Motel and hotel owners in Mississippi can be held liable for the violent actions of third parties against guests in their establishment. Whether a motel owner is liable depends on a premises liability analysis.
The first step in a premises-liability action is to determine the status of the injured party. A person who enters the premises of another to the express or implied invitation of the occupant for their mutual advantage is an “invitee”. In Mississippi, business owners possess a duty to invitees to exercise reasonable care to keep the business premises in a ” reasonably safe condition.” Jacox v. Circus Circus Miss., Inc., 908 So.2d 181, 184 (¶ 7) (Miss.Ct.App.2005) (citing Jerry Lee’s Grocery, Inc. v. Thompson, 528 So.2d 293, 295 (Miss.1988)). In addition, a premises owner must employ reasonable care to protect an invitee from ” reasonably foreseeable injuries at the hands of another.” Stribling v. Rushing’s, Inc., 115 So.3d 103 (Miss.App. 2013) citing Newell v. S. Jitney Jungle Co., 830 So.2d 621, 623 (Miss.2002).
Mississippi law holds that an assault on the premises is reasonably foreseeable if the defendant had either: (1) ” actual or constructive knowledge of the assailant’s violent nature,” or (2) ” actual or constructive knowledge an atmosphere of violence existed on the premises.” Corley v. Evans, 835 So.2d 30, 38-39 (Miss.2003) (quoting Gatewood v. Sampson, 812 So.2d 212, 220 (Miss.2002)).
In assessing whether an ” atmosphere of violence” existed, the supreme court has stated that relevant factors include ” the overall pattern of criminal activity prior to the event in question that occurred in the general vicinity of the defendant’s business premises,” and ” the frequency of criminal activity on the premises.” Id. 835 So.2d 30, 38-39.
If a motel or hotel owner has notice of crimes being committed on the premises, they must employ reasonable measures to ensure the safety of their guests. Such measures should include the employment of security guards and security cameras. Failure to do so increases the likelihood of injury to guest and liability.
In the case of InTown Lessee Associates, LLC v. Howard, a jury found that the InTown Motel had notice that an “atmosphere of violence” existed on the premises. InTown, 67 So.3d 711 (Miss. 2011). The Plaintiffs in that case were victims of armed robbery and aggravated assault while staying at the motel. In their joint complaint, the Plaintiffs claimed, among other things, “that InTown had failed to remedy or repair the unsafe conditions and inadequacies of the property; and that InTown had a duty to the plaintiffs to make sure that the facilities, including all common areas, as well as guest rooms, were secure, safe, and fit for their particular purposes, that reasonable security measures were provided and maintained, that the property, including the fences surrounding part of the property and the locks on all guest room doors, were properly maintained, and that general upkeep of the property was performed”. Id. 67 So.3d 711 (Miss. 2011). The jury agreed, awarding substantial damages to the Plaintiffs.
A premises liability analysis should be carefully applied to the facts and case law. Additionally, a thorough investigation of the facts must be conducted prior to pursuing any premises liability action.
