J - S76032 - 16

NON - PRECEDENTIAL DECISION - SEE SUPERIOR COURT I.O.P. 65.37 ANTOINETTE BROWN IN THE SUPERIOR COURT OF PENNSYLVANIA Appellant
v. KINSER B604, LLC Appellee

v. ALLEN VERNAL AND EDWANDA SHEPHERD Appellee No. 1633 EDA 2016

Appeal from the Order Entered April 27 , 2016 In the Court of Common Pleas of Northampton County Civil Division at No(s): No. CV - 2014 - 9136 BEFORE: STABILE, J., DUBOW, J., and STEVENS, P.J.E. * MEMORANDUM BY STEVENS, P.J.E.: FILED OCTO BER 21, 2016 Appellant, Antoinette Brown (“Ms. Brown”), appeals from the April 27, 2016, order granting summary judgment in favor of Appellees Allen Vernal 1

____________________________________________
* Former Justice specially assigned to the Superior Court. 1 As the trial court noted, “Vernal Allen” has been misidentified in pleadings, as well as the caption, as “Allen Vernal.” For the sake of c onsistency, we shall refer to this Appellee as “Allen Vernal.”J - S76032 - 16

- 2 -

and Edwanda Shepherd (“Mr. Vernal” and “Ms. Shepherd,” respectively). 2 After a careful review, we affirm. The relevant facts and procedural history are as follows: On September 25, 2014, Ms. Brown filed a complaint sounding in negligence against Kinser, the owner of a single family row home located at 604 Carlton Street, in Bethlehem, PA. As the basis for her claims, Ms. Brown alleged that, on February 17, 2014, she was at the property as an invitee for a scheduled hair appointment and could access the salon only by climbing the stairs leading from the sidewalk of the property to the front door of the property. Ms. Brown alleged that at some time prior to her appointment there had been precip itation in the form of snow, rain, or freezing rain; however, the precipitation had stopped prior to her arrival at the property. She averred there had been no snow or ice removal performed on the property and, as a result thereof, the sidewalk leading to the property, as well as the steps leading to the front door, were covered in snow and ice. Ms. Brown indicated that she slipped and fell off the steps, thereby receiving substantial injuries, including damage to her legs necessitating surgery and

____________________________________________ 2 In its April 27, 2016, order, the trial court also granted summary judgment in favor of Kinser B604, LLC (“Kinser”). However, in her notice of appeal, Ms. Brown indicated she was appealin g the the entry of summary judgment in favor of Mr. Vernal and Ms. Shepherd only. Moreover, Ms. Brown has developed no argument on appeal pertaining to Kinser. Consequently, we affirm the entry of summary judgment in favor of Kinser on this basis.J - S76032 - 16

- 3 -

result ing in permanent disfigurement and loss of mobility. Accordingly, she sought damages for her pain and suffering, as well as lost wages. Kinser filed an answer with new matter, as well as a joinder complaint to add as defendants Mr. Vernal and Ms. Shephe rd, who were the tenants of the property. 3 Therein, Kinser presented claims of indemnification and/or contribution, and additionally averred Mr. Vernal and Ms. Shepherd were solely liable to Ms. Brown. Ms. Brown filed an answer to Kinser’s new matter, an d Mr. Vernal and Ms. Shepherd filed an answer to Kinser’s joinder complaint. On December 31, 2015, Ms. Brown filed a motion for partial summary judgment and a supporting brief. Ms. Brown averred there had been a blizzard for three days, which stopped on or before February 16, 2014, and no snow or ice removal had been performed prior to her arrival at the property on February 17, 2014. Accordingly, more than twenty
- four hours had elapsed since the end of the blizzard and the day Ms. Brown slipped and fell. She indicated that, after having her hair done and upon leaving the

____________________________________________ 3 With r egard to the right to join additional defendants, Pa.R.C.P. 2252 provides: [A]ny party may join as an additional defendant any person not a party to the action who may be [] solely liable on the underlying cause of action against the joining party, or. . . liable to or with the joining party on any cause of action arising out of the transaction or occurrence or series of transactions or occurrences upon which the underlying cause of action against the joining party is based. Pa.R.C.P. 2252.J - S76032 - 16

- 4 -

property, she slipped and fell as she attempted to descend the exterior steps, which were covered with snow and ice. Ms. Brown noted that Kinser owned the property, and Mr. Vernal h ad leased the property; however, the lease expired on December 31, 2013. Ms. Brown indicated that, after 2012, no agent of Kinser had removed ice or snow from the subject property. In developing her motion, Ms. Brown relied upon Article 721.03 of the City of Bethlehem’s ordinances 4 and Restatement (Second) of Torts §§ 355
- 362, governing the liability of lessors to persons who enter upon the land. She reasoned that Kinser had responsibilities for snow and ice removal under the former rendering it liab le for her injuries as a landlord maintaining control over a portion of the premises under the latter. She further reasoned that, in the absence of a written lease between Kinser and the occupants of the property apportioning responsibility for ice and sno w removal, Kinser was responsible for the same and liable to Ms. Brown. Ms. Brown’s Motion for Partial Summary Judgment, filed 12/31/15. 5 Furthermore, in developing her motion, Ms. Brown relied upon Section 107.7 of the International Property Maintenan ce Code, which was adopted

____________________________________________ 4 Article 721.03 provides, in relevant part, that “[n]o person owning, controlling or occupying any lot. . .shall allow or permit any. . . snow [or] ice. . .to remain upon the pavements, sidewalks, footways or rights
- of
- way in front of or adjoining such lot for a period l onger than twenty
- four hours after the rain, snow, [or sleet].” Id. Exhibit D. Moreover, Article 721.03 indicates that one who neglects to remove such snow or ice within the specified time is guilty of maintaining a nuisance. Id. 5 The motion is not pag inated.J - S76032 - 16

- 5 -

by the City of Bethlehem. 6 Ms. Brown noted that Kinser had no agent living within 20 miles of Bethlehem, and thus, she suggested Kinser was in violation of Section 107.7 of the Code. 7 Kinser, as well as Mr. Vernal and Ms. She pherd, filed responses to Ms. Brown’s partial motion for summary judgment. Moreover, on February 4, 2016, Mr. Vernal and Ms. Shepherd filed a joint motion for summary judgment. Therein, pointing to Ms. Brown’s admissions made during her deposition testim ony, they sought summary judgment on the basis of the assumption of risk doctrine. Specifically, Mr. Vernal and Ms. Shepherd indicated that Ms. Brown admitted the following uncontradicted facts during her deposition:

On the way to [the subject property M s. Brown] and her daughter noticed lots of snow on the ground that was frozen. For many parts of the walk they had to walk in the street because sidewalks were still full of snow and ice; and they had to climb over piles of snow to get from [the] street t o the sidewalk. When they got to [the subject property], there was a small pathway to the front steps with ice and snow on the steps. It

____________________________________________ 6 Section 107.7 provides “no certificate of occupancy shall be issued for a rental dwelling. . .unless there is provided to the inspection bureau the name and address of an agent residing within a 20 mile radius of the City of Bethlehem[.]” Ms. Br own’s Motion for Partial Summary Judgment, filed 12/31/15. 7 As the trial court aptly noted, in the conclusion of her motion for partial summary judgment, Ms. Brown summarily sought a finding of liability as to Kinser, Mr. Vernal, and Ms. Shepherd. Ho wever, consistent with her complaint, Ms. Brown’s arguments in her motion are directed to Kinser solely.J - S76032 - 16

- 6 -

was light out and [Ms.] Brown could see the snow and ice on the steps to [the subject property]. It was slippery. Th ere was a banister on the right [s]ide of the steps and [Ms.] Brown sent her daughter up the steps ahead of her to make sure that she wouldn’t fall. They held onto the banister as they went up on the right side of the steps, which was a little clearer. After a while, [Ms.] Brown left [the subject property] to go to a store to get some supplies for her hair. She left her daughter [at the property] to play[.] It was still light out and she went out the same door[,] stayed on the side of the steps[,] and held onto the banister with her left
- hand going down. The steps were still slippery. When she returned she came back up the steps again holding onto the banister and staying to the right because the steps were slippery. [Ms.] Brown never told [Ms. Shephe rd] that the steps were icy or slippery. She never asked her to put anything on the steps, or clear them to help. She never asked [Ms. Shepherd] if there was another exit. Mr. Vernal and Ms. Shepherd’s Motion for Summary Judgment, filed 2/4/16 8 (citation s to Ms. Brown’s deposition omitted). Further, they indicated Ms. Brown admitted that, after her appointment, she called a cab to retrieve her and her daughter, and the cab driver told Ms. Brown to leave her bags/purse by the door and he would carry them . Id. Ms. Brown admitted during the deposition that she was aware that it was icy and she had to be careful as she descended the stairs. Id. However, Ms. Brown chose to carry her purse and another bag, thus descending the stairs without holding onto the railing resulting in her slipping and falling. Id. Accordingly, Mr. Vernal and Ms. Shepherd claimed

____________________________________________ 8 The motion is not paginated.J - S76032 - 16

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Ms. Brown was barred from recovery under the assumption of risk doctrine. On February 16, 2016, Kinser filed a motion for summary judgment averring it was entitled to judgment as it “is undisputed that [Kinser] was under no duty to act for the protection of [Ms. Brown] at the time of [her] alleg ed slip
- and
- fall at the single family rental property occupied by [Mr. Vernal and Ms. Shepherd].” Kinser’s Motion for Summary Judgment, filed 2/16/16. 9 To this end, Kinser argued it was a landlord out of possession who had no control over any portion of the premises. 10 Alternatively, echoing in large part the same portions of Ms. Brown’s uncontradicted deposition testimony as set forth in Mr. Vernal and Ms. Shepherd’s summary judgment motion, Kinser argued it was relieved of any duty to protect Ms. Brown under the assumption of risk doctrine. Ms. Brown filed an answer to Mr. Vernal and Ms. Shepherd’s joint motion for summary judgment. Therein, she admitted all factual allegations contained in Mr. Vernal and Ms. Shepherd’s motion for summary judgment.

____________________________________________ 9 The motion is not paginated. 10 In support thereof, Kinser averred it was undisputed that, although the initial leas e between Kinser and Mr. Vernal expired on December 31, 2012, the parties had executed a written lease extension, thus extending the term of the written lease to December 31, 2013. Moreover, it was undisputed that, prior to the expiration of the extension , the parties verbally agreed to extend the lease on a month
- to - month basis indefinitely, and as of the filing of the motion, Mr. Vernal and Ms. Shepherd remained as tenants. Kinser noted the parties’ written lease agreements provided that the tenant was to “keep the property clean and safe,” and Kinser retained no control or possession over any portion of the premises, including the steps at issue.J - S76032 - 16

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H er only denial was to the averment “[Ms. Brown] is barred from recovery by the doctrine of assumption of the risk[,]” since such averment constituted a conclusion of law to which no response was needed. Ms. Brown’s Answer, filed 3/7/16. 11 Additionally, in her brief in opposition to Mr. Vernal and Ms. Shepherd’s motion for summary, Ms. Brown confined her argument to the issue of duty, 12 i.e. , which defendant (the property owner or the tenants) had the duty to ensure the steps were free from snow and ice. Sh e averred that Kinser (the property owner) owed her the duty since there was no written lease in place at the time of the incident. Ms. Brown also filed an answer to Kinser’s motion for summary judgment. Therein, she admitted all of the factual allegati ons contained in Kinser’s motion as to the circumstances of her fall. By order and opinion entered on April 27, 2016, the trial court denied Ms. Brown’s motion for partial summary judgment, but granted Kinser’s, as well as Mr. Vernal and Ms. Shepherd’s , motions for summary judgment. Ms. Brown filed a timely notice of appeal specifically indicating that she was appealing from the order entered on April 27, 2016, “with respect[] to Allen Vernal and [Ed]wanda Shepherd, only.” The trial court directed Ms. Brown

____________________________________________ 11 The answer is not paginated. 12 She also argued that the trial court should dismiss Mr. Vernal and Ms. S hepherd’s joint motion for summary judgment on the basis it was untimely filed. The trial court explained in its order/opinion that their motion was not untimely filed. See Trial Court Order/Opinion, filed 4/27/16, at 10.J - S76032 - 16

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to file a Pa.R.A.P. 1925(b) statement, Ms. Brown timely complied, and the trial court filed a brief Pa.R.A.P. 1925(a) opinion relying on its previous order/opinion. With regard to the trial court’s entry of summary judgment in favor of Mr. Vernal a nd Ms. Shepherd, Ms. Brown presents the following issue on appeal: Did the [trial court] err in not giving proper weight to the fact that on all previous occasions when [Ms. Brown] entered or exited the home it was daylight and on the occasion when [Ms. Br own] left the home and slipped and fell, it was nighttime and there was no porch light turned on which made conditions entirely different from any previous time [Ms. Brown] entered or exited the [subject premises]? Ms. Browns’ Brief at 4. Ms. Brown alle ges that the trial court erred in holding, as a matter of law, that she assumed the risk of her injury, thus relieving Mr. Vernal and Ms. Shepherd of a duty of care. In this regard, she avers that there are genuine issues of material fact. Specifically, she avers that she “testified that there was no snow and ice on the stairs during the day and that on all other occasions prior to her leaving the home that evening when she entered or existed the house it was daylight out.” Ms. Brown’s Brief at 11. She notes that, had she slipped on the stairs during the daylight hours, she would not contest that she is barred from recovery under the assumption of risk doctrine. Id. at 12. However, Ms. Brown avers that she is not barred under the assumption of risk do ctrine since:J - S76032 - 16

- 10 -

[S]he came to the steps for the first time in the dark with no porch light lit when she exited the premises and was injured. This was the first time she had come to this risk and she was not previously aware of it nor was there any other opt ion for egress. Id. at 13. We note the following relevant legal precepts.

[S]ummary judgment is appropriate only in those cases where the record clearly demonstrates that there is no genuine issue of material fact and that the moving party is entitled to judgment as a matter of law. When considering a motion for summary judgment, the tr ial court must take all facts of record and reasonable inferences therefrom in a light most favorable to the non
- moving party. In so doing, the trial court must resolve all doubts as to the existence of a genuine issue of material fact against the moving party, and, thus, may only grant summary judgment where the right to such judgment is clear and free from all doubt. Truax v. Roulhac , 126 A.3d 991, 996 (Pa.Super. 2015) ( en banc )(citations omitted). An order granting summary judgment will be reversed if t he trial court committed an error of law or abused its discretion. Id . The decision relating to “whether there are no genuine issues as to any material fact presents a question of law, and therefore, on that question our standard of review is de novo. Th is means we need not defer to the determinations made by the lower tribunals.” Id . at 997 (citation omitted). It is settled that, “If there is evidence that would allow a fact
- finder to render a verdict in favor of the non
- moving party, then summary judgm ent should be denied.” Id . (citation omitted). Malanchuk v. Sivchuk, ___ A.3d ___, 2016 WL 4943061, *4 (Pa.Super. filed Sept. 15, 2016) (citations, quotation marks, and quotations omitted). Moreover, under the rule announced in Borough of Nanty– Glo v. Ame rican Surety Co. of New York , 309 Pa. 236, 163 A. 523, 524 (1932), summary judgment is prohibited “where the moving party relies exclusivelyJ - S76032 - 16

- 11 -

on oral testimony, either through testimonial affidavits or deposition testimony, to establish the absence of a gen uine issue of material fact except where the moving party supports the motion by using admissions of the opposing party or the opposing party's own witness.” Lineberger v. Wyeth , 894 A.2d 141, 149 (Pa.Super. 2006) (quotation and quotation marks omitted) ( emphasis in original). Additionally, it is well settled that arguments not presented to the trial court in opposition to summary judgment cannot be raised for the first time on appeal. McHugh v. Proctor v. Gamble , 875 A.2d 1148, 1151 (Pa.Super. 2005) (ci tations omitted). Here, we initially note that, in their motion for summary judgment, Mr. Vernal and Ms. Shepherd argued that Ms. Brown was barred from recovery under the doctrine of assumption of the risk. In her answer and supporting brief in oppositi on to Mr. Vernal and Ms. Shepherd’s joint motion for summary judgment, Ms. Brown admitted the facts as alleged by Mr. Vernal and Ms. Shepherd and did not address their assumption of risk argument. As the trial court notes in in its order/opinion, “[i]n he r brief contra the instant motion, [Ms. Brown] wholly fails to address [Mr. Vernal and Ms. Shepherd’s] reliance on the assumption of the risk doctrine, electing instead to further her theory that. . .Kinser is liable for her injuries.” Trial Court Order/O pinion, filed 4/27/16, at 11. In the case sub judice , Ms. Brown has alleged, for the first time on appeal, that there is a genuine issue of material fact, i.e. , that there was noJ - S76032 - 16

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snow or ice on the stairs during the daylight hours, and thus, Ms. Brown wa s not aware of the dangerous conditions when she slipped and fell in attempting to descend the stairs during the nighttime hours. As she did not raise this argument in opposition to Mr. Vernal and Ms. Shepherd’s motion for summary judgment, it is proper t o affirm the trial court’s entry of summary judgment in favor of Mr. Vernal and Ms. Shepherd on this basis. See McHugh , supra . Additionally, we agree with the trial court that there is no genuine issue of material fact, and Mr. Vernal and Ms. Shepherd are entitled to judgment as a matter of law under the assumption of risk doctrine. In this regard, we rely on the trial court’s wel l
- reasoned order/opinion. See Trial Court Order/Opinion, filed 4/27/16, at 11
- 14. Further, we note that the basis of Ms. Brown’s appellate argument is that she testified during her deposition that there was no snow or ice on the stairs during the dayligh t hours, and thus, the danger was not known or obvious to her when she later descended the stairs in the dark without a porch light. See Ms. Brown’s Brief at 11
- 12. However, she is mistaken in her characterization of her deposition testimony. In fact, during her deposition, Ms. Brown repeatedly admitted that she saw thick ice on the stairs when she initially arrived at the property, as well as when she returned to the property after buying supplies. Ms. Brown’s Deposition testimony, dated 10/14/15, at 3 6 - 39, 45. Ms. Brown testified that, when she slipped and fell down the stairs, “I wasn’tJ - S76032 - 16

- 13 -

rushing. I wasn’t
— no, I wouldn’t say I was rushing because I knew it [ sic ] was ice, so I had to be careful.” Id. at 57. Further, when asked if she knew the steps were covered in ice when she descended and fell, Ms. Brown replied, “Yes.” Id. For all of the aforementioned reasons, we affirm the trial court’s April 27, 2016, order entering summary judgment in favor of Kinser, Mr. Vernal, and Ms. Shepherd. We direct the parties to attach a copy of the trial court’s April 27, 2016, order/opinion in the event of further proceedings. Affirmed.
Judgment Entered.

Joseph D. Seletyn, Esq. Prothonotary
Date: 10/21/2016

### 260a ·

N~ County
. ~ .tho· 

### basis h 

# her ¢1alms, Plaintiff alleged that 

### on or about February 11. 2014,ao 

### waa at tho subject property 

### as an invitee. when~~ fell- 

### upon let and 

### snow that had 

### not btcn xemoved by Defendant 

## Kinser> 'thereby sustaining mjutles to 

### her legs requhing attg lcal 

### . . . . This action 

## comm.encod on 

## s~ 25, 2(114, wich tho filing of• Complaint wherein Plaintiff 

### Antoinotte Bl'OWll brought claims for negligence and fosa of wagoa apiDSt Defendant Kmsct B604,. 

### U.C. aa 1he 

### owner of a property located at '604 Culton Street in Bethlehem, 2 v;

- i

. 

### : ALLEN VERNAL and WANDA SHEPHERD, : . ·

Addit.lon•lDefend1111s.



### ORDER QF 

### CODRT A.ND NOW, this 

# -,J) ~ of April, 2016. aim• COllBideration of the parties' te&peottvo~ons> it is hereby ORDIUlED and 

### DIRIC'l'El> thaa:
. 1. Plaintlff.Amoinetto
. Brown'a Motion for Partial Swnmaty JudgmentisDENlED; 

### 2. D•dmrt Kinser B604• 

### ILC~sMononfor Summ.aey Jud~ntia 

### GRANTED; a:11(1 

## 3. Additional De&Adanta Motion 

### fot Summaty Iudgm«mt is GRANTED. The ?ationalo 

### -for this Otdet is set fQrth more :fully 

### bi the tbllowing St~ent of R.casom.
• STATEMENT OFUASONS ..... ' 

### ClVIL DMSION i§ 

### g 

# r!

~ §5
. 1,7\ »- "" 'ti ANTOINETTE BROWN, - 

# !£?•1 ;g

~ 

## t'l 

# . . ... .PlaiotJff 

# r··h .V, 

# Ji
. i 

# rn

. KINSERB604, LLC,

. ~ ~ 

# o

Dttondaat C·Of48..CV·i014-91.i " ' 

### ij lN THE COURT OF COMMON PLIA.S 

## OF NORTJUMPTQN COUNTY,

lENNSYJ;tV

AN.IA .: 

# ·I

~ • Circulated 09/30/2016 10:20 AM

### 261 . a 

## . . 2 Aft« thc TOll,vantpleadhijtalt olosed, but widin .uch dmc •• i,ct ti> unreasonably dlllay trial, qy JIRrtY ll'\IY movo for NllJDat1 

### j'1<fament· tn. wlto& or In part u a inatmt of~ (l) whenolier Iller& b 110 pnulnt Imo Qf any Jlltedal Act et • 

### w e.11e<1oaearf olOtMnt 

## « t. osuso of ac:don 

### ar defeJ1So whw\ c0\114 llO o81ab118ked by addltfo118l dflcovwyorexpertrq,ort.or(2)Jg11M1h,()O~ofdbcoweyl!flevottolltomo&Q , luoludlng1hoprocluction 

### otoicpert reports, an tdvom p~ who 

### wm bear th& bllr4tn of proof et trtal hta L'IIW 

## w pro- evidence 

### or r. 2 Summary j~t sems to oliminate the waste of tfmo and resouro~ of both litigants and ~e Cotut

# in• whete 

### a. trial would l>e a.usoless formalif.).'. 

### L{w y. 

### B@Jm.et 567. A.2d 691, 092 

### (Pi. Super
. ~989). A.motion fbr 

### summary judgment may 

### onlybe grantod when 

### Jt i! a~pa-ent from 

### the entire 

### .record.inolusive of thepleadings, 

### depositions, af:tlcfavlf&, 

### answers to 

### interrogatories

~ admiasiom on file, that there 

### are no triable 

### issues. of ~o.tial 

### *ctin th& 

### case and the 

### movant

· fs cnfltled to &UIIUllatf 

### judgment u a 

### :matter ~ law. P 

### AltC.P. 1035
. 2. 

### a A mat&ial 

### !tot 

### is one 

## .. 

# •. Subsequentt(l tho accomplishment of service, Defe;ndantIinstr animered the Complaint 

### on February 171 2015, at 

### ~oh time Defmdant 

### lins« also fil~ aJoinderCOmplaint agaltlst 

### the

. ' tenants oftM proporiy, Additional Domndants, V~al 

## Allen and Bdw~a Shopherd. 1 Additional DcfandantB 

### answered 1h.o J'oJnder· Complaitrt on.Apll 

### 9~ 2015. A status conterence was held on September 14, 2015 boforo 

### the HonorableMfahael J
. Koury, at whfch time deadliw wero set fur· 

### diacove11 and the flling <>f 

### dfsp
. ositive motfoms • .

. Plaintififimely 

## f.dcd a Motioil for Partial 

### Summary 

### 1udatMnt, and thoredwr, 

## peiendant Kinser ud the 

### Additlonal D*1dants £fled

- ~· ~wn Motion, foi · Summary Judgment TIR,so ~Uers wero <kleignate~ io 

### ibe undersigned via tlw Argument Coun list of March 22, 2016, at w3tlch timo argurncrt 

# was held on Additiond l>e&ndan:ts' Motion 

### for Summaty Judgment. The

. xemainfng motions~ submitted on brief. AJl tmei, (3) motione 

### are now ready for disposition.

. Standard of 

### Law 

### . .. . . int&rventio11t

·pmmanent di81li=mellf, pe.1.tnan~t loss of sensation, Jhnited .mobility and loss of employment. 

### Qommabtt. ffll4-l:2.

. ~ · . ' 

# /

..

### 262a· 3 fllentfal l> 1lio causo of a~on or deftmse which ht tjury trial W011ld require rho mues to be 1111binltt~ to a jwy.

. J>J..R.Crl.P
. 1035.2.
. . • · , I 

### lli&inst

. all 

### Dcfendanta with reap~t to · ~ clafms against fhOl.'11, 

### Howmr, in keeping with het Complaint. all of her argmncnt; are addressed to 

### Detmdint Kinser. As tM b
. asis of her moti~ Plmiff 

### telies 

# upon Bethlehffl1 

### · Citf Or<linanco
... 

### Article 721. Arlmlo 1733, § 107.7 of 

# the

. . 

## . . Pltlintiff's Mot.ton for Partial Summary J'nqment as .Aaafmt Defendant Kf1iser lll4DefendantKfuer's.MMfontorS11mmaryJudP1ont



# . ~ wrltt~ Plaintiffs. Mo~ 

## ti .Pa1:tlal 8Ulll0lal1 Judgment seeks a · finding of llabllity Discunfon · 1992)
. Manufacturjp,s Co•• 591 A.2d 106 {Pa. Super. ~?91); Summary j~ent ahoulcl only b& g1'80ted in those eases that aro free and clw

. 

### ftom doubt. 

### lohnao,t1 

## v. Hani1, 615 

### A2d 771 (P.a; Super. parties aooldng to avoid th8 entry of 

### BUl11DlatY judgmont ~them may not rest upon avem,.ems 

### contained itt ihelr pleadings; t~Cll.'. they are 

### 1-equlred to show, by dtpoeifions. answers to mterrogatorics, ••slooa or didAvfls that t.hore 

### is a gonuinoi98UQ for trial. and 1he CC>llrt'inuat ~ 

### eontrov«tedfaot.tcontalned 1n the 

### phacllngs ~ res~t i1B roviffi" to material filed in 

### support of and In 

### opposition 10 a motion for summary judgment 

### anci to those, allegations 

### m pleadings that are llnoonhvvorted. Tho 00111.ft in · iuling on a motion 

### :fur aumma1y judpnent, must · · ·

. ignore 

### oontmve.m,d faots comained in thopleadings. OVerly 

### v. I8ss,
. SS4 A,2d 

### 970. 912 (Pa. Super. 1989).
. . μi.rosolviog i ~ judptentmoti~ 

### lt Js not& prcvino~ of the Court to deeid& the facts, · but only to ucorllin whether 

## any issu~. of 

### m.atcrl«l faot

. cxlsta. 

### Qodlewskl v, 

## Pars

• • • I • 

### However, - 

# - whk:h affects the 

### ou~ of a 

### cese, Be1Qb y. 

## Uums ln(J. SGQJl'lt.Yb, 5~3 A.2d 

## nss, 1286 (Pa. Supe.i:. 19
. 91), 

### 111 considering a ~otlon :tbr 

### summm.y judgtnen1, 

### tfie Onttt must revlew the 1-e001'd in th& llgbt most favorable to 1he JW.n,,movant, resolv~ ~I doubts Jn their favor. rd. 

# ·I

. l i

### ·2s3a 4
. ~ ~ 3 60 ftl1dm llabm a lessor who~ control ofaport!on ot~ leaeed promise& Itan BCddcnt 000\ll's · 011 the re.mined pordon otJaadtEd 1~ fessoe orot&er, lawfulzypmo110y th&eolllent of the lenlll' or kssoo co ~d 1 0 use that land; f 361 · ~ liable a l.fflOrwhGllllintalnsecntrolofaportlan oflanddiltls t$Cea&ary to 11\e uso of1ho Itlltd po.111on; and § 362 RXldcn llable a leuor who naaflgGntly lllllea or purport& • tort1af<e ttp alta on tho ~4-whtlt ~ fa i d1a ponenlon of his louee." RBSt'Ar.BMllNr(SECOND) OP TORTS , §§ 360·%2. . 

### . Bethlehem City OrdmlU\oe." Artiole 721 is ~led ' 1 Streets and Sidewalka.» 

### MmnoMin ofLawinSypportolthe'M01ionfbrSμnmwyJudgmem~JMndmtKinserB~ 04.LLC
. Bxhibit K. S\lbseotlon 72 i.03 af the ordinanoe is entitled ''Remove! of Snow. Ioe 01• Rubbish," aad it provi~s ar 

### mllows: ~o person owning. coo.t1:01llni o,.• 

### occu:r>ying

# any lot adjoining~ ftontinaup on 

### any of tho 

### streets, aide-.lb, lanes, alleys, pavemonts, footways or nahts-of
.. way In the City 

### shall allow ot peimit 

### any mud, 

### sand:, gtavet leaves. 

### stiow, iw 

### or !Ubbfsh of M'Jsort ot desaripdon t<>" bo <X" 

### remain upon the ptrl~ 

### idewalks, footweys or rJ&bts-of~way Jn 

### i:ont of"ot e4folnins suoh lot 

### ~r a_p«iod longer than t.wenty·fuur hO\Jl'I 

### at\:cr tho 

### rain, MlOW, sleet 

### or hall 

### whioh is 

### tbe tauae 

### tMreofltas o1'118ed to fall 

### or dlerfhe 

### aamo has 

### been depo*<fthtt"eonJn aD1 i:namier
. 

## . . 

### tif:c land bl 

### .r"Plir" and fails to do so, and § 360 through § 362 1.ffldm ale.9Sor Hable w.der certain ciroumstancos Wht!lre· m, teta.ins 

### co.ntrol of 

### a portion of 

### the land, 3 . . Seotion 3571'el1ders ltahle a lessor who <1ontmcts •ty a cavonant Jn 

### ~loase or otherwi~ to keep

. 

## . . .: 1nterna1iona.l Propel'ly Mmnter:wiioo Oode, and
.

## tho ~tatement (Second) ofToi'fl §§
. 355-362, to 

## arp that De&ndanthad tesp011slbilities for 

### snow and ice .removal under the former 

### rendering it
.



### . Jiablowt Plaintiff'S 

### mjut~ aB 

### alandlor~mainfaμiliig COJltl'Ol rJVOf ~.POttiOll

_Of tbe prelllfSCS 

### under thc1atter
. · Soction 355 ~1he llostatement sets fi)1ththe genwali~l~ that uccptas otherwisepi'Ovf J~ · "a les,ot ofland i s 

### not aubject to liability to his lcaoo or others upon the land with the COD$ent of tho 

### lessee or aublesaeo for phfsiolll harm caused by any dan,er~ 

### oomiltion wbic.h comes 

### into

. . 

## . oxistence after 

# tne lessee hll8 taken 

### pussesslon." 

## RBs!A 'raMBNr (S!CONt>) OF TORT S § · 355 (i965)
. 'fho exeq,tion3 to that general 1'1le are sot 

### forth 

### ac §§ 351 and 360 to 36 2 of the Re&atement

### 264a 5 . . City ofBetblel=n, 

### autho.clied m ac~ept service of proco,s on t,plf 

### <I the title 

### ownel'

or operm 

### of said d.~Wng : " 

### Plaintiff's Motimi 

### for Partial ~wnmazy Jlldsmmt Under· 

### Pa,R
. c.e 1035.2, Exhibit 

### F. Plaintlft'srclianco OD. 

## this Codo aeottona,iJpeara 

### limited to pointing out that at 

### the time

· Defimdtnt purchased 

### tne subject 

### prop~, it did 

### not have an agent ~ding 

### withln twenty (20)



### · miles of tho 

# Qty ~uoquited by§ 

### 101.1
. 

### rtobJdffs MotlQn 

## 1br Partial Sumnw.'Y 

### Juclamm Undet Pa,ltCP. 103~.2, Blhibfts A, F
. WhiloPlaintiff 

### appears to 

### auggesttltais~:tanur& would 

### render . 

### . Corti&ate of Oocupancy alwl be issued for anyrental dwelling • . • tmle9 aien, irpriwidcd
.tothe

. . . 

### Jnspeotion Bureau 1bo 

### name and addreBS 

### of 

# an agent 

### resJding wi1hin 

### a twottty·nulo radi~s of the . . bet.ween 

### ~~ant KJnscr and tho AdditiOJlal O,!®dants apportionills reaponsiblIUy fur ice and 8110W removal, DefmdantXinser was responsible for tho aa~e1U1d« City ofBethlehem Orcllnanoo Artiole 721, and is strlcdy Uablo 

### to Plaintiff tbereundor. Finally, Plabl.ti~ eitea to Artiole 1'133, § 107.7 -0ftho ~ematlonalProperty Main~noeCodo as adopwd by tb8 City · of Be1hl~ ontitled 

### "Absentee L!Qldkrit provides 

### that n[,n]o - i . 

### . Any person owning, controlling and/or pJowm, 

### an off street parking lot ma. • sJdewa1k andlor any of!ierprop&ity adjoinillg 

### or 13:onting-qpon uy &fJ:ett; sidewalk, · . 

### I~ alley, pav«nMt, 

### footwq _or right-of
.. 

# way bi 

### the C!ty who plow, 

### or oau• 

## w pJaco SJlbW, 

### mud, san4, gtiavel, tca.vos or rubbish of any 

### iatt or de.rrtlptkm ~to 

### the streot,, stdowalk. 

### WI.~ alley , pav<ment, 

### footwa.y ot:rJgbt..of.way orrepos!uw mch 

### mlfOrials ftom thti 

### parfcm, lano to thetraffic lane of a.street 

### orolrtwayw.biohoauses uobsfruotion~theno.rmalflowofvehlon1at
.ttafflc.shall~&guiltyofmalntaining 

### ~ nuisance and upon convfotion th•r ~ he 

### punished aa provided in 

### Seotion 721 , 99. ' ! A1XY petson ownins, · 

### controlling or oaoupying such Iat 

## who ncgleo1S to remove the 

### 1llUd. sand, gravel, leaves, S110W, ice or rubbish of any 80lt 

### or desotlptfofi from the 

### pavement, aldo-walb , 

### tootwaya or tlghfs-of~way in 

### ftont of 

### or a4ioloJng his lot 

### withhl the timf s~eoified In 

### this se~tlon, shall be gq!lty ~ inafn!afnlng a nuisance,



### . andupon 

### oonviolionsball be

### punish.adas p.tovided

### in Section 721.99 ,

### 265a 6 . . prlndples aside> Def.&ndant K.inaei· oan bo held Hablo to Plaintiff pursuant 

### to local ordinanoe
.

· In order to establi
. sh. 

### that ono · is a ludlotd out of pos8ffl.lon, the landlord must be able to 

### demonstrate the exist'cnO&
. 

### ofa lease with the 

### wnant. The relatiol!Bblp of landlord
. and 

### tenant is always 01~1ed by a contract, either 

### expren or implied, and it 

### cannot exist wi~ut .such a (!0]1fl-acl:Tho 

### contract which gives dse to 

### the relattonabip of Js~ord 

### and ~ ie known as- 

## a !we. A 

### lease record 

### demonstratea that 

### D11fon.dantl{i11seris a landlord 

### out of posse ss ~on and ther~ not Hable to Plaintiffunder -to11: law prlno4'Jes as · a ntatter of faw; and second. 'Mtether> puttbig tort law · . b:t r~v.ing th~ ~es· motions, the Cow.t must fust consider Vihether the evidence of Defendant 

### Ki.mier suggestt fhAt 1lwe ru.-e issues ofntatetial fact 

### with re~d t.o whether the area ~here Plaintlft'foll wu.oleet ~ coveted ht loo and 

### snaw, and whether she £ell on the propeity or 

### tho sldowa1k adjacent ther~o, whioh preclude en.n~ of swnmary ju~~fin Plaintiff's
- ~or : 

### . . . Bethleb.rn 

### City Ordinane~
.. Arti ole 121. which, they assert, must be read 1n part 

### mat,ria with



## . . Ardclo 173 9 of the Ordinance, 

### entitled i'Regu!ated Rental Unit Oocupatioy. »4 In th~ alte.matl'l/4,

. 

### - . . , afr1 Cwfioate of Ocoupanoy .inwfid, fhe Coui-t finds ~s arawne,nt whoJly il'ooevant to the disposition of 

### the insmnt motio.u, which fB addioessed to whether or not Defendattt KJnsel ' is liable to Plaimiff "1tdet tort 

# law. atld/01 · under local ordinance, ln response to Plalntitrs mot!on and in support of its own moilonfot 

### awnmuy judgment.

· DofendamKimor
. mekes a fhteahold argument thf:t it ls a. landlord out ofpossession. and that es

· sucho it has no 1i~ty 

### to Plafntiff undel'. the ~atomcnt. Basod Ol1 the evidenoc add~d
. during disoowry, Defendant further a.sserts that it cannot be held llablt to Plaintiff ~ven pursuan~ 

### to

### 266a 1 Who t&reapontlbk fbt snowati.d.lcu~J under the loat? Tholwlt.

·. Wu lhor~ a-verbol agtM11elt betw~en }'OU l!ldMr
. All~ ttteilho oxtenslon ran out? Y~

. Ana ck) YoU tnombarrougbly what the tams o.t'that agreement wr: a? 'f.\{.y rec~lleot.ll.lll would b~ h6 wanted 

### co stay ill tM property, rttlt wuuld contlnu= o it it lilwabouttno rostoftho 

## written loase, was it~urwu.toretmdlnglbatthotfflus would~ tn p/aee1 Yoe, f Q:

. A::



# ... Q: k



# .. . Q: A:



# . ,. Qi Ar 

## writtffl loaso or lease e~cm, paying~o ~e amo1U1tof rent IO Defendant?11 amoothly basis, pursuant to a verbal 

### agi~ent to nmain in an ongoing 

### J.at?.dlord· tenant relftf ionship for · ~ inde&i~petlod.Ig.at

_22-2S;26-29;Memor,ndumofLawinSYP]ortoftheMotiQA(W~DmlNY 

### J11dgmemof 

### PQforuf!nt\Kii)serB§04. LLC, Bx:ln'bl:tH 1¢43--44. On thosefaots, the C ourtflnds the record sufflolont to estal,lish that Def~t wa., a Ja:ndlotd out of possession at the 

### time of the aeaidentJ)Ul.'Suant to an effeetlvc ow tease that adopted 1ho temts of th~ p~vl~s written 

### ieeso : ' . .
. , 

### . 

# .

. 

# - · t _, mnbr~ any agreomcnt, whether expl'&BB or implied, wbioh g l ~ 

### tift to CM ~lat!onship oflandlo1:d and 'tenant. A. lease agreement will only bo itnplied when the oifflnnlstllnoes sftow ~t the latidlo:m-tenant rela1ioDship was contemplatod by · allpatties OQnCemed. A lea~ 

## aai:eement may be in wrltfngor parol ••• 8A SUUM, PA. .TuR. 2D PROPBRTY § 26a (Aprl12016)

. In the in8tant osse, Dofendant and Additional Defendant executed a wdtt~ .lease for the
' 

## . ~ectpl'f.misel ~u 

## January 4. 20 1 2 for the period through 

### December 31, 2012. 

### MemQtandum of 

### Law 

### in 

### gort o(~ 

### Moifon for

### S:urmnmY~t Qf~ur. I(jnsat 

### B6Q4. ij,~ B)Chibit D
. Thereu~, the fentntleasod ~ enth'e premises~ and wasrespoll91ble for .mping it clean and 

### sate. Id
. The lease 

### tcrmina1ed 

### at it, etld, 

## date unlesa ext«lded fn \vrldng. 

### Mi Th& parties executed a 

### Ieaso extension thtoushDeoembm; 31, 2013. 

### Memomncmm ofLawfnBtn>JQrt QflheMotion fOJ.' BWPVY Judament 

### ofDsfimdtmt 

## Kins~ B@t 

### LLQ. Exhibit 

## o ati o -2 1. SubseqDtiy, and 

### at

~ time of.tho accidfflti Additional Dbl&ldantB continued to reside at the property without a I

### 267a BriofiP.iMR!M10Pla!nttff)M9tlgnfl>rPartiaJ.8ummmyJμife:m,at,BxhlbitAat20,43 · 4S. 8 Based o~ the determination that De&ndant iB a landlotli out of posSA1ssion, tho Court co'neludes 

### ~at Ddcndant cannot be held liable to Plaintitf l)ll1'$d to pl'l~1ciples of tort

_law.

'However, fn 

### order te 

### resolve tlae p.resentmotions, fhe Court 

### must also oonsfder 

### whether Defemant 

### is Ilable to Plaintiff 

## under Jooid ordinanco. In this regard, Plaintltt 1'0lies on Article 721 af the

· Bethlehem City Ordinance. 

### which teqtdros that~ ~owilmg, controll!Qg ot 

### ooeupylng.inylot
. adjomJng ~ ftontfog upon any of the stree~.. ·sfdowalks , lanes 1alleyi,, pavemenw. footways or 

### rlsh•of-way in tho City , •• [andJ [aJny person owning, conft'Olling and/01· plowing an oft'stl'CCt parldng lot ~~, a sidewalk andfor ·any othet ,Pl'Ol)er(y aclj(,.ining or frontfag upon any street, ·

· sidewall(> lftllB, alloy, pavement.. footwty or rlght-of"way in the City" shall 

### remove snow and.ice f.tem sue-Ji. mu 

### witbfn twent,~fo\11' (24) hows of woather event that cause, die · &81Jle. "~ fs a famUiar canon of 

# cons~ of statu1es an4 otdi11ances, as ~ of conti · aotst ·

· w1U8, and other wiltten inab.'Umenfs, 

### thatpre.,umabl.v evoryword, aen~oe or proVlSion thei:efu 

### is in~decl for somci putposo, 

# and aocoixfingly must be given effect" 

### Stei:Ungy. City 

### of Pllil~delP}ua. 106 A.2d 793. 794 (.Pa. 1954), Liko statutes, 

### the-prlnwy oajectf

ve 

### of iilteipreflng 

### otdinanoos ls 1o 

### detmnine the intesit of dle lcgialativo body that ·enacted 1hc ordinance. Whe.te !he wol'ds in an 

### ordinance are h 

### :from all unhiguity, the !ettor of 

### tho 01dfnimcc may 

### not be dlsregirded ~ tho pretext 

### ofplll'auina its spitlt. 1 Pa.C.S. § 1921; m alao 1 

### Pa.c.s. §
. 

### 1903 (woids and. phtaaes in a statute· 

### sllall bo COflBfiued in acc91\iance 

### with their common and aooepted usage) , •• TrlbanaJs co.nfr01lfod 

### with interpreting ll!defined term, 

### in au ordinance at~

### . auid.ed tc 

### oonstme w01'& and 

### pbrasea in 

### a swibl&mmter>

utilizethet1les 

### otgramnw and 

### apply their common and app,:oved lJ8age, attd give undefined

tettns thelrplaio, ordirulry meaning. 

### Dtocue of

### AltoonaJohn8town ,. Ztming HBOri71g Bd. of ]Jqrovgh 

### of Slate College, &99 

### A..2d 399 (l>a. 

### Conunw
. 2006)
. · · · 

### Adema Outdoor 

### Admt, LP y. 

### Zonina 

### Haadu Ikle o{ 

### SQm&fiol4 

## '.l'wl, 909 A.2d 469, 484 (Pa
. 

### Commw. 2006), J
. !

### 268a 9 

# . rosponslblo person must be dictated by legal principles. Thus) u hmJ 

### where a landlord is wholly out of p~ssion, euob. that ho leases fflo cntm, p:remiscs. does not ~tain ~txol ofany porti~ 

### and the agreement 

### between landlord and tenant oalls 

### tor tho 

### tenant to 

### rmintain the P1 '0p$.l'ty, the

~- ls 

### thel'Oaponabl~party 

# under the Jaw. 

### Qittot'PbU9441PbJ11 x,fdm& 

### Bvw CQ
.. 145 

# A. 106> 705·07 (Pa. 1929) C'If the owner is out of possessiott becauac of a lease 

## or otho1:wiao. his 

### liability ceasoa, 

### and the 1enant or ocqier 

### fa liable :fur mjmiea occurrlng to a third 

### 9erson on tho 

### premises, becauae 

### of suoh failuro to

-repak 

### a!dBwalks , •• a~ in ,poaaossion is - for all practloal :m,bst;tcomld12tiPP&Y/Ql (t>~ lest.vilitedAprU 14, 2016) (omp.wis added). Tholdo.ntlty of the

• • • • I · This dutinitlon, coupled 

### with fflo us~ Qi the word "ort 

### .s.iven its plain meaning, indicate that Defend811t cannot be Mid Hable to P1ainti.ff under fbb (:)rdinlnoe. for nothmg ln the ordinarioo
or the de&itlon apportions liability 

### to any p~· in~vldual: It more]y llolda tho 1'08p0nsi_ble p«soi; to 

## a oertaw: aet of 81andards and oonse~uenoes . Thls 'mt.entlon is 

## further evidenced by fbe \180 of tho word c•of' 

### ln the rel~ent portion of the ordinance. Merdiun- Webster.com defines !he ww:d c•~ 

### as "used as a funotian word ti) indicate

. an t1lttma1Jv,. 1 1 

### b,n,;/Lwww.meaiam .W I 

### ..



## .. . . to Plain1ffl'uncler Al'fiolo 721, the C<>wtm\aSt ~amine the po.rtionof theordinano~ referenclng any 'person o'WJlin& controillng
. or OOCU}>yin1t' api'Opei'f1, pursuant to these princlplei of coustr u ctio.n

. -i:t,.e Ordhlaru»

### defines th~ woi'd 

### "Person» u atJ:Y natural lndividual, fllDl, 

### 1rUSt, partnership, asBOoiation, or c01poration, ln his or ltB ow.n capacity or 

### an. adminiatratoi; cotlBorva~ exeou10r, trustee, reoo!ver,. 01· othor ~ntativc appo~ by a eeurt, Wlumever thB word c'l)erBOll" isusccl 

### in any section of this 

### ordlnuco J>l~,fl:,fng a. pe11alty 

### or fine as appliod to partnorshlps cr associations~ the wo1:d shall includo thepa1'fnets (bofh aetieral and

. limited) or memb~ thoroof and such word as aP,Rlied to oo~ona ahall · 

### · Jnoludo the 

### officers, agent,, or eirlployees tlicreof. who aft rt3P<Jnstble for any · vi<JlaJ/on qf 

### said S80tlon.

. · · . Bot:blohemCity Ordinanoe

Article 121.01 (en,phasbEtdded). ,; In order to determine whetherthere Is any possibility that Oefcndanfcould be Jiefd liable : · 

# I

# 2ssa 10 . . 

### PlaWiffsets forthfew 

### fw, and no · mgume.nt, Jn 

## tm motion ~elf er in her 

### supportmg brlc( with reapect to .Addltional Detendants • 

## .Acoordhw', lt ia o1car that 

### J>1aintift1B not eotitled 

## to aummary judgrrmt 

### aa a matter. of law a, to AdditiOll.al 

### Dofo?Jdants, and the Court IllOVes 

### to dlspositlon af Additional Defendante' S\UM18l1 judgmentmotion, 

### which is predloetedon th.6 asaumptlonofth& rl8k dootrlne. 

# Howo~. before th&

. Court can reaoh 'tho merlt8 · of tho motioJJi it mu.gt first address



### . 

## . . 

### . . Plaimifrs contention that the motion must ~o dismf8aed M untimely, · lrt s11ppart thereof, Plaintiff r~les on a Status Conference Order 1Jiane(1 by the HODOrablo Michaol J
. Koury on Septembei · 2, 2015 and:filedonSopteoiber 14, 2015. whkb.inpertinentpai:~setforthadmlineofDeccmbor 31 1 2015 for 1he 

## filing of alt disposi~ve ~ons. AdditlOllal Defenaants• Motion was fded thlrtyfm 

### (3S) days 

### after1he 

## deadline, on Fe~ruuy 

### 4, 2016
. &wevu, the tnBttu was timely

### praec.tped to the
. Algtrnent Coort list rif'Maroh 22, 2016J and brlefk ~ 1hnely fifed in aor.ordance with N. C.R.C.P. N211(o). In reaolviig Plainti~a .objection> 

### the Court ~ guidance in the law goveming tile 

### submission oflate poat.trial m9ti.ons
. In th~

### contsx~ a c~. 

### in. the absence of 

### an objection, may Pkf ntlfra 

### Motion for Partial 

### Summary JlNlgmeut as to Additional J)efendants awlAdditionalDefeadants' Motion for ParUalSlunmat,y Judgment

. Although Plaintiff's Motion for 

### Partial Summary Judg.tMi).t ls addressed to ~11 Defendants, ~ · . , purposes, tho 

### o.wn~ of tho 

### property.'?; 3 Wssr,s PA. 

### PR.Ac
. TORTS: 

## L~ w AND ADVOCACY§ S

. 13 {Updated Decembet 2015), In light of~ fol•in& it 1s apparemt that Defendant Kinser cannot be hetd liable to Plaintiff' as a matter · of Iaw. Aoooidingly, Pefondant 

## Kins~··s Moti0t1 tr Swrunery Judgment iiJ GRANTID, and Plamtlffla .Motion fo(ParUal Summary Judgbfflf 

### !s DBN:IED as 

### io Defondant I{inffl. 

# /

. .

### 270a 11 '

. Additional Defendants' summaty judgment motion is p,.«iioltted on a tbnnulation of the
. ~&umption of 

### tho risk doctdM ~ states that: [w]ben an invitee enters business 

### pmses, discovers dangerom cond!ti0l1$ which am both obvious and awidublo, and .q.0Vttthoie$8 proceedsvofanta:dly to fflCOW1ter 

### them. the dootr.ine of aamnption of risk 

### opexm merely aa a countor,patt to the 

### poaee.,sot'1 laok 

### of duty to proteot 

### the invitee ft'OlX>. tho~ 

### lisles , By valuntar!J:y
. proccedln~to 

### encolDltlr a knownor obvious danger. th& 

### invitee i&-cleemed to have agreed to accept the tlsk tl1d to unde?take to took out for himso1£ 

## n ls · precisaly beca11Sethe invite~ 

# assumos tho rlsk of~uryftom ob'Viousand avoidable dangers that 

### te possesa¢r owes the .invitee no duty to take measures 

### to alleviate those dangeJ.'a.

. . 

### Montagi y, QmQf.994A
. 2d~, 635-36(Pa. 

### Bupe,:. 2010). l'n furtheranoo 

### ~t their th~ory that Plaintiff's claims ire
. baned by the assumption of 

## the

~ Addltio.nal Defendanttl r~ om Plaintiff's ~ · osition iestbnony.t

. fn her bdof 

### contra the m~ ll'lOtion, Plaintiff MW!ly 

### fails to address
. Additional
. Doion4ffl111t zeliance on tho assumption ofthe risk dootrhlo, electing fmt~ to 1\mher her theory 1bat Dehdant Kin• is liable ibr hor htjurlos. Without 

### cltmg to OJl~ iota of legal authority, 

### .. 

# .. ''deot to ov.orlook the procedural dofault ••• but if objections ai:e lodged ••. the trial couxt 

### rna.y 8til1, in ita dito,.~o.n, e1oct to entertain

- ~ motion 01•· dismiss the inotlon, but must first consider whether the· objecting party would be _p1-qiudioed" 11s a n1suit. ArohQs Condo. 

### as,•11, y, 

### Robinson, l~l A , 3d 122, 129 (Pa. 

### Commw. 2015). Applylng tho 8~ ana!Y&S to Additional Defendants'
. lat&
. aummuy judgment motion, fho 

### QQurtnotcs that Plaintiff &us to aver any ~udi90 resulting thereft'Oi:n , and none 

### Js apparem ft'Oll11he reeo1'd. Accordingly. tho Coll1t declines to dismiss the 

### .niotlon: aii undmely, and it moves to a consideration of the ~r1ts. 

# I , •

### 271a 12 . 

### . Rostatem~t, 

### sup~ § 343. Thus, 

### as is ~de oloar by sd:011 343A of the 

### Rettatemettt. "[a] 

### poasessor 

### at land. 

### is not Jiablo to ·his invitees for ph~sical 

### harm caused to them by any aotivi1y or con(lition on the land whose · · danger is known or obvioos 

### to thcmj unless the· pos.,es.,o1· 

### should. antioq1tte the harm despite 

### such knowledgo or obv.ious~ss.i. 

### R.Mtomt. · supra 1
. 

### § 343.A. Seo 

### Atkir,la 1', 

### Urban Rsi,v,lop,nent Aulh. 

### of
· Pittsliurglft 489 Pa. 344, 3S2·53• ~14 A,2d 100, 104 (1980) f'the law of 

### Ponn,ylvaniadoes notimPQseliability lfit fsteasonableft>rthopo1Se8$orto 

### believe that the danp!'01l8 

### conditionwoild b~ obvloua to ~ 

### dlscov01'ad by his Jnv.ttce»); Pa/inst.Ill' v. MiaW J. Bohb, Ina., 

### 439 Pa. 101, 106-01, 266 

### A
. 2d 478, 480 1 483
. (1970) (sam~)l 

### RBpynealc v. Tarantino, 415 Pa. 9-2, 95, 202 A.2d IOS, 107 (1964) (s~); 

### Kubacki v. Citluru Water Co., 403 Pa. 472. 170 A.2d 

### 349 (1961) (same), 

### A danger i1 

### deemed to 

### be ~c~oua" 

### when "both fho oondltfo11 Bild 

### th6 rlsk are . appal'eot to 

### and 

### would t,o 

### roooamzed by 

### a reasonable man, in the position 

### of the vlsltor, ex~slng normal pmieption. ~tellfgenoe, and judgment/' Resta~ent, (a) knows .or by
.the exeroise of reasonablo oaro would discover the oond'~ and sJiould realize that it involve., IUl uniwonable rlsk of harm U> 

### such .invitee. and {b) should expect that 

### thoy will not discover 

# or realize 

### 1hc danger, or will :I.all 

### to protect themselves against it, ~d {o) fails to exerolsoreasoiiable cat~ t.o protect them againstihe dangei·. · . . . . , argument. wpra, and has rojo~ 

### it.

. Posse&sol'i. of hlzld owe· a duty · t-0 

## prowot iavitees &-Olli foreseoable harm. 

### ~ement. npra. §§ 

### 341~ 343 & 343A. With respect to eooditbns 

### on the land which 

### are kriow.n 

### to or discoverable by 

### the posses,or.· tho possessor fs 

### subjeot to liabiley onJy if he,

. · . . Plafnttff userls thst whon 11 thero is a carryover tenant 1iot 

## under t ~tm11 lease this in 110 way t'eloases the prop01ty owner from liabilftr on the issue of snow · and foe re.tnoyal .•• The property ow.Mr is sedatly liable even if there is 11 tenant and Jn this -0ase there iB no written agreement that pas~ 

## an obligation to the tenant fa any Wt\VLJ so liability squarely falls on tho shoukftts of tho



### . property ow.nu~'· Pl$.tiffs Btiel 

### in ()Qposltion to Defendants. All@. Yemai and Bdwancm
. 

### Shgor4 1 

### «i

. Motion (qr 

### fartial SJmWl!tY JwjgmQQt at 10. The Court lw already 

## analyzed this


## .. ! '

### 272a 13 fQ..atS1

. When an inviteo ~ bue-, p,:emises , discovers danp · ous conditloflS wllich 

### aro both'obvlousand a.voidib.lei arulnevcrtheleas ptoQe~s volul11811 l y to 

### encounter ~ tho 

### dootrin~ 9£ arsumptiOA of 

### risk oi,orates morely as a e<>lUJteipart to the 

### posse1so.r 1 

### s laok ofcn,tyto 

### proteottM. invitoo ftotn 

### those t.1,lcs. Seo Halper 

### 4 JWBB, 'ThG 

### Law ofTorts.Vol. 2 §'. 

### 21.1{1956); Pros,er, Law of Tprts ~ 68 

### at 44<"446 ( 4th 

### ed
. ·1971)~ Restatement, SUl)rils 

### f 49oA oonmmto & § 496C

- ~ts 

### b, 

### 4 & 

### e . . By volu.nwily pioooedingto 

### encounter a. known 

### or obvlollS · danger, the invitee 

### i s deemedto 

### ban agreed to 

### accept the dsk aml to undemke 

### to took out .fut• 

### himself
. 

### Cartfflder Y, 

### 11ttew;. 459 A.2d 120, 123-24~ 

### 125 (Pa. 1983). By her dopoaition testimony, Plaintlff t~ · tb.attmstops leading to tho s:idl'Walk infi:ont



### · of Additional · Defy.ndantit tealdenoe wero covercid in foe» andthere wa~ no 

### cleaa: path io 

### hiavei1 e them. 

### Memomndmnof~ 

## in: Sm>Jort oftbo WQtionfor 

### Sutmnarv Judgmento£pefend81>. t,R'.imcr ~4. LLC, Bxhfbit Fat 36
. Wh~n she arrived atth.e hom~ that da7, she used an adJacent baniste1 · 

## w 'traverse 'tho ,t~ps . 

### Zd. at 38. During Mt visit, she made a trip to the store, onoe again using the adJacent banister 

### to (ravetse tho steps on her 

### way · to thB stor~ ~ upo.n h~ r ~m. 

### Ji at 42-45
. 0n these 09(l8Bions, ft WU light oqt; and P!aintift 

### could see the ice md 811 0W o n. tho steps and she noted 1hem to 

### bo eHi,pecy. ~ HoWcMt, at 

### dlo time of .her All, Plaintiff~ travet-sing the steps 

### without holding 

### onto tho 

### banister, e-.en though thero wes nothiug 

### proven(lng her 

### ~rorn doing so> and ah.e know 

### .6:om.
_Iw: 

### experiew:cs earlier that day 1hat 

### tho smps we.ro ~d and slippery~ ~ f 343A COllllllmlt b, Pora danger to be 1 

### 1Jmow11,,, itm118t''llotonly be known

. to exist, but
... 

### also b~reoognized tbatitis d,mgM>us and thoprobability and gm,lty of tho tbroat<med ham. must be Appreoiated. 1 • Id. Although tile 

### question of whother 

### a danger was known or obvl.ou.$ Ia 

### uauel.ly a question 

### of faot 

### for the 

### Jury, the quoetion TDJt1 be decided by the. 

### court where reasonable 

### mhu1s oould not differ as to the conoluslon. See RostatMtont, BUpra, § 328B comment,o and 

### d.

### 273a 14 J. llYTBI 

### COURT: . . 

### . undertaking a 

### known and
. avoldable risk). 

### Aooordfng!y, Additional 

### Defelldanra' Motio.u for SummaryJudgane.nt 

### fB hereby GRANTED, 

## .. .., Upon consideration, the 

### Coartnnds f.hatPlaintfffwason notice o f an 

## open· and obvious ooncfilfoo, and &he could havo a,oided
. the same artd p~ve.nred ~1' ltstm by holding the handrail acijacent

### to the stairs,justai, she did 1hcprlor 1hree (3) timos that she tiivelled the stair• that ~e ~ . . . day.~ 

### Cqttendet 

### Y, Fitteret, 469 A.2~ 120 {Pa.1983) (Plaintlffwa., owed no 

### duty of o~ wh~ travmed a oleaiiy ioy patll into a buildhlg usiog available 

### resources to mdy homlf on the wa•1t

. but did 

### not UBe tVallable
. res<>urceB to balance herself upon oxf tiDg tfle building. thereby