Liability if someone is hurt on my property My neighbor sometimes mows a ditch on a far side of our property without asking. The ditch is steep and I'm concerned he may tip over the mower and get hurt. I have 2 questions: If this does happen, am I liable, particularly since they didn't ask permission to do this and What can I do to limit liability if this were to happen? I'm certain state laws differ. FWIW, I live in KS. Edit : The ditch is next to a road, which was added later. It is part of an road, utility and drainage easement that I can't change, or would be difficult (and likely pricey) to do.
Kansas evaluates these kinds of cases, known as premises liability cases, under the general law of negligence (which is a common law claim governed by case law in Kansas, rather than a statute, except as modified by specific statutes in some respect or other). When you own or control a piece of property, you are responsible for making reasonable efforts to ensure that visitors are safe. If you fail to identify safety risks that you should have reasonably known about, or if you fail to correct potentially hazardous conditions, you could be held liable for any injuries that result. The law is just that vague and is interpreted by judges and juries on a case by case basis. When that happens Kansas uses a comparative negligence system that evaluates the percentage of the fault attributable to everyone who is alleged to have been negligent including the person injured. Damages are allocated based upon those percentages (unless the person injured is more than 50% at fault, in which case the person injured recovers nothing in the lawsuit). Kansas is not among the states that make a formalistic distinction between the duties owed to &quot;invitees&quot;, &quot;licensees&quot; and &quot;trespassers&quot; as the common law historically did. If a risk is foreseeable and you could have taken affordable precautions (relative to the value of the activity the not taking the precaution made possible) to address it, and you didn't, you could be held liable. Trespassing is just one of an infinite number of factors that the jury considers in assigning comparative fault. The main pro-active actions that you can take are to purchase homeowner's insurance with reasonable liability policy limits and ideally umbrella insurance as well (which increases your policy limits at a modest additional cost), and to communicate in writing to the neighbor (in a way that you can prove if anything happens later) warning your neighbor of the risks that you foresee and urging your neighbor to take care to avoid those risks. The statute of limitations in these cases in Kansas is usually two years although exceptions apply.
user662852 has a good point -- whoever own the property has the right to make the rules. Is the property, land+construction in fact your's or does it belong to the HOA who just grant you access as a lease holder? Different states has different rules, but in my state it is illegal to maroon a property and there must be a access to public streets even when this necessitate passing over somebody else land. However that is irrelevant if the HOA owns the land your house is build on. I think you will have to look at your HOA agreement and see what it says.
You have been told that the other person's insurance may not be valid. Why it may not doesn't really matter, perhaps the other person didn't pay premiums or lied on an application. So the situation is much the same as if the other person is uninsured or under insured. Your p[olicy must cover things. And your policy has a deductible. So you have to pay the deductable amount. That is what a deductible is, the amount that you must pay before your policy coverage kicks in. The lower it is, the higher your premium is. You don't have any choice about that. Depending on your jurisdiction, you may be able to sue the other person involved in the accident, and get that person to pay. Your insurance company might do this for you, but if they won't you would have to hire a lawyer yourself to do that. Such a lawyer could get all the details of your case, and advise you of your options.
It depends on what state this is. In Washington state, there is a form that sellers must fill out, and section 3 addresses sewer connections. This matter could have been disclosed – the allowed answers are &quot;yes; no; don't know&quot; (or NA). These are sellers disclosures, and Zillow / Redfin are free to be unreliable (I personally know that they are wrong about square footage). A real estate agent also doesn't become liable for being misinformed. Assuming your state has this or analogous question, &quot;No&quot; means that you were told (doesn't matter if you didn't notice it), and &quot;Don't know&quot; means you're gambling. Let's say that the answer was &quot;Yes&quot;. Still, you can't necessarily sue (and win): you would have to prove misrepresentation (fraud or negligence) and not innocent error. You could do this by, for instance, proving that seller had the septic tank cleaned out some years earlier. Perhaps an action against buyer's inspector is possible, since that's nominally what they might have been hired to find out. But that is only true if checking the sewer connection can reasonably be considered part of the deal, so you have to look at the contract with the inspector (and the inspector's report).
This depends on the law of the specific jurisdiction, but there is non-trivial similarity in those rules across the US. The general rule is that the person who owns the property must maintain the property. There are often local ordinances that explicitly say that, for example this which is the legal mechanism behind this guidance on tree-trimming. A municipality can do the trimming, or they can send official letters to property owners telling them to trim the bushes. It does not matter whether the sign is on your property via an easement, what matters is where the tree is. You are not responsible for trimming your neighbor's tree if the stop sign is on your property.
There are both statutes and customs aimed at preventing "Malicious Prosecution" and "Abuse of Process." (In Pennsylvania, for example, the 1980 Dragonetti Act allows the victim of a frivolous lawsuit to counter-sue for compensatory damages.) One can also buy insurance against this type of risk: Umbrella liability policies will generally provide a defense against civil lawsuits and any damages awarded, as will many business insurance policies. Of course, none of this is to say that a skilled legal team can't avoid all of these countermeasures and, in practice, take up a significant amount of your time and trouble. We do not have a perfect system of justice.
Direct civil suits are not the only way to obtain remedies for property violations. Other options: Ask. You can send them a simple letter describing the violation and asking them to compensate you appropriately. Complain to authorities. If they engaged in any behavior that constitutes a crime (e.g., criminal fraud) then the state (via district or state attorneys) is responsible for any criminal prosecution. If the state prosecutes and you are considered a victim, the state generally takes that into account if they are able to prevail against the defender. Even if they didn't commit a crime, but they have a sufficiently outrageous pattern of abusing individuals' civil rights, state attorneys may decide to threaten or take legal action. Seek a "litigation investor." If the size of damages likely to be recovered via lawsuit is high enough, then law firms will sometimes take cases "on contingency," which typically means the plaintiff does not front any money, but gives up a significant share of any winnings. There are also independent litigation investment companies that perform the same function based on a similar calculus, but often for even larger cuts of any winnings.
Overview This is a somewhat complex issue. The presence of &quot;No Trespassing&quot; signs would make anyone who enters the property without a specific invitation a trespasser. So would the presence of a fence, even if there was a closed but unlocked gate. An &quot;Enter at your own risk&quot; sign probably would not make such people legally trespassers. In West Virginia, a landowner or lessee or other lawful occupant owes a duty of &quot;reasonable care&quot; to invitees and other non-trespassers. No such duty is owed to trespassers. However, the owner or lawful occupant is expected to avoid dangerous conditions and reckless hazards, as well as intentional causes of harm (such as booby-traps). If through recklessness or serious negligance a dangerous condition exists and a person, even a trespasser, is injured or killed because of such a condition, the owner or lawful occupant is likely to be liable. However, if the danger is &quot;open and obvious&quot; or is as well known to the injured person as to the owner or occupant, there is no liability. A warning sign might make a danger &quot;open and obvious&quot;. I do not see that video cameras will be relevant to the matter at all. Cameras do not warn a pedestrian not to enter, nor do they warn of any danger, nor do they prevent a pedestrian from being injured. They may help in detecting or even preventing crime, but will not affect liability for injury to a pedestrian. Sources West Virginia Code Code Sections §61-3B-3. (Trespass on property other than structure or conveyance.) of the West Virginia Code provides that: (a) It is an unlawful trespass for any person to knowingly, and without being authorized, licensed or invited, to enter or remain on any property, other than a structure or conveyance, as to which notice against entering or remaining is either given by actual communication to such person or by posting, fencing or cultivation. §55-7-27. (Liability of possessor of real property for harm to a trespasser.) (a) A possessor of real property, including an owner, lessee or other lawful occupant, owes no duty of care to a trespasser except in those circumstances where a common-law right-of-action existed as of the effective date of this section, including the duty to refrain from willfully or wantonly causing the trespasser injury. (b) A possessor of real property may use justifiable force to repel a criminal trespasser as provided by section twenty-two of this article. (c) This section does not increase the liability of any possessor of real property and does not affect any immunities from or defenses to liability established by another section of this code or available at common law to which a possessor of real property may be entitled. (d) The Legislature intends to codify and preserve the common law in West Virginia on the duties owed to trespassers by possessors of real property as of the effective date of this section. Articles from Law Firms The article &quot;West Virginia Legislature reinstitutes “open and obvious” doctrine&quot; from the law firm Farmer, Cline, &amp; Campbell discusses how the case of Hersch v. E-T Enterprises, Ltd. P’ship. in which a WVa court abolished the &quot;open and obvious&quot; except to liability, imposing dameages for an &quot;open and obvious&quot; hazard, specifically an open stair without guardrails. The legislature then amended §55-7-27. (a) to restore the exception. The article also reads: West Virginia state law requires property owners remove hazards from their property to reduce the risk of these injuries. The expectation is dependent on the type of person that is on the property. Previously, visitors were broken into one of four categories: invitee, licensee, social guest or trespasser. The duty of care owed to the visitor depended on the category under which the visitor qualified. Today, there are only two categories: trespasser and non-trespasser. The West Virginia Supreme Court, in Mallet v. Pickens, abolished the four categories mentioned above, and held that “landowners or possessors now owe any non-trespassing entrant a duty of reasonable care under the circumstances.” The article &quot;Property owners may be liable for injuries to trespassers&quot; from the law firm Farmer, Cline, &amp; Campbell reads: West Virginia homeowners are not obligated to protect those who trespass upon their property. However, they should be aware that they cannot willfully cause injury to any who do trespass. This law can become an issue for homeowners with frequent trespassers as they may find themselves liable for injuries any people, even the uninvited ones, sustain if their properties are left in an unsafe condition. For example, homeowners and landowners could potentially face lawsuits if they purposefully made their properties unsafe. They may also be held liable if the condition of their properties could cause serious bodily harm or death. Further, landowners can also potentially face legal consequences if they fail to warn potential trespassers that there are hazards on their properties. The article &quot;Determining Duty in West Virginia Premises Liability Cases&quot; from Colombo Law reads: Most states use three categories to determine whether a duty is owed to individuals who enter the property of another. These three categories are business invitee, licensee, and trespasser. In the past, West Virginia was one of the many states that followed this standard. However, in 1999 West Virginia abolished and replaced the three specific classifications with a new, more general standard of determining whether the individual is a trespasser or a nnon-trespasser Trespasser. A trespasser is an individual who enters the property of another without the permission of a landowner. An individual will be deemed a trespasser if they do not have either express or implied permission from the owner. In West Virginia, the courts offer little protection to those who are trespassers. As a trespasser, a landowner must only refrain from intentional or reckless conduct. Non-Trespassers. Contrary to trespassers, landowners owe a duty to anyone that is permitted to be on the property. If an individual enters private property with the express or implied permission of a landowner, the landowner must ensure that the premises are reasonably safe for those on the premises. To ensure you are meeting the standard of care, the landowner must inspect the premises to determine whether there are any dangerous conditions present on the property and repair and/or warn individuals of the danger. Premises liability is the legal premise for which landowners are responsible for harm caused by unsafe conditions existing on the landowner’s premises. Premises liability is a broad concept that may be raised for a variety of harms present. One main reason for personal injury actions stemming from premises liability include slip and fall accidents as a result of: Slippery floors Uneven sidewalks or pavement Objects protruding from carpeting , floorboards, or store shelves