Court Opinion

ID: 9745012
Source: CourtListenerOpinion
Date Created: 2023-08-26 22:28:29.767594+00
Date Added: 2024-06-11T12:29:30.932517
License: Public Domain

Mr. JUSTICE GEORGE J. MORAN, dissenting: Perhaps one of the most well-recognized yet unexplained phenomena of the common law is stare decisis — the principle that courts will stand by precedent and refuse to disturb a settled point. No doubt wisdom and authority are construed as a function of time, the theory being that a principle of long-standing nature could not weather the attacks made upon it over the years unless it is a well-reasoned interpretation of the.law. This concept is not without some respectable rationale, for a doctrine of considerable years has been scrutinized and ultimately sustained by noted scholars of the law. But time-honored expressions and guidelines are not always accurate or appropriate. Sometimes the blessings of time have worked to perpetuate a proposition far beyond the period of its usefulness and relevance to society and have maintained its influence after the reasons giving rise to its existence have long since been forgotten. One such doctrine is that of caveat emptor in real estate leasing. This doctrine arose at common law during feudal times when leases were of an agrarian nature. The lessee obtained not only shelter but such a great deal of control over the land as to be viewed as the owner of the land for a specific period of time. Land, being to a large extent the essence of survival, was of primary importance with the structures erected upon it being only incidental. In addition, these buildings were of a simple structure, making them easy to repair by the lessee. During those times, society was largely agrarian in nature, with lessees staying on one piece of land for an extended period. Thus, with the total control existing over many years it is understandable that the developing property law treated the lessee as the owner of the premises for all practical purposes. There were no continuing covenants between the lessor and the lessee nor was there a feasible opportunity or desire for the landlord to make improvements on the structures. Therefore, there was no warranty of habitability in leases at common law. Annot., 40 A.L.R. 3d 646 (1971). Over the years, courts have recognized the harsh results occasioned through a blind obedience to the rule of caveat emptor and have carved out exceptions to the doctrine. Recently, courts have recognized the impracticality of the common law rule and have rejected it in favor of the doctrine of implied warranty of habitability. The Illinois Supreme Court, while stopping short of adopting the implied warranty of habitability in all cases, has taken a giant step in that direction in the case of Jack Spring, Inc. v. Little, 50 Ill. 2d 351,280 N.E.2d 208. While the decision was limited to its own facts, the Supreme Court evidenced its predisposition through such remarks as the following: “We find the reasoning in Javins persuasive and we hold that included in the contracts, both oral and written, governing the tenancies of the defendants in the multiple unit dwelling occupied by them, is an implied warranty of habitability * ° 50 Ill. 2d 351, 366. The Supreme Court’s ruling was based upon the idea that the common law rationale of caveat emptor was outmoded in today’s urban society. Lessees are not now interested in the land, but rather in a dwelling. Today’s dwellings are much more complex in design and not easily repaired by a low-income lessee who generally lacks the financial and/or mechanical ability. Furthermore, present-day lessees are far more mobile than lessees of feudal times and consequently occupy dwellings for a much shorter period of time. I cannot agree with the majority that the rationale of Jack Spring does not extend to this case. Here, the appellant leased a residential home, not a unit in a multiple-unit dwelling; but the reasoning of the Supreme Court is equally applicable. There is no logical reason for distinguishing between a home and a multiple-unit dwelling. Lessees of both are faced with nearly identical problems. Both are in search of the same product, a habitable dwelling, and both are in the same financial condition and bargaining position (or lack of it). The appellant here was economically handcuffed as an urban multiple-unit dweller. She had a limited income and could afford only low rent housing. She had attempted to find other suitable housing but was prohibited by her limited financial ability. To protect the lessee of a multiple-unit dwelling with an implied warranty of habitability while not extending the same protection to the lessee of a home reaches an illogical and unjustifiable result. Such reasoning favors lessees in major metropolitan areas where most multiple-unit dwellings are located while denying lessees in smaller communities in rural areas who lease residential homes, the same protection in their leases. I do not find persuasive the reasons given by the majority for the inapplicability of the Jack Spring decision. While the exclusivity of possession may have once been a viable factor, I think that the majority attaches to it an unrealistic importance. Whether a tenant is in exclusive possession of the entire housing unit or a segment of a larger building does nothing to affect his financial ability to make needed repairs. Nor do I agree with the significance that the majority attaches to the existence of a building code. While it is true that the Illinois Supreme Court in Jack Spring tested compliance of the implied warranty of habitability by use of the Chicago Building Code, I cannot agree that the nonexistence of such a building code should necessarily preclude the application of the doctrine. It is no doubt correct, as the appellant has argued, that not every community has a building code. To adopt such a measure as the majority does in this case effectively punishes those inhabitants of communities lacking such codes. In my opinion, the majority in this case properly states the law in Illinois as it existed prior to the decision in Jack Spring. However, the language of Jack Spring leads me to believe that our Supreme Court, when faced with the exact question that is presented here, will adopt the modem rule of implied warranty of habitability as arged by the appellant. As conceded by the majority, numerous recent decisions have adopted this position as the sensible approach in a 20th century society. (Lemle v. Breeden (1969), 51 Hawaii 426, 462 P.2d 470, 40 A.L.R. 3d 637; Kline v. Burns (1971), 111 N.H. 87, 276 A.2d 248; Hinson v. Delis (1972), 26 Cal. App. 3d 62, 102 Cal. Rptr. 661; Mease v. Fox (Iowa 1972), 200 N.W.2d 791; Morbeth Realty Corp. v. Velez (1973), 73 Misc. 2d 996, 343 N.Y.S. 2d 406; Berzito v. Gambino (1973), 63 N.J. 460, 308 A.2d 17; Charleville v. Metropolitan Trust Co. (1934), 136 Cal. App. 349, 29 P.2d 241; Hacker v. Nitschke (1942), 310 Mass. 754, 39 N.E.2d 644, 139 A.L.R. 257; Ackarey v. Carbonaro (1946), 320 Mass. 537, 70 N.E.2d 418; Horton v. Marston (1967), 352 Mass. 322, 225 N.E.2d 311. See also 40 A.L.R.3d 637 and Annot., 64 A.L.R.3d 339 (1975).) I believe the following excerpt from Sargent v. Ross (1973), 113 N.H. 388, 396, 308 A.2d 528, 533, 64 A.L.R.3d 329, 335, captures the sentiment of many of these recent decisions and correctly describes the direction we should follow: ‘Considerations of human safety within an urban community dictate that the landowner’s relative immunity, which is primarily supported by values of the agrarian past, be modified in favor of negligence principles of landowner liability.’ [Citations.] ‘In modern times the immunities have rightly though gradually, been giving way to the overriding social view that where there is foreseeability of substantial harm landowners, as well as other members of society, should generally be subjected to a reasonable duty of care to avoid it.’ [Citation.] We think that now is the time for the landlord’s limited tort immunity to be relegated to the history books where it more properly belongs.” Finally, I feel that the facts of this case present such an extreme situation as to require the application of the doctrine. Here the premises were leased with concrete blocks serving as back steps. As such, an often used method of ingress and egress was rendered very dangerous. The premises were evidently leased with the landlord being aware of this dangerous condition and likewise being aware of the tenant’s financial or mechanical inability to remedy the condition. Thus, this was more than just a step that weakened with age or a handrail that loosened with use; it was tantamount to leasing a house without any steps at all. In circumstances such as those presented by this case, I believe the doctrine of implied warranty of habitability is particularly applicable. I dissent.