
    [774 NE2d 722, 746 NYS2d 657]
    Josephine Chianese, Respondent, v Werner Meier et al., Appellants.
    Argued May 2, 2002;
    decided June 13, 2002
    
      POINTS OF COUNSEL
    
      Mauro Goldberg & Lilling LLP, Great Neck (Caryn L. Lilling of counsel), and Brody, Fabiani & Cohen for appellants.
    I. The court below should not have reversed the trial court’s determination granting defendant’s motion for summary judgment dismissing plaintiffs complaint. (Landisi v Beacon Community Dev. Agency, 180 AD2d 1000; Herstand & Co. v Gallery: Gertrude Stein, Inc., 211 AD2d 77; Egleston v Kalamarides, 58 NY2d 682; Balsam v Delma Eng’g Corp., 203 AD2d 203; Bennett v Twin Parks Northeast Houses, 93 NY2d 860; Burgos v Aqueduct Realty Corp., 92 NY2d 544; Maria S. v Willow Enters., 234 AD2d 177; Perry v New York City Hous. Auth., 222 AD2d 567; Kistoo v City of New York, 195 AD2d 403; Agoglia v Sterling Foster & Co., 237 AD2d 549.) II. Defendants did not have any actual or constructive notice of the allegedly open door. (Mercer v City of New York, 223 AD2d 688, 88 NY2d 955; Gordon v American Museum of Natural History, 67 NY2d 836; Negri v Stop & Shop, 65 NY2d 625; Lewis v Metropolitan Transp. Auth., 64 NY2d 670; Piacquadio v Recine Realty Corp., 84 NY2d 967; Bogart v F.W. Woolworth Co., 31 AD2d 685, 24 NY2d 936; Priester v Madison Sq. Garden Corp., 230 AD2d 838; Deegan v 336 E. 50th St. Tenants Corp., 216 AD2d 59.) III. The court below willingly overlooked numerous evidentiary errors committed by the trial court, which cumulatively deprived defendants of a fair trial. (People v Shanis, 36 NY2d 697; O’Hearn v O’Hearn, 55 AD2d 766; Clarke v Steeplechase Amusement Co., 9 Misc 2d 342; People v Nieves, 67 NY2d 125; 
      Rivera v Eastern Paramedics, 267 AD2d 1029; People v Ely, 68 NY2d 520; Matter of Mays v City of New York, 208 AD2d 444; Demblewski v Demblewski, 267 AD2d 1058; Smith v Smith, 263 AD2d 628, 94 NY2d 797; Spilky v Bernard H. La Lone, Jr., P.C., 227 AD2d 741.) IV. CPLR 1602 (5) should not preclude a negligent tortfeasor in a negligence action from seeking apportionment of liability with a nonparty intentional tortfeasor who is found to be at least 50% at fault. (Sommer v Federal Signal Corp., 79 NY2d 540; Cole v Mandell Food Stores, 93 NY2d 34; Morales v County of Nassau, 94 NY2d 218; Rangolan v County of Nassau, 96 NY2d 42; Roseboro v New York City Tr. Auth., 286 AD2d 222; Concepcion v New York City Health & Hosps. Corp., 284 AD2d 37; Siler v 146 Montague Assoc., 228 AD2d 33; Taromina v Presbyterian Hosp. in City of N.Y., 242 AD2d 505; Mastroianni v County of Suffolk, 184 Misc 2d 125; Dubrey v Champlain Val. Physicians Hosp. Med. Ctr., 189 AD2d 950.)
    
      Madeline Lee Bryer, P.C., New York City (Steve S. Efron of counsel), for respondent.
    I. The court below correctly determined that Mautner-Glick was not entitled to summary judgment. (R.C.S. Farmers Mkts. Corp. v Great Am. Ins. Co., 56 NY2d 918; Egleston v Kalamarides, 58 NY2d 682; Phillips v Kantor & Co., 31 NY2d 307; Glick & Dolleck v Tri-Pac Export Corp., 22 NY2d 439; Sillman v Twentieth Century-Fox Film Corp., 3 NY2d 395; S.J. Capelin Assoc. v Globe Mfg. Corp., 34 NY2d 338.) II. Mautner-Glick’s actual knowledge of, and failure to correct, a hazardous condition that occurred regularly over a prolonged period of time, and that was caused by its own personnel, was sufficient to establish constructive notice of each reoccurrence of the condition. (Weisenthal v Pickman, 153 AD2d 849; Simoni v 2095 Cruger Assoc., 285 AD2d 431; Lowe v Spada, 282 AD2d 815; Loguidice v Fiorito, 254 AD2d 714; Piacquadio v Recine Realty Corp., 84 NY2d 967; Gordon v American Museum of Natural History, 67 NY2d 836; Bogart v F.W. Woolworth Co., 31 AD2d 685, 24 NY2d 936; Perez v Bronx Park S. Assoc., 285 AD2d 402; Smith v State of New York, 260 AD2d 819; Winecki v West Seneca Post 8113, 227 AD2d 978.) III. The purported evidentiary errors raised by Mautner-Glick do not warrant reversal. (People v McGee, 49 NY2d 48; Fleury v Edwards, 14 NY2d 334; Flynn v Manhattan & Bronx Surface Tr. Operating Auth., 61 NY2d 769; Barracato v Camp Bauman Buses, 217 AD2d 677; People v Coltrain, 202 AD2d 181; People v Cronin, 60 NY2d 430.) IV. The court below correctly determined that the exemption set forth in CPLR 1602 (5) is applicable to the circumstances of this case. (Rangolan v County of Nassau, 96 NY2d 42; Morales v County of Nassau, 94 NY2d 218; Cole v Mandell Food Stores, 93 NY2d 34; Cuomo v Long Is. Light. Co., 71 NY2d 349; Matter of Lloyd v Grella, 83 NY2d 537; Baron v Port Auth. of NY. & N.J., 271 F3d 81; Jacqueline S. v City of New York, 81 NY2d 288; Williams v Citibank, 247 AD2d 49; A.J. Temple Marble & Tile v Union Carbide Marble Care, 87 NY2d 574; Finger Lakes Racing Assn. v New York State Racing & Wagering Bd., 45 NY2d 471.)
    
      Michael A. Cardozo, Corporation Counsel, New York City (Francis F. Caputo and Paul L. Herzfeld of counsel), for City of New York, amicus curiae.
    CPLR article 16 entitles a low-fault joint tortfeasor to limit its liability to its proportionate share of fault, and while an intentional tortfeasor is precluded by CPLR 1602 (5) from invoking this limitation on liability, a negligent tortfeasor is not similarly precluded, even when it seeks apportionment of liability with a joint intentional tortfeasor. (Rangolan v County of Nassau, 96 NY2d 42; Siler v 146 Montague Assoc., 228 AD2d 33; Zakshevsky v City of New York, 149 Misc 2d 52; Matter of New York Life Ins. Co. v State Tax Commn., 80 AD2d 675, 55 NY2d 758; Roseboro v New York City Tr. Auth., 286 AD2d 222.)
    
      Nelson & Nelson, New York City (Clifford S. Nelson of counsel), and Hugh W. Campbell for New York State Trial Lawyers Association, amicus curiae.
    I. Article 16 of the CPLR is only applicable to joint tortfeasors, not successive tortfeasors who acted independently. (Oden v Chemung County Indus. Dev. Agency, 87 NY2d 81; Suria v Shiffman, 67 NY2d 87; Derby v Prewitt, 12 NY2d 100; Dubicki v Maresco, 64 AD2d 645; Musco v Conte, 22 AD2d 121; Morales v County of Nassau, 94 NY2d 218.) II. Even if this Court concludes that the wrongdoers in the instant matter acted jointly, or that article 16 of the CPLR is otherwise applicable, the Legislature in enacting CPLR 1602 (5) prohibited a negligent tortfeasor from apportioning liability and reducing its fault by the criminal conduct that it had a duty to protect against. (Matter of Washington Post Co. v New York State Ins. Dept., 61 NY2d 557; Mason v U.E.S.S. Leasing Corp., 96 NY2d 875; Oden v Chemung County Indus. Dev. Agency, 87 NY2d 81; Bank of Orange v Brown, 3 Wend 158; Allstate Ins. Co. v Mugavero, 79 NY2d 153.)
   OPINION OF THE COURT

Chief Judge Kaye.

The major issue on this appeal is whether apportionment of damages for personal injuries is permissible between a negligent landlord and the nonparty assailant who attacked the plaintiff-tenant (see CPLR 1602 [5]). We conclude that it is.

On May 14, 1992, plaintiff was attacked while entering her Greenwich Village apartment. When she arrived home from her teaching day at approximately 3:00 p.m., she noticed that the building’s front doors and interior security doors were open. She walked up to the third floor and saw a stranger, Eugene Adger, on the staircase leading to the fourth floor. As she entered her third-floor apartment, Adger pushed her in, grabbed her around the throat and dragged her into the bedroom. He pinned her to the bed, forcibly removed her jewelry and tied her hands behind her back. As he left the bedroom to rummage through the apartment, plaintiff freed herself and shouted for a neighbor, causing Adger to flee. Adger was later apprehended and convicted of a series of crimes, including the attack on plaintiff.

Plaintiff brought a personal injury action against the building owner and managing agent, alleging inadequate building security. Defendants moved for summary judgment on the strength of an affidavit from Adger, in which he claimed that he found the building doors locked and gained entrance by ringing buzzers until someone let him in. In opposition to defendants’ motion, plaintiff submitted an affidavit from an investigator stating that Adger told him he had entered the building through an open door, as well as transcripts of tape-recorded telephone conversations between the investigator and Adger to the same effect.

Supreme Court granted defendants’ motion for summary judgment and dismissed the complaint, concluding that plaintiff failed to make out a prima facie case supporting her contention that Adger entered the building through an open door. The Appellate Division reversed and reinstated the complaint, holding that the investigator’s affidavit, the telephone conversation transcripts and plaintiff’s own sworn statement raised material issues of fact (246 AD2d 328, lv dismissed 92 NY2d 876).

After trial, the jury found that Adger had gained entrance to the premises through a negligently maintained entrance, which was a substantial factor in causing plaintiff’s injuries. The jury awarded plaintiff $400,000 for past injuries and $700,000 for future pain and suffering, and apportioned the liability 50-50 between defendants and Adger. The trial court granted plaintiffs motion to set aside the apportionment, concluding that defendants had breached a nondelegable duty and thus came within an exception (CPLR 1602 [2] [iv]) to the otherwise applicable limitation of liability under CPLR article 16.

The Appellate Division affirmed, over a two-Justice dissent. Citing Rangolan v County of Nassau (96 NY2d 42 [2001]), the Court recognized the Trial Judge’s error in holding that defendants’ nondelegable duty prevents apportionment. The Appellate Division, however, found the defendants liable for the entire amount of the plaintiffs noneconomic loss under another exception to CPLR article 16 — section 1602 (5) — for “actions requiring proof of intent.” We now modify the Appellate Division order by denying plaintiffs CPLR 4404 (a) motion to set aside the apportionment of damages.

Apportionment

We return, once again, to consideration of CPLR article 16 (see e.g. Rangolan, 96 NY2d 42; Morales v County of Nassau, 94 NY2d 218 [1999]). Article 16 has been variously described as an “undistinguished piece of statutory prose” (Siegel, NY Prac § 168A, at 267 [3d ed]), and clear and elegant as the Internal Revenue Code (McLaughlin, Practice Commentaries, McKinney’s Cons Laws of NY, Book 7B, CPLR C1602:l, 1996 Pocket Part, at 228). Whatever its literary merit, it has in practical application engendered difficulty — as it does in the case before us, centered on section 1602 (5).

One thing is certain: CPLR article 16 was enacted in 1986 as part of a package of tort reform legislation that was the product of “a painstaking balance of interests” (Morales, 94 NY2d at 224). The purpose of the statute was to “remedy the inequities created by joint and several liability on low-fault, ‘deep pocket’ defendants” (see Rangolan, 96 NY2d at 46). To that end, section 1601 modifies the common-law rule of joint and several liability by making a joint tortfeasor whose share of fault is 50% or less liable for plaintiffs noneconomic loss only to the extent of that tortfeasor’s share of the total noneconomic loss. In effect, low-fault tortfeasors are liable only for their actual assessed share of responsibility, rather than the full amount of plaintiffs noneconomic loss.

Section 1602, however, excepts certain types of actions from the ambit of section 1601, including — most relevantly — “actions requiring proof of intent” (CPLR 1602 [5]). Plainly, this exception applies to prevent defendants who are found to have committed an intentional tort from invoking the benefits of section 1601. The question before us, however, is how the exception applies in the hybrid situation presented here. Plaintiff argues that her negligence claim against defendants, because it necessarily involves Adger’s intentional act, is also an “action requiring proof of intent,” thus precluding apportionment by defendants. Defendants counter that the issue was resolved in their favor in Rangolan, and in any event that denying apportionment would contravene both the words and the purpose of the statute.

The issue has split the Appellate Divisions. Indeed, the very day the First Department, in a divided vote, precluded apportionment in the present case (285 AD2d 315), two other panels, in divided votes, allowed apportionment (see Concepcion v New York City Health & Hosps. Corp., 284 AD2d 37 [2001]; Roseboro v New York City Tr. Auth., 286 AD2d 222 [2001]). In a preface to the three decisions, the First Department Justices announced their “inability to reconcile their views” on the issue (see Riccardi, Appeals Court Splits on Three Intruder Cases, NYLJ, Aug. 3, 2001, at 1, col 3). Also in a divided vote, the Second Department read section 1602 (5) to permit apportionment (Siler v 146 Montague Assoc., 228 AD2d 33 [1997], appeal dismissed 90 NY2d 927 [1997]). Each side points to anomalous applications of the other’s position (see e.g. Roseboro, 286 AD2d at 227; Siler, 228 AD2d at 40). Amicus curiae State Trial Lawyers Association urges that plain meaning and public policy preclude apportionment; amicus curiae City of New York, noting that premises liability cases are a significant segment of cases against the City, urges that plain meaning and public policy permit apportionment.

As we proceed to resolve the issue before us, we recognize that there is cogency and anomaly in both positions, and that our role in matters of statutory interpretation is to implement the will of the Legislature as we see it, knowing that the Legislature has the last word as to what it intended.

We first note that our decision in Rangolan does not resolve this question. There, we held that CPLR 1602 (2) (iv) was not an exception to article 16, but rather a savings provision that preserved principles of vicarious liability (see Rangolan, 96 NY2d at 47). CPLR 1602 (5) was neither raised by the parties nor addressed by the Court.

Three grounds support our conclusion that the section 1602 (5) exception does not apply here. The first is plain language. Plaintiffs complaint asserted only negligence as the basis for the defendants’ liability. Because plaintiffs negligence claim is not an “action requiring proof of intent,” section 1602 (5) on its face does not apply to preclude apportionment of liability. Plaintiff argues that her cause of action did require proof of intent in that she was required to prove that the assault, an intentional act, in fact occurred. Defendants’ liability, however, did not depend on proof of Adger’s state of mind. To prove her case, plaintiff had only to show that she was injured as a result of the defendants’ failure to provide adequate security on their premises. That a nonparty tortfeasor acted intentionally does not bring a pure negligence action within the scope of the exclusion (see Roseboro, 286 AD2d at 224; Concepcion, 284 AD2d at 39; Siler, 228 AD2d at 39; see also Agoado Realty Corp. v United Intl. Ins. Co., 95 NY2d 141, 146 [2000]).

This reading of CPLR 1602 (5), moreover, is consistent with the exception to apportionment set out in section 1602 (11). Section 1602 (11) provides that the limitation of liability set forth in section 1601 shall not apply to “any parties found to have acted knowingly or intentionally, and in concert, to cause the acts or failures upon which liability is based.” While section 1602 (5) forecloses intentional tortfeasors from seeking apportionment irrespective of the mental state of any other tortfeasors, section 1602 (11) precludes apportionment with any parties found to have acted knowingly or intentionally and in concert. The primary purpose of subdivision (11) is obviously to prevent apportionment among multiple intentional tortfeasors acting together when dividing liability among them would bring them under the section 1601 50% floor. Thus, our interpretation of section 1602 (5) does not render section 1602 (11) duplicative.

Second, what little legislative history there is — and the record by this time has surely been scoured — accords with our reading of section 1602 (5). The Governor’s Memorandum of Approval indicates that article 16 preserves joint and several liability for “instances in which the defendant’s acts upon which liability is based are willfully performed or intentionally performed in concert with others” (Governor’s Mem approving L 1986, ch 682, 1986 McKinney’s Session Laws of NY, at 3184 [emphasis added]; see also Attorney General Mem to Governor, at 2, Bill Jacket, L 1986, ch 682). There is, conversely, no indication in the legislative history that section 1602 (5) was intended to create what would amount to a broad exception to apportionment at the expense of the low-fault, merely negligent landowners and municipalities — the very parties article 16 intended to benefit (see Rangolan, 96 NY2d at 48).

Finally, we know the objective the Legislature intended by article 16 and note that plaintiffs interpretation would result in the very inequity the Legislature sought to eliminate. Under plaintiff’s reading of the statute, the right of a low-fault defendant to apportion would depend entirely on the nature of the culpability of the third-party tortfeasor. A negligent defendant could apportion liability with a negligent or reckless third-party tortfeasor, but not an intentional tortfeasor (see Siler, 228 AD2d at 40). Such a result is not only illogical but also inconsistent with the chief remedial purpose of article 16.

We therefore conclude that the jury’s apportionment of damages should be reinstated.

Constructive Notice

Citing Bogart v F.W. Woolworth Co. (24 NY2d 936 [1969]) and Gordon v American Museum of Natural History (67 NY2d 836 [1986]), defendants challenge the sufficiency of evidence of notice of a dangerous condition. Bogart involved a stray piece of candy or cookie on the noontime sidewalk outside defendant’s store; Gordon involved a bit of waxy paper on the front steps of a heavily trafficked museum. In both cases we held that general awareness of a dangerous condition cannot create an inference of constructive notice of the particular condition that caused the plaintiff’s injury. “To constitute constructive notice, a defect must be visible and apparent and it must exist for a sufficient length of time prior to the accident to permit defendant’s employees to discover and remedy it” (Gordon, 67 NY2d at 837).

Defendants here had far more than, a general awareness of stray litter on a busy street. Several tenants had complained about the building’s front doors frequently being left open. Additionally, there was evidence of an assault and multiple burglaries in the building and adjoining buildings owned by defendant within two years preceding the attack on plaintiff. Defendants thus had actual notice of a particular recurring safety issue that was reasonably within their power to correct. This was sufficient to establish constructive notice of the specific recurrence on the day of the assault on plaintiff. Defendants’ remaining contentions before us either lack merit or constitute harmless error.

Accordingly, the order of the Appellate Division should be modified, without costs, by denying plaintiff’s motion to set aside the apportionment of damages and remitting to Supreme Court for further proceedings in accordance with this opinion and, as so modified, affirmed.

Judges Smith, Levine, Cipaeick, Wesley, Rosenblatt and Geaffeo concur.

Order modified, etc.  