Opinion ID: 2446551
Heading Depth: 1
Heading Rank: 2

Heading: whether an implied warranty of habitability exists in a landlord-tenant relationship.

Text: At early common law, a lease was considered a conveyance of an estate in land and was equivalent to a sale of the premises to the lessee for the term of the demise. The lessee, as a purchaser of the estate of land, was subjected to the strict common law property rule of caveat emptor. The lessee had the duty to inspect the property for defects and took the land as he found it. King v. Moorehead, 495 S.W.2d 65 (Mo.App. 1973). There was no implied warranty by the lessor that the demised premises were habitable or fit for the purpose leased. A lessee wishing to protect himself as to the fitness of the premises had to exact an express covenant from the landlord for that purpose. King, supra, at 69. Kentucky courts have followed other common law jurisdictions in applying the strict property rule of caveat emptor to leaseholds. As is often the case with strict rules, however, exceptions to concept of caveat emptor were created. In Holzhauer v. Sheeny, 127 Ky. 28, 104 S.W. 1034 (1907), the then Court of Appeals of Kentucky stated: The rule of caveat emptor applies to a contract of letting. The tenant must take the premises as he may find them. There is no implied covenant on the part of the landlord that they are fit for the purpose for which they are rented, or that they are in particular condition; but there is extension of the rule: If the landlord knows that the premises are defective or dangerous, and such defect is not discoverable by the tenant by ordinary care and the landlord conceals or fails to disclose the dangerous condition, he is liable to the tenant, his family and servants, or even his guests, for injuries sustained therefrom. Holzhauer v. Sheeny, 104 S.W. at 1035. This extension was carefully limited in application to cases where actual knowledge was brought home to the landlord. Franklin v. Tracy, 117 Ky. 267, 77 S.W. 1113 (1904). Kentucky courts have also recognized exceptions to this general rule of law where a portion of the demised premises was retained by the lessor for the common use and benefit of a number of tenants, Carver v. Howard, Ky., 280 S.W.2d 708 (1955); Richmond v. Standard Elkhorn Coal Co., 222 Ky. 150, 300 S.W. 359 (1928); Home Realty Co. v. Carius, 189 Ky. 228, 224 S.W. 751 (1920); Offutt v. O'Leary, 204 Ky. 726, 265 S.W. 296 (1924); Cohen v. White, 206 Ky. 209, 266 S.W. 1078 (1924); and where actions by the landlord constitutes a constructive eviction. Estes v. Gatliff, et al., 291 Ky. 93, 163 S.W.2d 273 (1942). As stated in the case of Milby v. Mears, Ky.App., 580 S.W.2d 724 (1979), at page 728. It has been a long standing rule in Kentucky that a tenant takes the premises as he finds them. The landlord need not exercise even ordinary care to furnish reasonably safe premises, and he is not generally liable for injuries caused by defects therein. The general rule in effect in Kentucky, is that a tenant takes premises as he finds them. Whitehouse v. Lorch, Ky., 347 S.W.2d 512 (1961). In the absence of a special agreement to do so, made when the contract is entered into, there is no obligation upon the landlord to repair the leased premises. Horstman v. Newman, Ky., 291 S.W.2d 567 (1956); Mahan-Jellico Coal Company v. Dulling, 282 Ky. 698, 139 S.W.2d 749 (1940). Appellants argue that an implied warranty of habitability should arise from local housing or health codes absent an express provision in the contract of lease and absent such a provision in the ordinance or regulation in question. Absent an expression to the contrary such provisions do not create an implied warranty of habitability, or create a cause of action in the tenants. The remedies for violations are found within the codes, ordinances or regulations themselves. It is for the legislature to create rights and duties nonexistent under the common law. Absent legislation to the contrary the established doctrine in effect in Kentucky is that the tenant takes possession of the premises as he first finds them, Whitehouse, supra , and the landlord, absent an express covenant to the contrary, has no obligation to repair the premises, Horstman, supra , and Mahan-Jellico Coal Company, supra . No implied warranty of habitability exists under Kentucky Law. The judgments of the Jefferson and Warren Circuit Courts, and the decision of the Court of Appeals on this issue are affirmed.