{"id":4937,"date":"2022-03-28T09:07:02","date_gmt":"2022-03-28T07:07:02","guid":{"rendered":"https:\/\/dotnewsconnect.co.za\/law\/?p=4937"},"modified":"2022-03-30T09:33:52","modified_gmt":"2022-03-30T07:33:52","slug":"property-owner-and-body-corporate-liable-after-childs-electrocution","status":"publish","type":"post","link":"https:\/\/dotnewsconnect.co.za\/law\/2022\/property-owner-and-body-corporate-liable-after-childs-electrocution\/","title":{"rendered":"Property Owner and Body Corporate Liable After Child\u2019s Electrocution?"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\"><br>A recent High Court decision saw both a sectional title unit owner and his cupboard contractor held liable for damages suffered by an 11-year-old boy electrocuted by a communal tap. The complex\u2019s body corporate and an electrician were also sued but escaped liability.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The reasons given by the Court for these contrasting outcomes provide valuable lessons for property owners, contractors, and bodies corporate.<\/p>\n\n\n\n<h6 class=\"wp-block-heading\">Electrocuted when he turned on a tap<\/h6>\n\n\n\n<ul class=\"wp-block-list\"><li>You don\u2019t expect to be electrocuted when you turn on a tap, but that is what happened to an unfortunate boy, aged 11, who had offered to wash his mother\u2019s car in a residential complex.<\/li><li>When he touched a communal tap to fill up a bucket of water he was electrocuted and unable to remove his hand for 1 to 2 minutes. Fortunately the tenant of the unit which was the source of the electric current arrived home in time to switch off the electricity so that the boy could be rescued.<\/li><li>He was rushed to hospital with serious injuries and his mother sued all the role-players for more than R3m in damages on his behalf.<\/li><li>To simplify as much as possible some very complicated facts, a cupboard contractor had been brought in to do work in the unit by the owner\u2019s agent\/employee at the request of a tenant. The contractor employed two workers who caused the initial problem by drilling through a wall and damaging the electrical insulation.<\/li><li>The owner\u2019s agent then contracted an electrician to fix the problem, but he only compounded the danger by bungling the repair job and leaving the plumbing live.<\/li><li>The tenant, shocked (electrically, presumably also figuratively) when she turned on taps in the unit, switched off the electricity and reported the danger to the agent. Unfortunately the two workers, in her absence the next day, switched it on again \u2013 thus creating anew the dangerous situation that later that day led to the boy\u2019s electrocution.<\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Let\u2019s have a look at some of the legal principles that led the Court to its decision in regard to each of the role-players \u2013<br><\/p>\n\n\n\n<h6 class=\"wp-block-heading\">Your agent or employee doesn\u2019t tell you of a dangerous situation \u2013 are you liable?<\/h6>\n\n\n\n<p class=\"wp-block-paragraph\">There was a dispute over whether the owner\u2019s \u201cagent\u201d was legally an agent or an employee, and whether or not he had told the owner of the dangerous situation. But it made no difference, held the Court \u2013 the \u201cagent\u2019s\u201d knowledge of the dangerous situation in the unit was attributed to the owner because (1) he had acquired that knowledge in the course of his employment, and (2) in the circumstances he had a duty to report it to the owner.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Make sure your agents and employees are trustworthy enough to tell you about any dangerous situations in your property!<\/p>\n\n\n\n<h6 class=\"wp-block-heading\">Are you liable for your contractor\u2019s negligence?<\/h6>\n\n\n\n<p class=\"wp-block-paragraph\">Clearly the workers employed by the contractor had caused the dangerous situation, firstly by damaging the electrical insulation and secondly by turning the electricity back on knowing of the danger. The contractor was accordingly liable, but what about the property owner who had employed him?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Our law is that you are not automatically liable for your contractor\u2019s negligence, but you must \u201cexercise that degree of care that the circumstances demand\u201d. On the basis that \u201c<strong>It is the principal, who selects his agent and represents him as a trustworthy person, and not the other party to a contract who has no say in the selection, who bears the risk\u2026\u2026<\/strong>\u201d (emphasis supplied), the Court found both the contractor and the unit\u2019s owner liable for \u201cthe negligent omissions and\/or acts on the part of their agents\/employees.\u201d<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In any event both the \u201cagent\u2019s\u201d inaction and the actions of the two workers \u201cjointly contributed to the cause of the electrocution of the minor. Had either acted as they ought to have, the minor would not have been electrocuted.\u201d<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You are at risk for the conduct of any contractors and employees on your property, so again make sure they are trustworthy!<\/p>\n\n\n\n<h6 class=\"wp-block-heading\">When is a body corporate liable?<\/h6>\n\n\n\n<p class=\"wp-block-paragraph\">A body corporate is as much at risk of being sued as any individual owner in a case such as this \u2013 it was presumably sued in this matter on the basis that the tap in question was a \u201ccommunal\u201d one and therefore under its control.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Its security officers had become aware of the situation when they queried the presence of the workers in the complex. However the claim against it failed as the evidence was that the child\u2019s electrocution \u201cwas unforeseeable as far as it [the body corporate] was concerned. It had no duty to do anything while it was unaware of the danger posed. There had never been any problem with the electrical installation and it follows that what occurred was not reasonably foreseeable to it. Immediately the dangerous situation was brought to its attention it acted immediately.\u201d<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">As a body corporate, take all reasonable steps to prevent dangerous situations arising in the complex in the first place, and take immediate action to rectify any that come to your notice!<\/p>\n\n\n\n<h6 class=\"wp-block-heading\">What about the negligent electrician and the \u201cchain of causation\u201d?<\/h6>\n\n\n\n<p class=\"wp-block-paragraph\">Our law is that you are only liable if there is a \u201cchain of causation\u201d between your negligence and the damage resulting. So you can sometimes escape liability if there is a new \u201cintervening cause\u201d that interrupts that chain of causation.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In this case, the electrician\u2019s failure to do the repairs properly was held to have been a \u201cdirect cause\u201d of the incident. But his bacon was saved by the fact that the two workers, in switching the electricity back on, knew they were creating a dangerous situation anew. This made it sufficiently \u201cunusual\u201d, \u201cunexpected\u201d and not \u201creasonably foreseeable\u201d for there to be \u2013 from the electrician\u2019s point of view &#8211; a new \u201cintervening cause\u201d which interrupted the \u201cchain of causation\u201d between his negligence and the electrocution. The claim against him failed accordingly.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Any break in the \u201cchain of causation\u201d may come to your rescue if you are sued. But don\u2019t count on it!<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Disclaimer:<\/strong>&nbsp;The information provided herein should not be used or relied on as professional advice. No liability can be accepted for any errors or omissions nor for any loss or damage arising from reliance upon any information herein. Always contact your professional adviser for specific and detailed advice.<\/p>\n\n\n\n<p class=\"has-text-align-right wp-block-paragraph\">\u00a9 LawDotNews<\/p>\n","protected":false},"excerpt":{"rendered":"<p>A recent High Court decision saw both a sectional title unit owner and his cupboard contractor held liable for damages suffered by an 11-year-old boy electrocuted by a communal tap. The complex\u2019s body corporate and an electrician were also sued but escaped liability. The reasons given by the Court for these contrasting outcomes provide valuable [&hellip;]<\/p>\n","protected":false},"author":101014,"featured_media":4921,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_et_pb_use_builder":"","_et_pb_old_content":"","_et_gb_content_width":"","footnotes":""},"categories":[14,6],"tags":[],"class_list":["post-4937","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-delict-and-civil-claims","category-property"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Property Owner and Body Corporate Liable After Child\u2019s Electrocution? &#8226; LawDotNews<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/dotnewsconnect.co.za\/law\/2022\/property-owner-and-body-corporate-liable-after-childs-electrocution\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Property Owner and Body Corporate Liable After Child\u2019s Electrocution? &#8226; LawDotNews\" \/>\n<meta property=\"og:description\" content=\"A recent High Court decision saw both a sectional title unit owner and his cupboard contractor held liable for damages suffered by an 11-year-old boy electrocuted by a communal tap. 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