O'Brien v. Greenbaum

This action was brought to recover damages sustained by the plaintiff, by reason of the defendant’s negligence in allowing a cellar door covering the opening to a cellar on premises No. 313 East Thirty-eighth street, New York city, of which it was alleged the defendant was the owner, to become and remain out of repair, and in a broken and unsafe condition. It appears from the evidence in the case, that defendant was the landlord of the premises in question, and that the store and cellar thereof had been rented to one Thomas McCurran, who kept a liquor store on the premises above the cellar, and used the cellar for storing barrels. But it did not appear that the defendant had any control of any kind over the cellar, or any right to enter upon the premises for the purpose of making repairs or doing any other act; and the only testimony that the defendant had anything whatever to do with the premises, was the evidence of a witness who testified that he collected the rent, from the tenants, and paid them over to defendant, and that defendant employed him to collect such rents; and also the evidence of one Eromme, who swore that when he served the summons and complaint herein, he asked defendant if he was the owner, and he said he was. It further appeared from the evidence that the opening in question forming the entrance to the cellar, had been built for more than eighteen years, and that this opening has always been covered by wooden cellar doors, one of which had been broken a short time before the happening of the accident, by a horse coming out of an alley next door to the premises, and stepping upon the door. There was no evidence that defendant had any knowledge of the broken door, or of a barrel having been placed in the opening. The testimony further showed that the plaintiff, at the time of the accident, was twelve and a half years of age, and resided directly opposite to the premises in question, and that for five years he had resided at No. 312 East Thirty-eighth street, which is nearly opposite said premises; that he had worked for about a month and a half as cash boy for John E. Corcoran, and subsequently as call boy for a Mr. Leisener. Prior to being employed in those capacities, he had been to a private school in Thirty-sixth street, and could read and write, and had studied arithmetic, grammar and history. The testimony shows that the boy, although only twelve and a half years old, was an intelligent, bright and active youth. It further appeared that he had been in the habit of playing on the street, on both sides of the way, and was well acquainted with the premises in question, the cellar door and its surroundings, and that he knew the cellar

It seems to be sought to support the plaintiff’s claim in this action upon the ground that, because no permit had been shown for the maintenance of this cellar opening, it was a nuisance, and its construction was a wrongful act upon the part of the defendant. It does not seem as though the cause of action could he changed from one of negligence to an action because of maintaining a nuisance, as is attempted to be done. The complaint clearly sets out an action based upon the negligence of the defendant. This was the cause of action which he was called upon to meet, and he was not required to anticipate that a claim would be made that the original construction was unlawful or wrongful. He was only required to meet the allegation that it was the duty of the defendant to keep the premises in a reasonably safe and proper condition, and that he negligently and carelessly allowed the same to remain in a broken and unsafe condition, and out of repair, etc. It is immaterial, therefore, as far as this action is concerned, whether this excavation was rightfully or wrongfully maintained.

The action depending upon the negligence of the defendant, such negligence must necessarily be established; and it can only be established by showing either that at the time of the renting of these premises this cellar door was in this unsafe condition, or that at the time of the happening of the accident he had some control thereof. It appears, however, that the premises were rented, and that they were being occupied by some other party, and under these circumstances there is no presumption that the ' landlord retains the control of any portion of the premises. The tenant is presumed to be entitled to the exclusive occupation of those portions of the premises which he had rented. The tenant in this case had rented the store and cellar, and used this opening into the cellar for the.purposes of his business.

It would appear, therefore, that the landlord had no control over these premises while they were in the custody of his tenant, and there being no proof that they were out of repair at the time they were let, he cannot be charged with having been guilty of any negligence with reference to the

The judgment appealed from should be affirmed, with costs.

Brady and Daniels, JJ., concur.