Premises Liability Complaint - Pennsylvania

PREMISES LIABILITY COMPLAINT — PENNSYLVANIA

TABLE OF CONTENTS

1. Caption
2. Notice to Defend
3. Parties
4. Jurisdiction and Venue
5. Factual Allegations
6. Duty of Care — Visitor Status
7. Count I — Negligence (Premises Liability)
8. Count II — Negligent Maintenance of Property
9. Count III — Failure to Warn
10. Count IV — Reckless or Wanton Conduct

11. Damages

    • Optional Count V — Spouse's Loss of Consortium

12. Jury Demand

13. Prayer for Relief
14. Verification
15. State-Specific Notes
16. Sources and References

1. CAPTION

IN THE COURT OF COMMON PLEAS OF [COUNTY NAME] COUNTY, PENNSYLVANIA

CIVIL ACTION — LAW

2. NOTICE TO DEFEND

NOTICE

YOU HAVE BEEN SUED IN COURT. If you wish to defend against the claims set forth in the following pages, you must take action within twenty (20) days after this Complaint and Notice are served, by entering a written appearance personally or by attorney and filing in writing with the Court your defenses or objections to the claims set forth against you. You are warned that if you fail to do so, the case may proceed without you and a judgment may be entered against you by the Court without further notice for any money claimed in the Complaint or for any other claim or relief requested by the Plaintiff. You may lose money or property or other rights important to you.

YOU SHOULD TAKE THIS PAPER TO YOUR LAWYER AT ONCE. IF YOU DO NOT HAVE A LAWYER, GO TO OR TELEPHONE THE OFFICE SET FORTH BELOW. THIS OFFICE CAN PROVIDE YOU WITH INFORMATION ABOUT HIRING A LAWYER. IF YOU CANNOT AFFORD TO HIRE A LAWYER, THIS OFFICE MAY BE ABLE TO PROVIDE YOU WITH INFORMATION ABOUT AGENCIES THAT MAY OFFER LEGAL SERVICES TO ELIGIBLE PERSONS AT A REDUCED FEE OR NO FEE.

[LAWYER REFERRAL SERVICE NAME]
[ADDRESS]
[TELEPHONE NUMBER]

3. PARTIES

1. Plaintiff, [PLAINTIFF FULL NAME] ("Plaintiff"), is an adult individual residing at [ADDRESS], [CITY], [COUNTY] County, Pennsylvania [ZIP CODE].

2. Defendant, [DEFENDANT FULL NAME] ("Defendant"), is [an adult individual residing at / a corporation organized under the laws of / a limited liability company formed under the laws of] [STATE], and at all relevant times was the [owner / lessee / occupier / manager] of the real property located at [PROPERTY ADDRESS], [CITY], [COUNTY] County, Pennsylvania [ZIP CODE] (the "Premises").

2A. [ONLY IF CLAIMING CONSORTIUM: Plaintiff [SPOUSE FULL NAME] is the spouse of injured Plaintiff [INJURED PLAINTIFF FULL NAME].]

3.

4. JURISDICTION AND VENUE

4. This Court has jurisdiction over this action pursuant to 42 Pa.C.S. § 931 as the Court of Common Pleas has unlimited original jurisdiction of all actions and proceedings.

5. Venue is proper in [COUNTY] County because [for an individual defendant, the cause of action arose here or the defendant may be served here, Pa.R.C.P. 1006(a) / for a corporate or similar entity defendant, the cause of action arose here or the entity regularly conducts business here, Pa.R.C.P. 2179(a)(2)-(3)]. State the facts supporting the selected ground and delete the other choices.

5. FACTUAL ALLEGATIONS

6. At all relevant times, Defendant [owned / leased / occupied / managed / controlled] the Premises located at [PROPERTY ADDRESS], [CITY], Pennsylvania [ZIP CODE].

7. On or about [DATE OF INCIDENT], at approximately [TIME], Plaintiff was lawfully present on the Premises for the purpose of [PURPOSE OF VISIT].

8. At the time of the incident, there existed on the Premises a dangerous and hazardous condition, specifically: [DESCRIBE DANGEROUS CONDITION IN DETAIL].

9. Defendant had [actual / constructive] notice of the dangerous condition because:

☐ Defendant created the dangerous condition.

☐ Defendant had actual knowledge through [DESCRIBE].

☐ The dangerous condition existed for such a length of time that, in the exercise of reasonable care, Defendant should have known of it.

☐ The dangerous condition was of a recurring nature and Defendant was or should have been aware of it.

10. As a direct and proximate result of the dangerous condition, Plaintiff [DESCRIBE INCIDENT] and sustained serious injuries.

6. DUTY OF CARE — VISITOR STATUS

11. At the time of the incident, Plaintiff was [an invitee / a licensee] on the Premises.

If Invitee:

12. Plaintiff entered the Premises upon the express or implied invitation of Defendant for a purpose connected with the business or activity conducted on the Premises. As an invitee, Defendant owed Plaintiff the highest duty of care, including: (a) the duty to keep the Premises in a reasonably safe condition; (b) the duty to regularly inspect the Premises for dangerous conditions; and (c) the duty to either correct dangerous conditions or warn Plaintiff of their existence. See Restatement (Second) of Torts § 343 (adopted in Pennsylvania).

If Licensee:

12. Plaintiff entered the Premises with Defendant's permission but for Plaintiff's own purposes. As a licensee, Defendant owed Plaintiff the duty to warn of known hidden dangers that the licensee was unlikely to discover on their own, and to refrain from willful or wanton conduct that could cause injury. See Restatement (Second) of Torts §§ 341, 342 (adopted in Pennsylvania).

7. COUNT I — NEGLIGENCE (PREMISES LIABILITY)

(Against Defendant [DEFENDANT NAME])

13. Plaintiff incorporates by reference paragraphs 1 through 12 above.

14. Defendant owed Plaintiff the duties described above based on Plaintiff's status as [an invitee / a licensee] on the Premises.

15. Defendant was negligent in one or more of the following respects:

☐ Failing to maintain the Premises in a reasonably safe condition;

☐ Failing to inspect the Premises for dangerous conditions;

☐ Failing to correct, repair, or remedy the dangerous condition;

☐ Failing to warn Plaintiff of the dangerous condition;

☐ Failing to comply with applicable building codes and safety regulations;

☐ [OTHER SPECIFIC ACTS OR OMISSIONS].

16. Defendant's negligence was a factual cause of Plaintiff's injuries and damages.

17. Defendant's negligence was a legal (proximate) cause of Plaintiff's injuries and damages.

8. COUNT II — NEGLIGENT MAINTENANCE OF PROPERTY

(Against Defendant [DEFENDANT NAME])

18. Plaintiff incorporates by reference all preceding paragraphs.

19. Defendant had a duty to properly maintain the Premises, including but not limited to [SPECIFY MAINTENANCE DUTIES].

20. Defendant negligently maintained the Premises by [DESCRIBE SPECIFIC MAINTENANCE FAILURES].

21. Defendant's negligent maintenance was a factual and legal cause of Plaintiff's injuries.

9. COUNT III — FAILURE TO WARN

(Against Defendant [DEFENDANT NAME])

22. Plaintiff incorporates by reference all preceding paragraphs.

23. Defendant knew or should have known of the dangerous condition on the Premises.

24. Defendant failed to warn Plaintiff of the dangerous condition, including but not limited to [failure to post warning signs / failure to barricade the area / failure to use cones or markers].

25. Defendant's failure to warn was a factual and legal cause of Plaintiff's injuries.

10. COUNT IV — RECKLESS OR WANTON CONDUCT

(Against Defendant [DEFENDANT NAME])

26. Plaintiff incorporates by reference all preceding paragraphs.

27. Defendant's conduct was reckless, wanton, and in conscious disregard of the safety of Plaintiff and others, in that Defendant [DESCRIBE RECKLESS CONDUCT].

28. Defendant's conduct was outrageous and demonstrated a reckless indifference to the rights of others, entitling Plaintiff to punitive damages.

11. DAMAGES

29. As a direct and proximate result of Defendant's conduct, Plaintiff has suffered and continues to suffer the following injuries and damages:

a. Medical Expenses: Past and future reasonable and necessary medical expenses, including hospitalization, surgery, physician visits, physical therapy, medications, and diagnostic testing.

b. Lost Wages and Earning Capacity: Past and future loss of earnings, wages, and diminished earning capacity.

c. Pain and Suffering: Past and future physical pain and suffering and inconvenience.

d. Mental Anguish: Past and future mental anguish, embarrassment, humiliation, and emotional distress.

e. Disfigurement: Past and future disfigurement and scarring.

f. Loss of Life's Pleasures: Past and future loss of enjoyment of life's pleasures.

g. Punitive Damages: [IF APPLICABLE — Punitive damages in an amount sufficient to punish Defendant and deter similar conduct.]

Optional Count V — Spouse's Loss of Consortium

Use only if the spouse is joined as a plaintiff in the caption and identified in the Parties section. The spouse brings this claim separately; it is not part of the injured plaintiff's damages.

29A. Plaintiff [SPOUSE FULL NAME] incorporates the preceding allegations concerning the injury to [INJURED PLAINTIFF FULL NAME].

29B. As a result of Defendant's conduct and the injury to [INJURED PLAINTIFF FULL NAME], Plaintiff [SPOUSE FULL NAME] has suffered loss of consortium, including [DESCRIBE LOSS OF COMPANIONSHIP, SERVICES, AND MARITAL RELATIONSHIP]. Plaintiff [SPOUSE FULL NAME] seeks damages on this separate, derivative claim.

12. JURY DEMAND

30. Plaintiff hereby demands a trial by jury on all issues.

13. PRAYER FOR RELIEF

WHEREFORE, Plaintiff demands judgment against Defendant for:

1. Compensatory damages in excess of $[AMOUNT / the arbitration limits of this Court];
2. Punitive damages [IF APPLICABLE];
3. Delay damages pursuant to Pa.R.C.P. 238;
4. Costs of suit;
5. Such other and further relief as this Court deems just and proper.

[IF OPTIONAL COUNT V IS USED: Plaintiff [SPOUSE FULL NAME] separately demands damages for loss of consortium under Count V.]

Respectfully submitted,

[LAW FIRM NAME]

By: ________________________________________
[ATTORNEY NAME]
Attorney I.D. No. [NUMBER]
[ADDRESS LINE 1]
[ADDRESS LINE 2]
[CITY], Pennsylvania [ZIP CODE]
Telephone: [PHONE]
Email: [EMAIL]
Attorney for Plaintiff [PLAINTIFF NAME]

14. VERIFICATION

I, [PLAINTIFF FULL NAME], verify that the statements made in the foregoing Complaint are true and correct to the best of my knowledge, information, and belief. I understand that false statements herein are made subject to the penalties of 18 Pa.C.S. § 4904, relating to unsworn falsification to authorities.

DATE: [DATE]

________________________________________
[PLAINTIFF FULL NAME]

[IF OPTIONAL COUNT V IS USED: Add a separate verification signed by Plaintiff [SPOUSE FULL NAME] for that Plaintiff's allegations.]

Certification of Compliance with Case Records Public Access Policy

I certify that this filing complies with the Case Records Public Access Policy of the Unified Judicial System of Pennsylvania, including its provisions for confidential information and documents.

Date: [__/__/____]

Signature: [________________________________]

Printed name: [ATTORNEY OR UNREPRESENTED FILER]

15. STATE-SPECIFIC NOTES

Visitor Classification Retained. Pennsylvania retains the traditional common-law distinctions among invitees, licensees, and trespassers. The duty owed depends entirely on the plaintiff's status at the time of injury, following the Restatement (Second) of Torts.

Modified Comparative Negligence. Under 42 Pa.C.S. § 7102(a), a plaintiff may recover if the plaintiff's contributory negligence is not greater than the causal negligence of the defendant or defendants against whom recovery is sought. Greater negligence bars recovery; otherwise damages are reduced by the plaintiff's percentage of negligence.

Hills and Ridges Doctrine. Pennsylvania's "hills and ridges" doctrine generally protects landowners from liability for generally icy conditions unless the owner allowed ice to unreasonably accumulate into ridges or elevations.

Open and Obvious Doctrine. Under Restatement (Second) of Torts § 343A, as quoted in Carrender v. Fitterer, a possessor generally is not liable to an invitee for harm from a danger known or obvious to that invitee, unless the possessor should anticipate the harm despite that knowledge or obviousness. Evaluate the facts before treating this as a complete defense.

Attractive Nuisance. Pennsylvania recognizes the attractive nuisance doctrine for child trespassers under the Restatement (Second) of Torts § 339.

Government Property. Claims against local government entities are governed by the Political Subdivision Tort Claims Act (42 Pa.C.S. §§ 8541-8564). Government immunity applies except in enumerated categories. Damages are capped at $500,000 per occurrence. Written notice must be provided within six (6) months.

Spouse's Claim. A loss-of-consortium claim belongs to the spouse and is separate from the injured plaintiff's personal-injury claim. If asserted, join the spouse as a plaintiff and use the optional separate count above.

Statute of Limitations. Section 5524 supplies a two-year period for covered personal-injury and tort actions but does not itself select the accrual date. Determine accrual, discovery, tolling, party-status, and claim-specific rules under current controlling authority and the facts.

Delay Damages. Under Pa.R.C.P. 238(a)(2), the calculation period generally begins one year after original process was first served and ends at the award, verdict, or decision. Rule 238(b)(1) excludes qualifying periods after a defendant's written settlement offer and periods when the plaintiff caused trial delay. A plaintiff's settlement demand does not start the calculation period. Confirm the current rule, the service date, and any exclusions before seeking delay damages.

16. SOURCES AND REFERENCES

• 42 Pa.C.S. § 7102 — Comparative Negligence
• 42 Pa.C.S. § 5524 — Statute of Limitations
• 42 Pa.C.S. §§ 8541-8564 — Political Subdivision Tort Claims Act
• Pa.R.C.P. 2179(a)(2)-(3), mirrored by Cornell LII — entity-defendant venue (official rule hosts blocked to this session)
• Shreck v. State Farm, No. 1:24-cv-1135 (M.D. Pa. Dec. 5, 2024) — spouse's distinct consortium claim
• Federal opinion quoting Carrender and Restatement § 343A — anticipated-harm exception
• Pa.R.C.P. 205.5 civil cover sheet, reproduced on an official court form — file the separate cover sheet when required
• Pa.R.C.P. 1018.1 — Notice to Defend
• Pa.R.C.P. 238 — Delay Damages
• Hammons v. Ethicon, 2018 PA Super 172, quoting Rule 238(a)(2) and (b)(1)
• Restatement (Second) of Torts §§ 328E, 339, 341, 342, 343
• Carrender v. Fitterer, 503 Pa. 178 (1983) (visitor classification)
• Morin v. Traveler's Rest Motel, Inc., 704 A.2d 1085 (Pa. Super. 1997)