FOURTH D I VI SI ON

DI L LA RD, P. J.

, RI C KM A N, P. J.

, and BROWN, J.

N O T IC E : M otions for r e c ons i de r a tion m us t be ph y sic a l ly r e ce iv ed i n our c le r k ’s offic e w ithin te n da y s of the da te of de c is ion to be de e m ed tim e ly file d.

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. ga a ppe a ls .us /r ule s

D E A D LIN E S A R E N O LO N G E R TO LLE D IN T

H I S

C O U R T. A LL FILIN G S M U ST B E S U B M I TTE D WITH IN

TH E TIM E S S E T B Y

O U R C O U R T R U LE S

.

M ar ch 2, 2021



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A2 0 A1 92 3

. RIVER PLACE AT PORT ROYAL CONDOM INIUM ASSOCIATION, INC. v . SAPP.

D I LLA R D , Pres i d i n g J u d g e.

In t h i s p rem i ses -l i ab i l it y act i o n , Sh el i s a Sap p s u ed Ri v er Pl ace at Po rt Ro y al

Co n d o m i n i u m As s o ci at i o n, In c., wh ere s h e wo rk ed as a s ecu ri t y g u ard

. Sp eci fi cal l y ,

s h e al l eg es t h at Ri v er Pl ace b reach ed a d u t y i t o wed h er as an i nv i t ee, wi t h t h e res u l t

b ei n g th at s h e s li p p ed o n wat er t h at l eak ed fro m an o v erh ead p ip e o n t o t h e fl o o r o f

a break ro o m an d su ffered i n ju ri es

. Ri v er Pl ace m o v ed fo r s um m ary ju dg m en t

, wh i ch

t h e t ri al co u rt d en ied

. In t h i s i n t erl o cu to ry ap p eal

, Ri v er Pl ace co nt en d s th at t h e t ri al

co u rt erred i n co n cl u d i n g t hat g en u i n e i s s u es of m at eri al fact ex is t as t o wh et h er i t h ad

s u p eri o r kn o wl ed g e o f t he hazard an d wh et h er Sap p fai led t o ex erci se o rd in ary care

fo r h er o wn s afet y . Fo r t h e reas o n s s et fo rt h in f r a , we rev ers e.Vi ewed i n t h e l i g h t m o s t fav o rab l e t o Sap p ( i .e. , t h e n o n m o v i ng p art y ), 1 t h e

reco rd s h o ws t h at Ri ver Pl ace is t h e co n d o m i n i u m o wn er’ s as so ci at i o n t h at m an ag es

t h e Ri v er Pl ace at Po rt R o ya l C o n d o m i n iu m s i n Au g u s t a. Becau s e it d o es n o t h av e

i t s own em

p l o y ees , Ri v er Pl ace h i res t h i rd -p art y co n t ract o rs t o p erfo rm t h e v ari ou s

fu n ct i o n s req u i red t o m ai nt ai n a co n d o m i n i u m co m p l ex , i ncl u d i n g s ecu ri t y . An d i n

M ay 2 0 1 2

, Ri v er Pl ace h i red Si zem ore Secu ri t y Serv i ces t o p ro vi d e s a fet y o ffi cers

fo r t h e prem is es

. Acco rd i n g t o t h e H an d b oo k an d Op erat in g Man ual fo r Ri v er Pl ace,

a s afet y o ffi cer’ s res po ns i bi l i t i es at t h e co n d o m i n i u m co m p l ex en t ai l p ro v i d i n g

se c u r ity

, co n ci erg e serv i ces , an d ro u t i n e m ai n t en an ce i n s p ect ions, inc luding c he c king

fo r wat er l eak s o n t h e p rem i s es

.

In J u n e 2 0 1 2

, Si zem o re h i red Sap p t o wo rk as a s afet y o ffi cer at Ri v er Pl ace;

an d

, o v er t he co u rs e o f a y ear, s h e d i d s o wi t h o u t in ci den t

. On Au g u s t 1 8

, 2 01 3

, Sap p

arri v ed at Ri v er Pl ace aro u n d 8 :0 0 a.m

. fo r t h e s t art o f h er s h i ft

. Sh o rt l y aft er arri v i n g,

s h e wen t t o t h e b reak ro o m

— l o cat ed o n t h e fi ft h fl o o r o f th e co m p l ex —t o p l ace h er

l u n ch i n t h e refri g erat o r. As s h e en t ered t h e b reak ro o m , t h e o verh ead l i g ht

— wh i ch

was co nt ro l l ed b y a m o t i o n s en s o r— i l l u m i nat ed

, an d Sap p wal k ed acro s s t h e ro o m ,

1 S ee, e.g

. , S

wa n s o n v. Ta ckl i n g , 3 3 5 G a

. A p p

. 8 1 0

, 8 1 0 (7 8 3 SE2 d 1 6 7 ) (2 0 1 6).

2p u t h er l u n ch i n t he refri g era t o r, an d ex i t ed

, wi t h o u t no t ici n g an y h azard

. An d

b ecau s e s h e was bu s y t h a t d a y, Sap p d i d n o t ret u rn to t h e break ro o m u n ti l aro u n d

4 : 0 0 p .m

. Bu t th i s t im e, as s h e en t ered th e ro o m , s h e was wal k i ng at a b ri s k p ace, s o

t h e m o t i o n s en s o r d i d n o t il l u m i n at e im m ed i at el y

. T h en , ju s t as th e l i g h t i l l u m i n at ed

,

Sap p fel t h ers el f s u d d en ly s l i p p i n g acro s s t h e fl o or b efo re fal l i n g

.

Aft er si tt i n g u p , S a p p n o t i ced t h at t he fl o o r was wet an d wat er was d ri p p i n g

d o wn o n to t h e fl o o r fro m an o v erh ead p i p e— so m et h i n g s h e had n e v e r p r e v i o u s l y

o b s erv ed

. Sh e t h en g o t u p an d wal k ed b ack to t h e sec u r i t y d es k i n t h e co m p l ex ’ s

l o b b y

. At t hat p o i n t

, s h e cal l ed J acq u el i n e Haab

— wh o was t he vi ce-p res i den t o f t h e

R i v e r Pl ace b o ard

— t o rep o rt her acci d en t an d t h e wat er h azard i n th e b reak r o o m

.

An d up o n arri v i n g at t h e s ecu ri ty d es k

, Haab h el p ed b an dag e Sap p ’ s k n ee, wh i ch s h e

i n ju red i n t h e fal l

, an d t h en wen t t o t h e b reak ro o m to cl ean u p t h e wat er. T h ere, Haab

n o t i ced a s p o t o r t wo o n t h e fl o o r, b u t n o t en o u g h t o b e ab s o rb ed b y th e p ap er t o wel

s h e u s ed

. An d al t h o u g h s h e co u l d n o t s ee hi g h en o ug h t o d et erm i n e i f t he p i p es h ad

m o is t u r e o n t h em , Haab s u rm i s ed t h at t h o se p i p es w ere t h e s o u rce of d ro p s o n t h e

fl oo r.

S ubse que ntly

, S a

pp fi l ed a l aws u i t ag ai n st Ri v er Pl ace, al l eg i n g t h at i t b reach ed

a d u t y i t o wed her as an i n v i t ee wh e n i t f a i l e d t o k eep it s prem i s es free fro m t h e

3h azard cau s ed b y t he l eak y p i p es i n t h e b reak ro o m , w i t h t h e r e s ul t b ei ng t h at s h e

s l ip p ed o n wat er th at h ad d ri p p ed on t o t h e fl oo r an d s u ffered a s eri o u s k n ee i n ju ry

.

Ri v er Pl ace fi l ed an an s wer, an d d i s co v ery en s u ed

, d u ri n g wh i ch t he p art i es d ep o s ed

Sap p an d Haab

. I n ad d i t i o n , t h e p art i es dep o sed Ri ch ard Earg l e, an i n d ep en d en t

co n tract or, wh o oft en p erfo rm ed m ai n ten an ce wo rk at th e co m p l ex

. An d wh i l e Earg l e

was n o t an em

p lo y ee o f Si zem o re Secu ri t y , h e rep o rt ed al l m ai n ten an ce i s s u es to

Si zem ore’ s s i t e s u p erv i s or fo r Ri v er Pl ace, M el v i n Beg ley

.

A f t er d i s co v ery cl o s ed

, Ri v er Pl ace fi l ed a m o t i o n fo r s um m ary j u d g m en t

,

wh i ch t h e t ri al co u rt d en i ed

, fi n d i n g t h at gen u i n e i s s u es o f m at eri al fact rem ai n ed as

t o wh et her Ri v er Pl ace had s u p eri o r k n o w l ed g e o f t h e h azard an d wh et h er Sap p fai l ed

t o e x e r c i s e o rd i nary care fo r h er o wn s afet y

. T h ereaft er, Ri v er Pl ace s u cces s fu l l y

s o u g ht a cert i fi cat e o f i m m ed i at e rev i ew an d fi l ed an ap p l i c a t i on fo r i n t erl o cu t o ry

ap p eal , wh i ch we g ran t ed . Th i s ap peal fo l l o w s

.

Su m m ary ju d g m en t i s, of c ours e, pro p er i f “ th e p l ead i n g s , d ep o s it i o n s , an s wers

t o i n t erro g at o ri es , an d ad m i s s i o n s o n fi l e, t o g et h er w i t h t he affi d av it s , i f an y , s h o w

t h at t h ere i s n o g en u i n e i s s u e as t o an y m at eri al fact an d t h at t h e m o vi n g p a r t y i s

en t i t l ed t o a ju dg m en t as a m at t er o f l aw.” 2 W het h er su m m ary ju d g m en t i s g ran t ed o r

2 OCGA § 9 -1 1 -5 6 (c).

4d en ied

, t h at d e c i s i o n e njo y s n o p res u m p t i o n o f co rrect n es s o n ap p eal

, an d an

ap p el l at e co u rt m

u s t s at i s fy i t s el f t h at t h e req ui rem en t s o f O CGA § 9 -1 1 -5 6 (c) h av e

b een m et

. 3 An d in co n d u ct i n g t h i s d e n o vo rev i ew, we are ch arg ed wi t h “ vi ewi n g t h e

ev i d en ce, an d al l reas o nab l e co n cl u s i o n s an d i n feren ces d rawn fro m t he ev i d en ce in

t h e l i g ht m o s t fav o rab le t o th e n o n m o v an t .” 4

Tu rn i n g t o th e i s s u e o f p rem i s es l i ab i l i t y in v o l v ed i n t h i s cas e, i t i s wel l

es t ab l i s h ed t h at a p ro p ri et o r h as a s t at u t o ry d u t y to ex erci s e o rd i n ary care t o k eep i t s

p rem i s es s afe, 5 wh ich “ i n cl u d es i n s p ect i n g t h e p rem i s es t o d i sco v er p o s s i b l e

d an gero us co n di t i o n s o f wh i ch t h e [p ro p ri et o r] d oes n o t h av e act u al k n o wl ed g e, an d

3 S ee Co wa r t v. W

id en er , 2 8 7 Ga. 6 2 2

, 6 2 4 (1 ) (a) (6 9 7 SE2 d 7 7 9 ) (2 0 1 0 ) (“ Su m m ary ju d g m en t s en

jo y n o p res um

p t i o n o f c o rrect n es s o n ap p eal

, an d an

ap p el l at e co u rt m

u s t s at i s fy i ts el f d e n o v o t h at t h e req u i rem en t s o f OCGA § 9 -1 1 -5 6 (c) h av e b een m et .”); S

hi el d s v. RDM, LLC

, 3 5 5 Ga. Ap p. 4 0 9

, 41 2 -1 3 (1 ) (8 4 4 SE2 d

2 9 7 ) (2 0 2 0 ) (n o t i n g t hat t h i s Co u rt rev i ews “ a g ran t o r d en ial o f s u m m ary ju d g m en t
d e n o v o, v i ewi n g a l l e v i d en ce i n t h e l i g h t m o s t fav o rab l e t o t h e n o n m o v i n g p art y ” (p u n ct u at i o n o m i t t ed )).

4 Ben ef i el d v. T o m i ni ch

, 3 0 8 Ga. Ap p

. 6 0 5

, 60 7 (1 ) (7 0 8 SE2 d 5 6 3) (2 0 1 1 ) (p u n ct u at i o n o m i t t ed ); a cco r d S wa n s o n , 3 35 Ga. Ap p. at 8 1 0 ; Vr a t s i n as Co n s t r

. Co

. v. Ch i t wo o d , 3 1 4 Ga. Ap p . 3 5 7 , 3 57 -5 8 (7 2 3 SE2 d 7 4 0 ) (2 0 12 ).

5 S ee OCGA § 51 -3 -1 (“ W h ere an o wn e r o r o ccu p i er o f l an d

, b y ex p res s o r i m p l i ed i n v i t at i o n , i n d u ces or l ead s o t h ers t o co m e u p o n h i s p rem i s es fo r an y l awfu l

p u rp os e, h e i s li ab l e i n d am ag es t o s u ch p ers on s fo r i nju ri es cau sed b y h i s fai l u re to

ex erci s e o rd in ary

care i n k eep in g t h e p rem i s es an d ap p ro ach es s afe.”).

5t ak i n g reas o n ab l e p recau ti o ns t o p ro t ect i n vi t ees fro m d an gers fo res eeab l e fro m t h e

arran g em en t o r u s e of th e p rem i s es .” 6 Bu t i n o rd er fo r a p l ai n ti ff t o reco ver d am ag es

fo r i nju ri es s u s t ai n ed i n a p rem is es -l i ab i l i t y act i o n, an in v i t ee m u s t p ro v e “ (1 ) t h at t h e

d efen d an t h ad a c t u al o r co n s t ru ct i v e k no wl ed g e o f th e h azard ; an d (2 ) t h at t h e

p l ai n t i ff l ack ed k n o w l ed g e o f th e h azard d es p i t e t h e ex erci s e o f o rd i n ary care d u e to

act i on s o r co n d i ti o n s wi th i n t h e co n t ro l o f t he o w n er/ occu p i er.” 7 Co ns eq u en t l y , i n a

p rem i s es -l i ab i l i t y cas e, t h e m ere fact t h at Sap p was i n ju red

, w i t ho u t m ore, “ d o es n ot

g i v e ri se t o l i ab i li t y o n t h e p art o f [Ri v er Pl ace] .” 8 Rat h er, t h e tru e b as i s o f a p ro p ert y

o wn er’ s l i ab i l i t y

fo r an i nju ry

t o i t s i n v i t ee i s “ t h e own er’ s s u p er i o r kn o wl ed

g e o f a

co n di t i o n t ha t ma

y exp o s e th e i n vi t ees t o a n u n r ea s o na b l e ri s k of h a r m .” 9 W e are, o f

co u rs e, m i n d fu l t h at i n a p rem i s es -l i a b i l i t y cas e, “ i ss u es o f t h e d efen d an t ’ s

n eg li g en ce, t h e p l ai n t i ff’ s n eg l ig en ce, an d t he p l ai n t iff’ s l ack o f ord i n ary care fo r h i s

6 Ro b i n s o n v. Kr o g er Co

. , 2 6 8 G a. 7 3 5

, 7 4 0 (1 ) ( 4 9 3 SE2 d 4 03 ) (1 9 9 7 ) (ci t at i o n s o m i t t ed ); a cco r d Ben ef i el d , 3 0 8 Ga. Ap p . at 6 0 8 (1 )

7 Ro b i n s o n , 2 6 8 Ga. at 7 48 -4 9 (2 ) (b ).

8 W i l l i a m s v. J

o h n s o n , 3 4 4 Ga. Ap p

. 3 1 1

, 3 1 5 (1 ) (8 0 9 SE2 d 8 3 9 ) (2 0 1 8 ) (p u n ct u at i o n o m i t t ed ); a cco r d Ba r t l e t t v

. McDo n o ug h Bed d i n g Co

. , 3 13 Ga. Ap p. 6 5 7 , 6 5 8 (7 2 2 SE2 d 38 0 ) (2 0 1 2 ).

9 W i l l ia ms , 3 4 4 Ga. Ap p . at 3 1 5 (1 ) (p u n ct u at io n o m i tt ed ).

6o wn s afet y are g en eral l y n o t s u s cep t i b l e o f s u m m ary ad ju d i cat i o n .” 1 0 N ev ert h el es s ,

wh en , as h ere, “ t h e ev id en ce i s p l ai n , p al p ab l e, an d u n di s p ut ab l e t he t ri al co u rt can

[an d s h o u l d ] co n cl u d e t hat a p art y i s en t i t l ed t o ju d gm en t as a m at t er o f l aw.” 1 1

1

. Ri v er Pl ace co n t en d s t h at t h e t ri al co u rt e r r e d i n co n cl u d i n g th at g en u i n e

i s su es o f m at eri al fact ex i s t as t o wh et h er i t had s u p eri o r k n o wl ed g e o f t he h azard

al l eg ed l y cau s ed b y w a t e r l e ak i n g o n t o t h e fl oo r o f t h e b reak ro om fro m o v erh ead

p i p es . W e ag ree.

(a) Act u a l kn o wl ed

g e

. A p ro p ri et o r’ s k no wl ed g e o f t he d an g er “ m ay b e act u al

o r co n s t ru ct i v e[.] ” 1 2 A n d h ere, t h ere i s n o ev i d en ce Ri v er Pl ace h ad act u al k n o wl ed g e

t h at wat er h ad accu m

ul at ed o n t h e fl o o r o f th e b reak ro o m or t h at t h e o verh ead p i p es

i n th e ro o m l eak ed or ot herwi s e d ri pp ed wat er o n t o t h e fl o o r. In deed

, Sap p t es t i fi ed

t h at s he d i d n o t n o t i ce an y wat er o n t h e fl o o r o f th e b reak ro o m wh en —u p o n arri v i n g

t o b eg i n h er wo rk s h i ft

— s h e en t ered t h e ro o m t o pl ace her l u n ch i n t h e refri g erat o r.

J acq u el i n e Haab al so t es t i fi ed th at

, p ri o r t o t h e i n ci d en t

, n o on e— i n cl u d in g Sap p o r

1 0 Id

. at 31 6 (1 ) (p un ct u at i o n o m i t t ed ); a cco r d R o b i n s on , 2 68 G a. at 74 8 (2 ) (b ).

1 1 W i l l ia m s , 3 4 4 Ga. Ap p

. at 3 1 6 (1 ) (p u n ct uat i o n om i t t ed ); acco rd Ken n es t o n e
Ho s p., In c. v. Ha r r i s , 2 8 5 Ga. Ap p. 3 9 3 , 3 95 (6 4 6 SE2 d 4 9 0 ) (2 0 0 7 ).

1 2 Ba r bo ur -Ami r v. Co mca s t o f Ga ./ Va

., In c. , 3 3 2 G a. Ap p

. 2 7 9

, 2 8 2 (7 7 2 SE2 d

2 3 1 ) (2 0 1 5 ) (p u n ct uat i o n o m i t t ed ).

7an y o t h er s afet y offi cer— ev er i n fo rm ed h er th at wat er h ad accu m ul at ed o n t h e fl o o r

o r t h at t h e o v erh ead p i p es i n t h e b reak ro om were l eak i n g. Ad d i ti o n a l l y, S a p p ’ s

s u p erv i s o r, Beg l ey , av erred t h at i n h i s t wel v e y ears as si t e s u p erv i s o r fo r Ri v er Pl ace,

h e n ev er o b s erv ed o r was m ad e aware o f an y wat er l eak s i n t h e b reak ro om

.

Nev er t h el es s , Sap p m ai nt ai n s t h at Ri v er Pl ace h ad act u al k n o wl ed g e o f t h e

o v erh ead p i p es leak i n g wat er o n t o t h e b reak ro o m fl o o r, rel y i n g up o n th e t es t i m o ny

o f t h e han d y m an , Earg l e. In h i s d ep o s it i on , E arg l e t es ti fi ed t h at i n h is t im e wo rk i n g

as a h an d y m an at Ri v er Pl ace, h e n ev er n o t i ced o v erh ead p i p es “ s weat i n g ,” d i d n ot

r e c a l l ev er s eei n g wat er l eak i n g o n t o t h e fl o o r i n t he b reak ro om , an d wo u l d h a v e

rep o rt ed i t t o Beg l ey i f he h ad o b s erv ed s u ch a l eak

. Bu t wh en p res sed d u ri n g h i s

d ep os i t i o n b y Sap p ’ s co u n s el i f h e rem em b ered t el l i n g Sap p ’ s f o rm er

co u ns el

— ap p aren t ly i n a n in terv i ew th at was no t tran s cri b ed o r in cl ud ed i n t h e

reco rd

— t h at he h ad s een p i p es s weat i n g at s o m e po i n t i n t i m e, Earg l e res p on d ed t h at

h e d i d n o t r eca l l m ak i ng s u ch a s t at em en t b u t w o u ld n o t d i s p u t e an y r e c o r d t o t h e

co n trary

. An d as a res u l t o f t h i s t es t i m o ny , Sap p cl ai m s t hat t h ere i s a g en u i n e i s s u e

o f m at eri al fact as t o wh et h er R i v e r P lace h ad act u al k n owl ed g e o f wat er

accu m ul at i n g o n t h e fl o o r o f t h e b reak ro o m

. Bu t t h is ap o cry p h al ev id en ce i s far t o o

s p ecu l at i v e t o rai s e an i n feren ce t h at Ri ver Pl ace h ad a ct u a l k no wl ed g e of an y s u ch

8wat er l eak s

. In d eed

, Earg l e’ s t es t i m on y “ rai s es a m ere co n ject u re o r p o s s i b i l i t y ” an d

t h at i s “ n o t s u ffi ci en t to creat e ev en an i n feren ce o f fact fo r co n s i derat i o n o n s u m m ary

ju d g m en t .” 1 3 Gi v en t h es e ci rcu m s tan ces , Sap p fai l ed t o p res en t ev i den ce t h at Ri v er

Pl ace h ad act ual k n o wl ed g e o f p i p es l eak i n g wat er o nt o t h e fl o o r o f t h e b reak ro o m

. 1 4

(b ) Co ns t r u ct i ve kn owl ed g e . Un d er Geo rg i a l aw, a p l ai n t i ff m ay d em o n s t rat e

a p ro p ri et o r’ s co n s t ru ct i v e k n o wl ed g e o f a h azard b y s ho wi ng :

(a) ev i den ce t h at t h e h azard ou s co n d i t i o n las t ed s o l o n g t h at i t w o u l d

h av e b een d i s co v ered a n d r em o v ed i f th e p ro p ri et o r h ad ex erci s ed

reas o n ab l e care i n i n s p e c t i n g t h e p rem i s es , or (b ) ev i d en ce t h at an

em p l o y ee o f t h e defen d an t was in t h e i m m ed i at e v i ci n i ty o f th e

1 3 Ba r b o u r -Ami r , 3 32 Ga. Ap p

. at 2 83 (1 ) (p u n ct u at io n o m i t t ed ); s ee Co wa r t

, 2 8 7 Ga. at 63 3 (3 ) (c) (“ Su m m ary ju d g m en t can n o t b e av o i d ed bas ed o n sp ecu l at i o n

o r co n j ect u re; o nce t h e p l ead i n g s are p i erced wi t h act u al ev i d en ce, t h e p l ai n t i ff m u s t

p o i n t t o ad m i s s i bl e ev i d en ce s h o wi n g a g en u i n e i s s u e o f [m at eri al ] fact

. ”).

1 4 S ee B a r b o u r-Ami r , 3 3 2 Ga. Ap p

. at 2 8 2 -8 3 (1 ) (h ol di n g t h at t es t i m o n y o f

s t ore’ s s ecu ri t y g uard w as t o o s p ecu lat i v e to s u p p o rt an i nfere n c e t h a t ei th er h e o r

cu s t o m er s erv i c e r e p res en tat iv e h ad act u al kn o wl ed g e of ch i l d o v er wh om p at ro n

t ri p p ed wh i l e ch i ld was s i t t i ng o n fl o o r b eh in d p at ro n at t el l er w i n d o w); Ba r i ch v. Cr a cker Ba r r el O l d Co u n t r y S t o r e , 2 44 Ga. A p p

. 5 5 0

, 5 5 2-5 3 (1 ) (5 3 6 SE2 d 2 2 1 ) (2 0 0 0) ( f in d i n g t h at s u m

m ary ju d g m en t was p ro p erl y g ran t ed t o res t au ran t wh en s t o re

em pl o y ee’ s s t at em en t s h o wed s p ecu l at i o n , n o t act u al k n owl ed g e); Lo vi n s v. Kr o g er C o

. , 2 3 6 Ga. Ap p

. 58 5

, 5 8 6 (1 ) (a) (5 1 2 SE2 d 2 ) (1 9 99 ) (co ncl u d in g t h at s u m m ary ju d g m en t was pro p erl y g ran t ed t o s t o re b ecau se i nferen ce t h at s t o re em p l o y ee h ad

act u al k n o wl ed g e of th e h azard “ can n o t b e bas ed u p o n ev i d e n c e w h i c h i s t o o

u n cert ai n o r s pecu l at i v e o r wh i ch rai s es m erel y a co n ject ure o r p os s ib i li t y ”).

9h azard o u s co n d i t io n an d co u l d h av e eas i ly s een an d co r r e c t ed th e

h azard

. 1 5

Here, t here i s n o ev i d en ce t h at an y o n e w as i n t h e break ro o m at th e t i m e of Sap p ’ s

acci den t l at e i n t h e aft ern o o n (o t h er t h an Sap p ) an d , t h erefo re, wh et h er Ri v er Pl ace

co u ld b e d eem ed t o h av e co ns t ru ct i v e k n o wl ed g e o f t h e p i p es l eak in g wat er o n t o t h e

fl oo r h i n g es o n wh et h er i t ex erci s ed reas o n ab l e care i n i ns p ect i n g t h e p rem i s es

.

In t h at reg ard

, su m

m ary ju d g m en t “ as t o co n s t ru ct i v e k n o wl ed ge ari s i n g fro m

t h e d u t y t o i n s p ect i s n o t au t ho ri zed ab s en t p l ai n , p al p ab l e an d u nd i s p u t ab l e p ro o f t h at

cu s t o m ary i n sp ec t i o n p ro ced u res o r cl ean i n g p ract i ces were i n p l ace, were act u al l y

fo l l o w ed an d were ad eq u at e t o g u a r d a g ai n s t kn o w n o r fo res eeab l e d an gers at t h e

t i m e o f t h e p at ro n ’ s a l l e g e d i n ju ri es

. ” 1 6 Bu t t h e l en g t h o f t i m e t h e su b st an ce m u s t

rem ai n o n t h e fl o o r b efo re t he o wn er s h ou l d h av e d i s co v ered it an d w h at co n s t i t u t es

a reas o nab le i ns p ect i o n p ro ced u re v ari es wi t h each cas e, dep en d i n g u p o n t h e n at u re

o f t h e p rem i s es , t h e s i ze of t h e p r e m i s e s , t h e n u m b er of in vi t ees , th e n at u re o f t h e

1 5 Al l Am. Qu a l i t

y Fo o d s

, In c. v. S

mi t h

, 3 4 0 Ga. Ap p

. 3 9 3

, 3 95 (1 ) (7 9 7 SE2 d

2 5 9 ) (2 0 17 ) (p u n ct u at i o n o m it t ed ); a cco rd Ba r b o u r-Ami r , 3 32 Ga. Ap p . at 2 8 3 (2 ).

1 6 W al ma r t St o r es Ea s t

, L.P. v. Ben s o n , 3 4 3 G a. Ap p

. 7 4

, 7 8 (1 ) (b ) (8 0 6 SE2 d

2 5 ) (2 0 1 7 ) (p u n ct u at i o n o m i t t ed ).

10d an gero us co n di t i o n , an d t h e l ocat i o n o f t h e p rem i s es

. 1 7 M o reo v er, i t i s wel l s et t l ed

t h at a p ro p ri et o r i s u n d er n o d u t y t o “ p at ro l t h e p rem i s es co n t i n u o u s l y i n t h e ab s en ce

o f fact s s h o wi ng t h at t h e p rem i s es are u n u su al l y d an g ero u s .” 1 8

I n t h i s cas e, i t i s u nd is p u t ed t h at Si zem o re t as k ed i t s s afet y o ffi cers wi t h

p at ro l l i n g t h e Ri v er Pl ace g ro u n d s an d rep o rt h aza r ds s u ch as w at er l eak s

. In fact

,

Sap p ack n o wl ed g ed th at ch eck in g t h e p rem i s es fo r wat er l eak s was i n cl u d ed am o n g

h er d u t i es an d t hat t h ere was n o wat er o n t h e b reak ro o m fl o o r u po n h er arri v al t h at

m o rn i n g. Fu rt h erm o re, Sap p pres en t ed n o ev i d en ce th at Ri v er Pl ace’ s p rem i s es an d

t h e b reak ro o m i n p art i cu l ar were u nu s u al ly d an g ero u s. To t h e co nt rary , t h e ev i d en ce

d em o n s t rat ed t h at t h e b reak ro o m was al m o s t n ev er u sed b y res i d en t s o f t h e co m p l ex

an d t h at o n ly s afet y o ffi cers an d cl ean i n g s t aff freq uen t ed t h e area. Th u s, Sap p fai l ed

t o s h o w t h at t h e p eri o d i c i n sp ect i o n o f t h e p r e m is es

— f o r wh i ch s h e wa s d i r ect l y

1 7 S ee Kr o g er Co

. v. Sch o en h o f f

, 3 2 4 Ga. Ap p

. 6 1 9

, 6 2 1 (7 5 1 SE2 d 4 3 8 ) (2 0 1 3 ) (n o t i ng t h at wh at co n st i t u t es a reas o n ab l e i n s p ect i o n p ro ced u re v ari es wi t h each cas e, d ep en d i ng o n t h e nat u re o f t h e b u s i n es s , t he s i ze o f t he s to re, th e nu m b er o f

cu s t o m er s , t h e n at ure o f t h e d an g ero u s co n d i t i o n , an d t h e s t o re’ s lo cat io n ); Th e Au g us t a Co u n t r

y Cl u b

, In c. v. Bl a ke

, 2 8 0 G a. Ap p

. 65 0

, 6 5 3 (1 ) (a) (6 3 4 SE2 d 8 1 2 ) (2 0 0 6) (s am e).

1 8 Br o wn v. Ho s t

/ Ta co Jo i n t Ven t u re , 3 0 5 Ga. Ap p . 2 48 , 2 5 2 (6 9 9 SE2 d 4 3 9 ) (2 0 1 0) (p u n ct u at i on o m i t ted ).

11r es

p o n s ib l e

— was in ad eq u at e. 1 9 In d eed

, w i t h reg ard t o i n s p ect i o n s , “ th e l aw req u i res

only th e ex erci s e o f o rd i nary care, n o t ex t rao rd i n ary care.” 2 0 M o reo v er, u n d er G e or gia

l aw, an i nd ep en d en t co n t ract o r i s “ ex p ect ed t o d et erm i ne fo r [h ers el f] w h et h er [h er]

p l a c e o f em

p l oy m en t i s s afe o r u n s afe, an d o rd i n ari l y m ay no t reco v er ag ai n s t t h e

o wn er fo r i n

ju ri es s u s t ai n ed i n t h e p erfo rm an ce o f t h e co n t ract

. ” 2 1 Acco rd in g l y , t h e

t ri al c o u r t e r red i n fi n d in g t h at g en ui n e is s u es o f m at eri al fact ex i s t as t o wh et h er

Ri v er Pl ace h ad s u p eri o r k n o wl ed g e o f t h e h azard al leg ed l y cau s ed b y wat er l eak i n g

o n t o t h e fl oo r o f t h e b reak ro om fro m o v erh ead p i p es

.

1 9 S ee Qu a r l es v. Ga

. S

er v. S ys

., LLC

, 2 6 3 Ga. Ap p

. 5 6 3

, 5 6 5 (5 8 8 SE2 d 3 3 8 ) (2 0 0 3) (h o l d i n g t h at wh en a s l i p an d fal l o ccu rs i n an area t h at t h e p ro p ri et o r h as n o

reas on t o b el iev e i s d an g ero u s , t h e p ro pri et o r i s un d er no d u t y t o co n s t an tl y i n s p ect

t h e area); Pa t r ick v. Ma co n Ho u s

. Au t h.

, 2 5 0 G a. Ap p

. 80 6

, 8 1 1-1 2 (5 5 2 SE2 d 4 5 5 ) (2 0 0 1) (h o l d i n g t h at b ecau s e, i n co n t r a s t t o t y pi cal cas es i n s u p erm ark et s o r

res t au ran t s , d efen d an t h ad n o reas on t o b el iev e co n d it i on s i n l au n d ry ro o m o f

ap art m en t co m

p l ex were un u s ual l y d a n g e ro u s , i t h ad n o d u t y t o in s p ect t he fl o o rs

t h ere m o re t han ev ery

t wo h o u rs ).

2 0 W i t t v

. B e n Ca r t er Pr o

p s

., LLC

, 3 0 3 Ga. Ap p

. 1 0 7

, 1 1 0 (6 9 2 SE2 d 7 4 9 ) (2 0 1 0) (p u n ct u at i on o m i t ted ).

2 1 Fo r es t Co ve Ap a r t men t s

, LLC v. W

i l s o n , 3 3 3 Ga. Ap p. 7 3 1

, 7 3 5 (7 7 6 SE2 d

6 6 4 ) (2 0 1 5 ) (p u n ct uat i o n o m i t ted ); a cco r d Her r in v. Peech es Nei g h bo r ho o d Gr i l l &

Ba r , 2 3 5 Ga. Ap p . 5 2 8 , 5 3 2 (1 ) (5 0 9 SE2 d 1 03 ) (1 9 9 8 ).

122

. Ri v er Pl ace al so co n ten d s t h at t h e tri al co u rt erred i n co ncl u d i n g t h at g en u i n e

i s su es o f m at eri al fact ex i s t as t o wh et h er Sap p fai l ed t o ex erci s e o rd i n ary care fo r h er

o wn s afet y

. Bu t gi v en ou r h o l d i n g i n Di v i s io n 1 s u p r a , t h at Sap p fai l ed t o s h o w t h at

Ri v er Pl ace h ad act u al o r s u p eri o r k n o wl ed g e o f t h e hazard p o s ed b y th e wat er i n t h e

b reak ro o m , we n eed n o t ad d res s t h i s i ss u e. 2 2

Fo r al l t hes e reas o n s , we rev ers e t h e t ri al co u rt ’ s d en i al of Ri v er Pl ace’ s m o t i o n

fo r s u m m ary ju d g m en t

.

Ju d g men t r ever sed . Ri ckma n , P. J., a n d

Br o wn

, J., co n cu r

.

2 2 S ee W i ll i a ms , 3 4 4 G a

. Ap p

. at 31 9 (2 ) (h o l d i n g t hat g i v en d efen dan t was

en t i t l ed t o s u m

m ary ju d g m en t b ecau s e p l ai n ti ff h ad eq u al

, i f n o t s u p eri o r, k n o wl ed g e

o f t h e h azard t h at cau s ed hi s i n ju ry , i t was un n eces s ary fo r t h is Co u rt t o ad d res s d efen d an t ’ s rem ai n i n g , al t ern at i v e arg u m en t s as t o wh y h e was en t i t l ed t o s u m m ary ju d g m en t ).

13