It’s a common belief that a landlord is always responsible for the upkeep of a property, and if an injury occurs because of the landlord’s failure to keep premises safe the landlord is financially responsible for any injury suffered. As Kwan Anderson learned the difficult way, however, this is not always the case. A lawsuit out of Parish of Evangeline shows that when a tenant contracts to take on responsibilities of upkeep, they could lose their ability to collect damages for an injury caused by that failure of upkeep.
On September 7, 2012, Anderson fell through a weak part of the floor of a house rented by Meagan Thomas, his girlfriend, and mother of his child. Thomas had rented the house from Wanda Ardoin-Bailey, the owner, on June 9, 2012, and Anderson lived there with Thomas up to the time of his fall. The weak part of the floor had been noted in the lease and the lease also said that Thomas agreed to be responsible for the house’s condition, which included fixing the weak part in the floor. Thomas said her “paw paw” would fix it in exchange for a reduction in rent. The floor was never repaired.
Anderson filed a petition for damages against Ardoin-Bailey, who answered the petition but also filed a third-party demand against Thomas to have the lease provisions enforced. Ardoin-Bailey also filed a motion for summary judgment. A Motion for Summary Judgment is rendered if “there is no genuine issue as to material fact, and that mover is entitled to judgment as a matter of law.” La. C.C.P. art. 966 (B)(2). “A material fact is one that would matter on the trial on the merits.” Southpark Cmty. Hosp., LLC v. Southpark Acquisition Co., LLC, 126 So.3d 805, 815 (La. Ct. App. 2013). If there is no issue on the facts that would matter at a trial, then there is no need for the parties to go further on the lawsuit and it should be dismissed. Summary judgment was granted and Anderson’s lawsuit was dismissed. Anderson appealed.