Helen Dulin v. Harvey Sowell
Annotate this Case
Download PDF
IN THE COURT OF APPEALS OF THE STATE OF MISSISSIPPI
NO. 2004-CA-01079-COA
HELEN DULIN
APPELLANT
v.
HARVEY SOWELL
DATE OF JUDGMENT:
TRIAL JUDGE:
COURT FROM WHICH APPEALED:
ATTORNEY FOR APPELLANT:
ATTORNEYS FOR APPELLEE:
NATURE OF THE CASE:
TRIAL COURT DISPOSITION:
DISPOSITION:
MOTION FOR REHEARING FILED:
MANDATE ISSUED:
APPELLEE
4/29/2004
HON. ANDREW C. BAKER
PANOLA COUNTY CIRCUIT COURT
DAVID L. WALKER
REAGAN DAVID WISE
B. WAYNE WILLIAMS
CIVIL - PERSONAL INJURY
DEFENDANT’S MOTION FOR SUMMARY
JUDGMENT GRANTED.
AFFIRMED - 7/19/2005
BEFORE KING, C.J., MYERS AND ISHEE, JJ.
MYERS, J., FOR THE COURT:
¶1.
This “slip and fall” case is appealed from the Circuit Court of Panola County, wherein Harvey
Sowell’s motion for summary judgment was granted. Helen Dulin rented a house from Harvey Sowell.
Dulin slipped and fell on a concrete carport at the rental house and sued Sowell for her injuries. The circuit
court granted Sowell’s motion for summary judgment and Dulin appeals, arguing that the trial court erred
in granting summary judgment. In particular, Dulin challenges the trial court’s holding that Sowell did not
breach his duty to provide Dulin with a reasonable, safe place to live and that Sowell did not have
knowledge of a defective condition on the premises. Sowell argues that the premises were not
unreasonably dangerous and that the circuit court should be affirmed. Aggrieved by the trial court’s grant
of Sowell’s motion for summary judgment, Dulin appeals, raising the following issue:
I. WHETHER SOWELL BREACHED HIS DUTY TO PROVIDE DULIN WITH A
REASONABLE, SAFE PLACE TO LIVE AND WHETHER SOWELL HAD KNOWLEDGE
OF A DEFECTIVE CONDITION ON THE PREMISES.
Finding no error, we affirm.
STATEMENT OF FACTS
¶2.
On April 4, 2002, Dulin was renting a house from Sowell located in Panola County, Mississippi.
During a trip to the laundry room located under the carport, Dulin slipped on the concrete and suffered a
fractured left ankle. On February 14, 2003, Dulin filed a complaint against Sowell, in which she contends
that her fall was due to the presence of moisture on the concrete floor. Dulin further alleged that Sowell
was negligent in failing to exercise ordinary care and diligence to keep the carport of the rental home in a
safe condition. Dulin attributes the carport’s alleged unsafe condition to slippery conditions present in the
carport during rainy weather, although she alleges that at the time of her fall, the carport was merely damp
due to the concrete’s sweating.
LEGAL ANALYSIS
I. WHETHER SOWELL BREACHED HIS DUTY TO PROVIDE DULIN WITH A REASONABLE,
SAFE PLACE TO LIVE AND WHETHER SOWELL HAD KNOWLEDGE OF A DEFECTIVE
CONDITION ON THE PREMISES.
STANDARD OF REVIEW
¶3.
A trial court’s grant or denial of a motion for summary judgment is reviewed de novo. Bullock v.
Life Ins. Co. of Mississippi, 872 So. 2d 658, 660 (¶6) (Miss. 2004) (citing Hurdle v. Holloway, 848 So.
2d 183, 185 (Miss. 2003)). In making this determination, we review all the evidentiary matters in the
record and the evidence is viewed in the light most favorable to the party against whom the motion has been
2
made. Id. “If, in this view, there is no genuine issue of material fact, and the movant is entitled to judgment
as a matter of law, summary judgment should forthwith be entered for the movant. Otherwise, the motion
should be denied.” Id.
DISCUSSION
¶4.
Dulin contends that the trial court’s grant of Sowell’s motion for summary judgment was in error.
Dulin argues that Sowell was negligent in that he failed to exercise ordinary care and diligence to keep the
carport of the rental home in a safe condition, creating a fact issue, thus precluding a grant of summary
judgment. This area of the law is well-settled in Mississippi.
¶5.
Mississippi has adopted the implied warranty of habitability towards landlords through Justice
Sullivan’s concurrence in O’Cain v. Harvey Freeman and Sons, Inc. of Mississippi, 603 So. 2d 824,
832 (Miss. 1991). (Justices Roy Noble Lee, Prather, Robertson, and Banks also concurred, giving this
opinion precedential value). The implied warranty of habitability was further advanced as the controlling
standard for Mississippi in the case of Sweatt v. Murphy, 733 So. 2d 207, 209-10 (¶¶7-8) (Miss. 1999).
As stated by the O’Cain opinion and further emphasized by the Sweatt decision, “the bare minimum
standard for an implied warranty of habitability should require a landlord to provide a reasonably safe
premises at the inception of a lease, and to exercise reasonable care to repair dangerous defective
conditions upon notice of their existence by the tenant . . . .” O’Cain, 603 So. 2d at 833 (emphasis
added).
¶6.
We find Dulin’s argument is meritless for two reasons. First, as our law states, a landlord is
required to maintain the leased premises in a reasonably safe condition during the course of the lease.
Although a duty exists to maintain the property in a reasonably safe condition, the tenant is not absolved
3
from all responsibilities. As this Court stated in Houston v. York, 755 So. 2d 495 (Miss. Ct. App. 1999),
a tenant is not “completely removed from the responsibility of bringing known defects in need of repair to
the landlord’s attention or making a reasonable inspection of the leased premises for defects or dangerous
conditions which are reasonably detectable to the average person.” Id. at 501 (¶22). Thus, the tenant has
a duty to provide notice to his or her landlord.
¶7.
In addition, our caselaw has long held that a landlord/lessor has no obligation to make repairs to
the leased premises, even if they are necessary, in the absence of a contract to do so. Ford v. Pythian
Bondholders Protective Comm., 223 Miss. 630, 643, 78 So. 2d 743, 748 (1955). Yet, although such
obligations may be required by the contract between the parties, the landlord/lessor must have actual or
constructive knowledge of the defect and a reasonable opportunity to make repairs. Turnipseed v .
McGee, 236 Miss. 159, 166, 109 So. 2d 551, 554 (1959). It is clear from the record before this Court
that Dulin did not notify Sowell of this alleged defect. This is demonstrated in Dulin’s deposition when
questioned about Sowell’s notice of the alleged defective condition. Dulin testified regarding Sowell’s
notice as follows:
Q. Okay. My question to you is, do you feel like Mr. Sowell should have given you a warning of
the moisture buildup in that carport?
A. If he was aware of it, yes.
¶8.
Dulin did not testify that she had given Sowell notice, but, in fact, states that she is unaware of
whether or not Sowell actually knew of the alleged defective condition. Sowell’s deposition bolsters this
fact and demonstrates that he was completely unaware of the alleged defective condition and that he had
never been put on notice of potential moisture buildup by Dulin. Sowell’s testimony regarding the condition
of the alleged dangerous surface is as follows:
4
Q. And it’s your - - I want to make sure I’m correct when I say this, Mr. Harvey: It is your
testimony today that the carport area of this home where Ms. Dulin fell remains in its original
condition? Nothing ever added to it, nothing ever taken away from that carport floor?
A. Right.
Q. Has anyone ever complained to you before, Mr. Harvey, about the carport being wet, slippery
or anything of that nature?
A. No.
The record is clear that Sowell was unaware of the alleged defect and that Dulin failed to act in accordance
with Mississippi law by notifying Sowell of the alleged defect.
¶9.
Secondly, the defense to slip and fall actions which was formerly recognized in our courts was the
“open and obvious” defense. This doctrine of law was abolished by the Mississippi Supreme Court in the
case of Tharp v. Bunge Corp., 641 So. 2d 20, 23 (Miss. 1994). In the Tharp decision, the court applied
the comparative negligence standard codified by Mississippi Code Annotated § 11-7-15 (Rev. 2004)
which states as follows:
In all actions hereafter brought for personal injuries, or where such injuries have resulted
in death, or for injury to property, the fact that the person injured, or the owner of the
property, or person having control over the property may have been guilty of contributory
negligence shall not bar a recovery, but damages shall be diminished by the jury in
proportion to the amount of negligence attributable to the person injured, or the owner of
the property, or the person having control over the property.
In the case sub judice, Dulin’s negligence is clear. Dulin contends that she “very seldom traveled that little
area;” yet, in order for her to access her laundry room, she was required to traverse this area.
Furthermore, Dulin testified at her deposition that the portion of the carport closest to the utility door was
“slicky,” while the remaining portion was not. This testimony indicates some degree of familiarity with the
presence of the alleged danger and thus, some amount of contributory negligence by Dulin. Though Dulin
5
was able to testify about the “slicky” surface of the carport, which was presumably due to the concrete’s
sweating, Sowell testified that he was completely unaware of this condition. It cannot be stated that Sowell
was contributorily negligent for an alleged condition of which he was completely unaware and had no
reason to know of. It is well established in our jurisprudence that the owner of property is not an insurer
against all injuries. As stated in the Houston decision:
This is not to say that a landlord is an insurer of safety. A landlord is not. Making a
landlord subject to tort liability merely requires him to act as a reasonable landlord under
the circumstances of the case. The tenant would still be required to show duty, breach,
causation, and damages, and the landlord would be entitled to raise the standard tort
defenses, such as contributory negligence, unforeseeability or intervening cause.
Houston, 755 So. 2d at 501 (¶22) (citing O’Cain, 603 So. 2d at 833).
¶10.
The record before this Court simply does not illustrate any negligence on the part of Sowell. With
the holdings of our caselaw in mind, we must next turn to the Mississippi Rules of Civil Procedure. Rule
56(c) of the Mississippi Rules of Civil Procedures states in pertinent part that:
The judgment sought shall be rendered forthwith if the pleadings, depositions, answers to
interrogatories and admissions on file, together with the affidavits, if any, show that there
is no genuine issue as to any material fact and that the moving party is entitled to a
judgment as a matter of law.
As discussed above, it is clear from the record before this Court that Sowell was unaware of the alleged
defective condition of the carport and that Dulin did not provide notice of the carport’s damp condition.
Further, the record does not indicate any degree of negligence on the part of Sowell. Therefore, summary
judgment was proper as to Dulin’s claims.
¶11. THE JUDGMENT OF THE CIRCUIT COURT OF PANOLA COUNTY IS AFFIRMED.
ALL COSTS OF THIS APPEAL ARE ASSESSED TO THE APPELLANT.
6
KING, C.J., BRIDGES AND LEE, P.JJ., CHANDLER, GRIFFIS, BARNES AND
ISHEE, CONCUR. IRVING, J., CONCURS IN RESULT ONLY.
7
Some case metadata and case summaries were written with the help of AI, which can produce inaccuracies. You should read the full case before relying on it for legal research purposes.
This site is protected by reCAPTCHA and the Google Privacy Policy and Terms of Service apply.