| Hockenberry v Mehlman |
| 2012 NY Slip Op 01534 [93 AD3d 915] |
| March 1, 2012 |
| Appellate Division, Third Department |
| Anthony J. Hockenberry, Appellant, v Reisa Mehlman,Respondent. |
—[*1] Hiscock & Barclay, L.L.P., Albany (Ryan P. Keleher of counsel), for respondent.
Kavanagh, J. Appeal from an order of the Supreme Court (Krogmann, J.), entered October14, 2010 in Warren County, which granted defendant's motion for summary judgment dismissingthe complaint.
In November 2007, plaintiff was injured while performing renovations on defendant's homewhen a front porch step collapsed while he was standing on it. After plaintiff commenced thisaction to recover for the injuries he sustained in the accident, defendant moved for summaryjudgment, arguing that the complaint should be dismissed because she did not create thecondition that caused plaintiff's accident nor did she have any notice that the step was eitherdangerous or defective. Supreme Court granted the motion, prompting this appeal.
"To meet [her] burden, [defendant was] required to establish as a matter of law that [she]maintained the[ ] premises in a reasonably safe condition, did not create the allegedly dangerouscondition and did not have actual or constructive notice of such defect" (Olsen v Martin, 32 AD3d 625, 626[2006] [citations omitted]; seeEnnis-Short v Ostapeck, 68 AD3d 1399, 1400 [2009]; Raczes v Horne, 68 AD3d 1521,1522 [2009]). Here, plaintiff does not contend that defendant knew that the steps on the porchwere dangerous or that she created the condition that caused the collapse. Rather, he argues thatdefendant was put on constructive notice that the step was dangerous, and possibly defective,because of findings contained in a report regarding an inspection that was performed for her onthe home prior to her purchasing it. Plaintiff also contends that photographs taken of the porchstaircase immediately after the [*2]accident show that the stepswere so dilapidated that it was obvious that they were in need of repair before this accidentoccurred.
"To constitute constructive notice, a defect must be visible and apparent and it must exist fora sufficient length of time prior to the accident to permit [defendant] to discover and remedy it"(Gordon v American Museum of Natural History, 67 NY2d 836, 837 [1986] [citationsomitted]; see Ennis-Short v Ostapeck, 68 AD3d at 1400). Here, the photographs takenafter the accident show that the staircase was indeed worn and in need of a coat of paint.However, they do not establish that it was apparent to the naked eye that it was dangerous to usethe staircase or that any of the steps could collapse and were in need of repair (see Olsen vMartin, 32 AD3d at 626). In that regard, defendant testified that she repeatedly used thestaircase to access the porch during the six-month period immediately prior to plaintiff's accident,and that at no time did it appear to her that any of the steps were in danger of collapsing or inneed of repair. She also noted that numerous contractors, including plaintiff, had used thestaircase prior to the accident and none of them ever reported any problems with the steps orvoiced any concerns regarding their condition. Also, plaintiff admitted that, immediately beforethe accident, he carried heavy equipment up the staircase onto the porch and did not detectanything out of the ordinary in terms of its condition.
As for the home inspection report, it described the condition of the staircase as marginal, butsimply noted that it was "[m]issing hand rails." However, no claim has been made that the lack ofhand rails played any role in this accident, and the report did not conclude that the structure ofthe staircase was dangerous nor did it recommend that it be replaced. For these reasons, we agreewith Supreme Court that this report, as well as the photographs submitted by plaintiff, did notcreate a question of fact as to whether defendant was on notice that the step that collapsed wasdangerous or defective prior to the accident (see Olsen v Martin, 32 AD3d at 627). As aresult, defendant's motion for summary judgment dismissing the complaint was properly granted.
Mercure, A.P.J., Spain, Stein and Egan Jr., JJ., concur. Ordered that the order is affirmed,with costs.