Pennsylvania Premises Liability Guide 2024

When you or someone you know suffers an injury on another’s property, it may not just be an accident—it could fall under premises liability. Situations like this happen more than people realize, and knowing your rights is crucial. Premises liability law in Pennsylvania holds property owners legally responsible for accidents and injuries that occur on their property due to negligence. This covers a range of incidents, from slips and falls to more complex scenarios involving inadequate security or hazardous conditions.

Navigating these legal waters can be intimidating, especially if you’re in pain or dealing with the aftermath of an accident. We understand. That’s why we’ve put together clear, actionable insights into what premises liability involves, how it could affect you, and the steps necessary to pursue a claim. From the initial understanding of the law, through identifying if you have a case, to the final processes of filing a claim, our guide aims to simplify this complex legal area. At our firm, we’re dedicated to helping each individual understand their rights and receive the justice they deserve in cases of premises liability.

What Is Premises Liability in Pennsylvania?

Premises liability in Pennsylvania refers to the legal responsibility of property owners to ensure their premises are reasonably safe for visitors. This area of law is crucial because it determines the accountability of property owners when accidents or injuries occur on their property. In our state, the specifics of these laws say that an owner must take reasonable steps to secure any premises under their control. This means that both public and private property owners must fix or adequately warn about any dangers that could harm a visitor.

The law categorizes visitors into three groups: invitees, licensees, and trespassers. Each category has different levels of protection under the law. Invitees, such as customers in a store, receive the highest level of protection; property owners owe them a duty to inspect the premises and fix any dangers. Licensees, who might be social guests, are owed a warning of non-obvious dangers. Trespassers, however, are owed the least duty, with property owners only needing to refrain from willful or wanton harm. Understanding these distinctions is vital because it influences the duty of care expected from the property owner and shapes the legal strategies we develop for our clients.

Common Types of Premises Liability Cases

Our firm handles a variety of premises liability cases, each with its own set of challenges. Here are some of the most common types we encounter:

  1. Slip and Fall Accidents: These occur when someone slips, trips, or falls due to a dangerous condition on the property, such as wet floors, icy walkways, or uneven surfaces.
  2. Inadequate Maintenance of the Property: Property owners who fail to maintain their premises, causing issues like broken stairs or malfunctioning elevators, can be held liable for accidents.
  3. Defective Conditions on the Premises: This includes inherent design flaws or construction issues that lead to injuries.
  4. Insufficient Security Leading to Injury or Assault: When a lack of security results in personal harm, the property owner can be held responsible.
  5. Accidents in Swimming Pools: These can involve inadequate fencing, lack of supervision, or faulty pool equipment.
  6. Dog Bites and Animal Attacks: Property owners can also be held liable if their animal causes harm to a visitor.

Each type of premises liability case requires a thorough investigation and a tailored legal approach. We diligently gather evidence, consult with experts, and develop a strategy that addresses the specific circumstances of each situation. Understanding the category of your case helps us better prepare to defend your rights and seek the compensation you deserve.

What Is Premises Liability in Pennsylvania?

Premises liability in Pennsylvania encompasses the legal responsibility that property owners and occupiers have towards individuals who enter their land or buildings. In simple terms, if someone is injured on property that you own or control, you could be held legally responsible if the injury resulted from unsafe conditions that you were aware of or should have been aware of. This responsibility is not absolute; the extent of duty varies depending on the status of the visitor as an invitee, licensee, or trespasser.

For invitees, those invited for business purposes, like a customer in a store, the property owner must ensure the highest level of safety, actively checking for possible hazards and fixing them. Licensees, who are typically social guests, must be warned of any dangers the owner is aware of. Trespassers, while afforded the least protection, must not be willfully injured, and in specific cases involving children, properties with attractive nuisances, like swimming pools, must be secured. Our team specializes in clarifying these distinctions and preparing a robust case around the specifics of each situation.

Common Types of Premises Liability Cases

The scope of premises liability is broad, covering various incidents beyond the common slip-and-fall scenarios. Pennsylvania sees a variety of such cases annually, involving conditions like icy walkways, broken flooring, unsecured carpets, poor lighting, and hidden hazards that lead to accidents. More severe cases include injuries from falling objects, elevator and escalator mishaps, dog bites, and even security failures leading to assaults or thefts.

Understanding the nuances of each case type is crucial. For example, a claim for a fall on an icy supermarket parking lot hinges on proving the business’s negligence in not salting the area. Similarly, a case involving an assault due to inadequate security measures depends on establishing that the incident was foreseeable and preventable. We guide our clients through these intricate details, ensuring that their claims are thoroughly prepared, from documenting the hazard to establishing negligence.

How We Can Help You with Premises Liability Claims

Our approach to handling premises liability claims is comprehensive and client-centered. We understand the stress and confusion that often accompanies these unfortunate incidents, and our goal is to simplify the legal process and strive to achieve the best possible outcome for our clients. From the initial consultation, we actively listen to your account of the event, carefully assessing the situation to determine the viability of your claim.

We then gather all necessary evidence, which may include photographs of the scene, witness statements, and maintenance records, and employ our expertise to effectively demonstrate liability. Whether negotiating with insurance companies or representing our clients in court, our experienced attorneys are dedicated to advocating vigorously on your behalf.


Navigating legal proceedings following a personal injury or property accident can feel overwhelming. Nevertheless, understanding your rights and the legal responsibilities of property owners can significantly influence the outcome of a case. At Caldwell & Kearns, P.C., we bring decades of legal expertise and a deep commitment to our clients throughout Harrisburg and beyond.

If you or someone you know has suffered an injury due to unsafe property conditions, do not hesitate to seek the justice you deserve. Contact the PA licensed attorneys at Caldwell & Kearns, P.C. today, and let us help you through this challenging time with the dedicated and expert legal representation you need. Our consultations aim to provide clarity and peace of mind as you navigate your legal options.