Georgia Premises Liability on Multi-Employer Worksites
<p>When a worker is injured by a premises hazard while working at a third-party location, two recovery systems can run together: workers’ compensation from the direct employer and premises liability against the property owner or controlling entity. Common scenarios include delivery drivers injured at customer sites, service workers injured at client locations, construction workers on owner-controlled sites, and similar fact patterns. The Georgia framework parallels other workers’ comp/PI intersection cases but adds premises liability law’s specific structure.</p> <h2>Premises liability claims against non-employer property owners</h2> <p>When the worker is injured by a hazardous condition on third-party property, the property owner can face premises liability under <a href="https://law.justia.com/codes/georgia/title-51/chapter-3/section-51-3-1/">O.C.G.A. § 51-3-1</a>. The premises liability framework requires:</p> <ul> <li>The injured person was an invitee, licensee, or trespasser on the property</li> <li>The property owner owed a duty of care appropriate to the visitor classification</li> <li>A hazardous condition existed on the property</li> <li>The property owner had actual or constructive knowledge of the hazard</li> <li>The property owner failed to remedy the hazard or warn the visitor</li> <li>The hazard proximately caused the injury</li> </ul> <p>Workers performing work on third-party property are generally invitees of the property owner. The owner owes the highest duty of care: to exercise ordinary care to keep the premises safe.</p> <h2>The exclusive remedy bars claims against the direct employer</h2> <p>When the workplace injury falls within workers’ comp coverage, the exclusive remedy under § 34-9-11 bars tort claims against the direct employer. The premises liability claim proceeds only against the property owner or other non-employer entities. The injured worker collects:</p> <ul> <li>Workers’ comp benefits from the direct employer</li> <li>Premises liability tort damages from the property owner</li> </ul> <p>The subrogation lien under § 34-9-11.1(b) attaches to the tort recovery subject to the made whole limitation.</p> <h2>The owner’s tort exposure depends on its relationship to the work</h2> <p>Whether the property owner can be sued in tort depends on the owner’s role:</p> <table> <thead> <tr> <th>Owner role</th> <th>Tort claim available?</th> </tr> </thead> <tbody> <tr> <td>Owner is the worker's direct employer</td> <td>No (exclusive remedy bars suit)</td> </tr> <tr> <td>Owner is a statutory employer under § 34-9-8</td> <td>No (immunity under § 34-9-11)</td> </tr> <tr> <td>Owner is unrelated to the worker's employment</td> <td>Yes (premises liability claim </td></tr></tbody></table>