{"cached_at":"2026-10-24T10:50:46.644382+00:00","cl_docket_id":"67619500","docket":{"resource_uri":"https://www.courtlistener.com/api/rest/v4/dockets/67619500/","id":67619500,"court":"https://www.courtlistener.com/api/rest/v4/courts/txnd/","court_id":"txnd","original_court_info":null,"idb_data":null,"clusters":["https://www.courtlistener.com/api/rest/v4/clusters/10307403/"],"audio_files":[],"assigned_to":"https://www.courtlistener.com/api/rest/v4/people/1073/","referred_to":null,"bankruptcy_information":null,"absolute_url":"/docket/67619500/clark-v-wyndham-worldwide-inc/","date_created":"2023-07-19T11:19:28.227362-07:00","date_modified":"2026-08-31T17:49:38.358681-07:00","source":1,"appeal_from_str":"","assigned_to_str":"Sidney A Fitzwater","referred_to_str":"","panel_str":"","date_last_index":"2024-09-30T07:25:05.673747-07:00","date_cert_granted":null,"date_cert_denied":null,"date_argued":null,"date_reargued":null,"date_reargument_denied":null,"date_filed":"2023-07-12","date_terminated":"2025-01-03","date_last_filing":"2025-05-13","case_name_short":"","case_name":"Clark v. Wyndham Worldwide, Inc.","case_name_full":"","slug":"clark-v-wyndham-worldwide-inc","docket_number":"3:23-cv-01557","docket_number_core":"2301557","docket_number_raw":"3:23-cv-01557","docket_number_source":0,"federal_dn_office_code":"3","federal_dn_case_type":"cv","federal_dn_judge_initials_assigned":"D","federal_dn_judge_initials_referred":"","federal_defendant_number":null,"pacer_case_id":"379000","cause":"28:1332 Diversity-Personal Injury","nature_of_suit":"360 Torts/Pers Inj: Other Personal 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Worldwide Inc","extra_info":""},{"resource_uri":"https://www.courtlistener.com/api/rest/v4/parties/14635488/","id":14635488,"attorneys":[{"attorney":"https://www.courtlistener.com/api/rest/v4/attorneys/9845719/","attorney_id":9845719,"date_action":null,"docket":"https://www.courtlistener.com/api/rest/v4/dockets/67619500/","docket_id":67619500,"role":2},{"attorney":"https://www.courtlistener.com/api/rest/v4/attorneys/9845719/","attorney_id":9845719,"date_action":null,"docket":"https://www.courtlistener.com/api/rest/v4/dockets/67619500/","docket_id":67619500,"role":1},{"attorney":"https://www.courtlistener.com/api/rest/v4/attorneys/9845720/","attorney_id":9845720,"date_action":null,"docket":"https://www.courtlistener.com/api/rest/v4/dockets/67619500/","docket_id":67619500,"role":1},{"attorney":"https://www.courtlistener.com/api/rest/v4/attorneys/9845721/","attorney_id":9845721,"date_action":null,"docket":"https://www.courtlistener.com/api/rest/v4/dockets/67619500/","docket_id":67619500,"role":1}],"party_types":[{"docket":"https://www.courtlistener.com/api/rest/v4/dockets/67619500/","docket_id":67619500,"name":"Plaintiff","date_terminated":null,"extra_info":"","highest_offense_level_opening":"","highest_offense_level_terminated":"","criminal_counts":[],"criminal_complaints":[]}],"date_created":"2024-09-30T07:22:25.858361-07:00","date_modified":"2024-09-30T07:22:25.858369-07:00","name":"Estella Clark","extra_info":""}],"entries":[{"resource_uri":"https://www.courtlistener.com/api/rest/v4/docket-entries/412577985/","id":412577985,"docket":"https://www.courtlistener.com/api/rest/v4/dockets/67619500/","recap_documents":[{"resource_uri":"https://www.courtlistener.com/api/rest/v4/recap-documents/426046224/","id":426046224,"tags":[],"absolute_url":"/docket/67619500/40/clark-v-wyndham-worldwide-inc/","date_created":"2025-01-03T14:07:56.224950-08:00","date_modified":"2025-02-03T01:51:19.372368-08:00","sha1":"ccae89062350c3483c217f83efbd75ea68a977cc","page_count":8,"file_size":129147,"filepath_local":"recap/gov.uscourts.txnd.379000/gov.uscourts.txnd.379000.40.0.pdf","filepath_ia":"https://archive.org/download/gov.uscourts.txnd.379000/gov.uscourts.txnd.379000.40.0.pdf","ia_upload_failure_count":null,"thumbnail":null,"thumbnail_status":0,"plain_text":"Case 3:23-cv-01557-D         Document 40    Filed 01/03/25     Page 1 of 8    PageID 560\n\n\n\n                      IN THE UNITED STATES DISTRICT COURT\n                      FOR THE NORTHERN DISTRICT OF TEXAS\n                                DALLAS DIVISION\n\nESTELLA CLARK,                               \u00a7\n                                             \u00a7\n               Plaintiff,                    \u00a7\n                                             \u00a7\nVS.                                          \u00a7    Civil Action No. 3:23-CV-1557-D\n                                             \u00a7\nWYNDHAM WORLDWIDE, INC.,                     \u00a7\net al.,                                      \u00a7\n                                             \u00a7\n               Defendants.                   \u00a7\n\n                               MEMORANDUM OPINION\n                                   AND ORDER\n\n       In this removed action, plaintiff Estella Clark (\u201cClark\u201d) brings a premises liability\n\nclaim against defendants Wyndham Worldwide, Inc. (\u201cWyndham\u201d), CPLG TX Properties\n\nLLC (\u201cCPLG\u201d), and LQ Management LLC (\u201cLQ\u201d). Defendants together move for summary\n\njudgment, principally presenting the question whether LQ owed Clark a duty of care under\n\nthe Texas \u201cnecessary-use exception\u201d and can therefore be held liable. For the reasons that\n\nfollow, the court grants the motion and dismisses Clark\u2019s action with prejudice by judgment\n\nfiled today.\n\n                                             I\n\n       This lawsuit arises out of bodily injuries that Clark sustained on November 4, 2021\n\nwhen she fell down a dark stairway at LQ\u2019s La Quinta Inn & Suites in Dallas, where she was\n\nstaying as an invitee-guest.1 After Clark discovered that her room lacked toilet paper and a\n\n\n       1\n        In deciding defendants\u2019 motion for summary judgment, the court views the evidence\nin the light most favorable to Clark as the summary judgment nonmovant and draws all\n\fCase 3:23-cv-01557-D        Document 40       Filed 01/03/25      Page 2 of 8     PageID 561\n\n\n\nworking telephone to use to contact the concierge, she decided to retrieve toilet paper herself.\n\nBecause the property lacked elevators, Clark\u2019s only route to the concierge required that she\n\ndescend a stairway. Clark had the option of taking two stairwells, one to her left and the\n\nother to her right, both of which were unlit. While Clark was descending one of these unlit\n\nstairways, she fell, sustaining serious bodily injuries.\n\n       Clark filed this suit against Wyndham and CPLG in Texas state court, asserting a\n\npremises liability claim. Wyndham removed the case to this court based on diversity of\n\ncitizenship.2 Clark later amended her complaint and joined LQ as a defendant. Defendants\n\ntogether move for summary judgment. Clark opposes the motion only as to LQ.3 The court\n\nis deciding the motion on the briefs, without oral argument.\n\n                                               II\n\n       When, as here, a party moves for summary judgment on a claim on which the\n\nopposing party will bear the burden of proof at trial, the moving party can meet its summary\n\njudgment obligation by pointing the court to either admissible evidence that negates the\n\n\n\nreasonable inferences in her favor. See, e.g., Owens v. Mercedes-Benz USA, LLC, 541\nF.Supp.2d 869, 870 n.1 (N.D. Tex. 2008) (Fitzwater, C.J.) (citing U.S. Bank Nat\u2019l Ass\u2019n v.\nSafeguard Ins. Co., 422 F.Supp.2d 698, 701 n.2 (N.D. Tex. 2006) (Fitzwater, J.)).\n       2\n       Wyndham did not require CPLG\u2019s consent to remove the case because CPLG had not\nbeen served. See 28 U.S.C. \u00a7 1446(b)(2)(A) (emphasis added) (\u201cWhen a civil action is\nremoved solely under section 1441(a), all defendants who have been properly joined and\nserved must join in or consent to the removal of the action.\u201d).\n       3\n         Clark concedes that Wyndham and CPLG did not owe her a duty of care because\nthere is no evidence that they had a right to control the premises where Clark was injured.\nAccordingly, Wyndham and CPLG are entitled to summary judgment on this basis.\n\n                                              -2-\n\fCase 3:23-cv-01557-D         Document 40       Filed 01/03/25      Page 3 of 8     PageID 562\n\n\n\nnonmovant\u2019s claim, or the absence of admissible evidence to support the nonmovant\u2019s claim.\n\nSee Celotex Corp. v. Catrett, 477 U.S. 317, 325 (1986). Once the moving party does so, the\n\nnonmovant must go beyond her pleadings and designate specific facts showing there is a\n\ngenuine issue for trial. See id. at 324; Little v. Liquid Air Corp., 37 F.3d 1069, 1075 (5th Cir.\n\n1994) (en banc) (per curiam). An issue is genuine if the evidence is such that a reasonable\n\njury could return a verdict in the nonmovant\u2019s favor. Anderson v. Liberty Lobby, Inc., 477\n\nU.S. 242, 248 (1986). The nonmovant\u2019s failure to produce proof as to any essential element\n\nof a claim renders all other facts immaterial. See TruGreen Landcare, L.L.C. v. Scott, 512\n\nF.Supp.2d 613, 623 (N.D. Tex. 2007) (Fitzwater, J.). Summary judgment is mandatory if the\n\nnonmovant fails to meet this burden. Little, 37 F.3d at 1076.\n\n                                               III\n\n       LQ\u2019s motion turns on whether it owed Clark a duty of care under the Texas\n\n\u201cnecessary-use exception.\u201d\n\n                                               A\n\n       Under Texas law, which undisputably applies in this case, a landowner does not owe\n\nan invitee a duty to make safe unreasonably dangerous conditions that are \u201copen and obvious\n\nor known to the invitee.\u201d Austin v. Kroger Tex., L.P., 465 S.W.3d 193, 204 (Tex. 2015).\n\nThere are two exceptions to this rule. The first, not applicable here, is the criminal-activity\n\nexception.4 The second is the \u201cnecessary-use exception.\u201d This exception applies if \u201cthe\n\n\n       4\n       This exception \u201capplies in cases involving dangers resulting from a third party\u2019s\ncriminal conduct in which the landowner should have anticipated that the harm would occur\n\n                                               -3-\n\fCase 3:23-cv-01557-D        Document 40      Filed 01/03/25      Page 4 of 8    PageID 563\n\n\n\ninvitee necessarily must use the unreasonably dangerous premises, and despite the invitee\u2019s\n\nawareness and appreciation of the dangers, the invitee is incapable of taking precautions that\n\nwill adequately reduce the risk.\u201d Id. The plaintiff-invitee has the burden to prove that the\n\n\u201cnecessary-use exception\u201d applies. See Simpson v. Orange Cnty. Bldg., Inc., 2019 WL\n\n470090, at *5 (Tex. App. Feb. 7, 2019, no pet.) (mem. op.); Ladapo v. Target Stores, Inc.,\n\n2017 WL 2719320, at *1 (N.D. Tex. June 23, 2017) (Fitzwater, J.), aff\u2019d, 742 Fed. Appx. 39\n\n(5th Cir. 2018).\n\n                                              B\n\n       The parties dispute whether LQ owed Clark a duty of care under the \u201cnecessary-use\n\nexception.\u201d5\n\n       LQ contends that Clark\u2019s use of the dark stairway was unnecessary. LQ points to\n\nClark\u2019s deposition testimony that she opted not to use another stairway because she assumed\n\nthat it, too, was dark. LQ maintains that Clark was not incapable of taking precautions, such\n\nas illuminating the stairwell herself. And LQ relies on the absence of evidence that Clark\n\ntook any precautions.\n\n       Clark responds that her use of the dark stairway was necessary. She cites her\n\ndeposition testimony that \u201cbefore going down the stairs, she looked toward the hallway in\n\n\n\n\ndespite the invitee\u2019s knowledge of the risks.\u201d Austin, 465 S.W.3d at 206.\n       5\n        Clark relies on the \u201cnecessary-use exception\u201d because it is undisputed that LQ owned\nthe hotel where Clark fell; Clark was LQ\u2019s business invitee when she fell; and the stairwell\u2019s\nunlit condition was known to Clark.\n\n                                             -4-\n\fCase 3:23-cv-01557-D        Document 40      Filed 01/03/25     Page 5 of 8    PageID 564\n\n\n\nthe opposite direction toward the other staircase and noted that that area too was dark.\u201d P.\n\nResp. (ECF No. 38) at 9.\n\n                                             C\n\n       Viewing the evidence in the light most favorable to Clark and drawing all reasonable\n\ninferences in her favor, the court concludes that there is no genuine issue of material fact\n\nabout whether LQ owed Clark a duty of care.\n\n       LQ has met its initial summary judgment obligation to point to the absence of\n\nevidence that LQ owed Clark a duty of care.6 LQ cites Clark\u2019s failure to testify at her\n\ndeposition that she took precautions before descending the dark stairway, such as\n\nilluminating the stairwell herself.\n\n       The burden has therefore shifted to Clark to introduce evidence that would enable a\n\nreasonable jury to find that the \u201cnecessary-use exception\u201d applies. The \u201cnecessary-use\n\nexception\u201d requires that, \u201cdespite the invitee\u2019s awareness and appreciation of the dangers,\n\nthe invitee is incapable of taking precautions that will adequately reduce the risk.\u201d Austin,\n\n465 S.W.3d at 204. Without admissible evidence either that Clark took adequate precautions,\n\nor that she was incapable of taking such precautions, Clark cannot prove that LQ owed her\n\n\n\n       6\n        The question whether LQ owed Clark a duty of care is a question of law. Del Lago\nPartners, Inc. v. Smith, 307 S.W.3d 762, 767 (Tex. 2010). But that question of law is\ndetermined by an underlying factual question: whether Clark was incapable of taking\nprecautions that would adequately reduce the risk of using the dangerous premises. See\nAustin, 465 S.W.3d at 204; see also Walker v. Harris, 924 S.W.2d 375, 377 (Tex. 1996)\n(\u201cThe existence of a duty is a question of law for the court to decide from the facts\nsurrounding the occurrence in question.\u201d).\n\n                                             -5-\n\fCase 3:23-cv-01557-D        Document 40       Filed 01/03/25     Page 6 of 8     PageID 565\n\n\n\na duty of care under the \u201cnecessary-use exception.\u201d See Austin, 465 S.W.3d at 204; Simpson,\n\n2019 WL 470090 at *5; Ladapo, 2017 WL 2719320 at *1.7 But Clark has not identified\n\nadmissible evidence that she took adequate precautions, or that she was incapable of taking\n\nsuch precautions.8 Without such evidence, a reasonable jury could not find that Clark met\n\nher burden of proving that LQ owed her a duty of care under the \u201cnecessary-use exception,\u201d\n\nand LQ is entitled to summary judgment. See, e.g., Padron v. Cath. Diocese of Austin, 2019\n\nWL 1548637, at *5 (Tex. App. Apr. 10, 2019, no pet.) (mem. op.) (affirming summary\n\njudgment for landowner based on inapplicability of \u201cnecessary-use exception\u201d where\n\nevidence demonstrated that plaintiff-invitee who fell down dark stairway was aware of\n\nstairwell\u2019s unlit condition and \u201cdid not take adequate steps to mitigate the risks of the dark\n\nside stairway even though she could have illuminated it\u201d).\n\n       The court has not located, and the parties have not identified, any \u201cnecessary-use\n\nexception\u201d cases in which the defendant-landowner was held not to be liable by reason of the\n\nplaintiff-invitee\u2019s failure to introduce evidence that she was incapable of taking precautions.\n\nDismissal of Clark\u2019s premises liability claim, however, is proper nevertheless. Typically,\n\nthere is some evidence that the plaintiff-invitee did not take an available precaution. See,\n\n\n       7\n       LQ also contends that Clark\u2019s use of the dark stairway was unnecessary. It relies on\nClark\u2019s deposition testimony that she was aware of another stairway, but opted not to\ndetermine whether it was dark. Given the court\u2019s reasoning, it need not address this\nargument.\n       8\n        In response to LQ\u2019s contention that her use of the dark stairway was not necessary\nClark identifies only her deposition testimony that she perceived the other available stairwell\nto be unlit.\n\n                                              -6-\n\fCase 3:23-cv-01557-D        Document 40       Filed 01/03/25     Page 7 of 8    PageID 566\n\n\n\ne.g., Padron, 2019 WL 1548637 at *1 (\u201cAlthough there was a light switch on the second\n\nfloor outside of the homeroom classroom near the side stairway, Padron testified that she did\n\nnot look to see if there was a light switch for the stairway[.]\u201d); Flores v. Oil-Tech Constr.,\n\nLLC, 2022 WL 3902756, at *4 (Tex. App. Aug. 31, 2022, no pet.) (mem. op.) (\u201cOil-Tech\n\nprovided deposition testimony from Flores wherein he testified that he had a large ladder\n\navailable for his use. This summary judgment evidence establishes that it was not necessary\n\nfor Flores to step off the bed of the pickup in the manner that he did.\u201d); Turner v. Samsung\n\nSDS Am., Inc., 2020 WL 1083601, at *2 (N.D. Tex. Mar. 5, 2020) (Brown, J.) (\u201cTurner\u2019s\n\nown testimony shows he could have moved the truck and trailer in order to avoid walking\n\nthough the puddle, although it would have been more time-consuming to do so. Accordingly,\n\nthe Court finds Turner failed to set forth specific facts showing a genuine issue on the\n\napplicability of the necessary-use exception.\u201d). But where, as here, no evidence is introduced\n\nconcerning the capability of taking precautions, the party who has the burden of proving that\n\nthe \u201cnecessary-use exception\u201d applies\u2014the plaintiff-invitee\u2014cannot prevail. This is so\n\nbecause the \u201cnecessary-use exception\u201d does not apply unless, despite the plaintiff-invitee\u2019s\n\nawareness of the alleged dangerous condition, she was \u201cincapable of taking precautions that\n\nwill adequately reduce the risk.\u201d Austin, 465 S.W.3d at 204. Without any evidence about\n\nwhether the plaintiff-invitee was capable of taking precautions, no reasonable jury could find\n\nthat the \u201cnecessary-use exception\u201d applies.\n\n       Accordingly, because Clark has failed to introduce sufficient admissible evidence for\n\na reasonable jury to find that the \u201cnecessary-use exception\u201d applies, the court holds as a\n\n                                              -7-\n\fCase 3:23-cv-01557-D        Document 40        Filed 01/03/25     Page 8 of 8     PageID 567\n\n\n\nmatter of law that LQ did not owe Clark a duty of care, and LQ is entitled to summary\n\njudgment as a matter of law dismissing Clark\u2019s premises liability claim.9\n\n                                          *     *    *\n\n       For the reasons explained, the court grants defendants\u2019 October 2, 2024 motion for\n\nsummary judgment and dismisses Clark\u2019s action with prejudice by judgment filed today.\n\n       SO ORDERED.\n\n       January 3, 2025.\n\n\n\n                                              _________________________________\n                                              SIDNEY A. FITZWATER\n                                              SENIOR JUDGE\n\n\n\n\n       9\n         See also Parker v. Highland Park, Inc., 565 S.W.2d 512 (Tex. 1978) (affirming\njudgment of liability against landowner where plaintiff-invitee who fell down dark stairway\nadduced evidence that she lit the stairway herself with a flashlight). Although Parker\npredates formal recognition of the \u201cnecessary-use exception\u201d in Austin, it is instructive as the\ncase from which the Supreme Court of Texas expressly derived the exception. See Austin,\n465 S.W.3d at 208 (\u201c[W]e hold that Parker represents a second exception to the general\nrule.\u201d).\n\n                                               -8-\n\f","ocr_status":2,"date_upload":"2025-01-04T01:59:09.480502-08:00","document_number":"40","attachment_number":null,"pacer_doc_id":"177017367384","is_available":true,"is_free_on_pacer":true,"is_sealed":null,"document_type":1,"description":"Memorandum Opinion and Order","acms_document_guid":""}],"date_created":"2025-01-03T14:07:56.216279-08:00","date_modified":"2025-02-03T01:51:19.359796-08:00","date_filed":"2025-01-03","time_filed":"15:37:21","entry_number":40,"recap_sequence_number":"2025-01-03.001","pacer_sequence_number":120,"description":" MEMORANDUM OPINION AND ORDER granting    33   Motion for Summary Judgment. The court grants the motion and dismisses Clark's action with prejudice by judgmentfiled today.  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