7 A.2d 215 | Conn. | 1939
This case is an appeal from a judgment entered upon the sustaining of a demurrer to the complaint filed by the defendant Yale University. The complaint contained the following allegations: The plaintiff was in a beauty shop conducted by the defendants Segal, for the purpose of having her hair waved. She went into the ladies' room connected with the shop and on leaving it fell at the entrance. The floor of the ladies' room was some seven inches higher than the floor of the shop, the door extending down to the level of the shop floor. The building is owned by Yale University, to which we shall hereafter refer as the defendant, and the Segals were occupying it at the time of, and had occupied it for a long time before, the time of the accident as lessees of the defendant. The structural condition at the entrance to the ladies' room existed when the shop was leased to the Segals and "it was intended by the defendant Yale University that said condition be continued . . . in the manner and for the purpose set out and used by said defendants, which use for such purposes and in such a manner was a nuisance."
In Bergman v. Jacob,
"A lease is, in effect, a conveyance of an interest in the leased premises. There is no warranty on the part of the landlord that they are safe or fit for habitation. The lessee takes exclusive possession of the premises and accepts them as they are. He assumes the risks of any structural defects except such as he could not discern with reasonable diligence, and with a knowledge of which the landlord is chargeable." White v. DeVito Realty Co.,
It has been generally held that persons who go upon leased premises upon the invitation or license of the tenant enter them under a right derived from him *519
and have no greater rights to recover for an injury than he would have, and that, consequently, if the tenant could not recover for a defective condition thereon, neither could a person visiting them upon his express or implied invitation. 16 Rawle C. L. 1067; note, 110 A. L. R. 756. Tiffany gives two reasons for this rule: One is that otherwise the tenant, by inviting persons to enter upon the premises, could impose liabilities upon the landlord to an indefinite extent, and the second, that such persons have no right to expect the landlord, with whom they are not in privity, to exercise any care to protect them from injury. 1 Tiffany, Landlord Tenant, p. 650. If, however, the premises are used for the purpose and in the manner intended, the extent of the liability of the landlord would be restricted to situations he had or reasonably ought to have had in mind when he made the lease. Nor is liability in negligence, at least, necessarily dependent on a pre-existing privity in legal relationship between the person injured and the person causing the injury. Swentusky v. Prudential Ins. Co.,
In Reardon v. Shimelman,
Even where the rule that one who visits the premises at the invitation of a tenant has no greater rights to recover against the landlord than would the tenant applies, an exception has not infrequently been made *521
and the landlord has been held liable to persons who visit them at the express or implied invitation of the tenant for injuries due to defects in the leased premises existing at the time the lease was made. In a number of the cases the premises in question were let for a use which involved a general invitation to the public to visit them; thus in Edwards v. New York H.R. Co.,
In an article in 84 Pennsylvania Law Review, p. 467, Lawrence H. Eldredge, one of the advisers in the preparation of the Restatement of the Law of Torts, reviews many of the authorities dealing with the liability of the landlord to persons on leased premises, and points out (p. 488) that there has been a development of the doctrine of liability in such cases as regards defects existing at the time the lease was made, although, to be sure, that tendency has been by no means uniform. However, in the Restatement of the Law of Torts, Vol. 2, 359, it is stated: "A lessor who leases land for a purpose which involves the admission of a large number of persons as patrons of his lessee, *523 is subject to liability for bodily harm caused to them by an artificial condition existing when the lessee took possession, if the lessor (a) knew or should have known of the condition and realized or should have realized the unreasonable risk to them involved therein, and (b) had reason to expect that the lessee would admit his patrons before the land was put in a reasonably safe condition for their reception." If the liability of a landlord for defects existing when the lease was made to those who enter upon leased premises as patrons of the lessee is to be sanctioned, as we think it should, we are not able to see any distinction in law depending merely upon the number of persons who enter upon the premises. The legal relationship between the proprietor of a beach open upon payment of a fee for general use and those who resort to it, is no different than that which exists between the proprietor of a store and people generally invited to it in hope that they will buy goods there for sale; and an attempt to distinguish situations based solely upon the number of persons who visit premises as patrons of the tenant would make liability depend upon a test unsatisfactory and impractical to apply. The basis of liability in such a case, as is repeatedly stated in the decisions we have cited, is that the landowner leases premises on which he knows or should know that there are conditions likely to cause injury to persons entering on them, that the purpose for which the premises are leased involves the fact that people will be invited upon the premises as patrons of the tenant, and that the landowner knows or should know that the tenant cannot reasonably be expected to remedy or guard against injury from the defect. Under such circumstances the landowner should under proper circumstances be held responsible for the injury which occurs.
An important limitation upon the landlord's liability *524
is that such liability does not arise unless he has reason to expect that the tenant will not take steps to remedy or guard against injury from the defect. Thus a substantial structural change in a leased building might be necessary to make it reasonably safe for use and under the terms of the lease the tenant might be without power to make that change. On the other hand, the nature of the defect might be such that the landlord would reasonably expect that the tenant would take steps to remedy the defect or otherwise to safeguard persons entering them at his invitation. Thus in Smith v. Welsh,
The quotation we have made from the Restatement does not purport to determine in what field of law the right of the plaintiff to recover lies, and an examination of the cases we have cited shows that in some of them the liability is treated as one in nuisance, while in others it is treated as in negligence. One who enters premises at the express or implied invitation of a tenant does not come upon them in the exercise of any public right, but is there by reason of a right extended to him by the tenant; and, if injured, the visitor to *525
the premises cannot base his right to recover upon the existence of a public nuisance. A private nuisance exists only where one is injured in relation to a right which he enjoys by reason of his ownership of an interest in land. "In the modern authorities it [private nuisance] includes all injuries to an owner or occupier in the enjoyment of the property of which he is in possession, without regard to the quality of the tenure." Pollock, Torts (13th Ed.) 422; Salmond, Torts (8th Ed.) 235; Harper, Torts, 179. The distinction between liability in negligence and nuisance has frequently not been clearly maintained in the cases. We have recently decided two cases where the claim might have been made that the plaintiff under this principle was not entitled to recover in nuisance because the defect complained of did not amount to a private nuisance as regards him: Stoto v. Waterbury,
The liability in this case, if one exists, belongs in the field of negligence. See 1 Tiffany, Landlord
Tenant, 683. This accords with our statement in Calway v. Schaal Son, Inc.,
The complaint squarely placed the claimed right of the plaintiff to recover against the defendant upon the ground of nuisance. Had the demurrer been upon the ground that the only possible liability of the defendant was in negligence and not in nuisance it might have been sound. It took, however, the broader ground that the plaintiff could not recover because the exclusive control of the premises was in the tenants, the Segals, and the plaintiff was in the shop at their invitation; and this was the basis upon which the trial court decided the case. These facts were not sufficient to defeat the plaintiff's right of recovery and the demurrer should have been overruled.
There is error, the judgment is set aside and the case remanded to be proceeded with according to law.
In this opinion the other judges concurred.