Indiana Appellate Case Reporter
Editors:
Chris Wyant
Wyant Law Office, LLC
James P. Barth, Esq.
Pfeifer Morgan & Stesiak
March 4, 2022
Cases included in this issue are from January 2022
INDIANA SUPREME COURT

At the pleading stage, the viability of a plaintiff's claim is measured by its sufficiency, not its likelihood of success; a plaintiff's complaint need only contain facts that support the possibility of relief.

 
Ivy Quad residents noticed issues at the complex, such as crumbling and cracking concrete and water infiltration. The firm inspected the complex multiple times and ultimately five reports were issued that identified a wide range of construction and design defects. As a result, The Residences at Ivy Quad Unit Owners Association, Inc. (“HOA”) sued several parties involved in the development, design, construction, or sale of Ivy Quad, including Matthews, LLC; DMTM, Inc.; David Matthews; and Velvet Canada (collectively, the “Matthews Defendants”).

Defendants responded by filing a motion to dismiss under Indiana Trial Rule 12(B)(6), arguing that they are not subject to the implied warranty of habitability because they are not builder-vendors and that the negligence claim is barred by the economic loss doctrine. Following a hearing, the trial court granted the motion and dismissed the case as to the Matthews Defendants. The Court of Appeals reversed and remanded for further proceedings. Matthews Defendants then petitioned for transfer, which was granted, vacating the Court of Appeals opinion.

The Supreme Court determined that the dispute turned on the legal sufficiency of the HOA’s claims against the Matthews Defendants for breach of the implied warranty of habitability and negligence. The question at the pleading stage of litigation is not whether the HOA is entitled to relief; rather, the narrow inquiry is whether it is apparent that the complaint allegations are incapable of supporting relief under any set of circumstances. As to the implied-warranty-of-habitability claim, the Matthews Defendants argued that they are not subject to the warranty because they are not builder-vendors, a requirement for liability under Indiana law. As to the negligence claim, the Matthews Defendants maintained that the economic loss doctrine, which generally precludes recovery for “purely economic loss” caused by negligence in the performance of a contract between parties, barred the HOA from recovery.

The HOA alleged facts supporting a “builder-vendor” status for two of the Matthews Defendants—David Matthews and Velvet Canada. Thus, dismissal of the implied warranty claim as to those two defendants was premature. So too was dismissal of the HOA's negligence claim. Not all the alleged damages were “purely economic,” and it was not apparent from the complaint that there was any contractual connection between the HOA and the Matthews Defendants.

When determining whether our economic loss doctrine precludes tort recovery, two considerations guide our review: the type of damages sought and the contractual relationship between the parties. The complaint included sufficient facts to support a showing that David Matthews and Velvet Canada were “builder-vendors” because the HOA alleged that both took part in “the design, construction, development and sale of Ivy Quad.” In other words, each defendant was purportedly involved in both building and selling residences at Ivy Quad for profit. However, the same was not true for the other two Matthews Defendants. Though the HOA alleged that DMTM, Inc. and Matthews, LLC were involved in the “design” and “construction” of Ivy Quad, it did not assert that either was involved in selling the residences. As a result, the face of the complaint revealed no set of circumstances under which DMTM, Inc. or Matthews, LLC could qualify as a builder-vendor, and thus neither can be held liable for breach of the implied warranty of habitability. Thus, the Supreme Court affirmed the dismissal of the implied-warranty claim against DMTM, Inc. and Matthews, LLC. The Supreme Court reached this conclusion for two interrelated reasons: (1) the alleged damages are not exclusively “purely economic”; and (2) the complaint does not reveal if, or to what extent, the parties were connected contractually.

The economic loss doctrine's preclusive effect must yield if the plaintiff has set forth any set of circumstances under which it would be entitled to relief—a relatively low bar. And because the HOA cleared that bar, the economic loss rule does not warrant dismissal of the negligence claim. The longstanding rule under Indiana law is that a defendant is not liable in tort when a plaintiff alleges only “purely economic loss,” which is financial harm “arising from the failure of the product or service to perform as expected.” Gunkel v. Renovations, Inc., 822 N.E.2d 150, 153 (Ind. 2005). Because these losses are, essentially, “disappointed contractual or commercial expectations,” contract law—not tort law—is most appropriate for resolving liability. Id. at 154; see also JMB Mfg., Inc. v. Child Craft, LLC, 799 F.3d 780, 785 (7th Cir. 2015) (applying Indiana law). Notably, however, pure economic loss excludes damages that either stem from personal injury or are sustained by “other property.” Gunkel, 822 N.E.2d at 153–54. When such damages occur, recovery in tort is appropriate, and the economic loss doctrine does not bar recovery. Id.

Because the complaint contains allegations of “other property” damage—namely, damage to something other than Ivy Quad itself—the economic loss doctrine does not bar recovery. The HOA's complaint included nothing about if, or to what extent, the parties were connected contractually. Accordingly, The Supreme Court could not conclude that the parties ever had the opportunity to “allocate their respective risks, duties, and remedies.” Indianapolis-Marion Cnty. Pub. Libr., 929 N.E.2d at 736. And without a factual basis demonstrating any contractual relationship between the HOA and the Matthews Defendants, it would be unjust to foreclose a tort theory of relief based on the economic loss doctrine. The Supreme Court therefore reversed in part, affirmed in part, and remanded for further proceedings.
INDIANA COURT OF APPEALS


Plaintiff met requirements of Bystander Rule to allow claims for emotional distress relating to explosion and fire that killed his wife and severely injured his son


Ceres Solutions Cooperative, Inc. refilled the propane tank at Kenneth Bradley’s house, but failed to check for leaks. Kathy Bradley, Kenneth’s wife, and Eric Bradley, Kenneth’s son, lived with Kenneth in the home. An explosion occurred in the home that killed Kathy and severely injured Eric. Kenneth was not home at the time of the explosion. Bradley sued Ceres for emotional distress damages, among other damages. Ceres filed a motion for partial summary judgment on Bradley’s request for emotional distress damages as to both Eric and Kathy. The trial court granted Ceres’ motion regarding Eric but denied the motion as to Kathy. Ceres appealed.

Generally to recover for negligent infliction of emotional distress, a plaintiff must sustain a direct impact by the negligence of another and, by virtue of that involvement sustain an emotional trauma which is serious in nature and of a kind and extent normally expected to occur in a reasonable person. However, the bystander rule is an exception to Indiana’s Modified Impact Rule. To recover under the rule, a bystander must establish direct involvement with the incident. There are three factors to consider: (1) the severity of the victim’s injury; (2) the relationship of the plaintiff to the victim; and (3) the circumstances surrounding the plaintiff’s discovery of the victim’s injury. Smith v. Toney, 862 N.E.2d 656 (Ind. 2007)

In this case, the only issue was the circumstances surrounding the plaintiff’s discovery of the victim’s injury. Indiana courts have held that the requirement regarding the bystander’s proximity to the scene is both a matter of time and circumstance. To satisfy the “circumstances surrounding the plaintiff’s discovery of the victim’s injury” factor of the Bystander Rule, (1) the bystander must come on the scene at or immediately following the incident; (2) the claimant must not have been informed of the incident before coming upon the scene; and (3) the scene and victim must be in essentially the same condition as immediately following the incident. Smith v. Toney, 862 N.E.2d 656 (Ind. 2007)

The Court of Appeals first examined the first prong of the test. A plaintiff must have actually witnessed a portion of the injury producing event or come on the scene soon after the death or severe injury of a loved one. The explosion occurred at 2:30 a.m. and Kenneth Bradley arrived home around 5:24 a.m. Ceres argued that because Bradley arrived on the scene almost three hours after the explosion, he did not satisfy this prong. Bradley argued that the incident was ongoing when he arrived because fires were still aflame. Ceres argued that the explosion was the injury producing event, not the fire. But Eric Bradley testified that when the explosion occurred, he was surrounded by a ball of fire and when he came to and exited the home, he could see multiple fires in multiple rooms of the home. The Court held that the explosion and fire was a single injury producing event.

Next, the Court noted that Bradley arrived well after the explosion, but when he arrived, the flames were big and steady. His son had yet to be removed from the scene and his wife had yet to be located. The firefighters were searching for Kathy, but every time they dug, the flames got bigger. They had to wait until they could get to where they thought she was located. Bradley was on the scene for about two hours before they were able to get to Kathy’s body inside the home. The Court held that the injury producing event was ongoing when Bradley arrived, so he satisfied the temporal factor of the bystander rule.

On the second prong, the claimant must have not been informed of the incident before coming upon the scene. Ceres argued that Bradley was informed of the incident prior to arriving at the scene because of his conversation with Tina Pesaresi, who was assisting with setting up a roadblock around the scene. Bradley was driving home from work when he came upon Tina’s roadblock approximately three quarters of the mile from his home. He could see the flames and could tell they were coming from his home. However, he did not receive any specific details from Tina. She had not received any information regarding the explosion and fire. Because Bradley could see the fire from the roadblock, he was not “indirectly informed.” The Court held that Bradley was not informed of the incident before coming upon the scene.

Third, the victim/scene must be in essentially the same condition as immediately following the incident. A claimant must view a scene that is essentially as it was at the time of the incident, with the victim in essentially the same condition as immediately following the incident. Unless these factors are satisfied, a claimant will not have witnessed the “gruesome aftermath.” “Gruesome aftermath” refers to the uninterrupted flow of events following closely on the heels of the accident. When a bystander witnesses this “uninterrupted flow of events,” he or she is essentially subjected to a “sudden sensory observation” of the incident itself. Without this type of observation, a claimant cannot establish the “direct involvement” necessary to recover for bystander emotional trauma, and direct involvement is the key principle that has guided the evolution of the Bystander Rule from the start. See Groves.

Ceres argued that Eric’s body was not in essentially the same condition immediately following the explosion as when Bradley arrived. Eric had exited the home, attempted to get help, was wrapped in a blanket by first responders, and was being prepped to be flown out by a helicopter when Bradley arrived. The Court noted that Eric’s injuries were visible to Bradley as his face and torso were not covered, showing those burns. The Court held that since Bradley witnessed Eric’s burn injuries while Eric was still at the scene as the fire was still burning, Bradley did experience the “gruesome aftermath” of the accident. Because the Court of Appeals found that all elements regarding Bradley’s discovery of Eric’s injury were satisfied, the trial court erred in granting partial summary judgment to Ceres.

As to Kathy, Ceres argued that because Bradley did not actually see Kathy’s body, he cannot recover because of the Bystander Rule’s requirement that the claimant actually see the victim in essentially the same condition as he or she was in immediately following the incident. However, in Smith v. Toney, the Indiana Supreme Court stated that scene viewed must be essentially as it was at the time of the incident. Smith did not state that the body of the victim must be viewed in essentially the same condition. After locating Kathy, firefighters removed Bradley from the scene and refused to allow him to watch the removal of her burnt body from the flame engulfed home. This implies that Kathy’s remains were in such a disturbing condition that Bradley should not be subject to viewing it. Ceres argued that a claimant is required to have a reasonable certainty of injury to the loved one. It argued that because Bradley did not know that Kathy was trapped inside the burning house until she was found. However, the Court held that Bradley possessed a reasonable degree of certainty that Kathy was inside the home. Because it found that all the requirements regarding Bradley’s discovery of Kathy’s death were satisfied, it held that the trial court was correct in denying summary judgment to Ceres.

Amended complaint adding new defendants did not relate back to original complaint when plaintiff could not prove mistake element of Trial Rule 15(C). Amended complaint adding new claims against original defendant did relate back to original complaint


In this discretionary interlocutory appeal, Lawrence Obregon, Lake County Sheriff’s Department, and Lake County, Indiana appealed the trial court’s denial of their motion to dismiss the Amended Complaint filed by the plaintiffs, by which the plaintiffs added LCSD and Lake County as defendants and asserted federal claims against Obregon for the first time nearly four years after their original complaint was filed.

On December 27, 2014, John Klisurich was stopped by two security officers while driving home within the subdivision where he lived. The security officers summoned help after John fled the scene and returned to his home. Obregon, a deputy with LCSD, and Brandon Henderson, an officer with the Indiana State Police, arrived and assisted with the apprehension of John in his home. The Klisurich’s brought claims against the officers alleging they invaded their home without a warrant and assaulted and used firearms to intimidate them. They also claimed that Obregon administered corporal punishment by intentionally and maliciously tasering John after he was handcuffed.

On December 5, 2016, the Plaintiffs filed their lawsuit. In June 2020, after getting new counsel, the Plaintiffs, with leave of court, filed an amended complaint in which they identified Obregon as a law enforcement officer with LCSD and alleged he was acting in the course and scope of his employment at the time of the incident. The Plaintiffs named LCSD and Lake County as defendants and asserted claims for negligence, battery, intentional infliction of emotional distress, negligent infliction of emotional distress, and trespass against them. As against Obregon, the Plaintiffs asserted claims for violations of the Fourth Amendment and 42 U.S.C. 1983.

Obregon filed a motion to dismiss the amended complaint arguing that the new federal claims were untimely. He also argued that the claims against LCSD and Lake County were barred by the statute of limitations. The trial court denied the motion to dismiss.

On appeal, the issue was whether the amended complaint related back under Trial Rule 15(C). Indiana Trial Rule 15(C) has three requirements for an amended complaint to relate back to the original complaint. First, the claim asserted in the amended complaint must arise out of the conduct, transaction, or occurrence set forth” in the original complaint. Where a complaint changes a party against whom a claim is asserted, the rule further requires that: within 120 days of the commencement of the action, the party to be brought in by amendment: (1) has received such notice of the institution of the action that he will not be prejudiced in maintaining his defense on the merits; and (2) knew or should have known that but for a mistake concerning the identity of the proper party, the action would have been brought against him.

LCSD and Lake County did not dispute that the claims against them arose out of the conduct, transaction, or occurrence set forth in the original complaint. They argue they did not have notice of the original action. Notice of the pending claim must be such that the added party received either actual or constructive notice of the legal action within the allotted time period. Constructive notice may be inferred based on either the identity of interest between the old and new parties or the fact that they share attorneys. The purpose of the notice requirement is to ensure that the defendant will not be prejudiced in maintaining its defense on the merits.

The Court of Appeals found this case to be similar to that in Porter County Sheriff’s Department v. Guzorek, 857 N.E.2d 363 (Ind. 2006) In Guzorek, the plaintiff was struck by a vehicle driven by a sheriff’s deputy. The plaintiff filed suit against the officer only. The officer’s answer stated that he was in the course and scope of his employment and asserted an affirmative defense that he could not be held personally liable under the Indiana Tort Claims Act. The county sought summary judgment and while it was pending, the plaintiff amended the complaint to add the sheriff’s department as a defendant. The Court held that the sheriff’s department had the requisite notice because it was obligated to provide counsel to the officer.

The Court of Appeals found the same facts here. It held that for the same reasons as in Guzorek, there was no prejudice to the Lake County Sheriff’s Department or Lake County.

Having found that LCSD and Lake County had notice and were not prejudiced, the Court of Appeals next looked at the mistake requirement. LCSD and Lake County claimed that the plaintiffs did not make a mistake in omitting them from the original complaint. In support, they pointed out that the original complaint did not name Obregon as a police officer nor did it state he was acting within the scope of his employment. Plaintiffs’ allegations state Obregon’s conduct was malicious and requested punitive damages, both claims for actions outside the Indiana Tort Claims Act. They argued that a reasonable interpretation of the original complaint is that the Plaintiffs made a conscious choice to sue Obregon in his individual capacity so they could seek punitive damages.

The Court of Appeals did feel that the Plaintiffs took every effort to take the action out of the Act in its original complaint. Where there is a basis for the plaintiff to assert liability against the party named in the complaint, and there is no reason for another party to believe that the plaintiff did anything other than make a deliberate choice between potential defendants, the mistake requirement is not met. See Guzorek. Considering the original complaint in its entirety and the circumstances giving rise to the action, it was not unreasonable to conclude that the Plaintiffs, in their original complaint, sought to impose liability on Obregon personally and avoid application of the Act. The Court of Appeals held that the Plaintiffs did not meet their burden of demonstrating that the failure to name LCSD and Lake County in the original complaint was a mistake. It reversed and remanded with instructions for the trial court to dismiss LCSD and Lake County as named defendants.

As to the federal claims against Obregon, he claimed that he was not on notice of potential federal claims of constitutional violations under Section 1983. The Court held that Obregon was on notice of potential federal claims because his answer claimed he was a law enforcement officer acting within the course and scope of his employment with the sheriff’s department. The Court of Appeals held that the trial court properly concluded that the constitutional claims in the amended complaint related back to the original complaint.  

The “Enforcement” immunity under the Indiana Tort Claims Act did not protect the School's from liability for mistakenly instructing a seven-year-old to walk home from school contrary to school's beginning of the year dismissal procedures.


Seven-year-old DeShawn Yarbrough attended his second day of first grade at the School. DeShawn had ridden the school bus to the School that morning, and at the end of the school day, he got in line to go home on the bus just as he had done the previous day. As he was waiting in line to get on the bus, a teacher removed DeShawn from the line and informed him that he was designated as a walker and that he should not ride the bus home. DeShawn had never walked to or from the School, and he did not know how to get home. DeShawn's home was approximately 1.2 miles away from the School, with many busy streets in between. The young boy walked over a mile in the wrong direction, was approached by a homeless man in an alley, was chased by dogs which caused him to fall, and crossed a major thoroughfare alone at rush hour. DeShawn had never walked to or from the School, and he did not know how to get home. DeShawn's home was approximately 1.2 miles away from the School, with many busy streets in between. The young boy walked over a mile in the wrong direction, was approached by a homeless man in an alley, was chased by dogs which caused him to fall, and crossed a major thoroughfare alone at rush hour.

In response, the School raised governmental immunity as an affirmative defense. Thereafter, in November 2020, the School filed a motion for summary judgment asserting that the School, as a governmental entity, was immune from liability pursuant to various provisions of the ITCA. Specifically, the trial court found that because the Parents’ alleged loss arose from the School’s failure to properly adopt or enforce a school policy (regarding dismissal of students), the School was entitled to immunity pursuant to Indiana Code Section 34-13-3-3(8)(B). The Parents appealed.

The Parents argue that summary judgment is improper because the trial court erred in concluding that their alleged loss arose from the School's failure to properly enforce a school policy (regarding dismissal of students) and therefore the School was entitled to immunity pursuant to the ITCA. Governmental immunity from suit is governed by the ITCA. “Whether the ITCA imparts immunity to a governmental entity is a question of law for the court to decide.” Schon, 156 N.E.3d at 699 (quoting Lee v. Bartholomew Consol. Sch. Corp., 75 N.E.3d 518, 525 (Ind. Ct. App. 2017)). “The party seeking immunity bears the burden of proving that its conduct falls within the provisions of the ITCA.” Id. The Indiana Supreme Court continues to emphasize the principle that governmental liability for tortious conduct is the rule while immunity is the exception.

It is well established that with respect to negligence, a public elementary school has only one duty at common law—the duty to exercise ordinary and reasonable care. LaPorte Cmty. Sch. Corp. v. Rosales, 963 N.E.2d 520, 524 (Ind. 2012). The School contends that the implementation and regulation of its students’ dismissal at the end of each school day is necessary in the conduct of its affairs, and therefore the adoption of general written procedures, or in this case what could be more accurately referred to as simply an internal document created by the School that prescribes the manner for doing so, would be included in the legislature's use of the term “policy” when discussing public schools’ immunity under the ITCA. The Court of Appeals, assuming without deciding that the School's general dismissal procedures would satisfy the meaning of a policy as contemplated by Indiana Code Section 34-13-3-3(8)(B), decided it could not agree with the School that the Parents’ negligence claim is predicated upon the School's failure to “enforce” those dismissal procedures against DeShawn.

Both the Parents and the amicus curiae appearing on their behalf, the Indiana Trial Lawyers Association (ITLA), direct us to Moore v. Hamilton Southeastern School District, No. 1:11-CV-01548-SEB, 2013 WL 4607228 (S.D. Ind. Aug. 29, 2013), as persuasive support for their claim that subsection 3(8)(B) is inapplicable to the School's failure to properly follow its own dismissal procedures, even assuming that those procedures can be considered a school policy.

Enforcement means “compelling or attempting to compel the obedience of another to laws, rules, or regulations, and the sanctioning or attempt to sanction a violation thereof.” Moore v. Hamilton Se. Sch. Dist., 2013 WL 4607228, at *21 (S.D. Ind. Aug. 29, 2013). Thus, a school district would be justified in claiming immunity under the ITCA for its decisions to suspend, expel, or otherwise impose discipline on students. A school may not claim immunity, however, when sued regarding its compliance, or failure to comply, with laws and regulations. The Court of Appeals found that this reasoning applied and that a school may not claim immunity when sued regarding its own compliance, or failure to comply, with laws and regulations or a school policy. Parents do not allege that the School harmed DeShawn by failing to compel his obedience to its dismissal procedures, but rather that the School itself failed to properly follow the procedures that were meant to provide for their son's safety and well-being. The Court of Appeals concluded that “enforcement” immunity did not protect the School's actions and that the trial court erred in entering summary judgment for the School on that basis.

In the alternative, the School argued that it is entitled to immunity pursuant to another provision of the ITCA which provides that “a governmental entity or an employee acting within the scope of the employee's employment is not liable if a loss results” from an “act or omission of anyone other than the governmental entity or the governmental entity's employee.” Ind. Code § 34-13-3-3(10).6 “This subsection's immunity ‘applies in actions seeking to impose vicarious liability by reason of conduct of third parties’ other than governmental employees acting within the scope of their employment.” While the School asserts that the Parents’ negligence claim is based solely on the acts or omissions of the teacher who mistakenly removed DeShawn from the bus line and directed him to walk home (who the School claims was a substitute teacher and independent contractor), there is conflicting evidence as to which person or persons were ultimately responsible for the misdirection. The Court of Appeals concluded that the trial court erred when it granted summary judgment in favor of the School and thus reversed and remanded for further proceedings.

Boilerplate terms within lease agreement was insufficient to establish control of rental property premises for purposes of establishing a premises liability claim against landlord for a rented property.


Lott owns a duplex in Indianapolis that serves as a rental property. Matthew Marchino (“Marchino”) and his family rented one side of this duplex, and Woody Stines (“Stines”) rented the other side. Stines owned a Pit Bull named Boy (“Boy”). A neighbor told Lott that Boy, who had chased the neighbor to the bus stop, was a threat. On February 2020, Boy nipped a maintenance man who was repairing a toilet in Stines’ side of the duplex. Lott asked Stines to remove Boy from the premises. However, Lott was also aware that Stines was gravely ill with leukemia and did not further pursue the matter when Stines failed to remove Boy from the premises. On March 2020, Matthew Marchino and his son, Marcellus, were leaving their side of the duplex at the same time that Stines was leaving his side of the duplex with Boy. Boy got loose and bit Marcellus.

In the complaint, Marchino alleged that Lott knew of Boy’s dangerous propensities but did not allege that Lott was in control of the premises. Lott filed a summary judgment motion and in support of his motion, Lott designated his affidavit wherein he had stated that, at the time of the dog bite incident, Stines had leased the property from Lott and had exclusive possession and control of said property. Lott argued that he owed no duty of care to Marcellus and, therefore, could have had no liability to him as a matter of law. Both lease agreements also included the following provision: “No pets unless stated and approved by Lessor.”

Marchino argued that the designated materials established a genuine issue of material fact regarding whether Lott had some control of the duplex at the time of the alleged dog bite, and further, that Lott was aware of the dog's dangerous propensities. Lott argued that Marchino had failed to designate any evidence that Lott had retained control over the property at any time during Stines’ tenancy, let alone at the time of the dog bite incident. Lott conceded that, based upon Marchino’s designated evidence, there was a question of fact regarding Lott’s knowledge of Boy’s dangerous propensities. However, Lott argued that Marchino’s designated evidence established no question of fact regarding the control of the premises.

The law is well settled that, in a dog bite case, the duty of reasonable care imposed upon a landowner who did not own the dog is measured by the landowner’s control or possession of the property and the landowner’s actual knowledge that the dog had dangerous propensities. Because Lott conceded that there was a question of fact regarding his knowledge of Boy’s dangerous propensities, the sole issue for review was whether Marchino’s designated materials showed a genuine issue of material fact regarding Lott’s control over the duplex. “‘As a general rule, in the absence of statute, covenant, fraud or concealment, a landlord who gives a tenant full control and possession of the leased property will not be liable for personal injuries sustained by the tenant or other persons lawfully upon the leased property.’” Olds, 857 N.E.2d at 1044 (quoting Pitcock v. Worldwide Recycling, Inc., 582 N.E.2d 412, 414 (Ind. Ct. App. 1991)). 

Marchino contends that there is a question of fact regarding Lott’s control of the duplex because Lott retained control over the presence of pets in his rental unit with a Lease clause which says: “No pets unless stated and approved by Lessor.” However, as acknowledged by Marchino, we rejected a similar argument in Morehead, 932 N.E.2d at 1276. Marchino also argues that the right of inspection provision that allowed Lott to enter the duplex at reasonable times to inspect the premises establishes a genuine issue of material fact regarding Lott’s control of the duplex. However, as again acknowledged by Marchino, we rejected this argument in Olds, 857 N.E.2d at 1041. Indeed, we specifically explained in Olds that “such a provision is common in most every lease” and is not the equivalent to substantial control and possession of the premises. Id. Lastly, Marchino contends that there is a genuine issue of fact as to whether Lott or an ill Stines, regardless of physical possession of the premises and Boy, was in the best position to protect the next-door neighbor child, Marcellus, from Boy’s admittedly well-known vicious properties. However, in Olds, 857 N.E.2d at 1046-47, the Court of Appeals explained that the question of duty turns not on the characteristics of the tenant but on the characteristics of the rented premises. The Court of Appeals further explained that to the extent that a landlord has transferred control and possession of the premises to a tenant, the tenant is liable, and the injured party has a cause of action against the tenant.

The Cout of Appeals found that Lott negated the element of duty when he designated evidence that Stines was in exclusive possession and control of the premises. It was, therefore, incumbent on Marchino to come forward with contrary evidence establishing a genuine issue of material fact concerning Lott’s control of the duplex. Marchino failed to do so. Accordingly, The Court of Appeals found that the trial court did not err in granting Lott’s summary judgment motion.
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