#### Alonzo F. Robbins and others, plaintiffs and respondents *vs.*Richard E. Mount, Jr. *et al.*defendants and appellants.

1. The liability of the osifer of a building for injuries to third persons, caused by a defect in the contraction of it or its appurtenances, without any immediate or active agency on his part, does not extend to his mere agents or those employed by him.

2. Where the executor of a deceased owner of a building, is empowered by his last will merely to receive the .rent thereof, until guardians are appointed of infant devisees under such will, and has no estate in the land, he is not personally responsible for damages caused by the overflow of water from a basin or other fixture belonging to such building, when he neither placed nor maintained it there, nor had any other agency, active or passive, in producing such injury.

3. As the liability of principals for the misconduct of their agents arises wholly from the supposed express or implied authority given by the former to the latter and the consequences of its exercise, an infant, who cannot legally create an agent, is not responsible Tor the misconduct of those who act as such. . The only tortious acts for which he can be made responsible, are those com-j mitted by himself, or under his immediate inspection, and by his express 4 direction or authority to commit them.

4. But if the mere passive ownership of real estate, upon which a structure or any of its fixtures, productive of injury to others, exists either improperly con-*f*structed or which ought not to have been there or is destitute of the safe- | guards which ought to have been used to prevent injury therefrom,is sufficient to * create a liability, *it would seem*that such liability might extend to *infant*owners.

5. Whether the principle of the liability of owners of real estate as *insurers,*without regard to any question of negligence, arising from motives of public policy is applicable where a relation of *landlord and tenant*subsists; *Quiere ?*as any responsibility in such cases .is founded on contract.

6. Where there is no covenant to repair by the lessor, contained in a lease, no contract can be implied from the mere demise, that the demised premises shall continue suited to the purposes for which they were leased.

*5547. The question of negligence is material in an action for damages, caused by a fixture in a building, whose construction was not unlawful by being a nuisance ■ *per se*or otherwise, against the owner of such building and fixture. If such fixture was originally insecurely constructed, so as to be likely to be productive of the injuries complained of, the owner’s liability rests on his positive *malfeasance,*without regard to any negligence.

8. The owner of a fixture in a building, whose use, if made with proper care, will not be productive of injury to any one, is not responsible for its negligent or careless use by third persons, even if he has parted with its control to them. For any injuries arising from such improper use, only the person guilty of it is responsible. But the person injured is not entitled to any indemnification, if his own negligence has concurred in producing the irqury.

9. the duty of a landlord towards his tenants, in regard to the fixtures in a building, for supplying such tenants with water, ends .with their proper construction and the sufficiency of the materials of which they are composed to enable them to be used with safety, if used with ordinary care. Their responsibility does not last during the whole continuance of such fixtures for the improper conduct of others in causing them to do damage by an overflow of water, or other careless use of them.

10. In an action for damages for injuries caused by the improper use of a fixture for supplying a building with water, where the evidence on the trial that it was harmless if used with proper care, is- uncontradicted, and there is no proof that the defendant was the author of the particular act or acts of improper use from which the injuries-complained of ensued, any submission of the question of the supposed suitableness or unsuitableness of the fixture in question for the purposes for which it was constructed, is improper. The court should, in such case, direct a verdict for the defendants.

11. In an action for damages for injuries by negligence of another, the burden of proof rests on the plaintiff, and although circumstantial evidence is sufficient, it must be such as to lead directly to the conclusion that such negligence was attributable to some act of commission or omission of the defendant.

12. The employment and payment of a person, put in charge of a building by the owner, by a tenant of part thereof, to clean and keep in order such part, and make his fires, cannot make the landlord liable for any injury arising from the negligence of such person, while engaged in such employment, without some provision in the lease to such tenant, requiring him so to employ such third person.

(Before Monem,, Garvin and McCunn, JJ.)

Heard February 14, 1867;

decided April 1, 1867.

Appeals from orders made at special term, denying motions for a new trial.

The action was to recover damages for injury to the plaintiffs’ property by water. They occupied, as tenants, the first floor of the building on the north west corner of Broad wav and *555Worth street, in the city of New York. The upper parts of said building were occupied as officés, one of said parts, being upon the second floor, was occupied by George Gifford, as a law office. The building was formerly owned by William B. Moffat, who died in April, 1862, devising his real estate to the defendants, Oora and Myra Moffat, then and now infants. The defendant Mount was appointed and qualified as executor. The only authority, if any, given by the will to the executor, over the real estate was in the following clause: “ I hereby authorize and empower my executors, hereinafter named, to collect and receive the income and rents of all my real estate, for the benefit of those entitled to the same.”

The plaintiffs had possession of the first floor of said building under a lease from William B. Moffat, (the devisor of the defendants Cora and Myra Moffat,) dated in March, 1861, for the term of four years from May 1, 1861. The rooms occupied by Gifford, were held under a lease made in February, 1863, by Smith, the agent of the estate of said William B. Moffat, for one year, from May 1st, 1863. Those rooms, which were directly over the store of the plaintiffs, contained a urinal, constructed when the building was erected, for the use of those rooms. Such urinal contained a stop cock above it, and was perforated with several holes in the bottom of the basin, for the out flowing of the water. One Anderson, was trustee for the Moffat children, and was employed by the defendant Mount to collect the rents. One Grevalt was the “janitor” of the building, employed by Moffat in his life time, whose business was to take care of the building, clean the passages, and let the tenants in and out. He was employed by Gifford to-' sweep and dust his offices, and had a key to the door opening from the hall. He slept at the head of the stairs, on the floor where Gifford’s office was. Grevalt testified, that on the night the 9 th of April, 1864, he was up until after 12 o’clock. The next day, which was Sunday, between one and two o’clock in the afternoon, he heard the running of water in Gifford’s room, went there and saw the water flowing over the basin of the *556urinal. There was a small stream running through the stop cock. ■ He shut off the water and took out of the urinal at that time, tobacco leaves of a cigar, and a little piece of paper spread out, just covering the holes in the bottom of the basin. He employed a woman to assist in cleaning the offices, making fires, &c. He stated that he went into Gifford’s rooms on Saturday evening and prepared the fires for lighting, and then let the woman in to do the cleaning.

The evidence, which it was claimed tended to prove *negli*gence, was, that Grevalt, the janitor, and the woman employed by him, were in Gifford’s offices to clean the same, after Gifford and his clerks had left on Saturday evening. When the last clerk (Beggs) left, he stated that he had occasion to go into the water closet and that the stop cock and urinal were in good order. Two of Gifford’s clerks had keys of the office *;*another key was sometimes left hanging in the office of Anderson, the agent, by the janitor. The janitor, or the woman in his service, was, according to the evidence, the last person in Gifford’s offices on Saturday night. There was no evidence that either of them opened the stop cock, or left it open ; nor was it not known how, or by what means, it came to be opened, and left open. There was evidence that the supply pipe connected with the mains in the street, and that the water did not always rise to the second story of the building. The evidence failed to show who had left the stop cock open, and it was entirely conjectural.

To *connect the defendants*with such negligence, it was proved that Grevalt, the janitor, was employed by Moffat in his lifetime, and afterwards by the estate, to keep the house clean, as janitor of the building, to sweep the passages, and other duties in the agent’s office. He employed a woman to assist him in cleaning. He had a key of Gifford’s office, and was employed by him to sweep the office and dust it; wipe up the floor, and, in the winter, to take charge of the fires and ashes. There was also some evidence that a short time previously water had run down into the plaintiffs’ store from a *557water closet above, and the plaintiffs sent for Anderson, the agent, and he promised it should not occur again.

The improper or insufficient *construction*of the urinal consisted in, its not having an overflow, so that if the holes at the bottom were closed with paper or any thing, the water would flow through the holes in the top; also in not having a *“*safe ” with access to the pipe connecting with the waste pipe, so that if the urinal overflowed, the water could run from that pipe into the waste pipe.

Some witnesses testified that the perforated holes at the bottom were sufficient, if unobstructed, to carry off a continuous flow of water from the supply pipe ; others testified that such holes were.not sufficient for such purposes. But all the witnesses agreed that there could not be an overflow, if proper precaution was taken to turn the stop cock after it had been used, so as to shut off the water.

A motion was made to dismiss the complaint as to all the defendants.

The court granted the motion as to the defendant Mount, and the plaintiffs excepted. The motion as to the other defendants was denied, and they excepted.

After evidence on the part of the defendants, the justice sub-x *'*Wmwnr-i----- ---- quitted the case to the jurv^ and charged, *first,*that if the overflow was caused by the *negligence*of the defendants, they were liable; and, *second,*that if the jury believed that the urinal, with its draw cock, was constructed *improperly,*or *should not have been there at all;*or *that the safeguards that could possibly be placed there should have been placed there, and they believed that it was unsafe,*they would be justified in finding for the plaintiffs, even if they should find that the defendants, or their servants, were not the immediate cause of the damage.

The defendants requested the court to charge, that there was no legal evidence to make the defendants liable; that they were not liable for the act of any person, who, without their authority or assent, entered Gifford’s apartments and set the *558■water running, and that there was no evidence that any person did go with their authority or assent; that it was no part of the duty of the janitor, towards the defendants, to inspect the urinal or stop cock on the premises of Gifford; that if the urinal and stop cock were so constructed that an overflow could not be caused, except by the negligence of some person who failed to close the stop cock when it should be done, such negligence did not make the defendants liable, unless it was the act of some person acting with their authority or consent; and that if-the urinal was properly constructed at the time of its construction, and continued to be sufficient, with ordinary care and prudence, the landlord was not liable because he did not, from time to time, adopt new improvements and additions.

The justice refused to charge, as requested, further than he had already charged.

The defendants excepted to the charge and refusals to charge.

The plaintiffs had a verdict.

A motion was made by the plaintiffs at the special term, upon a case and exceptions, for a new trial against the defendant Mount, which, was denied. A motion was also made by the defendants Cora and Myra Moffat at special term, upon a case and exceptions, for a new trial as to such defendants, which was also denied. iA

Each party respectively appealed from the orders denying said motion for a new trial.

The appeals were heard together.

*D. D. Field,*for the plaintiffs.

*J. T. Brady,*for the defendants.

By the Court,

Mohell, J.

William B. Moffat, by his will, devised his real estate to his two infant daughters, the defendants Cora and Myra Moffat. The devise was in fee simple absolute, without condition or limitation. Upon the death of the testator, the devisees became seised, as tenants in *559common, and entitled to the rents and profits. Until the appointment of guardians of their estates, (2 *R. S.*150, §§ 3,10; *Vail*v. Vail, 4 *Paige,*317; *Bradley*v. *Amidon,*10 *id.*235,) the duty of collecting and receiving such rents and profits was imposed by the will upon the executors. But the executors took no estate whatever in the lands, their authority being a mere naked power to receive the rents, determinable at any time upon the appointment of guardians. *(Cases supra.)*

The action, therefore, was not maintainable against the defendant Mount, as owner, in either of the aspects in which the case was given , to the jury. He neither placed the fixture in the building, nor maintained it there. Nor does he seem, from the evidence, to have been an active or passive agent, ^producing or contributing to the injury. The owner of real .property may be liable'for the defective construction of his build- , ings or their appurtenances, without any immediate or active agency in the injury; but such liability is confined to the owner, and does not extend to agents, employees or servants of the owner.

There was no error, therefore, in dismissing the complaint, as to the defendant Mount, and the order denying a motion for a new trial, as to him, should be affirmed.

The case against the infant defendants was put to the jury upon two grounds: First. If the overflow was caused by the *negligence*of the defendants, they were liable ; and *Second.*If'the fixture was *improperly constructed,*or should not have been there at all ; or if all the safeguards that could *possibly*have been placed there, were not placed there, and the fixture was unsafe, the defendants were liable.

Upon the first proposition, it was not pretended that any act of negligence by the defendants, *in person,*or by their direction or authority, caused the injury. But it was claimed.. that the rule of *respondeat superior*applied, and that thev.ara .responsible for the negligence of their agents.^

If this case depended upon the ordinary principles applicable to principal and agent, or master and servant, and there was any evidence of negligence, it was proper to submit such ques*560tion to the jury. A person capable in law of being a principal or master, renders himself liable for the want of skill or care of his agent or servant, the relation between such persons being upon the principle of *agency. (Story on Agency,*§308.) *Quifacit per alium facitper se.*An infant, however, is incapable in law, of appointing an agent. *(Story Agency,*§ 6.) He cannot *appdiS'aiPaltS^^^(2 R. S.*446, § 2,) nor sue or be sued, except by next friend or guardian. *(Code,*§ 115.) JÍA~cannofgh^‘rTs^lF^lB^<°Tr^ri*!^. 116, § 1; *People*v. *Dean,*3 *Wend.*438 ;) is not liable on contract and generally has no legal capacity to’act for himself. DUcElegal incapacity, however, does not exempt him from the consequences of his *tortious*acts. In respect to those, he is held responsible, if *doli capax*when the wrong is done. JBnt snob, tortious acts must be ■.committed b-y the infant *himself,*or Under his immolate view, or by his direction or ajitboritv* ^shecannot create" an agency, he cannot appoint a servant, and therefore cannot delegate powers to another, nor can he guarantee or insure the fidelity, care or skill of such other.

The foundation of the rule *respondeat superior,*is that the principal holds out his agent as competent and skillful, and fit to be trusted, and thus, in effect, warrants his fidelity and good conduct in all matters within the scope of the agency. An infant being incapable of contracting, cannot-warrant the competency or skill, or care of a person, with whom the relation of agent cannot exist. To apply the rule, therefore, there must be an agency, and the act must be within the scope of the agency ; if not, the principal is not liable. *(Paley’s Ag.*298.) So if the act be willful, the principal will not be responsible, unless it be within the general scope of authórity. *(Weed*v. *Panama Railroad Co.,*17 *N. Y. Rep.*362.) All these rules necessarily include both the right and *power*to constitute the relation of master and servant. Such relation exists only in *contract,*and requires the same capacity in the contracting parties, as in the formation of any other agreement. If either is incapable of contracting, there is no mutuality, and neither is bound. *(Cooke*v. *Oxley,*3 *T. R.*653.)

*561The result of this review of the principles of agency is, that the liability of principals for the negligence or other misconduct of their agents, arises from the express or implied authority of the latter, and the implied guaranty of the former, and has its foundation in the *contract,*which creates the relation, and by which it is implied that persons shall not suffer by the negligence of those they employ. *(Reeves' Dom. Rel.*3d *ed.*519.) In the case of an infant these principles cannot be applied. He cannot in law become a master, or be responsible as a master, for the negligence or want of skill of his servant.

In England he cannot be an innkeeper, so as to be charged on the custom of the realm, for negligence. (Bac. *Ab. tit. Infancy E.)*Nor can he be a trespasser by prior or subsequent assent, but only *for his own act. (Co. Lit.*180 *b, n.*4.) He is not responsible even for his own act, if it occurred through his unskillfulness and want of knowledge, discretion and judgment, *(Campbell*v. *Stakes, 2 Wend.*144;) and a contract upon which he is not liable, cannot be turned into a tort, for the purpose of charging him. *(Jennings*v. *Rundall,*8 *T. R.*335. *Hunger*v. *Hess,*28 *Barb.*75.)

• The defendants in this case could not appoint either Anderson, as agent of the estate, or Grevalt, as janitor of the building *;*such appointments, had they been made, would have imposed no liability upon the defendants for any negligent act of the employees.

But there is no evidence that either the agent or the janitor received his appointment from the defendants. Anderson collected the rent for Mr. Mount, the executor, and Grevalt, the janitor, was continued in service by the estate.

The case, therefore, fails entirely in connecting the defendants with any person, for whose unlawful act they can be held responsible,. The only person suspected of having let the water on, (either the janitor or the woman employed by him,) was not the agent or servant of the defendants.

But furthermore, if they were the agents of the defendants,^ their authority did not extend over ^ Gifford's apartments. Grevalt testified, that he was employed to take a general *562superintendence of the house ; to see that the halls were kept clean, and the outer door closed. He Was employed by the occupants of rooms to clean and make fires. Gifford employed him, and he had access to Gifford’s office's by his authority and consent. There was no condition in Gifford’s lease that he should employ such persons as the landlord might select, and Grevalt, therefore, by virtue of his employment, became ^ the servant of Gifford. The services of the janitor, according to all the evidence, was confined, as respected the landjord^fQ > Theanvservices in ^the apartments of tenants. Eh was employed and paid by them, The evidence, therefore, coupled the person, whom the jury, it seems, inferred had produced or contributed to the injury, with Gifford, and not with the defendants.

But more than this^ I think the evidence of negligence was not sufficient to go to the jury.

The burden of proof was on ' the. plaintiffs, and although circumstantial evidence may be sufficient, *(Holbrook*v. *Utica and Schenectady R. R. Co.,*12 *N. Y. Rep.*236,) it must be of such a character, as to lead directly to the conclusion that,, some *designated*person was in fault. It is not pretended that the prodTñTTirTrag^sKo^spOT^Poi11^ out ^ie person by whose neglect the water in Gifford’s office was left to flow. It was not shownwhosejiand-tuxned the faucet, nor who omitted ^to shutjfche^water off. That it was the janitor or the woman, was mere supposition" and conjecture. The only circumstance at all tending to such conclusion was that the former went into Gifford’s room to prepare the fires for lighting and afterwards let . the woman in, to clean. There was quite as much reason to suspect or conjecture that Mr. Gifford or one of his clerks had 1 left the faucet open. The urinal was for the exclusive use of [: • Gifford’s offices, and the woman was directed to obtain water for cleaning from another part of the building. The pipe to which the stop cock was attached, received its supply of water from the street main. It was proved that the water would not always rise to the faucet, owing to the lack of supply in the distributing reservoirs, and that sometimes *563it would not run at all. It was quite possible that one of Gifford's clerks, desiring to rinse the basin, may have turned the faucet, and the water failing, left it open ; and its condition would not attract attention or excite observation. Besides, I think, the proximate cause of the overflow, was as much the tobacco leaves.and paper, which had' negligently been thrown into the basin, as the omission to shut off the draw cock. Some of the witnesses, especially Beggs, one of Gifford’s clerks, who examined it daily, having testified that the holes at the bottom, if unobstructed, were sufficient to discharge all the water from the supply pipe, even if left constantly running. Beggs further testified he was the last person who left the office, and that he examined the urinal and it was in good order, and that the faucet was' shut off. Ifj however, the water did not not flow and the pipe emitted no sound, the clerk’s attention would not probably be called to the condition of the faucet, and he simply said, on his cross-examination, that it was in order.

It seems to me, the evidence failed to designate the agent whose act occasioned the damage, and that the jury could- not conscientiously say it was the janitor or the woman, there being evidence that it might have occurred through the fault of another person.

The second proposition of the learned justice, was, that if the fixture was improperly constructed ; or should not have been there at all; or if all safeguards which could *possibly*be placed there, should have been placed there, and the jury believed that the urinal was unsafe, the defendants were Rabie.

If the facts were such as would render an *adult*owner Rabie' under this proposition, I am inclined to think such liability / would also attach to *infant*owners. The liability in either j case rests, if it has a foundation at all, upon the maxim *sic f títere tuo,*&c. and not upon any contract or obRgation implied 1 from the relation of the parties.

The principle laid down by the learned justice, follows in its scope, that class of cases where owners are held responsible as insurers, without regard to the question of negligence. *564*(Dygert*v. *Schenck,*23 *Wend.*446. *Congreve*v. *Smith,*18 *N. Y. Rep.*79. *Id.*84. *Davenport*v. *Ruckman,*10 *Bosw.*20.) In all the cases cited it was held that any use of a public highway or street for private purposes, was *unlawful,*and therefore any obstruction placed upon it, or any thing done below the surface, which rendered its use hazardous, was a *public nuisance,*and any person constructing or continuing such nuisance was responsible to the public and to individuals receiving special damage therefrom. These decisions were predicated upon the *unlawful*use of the *highway*by individuals for their private purposes, and the liability was fixed, without regard to the care and skill bestowed in erecting the obstructions. If an injury occurred it was the *fault*of the individual who had caused the nuisance ; and no prudence, care or skill or perfectness in construction or finish, to render it safe, would excuse the fault. As was said in *Davenport*v. *Ruckman, (supra,)*a person making openings in the highway for his private use is an *insurer*of all persons who pass over the opening, however carefully protected.

I think it may be doubted, however, whether the principle of these cases, applies to questions arising between landlord and tenant. The relation between such parties is founded on contract, and there cannot, in general, be an implication of duty or obligation, upon which a responsibility can attach. Hence, there can be no implied contract of warranty on the part of the landlord, that the building shall continue fit for the purposes for which it was demised j there being no covenant to repair, *(Howard*v. *Doolittle,*3 *Duer,*464,) nor an implied covenant of warranty that the premises are in a tenantable condition. *(Cleves*v. *Willoughby,*7 *Hill,*86.)

All analogy between the cases referred to and the one at bar (is lost in the fact that the fixture erected and maintained i upon the premises, was not *unlaiuful,*and was not *per se*a nuisance, and therefore the question of negligence becomes material.

The owner’s liability then, rests upon his *misfeasance*in *565constructing an unsafe fixture in another part of the premises, the insecurity of which caused the damage.

It was not wholly a question whether the construction was suitable for the purpose intended, nor whether it was positively safe. Persons might differ as to both points, and there is no principle which admits a liability for a mere partial or temporary unfitness without express negligence. But the question was whether under all circumstances, at all times, with the aid of ordinary skill, and the exercise of ordinary care, the fixture was dangerous. The negligence of the party injured contributing to the injury, will defeat a recovery, however negligent the other party may be; so will the concurrent negligence of a tenant, of another portion of the building, defeat an action against the common landlord.

The fixture complained of, was put in the building when it was erected in 1852, and had remained there without alteration down to the accident, without injury to any one. It was constructed with a basin, five inches deep in the center and a foot in diameter on the top, perforated with five or six holes. Above it was a supply pipe, with a stop cock to shut off the water after using it to rinse or cleanse the basin. There was a difference among the witnesses whether the holes in the bottom of the basin would discharge all the water, if the supply was kept continually running. Beggs, whose knowledge was experimental, said they would, if unobstructed. Other witnesses were of opinion they would not. The construction of the fixture was criticised by several experts, some of whom objected that it did not contain an overflow, and others that it did not contain a supplemental flow-pipe of zinc or lead in the basin, inclining towards the waste pipe. *But all the witnesses agreed, that if proper precaution was taken and the stop cock was turned off, there could not he an overflow, and that an overflow could occur only hy leaving the stop cock turned on*

Then, according to all the evidence, the urinal was suitable, sufficient and safe, if it was used with care, and it became unsafe, only if it was used without care.

*566One of the requests to charge, that if the urinal and stop cock were so constructed that an overflow could not be caused, *except by the negligence of some person who failed to close it,*the defendants would not be liable, it seems to me, was correct and eminently proper.

I have already endeavored to show, that the owners were not insurers, or liable at all events, without regard to their negligence. If I have succeeded, then it follows, that they are liable only for negligence, and such, I understand to be the *dictum*in *Eakin*v. *Brown,*(1 *E. D. Smith,*36,) where Judge Woodruff says : “ If the injury result from the *negligence*of the owner, either in constructing or upholding the freehold, he is responsible ; ” but, he adds, “if it result from the negligence of the tenant, *in any manner,*he is liable.”

The liability of carriers of passengers rests as well on contract as for negligence, (Weed *v. Panama R. R. Co.,*17 *N. Y. Rep.*362,) and a breach of a contract may result from negligence. In that class of cases the rule is strict, that the carrier warrants the passengers that his vehicle is equal to the journey, *(Bremner v. Williams,*1 *Carr. & P.*414,) and he is bound absolutely, and irrespective of negligence, to provide road worthy' vehicles, *(Alden*v. *N. Y. Central R. R. Co.,*26 *N. Y. Rep.*102,) and to adopt all known and tested improvements for the safety of passengers. These cases rest upon the principle that carriers of persons are not only bound to a very high degree of caution, and should provide, as far as human care and foresight can go, for their security, but that they absolutely *warrant*their safe conveyance. Ho such principle, however, is applicable to persons standing in the relation occupied by the parties to this suit, nor can any case be found which makes an owner an insurer of the sufficiency of his structures. If, then, the fixture was suitable and safe, *if used with care,*no responsibility can rest upon the owner ; and if by its negligence or careless- use, it is made to cause an injury, the person guilty of such negligence must be looked to for damages.

The owner of a house is not bound to adopt all new inventions or improvements, as is required of carriers of passengers. *567The law does not impose such a duty. Iron pipe is now much, used, instead of lead pipe, as conduits in buildings, because of danger of leakage from the latter through the gnawing of rats ; but is every landlord bound to remove his lead pipe and put iron pipe in its stead ? To require it would make him absolutely warrant the safety and sufficiency of the lead pipe, without regard to any negligence in suffering it to be out of repair or to go to decay.

From these views, if they are correct, it follows, that the whole duty of owners towards their tenants is discharged, if the water fixtures in their buildings are so constructed, that in their careful use they perform the purposes of their construction. They do not warrant or insure against their negligent use, and are not liable, merely because some person, for whom they are not responsible, turned a faucet or negligently left it open. The submission, therefore, of any question to the jury of a supposed unsuitableness or insufficiency of the structure was improper. The evidence was uncontradicted, *that it was safe if used with care ;*and there being no proof that the defendants left it open, or caused it to be left open, the justice should have directed a verdict for the defendants.

The order denying their motion for a new trial, should therefore be reversed and a new trial ordered as to them, with costs to appellants, to abide the event. The order denying the plaintiffs’ motion for a new trial, as to the defendant Mount, should be affirmed, with costs.