WPC  U};?JnܣRijyVց%=Y*= E;nXaB }cGT;yr(IG չw=x;%PrpX%R*^ xr/t׺Uڣ 7;ϻZ3!$^oBWPؙY$L堟_ qq5'6 ZR Kg_˂dF[w `jGcyBKdbt,.դ蹓 TOd%F٥^]bFsrW#U#N % 0: UN U<g U > ^ w 4   m b- 5 0~ 0D E B \\IB01S02\CLERKJAC,,,,0(9 Z6Times New Roman RegularX($USUS.,("  Z6Times New Roman Regular-Bu Z$Arrus BT Roman\  `&Times New Romanu1 6h0B013C13|xU- - JOANNStotts COA P.J. W.S.HighersWillcoxTurfmasterL.L.C.Lowry depomovantCarvell BainGrizzell Foxxdumpster foreseeabilityGatlinburg G.W.HubbardMeharryParadisocaselaw(.(3($ !USUS.,      0  (#$  0   d !USUS.,  _:XXX8mXXdd8    @ #XmX:X=#XXmINTHECOURTOFAPPEALSOFTENNESSEE  @%ATJACKSON#XmX#:XXXmԈ #   July2004Session F #XmX:X#:XXXm #XmX:X#:XXXmJOANNWILSONv.GABLESTENNESSEEPROPERTIES,LLC,GABLES  f RESIDENTIALSERVICES,INC.,and#XmX:XY#:XXXm TURFMASTER,INC.  ' w #XmX:X#@@ AnAppealfromtheCircuitCourtforShelbyCounty K  @@No.CT00755001RitaL.Stotts0 @ ,Judge 5  @@*AV) ` dE<` A  Y  @@TTNo.W200302412COAR3CV_ԄFiledDecember8,2004_ R  AV) ` dE<` A &     Thiscaseinvolvespremisesliability.Atherapartmentcomplex,theplaintifftrippedandfellonthe  metaledgingofalimestonegravelwalkwayandsustainedinjuriestoherelbow.Theplaintiffsued  theowneroftheapartmentcomplex,allegingpremisesliability,andalsosuedthecompanythatput  inthemetallandscapeedging.Thedefendantsfiledamotionforsummaryjudgment.Themotion  wasgranted.XاXXXmԀWeaffirm,findingthattheplaintiffdidnotestablishthatdefendantsviolatedtheduty r ofreasonablecare. [  Tenn.R.App.P.3AppealasofRight;JudgmentoftheCircuitCourtisaffirmed.  -}    HollyM.Kirby,J.,deliveredtheopinionofthecourt,inwhichW.FrankCrawford,P.J.,W.S. P andAlanE.Highers,J.,joined.#XmXXXاy#XاXXXm 9 WilliamM.Monroe,Memphis,forplaintiffJoannWilson.   JosephK.Willcox,Memphis,forappelleesGablesTennesseeProperties,LLCandGables  ResidentialServices,Inc. v    ReidR.PhillipsandJohnC.Murrow,Memphis,forappelleeTurfmaster,Inc.#XmXXXا #XاXXXm H"!   Ӏ #XmXXXا/ #XاXXXmOPINION #XmXXXا #XاXXXm $j#     Plaintiff/appellantJoannWilson( Wilson)wasatenantintheGablesCordovaapartment %?!% complex.Defendant/appelleeGablesTennesseeProperties,L.L.C.ownedthepropertyand &("& defendant/appelleeGablesResidentialServices(hereinaftercollectively Gables),managedthe '#' property.Theapartmentcomplexhadatrashcompactor,fortenantstousetodisposeoftheirtrash. (#( Acirculardrivewaywasinfrontofthecompactor,withasixteenfootconcretesidewalkleading )$) fromthedrivewaytothecompactor.Thesidewalkwaswideatitsbase,eightfeet,andnarrowing |*%* closertothecompactor.InMarchof2000,Gableshireddefendant/appelleeTurfmaster,Inc. e+&+ ( Turfmaster)toinstallalimestonegravelwalkwayleadingtothetrashcompactor,adjacenttothe N,', concretesidewalk,formaintenancepersonneltoaccessthecompactor.Thelinebetweenthe 7-(- limestonegravelwalkwayandtheadjacentgrassandlandscapingwasborderedbymetal  landscapingedging,whichwasusedtokeepthelimestonegravelonthelimestonewalkwayandout  ofthegrassandlandscaping.Turfmasterwasalsoresponsibleformaintainingtheapartment  complexgrounds.WilsonmovedintotheapartmentcomplexinSeptember2000,andwasaware k ofthemetallandscapeedgingborderingthelimestonewalkway. T   OnJanuary13,2003,Wilsondrovehercartothecirculardrivewayinfrontofthetrash & v compactortodisposeoftwobagsoftrash.Anothertenant,disposingoftrash,hadparkedhiscar  _ inthecirculardrivewayinfrontofWilsonscar,partiallyblockingtheentrancetothesidewalk.  H Consequently,Wilsondecidedtocarryhertrashoverthelandscapedgrasstoreachthelimestone  1  gravelwalkway.Whilecrossingfromthegrasstotheedgeofthelimestonegravelwalkway,Wilson    trippedonthetopofthemetallandscapeedging.Wilsonallegedthatthetopedgehadbeenbent   andwashiddenbygrass.Wilsonfellontothelimestonegravelwalkway,resultinginaninjuryto   herelbowthatrequiredseveralsurgeriestorepair.   Ѐ  OnDecember8,2001,WilsonfiledsuitagainstGables,allegingnegligenceinfailingtotake W  reasonablemeasurestoinsurethesafetyofindividualslawfullyonGablespremises.Anamended @ complaintwaslaterfiled,addingTurfmasterasadefendant.BothGablesandTurfmasterfiled )y motionsforsummaryjudgment. b   ThetrialcourtjudgegrantedsummaryjudgmenttoTurfmasteronSeptember11,2003and 4 grantedsummaryjudgmenttoGablesonSeptember16,2003,holdingthatGablesandTurfmaster  hadnodutytoWilson.Fromtheseorders,Wilsonnowappeals.    #XmXXXا #XاXXXmAmotionforsummaryjudgmentshouldbegrantedwhenthemovantdemonstratesthatthere  arenogenuineissuesofmaterialfactandthatthemovingpartyisentitledtojudgmentasamatter q oflaw.Tenn.R.Civ.P.56.04.#XmXXXا#XاXXXmSummaryjudgmentisonlyappropriatewhenthefactsandthelegal Z conclusionsdrawnfromthefactsreasonablypermitonlyoneconclusion. Carvellv.Bottoms ,900 C S.W.2d23,26(Tenn.1995).Sinceonlyquestionsoflawareinvolved,thereisnopresumptionof -} correctnessregardingatrialcourtsgrantofsummaryjudgment. Bainv.Wells ,936S.W.2d618, f 622(Tenn.1997).Therefore,ourreviewofthetrialcourtsgrantofsummaryjudgmentisdenovo  P ontherecordbeforethisCourt. Warrenv.EstateofKirk ,954S.W.2d722,723(Tenn.1997).#XmXXXاC#XاXXXm  9   Onappeal,Wilsonassertsthatthestripofgrassandlandscapingnexttothelimestonegravel " ! walkwayisacommonareaandthatGablesandTurfmasterhadadutytoensurethatthecommon #" areasoftheapartmentcomplexaremaintainedinamannerthatwouldprotectWilsonfrom $# dangerousconditions. w% $ Ѐ  Wilsoncitesto Grizzellv.Foxx ,348S.W.2d815(Tenn.1960)insupportofherargument. I'"& In Grizzell ,theplaintiffrecovereddamagesfromherlandlordaftersheslippedandfellonasnow 3(#' coveredsidewalkthatledfromherbuildingtotheparkinglot. Id. at816.Theplaintiffwasforced )m$( touseasnowcoveredsidewalkbecauseallsidewalksleadingoutoftheapartmentcomplexwere *W%) coveredinsnow. Id. at818.Onappeal,thisCourtheldthatalandlordhada dutytoexercise *@&* reasonablecaretokeepcommonpassagewaysingoodrepairandinasafecondition.#XmXXXا?#XmXXXm Id. at817. +*'+ The Grizzell courtwentontonotethatthisdutyincludedtheobligationtoremoveaccumulations  ofsnowandicewithinareasonabletime. Id. at817.Sincetheiceandsnowhadbeenonthe  sidewalksforfourdays,andalloftheexitsavailabletotheplaintiffwerecoveredwithiceandsnow,  anditwasnecessaryfortheplaintifftoleaveherapartmenttogetfoodf orherillhusband,thecourt m foundthatthetrialcourtdidnoterrinholdingthelandlordliable. Id. at816818. #XmXXXm"#XmXXXm V   Whiletheplaintiffin Grizzell hadnochoicebuttousetheicecoveredsidewalk,inthiscase, ) y Wilsonhadtheoptionofusingthewideconcretesidewalkprovidedforaccesstothetrash  c compactor. Wilsonacknowledgedthatshecouldhaveusedthesidewalktoreachthetrash  L compactor,butchosenotto:  5  8  Q.Allright.Thenyouproceededtowardsthedumpster;right?    8  A.Yes.    8  Q.Wasthereanythingtopreventyoufromwalkinguptheconcretewalkway?    8  A.No.r    8  Q.You,though,electedtowalkacrossthegrass?[    8  A.Yes.D   #XmXXXm$#XmXXXm    TheissueofthedefendantsdutytoWilsonhingesontheforeseeabilityofharmtosomeone f intheplaintiffsposition.In Millerv.Mt.LaurelChalets,Inc. ,88S.W.3d927(Tenn.Ct.App. O 2002),perm.app.denied(Tenn.2002),theplaintiffsuedtheownerofrentalproperty.Theplaintiff 9 hadrentedachaletinGatlinburgforseveralnights. Id. at927.Onseveraloccasions,shehadgotten " outofbedatnightandgonetothebathroom,whichwaslocatednexttothedoorleadingtoaflight   ofstairsdowntothebasement. Id. at928.Shehadalsobeendowntothebasementseveraltimes.   Id. Onthenightinquestion,theplaintiffgotoutofbedtogotothebathroom,anddidnotturnon  alight. Id. Bymistake,theplaintiffopenedthedoortothebasementandsteppedforward,falling y downthestaircaseleadingtothebasement. Id. Theplaintiffallegedthatdefendantskneworshould c haveknownofthedangerousconditionofthepremisesandfailedtowarnherofthedangerous M condition. Id. Thetrialcourtgrantedsummaryjudgmenttothedefendant.ThisCourtupheldthe 6 grantofsummaryjudgment,holdingthatthelandlordcouldnotreasonablyforeseethattheplaintiff,  p whohadusedthebathroomatnightanumberoftimesandhadvisitedthebasementseveraltimes  Y aswell,wouldgetoutofbedindarkness,crossahallwayandstepintothestairwell. Id. at930.  B Becausethelandlordcouldnothavereasonablyforeseenthisconduct,thelandlorddidnothavea !,  dutytotheplaintiff. Id. 930931.  "!   Inthiscase,asin Miller ,theplaintiffhadfullknowledgeoftheallegedhazard.Shehad $# livedintheapartmentcomplexforovertwoyears,hadbroughttrashtothecompactoronnumerous % $ occasions,andknewofthemetallandscapeedgingborderingthelimestonegravelwalkway. m&!%   WilsonassertsthatheraccidentwasforeseeablebecauseGablesknewthattenants ?(#' sometimescutacrossthegrassstriptoreachthelimestonegravelwalkway.Indepositiontestimony, ()x$( Gablespropertymanageradmittedknowledgethattenantssometimeswalkedacrossthegrassstrip. *a%) However,therewasnoevidenceofanyprioraccidentsrelatedtothemetallandscapeedging. *J&* Ѐ +3'+   Inthiscase,theforeseeabilityofatenantwalkingacrossthegrassisnotthesameasthe  foreseeabilityofatenanttrippingonthelandscapeedging.Theissueofdutyturnsonthe  foreseeabilityofharm. Ballv.G.W.HubbardHospitalofMeharryMedicalCollege ,No.01A01  9508CV00384,1996WL165096,*4(Tenn.Ct.App.April10,1996).#XmXXXm(#XmXXXmTherefore,wemustagree l withthetrialcourtthatWilsonfailedtopresentevidencefromwhichwecouldconcludethatitwas U foreseeabletoGablesandTurfmasterthatatenantwouldtripandfalloveraknownobstacle. >  Moreover,#XmXXXm5#XmXXXmthereisnoindicationthatthemetallandscapeedging#XmXXXmQ7#XmXXXmisinherentlydangerous.In Ball ' w v.G.W.HubbardHospitalofMeharryMedicalCollege ,1996WL165096(Tenn.Ct.App.April  a 10,1996),theplaintifffellonanunmarkedstepinthedefendantsparkinggarage.T#XmXXXm7#XmXXXmhe Ball Court  K foundthattherewasnothingintherecordtoestablishthatthepremisesweredangerousordefective;   5  therefore,thedefendant hadnodutytoprotecttheplaintifffromtheconditionthatcausedher    accident. Id. at*4.Consequently,thetrialcourtsgrantofsummaryjudgmentinfavorofthe   defendantwasaffirmed. Id.      Wilsonfurtherassertsthatthemetallandscapeedgingwasbent.Aftertheaccident, u  TurfmasterinspectedtheareaofWilsonsfallandagreedthattheedgingwasslightlybent. ^  However,thereisnoevidenceintherecordindicatingthatthebendinthelandscapemetaledging G contributedtoWilsonsfallorcausedittobedangerous. 0   UnderWilsonsanalysis,alandlordwouldbeliableforinjuriesrelatedtoallpotential R obstacleslocatedinacommonarea,ofwhichthetenantwasaware,andintheabsenceofevidence ; ofanypriorharmcausedbythepotentialobstacle.ThisCourthasclearlystatedthataproperty $ ownerisnotaninsurerofthosewhoenteritsfacilities norwillbeheldliableforinjuriessustained   fromdangersthatareobvious[or]reasonablyapparent... Paradisov.KrogerCompany ,499  S.W.2d78,79(Tenn.Ct.App.1973); Byrdv.State ,905S.W.2d195(Tenn.Ct.App.1995).  #XmXXXm9#XmXXXm  Wilsonseekstodistinguishcaselawbasedonpremisesliabilityfromcaselawbasedon c landlord/tenantliability.Inthissituation,however,thisisadistinctionwithoutadifference,because L thedutyofbothalandownerandlandlordistoexercisereasonablecare.Compare Dobsonv.State , 5 23S.W.3d324,330(Tenn.Ct.App.1999)( thepremisesownerhasadutytoexercisereasonable o careunderthecircumstancestopreventinjurytopersonslawfullyonthepremises...)with #XmXXXm?#XاXXXmGrizzell  X v.Foxx ,348S.W.2d815,817(Tenn.1960)( Tennesseehasdecisivelyimposeduponthelandlord  B adutytoexercisereasonablecaretokeepcommonpassagewaysingoodrepair...).Underallof !,  thesecircumstances,wemustconcludethatthetrialcourtdidnoterringrantingsummaryjudgment "! infavorofthedefendantsGablesandTurfmaster. #" Ѐ  % $   #XmXXXاB#XmXXXmThejudgmentofthetrialcourtisaffirmed.Costsoftheappealaretaxedtoplaintiff/appellant  JoannWilson,andhersurety,forwhichexecutionmayissue,ifnecessary.  #XmXXXmD#XmXXXm   B    J     __________________________________ & v #XmXXXmE#XاXXXm   B    J     HOLLYM.KIRBY,JUDGE#XmXXXاF#XmXXXm  _ @*#XmXXXmUG#