Opinion ID: 1981544
Heading Depth: 1
Heading Rank: 3

Heading: Theories of Landlord Liability

Text: Although we need go no further to affirm the judgment for the tenant, we choose not to ignore the alternative theories of landlord liability discussed in Braitman. A majority of that Court found that a violation of an administrative regulation governing the condition of multiple dwellings was independent evidence of negligence, 68 N.J. at 385-386, while two members considered that breach to establish negligence conclusively, id. at 389 (Clifford and Schreiber, JJ., concurring). Three members raised the possibility of imposing liability for unsafe premises based on the landlord's implied warranty of habitability. Id. at 387-388 (separate views of Hughes, C.J., Sullivan and Pashman, JJ.). There was also mention of liability based on a covenant implied in fact to furnish adequate security. Id. at 389 (Clifford and Schreiber, JJ., concurring). Over four years have passed since we decided Braitman. During this period the need for judicial guidance regarding landlord liability has grown. See generally Note, The 1975-1976 New Jersey Supreme Court Term, 30 Rut.L.Rev. 492, 696-702 (1977). Although we need not reconcile the alternative theories of Braitman to resolve this case, we nevertheless take this opportunity to clarify the scope of a residential landlord's duty to his tenant. This approach is in keeping with the traditional practice of common-law adjudication followed by this Court. We recall the statement of Chief Justice Weintraub: [T]here is no constitutional mandate that a court may not go beyond what is necessary to decide a case at hand. Whether an issue will be dealt with narrowly or expansively calls for a judge's evaluation of many things, including the need for guidance for the bar or agencies of government or the general public. To that end, the Court may express doubts upon existing doctrines, thereby inviting litigation, or may itself raise an issue it thinks should be resolved in the public interest, or may deliberately decide issues which need not be decided when it believes that course is warranted. [ Busik v. Levine, 63 N.J. 351, 363-364 (1973), app. dism., 414 U.S. 1106, 94 S.Ct. 831, 38 L.Ed. 2d 733 (1973)] In the spirit of this judicial philosophy, we conclude that it is necessary to reconsider the general principle that the mere relationship of landlord and tenant imposes no duty on the landlord to safeguard the tenant from crime. Braitman, 68 N.J. at 387. A