Opinion ID: 1857696
Heading Depth: 1
Heading Rank: 5

Heading: Claim Against Woodfords.

Text: Hollingsworth alleges in his petition that Woodfords were negligent in failing to keep and maintain the driveway in good and safe condition. In their answer and motion for summary judgment, Woodfords allege they had sold the property on contract to Schminkey over two years before the accident and, therefore, they did not occupy or control the premises. Additionally, they claim there was no causal relationship between the driveway condition and Hollingsworth's injuries. Woodfords attached affidavits and a copy of the real estate contract to support their allegations that the property had been sold. In its ruling on Woodfords' motion, the court recognized that Schminkey's vehicle came in contact with the rutted driveway as it left the premises on February 13, 1993, causing the muffler to be damaged so that carbon monoxide began to leak into the interior of the station wagon. The court concluded that Schminkey, not Woodfords, had a duty to maintain the property. Although the issue of negligence is seldom a matter for summary judgment, the threshold question of a duty being owed is a question of law for the court. Downs v. A & H Constr., Ltd., 481 N.W.2d 520, 522 (Iowa 1992). An owner who sells property loses control of the use of the property and is no longer liable for injury to others on the property. Stalter v. Iowa Resources, Inc., 468 N.W.2d 796, 798 (Iowa 1991). Hollingsworth did not support his resistance with affidavits. In his brief in resistance to Woodfords' motion for summary judgment, he referred to deposition testimony of Schminkey that he considered Sue Woodford to be the true owner. In this same deposition, however, Schminkey testified that he thought he was buying the property, not renting it; that he had sole control of the house and property; and that he was responsible for maintaining it. He signed the real estate contract to purchase the property sometime in 1991 and made payments on the real estate contract to Woodfords. Woodfords' motion for summary judgment was supported with affidavits that established they had sold the property on contract to Schminkey in 1991 and that, at the time of the accident in February 1993, Woodfords did not occupy or control the property. Woodfords were not possessors of the land, and they had no duty to keep or maintain the driveway in a good and safe condition. Under these circumstances, Woodfords are entitled to summary judgment. Summary judgment granted to State Farm on the contract claim is reversed; summary judgment granted to State Farm on the tort and bad faith claims is affirmed; summary judgment granted to Schminkey is reversed; and summary judgment granted to Woodfords is affirmed. AFFIRMED IN PART, REVERSED IN PART, AND REMANDED.