Fuentes v. Owen, 74--948
| Decision Date | 08 April 1975 |
| Docket Number | No. 74--948,74--948 |
| Citation | 310 So.2d 458 |
| Parties | Charles FUENTES, Appellant, v. Michael W. OWEN et al., Appellees. |
| Court | Florida District Court of Appeals |
Noriega & Bartel and Paul J. Levine, Miami, for appellant.
Horton, Perse & Ginsberg, Welsh & Carroll, Miami, for appellees.
Before PEARSON and NATHAN, JJ. and CHARLES CARROLL (Ret.), Associate Judge.
This is an appeal by the plaintiff below from an order dismissing his complaint with prejudice. The plaintiff and one Roland Tomassetti were the lessees of an apartment in a building owned by the defendant Lincoln Property Company No. Ten of Atlanta, Georgia, d/b/a Spanish Trace Club Apartments, herein referred to as the landlord, of which the defendant Michael W. Owen was the owners' employed resident manager.
In the complaint filed against the landlord, its liability insurer and the resident manager, the plaintiff alleged, among other things, his tenancy under a written lease, a copy of which was attached to the complaint; that under the lease there was a warranty of habitability and quiet enjoyment; that during a period in December, 1972, and extending into January, 1973, the plaintiff discovered the apartment was infested with earthworms and so informed the landlord's agent; that the latter undertook to remedy the situation but was unable to do so; that the infestation of worms continued; that because thereof the plaintiff informed the landlord through its rental office on February 15, 1973, that he would vacate the apartment on February 20, 1973; that on February 16, 1973, plaintiff received from the landlord a 'three-day notice' to vacate; that on February 17, plaintiff removed most of his personal possession from the apartment, and when he returned on the morning of February 18 to remove the rest thereof he found the apartment locked (with changed locks) and the manager inside the apartment; that after refusing to permit the plaintiff to enter the apartment, the manager invited him to come in through an unlocked window; that as plaintiff was so entering the manager 'grabbed plaintiff by the head and proceeded to intentionally, maliciously and without just cause beat him with his hands about the head and neck, body and extremities', and that after the manager had been restrained by two persons he followed the plaintiff as the latter left the premises and attempted to provent the plaintiff from driving away in his car; and that the said assault upon the plaintiff caused a fracture of the bone in the upper part of his right arm, requiring surgery and insertion of a steel compression plate in the arm. For the alleged assault and battery the plaintiff sought damages, for his injuries, pain and suffering, disability, loss of earnings and medical expenses, etc., and, alleging such action of the manager was willful, wanton and reckless, prayed for punitive damages.
Plaintiff sought damages in a second count based on wrongful eviction, in a third court for conversion of personal property and in a fourth court, for the acts complained of, predicated on a claim of negligence.
Paragraph 28 of the printed lease was an exculpatory clause in favor of the landlord and his agents. It was entitled 'Harmless Agency or Liability for Use of Premises'. It provided as follows:
'Lessee agrees to release, indemnify and hold harmless the Lessor and the Agents from and against any and all claims for damage to persons or property occurring to Lessee, members of Lessee's family or guests of Lessee, arising from the use or occupancy of the lease premises and the grounds, driveways, parking lots, recreational areas, including swimming pool or pools, provided for the benefit of residents of the Lessor, and all expenses incurred by the Lessor thereof, including attorney's fees and expenses of litigation.'
The defendants moved to dismiss the...
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