Statutory Obligations
The obligations of landlords in Ohio are governed in part by RC 5321.04. Under RC 5321.04 (enacted in 1974), a landlord must (among other things):
(1) Comply with the requirements of all applicable building, housing, health, and safety codes that materially affect health and safety;
(2) Make all repairs and do whatever is reasonably necessary to put and keep the premises in a fit and habitable condition;
(3) Keep all common areas of the premises in a safe and sanitary condition;
(4) Maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, and air conditioning fixtures and appliances, and elevators, supplied or required to be supplied by the landlord.
A landlord is liable for injuries sustained on the demised residential premises that are proximately caused by the landlord’s failure to fulfill the duties imposed by R.C. 5321.04. A violation of a statute which sets forth specific duties constitutes negligence per se. Schell v. DuBois (1916), 94 Ohio St. 93 ; Patton v. Pennsylvania R.R. Co. (1939), 136 Ohio St. 159 ; Grieser v. Huntington Natl. Bank (1964), 176 Ohio St. 291 . However, in addition to negligence per se, proximate cause for the injuries sustained must be established. Schell and Patton, supra. Also it must be shown that the landlord received notice of the defective condition of the rental premises, that the landlord knew of the defect, or that the tenant had made reasonable, but unsuccessful, attempts to notify the landlord. See Shroades v. Rental Homes (1981), 68 Ohio St.2d 20.
Natural Accumulations of Ice and Snow
R.C. 5321.04(A)(3) does not impose a duty on landlords to keep common areas of the leased premises clear of natural accumulations of ice and snow. LaCourse v. Fleitz (1986), 28 Ohio St.3d 209.
DeAmiches v. Popczun (1973), 35 Ohio St.2d 180:
1. The dangers from natural accumulations of ice and snow are ordinarily so obvious and apparent that a landlord may reasonably expect that a tenant on a common driveway will act to protect himself against them.
2. Where a hole in the surface of a common driveway is covered by a natural accumulation of ice and snow and the tenant’s knowledge of said defect is equal to or superior to that of the landlord, the landlord is not liable for injuries sustained by the tenant as the result of stepping into the hole. (Mikula v. Slavin Tailors, 24 Ohio St.2d 48 , followed.).
3. A tenant, who knowingly and deliberately ventures onto a hazardous area which is covered with a natural accumulation of ice and snow, assumes the risk of any resulting injuries.
The Liability of Landlords for Animals Kept by Tenants
As a general rule, a landlord may not be found liable for injuries to a third person occasioned by a vicious or dangerous animal kept by a tenant on premises within the tenant’s exclusive control. See Annotation, Landlord’s Liability to Third Person for Injury Resulting from Attack on Leased Premises by Dangerous or Vicious Animal Kept by Tenant (1991), 87 A.L.R.4th 1004. See, also, Parker v. Sutton (1991), 72 Ohio App.3d 296. However, landlords out of possession can be found liable for injuries caused by the animal kept on the leased premises by the tenant where the landlord has knowledge of the dangerous or vicious animal but fails to abate the hazard with sufficient time to do so. Flint v. Holbrook (1992), 80 Ohio App.3d 21, 26. “[W]hen it has been shown that the animal has been kept after knowledge of [its] dangerous character has been acquired, or circumstances from which the law would imply knowledge, and an injury has followed, this would be prima facie evidence of negligence.” Hayes v. Smith (1900), 62 Ohio St. 161, 182-183. Accordingly, to find the landlord liable, the court must determine that the landlord harbored the dog with knowledge of its vicious tendencies under common law. Flint at 26.
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We represent tenants in personal injury cases against landlords. If you or a loved one have been injured as the result of landlord negligence, please feel free to contact me.
Jeff Beausay, Trial Attorney