Appeal from the Superior Court of the District of Columbia. (Hon. Truman A. Morrison III, Trial Judge).
Before Steadman and Schwelb, Associate Judges, and Belson, Senior Judge.
The opinion of the court was delivered by: Steadman
STEADMAN, Associate Judge: One March morning, appellant Marianna Croce slipped and fell outside of her apartment building on a walkway which had become covered with snow and ice after an overnight storm. The only issue presented in this appeal is whether a landlord's duty to maintain in a safe condition the common areas of a multi-unit apartment building extends to a duty to monitor weather forecasts. We hold that it does not and accordingly affirm the trial court's grant of summary judgment in favor of the appellee.
At the time of the accident appellant lived in an apartment house, *fn1 located at 4335 Harrison Street, N.W., and owned by appellee, Elbert B. Queen, Jr. *fn2 On March 7, 1989, at approximately 8:50 a.m., appellant slipped and fell on the walkway in front of the building, which was lightly covered with snow and ice. Appellant brought suit in the Superior Court, alleging that she was injured *fn3 as a result of appellee's failure to remove the accumulation of snow and ice. Appellee moved for summary judgment, arguing that, as a matter of law, he breached no duty owed to appellant. Appellant filed an opposition to the motion for summary judgment, to which she attached certified copies of weather reports from the National Weather Bureau ("NWB"), and the weather reports published in the Washington Post, for March 6th and 7th.
On March 6th, the day before appellant's fall, the Washington Post predicted rain and sleet during the day, with the sleet changing to snow overnight and "a chance of accumulation." In its report at 7:15 a.m. on March 6th, NWB announced a Winter Weather Advisory in effect during the day, with a Winter Storm Watch for that evening, and predicted rain changing to sleet and freezing rain during the afternoon. In the NWB reports of 9:45 a.m. and 3:30 p.m., a Winter Storm Warning was announced for the afternoon and evening of March 6th. *fn4 The chance of snow predicted by NWB for the next day (March 7th - the day of appellant's fall) ranged from 50 to 70 percent. By 10 p.m. On the evening of March 6th, NWB predicted sleet changing into snow with a "near 100 percent" chance of "precipitation" overnight; for the next day, "occasional snow tapering off in the afternoon" was predicted.
The report issued by NWB on March 7th at 3:30 a.m., indicated that a Winter Weather Advisory was in effect and predicted snow accumulations of one to two inches. The March 7th edition of the Post predicted snow during the day with accumulations of one to two inches.
In his reply to appellant's opposition, appellee argued that he had no duty to monitor the weather reports. Appellee also argued that any accumulation of snow and ice was not a "dangerous condition," and therefore he was under no obligation to remove it.
The trial court granted summary judgment, pursuant to Super. Ct. Civ. R. 56, in favor of the appellee. The trial court found that appellant had "failed to show as a matter of law that violated any duty with respect to the removal of snow and ice." Appellant then noted this appeal.
In reviewing a trial court's grant of summary judgment, we make an independent review of the record and employ the same standards as does the trial court in initially considering the motion. See Galloway v. Safeway Stores, Inc., 632 A.2d 736, 739 (D.C. 1993). As this court has noted, "issues of negligence frequently are not susceptible of summary adjudication, but should be resolved by trial in the ordinary manner." Glekas v. Boss & Phelps, Inc., 437 A.2d 584, 587 (D.C. 1981). However, the question of whether a defendant owes a duty to a plaintiff under a particular set Of circumstances is "entirely a question of law. . . must be determined only by the court." W. PAGE KEETON, PROSSER AND KEETON ON TORTS § 37, at 236 (5th ed. 1984) (footnote omitted). Moreover, if a plaintiff fails to provide sufficient evidence to support each element of a prima facie case of negligence, summary judgment is properly granted. Smith v. WMATA, 631 A.2d 387, 390 (D.C. 1993); see, e.g., Galloway, supra, 632 A.2d at 739 (summary judgment proper when plaintiff failed to produce sufficient evidence to show that defendant was on notice of dangerous condition).
"In the District of Columbia the applicable standard for determining whether an owner or occupier of land has exercised the proper level of care to a person lawfully upon his premises is reasonable care under all of the circumstances." Sandoe v. Lefta Assocs., 559 A.2d 732, 738 (D.C. 1989). This duty extends to the common areas of a multi-unit dwelling, such as hallways, walkways, or other areas that all tenants are permitted to use. Because no individual tenant has control over such areas, only the landlord has the ability to maintain those areas in a safe condition, and the law imposes on him the duty to do so. See ROBERT S. SCHOSHINSKI, AMERICAN LAW OF LANDLORD AND TENANT § 4:4, at 190 (1980); Karl W. Corby Co. v. Zimmer, 99 A.2d 485, 486 (D.C. 1953) ("the landlord responsible for those areas used in common by all the tenants, because these areas are under the control of the landlord"); Goffe v. Pickard, 588 A.2d 265, 269 (D.C. 1991) (citing id.).
The duty of a landlord to remove snow from common areas is based on this duty to keep property in a safe condition for persons permissibly on the property. See SCHOSHINSKI, supra, § 4:4, at 193. Accordingly, in C. W. Simpson Co. v. Langley, the D.C. Circuit followed the majority rule in holding that the landlord's duty to prevent dangerous accumulations of snow and ice is one Of ordinary care under the circumstances. *fn5 76 U.S. App. D.C. 365, 366, 131 F.2d 869, 870 (1942); see Thomas J. Goger, Annotation, Landlord's Liability to Tenant or Tenant's Invitees for Injury or Death Due to Ice or Snow in Areas or Passageways Used in Common by Tenants, 49 A.L.R.3d 387, 394-95, 400-04 (1973), & 26-27 (1994 Supp.) (citing cases).
However, in order to recover for injuries resulting from a hazard in a common area, the plaintiff must show that the landlord had actual or constructive notice of a dangerous condition that he failed to correct. *fn6 See Marinopoliski v. Irish, 445 A.2d 339, 340 (D.C. 1982) ("To create a jury question in a negligence case, the plaintiff must produce evidence from which a reasonable juror may conclude that a certain hazard caused the injury and that the defendant had actual or constructive notice of that hazard.") (emphasis in original). The mere presence of snow and ice does not impose an obligation upon the landlord to remove it -- rather, the landlord is responsible for removing in a reasonable amount of time only those accumulations which he knew or should have known were dangerous. See Langley Park Apts. v. Lund, 199 A.2d 620, 624 (Md. 1964) (the mere fact that snow had accumulated would not, in and of itself, result in the landlord's liability; rather, the plaintiff must show that the landlord knew or should have known of a dangerous condition and failed to act within a reasonable time to correct it). Furthermore, a landlord without actual knowledge of the existence of a dangerous condition ordinarily has a reasonable time after the Conclusion of a storm to remove any hazardous accumulations of snow and ice. *fn7 See Battle v. George Washington Univ., *fn8 871 F. Supp. 1459, 1462 (D.D.C. 1994) (" had no duty to correct or remove the icy conditions while a freezing rainstorm was in progress"); Fuller v. Housing Auth., 108 R.I. 770, 279 A.2d 438, 441 (R.I. 1971) ("the mere accumulation of snow or ice does not ipso facto make the landlord liable; he must be given a reasonable time after the storm has ceased to remove the accumulation of snow or ice found on the common ways or to take such measures as will make the common areas reasonably safe from the hazards arising from such a ...