Contractual-Indemnification Cross Claim by Building Owners Against the Elevator Maintenance Company Should Not Have Been Dismissed—Relevant Criteria Explained

The Second Department determined the building owners failed to demonstrate they did not have constructive notice of the defect in the elevator door which caused plaintiff’s injury. The denial of the owners’ motion for summary judgment was therefore proper.  Supreme Court erred, however, when it denied defendants’ motion for summary judgment on the owners’ contractual-indemnification cross claim.  The contract with the elevator maintenance company, Dunwell, provided the company would indemnify the building owners for damages that did not arise solely and directly out of the owners’ negligence. Dunwell failed to raise a question of fact about whether the owners had actual knowledge of the defect and whether the injury arose “solely and directly” from the owners’ negligence. With regard to indemnification, the court wrote:

A party’s right to contractual indemnification depends upon the specific language of the relevant contract … . The promise to indemnify should not be found unless it can be clearly implied from the language and purpose of the entire agreement and the surrounding circumstances … . Under the full-service elevator maintenance contract at issue here, Dunwell assumed responsibility for the maintenance, repair, inspection, and servicing of the elevators, including the electrical systems or devices that operated the opening and closing of the elevator doors. Dunwell also agreed to indemnify the building defendants for any claim arising out of the performance of its work, regardless of whether it was negligent in its performance, unless the claim arose “solely and directly out of” the building defendants’ negligence. Goodlow v 724 Fifth Ave. Realty, LLC, 2015 NY Slip Op 03501, 1st Dept 4-29-15