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S T A T E O F M I C H I G A N

C O U R T O F A P P E A L S

PHYLLIS WRUBEL,

Plaintiff-Appellant,

UNPUBLISHED

February 22, 2018

v No. 335487

St. Clair Circuit Court

THE BIG GREEN BARN, LLC, and 

MIKE WRUBEL,

LC No. 15-001083-NO

Defendants-Appellees.

Before: RIORDAN, P.J., and BOONSTRA and GADOLA, JJ.

PER CURIAM.

Plaintiff appeals by right the trial court’s order granting summary disposition in favor of 

defendants under MCR 2.116(C)(10) (no genuine issue of material fact). We affirm.

I. PERTINENT FACTS AND PROCEDURAL HISTORY

This premises liability action1 arises from plaintiff’s October 2012 fall from the hayloft 

of a barn located on defendants’ premises. Defendant Mike Wrubel (Mike)2 and his wife, Becky 

Wrubel (Becky), own and operate defendant The Big Green Barn, LLC and use the barn to board 

their own horses and those of third parties.

In early 2012, plaintiff and her husband, Kevin Wrubel (Kevin), defendant’s brother, 

moved in with Mike and Becky. Plaintiff testified at her deposition that she and Kevin had been 

informed by their landlord that the home they had been renting had been sold and that they 

would need to move. Plaintiff testified that Mike and Becky allowed her and Kevin to move into 

their finished basement until they found a new place to live. Plaintiff further stated that they 

never paid rent to Mike and Becky and that she was not aware of any arrangement with them 

 1 Plaintiff argued below that her claim was one for ordinary negligence. The trial court held that 

plaintiff’s claim sounded in premises liability. Plaintiff does not challenge that holding on 

appeal.

2 Given the commonality of surnames, we will use first names to identify certain persons.
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regarding rent. Kevin stated at his deposition that the move was motivated by his desire to help 

Mike and Becky with renovations and the opening of a new winery business.

Kevin generally assisted Mike with chores around the farm, including feeding the horses 

and moving them from the barn to the outside pastures or to the enclosed riding arena. Plaintiff

testified that she helped by feeding and watering the miniature horses kept inside the barn, and 

that Mike and Becky had asked her to help out with the “minis.” This help did not require 

plaintiff to go into the hayloft area; in fact, plaintiff had only been in the hayloft once before the 

accident, in order to temporarily store some personal items there. Plaintiff had injured her left 

arm in a fall from a stepladder earlier that year, requiring surgery; she testified that at the time of 

the October 2012 incident, she could not lift her left arm above chest level and that she required 

Kevin’s help with activities such as doing her hair. Kevin stated that, as plaintiff was recovering 

from surgery, he generally did the morning feedings by himself, although plaintiff had begun to 

“help a little bit” with the morning feedings in the month before her fall by giving the horses 

grain as a “snack.” None of the tasks plaintiff helped with required her to go into the hayloft.

On the morning of plaintiff’s fall, Kevin left the house early, as it was his first day at a 

new job. Mike fed the horses that morning. Plaintiff stated at her deposition that, although she 

had never fed the horses by herself, she went into the barn later that morning to feed them

because she did not know that Mike had already done so. Although she had never fed hay to the 

full-size horses, plaintiff decided to give one of them, Sally, some hay. There was an area on the 

ground floor where hay was kept for the mini-horses; however, it was empty that morning. 

Plaintiff went into the hayloft to retrieve some hay for Sally. In the process of getting the hay, 

plaintiff fell from the hayloft, through a railing, into the riding arena below, fracturing her right 

ankle and wrist and sustaining other injuries to her head, back, and limbs. Plaintiff testified that 

when she touched the rail, it “went swinging out” to the right. Kevin testified that the railing was 

not attached to anything to keep it from being dislodged. He stated that Mike had told him that

the rail was just “for cosmetics” in case the insurance company investigated the loft.3

Plaintiff filed suit against Mike and The Big Green Barn, alleging one count of 

negligence and one count of “willful and wanton misconduct.”4 Under the count of negligence, 

plaintiff alleged that defendants breached both their common-law duty to her and violated 

several sections of the housing law of Michigan concerning the duties owed by landlords to 

tenants. After discovery, defendants moved for summary disposition under MCR 2.116(C)(10), 

arguing that plaintiff’s claim was improperly pled as one for ordinary negligence, and further 

that defendants had not breached any duty to plaintiff. Defendants conceded for purposes of the 

 3 Mike and Becky testified that the railing was affixed with a screw. Plaintiff stated that she had 

no idea how, if at all, the railing was affixed. The trial court, viewing the evidence in the light 

most favorable to the nonmovant, assumed for the purposes of summary disposition that the 

railing was not attached to anything and could be freely dislodged. We will assume the same in 

our review.

4 Plaintiff also filed two counts related to an earlier fall from a stepladder; however, she 

voluntarily dismissed those claims after the close of discovery.
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summary disposition motion that, viewing the evidence in the light most favorable to the nonmovant, the trial court could assume that the railing was not permanently affixed.

At the summary disposition hearing, the parties disputed plaintiff’s status at the time of 

her fall. Plaintiff argued that she was an invitee, while defendants argued that she was properly 

considered a trespasser but at best was a licensee as a social guest of defendants. The parties 

thus disputed the duty of care owed by defendants to plaintiff. The trial court determined that 

plaintiff was a licensee and stated:

Defendants only had a duty to warn Plaintiff about the guard rail if: (1) 

Defendants knew or should have known that the railing was not affixed to 

anything, (2) Defendants should have realized that the loose railing poses [sic] an 

unreasonable risk of harm to Plaintiff, (3) Defendant [sic] should have expected 

that Plaintiff would not discover or realize the danger, and (4) Plaintiff did not 

know or have reason to know of the loose guardrail and the risk involved.”

The trial court held that the loose railing would pose an unreasonable risk of harm to someone 

who encountered it, but found that plaintiff had “failed to demonstrate a genuine issue of 

material fact regarding whether defendants knew or should have known that Plaintiff would be in 

the hayloft.” Therefore, “reasonable minds could not conclude that Defendants knew or should 

have known that the guardrail posed an unreasonable risk of harm to Plaintiff . . . .” 

Accordingly, the trial court granted summary disposition in favor of defendants.5 This appeal 

followed.

II. STANDARD OF REVIEW

We review de novo a trial court’s decision on a motion for summary disposition. Moser 

v Detroit, 284 Mich App 536, 538; 772 NW2d 823 (2009). Summary disposition is proper under 

MCR 2.116(C)(10) if “there is no genuine issue as to any material fact, and the moving party is 

entitled to judgment . . . as a matter of law.” West v Gen Motors Corp, 469 Mich 177, 183; 665 

NW2d 468 (2003). “A genuine issue of material fact exists when the record, giving the benefit 

of reasonable doubt to the opposing party, leaves open an issue upon which reasonable minds 

might differ.” Id. We consider the affidavits, pleadings, depositions, admissions, and other 

documentary evidence in the light most favorable to the nonmoving party. Liparoto Constr, Inc 

v Gen Shale Brick, Inc, 284 Mich App 25, 29; 772 NW2d 801 (2009). All reasonable inferences 

are to be drawn in favor of the nonmovant. Dextrom v Wexford County, 287 Mich App 406, 415; 

789 NW2d 211 (2010). A genuine issue of material fact exists when the record, giving the 

benefit of reasonable doubt to the opposing party, leaves open an issue upon which reasonable 

minds could differ. Allison v AEW Capital Mgt, LLP, 481 Mich 419, 425; 751 NW2d 8 (2008).

 5 The trial court also held that plaintiff had not presented any evidence in support of her claim for 

“willful and wanton conduct” or her allegation that she was a tenant of defendants and therefore 

entitled to the protections of the housing law of Michigan. Plaintiff does not challenge those 

holdings on appeal.
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We review de novo questions of law, such as the existence of a legal duty in a negligence 

action. Graves v Warner Bros, 253 Mich App 486, 503; 656 NW2d 195 (2002).

III. ANALYSIS 

On appeal, plaintiff does not challenge the trial court’s determination that she was a 

licensee. Rather, she takes issue with the trial court’s statement that the “integral issue in this 

case is whether Defendants should have realized that Plaintiff would be in the hayloft.” Plaintiff

argues that the trial court impermissibly required her to prove an additional element—beyond 

those imposed by law—in order to demonstrate that defendants owed her a duty of care and 

breached that duty. In the alternative, she argues that she presented sufficient evidence to 

demonstrate a genuine issue of material fact regarding whether defendants knew or should have 

known that she would be in the hayloft. We disagree in both respects.

Assuming that the determination does not depend on factual findings, Graves, 253 Mich 

App at 503, the issue of the duty of care in premises liability actions is a question of law for the 

trial court to decide, Burnett v Bruner, 247 Mich App 365, 368; 636 NW2d 773 (2001). A 

plaintiff may only maintain a premises liability action if the defendant owed a legal duty to the 

plaintiff. Burnett, 247 Mich App at 368. In premises liability actions, the duty owed by the 

landowner is determined by the plaintiff’s status at the time of injury. Id. at 369.

In Preston v Sleziak, 383 Mich 442, 453; 175 NW2d 2d 759 (1970), overruled in part on 

other grounds by Stitt v Holland Abundant Life Fellowship, 462 Mich 591; 614 NW2d 88 (2000), 

our Supreme Court adopted Section 342 of the Restatement of Torts (Second Edition) in 

describing the duty a landowner owes to a licensee on his or her land. Section 342 provides:

A possessor of land is subject to liability for physical harm caused to licensees by 

a condition on the land if, but only if,

(a) the possessor knows or has reason to know of the condition and should realize 

that it involves an unreasonable risk of harm to such licensees, and should expect 

that they will not discover or realize the danger, and

(b) he fails to exercise reasonable care to make the condition safe, or to warn the 

licensees of the condition and the risk involved, and

(c) the licensees do not know or have reason to know of the condition and the risk 

involved. [2 Restatement Torts, 2d, § 342.]

A landowner does not have a duty to his licensees to repair or inspect his property; “[r]ather, the 

landowner simply owes the licensee a duty to warn of unreasonably dangerous conditions, when 

the licensee neither knows nor has reason to know of the condition and the risk involved.” 

Burnett, 247 Mich App at 372.

Plaintiff argues that these elements do not require proof that defendants knew or should 

have known that she would encounter the condition that caused the injury, i.e., that she would be 

in the hayloft. We disagree. This Court has cited with approval the commentary to Section 342 
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in resolving issues regarding the duty owed to licensees. See id. at 371-372, citing 2 

Restatement Torts, 2d, § 342, comments d-f. Comment h to Section 342 states in relevant part:

A possessor of land who permits licensees to enter is subject to liability for bodily 

harm caused to them by the dangerous state in which he permits a natural or 

artificial condition to remain, if, but only if, he not only knows of the condition 

but also should realize that it involves an unreasonable risk of causing physical 

harm to the particular licensee harmed thereby. [Emphasis added.]

In other words, a landowner has a duty to warn a licensee of a hazard “only if he may be 

expected to encounter it in the exercise of his license.” Id. To hold otherwise would, as 

defendants point out, require a landowner to list all hazards unknown to licensees anywhere on 

the property merely because it is physically possible that a licensee might encounter them. But a 

landowner only has a duty to warn a licensee if a condition exists that is “an unreasonable risk of 

harm to such licensees.” 2 Restatement Torts, 2d, § 342.

The trial court made clear that the issue was whether defendants knew or should have 

known that the railing was unreasonably dangerous to plaintiff, which in turn involved whether 

defendants knew or should have known that she would be in the hayloft and would encounter the 

railing. We conclude that the trial court did not err in its articulation of the legal standard at 

issue in the determination of the duty owed by defendants to plaintiff.

Further, we agree with the trial court that plaintiff did not raise a genuine issue of 

material fact concerning this issue. Even taking the evidence in the light most favorable to the 

nonmovant, Liparoto Constr, 284 Mich App at 29, the record is clear that plaintiff had never 

taken several of the actions that she took that morning, including going to the barn on her own to 

determine whether the horses had been fed, deciding to give hay to Sally, and deciding to 

retrieve hay from the hayloft upon finding the ground-floor hay receptacle empty. Plaintiff

admitted at her deposition that she had never even seen anyone drop hay from the hayloft into 

the riding arena for Sally (P Dep, 65). And although she had gone into the hayloft once before to 

store personal items,

6 plaintiff admitted that she had only gone to the “back of the loft” and had 

not encountered the railing. Further, Kevin stated at his deposition that he was aware of the 

nature of the railing, but had not told plaintiff about it because she had no responsibilities that 

involved the hayloft and he “wouldn’t assume that she would be up there.” In fact, Kevin agreed 

that it seemed “weird” to him that plaintiff was in the hayloft on the day of her fall. No one 

directed plaintiff to feed the horses or to retrieve hay that morning.

In sum, there is no genuine issue of material fact regarding whether defendants knew or 

should have known that plaintiff would encounter the railing. She had only entered the hayloft 

once before her fall, and had never gone near the railing; further, because her personal items had 

been moved, defendants had no reason to suspect that she might return to the hayloft for the 

 6 Plaintiff testified that Kevin and her son later removed the personal items from the hayloft and 

stored them in the rafters of the barn.
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reason that had brought her there first time. And plaintiff had been given no responsibilities 

involving the hayloft; even her husband assumed that she would not be there, and that he 

therefore did not need to warn her about the nature of the railing. Finally, defendants had no 

reason to suspect that plaintiff would decide to give hay to Sally despite having never done so 

before, and having never even seen it done. The trial court did not err by granting summary 

disposition in favor of defendants under MCR 2.116(C)(10).

Affirmed. As the prevailing party, defendants may tax costs. MCR 7.219(A).7

/s/ Michael J. Riordan

/s/ Mark T. Boonstra

/s/ Michael F. Gadola

 7 Because we affirm the trial court on the grounds stated in its opinion, we decline to address 

defendants’ argument that alternate grounds for affirmance exist because the trial court should 

have declared plaintiff to be a trespasser. Although defendants urge us to declare that the trial 

court’s reasoning in declaring plaintiff a licensee is contrary to established case law and public 

policy, defendant has not filed a cross-appeal on this issue. See MCR 7.207.