McFarland v. Chaxu Inc.
Filing
54
MEMORANDUM OPINION. Signed by District Judge Glen E. Conrad on 4/5/16. (jcj)
PI ' OS I U. DI .
WRKS J CV S. ST COURT
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J E M CFAM AND,
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CHAXU,I C.d ba
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CHARLOTTES LLE S
VI UPER 8MOTEL,
l
f
D e e nt
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1
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I t sneglge ea ton,J ni Mc ra whoi pr e i pr s ,c e t I s
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s oc edng o e ontnds hà he
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utie es n lnt e s eut f ig itn y e ug ie tyn s u s$ h
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h
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)
e ps l o e
e ts
cos tn frl rjdmetntesu olblyadh Moe'spl na
rs- i sosmmayug no h i e fi it,n te tl upe ll
moo z
s ai
s met
moinf rs mma yj d me to t eis o pliied ma e . Fo t ra o sstf rhb lw,
to o u r u g n n h sue f n t n g s r he e s n e o t eo
v
t
h
r
,
ep ris co smoinsf rs mmayj d me t nteis eo l b l ywi b d n e , n t
a t r s - to o u r u g n o h su f i ii l e e id y d he
e
a t l
l
M o e,ss p lme tlmoin frs mmayj g n o t eis eo p ntv dn g sm 1 b
tl u p e na to o u r ud me t n h su f u iie ma e l e
l
g a t d.
r ne
B ac ound
ker
T eolwigatf mteu rjdmeteodaeiel i ue opeetd
h fl n fc ' h smmayug nrcr zet rmds td rlsne
o
sr
o
h p
r
i t lg f a e t t nonm o ng pa t SeeA nde s v. be t Lobby. nc. 477 U . 242,
n he i ht avor bl o he
vi
r y.
r on Li r v
I ,
S.
255( 98 ;Li rain Pat ofVa v.J 71 F. 308 31 ( h Ci.201 .
1 6) be tra ry
. udd, 8 3d , 3 4t r 3)
On Satr y,Se e r 1 201 M cFa lnd,he m ot r a a oxi a ey 5 ot r
tlda
pt mbe 3, 4,
ra
r he , nd ppr m t l 0 he
!
pe pl t a l d o a bus prva e y c re ed by t i c lc f om Am iyvil , e Y o k t
o e r ve e n
, i t l ha t r
he r htr h, r
t le N w r o
'
f
l
Cha l tes le, r ni The gr tp sa ove ni a t M ot l whih i o
ro t vil Vigi a.
o ! t yed r ght t he
e, c s wned a ope a e
nd r t d
by Cha M e a
xu ht .
M c ra a he m o he we eas i nedt r
Fa lnd nd r t r r s g
o oom 10 Afe s e ng t condii oft
7. tr e i he
ton he
I
foo andt ba ht t y a tmpt d t m ovet a t rr . Howe r t r we eno o he
l r
; r
he t ub, he te e o
o no he oom
ve , he e r
t
/
r
oomsa ia e. Si et y we eonl goi t bei Cha l ts lef roneniht t y e e t dt
val bl
nc he
r y ng o n
rote vil o
g , he l c e o
ke p t i a sg d r , c c a ne t beds
e her s i ne oom whih onti d wo
.
Itemideo tergtMcaln a k t c fo itneihn .Bymo jgte
nh dl fh lh, Fzad woewierm nes t ig
i
c
n n ,h
i hi had wor ened. W hen M cFarand gotoutofbed,shenotced t therpil wasst ned
t ng
/
c
s
l
i ha
low
ai
l,
,
wih bl
t ood. Uponpuli ba k t s e so he be s s w a l a t50 bedbug ( e pi a
lng c he he t n r d, he a t e s
s t a ng nd
l
ç r wlng e r
s a i ve ywhe e. M c randD e Tr 54,59.
c
r'
'
Fa l
p. .
M c ra kild s ve a oft be bugswih ana n a s
Fa lnd le e r l he d
t
pki nd howedt m t Desr Sc t
he o iee ot
'
a e pl e o t M ot w ho w a w or ng a t f o de k. Sc tke t na n co a ni
n m oye f he
el
s ki t he r nt s
ot pt he pki nt i ng
t bed bugsand advised M cFarland thatthe M otelwould inspectthe room aftershechecked out
h
l
e
t tm or ng.
ha
ni
(
W he M c rand r tz ned t he r m , hepule ba k t c r o he m o he ' be a
n Fa l
e tr
o r oo s
l d c he ove s n r t r s d nd
f bedbugscrawlingnearthefootofthebed. Usinghercellphone,M cFarlandtookphotosof
l
ound
t bug bieson he bodyand r c ded vi o f ageoft be .
he
t
r
e or
de oot
he ds
OnM onda Se e
y, pt mber1 201 a trr t ni t N e Yor M c ra obt ne
5, 4, fe eur ng o w
k, Fa l nd ai d
l
l
m e c te t ntf t bug bie . Tha s meda Sco t le M c ra a co imedt t
dial r a me or he
ts
ta
y, t cal d Fa l nd nd nfr
ha
b
ebghde fnirm1.Soiit tteurtot b iwi
dusabno dno 0 ctdadh t dsul nh enlh
e u o 7 tnce ah tf e d l c
e
a
M c ra ha se was(nf se ' t t b , t tt M ot wa go ngt taket r
Fa lnd d lpt
ç e t d'wih he ugs and ha he
i
el s i o s !he oom
t
l
o to c mmiso . Mc aln De Tr l 3 seas is$T) yh dfsee -t 4odse
u f o sin' F ra d p. . 3 ; e lo é (ç he a etrd he r h
'
(
i
2
us d- t yh df see i t ed t ute' . Sc t frh ra v s dt a teM o e wa g igt
e -he a e trd n h us r f1 .) o tu te d ie h t h tl s on o
'
r fm dt a
e t he mountpad f t r .
i or he oom
Dlrnghe de ii M c randwasas d whe he s s w a be bugywhe s
zi
r poston, Fa l
ke
t r he a ny d
n he
i talypule bac t coveso he be McFara r pondedi t ne tve butnob t t
nii l ld k he
r n r d.
lnd es
n he gai ,
td ha
l
s eQd in't ikt e e l o f ra yhng' J a 51
h l ld t hn o v n o k o n ti . . t .
l
' Z
Pro t M c zand' sa Or n Pes Co r r gulzy te t d t M ot lsc ac a
i r o Fa l s ty, ki
t ntol e a l r a e he
e ' r ks nd
c e c t pr ve t e r ofa sa r he . I r pons t M c ra sc
r vi es o e nt he nty nt nd oac s n es e o Fa lnd' ompli t ,t
a n s he
l
M ot lar nge f Or n t te tr
e r a d or ki o r a oom 1 f bed b K apr ve ai m e s e. M e a
07 or
ugs t
as e nt tve a ur '
'
ht
Afi . 4. Th M oe man an t a ih dn k o e g o b db s igp e e tnter o a
fd !
e tl itis h tt a o n wld e f e ug ben rs n i h o m t
!
a tm eprort M c ra sco pl nt.
ny i
i o Fa lnd' m ai s
1
1
Stnd r o Re e
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eaeso bfrteorot pre'rsmtnfru ayug l.A
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a t n 1j si be n ee e rsn heer m n he ih s a o a l o h ol i g
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pa t ' Li rara Pa t ofVa.718F. a 31 K he f ce wih c os - i f s
ry.
' be t in ry
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3d t 3. f n a d t r s motons or 1
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ummar
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feaidsvsu mnaa aeol ' a vCt fi od45( 63
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e
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3-74 i 07.Thcut utey oh oisfti sh te s?eu
h .
o n a e
n
dipu e of m a e i f c ,bu i t r i no ge ne i s a one or t o he pa t i e tted t
s t
t ral a t t f he e s
nui s ue nd
he t r r y s n il o
l
p e ala ama tro lw, h c u t l rnd r u me t' S yAn e U. .LLC v Dic v r
rv i s te f a t e o r wi e e j dg n ' k c l S.
l
. f s o ey
3
Co 's.
mmcn .LLC, F. u p. d 8 0 8 9 ( M d. 01 )(n en lctto a dq o ain mak
95 S p 3 6 , 6 D. 2 5 itr a iain n u tto r s
o te .
mitd)
Di
scuss on
i
Btsehv moe fru tjdmetnteiu olbly TeMoehs
oh i s ae vdosmmayug no h s e fi it. h lla
d
'
s ai
t
as mo e f rs mmayj d me to t is eo pmiied ma e . Th c u t l a d : se c
lo v d o u r u g n n he su f t tv n g s e o r wil d r s a h
i s i t n.
s ue n ur
1
.
L i lw
abii
M c ra a s rsa cli f rneg i nce a i tt M ot . Unde Vigi a l ,whih
Fa l nd s e t
am o
lge
ga ns he
el
r r ni a
c
l
a pl si t sdv riy c s ,i al n gi e c c us so a to a eb s d o alg to ta a
p i n hi ie st ae û jl e lg n e a e f ci n r a e n l ains h t
e
g
e
l
pe s ha ng adut ofc r t a he pe s vi a e t tdut ofc r t oug aci t twe e
r on vi
y a e o not r r on olt d ha y a e hr h tons ha r
l
S 2d251,254 t a.2012) tl ever cas ,i i frtecot't detrmie,asaquesinoflw,
I a
E.
'
V
.l
n y e t s o h ut o e n
to
t eprxi t c us o ij r t a oh rp ro ' S e r v Holn F miyPr p .LLC,7
h o mae a e f nu y o n te e s n. twad . la d a l o s.
'
26
.
f o a1t cr um sa s i i i c r ve t whehe t pl ntf f l wihi t cls oft e
r m l he ic t nce j f t s onto red, t r he ai if als t n he a s hos
t whom t de e ntowe adut ' Dudl v.Ofe rAi & Reso ai ofRihm ondsI ,
o
he f nda
s
y.
'
ev
f nde d
t r ton
c
nc.
4 1SE.d 878,883 ( .1991. çl t atquesin i ans r d afimatvel i i f rt ej ry,
0 2
l
Va
) t h
f
to s wee tr i y,t s o h u
.
pr ryi tuced, ode e mi a anis off twhe he t de e ntbr ac d t dut ' I
ope l nsr t t t r ne s s ue ac
t r he f nda e he he y. d.
'
U rthe com mon law ofVirginia,a Kspecialrelationship' exists between an inl per
nde
d
'
nkee
adage Taboada v.Daly Sevem I . 626 S. 2d 428,435 (Va.2006). Alhough an
n us
t
nc,
E.
t(
.
i e ri nota ça ol ei ur r'ofisgue t pe s
nnke pe s
n çbs ut ns e ' t
ss' r onals f t ali
a e ys t nnkee ro e isg t
pe w s t uess
an Eel ed' dut ofcar I at434. Thi dut r resi
t evat ' y
e. d.
s y equi nnkeepers(t us t ut os car and
ço e he m t e
dii nceofve y c to pe s
lge
r au i us r ons;a t y wilbehe d labl f t si ht s neglge ewhih
nd he l
l i e or he lg e t i nc
c
4
J
hmna,dlnfegtolhvfeeadurdgit?I (tnlitn
uacrsl doshcu aeo snngaeaas' d ie acaos
e l a ri d re
d n. .nr li
'
t
o te ) Th rto aet el n t i p i il i t a (h g e to a in e pe e tu t h s
mitd . e ain l md ryig h s rncp e s h t ç e u s f n n k e r nr ss i
t
s ft t tein e pe a dh sltl a it t c n r l i grh r e vr n n . 1 .
aey o h n k e r n a i e bl y o o to h s o eq n io me t' d
t
i
'
l i ot rpr ryhol r ,a i
t ke he ope t de s n nnkee rsd yt us r as bl ca ei m ant i ng is
pe ' ut o e e ona e r n i ani t
pr ry Gnco pas e t dut t m a r a ona ei peci nst de e mi i a whe r par
ope t e m s s he y o ke e s bl ns to o t r ne f nd
n e is
l
U idSas
ne te
t t
l
13SE2 7875(a17) Whteontnineprsdr1nbe
9 .. 8,9 V.93. e rroa nkeeue es al
d
) h
ao
aene d d.' J r k v. mo , 7F.Ap x 28 ,2 2 ( t Ci. 2 (uoig Gu n c v
r e e '' ama Ra s 49
p' 9 9 4h r 201 ) q tn me ik .
,
c r i maki i pe tonsK pe upo t f c sa cicl t nc si e h ca eand upon t
ae n
ng ns c i ç nds n he a t nd r lms a e n ac s
de
he
!
e ie c a d c d' Gu nc 1 3S. 2 a 7 5.
vd n e d u e . me ik, 9 E.d t 9
'
I
tecause an innkeeper owes a duty of care to its guests to inspectand discoverunsafe
û
B
/
(
c ii ,tc nbehed la et ag tunde t t or ofco t ci notce' J r k, F.
ond tons i a
l i bl o ues
r he he y
nsnltve i .' a ma 497
Ap' at293( ii Kibvv.M oehl n,30S. 2d548,551(Va.1944:. Thus,i t deltwas
p x
ctng r
ma
E.
f he e
c
notc a ea ha e sedf ras t i ntlngt oftm es h t ti wo d ha bee dlc r d
i e bl nd d xit o ufk e e h i uc ha t ul ve n s ove e
by t e r ieofr as bl dii nc ,a i e rc n behel r ponsbl f i. I ;s e as
he xe c s
e ona e lge e n nnke pe a
d es i e or t d. e lo
i
Grm v. h sn .4 4S. 2 8 8 8 0( . 9 3 ( g o sz tv k o e g o n tc l . y
i Ra e I c, 3 E.d 8 , 9 Va 1 9 ) Gcj n t ie n wld e r oie. ma
l
uc
l
bes
hown by e de et tt de e twa no i e bl a ha e sedf ras fcintl ngt oftm e
vi nc ha he f c s tc a e nd d xit o ufi e e h i
l
t
l
o c r ispose s rwihnoi o isd e tvec ton.) Thepli ifha t btr n of
hage t ss o t tce f t efci ondii ' .
'
antf s he ! de
t
l
p o i g c n t cie n tc . Re elv.De c n 6 S. 2 5 ,5 6 ( .1 51. ç t o g
r v n o snltv o ie
vl
e a , 5 E.d 43 4 Va 9 ) s h u h
Al
*Thsheghe dd t o c r i g v r e b tec
i i tne u y f ae s o e n d y h ommo lw,e e tou hVigi aCo ej
n a v n h g r ni d
3 128 ctdbyMc ra d rqursC nypes no n o o rtn ahoe t . .a r ao bl pkc u i s
5.- , i
e
Faln , e ie ç
a ro wnig r peaig tlo . tke e s na e e a ton
t poeth p ro sa dpo et o teg et o teh tl' S eVa Co ej3 .-8A) Ash S pe
o rtc te es n n rp r f h u ss fh oe. e . d 512 ( . tJ u rme
y
'
Co r o Vigni n tdi Ta a a j3 128S ke pant tted ispecie ,adtel tto o
ut f ri a oe n bo d , 5.- t s li ha h ute rsrb d n h i ain f
ma
zi
l blyafre , ytesaued n tc a g o atrh picpe o lw c n e n ah tl l blyt a
i it fod d b h ttt o o Sh n e r l te r iis f a o cmig oe' i it o
ai
e
n
sl i
g s . . o p ro lij r '' Ta o d j6 6 S. 2 a 4 ( u tn Va Co e j35128E). Ac origl
uet . f r es na nu y.' b a a 2 E.d t 32 q oig . d
.- ( ) ' dn y,
:
c
wih r pec t t s fcf t oft sca ,t dut ofc eowedt M cFara byt M ot i notgovem e by
t es t o he pecii ac s hi se he y ar
o
lnd he els
d
t pr sonsoft sat e. I t i ç emai gove ne by t c
he ovii
he t ut nsead, t ç
r ns
r d he omm on lw.' I
a ' d.
l
1
c t c i notc c r be e tbls d by m e e s c a i i i us l i not al ys
onsnltve ie amot
sa ihe
r pe ulton, t s ualy, f
wa ,
e t bls d by cr umsa i e de e. J r k,497 F.
sa ihe
ic tntal vi nc ' a ma
'
App' a 293.
x t
Apligteepic lstecut od ta agnieiseo maeilateis
pyn hs r ie,h orhlsht eun su f tr fc xs
np
a I t
r g r i wh t e t Moe s o l bec ag d wih c n t clen tc o t ep e e to b d
e adng eh r he tl h u d h r e t o snltv o ie f h r snc f e
b
ugs i r
n oom 1 .
07
?
i
Thshodn prcud ssl r j g n f ret e sd o t e ls o
i lig e l e l
mmay ud me t o ih r ie n h sue f
la lt
i biiy.
I lg to teM o e' h ihe dd t o c r ,hec u tis c n lde t t t yq sin
n ih fh tls eg tne u y f a e t o r frt o cu s ha ajl ueto
r
l
e ssa t whehe t M ot la uae yi pe t r
xit s o
t r he
e deq t l ns ced oom 1 be or i wasa sg dt M cFa lnd
07 f e t
s i ne o
ra
a he mot . I i c
nd r her t s omm o knowl e t tbe bug i e t tonsa e on t rs i t Unie
n
edg ha d
nf sa i
r
he ie n he t d
I
l
St
ae . S e eg.Maha v Ac o Ec n.Lo ic I . 3 7 F.( 6 2 6 3 (t Ci.20 3
ts e . . , tis . c r o dgn s nc, 4 3 . 7 , 7 7h r 0 )
(bevn moeta tny asaota b db g weeS kn acmeak i teU ,
o srig r h n e er g ht e u s r ç ig o bc n hl ,
ma
)
fS.
.
.
Alhought r porsfom Or n i c t t tt M o elsc ac a c e c we ete t f a s
t
he e t r
ki ndi a e ha he t ' r ks nd r vies r r aed or nt
l
I
a tm eprort Se e be 1 201 Li wie,t r i no e de e t tt M ot li pe t d
ny i
i o ptm r 3, 4. ke s he e s
vi nc ha he
e ps c e
a r he on ar gul bass t r i noi i a i t tOr ni pe t t r m sf be bugsa
nd oac s
e ar i, he e s nd c ton ha ki ns ced he oo or d
t
I
I
r
oom 1 be or i wa as i nedt M c ra
07 f e t s sg
o Fa lnd. Bas d ont c r ntr or t c t st et
e
he ure ec d, he our i mabl o
I
co l asam a tro l w,t tt M ot ls ifed t dut ofc r owe t M c - lnd. Thi
ncude,
te f a ha he
e atsi he y
ae
d o fara
s
is emu tb d cd db a u yo teb sso t ee d n ep e e tda lil
su s e e ie y j r n h ai f h vie c r s ne tra.
The c ts c l i i t s r ga d tdoe not howe r e t a l i be aus ç
our' onc uson n hi e r t s ,
ve , nd he nayss c e a
ngligentfailureto inspectdoesnotresultintheimposition ofliability unlessitisestablil d that
e
s
he
l
a r a ona e i pe ton w o d ha di cl e t pr e e oft de e twhi h c us t ha m .'
e s bl ns c i
ul ve s os d he es nc
he f c
c a ed he r ''
Jna
mnk
I
,
47 . p'a24(utg ne Sas . rn oic&Tas.o 49 .
9 FA px t9 qoi U id tevMoaTwn r pC. 0 F2
n t t
n , d
l
961 963( hCi.1
, 4t r 969:. ( deemi ngwhehe adeenda ha consnztvenoieofadee t
n tr ni
t r f nt d t ci tc ) fc,
i
t ç r ili uiy'i t de e tsSçus e i lt t dico r a t l ngt oftm et de e t
he ç uca nq r ' s he f c ' ts c ptbiiy o s ve y nd he e h i he f c
c
I
6
ma ei tawolb sfcetocag (edfnat tj oie' L,qbigCt o
y xs ht ud e usint hret eednwi nt .' d(ut 1i f
t
h
h c' - n v
s
lcmnvHo RbePosC.10 ..510V.97.Acril Mcaad
th od .od ubrrd.o 9SE9,0(a13: codg, Frn
i
,
ny l l
mus e t bls t tt be bugswe epr e f a s fc e pe i o tm ebe o et r
t sa ih ha he d
r es nt or ufi i nt rod f i
f r he oom wa
s
a sgne t he a woul ha be n d t tduponana quaei pe ton. L.
s i d o r nd
d ve e eece
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