Flowers v. Rock Creek Terrace Ltd. Partnership

• Decision Date: 01 September 1985
• Docket Number: Nos. 67,68,s. 67
• Citation: 308 Md. 432,520 A.2d 361
• Parties: David FLOWERS v. ROCK CREEK TERRACE LIMITED PARTNERSHIP et al. David FLOWERS v. STING SECURITY, INC. et al. ,
• Court: Maryland Court of Appeals

Page 432

308 Md. 432

520 A.2d 361

David FLOWERS v. ROCK CREEK TERRACE LIMITED PARTNERSHIP et al.

David FLOWERS v. STING SECURITY, INC. et al.

Nos. 67, 68, Sept. Term, 1985.

Court of Appeals of Maryland.

Jan. 30, 1987.

Karl G. Feissner, Langley Park, and John B. Walsh, Jr., Rockville, for David Flowers.

Wade J. Gallagher (Martell, Donnelly, Gallagher & Kastantin, on brief), Rockville, for Rock Creek Terrace Ltd. Partnership et al.

Robert L. Ferguson, Jr. (Daniel Karp, and Allen, Thieblot & Alexander, on brief), Baltimore, for Sting Security, Inc.

Bernard J. Harig (Patrick James Attridge, on brief), Rockville, for Westinghouse Elec. Corp.

Argued Before MURPHY, C.J., and SMITH, ELDRIDGE, COLE, RODOWSKY, COUCH and McAULIFFE, JJ.

ELDRIDGE, Judge.

David Flowers, a volunteer fireman, sustained severe injuries when he fell twelve stories down an open elevator shaft while responding to a fire in an apartment building. Flowers sued the building owners, the apartment's security guard company, and the elevator manufacturer, alleging in general a failure to maintain the property in a safe condition. The defendants demurred, contending that Flowers's claim was barred by the so-called fireman's rule. The Circuit Court for Prince George's County (Bowen, J.) sustained the demurrers, and the Court of Special Appeals affirmed. We granted a petition for a writ of certiorari to consider the basis for and the scope of the fireman's rule.

I.

Rock Creek Terrace Limited Partnership owns Rock Creek Terrace Apartments, a high-rise residential apartment building located in Rockville, Maryland. Rock Creek employed Sting Security, Inc., to provide security services, including security guards, for the apartment building. The elevators in the apartment building were manufactured by Westinghouse Electric Corporation.

David Flowers was a fireman with the Kensington Volunteer Fire Department. On October 27, 1981, Flowers and other members of the Kensington Volunteer Fire Department responded to a fire alarm at the Rock Creek Apartments. In the course of the fire, the twelfth-floor lobby became filled with smoke making it nearly impossible to see. As Flowers and other firefighters evacuated tenants from apartments adjoining the twelfth-floor lobby, Flowers fell down an open elevator shaft and sustained severe permanent injuries.

Flowers filed a sixteen-count declaration in the Circuit Court for Prince George's County against Rock Creek, ¹ Westinghouse, Sting Security, and Larry W. Cline, a Sting Security employee. Flowers asserted negligence, statutory liability, nuisance, breach of warranty, fraud, negligent misrepresentation, negligence by a common carrier, and strict liability. In substance Flowers advanced four factual bases for liability: that Rock Creek and Sting Security knew of prior suspicious fires and failed to take any measures to prevent future fires, that Rock Creek failed to adopt reasonable safety precautions, including the installation of smoke detectors and sprinklers, that Rock Creek and Westinghouse installed an elevator system which was not sufficiently fire proof, and that Rock Creek, Sting Security, and Westinghouse failed to warn Flowers of the open elevator shaft. The defendants demurred on the ground that the fireman's rule "precludes recovery by an injured fireman when his injuries arise out of the very occasion for his employment (i.e., heat, smoke and the dangers encountered in fighting a fire) or when he is exposed to those elements by perils which are a part of the risks he faces when he fights a fire." The defendants argued that they owed no duty of care to firemen engaged in the performance of their duties, and that Flowers had admitted in his allegations that he was a fireman injured in the performance of his duties.

In response to the defendants' position that they owed him no duty of care, Flowers first contended that he was entitled to due care because he was injured in the common area. Flowers relied on the Restatement of Torts (2nd) § 345, which requires the possessor of land to exercise reasonable care for public officers or employees who enter any part of the land held open to the public. ² Next, Flowers argued that Rock Creek and Sting Security owed him a duty of reasonable care because they had summoned the fire department and knew of the suspicious nature of this and previous fires at Rock Creek. Flowers stated that the

"plaintiff was called to the premises to fight the fire by the defendants. That is, the defendants specifically invited the plaintiff to come onto its premises, asked the plaintiff to perform a service there, and in all means consented to the plaintiff's presence on the premises at the time the plaintiff was injured. At that time, the defendants had reason to believe that there had been a number of fires in this apartment building, had reason to believe that the fires were of a dangerous nature, and had ample opportunity to take steps to prevent such fires. Due to this knowledge on behalf of the defendants, the express consent of the defendants, and the inviting of the plaintiff by the defendants to come upon the premises, the plaintiff should be afforded the status of invitee."

In ruling against Flowers, the trial court indicated that the case should not turn "on any distinction of status and concepts of property." Instead, the court sustained the demurrers because Flowers was injured while "in the process of fighting the fire." The circuit court recognized that the results may have been different if Flowers's injuries had occurred apart from firefighting, but held that, under the allegations, the injuries occurred in the course of fighting the fire. Flowers appealed to the Court of Special Appeals. In Flowers v. Sting Security, Inc., 62 Md.App. 116, 488 A.2d 523 (1985), and in Flowers v. Rock Creek Terrace Limited Partnership, an unreported opinion, the Court of Special Appeals affirmed the trial court.

Subsequently, we granted Flowers's petition for a writ of certiorari which in substance set forth the following questions: (1) whether the fireman's rule should continue to be based on principles defining the liability of landowners and occupiers or should be grounded in public policy based on the services fire and police officers perform which include confronting certain risks on behalf of the public; (2) whether the circuit court properly granted defendants' demurrers in light of the facts alleged by the plaintiff.

II.

The history of the fireman's rule in Maryland is like that in many other states. Earlier cases in this country involving firemen's attempts to recover for negligently caused injuries sustained while firefighting largely focused on the status of the firemen on the premises where the injuries occurred. These cases indicated that firemen came upon the premises under a privilege conferred by legal authority, and, not being invited by the landholder, took the property as they found it. Later cases, while still sounding in premises liability law, recognized that it is a fireman's job to fight fires, and as such he normally takes the risk of fire-related injuries which may be attributable to the landowner or occupier's negligence. Thus, whether purporting to apply premises liability law, or under a rationale based on the relationship between firemen and the public whom they serve, courts held that landowners and occupiers ordinarily owed firemen no duty of reasonable care.

The Court of Appeals of Maryland considered for the first time the duty owed to a firefighter in Steinwedel v. Hilbert, 149 Md. 121, 131 A. 44 (1925). Steinwedel, an employee of the Fire Insurance Salvage Corps of Baltimore, entered the premises leased by the defendant Hilbert to fight a fire and fell down an elevator shaft. Steinwedel's declaration charged negligence in leaving the elevator shaft open and unguarded. Hilbert demurred on the ground that he was under no duty to exercise reasonable care to keep the premises safe for a fireman or salvage corps employee entering to fight a fire. This Court agreed, holding that Hilbert was under no duty to Steinwedel to guard the elevator shaft. The Court, 149 Md. at 123-124, 131 A. 44, stated that

"according to the great weight of authorities the general rule of common law is that a fireman entering premises to put out fire is a licensee only, and not an invitee, and that the owner or occupant of the premises is not under any duty of care to keep his premises prepared and safe for a fireman."

The Court went on to note that a fireman " 'is entitled only not to be led into danger, "something like fraud." ' " Id. at 124, 131 A. 44, quoting Pollock, Torts (11th ed.), 528. The Court concluded that there was no common law liability, as "there is no allegation that the elevator shaft was opened in or near a way prepared and set apart as a passage way, and the case is not rested upon any such concealment or deceptive appearance, 'something like fraud,' put in the path of the plaintiff, as would render the danger a trap." 149 Md. at 125, 131 A. 44.

More recently this Court examined the duty owed to a fireman in Aravanis v. Eisenberg, 237 Md. 242, 206 A.2d 148 (1965), and re-affirmed the result set forth in Steinwedel. In that case, Aravanis, a paid fireman for the Silver Spring Fire Department, responded to a fire at Eisenberg's home. The fire had started when Eisenberg knocked a tool off his work bench, with the tool hitting a jug of acetone which then burst. The acetone came in contact with the flame of the pilot light of the hot water heater and ignited. Aravanis was attempting to extinguish the fire with a water hose when he was severely burned by a sudden flash. Aravanis alleged that he was not injured by the fire itself but by Eisenberg's negligent storage of acetone in an improper container. Aravanis argued that Eisenberg's negligence "put into operation an active, dangerous force which operated after the fire had started." 237 Md....