Summary Judgment Categorized Articles

The Fourth Circuit recently affirmed summary judgment Keogh Cox obtained in Clark v. Premier Automotive Management, LLC, finding the plaintiff’s circumstantial evidence failed to establish an unreasonable risk of harm caused her to fall.

In Clark, the plaintiff claimed she was injured after slipped and fell in a puddle of water in a service garage. Keogh Cox attorneys Chad A. Sullivan and Cole C. Frazier filed a motion for summary judgment on behalf of the defendants in response. The defendants asserted that the plaintiff failed to submit sufficient proof to establish that standing water or a hazardous condition caused her fall. Specifically, the defendants maintained that the plaintiff could not establish (1) an unreasonable risk of harm existed within the garage or (2) the puddle of water existed on the garage floor for an extended period of time.

The plaintiff’s deposition testimony established that it rained earlier in the day, that she was walking quickly before she fell, and that she was wearing flip flops. The plaintiff also testified she assumed she fell in a puddle of water because her back was damp after her fall. She described the amount of water under her shoes as the size of a “softball.”

The defendants also attached the affidavits of two employees who worked at the service garage on the day of the incident. The affidavits acknowledged wet conditions on the day of the incident but denied any prior complaints or accidents in the area. The affidavits also established that the plaintiff fell in an uncovered area of the garage that slopes downward. Thus, there was no possibility for standing water or puddles to collect.

Based upon this evidence, the appellate court found that the defendants satisfied their burden of proof to show there was no unreasonable risk of harm. The court stated the burden then shifted to the plaintiff to establish that there was an unreasonable risk of harm and thus establishing a genuine issue of material fact. However, the court found that the plaintiff failed to meet her burden because all her arguments were based upon conclusory allegations and unsupported speculation. To support her claims, the plaintiff could only cite to the “possibility” of the existence of standing water or puddles. As such, the plaintiff only speculated whether a hazardous substance or an unreasonable risk of harm caused her fall. Such speculation was insufficient to establish a genuine issue of material fact.

In so holding, the court affirmed the dismissal of the plaintiff’s claims that Keogh Cox obtained through summary judgment.

References:

Clark v. Premier Auto. Mgmt., LLC, 2024-0397 (La. App. 4 Cir. 2/10/25), — So.3d —, 2025 WL 451473.

In Casbon v. K.W.E.J., LLC d/b/a Keller Williams Realty, et al, the buyer of a home sued her real estate agent for the seller’s alleged misrepresentation of the home’s living area square footage. The facts of this case are unusual because the seller’s representation was based on a prior appraisal report, and accurately reflected the home’s square footage as stated in that report. Also, the buyer financed the purchase, and her lending institution appraised the home again, which resulted in a nearly identical living area square footage calculation.

The plaintiff sought to refinance about a year after buying the home. She used a different lending institution, which retained a different appraiser. The house included a sunroom which had been converted from a porch. The appraiser chose to classify the sunroom as something other than standard living area. As a result, the appraisal report stated the home’s living area square footage was several hundred square feet smaller than the prior appraisal reports, and the plaintiff was not approved for the refinance. The plaintiff sued her real estate agent on the ground that the agent failed to verify the living area square footage before plaintiff purchased the home.

The defendant agent filed summary judgment, arguing she did not owe the plaintiff a duty to investigate or confirm the home’s square footage. The trial court denied the defendant’s motion, finding an issue of fact regarding the classification of the sunroom, specifically “whether it is living area or not living area.”

Reversing the Trial Court, the Court of Appeal granted summary judgment in favor of the real estate agent. The Court noted prior caselaw establishing that agents are not required to confirm square footage as represented by a property owner by measuring or otherwise researching the accuracy of the seller’s representation. The Court also rejected the plaintiff’s contention that the issue here was how the sunroom was classified rather than how the room was measured. To the Court, this was a “distinction without a difference.”

The Court applied the standard rule that real estate agents only are required to disclose defects which are known or should be known to them. Additionally, the purchase agreement expressly put the obligation to verify the seller’s representation of living area on the buyer. Thus, the plaintiff’s claims were dismissed.

Case reference: Casbon v. K.W.E.J, LLC, et al, 23-321 (La. App. 5 Cir. 10/4/23), 375 So.3d 524.