Justia Landlord - Tenant Opinion Summaries

Articles Posted in Oklahoma Supreme Court
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Shalalah Saunders (Tenant) sued her landlord Marcella Smothers (Landlord) who left Tenant's hot water heater inoperable for more than a week. Tenant leased a house from Landlord where Tenant lived with her two children, ages three and seven years old. Both Landlord and Tenant were participants in the Oklahoma Housing and Finance Agency (OHFA) program. Landlord admitted that she was subject to the rules and regulations of the OHFA and its programs with respect to the home leased by Tenant. For a hot bath, Tenant boiled water on the kitchen stove. While carrying the water from the kitchen to the tub, Tenant slipped and fell, causing the hot water to spill on her; she received third degree burns and was hospitalized for a month due to her injuries. Tenant alleged that Landlord owed her a duty of care to provide hot water, Landlord breached that duty, and this breach was the proximate cause of her subsequent injuries. Landlord denied owing any such duty to Tenant, asserting that providing running hot water in a leased home was a mere convenience. Landlord argued that because she had no legal duty to provide hot water, Landlord could not be liable to Tenant in negligence. The district court granted Landlord's motion for summary judgment finding that she owed no duty to Tenant to maintain the hot water heater and further that Landlord's failure to repair was a mere condition and not the proximate cause of Tenant's injuries. The Court of Civil Appeals affirmed the summary judgment on the ground that Landlord owed no duty to Tenant under the circumstances of this case, but the appellate court did not address any other findings made by the district court. The Oklahoma Supreme Court reversed the district court, vacated the Court of Civil Appeals' opinion, and held that Landlord owed a general duty of care to Tenant to "maintain the leased premises, including areas under the tenant's exclusive control or use, in a reasonably safe condition." Under these facts, Landlord's general duty of care to Tenant specifically included maintaining a hot water heater in an operable condition. Furthermore, the Supreme Court held it was a fact question for the jury to decide: (1) whether Landlord breached that duty, and if so, (2) whether the landlord's failure to repair was the proximate cause of Tenant's accident and subsequent injuries. View "Saunders v. Smothers" on Justia Law