THI RD DI VI SI ON

BA RNES, P. J.

, M CFA DDEN, P. J.

, and M C M I LLI A N, 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.

http://w w w .ga a ppe a l s .us /r ule s

M ar ch 9, 2017



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A1 6 A2 06 9

, A1 6 A2 0 7 0

. CAM ELOT CLUB CONDOM INIUM

ASSOCIATION, INC. v

. AFARI-OPOKU et al

. ; an d v ice v ers a.

M C M ILLI A N , J u dg e.

Aft er Em m an uel Afari -Op o k u 1 was m u rd ered i n t h e p ark i n g l o t of h i s g at ed

co m m u n it y

, h i s s u rv i vi ng s p o u s e Geo rg i n a A f a r i

- O p o ku s ued t h e co n d om i n i u m

c o m p lex an d t h e s ecu ri t y fi rm t h at i t hi red fo r n eg li g en ce i n fai l i n g t o k eep t h e

p rem i s es s afe. Th e m at t er p ro ceed ed t o t ri a l a g ai n st Cam el o t Cl u b Co n d om i n i u m

1 Th e l as t n am e o f Geo rg i n a an d h er d eceas ed h u s b an d E m m an u el i s act u al l y

Op o k u -Afari

, a n d n o t Afari -Op o ku

. Ho wev er, t h e co m p l ai n t i n t h i s cas e o ri g i n al l y

i d en t i fi ed t he Ap p el l ee/ Cro s s -Ap p el lan t an d h er h u s b an d as Geo rg i na an d Em m an u el

Afari -Op o k u

. Al t h ou gh t h e t ri al co u rt s i g n ed an o rd er o n Oct ob er 2 7

, 2 0 1 4 t o co rrect

t h i s m i s n o m er an d t o ch an g e t h e s t y l e o f t h i s cas e t o refl ect t h e p l ai n t iff’ s t ru e n am e,

t h e p art i es d i d n o t ad o p t th i s ch an g e i n t h ei r s u bs eq u en t fi li n g s i n t h e t ri al co u rt or in

t h i s Co u rt

. Acco rd in gl y

, we wi l l u s e t h e m i s n o m er i n t h is o p i ni o n f o r c o n s i s t en cy

,

an d to av o i d an y co n fu si o n we res p ect fu l l y refer t o t he Ap pel l ee/ Cro s s -Ap pel l an t an d

h er h u sb an d b y

t h ei r fi rs t n am es

.As s oci at i o n

, In c. (“ Cam el o t ”), a n d A l l i an ce Secu ri ty & Pro t ect i v e Serv i ces

, LLC

(“ Al l i an ce”), an d a j u ry fo u nd t h at Geo rg in a, as th e s urv i v i n g s po u s e o f an d as

p ers o n al rep res en t at i v e o f E m an u el ’ s es t at e, h ad su ffered $ 3 ,2 5 0 ,0 0 0 i n d am ag es

ari s in g fro m h er h u s b an d ’ s wro n g fu l d eat h

. Th e j u ry ap p o rt i o n ed 25 % o f t h e fau l t fo r

Em m an u el ’ s deat h ag ai n s t Cam el o t

, 2 5 % ag ai n s t Al li an ce, an d t he rem ai n d er ag ai n s t

n o n -p art i es An t h o n y No rri s (1 5%), Tari q Sm i th (1 5 %), a n d Teffl on Rh o d en (2 0 %)

(referred t o co l l ect iv el y h erei n as t h e “ As s ai l an t s ”). Th e p art i es s u bs eq u en t l y fi l ed

p o s t -t ri al m o t i o n s an d bri efs ad d res s i n g t he is su e o f ap p o rt i o nm en t b et ween Cam el ot

an d Al l i an ce. Fo l lo wi n g a h eari n g

, t h e t ri al co urt i s s ued ju d g m en t i n t h e am o u n t o f

$ 1 ,6 2 5 ,0 0 0 ag ai ns t Cam el o t

, wh i ch “ co n s ti t ut e[d ] t h e 2 5 % fau l t t he ju ry as s i g n ed to

Cam el ot p l u s t h e 2 5 % f a u l t t h e ju ry as s i g n ed t o Al l i an ce,” an d t h e am o u n t o f

$ 8 1 2 ,5 0 0 ag ai n s t Al l i an ce rep res en t i n g t he 2 5 % fau lt t h e ju ry as s ig n ed t o i t

.

In Cas e N o

. A1 6 A2 0 6 9, Cam el o t ap p eal s t h e t ri al co u rt ’ s den i al of i t s m o t i o n

fo r d i rect ed v erd i ct at t ri al

, as wel l as t h e tri al co u rt ’ s j u d gm en t fi n d i n g Cam el o t l i ab l e

fo r Al l i an ce’ s s h are o f fau lt

. In Cas e No

. A 1 6 A2 0 7 0, Geo rg i n a cro s s -ap p eal s t h e t ri al

co u rt ’ s d en i al o f h er p ret ri al m o t i o n in l im i n e t o p recl u d e Cam el o t fro m arg ui n g t h at

i t i s n o t l eg al l y res p o n s i b l e fo r t h e co n d u ct o f Al l i an ce an d i ts s ecu ri ty g u ard

em pl o y ee, an d fu rt h er ap p eal s t h e d en ial o f h er t ri al m o ti o n to “ di s al l o w an y

2ap p ort i o n m en t [b y t h e ju ry ] of fau l t

, li ab i l i t y o r d a m a g e s b et ween Al l i an ce [] an d

Cam el ot .”

Co n s t ru ed in s u p p ort of t h e ju ry ’ s v erd i ct

, 2 th e reco rd s h o ws t h at Cam el o t i s

t h e o wn er of t h e co m

m o n areas o f th e Cam el ot Cl u b Co n d om i n i u m s in Co l l eg e Park

(“ Cam el o t C l u b ” )

. B eg i n ni ng i n 2 0 0 9

, t h e Cam el o t b o ard becam e co n cern ed ab o ut

t h e l ev el o f cri m e i n an d aro u n d t h e g at ed co m m u n i t y an d b eg an t o t ak e m eas u res to

i n creas e secu ri t y

. In Au g u s t 20 1 0

, t h e b o ard h i red Al l i an ce t o pro v i de 2 4 / 7 s ecu ri t y

at t he fro n t g at e.

On Oct ob er 1 2

, 2 0 10

, Em m an u el

, a Cam el o t Cl u b res i d en t

, p u rch as ed

el ect ro ni cs fro m Sm i th i n a p ark i n g l o t o n Cam p b el l t o n Ro ad

. Aft er t he t ran s act i o n,

Sm it h an d a co m

p an io n co n t act ed No rri s an d Rh od en reg ard i n g Em m an u el

, an d t h e

t h ree m et u p i n t he p ark i n g l o t

. A l t h o u g h No rri s s u g g es ted ro b b i ng Em m an u el t h ere,

t h e t h ree m en deci ded to fo l l ow h i m i n s t ead . Em

m an u el s t o p ped at a g as s t at i o n o n

h i s way h o m e, an d t h e As s ai l an t s s t op p ed i n a p ark i n g l o t acro s s t h e s t r e e t

. Th ey

d i s cu s s ed ro b b i n g Em m a n u el at t h i s l o cat i o n an d t ak i ng h i s car, b u t t h ey o p t ed to

fo l l o w h i m ho m e. Aft er t r a i l i n g Em m an u el fo r aro u nd 2 0 m i l es

, t h ey arri v ed at

2 See Ha r r i s v. Tu t t

, 3 06 Ga. Ap p

. 3 77

, 3 7 8 (1 ) (7 0 2 SE2 d 7 0 7) (2 0 1 0 ) ( o n

ap p eal , ev i den ce m

us t b e co n s t ru ed t o u p h ol d t h e v erd ict ).

3Cam el ot Cl u b

. T h e r e

, t he s ecu ri t y g u ard l et th em i n

, al l o wi ng t h ei r car t o d ri v e

t h ro u g h t h e secu ri t y g at es an d t h e secu ri t y arm wi t ho u t q u es t io n i n g t hem . Th e m en

fo l l o w ed Em

m an u el t o h i s co n d o m i n i u m u n i t

, an d d u ri n g an at t em p t t o ro b h i m

,

Rh o d en sh o t Em

m an u el , wh o l at er d i ed fro m h i s i n ju ri es

.

Geo rg i n a fi led s u i t ag ai n s t Al l i an ce 3 an d “ A BC Co rp o rat i o n” o n Feb ru ary 2 5,

2 0 1 2 , al leg i n g t h at th ey h ad u n d ert ak en an d b reach ed a d u t y t o p ro v i d e s ecu ri t y

fo r

t h e res i d en t s an d i nv i t ees o f Cam el o t Cl u b

. Sh e su b seq u en t l y am en ded t h e co m p l ai nt

t o rep l ace “ ABC Co rp o rat i o n ” wi t h Cam el o t an d H om e sid e Pro p ert i es

, In c. 4 as n am ed

d efen d an t s

, an d t o s p el l o u t cl ai m s fo r n eg l i g en ce u n d er O C G A § 5 1 -3 -1 an d t h e

Res tat em en t o f To rt s (Seco n d ) § 3 2 4 A an d n u i s an ce u nd er OCGA § 4 1 -1 -1 et s eq

.

Di r ect ed Ver d i ct

1

. Cam el o t arg u es t h at t h e t ri al co u rt erred i n d en y i ng i t s m ot i o n fo r d i rect ed

v erd i ct becau s e t h e ev i d en ce s h o wed th at Cam el o t d i d n o t b reach an y d u t y to

Em m an u el an d n o ev id en ce ex i s t ed t h at i t h ad creat ed a n u i s an ce o n t h e p ro p ert y

. 5

3 Al l i an ce d i d n o t p art ici p at e i n t h e l i t i g at i on o f t h e cas e o r t he t ri al

.

4 G e o r g i n a s et t l ed h er cl ai m s ag ai n s t H o m es i d e Pro p ert i es

, In c. Nei t h er

Ho m es i d e Pro p ert i es n o r Al l i an ce are p art i es t o t h i s ap p eal

.

5 Geo rg i n a as s ert s t hat Cam el ot wai v ed i t s ap p el l at e arg u m en t s reg ard i n g t h e

d en ial o f i t s m o t i o n fo r d i rect ed v erd i ct b ecau s e i t d i d n o t as s ert t h e s am e arg u m en t s

4“ Th e s t an d ard o f ap p el l at e rev iew o f a t ri al co u rt ’ s d en i al o f a m ot i o n fo r a d i rect ed

v erd i ct i s t h e an y ev i d e n c e t es t .” (Ci t at i o n an d p u n ct u at i o n o m i t t ed .) D o h er t y v.

Br o wn

, 3 3 9 Ga. Ap p

. 5 6 7

, 57 3 ( 2 ) (7 9 4 SE2 d 2 1 7 ) (2 0 1 6 ). M o reo ver, “ [i ] n

co n si d eri n g a ru l i n g o n a m o t i o n fo r d i rect ed v erd i ct

, t h e ev i d en ce m u s t b e co n s t ru ed

m o st fav o rab ly t o th e p art y o p p os i n g t h e m o t i o n

. ” (Ci t at i on an d p u n ct u a t io n o m i t t ed .)

Ch r ys l er Gr o u

p

, LLC v

. Wa l d

en

, 3 3 9 Ga. Ap p

. 7 3 3

, 73 5 -3 6 (1 ) (7 92 SE2 d 7 5 4 )

(2 0 1 6). W e rev i ew an y p ure q u es t i o n s o f law d e n o vo

. B r o wn v. Tu cker

, 3 3 7 Ga. Ap p.

7 0 4 , 7 2 0 (8 ) (7 8 8 SE2 d 8 10 ) (2 0 1 6 ).

(a) Pr emi s es Li a b i l it

y

– Cam e l o t a s s e r t s t h at Geo rg i n a fai l ed t o sh o w t h at i t

b reach ed an y d u t y u n d er OCGA § 5 1 -3 -1

, b ecau s e t h e ev i d en ce d o es n o t d em o n s t rat e

t h at t h e cri m e in t hi s cas e was fo rs eeab l e or t h at Cam el ot h ad su p eri o r k n owl ed g e o f

t h e ri sk t h at cau s ed Em

m an u el ’ s d eat h

.

Un d er OCGA § 5 1-3 -1

,

[w] h ere an o wn er o r o ccu p i er o f l an d

, b y ex p res s o r i m pl i ed in v i tat i o n

,

i n d u ces o r 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 o s e, h e i s l i ab l e i n d am ag es t o s u ch p ers on s fo r in ju ri es cau s ed b y

h i s fai l u re t o ex erci s e o r d i n ary care i n k eep in g t h e prem i ses an d

ap p ro ach es s afe.

at t ri al i n s u pp o rt o f t h e m o t i on . W e fi n d n o wai ver.

5“ Al t h o u g h a lan d o w n er h as a d u t y t o i n v i t ees to ex er c i s e o r d i n ary care t o k eep i t s

p rem i s es s afe

. . . , t h e l an d o wn er i s n o t an i n s u rer of an i nv i tee’ s s afet y .” Ag n es S co t t

Co l leg e v. Cl ar k

, 27 3 Ga. Ap p

. 6 1 9

, 6 2 1 (1 ) (6 1 6 SE2 d 4 6 8 ) (2 0 0 5 ). See al s o S i p p l e

v. Newma n

, 3 1 3 Ga. Ap p

. 6 8 8, 6 9 0 (7 2 2 SE2 d 3 4 8 ) (2 0 12 ). In ord er to reco v er o n a

p rem i s es l i ab i l i t y cl ai m

, a p l ai nt i ff m u s t s ho w “ (1 ) t h at t h e d efen d an t h a d a c t u a l o r

co n st ru ct i v e kn o wl ed g e o f t h e hazard ; an d (2 ) t hat t he p l ai n ti ff lack ed k n owl ed g e o f

t h e h azard d es pi t e th e ex erci se o f ord i n ary care d ue t o act i o n s o r co n d it i on s wi t h in

t h e co n t ro l o f t he o wn er/ o ccu pi er.” Ro b i n s o n v. Kr o g er Co

. , 2 68 G a. 73 5

, 7 48 -4 9 (2 )

(b ) (4 93 SE2 d 4 03 ) (1 9 9 7 ).

(i ) Fo res eea b i li t

y – An i n t e rv en i n g cri m i n al act b y a t h i rd p art y g en eral l y

“ i n su l at es a l an d o w n er fro m l i ab i l i t y u n l e s s s uch cri m i n al act was reas o n ab l y

fo res eeab l e.” Cl ar k

, 2 7 3 Ga. A p p

. at 6 2 1 (1 ). See al s o Da ys In n s o f Amer i ca v. Ma t t

,

2 6 5 Ga. 2 3 5

, 2 3 6 (4 5 4 SE2 d 5 0 7 ) (1 99 5 ) (“ Si m p l y pu t

, wi t h o u t fo res eeab i l i t y t h at a

cri m i n al act wi ll o ccu r, n o d u ty o n t h e p art o f t h e p ro p ri et or t o ex erci s e o rd in ary care

t o p rev en t t h at act ari s es .”). “ In o rd er t o b e reas on ab l y fo res eeab l e, t h e cri m i n al act

m u st b e s u b s t an ti al l y s i m il ar i n t y p e t o t h e p rev i o us cri m i n al act iv it i es o ccu rri n g o n

o r n ear t h e p rem i s es s o t h at a reas o n ab l e p ers o n wo ul d t ak e o rd i n ary p recau t i o n s t o

p ro t ect h i s o r h er cu s t o m ers ag ai n s t t h e ri s k p o s ed b y t h at t y pe o f act i v i t y .” (Ci t at i o n

6a n d p u n ct u at i on o m i tt ed .) Ra t li f f v. McDo n al d

, 3 2 6 Ga. Ap p

. 3 0 6

, 3 1 2 (2 ) ( a ) ( 7 5 6

SE2 d 5 6 9) (2 0 1 4).

Ho wev er, “ [w] h i le t h e p ri o r cri m i nal act iv i t y m u s t b e s u b s t an t ial l y

s i m i l ar t o

t h e p art i cu l ar cri m e i n q u es t i o n, t h at d o es n o t m ean i den t i cal ”; rat h er, su ch act iv i t y

“ [m u s t ] b e s u ffi ci en t t o at t ract t h e [o wn er’ s ] at t e n t i o n t o t h e d an g ero u s co n d i t i o n

wh i ch res u l t ed i n t h e l i t ig at ed i n ci d en t .” (Ci t at i o n an d p u n ct u at i on o m i t t ed .)

S t u r b r i d g e Pa r t ner

s, Lt d

. v. W a l ker

, 2 6 7 Ga. 7 85

, 7 86 ( 4 8 2 SE2 d 3 3 9 ) (1 9 9 7 ). “ In

d e te r m inin g wh et h er prev i o u s cri m i n al act s are s u bs t an t i al l y s i m il ar t o t h e o ccu rren ce

cau s i n g h arm

. . . , t h e co u rt m u s t i n q u ire i n t o t h e l o cat i o n, n at ure an d ex t en t o f t h e

p ri o r cri m i n al act iv it i es a nd t h ei r l i k en es s

, p ro x i m i t y o r o t h er rel at i o n s h i p t o t h e cri m e

i n q u es t i o n .” Id . “ [T] h e q ues t i on o f reas o n ab l e fo res eeab i l i t y o f a cri m in al at t ack i s

g en eral l y fo r a j u ry ’ s d et erm i nat i o n rat h er t h an s u m m ary ad ju di cat i o n b y t h e co u rt s .”

(Ci t at i o n an d p u nct u at io n o m i tt ed .) Id

.

Geo rg i n a p res en t ed ev i d en ce at tri al o f a n u m b er o f p ri o r cri m es i n o r n ear

Cam el ot Cl u b

, i n cl u di ng

, b u t n ot l i m i t ed t o

, an arm ed ro b b ery o f a Cam el o t s ecu ri t y

g u ard at t h e fro n t g at e i n Jan u ary 2 0 0 6 ; a b at t ery an d at tem pt ed ro b b ery at t h e fro nt

g at e i n J u l y 2 0 0 6

, w h ich was rep o rt ed t o t he s ecu ri t y g u ard o n d ut y ; a ro b b ery at

g u n p o i n t o f a res i d en t ’ s g u es t i n s i d e t he co m p l ex i n J u n e 2 0 0 8

, wh i ch was rep o rt ed

7t o p o li ce an d v i a ph o n e m es s ag e t o C a m e l o t ; a n at t em p ted arm ed ro b b ery o f a

res i den t in s i d e t he co m

pl ex in J u n e 2 0 0 8 ; a ro bb ery o f a l an d scap er o n Cam el o t Cl u b

p r o p e r t y i n Sep tem

b er 2 0 0 8

, wh i ch was rep o rt ed t o Cam el o t ; an d a ro bb ery o f a

res i den t i n J u l y

2 0 09 aft er p erp et rat o rs d ro v e u n ch al l en g ed o n t o t h e p ro p ert y

.

Ad d it i on al l y

, Cam el o t ’ s ch i ef ex ecu t i v e o ffi cer (“ CEO” ) te s t ifi ed t hat Cam el ot

recei v ed q u art erl y rep o rt s o f cri m i nal act i v i ty on t h e pro p ert y fro m po l i ce, an d h e was

p ers o n al l y aware o f f

o u r i n ci d en t s o f arm ed ro b bery / ag g rav at ed as s au l t o n t h e

p ro p ert y b et ween A p ri l 20 0 9 an d t h e su m m er o f 20 1 0. He act ual l y wi t n es s ed o n e o f

t h es e i n ci d en t s

, i n wh i ch a t een ag er fi red s h o ts at a res id en t

, cau s i n g t h e CEO h i m s el f

t o d u ck b eh i n d a car t o av o i d b ei n g s h o t

. Th e CEO t es t i fi ed t h at b ecau s e Cam e l o t

Cl u b h ad b eco m e “ q u i t e a b ad p l ace,” Cam el o t hi red Al l i an ce, rep ai red th e fro n t g at e,

an d t o ok o t h er s ecu ri ty

m eas u res t o ad dres s t h e s i t u at io n

.

W e fi n d t hat t h i s an d o t h er ev i d en ce at t ri al w a s e n o u g h t o s u p p ort a fi n d i n g

b y t h e j u ry t h at t h e p ri o r cri m i n al act i v it y was s u ffi ci en t t o at t ract Cam el ot ’ s at t en t i o n

t o t h e d an g ero u s co n d it i o n t h at u l t im at el y res u l t ed i n Em m an u el ’ s m

urd er an d t hu s

t h at t h e i n ci d en t was reas o n ab l y fo res eeab l e by Cam el o t

. See S t u r b r id g e

, 2 6 7 Ga. at

7 8 6 (ev i d en ce o f pri o r b u rg l ari es p recl u d ed s u m m ary ju dg m en t on p rem i ses l i ab i l i t y

cl ai m ari s i ng o u t o f rap e); Do u b l e Vi ew Ven t u res

, LLC v. Po l i t e

, 3 2 6 Ga. Ap p

. 5 5 5,

85 6 0 (1 ) (a) (7 5 7 SE2 d 1 7 2) (2 0 1 4 ) (ju ry q u es t i on e x i s t s fo r p urp o s es o f

ap p ort i o n m en t o f l i ab i l i t y o f g as s t at i o n wh ere ev i den ce sh o w ed n u m ero u s arm ed

ro b b eri es an d as s au l t s o n s t at i o n p ro pert y pri o r t o ag g rav at ed as s au l t o f p l ai n t i ff);

Bet h a n y G r o u p

, LLC v. Gr o bma n

, 3 1 5 Ga

. A p p

. 29 8

, 3 01 (1 ) (a) (7 2 7 SE2 d 1 4 7 )

(2 0 1 2) (ev i d en ce o f pri or ro bb eri es an d v i o l en ce p recl u d ed s u m m ary j u d gm en t o n

p rem i s es l i ab i l i t y

cl ai m ari si n g o u t o f s u b s eq uen t m u rd er).

(i i) S u p er io r kn o wl ed

g e

– Nev ert h el es s

, “ [e] v en i f an i n t erv en i n g cri m i n al act

m ay hav e b een reas o nab l y fo res eeab l e,

. . . t h e tru e g ro u n d o f l i ab i l i t y is t h e s u p eri o r

k n o wl ed g e o f t h e p ro p ri et o r o f t h e ex i s t en c e o f a c o n d i t i o n t h at m ay s ub ject t h e

i n v i t ee t o an u n reas o n ab l e ri s k o f h arm .” (Ci t at i o ns

, p u n ct u at io n an d em p h as i s

o m it t ed .) Co o k v. Mi cr o Cr a f t, 2 6 2 Ga. Ap p. 4 3 4, 4 3 8 (1 ) (5 8 5 SE2 d 6 2 8 ) (2 0 0 3 ). See

al s o Tr a vi s v. Qu i kTr i

p Co r p

. , 3 3 9 Ga. Ap p

. 5 5 1

, 55 3 (1 ) (7 9 4 SE2 d 1 9 5) (2 0 1 6 )

(“ [I] t i s wel l s et t l ed i n Geo rg i a th at t h e fu n dam en t al b as i s fo r an o wn er o r o ccu p i er’ s

l i ab i l i t y i s t h at p art y ’ s s u p eri o r k no wl ed g e o f th e h azard en co u n t ered b y t h e

p l ai n t i ff.”) (ci ta tion a nd punc tua tion om itte d)

. T he refo re, “ [a] t en an t wi l l b e p recl u d ed

fro m reco v ery

. . . as a m at t er o f l aw ag ai n s t t he l an d lo rd wh en h e o r s h e h as eq u al o r

s u p eri o r kn o wl ed g e of t h e ri sk an d fai l s t o ex erci s e o rd i n ary care fo r hi s o r h er o wn

9s afet y .” Br o o kvi ew Ho l d i n g s

, LLC v. S

u ar ez

, 2 8 5 G a. Ap p

. 9 0

, 9 7-9 8 (6 4 5 SE2 d 5 5 9 )

(2 0 0 7).

Al t h ou g h Cam el o t co n t en d s t h at t h e ev i d en ce d id n o t s up p o rt a fi n d in g t h at i t

h ad s u p eri o r k no wl ed g e o f t h e ri s k

, i t d o es n o t arg u e, an d h as fai l ed t o p o i nt u s t o an y

ev i d en c e i n t h e reco rd i n d i cat i n g

, t h at Em m an uel h ad a n

y k n o wl ed g e o f p ri o r

cri m i n al act i vi ty at Cam el ot Cl ub

. In s t ead

, Cam el ot arg ue s tha t be c a use the As s ai l an t s

i d en t i fi ed E m

m an u el a s a p o t en t i al ro b b ery v i ct i m at t h e p ark in g lo t wh ere h e

p u rch as ed t h e el ect ro n i cs

, th e co n d i ti o n of t h e Cam e l o t C l u b p ro p ert y can n o t b e

co n si d ered t h e cau s e o f t h e cri m e. 6 Pret erm i t t in g w h et h er t hi s arg u m en t ad d res s es t h e

i s su e o f s u p eri or k n owl ed g e, i t m i s ap p reh en d s t he l aw i n Geo rg i a. Th e cri m e d o es n ot

h av e t o o ri g i n at e o n th e l an d o w n er ’s p r o p ert y i n o rd er t o h o l d t h e o wn er l i ab l e. As

t h i s Co u rt p rev i ou s ly

h el d

,

[w] h at m at t ers i s t h e fo res eeab i l i t y o f t he po t en t i al fo r a cri m in al act o n

t h e p rem is es

, even if i t

b eg a n el s ewh er e

. . . . Al l t h at i s req u i r e d

. . . i s

ev i d en ce t h at t h e p art i cu l ar d an g er wh i ch res u l t e d i n th e as s au l t o n

p l ai n t i ff

. . . was fo res eeab l e u n d er al l t h e c i r c u m s t an ces an d t h at th e

6 W e n o te, ho wev er, No rri s t es t i fi ed t h a t al t h o u gh th e t h ree As s ai l an t s

co n si d ered ro b b i n g Em

m an u el at t h e p ark i n g l o t an d at t he g as s t at i o n, t h ey d eci d ed

ag a i n s t i t b e cau se o t h er p eo p le were p res en t i n t hes e l ocal es

. In co nt ras t

, Cam el ot

Cl u b p ro vi d ed a b et t er o p po rt u n i t y b ecau s e i t was n o t as wi d e o p en fo r w it nes s es to

s ee t h e cri m e.

10d efen d an t s w ere n eg l i g en t i n fai l i n g t o ex erci s e o rd i n ary care t o g uard

ag ai ns t i t

.

(Ci t at i o n

, p u n ct u at io n, an d em p h as i s o m i t t ed ; em

p h as is s u p p l ied

. ) McNea l v. Da ys

In n o f Amer i ca

, In c.

, 2 3 0 Ga. Ap p

. 7 8 6

, 78 9 (4 98 S E 2 d 2 9 4 ) (1 9 9 8 ) (d en y i n g

s u m m ary ju d g m en t t o p rem i s es o wn er o n cl ai m s b y p lai n t i ffs wh o were at t ack ed i n

h o t el ’ s p ark i n g l o t b y fo u r m en wh o fo ll o w ed th em t h ere fro m a n earb y res t au ran t ). 7

Acco rd in g ly

, we fi n d am

p l e ev i d en ce t o su p po rt th e t ri al co u rt ’ s d en i al o f Cam el o t ’ s

m o ti o n fo r d i rect ed v erd i ct

.

(b ) Nu is a nce

– Cam el o t as s ert s t h at t h e t ri al co u rt erred i n d en y i n g i t s m o t i o n

fo r d i rect ed v erd i ct o n t h e n u i s an ce cl ai m

, arg u i n g th i rd p art y cri m e can o n l y

co n st i t u t e a n u i s an ce i f t h e lan d o wn er d o es n o t h in g t o p rev en t ram p an t cri m e o n t h e

7 T h e cas es c i t ed b y Cam el o t t o s u p p o rt th i s arg u m en t are i n ap p os i t e as t h ey

i n v o l v e cas es i n wh i ch t h e p l ai n t i ffs h ad a p ri o r p ers o n al rel at i o n s h i p wi t h t h ei r

at t ack ers an d k n ew of a sp eci fi c t h reat p o s ed b y t h em

. See, e.g

., Ra tl i ff

, 3 2 6 Ga. Ap p.

at 30 6 ; Hemb r ee v. S

pi vey

, 2 8 1 Ga. A p p

. 69 3 (6 3 7 SE2 d 9 4 ) (2 0 0 6 ); Co o k

, 2 6 2 Ga.

Ap p

. at 4 3 5 ; Jo h n s o n v. Ho l id a y Fo o d S t o r es

, In c.

, 2 38 Ga. Ap p

. 8 2 2 (5 2 0 SE2 d 5 0 2 )

(1 9 9 9); Gr i

f f i n v. AAA A u t o Cl u b S

o u t h

, In c.

, 22 1 Ga. Ap p. 1 (4 7 0 SE2 d 4 7 4) (1 9 9 6 ).

Al t h o u g h Em

m an u el h ad e n g ag ed i n p ri o r bu s in es s d eal i ng s wi t h o n e o f t h e

As s ai l an t s

, t h e ev id en ce i n d i cat ed t h at h e d id no t k n o w t h e o t h er t w o , an d Cam el ot

h as p o i nt ed u s to n o ev i d en ce s h o wi n g Em m an u e l w a s aware o f o r h ad reas o n to

s u s p ect t h at an y

o f t h e t h ree p os ed a t h reat

.

11p ro p ert y wh ereas i n t h i s cas e Cam el o t h i red Al l i an ce. W e d i sag ree an d fi n d Bet h a n y

Gr o up , LLC v. Go r bma n , 3 1 5 Ga. Ap p . at 3 0 1 , d i rect l y o n p o i n t

.

In Bet ha n y

, t h e p l ai n t i ff b ro ug h t cl ai m s fo r p rem i s es l i ab i l i t y an d p ri v at e

n u i s an ce ari s i ng o u t of t h e d eat h o f h er hu s ban d, a cab d ri v er wh o an s w ered a cal l at

an ap art m en t co m

p l ex m an ag ed b y t h e d efen d an t

. 3 15 Ga. Ap p

. at 2 9 8

. T h e ev i d en ce

i n th at cas e s h owed th e ap art m en t co m pl ex h ad ex p eri en ced a s eri es o f cri m es p ri o r

t o t he cab d ri v er’ s d eat h

. Id

. at 29 9

. Aft er n ot i n g t h at n ui s an ce req ui res ev i d en ce t h at

t h e d efen d an t “ cre a t e d o r m ai n t ai n ed a co n t in u o u s o r reg u larl y rep eat ed act o r

co n di t i o n o n t h e p ro p ert y

, wh i ch cau s ed [t he d eced en t ’ s ] in ju ry ,” th e Co urt h el d t h at

t h e “ am p l e ev i den ce of rep eat ed i n s t an ces o f arm e d r o b b eri es at [t h e co m p l ex

es t ab l i s h ed ] a q ues ti o n o f fact as t o w h et h er [t he defen d an t ] creat ed o r m ai n t ai n ed a

n u i s an ce at t h e co m

p l ex

, ” w i t ho u t ad d res s in g t h e defen d an t ’ s act i o n o r l ack of act i o n

t o ad d res s th e p ro b l em

. (Ci tat i o n an d p u n ct u at i on o m i t t ed .) Id

. at 3 0 2 (2 ). Co m p are

Ba r nes v. S t

. S t ep hen ’s Mi s s i o n a r y Ba p t is t Ch u r ch

, 2 6 0 Ga. Ap p

. 7 65

, 76 9 (2 ) (5 8 0

SE2 d 5 8 7) (2 0 0 3) (n ui san ce cl ai m fai l ed w h ere th e p l ai n t i ff p res en t ed n o “ ev i d en ce,

o t h er th an o f h er o w n at tack

, t h at t h e b u i l d i n g w as cu rren t l y an d reg ul arl y b ei n g u s ed

fo r cri m in al act i v it y

o f t he k i nd t h at cau s ed h er i n j u ry ”).

12Geo rg i n a, to o, p res en t ed am p l e ev i d en ce at t ri al o f p ri o r cri m i n al act i v i t i es o n

t h e p rem i s es t o s u p po rt h er cl ai m o f n u i s an ce. M o reo v er, Cam el o t h as n ot i den t i fi ed

,

an d we h av e n o t fo u nd , an y cas es req u i ri n g a co m

p l et e l ack o f act io n o n t h e p art o f

a p ro p ert y o wn er i n o rd er t o es t ab l i s h a cl ai m o f n u i s an ce. Acco rd i n g l y

, we fi n d t h at

t h e t ri al co u rt p ro p erl y d en i ed Cam el o t ’ s m o t i o n fo r d i rect ed v erd i ct o n t he n u i s an ce

cl ai m

.

Ap p o r t i o nm ent

2

. Cam el o t arg u es t h at t h e t ri al co u rt erred i n en teri n g ju d g m en t ag ai n s t i t b as ed

o n t he fau l t ap p o rt i o ned t o Al l i an ce. Geo rg i n a co u n t ers t h at th e j u d gm en t p ro p erl y

t o o k i n to acco u n t th at C a m e l o t i s v i cari o u s l y l i ab l e fo r A ll ian ce’ s act i o n s u n d er

OCGA § 51 -2 -5 (4 ), 8 wh i ch i m p o s es l i ab i l i t y fo r an in d ep en d en t co n t ract o r ’s

8 OCGA § 5 1 -2 -5 read s i n p ert i nen t p art :

An em p l o y er i s l i ab l e fo r t h e n eg l i g en ce o f a co n t ract or:

. . .

(4 ) If t h e wro n g fu l act i s t h e v i o l at i on o f a d u t y i m p o s ed b y s t at u t e;

(5 ) If t h e em

p lo y er ret ai n s t h e ri gh t t o d i rect or co nt ro l t h e t im e an d

m an n er o f ex ecu t in g t h e wo rk o r in t erferes an d as s u m es co n t ro l s o as t o

creat e t h e rel at i o n o f m as t er an d s erv an t o r s o t h at an i n ju ry res u l t s

wh i ch i s t raceab l e t o h i s i n t erferen ce[.]

13p erfo rm an ce i n co n nect i o n wi t h a s t at u to ry du t y

, s u ch as t h e d u t y i m p o sed b y OCGA

§ 5 1-3 -1

, an d OCGA § 5 1 -2 -5 (5 ) b ecau s e i t m ai n t ai n ed o r as s u m ed co n t ro l o v er t h e

s ecu ri t y g u ard em

p lo y ed b y A l l i an ce. In h er cro s s -ap p eal

, Geo rg i n a al so as s ert s t h at

t h e t ri al co u rt erred i n al lo wi n g t h e ju ry t o ap p ort i on an y fau l t t o Al l i an ce i n t h e fi rs t

p l ace b ecau s e OCGA § 5 1-1 2 -3 3 (b ) d o es n o t ap p l y i n cas es o f v i cari o u s l i ab i l i t y

.

(a) W a i ver

– W e fi rs t ad d res s wh et h er Cam el o t an d Geo rg i n a w ai v ed t h e erro rs

t h at t h ey n o w a s s e r t on ap p eal

. Pri o r to tri al

, G eo rg i n a fi led a m o t i o n i n l i m i n e

s eek i n g t o p r oh i b i t Cam el o t fro m d en y i n g t hat i t h ad v i cari o u s l i ab i li t y fo r t h e

Al l i an ce-em

pl o y ed s ecu ri ty g u ard ’ s act i o ns i n co n n ect i o n wi t h t h e p rem i ses l i ab i l i t y

cl ai m

. At t h e h eari n g o n t h e m o t i o n

, Cam el o t as s ert ed t h at i t was n o t arg u i n g as a

m at t er o f law th at i t w as no t l i a b l e fo r Al l i an ce’ s act i o n s becau s e t h e s ecu ri t y

co m p an y was an i nd ep en d en t co n t ract o r. 9 Rat h er, C a m e l o t arg ued t h at b ecau s e

Al l i an ce was a n am ed p art y

, t he ju ry s ho u l d b e en t i tl ed t o ap p o rt i o n fau l t t o i t. In fact

,

Cam el ot as s ert ed t h at t he ju ry co u l d p ro p erl y ret u rn a v erd i ct ap p o rt i o ni n g 1 0 0

p ercen t fau l t t o Al l i an ce. Th e t ri al co u rt d en ied t h e m o t i o n i n l i m i n e.

9 Cam el ot as sert ed p o s t -t ri al t h at t h is s tat em en t was co n fi n ed t o t h e p rem i s es

l i ab i l i t y cl ai m

, an d i n d eed Geo rg i n a’ s m o t io n i n l i m i n e ad d res s ed o nl y p rem i s es

l i ab i l i t y

.

14Geo rg i n a rai se d t h e i ss ue o f v i cari ou s l i ab i l it y ag ai n at t ri al b y m o v i n g to

d i s al lo w an y a p p o rt i o n m en t of fau l t

, l i ab i li t y

, o r dam ag es bet ween Cam el o t an d

Al l i an ce. Cam el o t ’ s co u ns el co u n tered

, h o wev er, t h at an i n d ep en d en t cl ai m ex i s t ed

ag ai n s t Al l ian ce fo r n eg l i g en ce, fo r wh i ch Cam el o t wo ul d h av e n o vi cari o us l i ab i l i t y

.

He arg u ed t h at ev en i f Geo rg i n a h ad n o t as s ert ed a s p eci fi c cl ai m o t h er t han p rem i s es

l i ab i l i t y an d nu is an ce, Cam el o t was free t o arg u e al t ern a t i v e b a s es fo r fi n d i n g

Al l i an ce i n d ep en d e n t l y l i ab le. Th e tri al co urt d id n o t ru l e o n t h i s m o t i o n, b ecau s e

Geo rg i na’ s co u n s el ev en tu al l y ag reed t o a v erd ict fo rm s ub m i t ti n g t h e i s s u e o f

ap p ort i o n m en t t o t h e ju ry

.

Bas ed o n t h i s reco rd , we fi n d t h at ev en i f Cam el ot wai ved an y arg u m en t t h at

i t i s n o t l i ab l e u n d er OCGA § 5 1

- 2

- 5 (4 ) fo r Al l i an ce’ s act i o n s o n th e st at u t o ry

p rem i s es l i ab i l it y cl ai m

, i t d i d no t wai v e t h e is s u e of v i cari ou s li ab i l i t y un d er OCGA

§ 5 1 -2 -5 (5 ). 1 0 Cam el o t arg u ed t h at t h e ev i d en ce d i d no t s u p p ort a fi n d i n g t h at i t h ad

t h e req u i s i t e c o n t ro l un d er t hat p ro v i s i o n t o i m p o se l i ab i l it y fo r Al l i an ce’ s act i o n s

,

an d si g n i fi can t l y

, Cam el o t as s ert ed t h at t h e ev i d en ce s u p p o rt ed a s e p a rat e an d

1 0 Th u s

, ev e n i f t h e t ri al co u rt ab u s ed i t s d i s cret i on i n d en y i n g Geo rg i n a’ s

m o ti o n i n l i m i n e t o ex cl u d e arg um en t o n v i cari o u s l i ab i l i t y as t o t h e p rem i s es l i ab i l i t y

cl ai m

, th e v i cari o u s l i ab i l it y u n d er OCGA § 5 1 -2 -5 (5 ) r e m a i n e d at i s s u e. See

Ch r ys l er Gr o u

p

,

_ _ Ga. Ap p. at

_

_ _ (7 ) (ab u se o f d i s cret i o n s t an dard fo r m ot i o n s in

l i m i ne).

15i n d ep en den t cl ai m of n eg l i g en ce ag ai n st Al li an ce as a p art y t o t h i s cas e. Th erefo re,

w e wi l l co n s i d er Cam el o t’ s arg u m en t th at t h e t ri al co u rt erred i n ch arg i n g i t wi t h

Al l i an ce’ s p o rt i on o f t h e ju ry award

.

W e reach t h e o p p os i te co n cl u s i o n as t o Geo rg i n a’ s ap peal fro m t he d en i al o f

i t s m ot i o n at t ri al t o d is al l o w ap p ort i o nm en t b y t h e ju ry b et ween Cam el o t an d

Al l i an ce b ecau s e Geo rg i n a’ s co u n s el u l t im at el y ag reed t o t h e v erd ict fo rm al l o wi n g

ap p ort i o n m en t. See McKi s s i ck v. Ayd el o t t

, 3 0 7 Ga. Ap p

. 6 8 8

, 6 9 2 (1 ) (7 0 5 SE2 d 8 9 7 )

(2 0 1 1) (“ [A] l i t i g an t can n o t s u b m i t t o a ru l i n g o r acq u i es ce i n t h e h o l d in g

, an d t h en

co m p l ai n o f t h e s am e o n ap p eal .”). See Ch r i s t i e v. Ra in ma st er Ir r ig a t i o n, In c.

, 2 9 9

Ga. Ap p

. 3 8 3

, 3 9 1 (6 ) ( b ) ( 6 8 2 SE2 d 6 8 7 ) (2 0 0 9 ). Ho wev er, w e wi l l co n s i d er an d

ad d res s Ge o r g i n a ’s arg u m en t s i n t h e co n t ex t o f Cam el o t ’ s ap p eal o n t h e

ap p ort i o n m en t i s s u es

.

(b ) Vi ca r i ou s l i a b i l it

y a n d a p p o r t i o n men t

– Tu rn i n g t o t h e i s su e o f wh et h er t h e

t ri al co urt p ro p erl y en t ered ju d g m en t ag ai n s t Cam el o t b as ed o n t h e fau l t as s i g n ed to

Al l i an ce, we fi rs t co n si d er t h e l an g u ag e o f t h e ap p o rt i o n m en t s tat u t e, OCGA § 5 1 -1 2

-

163 3

. Su b s ec t i o n (b ) i s t he o p erat i v e p ro v i s i on b ecau se t h i s “ act i o n [was ] b ro u g ht

ag ai n s t m o re t han o n e p ers o n fo r i nju ry t o p ers o n o r p ro pert y .” 1 1 In t h at ev en t , t h e

t ri er o f fact

, i n i t s d et erm i n at i o n o f t h e t o t al am o u nt o f d am ag es t o b e

award ed

, i f an y, s h a l l

. . . ap p o rt i o n i t s award o f d am ag es am o ng th e

p ers o n s wh o are l i ab l e acco rd i n g t o t h e p ercen t ag e o f fau l t of each

p e r s o n

. D am ag es ap p o rt i o n ed b y t h e t ri er o f fact as p ro v id ed i n th i s

Co d e sect i o n s h al l b e t h e l i a b i l i t y o f each p ers o n ag ai n s t wh o m t h ey are

award ed

, sh al l n o t b e a jo i n t l i ab i l i t y am o n g t h e p ers o n s l i ab l e, an d sh al l

n o t b e s u b

ject t o an y ri g h t o f co n t ri b ut io n

.

(Em p h as i s s u p p l ied .). Th is p ro v i s i o n ad d res s es l iab i l i t y, n o t m erel y fau l t

, an d by

d efi n i n g t h e l i a b i l i t y o f each p ers o n ag ai n s t w h o m dam ag es are award ed an d

p ro h ib i t i ng j oi nt l iab i l i t y, i t s eem s gen eral l y t o p recl u d e an y p o st -v erd i ct

reas si g n m en t o f d am ag es b as ed o n t h e ju ry ’ s ap p o rt i o n m en t o f fau l t

.

Nev ert h el es s

, Geo rg i n a as s ert s t h at th e p o s t -v erd i ct reas si gn m en t o f d am ag es

was req u ired b ecau s e t h e ap p o rt i o n m en t s t at u t e d o es no t ap p l y t o cl ai m s o f v i cari ou s

l i ab i l i t y

, ci ti n g t h is Co u rt ’ s o p i n i o n i n PN Exp r es s

, In c. v. Zeg el

, 3 0 4 Ga. Ap p . 6 7 2

1 1 OCGA § 5 1-1 2 -3 3 (a) ap p l i es wh en an act io n i s b ro u g ht ag ai ns t o n e o r m o re

p ers o n s an d t h e p l ai n t i ff i s t o s o m e d eg ree res p o n s i b l e fo r t h e i n ju ry o r d am ag es

. Al t h o u g h Cam el o t arg ued at t ri al t h at E m m an uel sh o ul d b e p u t o n t h e v erd i ct fo rm

fo r ap p o rt i o n m en t p u rp o s es

, th e t ri al co u rt d en i ed t h at req u es t

, an d Cam el o t h as n ot

as s ert ed t h at i s s ue o n ap p eal

.

17(6 9 7 SE2 d 2 2 6 ) (2 0 1 0 ). In t h at cas e, t h e t ri al co u rt d e c l i n ed a t ru ck i n g co m p an y ’ s

req u es t t o ch arg e t h e ju ry o n ap p ort i o n m en t o f d a m a g e s as b et ween i t an d a t h i rd

p art y

, fi n d i n g t h at t he cl ai m s ag ai n s t t h e t ru ck i n g co m p an y were b as ed on d eri v at i v e

l i ab i l i t y

. PN Exp r es s

, 3 0 4 Ga. Ap p

. at 67 8 (5 ). Th i s Co u rt affi rm ed

, h o l d i n g t h at

“ u n l es s ad d i t io n al an d i n d ep en d en t act s of n eg l i gen ce o v er an d ab o v e t h o s e al l eg ed

ag ai n s t t h e serv an t o r em p l oy ee are al l eg ed ag ai n s t th e e m p l o y er, a v erd i ct

ex o nerat i n g t h e em

p l o y ee al s o ex o n erat es t h e em pl o y er.” (Ci t at io n an d pu n ct u at i o n

o m it t ed ; em

p has is s u p p l i ed .) Id

. Th at i s b ecau s e “ [g ] en eral l y

, wh ere a part y ’ s l i ab i l i t y

i s s ol el y v i cari o us , t h at p art y

an d t h e act i v el y -n eg l i g en t t o rt feas o r are reg ard ed as a

s i ng l e t o rt feas or.” Id

.

Th e q u es t i o n t h en is wh et h er Geo rg i n a as s er t e d c l ai m s ag ai n st Cam el o t an d

Al l i an ce t h at were s o l el y v i cari o u s i n nat u re o r wh et h er t h ere were ad d i t i o n al an d

i n d ep en den t act s o f n eg l i g en ce al l eg ed ag ai n s t Al l i an ce. Geo rg in a’ s am en d ed

co m p l ai n t in th i s cas e al l eg ed n eg l i gen ce fo r fai l u re to p ro v i d e ad eq u at e s ecu ri t y an d

i n fai l i ng t o k eep t h e p rem i s es s afe ag ai n s t t h e d efen d an t s wi t h o u t s p eci fy i n g t h e

t h eo ri es ag ai ns t each d efe n d an t an d al s o as s ert ed n u i s an ce ag ai ns t Cam el o t an d

Ho m es i d e Pro pert i e s

. L i k e w i s e, t h e co n s o l i d at ed p ret ri al o rd er l i s t ed A l li an ce as a

p art y wi t h a ri g h t to p art i ci pat e i n t h e t r i a l a n d d e s cri bed t h e cl ai m s ag ai n s t t h e

18d efen d an t s co l l e c t i v el y as fai l i n g t o p ro v id e ad eq u at e s ecu ri t y

, fai l i n g t o k eep t h e

p rem i s es s afe, an d m ai nt ai n i ng a p ri vat e n u i s an ce. At t ri al , t h e ju ry was ch arg ed o n

t h e p ri n ci p les o f co m

m o n l aw n eg l i g en ce an d u nd ert ak i n g a d u ty wi t h o u t s p eci fy i n g

t h e t h eo ri es o f l i ab i li t y ag ai ns t t h e d efen d an t s

, as w el l as n u i san ce. Th e ju ry was al s o

g en eral l y ch arg ed o n v i cari o u s l i ab i l i t y p ri n ci p l es , an d s p eci fi cal l y t h at :

Defen d an t

, Cam el o t Cl u b

, t he em p l o yer o f i n d ep en den t co n t ract o rs i s

l i ab l e f o r t h e act s an d o m i s s i o n s o f s uch i n d ep en d en t co n t ract or wh en

t h e d u t y i s im

p o s e d b y s t at ut e. In t h i s cas e t h e l aw im p o s es a p ers o nal

an d n o nd el eg ab l e d u t y u p o n d efen d an t Cam el ot t o u s e o rd i n ary care t o

k eep i ts p rem i ses an d ap p ro ach es s afe.

W e ag ree wi t h Geo rg i n a t h a t w i t h res p ect t o t he p rem i s es l i ab i l it y cl ai m , an

o wn er o r o ccu p i er’ s du t i es t o k eep th e prem is es an d ap p ro ach es s afe are s t at u t o ri l y

d el i n eat ed u n d er O CGA § 5 1 -3 -1 an d t h at t h o s e “ d u t i es are n o n -d el eg ab l e ev en

t h o u g h t h e o wn er h as a co nt ract fo r an o th er p art y t o p ro v i d e [t h e wo rk ] .” (Ci t at i o n

an d p u n ct u at i o n o m i t t ed .) Jo h n s o n v. Cl a r k

, 2 33 Ga. Ap p. 50 8

, 5 1 0 (5 0 4 SE2 d 5 3 6 )

(1 9 9 8). Mo reo v er, u n d er OCGA § 51 -2 -5 (4 ), “ [a] n em p l o y er i s l i ab l e fo r t h e

n eg li g en ce o f a co n t ract o r

. . . [i ] f t h e wro n gfu l act i s t h e v io lat i on o f a d ut y i m p o s ed

b y s tat u te.” Th erefo re, i f t h e wro n g fu l act were fo u n d t o b e a v i o l at i on o f Cam el o t ’ s

n o n -d el eg ab l e, s t at u t o ry d u t y

, an y n eg li g en ce o n t h e p art o f Al l i an ce wo u l d b e

19ch arg ed t o Cam el o t, an d Cam el o t wo u l d b e v i cari o u s l y l i ab l e fo r A ll ian ce’ s act i o n s

.

See Mi l l a r d v. A AA El ec. Co n t r a ct o r s & c. 11 9 Ga. Ap p. 54 8

, 5 5 6 (3 ) (1 6 7 SE2 d 6 7 9 )

(1 9 6 9) (co n s t ru i n g fo rm er v e r s i o n o f OCGA § 5 1-3 -1 ). See al s o Lewi s v. Ni ch o l a s

Fi n a nci al

, In c.

, 30 0 Ga. Ap p

. 8 8 8 , 8 8 9 -9 0 (6 86 SE2 d 4 6 8 ) (2 0 0 9 ) (co n s t ru i n g n o n

d el eg ab le d u t y t o rep os s es s au to m o b i l es wi t h o ut a breach o f t h e p eace u n d er OCGA

§ 1 1-9 -6 0 9 (b ) (2 )).

Ho wev er, n ei t her co m

m o n l aw n eg l ig en ce n o r n u i s an ce i m p l i cat e a s t at u t o ry

d u t y

. A l t ho u g h t h e Gen eral As s em b l y has p as s ed l aws ad d res s i n g n u i s an ce, OCGA

§ 4 1 -1 -1 et s eq

., s u ch cl ai m s ari s e fro m t he co m m o n l aw. See S ta t e o

f Ga

. v. B a l l

In ves t men t Co

. , 19 1 G a

. 3 8 2

, 3 8 9 (1 2 SE2 d 57 4 ) (1 9 4 0 ) (s t at u t o ry d efi n i t i o n o f

n u i s an ce “ w as n o t i n t en ded t o ch an g e th e co m m o n -l aw d efi n i t i o n o f a n u i s an ce”).

Nu i san ce req u i res p ro o f th at a d efen d an t “ c r e a t e d o r m ai n t ai n ed a co n t i nu o u s o r

reg u l arl y rep eat ed act o r co nd i t i o n o n t h e p ro p ert y ,” wh ich l e d t o t h e p l ai n t i ff’ s

i n ju ry

. (Ci t at io n s an d p u n ct u at i o n o m i t t ed .) Bet h an y

, 3 1 5 G a. Ap p

. at 3 0 2 (2 ). Here,

t h e ev i d en ce s h o wed a s eri es o f cri m es o n t he Cam el o t Cl u b p ro p ert y d at i n g b ack to

at l eas t J an u ary 2 0 06

, o ver fo u r years b efo re Cam el o t h i red Al l i an ce to p ro v i d e

s ecu ri t y fo r t h e p ro p ert y

. Th erefo re, t h e j u ry co u l d h av e fo u n d nu i san ce l i ab i l i t y

20ari s in g fro m Cam el o t ’ s act io n s

, wi t h o u t reg ard t o an y act i o n s b y Al li an c e

, an d n o

i s su e o f v i cari o u s l i ab i l i t y wo u l d ari s e i n t h at ci rcu m s t an ce.

Li k ewi s e, t h e ju ry co u ld h av e i m p os ed l i ab i l i t y o n Al l i an ce i n d ep en d en t l y fo r

co m m o n l aw n eg li g en ce ari si n g o u t o f i t s as s u m p t i o n o f t h e d u ty to p ro v i d e s ecu ri t y

.

See Kel ley

, 2 3 0 Ga. A p p

. at 5 0 9 (1 ) (ev en th o u g h t h e i n d ep en den t co nt ract o r m ay

h av e n o l i ab il it y u nd er OCGA § 5 1 -3 -1

, i t co u l d b reach an i n d ep en den t d u t y o f

fai l i n g t o p erfo rm

i ts wo rk p ro p erl y ); FPI A t l a n t a

, LP v. S ea t o n

, 2 4 0 Ga. Ap p . 8 8 0,

8 9 0 (5 2 4 SE2 d 5 2 4 ) (1 9 9 9 ) (p h y s i cal p reced en t on l y ) (Po p e, J

. , co n cu rri n g s p eci al l y )

(s am e). Th u s

, bas ed o n t he ju ry i n s t ru ct i o n s p ro v id ed

, t h e ju ry co u ld hav e fo u n d

l i ab i l i t y b ecau s e o f Cam el o t ’ s n eg l i g en ce (p rem i s e s l i ab i l i t y an d co m m o n l aw

ne glige nc e )

, C a m e lot’ s m ai n t en an ce o f a n u i s an ce, Al li an ce’ s n eg l ige nc e in pr oviding

s ecu ri t y , o r s o m e co m

b in at i o n o f t h es e b as ed o n v i cari o u s l i ab il i t y p ri n ci p les

.

Th e cl o si n g arg u m en t o f Geo rg i na’ s co u n s el o u tl i ned t h e o p t i o n s av ai l ab l e to

t h e ju ry

. Co u n s el t o l d t he ju ry th at i f t hey “ p ut an y t h i n g l es s t h an 1 0 0 p ercen t n ex t to

Cam el ot Cl u b

, t hen t h o s e dam ag es n u m b ers are g o i n g t o be red u ced t o t h at

p ercen t ag e. Th at ’ s h o w t h e l aw wo rk s , an d t h at ’ s wh y t h ey ’ re o n t h e v erd i ct fo rm .”

Si g n ifi can tl y

, wi t h res p ect t o t h e rel at i o n sh i p b et ween A l l ian ce an d Cam el o t

, co u n s el

arg u ed :

21[W ] e t h in k Al l i an ce an d Cam el o t are o n e i n t h e s am e, b u t th ey wan t y o u

t o co n s i d er p u t t i n g a n u m b er b y t h em

. Th at ’ s wh y t h ey ’ re b ro k en o u t

h ere. Th ey ’ re jo i n t ly res p o n s i b l e. T h ey ’ re jo i n tl y l iab l e u n d er th e l aw.

Bu t i f yo u ca n t h i n k o

f s o me wa y t o s ep a r a t e o ut

t he wr o ng

f ul co n d uct

a n d t h o se t wo p a r t i es , t ha t ’s yo u r p r er o g a t i ve.

(Em p h as i s s u p p li ed .)

W e can n o t d et erm i n e fro m t h e g en eral v erd i ct wh ich o f Geo rg i n a’ s cl ai m s t h e

ju ry

, i n i ts p rero gat i v e, b as ed i t s award

. 1 2 See W ol f f v. Mi d dl eb r oo ks

, 2 5 6 Ga. Ap p.

2 6 8

, 2 7 1 (3 ) (5 6 8 SE2 d 8 8 ) (2 0 0 2 ) (co urt can no t d et erm i n e cl ai m u p o n wh i ch t h e ju ry

i m p o s ed l i ab i l it y fro m a gen eral v erd i ct ); Cr a wf o rd v. Jo h n so n

, 2 2 7 Ga. Ap p

. 5 4 8,

5 5 0 (1 ) (4 8 9 SE2 d 5 5 2 ) (1 9 97 ) (s am e). It i s en ti rel y p o s s ib l e th at t h e ju ry d i d n o t b as e

i t s v erd i ct o n a b reach o f Cam el o t ’ s d u t y of care u n der OCGA § 5 1 -3 -1

. 1 3 In s t ead

, t h e

ju ry m ay h av e i m

p o s ed fau l t o n Cam el o t b as ed st ri ct l y o n a t h eo ry o f n u i s an ce, an d

t h e i m p o s i t io n o f fau l t o n Al l i an ce u nd er co m m o n l aw n eg l i g en ce co u l d b e

co m p l et el y i n d ep en d en t o f, an d n o t i m p u t ab l e t o

, Cam el o t. See Cr a wf o r d

, 2 2 7 Ga.

1 2 T he v erd i ct s i m

p l y st at ed t h at t h e ju ry fo u n d fo r Geo rg in a an d award ed

$ 1 ,2 5 0 ,0 0 0 t o h er as t h e pers o n al rep res en t at i v e fo r Em m an u el ’ s e s t at e an d

$ 2 ,0 0 0 ,0 0 0 fo r t he fu l l v al u e o f Em m an u el ’ s l i fe, b efo re al l ocat i n g fau l t

.

1 3 Ev en t h o ug h we fo u n d i n d i v i s i o n 1 (b ) t h at t he ev i den ce s u p p o rt ed a fi n d i n g

t h at Em m an u el ’ s d eat h was reas o n ab l y fo res eeab l e b as ed o n p ri o r cri m i n al act iv i t y

o n t h e p ro p ert y , t h e ju ry

m ay n o t h av e reach ed s u ch a co n cl u si o n

.

22Ap p

. at 5 5 0 (1 ) (co u rt co u l d n ot d et erm i ne l i ab i l i t y fo r co n t ri b u t i o n o r i n d em n i t y fro m

g en eral v erd i ct wh ere o nl y s o m e, b u t n o t al l

, o f cl ai m s as s ert ed wo u l d su p po rt s u ch

an award ).

Th erefo re, w e fi n d t h at t h e t ri al co u rt erred i n i m p o s i n g l i ab i l i t y o n Cam el o t fo r

Al l i an ce’ s s h are o f fau l t

. “ T h e ap p el l at e co u rt m u st co ns t ru e t h e ev i d en ce wi t h ev ery

i n feren ce an d p res u m

p ti o n i n fav o r of u p h o ld in g th e v erd i ct

, an d aft er ju d g m en t

, t h e

ev i d en ce m

u st b e co n s t ru ed t o u p h ol d t h e v erd i ct ev en w h e r e t h e ev i d en ce i s in

co n f l i c t .” (Ci t at i o n o m i t t ed .) Ha r r i s v. Tu t t

, 30 6 Ga. A p p

. 3 7 7

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

7 0 7 ) ( 2 0 1 0 )

. See al s o Ker r v. Ca l l a wa y

, 1 0 2 Ga. A p p

. 6 5 3

, 6 5 3 (1 1 7 SE2 d 2 4 3 )

(1 9 6 0) (“ Th ere i s a d u t y to u p h ol d t h e v erd ict i f i t can b e s u p p o rt ed b y an y reas o n ab l e

v i ew b y t h e ev i d en ce.”).

Acco rd i ng l y

, w e v acat e t h e p o r t i o n o f t h e t ri al co u rt ’ s ju d g m en t i m p o s i n g

v i cari o u s l i ab i l i t y o n Cam el o t

, an d we rem an d th i s cas e fo r t h e t ri al co u rt t o en t er

ju d g m en t i n acco rd an ce wi t h t h e ju ry ’ s v erd i ct

.

Ju d g men t a f f i rmed i n p a r t a nd va ca t ed i n pa r t ; ca se r ema n d ed wi t h d i r ect i o n

i n Ca s e No

. A1 6A2 0 6 9. Ju d g m en t a f fi r med i n Ca s e No

. A1 6

A2 07 0

. Ba r nes

, P. J., a n d

McFa d den , P. J., co n cu r

.

23