan Authority, a municipal corporation entered into an agreement with a contractor for the construction of a baseball stadium. 256 Va. at 555, 507 S.E.2d at 345. Many years later, the municipal corporation learned that the contractor failed to comply with the design specifications set forth in the contract, despite its prior representations under oath that it completed the construction work. Id. at 556, 507 S.E.2d at 345. As a result, the municipal corporation filed an action
The issue on appeal was whether the contractor‘s misrepresentations about its compliance with the contract and its “false applications under oath to induce payments” were “separate and independent wrongs that [went] beyond [the] contractual duties” and supported causes of action for actual and constructive fraud. Id. at 557, 507 S.E.2d at 346. We explained that the determination whether a cause of action sounds in contract or tort depends on the source of the duty violated. Id. at 558, 507 S.E.2d at 347. Because the municipal corporation’s allegations of constructive fraud were “nothing more than allegations of negligent performance of contractual duties,” we held they were not actionable in tort. Id. at 559, 507 S.E.2d at 347. Likewise, because “each particular misrepresentation by [the contractor] related to a duty or an obligation that was specifically required by the . . . [c]ontract,” we held that the contractor’s misrepresentations did not give rise to a cause of action for actual fraud. Id.
In Dunn Construction, after the contractor failed to build the front foundation wall of the property owner‘s house in accordance with the standard required by the building code, cracks appeared in the wall and a portion of it bowed out
On appeal, the issue was whether the contractor’s fraudulent act was independent of the contractual relationship between the contractor and the property owner such that the owner could maintain an action for both breach of contract and fraud. Id. at 266, 682 S.E.2d at 946. We recognized that “a single act or occurrence can, in certain circumstances, support causes of action both for breach of contract and for breach of a duty arising in tort, thus permitting a plaintiff to recover both for the loss suffered as a result of the breach and traditional tort damages.” Id. at 266-67, 682 S.E.2d at 936 (citing Foreign Mission Bd. v. Wade, 242 Va. 234, 241, 409 S.E.2d 144, 148 (1991)). We nonetheless held that the duty breached by the contractor was one arising out of the contract, not out of any common law duties. Id. at 268, 682 S.E.2d at 947. Under the contract, the contractor had a duty to construct the foundation wall “in a workmanlike
Most recently, in Abi-Najm v. Concord Condominium, LLC, 280 Va. 350, 354-55, 699 S.E.2d 483, 485 (2010), purchasers of condominiums brought suit against the seller for breach of contract, fraud in the inducement, and violation of the Virginia Consumer Protection Act (“VCPA”),
We considered on appeal whether the purchasers alleged that the seller breached a duty owed to them independent of any of the contractual duties assumed by the seller. Id. at 361, 699 S.E.2d at 489. In doing so, we restated the
AAPC and Harrison assert that Abi-Najm is distinguishable from this case because the Kaltmans made no complaint about the company‘s pre-contract conduct. AAPC and Harrison also assert that the Kaltmans’ statutory claims are not akin to the VCPA claims in Abi-Najm because the VCPA expressly provides a
“The primary consideration underlying tort law is the protection of persons and property from injury, while the major consideration underlying contract law is the protection of bargained for expectations.” Filak v. George, 267 Va. 612, 618, 594 S.E.2d 610, 613 (2004). “The law of torts provides redress only for the violation of certain common law and statutory duties involving the safety of persons and property, which are imposed to protect the broad interests of society.” Id. “[L]osses suffered as a result of the breach of a duty assumed only by agreement, rather than a duty imposed by law, remain the sole province of the law of contracts.” Id.
Here, the Kaltmans are seeking redress for injuries to their persons and property as a result of alleged breaches of common law and statutory duties. The Kaltmans contracted with AAPC for the treatment and prevention of pests in their home. Under the terms of that contract, AAPC agreed “to apply chemicals to control” pests in the Kaltmans’ home. Just because the application of pesticides is included in AAPC‘s contractual duty to control pests, it does not follow that the Kaltmans have contracted away their common law and statutory rights. Because the Kaltmans have alleged that AAPC and
II. Willful and Wanton Conduct5
The Kaltmans’ second assignment of error asserts that the circuit court erred in sustaining demurrers to their willful and wanton conduct counts (Counts Four and Five). Count Four alleges Harrison acted recklessly in a manner that amounted to willful and wanton disregard to the Kaltmans’ rights. As evidence of this willful and wanton conduct, the Kaltmans allege, among other things, that Harrison acted recklessly by not thoroughly cleaning his pesticide equipment, by applying a pesticide inconsistent with its labeling, and by falsifying the work order. Count Five alleges AAPC is liable for Harrison‘s reckless actions, and AAPC itself acted recklessly by authorizing and instructing Harrison to apply a commercial pesticide without a license in violation of
AAPC and Harrison respond by contending that the Kaltmans do not allege any facts that would suggest anything more than an inadvertent oversight by Harrison to “thoroughly clean his pesticide application equipment” when going from a commercial job to a residential job. AAPC and Harrison assert that the Kaltmans do not allege any facts that Harrison had a conscious awareness of the danger and probable consequences of his actions, and that he recklessly decided to proceed notwithstanding that awareness. AAPC and Harrison further assert that the facts alleged do not support a theory that AAPC “authorized” and “instructed” Harrison to apply Orthene in the Kaltmans’ home. Thus, AAPC and Harrison maintain that the Kaltmans’ allegations cannot support a claim for willful and wanton conduct. We agree.
The facts as alleged indicate that AAPC’s unlicensed technician, Harrison, failed to “thoroughly clean his pesticide application equipment” before applying an “Orthene dilution” to the Kaltmans’ home. These facts do not support a claim that AAPC and Harrison acted with reckless indifference to the consequences of their actions and with knowledge of circumstances indicating that they would probably cause injury to others. Accordingly, we hold the circuit court did not err in sustaining the demurrers to the Kaltmans’ willful and wanton conduct counts.
III. Negligence Per Se
The Kaltmans’ final assignment of error asserts that the circuit court erred in sustaining demurrers to their
The Kaltmans assert that like the VCPA in Abi-Najm,
Relying on their earlier arguments in opposition to the Kaltmans’ negligence claims, AAPC and Harrison contend that the Kaltmans cannot assert a claim for negligence per se for what amounts to a breach of contract. Assuming, however, that an ordinary negligence cause of action could be asserted against them, AAPC and Harrison maintain that the Kaltmans cannot also assert a claim for negligence per se. We disagree.
The doctrine of negligence per se represents the adoption of “the requirements of a legislative enactment as the standard of conduct of a reasonable [person].” Butler v. Frieden, 208 Va. 352, 353, 158 S.E.2d 121, 122 (1967). The elements of negligence per se are well-established. First, the plaintiff must prove that the defendant violated a statute enacted for public safety. MacCoy v. Colony House Builders, Inc., 239 Va. 64, 69, 387 S.E.2d 760, 763 (1990); Virginia Elec. & Power Co. v. Savoy Const. Co., 224 Va. 36, 45, 294 S.E.2d 811, 817 (1982). Second, the plaintiff must belong to the class of persons for whose benefit the statute was enacted, and demonstrate that the harm that occurred was of the type against which the statute was designed to protect. McGuire v. Hodges, 273 Va. 199, 206, 639 S.E.2d 284, 288 (2007); Halterman v. Radisson Hotel Corp., 259 Va. 171, 176-77, 523 S.E.2d 823, 825 (2000). Third, the statutory violation must be a proximate cause of plaintiff’s injury. Thomas v. Settle, 247 Va. 15, 20, 439 S.E.2d 360, 363 (1994); Hack v. Nester, 241 Va. 499, 503-04, 404 S.E.2d 42, 43 (1990).
The first and second of these elements are issues of law to be decided by a trial court, while the third element is generally a factual issue to be decided by the trier of fact. Schlimmer v. Poverty Hunt Club, 268 Va. 74, 79, 597 S.E.2d 43, 46 (2004). Therefore, in deciding whether the Kaltmans can maintain their negligence per se claims, we will consider whether
Since the McClanahan decision in 1953, the General Assembly has amended the insecticide statutes a number of times. Their current form exists as the Virginia “Pesticide Control” Act,
It is unlawful for any person to use or cause to be used any pesticide in a manner inconsistent with its labeling or regulations of the Board, provided that such deviation may include provisions set forth in Section 2 (ee) of the Federal Insecticide, Fungicide and Rodenticide Act (
7 U.S.C. § 136 et seq. ).
In considering the Act as a whole, we perceive that its dominant purpose has not changed since our decision in McClanahan. For example, the Act still provides a criminal penalty for violation of its provisions. See
CONCLUSION
For these reasons, we will reverse the judgment of the circuit court sustaining AAPC’s and Harrison′s demurrers to Counts One, Two, Three, Ten, and Eleven of the Kaltmans’ complaints. We will affirm the court‘s judgment sustaining AAPC‘s and Harrison‘s demurrers to Counts Four and Five of the Kaltmans’ complaints. The case will be remanded for further proceedings in accordance with this opinion.
Affirmed in part, reversed in part, and remanded.
