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What are Iron Fist’s Duties as a Landlord?

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Danny Rand purchased the building where Colleen Wing had her apartment and dojo in Netflix’s Iron Fist. Romantic [albeit stalky], overtures aside, what are Danny’s new obligations as a landlord?

The first is that landlord warrants the property is fit for human habitation. N.Y. Real Prop. Law § 235-b. Moreover, those living in the property “shall not be subjected to any conditions which would be dangerous, hazardous or detrimental to their life, health or safety.” Id. However, damages caused by the tenant or those under the tenant’s direct control, shall not be a breach of the warranty of habitability. Id.

Danny Rand as a landlord is entitled to “reasonable compensation” for Colleen’s use of the property. N.Y. Real Prop. Law § 220. Danny also has a duty to provide a written receipt for rental payments. N.Y. Real Prop. Law § 235-e.

No super-hero show explores the intricacies of landlord-tenant duties, but Danny has unusual liability for his new building. First, Danny, Colleen, and Claire all kidnap Madam Gao from China and falsely imprison her in Colleen’s dojo. Second, there is extensive property damage to the dojo from different factions of the Hand and a DEA raid.

International kidnapping is a crime; regardless of the fact Danny was fighting an ancient terrorist organization of ninjas selling heroin. Danny had actual notice of the ceiling being breached in a raid, plus the door by the DEA.

Danny would have a duty to have the ceiling repaired under N.Y. Mult. Dwell. Law § 78:

Every multiple dwelling, including its roof or roofs, and every part thereof and the lot upon which it is situated, shall be kept in good repair. The owner shall be responsible for compliance with the provisions of this section; but the tenant also shall be liable if a violation is caused by his own wilful act, assistance or negligence or that of any member of his family or household or his guest. Any such persons who shall wilfully violate or assist in violating any provision of this section shall also jointly and severally be subject to the civil penalties provided in section three hundred four.

Danny knew rappelling members of the Hand had breached the ceiling of the dojo. This could subject the dojo to flooding, to say nothing of the roof being safe and sound. Prior case law has found that landlords have been responsible for property damage caused by water invasion from damaged roofs. Excellent Holding Corp. v. Richman, 155 Misc. 257, 258 (N.Y. Mun. Ct. 1935). There is no question that three human sized holes in the ceiling would cause water intrusion to the property [assuming Colleen’s dojo is on the top floor].

Jeri Hogarth might argue Danny’s liability is either limited by the actions of organized crime or seek damages from the government for the DEA raid. This would be highly problematic, as Danny was acting in violation of international, Federal, and New York state law, when they kidnapped Madam Gao from China. Moreover, the government had been given false evidence, which does not mean the DEA was acting in bad faith when they sought a warrant. As far as they knew, there was probable cause to arrest Danny Rand for being a drug dealer.

What is not easy to tell, is how difficult it will be in the future for Colleen Wing to get renter’s insurance in the future.

King Kong vs JAG

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King Kong is the inspiration of “Monster Kids’ across the globe. Army JAG officer, and guest blogger on The Legal Geeks, Thomas Harper, sat down with me to discuss the military law issues in the newest “King Kong” movie, Kong: Skull Island. We debate whether Colonel Preston Packard (played by Samuel L. Jackson) committed dereliction of duty when his squadron first engaged Kong, whether Packard gave unlawful orders in his pursuit to kill Kong, and if John C. Reilly’s character Hank Marlow was entitled to 28 years of pack pay.

 

Parental Liability for Rampaging Monsters

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Are parents legally liable for property damage caused by monsters summed to their city by their minor child? If parents can be sued for forest fires, can they be sued for fire-breathing monsters controlled by a child?

The Marvel mini-series Monsters Unleashed tells the story of Kei Kawade, an Inhuman child who can summon classic monsters by drawing them on a piece of paper. Kei’s art projects summoned creatures that rampaged in Atlanta and St. Louis, forcing his family to move [possibly to escape civil liability].

Parental liability for torts of a child did not exist under common law. As one California Court explained, “statutes imposing parental liability are therefore ‘in derogation of the common law,’ and the rule is that statutes which increase liability, or provide a remedy against a person who was not liable at common law are to be narrowly construed in favor of those sought to be subjected to them.” Curry v. Superior Court, 20 Cal. App. 4th 180, 183-84 (1993), citations omitted.

The amount of recovery for parental liability for the acts of a child varies state to state. In Georgia, parents with custody of a minor child are liable for the “willful or malicious acts” of their child up to $10,000 for reasonable medical expenses and/or property damage caused by a child’s rampage. The law specifically states:

Every parent or guardian having the custody and control over a minor child or children under the age of 18 shall be liable in an amount not to exceed $10,000.00 plus court costs for the willful or malicious acts of the minor child or children resulting in reasonable medical expenses to another, damage to the property of another, or both reasonable medical expenses and damage to property.

Ga. Code Ann. § 51-2-3(a).

Missouri has similar laws for parents whose children have caused personal injury or damaged property by “purposely marking upon, defacing or in any way damaging any property,” except that damages are limited to $2,000. Mo. Rev. Stat. § 537.045.

Kei’s early monster rampages were in Georgia and Missouri. Those states limit recovery for property damage to $10,000 and $2,000. By way of comparison, California’s limit for property damages is $25,000 under Cal Civ Code § 1714.1. That means those with property damage could sue Kei’s parents for up to the maximum amounts in Georgia and Missouri. While these laws were not meant to cover damages from a monster attack, the combined damages from multiple property owners could add up fast for the Kawades and their insurance company.

The issue in Georgia is whether Kei acted recklessly drawing a picture of a monster that then appeared and destroyed property. In one Georgia case, a mother was not liable where her unlicensed teenage son stole her car keys and got in an accident, because there was no evidence the son’s actions were reckless. Jackson v. Moore, 190 Ga. App. 329, 378 S.E.2d 726 (1989).

The monster-sized issue for liability is that Kawades knew their son was an Inhuman whose drawings summoned monsters. The act of drawing a picture is not willful or malicious, however, having the knowledge that said drawing would summon a monster would be willful conduct. While there is a strong defense that the first time a monster appeared was not foreseeable, the parents would know of the danger after the first incident. Allowing Kei to draw with that knowledge arguably is a willful and malicious act.

Power Man and Iron Fist Civil Rights Podcast

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My good friend Christine Peek joined me to discuss the civil rights issues in the Power Man and Iron Fist comic. The story by David Walker has a villain with a facial recognition app that alters criminal records of individuals and creates arrest warrants. Christine shared her thoughts on the many legal issues with this fictional app used by vigilantes.

SDCF X-Men Mock Hearing Injunction Arguments!

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The countdown is on the for X-Men mock hearing at San Diego Comic Fest! Below is the Plaintiffs’ Motion to Enjoin the fictional Executive Order and the Defendant’s Opposition Motion. Join us at San Diego Comic Fest on February 18 at 300pm for oral arguments and the Court’s ruling. 

Plaintiffs’ Motion

Plaintiffs_Motion_for_Premliniary_Injunction

Government Opposition   

Defendant_Mutant_TRO_Opposition

How the Magic of Contract Law Saved the World in Doctor Strange

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It is not often that Contract Law saves the world, but when it does, it is a doctor conducting the negotiations.

Doctor Stephen Strange stopped Dormammu from destroying life as we know it on Earth by bargaining with him. The key terms included Dr. Strange would end the time loop that had trapped Dormammu in exchange for the safety of Earth. As an added term, Dormammu would accept Kaecilius and his Zealots into his Dark Dimension. The goal of Kaecilius’s plan was to ultimately bring Dormammu’s timeless Dark Dimension to Earth. Would that make Kaecilius a third-party beneficiary to Doctor Strange’s bargain with Dormammu?

Courts have weighed the issue of what are the rights a third person who benefits from a contract, but is neither the promisor nor promisee. The English view was that a third-party had no enforceable rights. See, John Edward Murray, Jr, Murray on Contracts, Third Edition, Copyright 1990, citing Vandepitte v. Preferred Acc. Ins. Corp., A.C., 70 (1933), Tweedle v. Atkinson, 1. B. & S. 393 [1861]; Bourne v. Mason, 1 Ventirs 6 [1669].

The “American” view of third-party beneficiaries was first definitively explained in Lawrence v. Fox 220 N.Y. 268 (1859). As the legal sorcerer Murray explained, Holly (Party A) loaned $300 to Fox (Party B) and told Fox that Holly owned $300 to Lawrence (Party C), who Fox agreed to pay back. Murray on Contracts, page 754, citing Lawrence v. Fox. Lawrence was not paid back, sued, and ultimately recovered, based on the principle that “where one person makes a promise to another for the benefit of a third person, the third person may maintain an action to enforce that promise.” page 755.

Dr. Strange’s bargain included a term that gave Kaecilius exactly what he wanted: timelessness without death in the Dark Dimension. Legally speaking, Kaecilius was a third-party beneficiary of Strange’s contract with Dormammu. Unfortunately for Kaecilius, he should have read the warning about the spell to go to the Dark Dimension.

Livewire Could Sue for More Than Copyright Infringement

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The Supergirl episode “We Can Be Heroes,” showed Livewire having a very bad week. She was kidnaped from prison, held against her will, and experimented on to create super-villain-soldiers. Livewire complained to her mad scientist tormentor that she could sue him for copyright infringement. Livewire should seek legal counsel, because she has more than one legal claim.

Livewire can sue the state of California for negligence, because she was kidnapped from her own cell due to a massive security breach. The State’s negligence allowed a henchmen to falsely impersonate a prison guard, assault a real guard, free one inmate, assault a prison psychiatrist, and kidnap Livewire.

The prison’s negligence allowed an imposter to enter the prison. Under California law, a “…public entity is liable for injury proximately caused by an act or omission of an employee of the public entity within the scope of his employment if the act or omission would, apart from this section, have given rise to a cause of action against that employee or his personal representative.” Cal. Gov’t Code § 815.2(a).

It was the failure of the prison security system that allowed an imposter to enter the compound. If the security lapse was not the fault of any specific individual, a general theory of negligence pursuant to Cal. Civ. Code § 1714 could provide Livewire a means of recovery against the state, because of the lack of ordinary care in maintaining a secure prison allowed her to be harmed. “But for” the prison being breached, Livewire would not have been kidnapped and tortured.

The aptly named “Bad Science Man” by Mon-EL is also subject to civil liability for his intentional torts on Livewire. First, “BSM” had a criminal conspiracy to kidnap Livewire, which is the act of forcibly taking another person to another location under Cal. Penal Code § 207. Second, BSM then violated Livewire’s personal liberty by physically restraining her on a chair in a warehouse, which would be false imprisonment under Cal. Penal Code § 236. Third, BSM’s experiments to drain Livewire of power were done with the intent to cause her pain and great bodily injury, thus meeting the legal definition of torture under Cal. Penal Code § 206. Livewire could sue “Bad Science Man” for these willful acts pursuant to Cal. Civ. Code § 1714.

The State is likely the “deep pocket” for suing, because “Bad Science Man” did not appear to be well-funded. Regardless, an attorney would need to conduct their due diligence before bring any claims on Livewire’s behalf for the best litigation strategy.