William Gibson v. USA , 809 F.3d 807 ( 2016 )


Menu:
  •      Case: 14-31303    Document: 00513327588    Page: 1   Date Filed: 01/04/2016
    IN THE UNITED STATES COURT OF APPEALS
    FOR THE FIFTH CIRCUIT
    No. 14-31303                  United States Court of Appeals
    Fifth Circuit
    FILED
    WILLIAM GIBSON; RITA GIBSON,                                    January 4, 2016
    Lyle W. Cayce
    Plaintiffs - Appellants                                  Clerk
    v.
    UNITED STATES OF AMERICA; FEDERAL EMERGENCY
    MANAGEMENT AGENCY,
    Defendants - Appellees
    Appeal from the United States District Court
    for the Middle District of Louisiana
    Before JONES, SMITH, and SOUTHWICK, Circuit Judges.
    LESLIE H. SOUTHWICK, Circuit Judge:
    William Gibson fell and sustained injuries while exiting a trailer or
    mobile home owned by the Federal Emergency Management Agency (“FEMA”).
    Gibson and his wife, Rita Gibson, sued FEMA under the Federal Tort Claims
    Act (“FTCA”), 
    28 U.S.C. §§ 2671
    –2680. The district court granted FEMA’s
    motion for summary judgment on the basis that the claims are barred by the
    FTCA’s discretionary function exception. We REVERSE and REMAND for
    further proceedings.
    Case: 14-31303    Document: 00513327588        Page: 2   Date Filed: 01/04/2016
    No. 14-31303
    FACTUAL AND PROCEDURAL BACKGROUND
    Among its many services, FEMA provides trailers or mobile homes to
    victims of natural disasters. When a trailer is no longer to be used, it is
    transported to a FEMA storage site. On the day of the accident, November 1,
    2010, Gibson was at a FEMA storage site in Baton Rouge, Louisiana,
    inspecting trailers that were to be sold at auction. In her deposition, FEMA
    employee Joan Johnson described the Baton Rouge site as “a federal property
    [with] a fence around it” containing “a hundred and some odd acres,” and it
    typically “had hundreds . . . of trailers.”   Johnson’s job was to accompany
    customers while they inspected trailers available at auction because members
    of the public were not allowed to walk around the site unsupervised.
    According to the Gibsons, “most of the FEMA trailers were equipped with
    a set of pull-out steps providing access, [but] the mobile homes were not.” The
    parties on appeal, as well as the district court in its summary judgment
    opinion, have used the term “trailer” to refer to the relevant mobile home.
    Because the distinction between trailers and mobile homes is not dispositive
    in this appeal, we adopt the same terminology. On prior occasions, Gibson
    would enter the trailers by sitting in the doorway, turning into the trailer, and
    then standing up. On November 1, Johnson accompanied Gibson while he
    inspected four or five trailers without incident. There is some dispute about
    how Gibson entered these trailers that day – whether he used a small step-
    stool or a stepladder. Both parties agree, though, that during the final trailer
    inspection, which had no attached stairs, Gibson used a stepladder to reach
    the trailer’s doorway. The doorway was between two and four feet above the
    ground.   According to Herman Jones, a FEMA employee, this trailer was
    situated on top of “hard gravel.”
    Johnson testified that Gibson asked to use her stepladder to enter this
    final trailer.   Gibson, however, contends that he never requested to use
    2
    Case: 14-31303     Document: 00513327588     Page: 3     Date Filed: 01/04/2016
    No. 14-31303
    Johnson’s stepladder; instead, Johnson directed Gibson to use it. During his
    deposition, Gibson first testified that Johnson set up the stepladder in front of
    the trailer. Later in that same deposition, though, Gibson testified that he
    could not remember who set up the stepladder.              For her part, Johnson
    maintains that Gibson set up the stepladder on his own. Gibson conceded that
    he moved the stepladder around to ensure it was stable before he used it to
    reach the trailer’s entrance.
    Gibson successfully used the stepladder to enter the trailer. Before
    attempting to exit and descend, Gibson contends he tried to get Johnson’s
    attention. Johnson was approximately 40 feet away and talking on her cell
    phone. After waiting two minutes, Gibson began to descend the stepladder
    without Johnson’s assistance. He remembers holding the trailer and putting
    both feet securely on the stepladder’s rungs. Gibson fell from the stepladder
    as he attempted to step down, but he does not know what caused his fall. He
    claims no memory of the fall itself.
    In contrast to Gibson’s version of events, Johnson maintains she was
    standing by the door as Gibson exited the trailer. Johnson stated that Gibson
    had one foot on the ladder when his body started shifting, and he lost his
    balance as he attempted to put his other foot on the ladder.               Johnson
    instinctively reached for Gibson in an attempt to help but quickly withdrew to
    prevent herself from being injured. Johnson called for assistance; several
    FEMA employees arrived to assist Gibson into an ambulance.
    The Gibsons allege that the United States is liable under the FTCA for
    numerous acts of negligence: (1) “[f]ailing to provide stairs with handrails . . .
    to inspect mobile homes”; (2) “[f]ailing to follow [FEMA] safety regulations . . .
    by not providing hand rails for stairs to enter mobile homes”; (3) “[f]ailing to
    provide a solid surface upon which to place stairs or ladders when entering a
    mobile home”; (4) “[u]sing an under rated ladder to give to invitees to gain
    3
    Case: 14-31303     Document: 00513327588     Page: 4     Date Filed: 01/04/2016
    No. 14-31303
    access to [the Government’s] mobile homes”; (5) “[f]ailing to follow general
    safety regulations in the industry”; (6) “[f]ailing to properly train employees on
    regulations required for invitee safety”; (7) “[f]ailing to properly supervise
    employees”; (8) “[s]upplying employees with under rated ladders to give to
    invitees to inspect mobile homes”; (9) “[f]ailing to train and supervise
    employees in the proper techniques to spot and hold ladders”; (10) “[f]ailing to
    require employees to hold ladders firm”; (11) “[f]ailing to properly supervise
    employees who were constantly using cell phones for personal calls and not
    properly attending and monitoring invitees”; and (12) “[f]ailing to prevent
    personal cell phone usage by employees.”
    The Gibsons sought $9,671,682 in damages “arising out of a significant
    leg fracture.” On cross-motions for summary judgment, the district court
    entered judgment on behalf of the Government. The Gibsons appeal.
    DISCUSSION
    Under the doctrine of sovereign immunity, a plaintiff may not sue the
    United States unless a federal statute explicitly provides the government’s
    consent to be sued. In re FEMA Trailer Formaldehyde Prods. Liab. Litig.
    (Miss. Plaintiffs), 
    668 F.3d 281
    , 287 (5th Cir. 2012).         The FTCA waives
    sovereign immunity under certain conditions “and provides the sole basis of
    recovery for tort claims against the United States.”         
    Id.
     (citing 
    28 U.S.C. §§ 1346
    , 2671, et seq.).    Several exceptions, though, limit the waiver of
    sovereign immunity. Here, the Government contends, and the district court
    held, that the “discretionary function exception” applies.
    The discretionary function exception applies to “[a]ny claim . . . based
    upon the exercise or performance or the failure to exercise or perform a
    discretionary function or duty on the part of a federal agency or an employee
    of the Government, whether or not the discretion involved be abused.” 28
    4
    Case: 14-31303      Document: 00513327588          Page: 5     Date Filed: 01/04/2016
    No. 14-
    31303 U.S.C. § 2680
    (a). The district court granted summary judgment because of this
    exception, concluding it lacked subject matter jurisdiction.
    I.        Standard of Review
    We review the district court’s grant of summary judgment de novo.
    Ashford v. United States, 
    511 F.3d 501
    , 504 (5th Cir. 2007). “Since the granting
    of summary judgment is a disposition on the merits of the case, a motion for
    summary judgment is not the appropriate procedure for raising the defense of
    lack of subject matter jurisdiction.” Stanley v. Cent. Intelligence Agency, 
    639 F.2d 1146
    , 1157 (5th Cir. Unit B Mar. 1981). When there is no jurisdiction, the
    district court should dismiss the suit without prejudice so that the plaintiffs
    may pursue a claim in a court that has jurisdiction. See Ramming v. United
    States, 
    281 F.3d 158
    , 161 (5th Cir. 2001).
    We will review this judgment as a jurisdictional determination despite
    its label as a summary judgment.               We review de novo a district court’s
    “construction of immunity” and we review the underlying factual findings for
    clear error. See In re Katrina Canal Breaches Litig., 
    696 F.3d 436
    , 444 (5th
    Cir. 2012).
    II.        The Discretionary Function Exception
    We apply a two-part test to determine whether an agency’s conduct
    qualifies as a discretionary function or duty. See United States v. Gaubert, 
    499 U.S. 315
    , 322–23 (1991). 1 First, we assess whether the challenged conduct was
    1 At the pleading stage, the plaintiff has the burden to “invoke the court’s jurisdiction
    by alleging a claim that is facially outside of the discretionary function exception.” Freeman
    v. United States, 
    556 F.3d 326
    , 334 (5th Cir. 2009). Nonetheless, we previously noted it is
    unclear whether the plaintiff or the government bears the ultimate burden of proving the
    discretionary function exception applies. See St. Tammany Par., ex rel. Davis v. Fed.
    Emergency Mgmt. Agency, 
    556 F.3d 307
    , 315 n.3 (5th Cir. 2009). Our sister circuits are split
    5
    Case: 14-31303       Document: 00513327588          Page: 6     Date Filed: 01/04/2016
    No. 14-31303
    “discretionary in nature, [an] act[] that involv[es] an element of judgment or
    choice.” 
    Id. at 322
    . If we find that the agency’s conduct does qualify as
    discretionary, then we consider whether the actions taken are “susceptible to
    policy analysis.” 
    Id. at 325
    .
    A. Step One: Whether the challenged conduct was an act of discretion.
    “If a statute, regulation, or policy leaves it to a federal agency to
    determine when and how to take action, the agency is not bound to act in a
    particular manner and the exercise of its authority is discretionary.” Spotts v.
    United States, 
    613 F.3d 559
    , 567 (5th Cir. 2010). In contrast, “the discretionary
    function exception does not apply if the challenged actions in fact violated a
    federal statute, regulation, or policy.” 
    Id.
     Gibson contends that FEMA had an
    unwritten “no assistance” policy that barred FEMA employees from helping
    customers enter and exit trailers, and that Johnson violated that policy by
    providing him an unsafe ladder.
    The district court disagreed.            First, the court held that whatever
    unwritten policy may have existed, the policy failed to prescribe sufficient
    “specific direction” to establish a nondiscretionary duty. The allegations of
    FEMA’s supposed policy were “too broad and conclusory,” the court held, and
    therefore the alleged FEMA conduct was not “specifically prescribed or
    prohibited” under the terms of the alleged policy. Second, the district court
    found that even if FEMA had a sufficient “no assistance” policy, Johnson did
    not violate that policy.
    The district court relied on an unpublished Fifth Circuit case, Lopez v.
    U.S. Immigration & Customs Enf’t, 455 F. App’x 427 (5th Cir. 2011). In Lopez,
    on this question. See 
    id.
     (collecting cases). This issue was not addressed by the district court
    or raised by the parties on appeal, and thus we leave it for another day.
    6
    Case: 14-31303      Document: 00513327588       Page: 7   Date Filed: 01/04/2016
    No. 14-31303
    a federal inmate died of a heart attack allegedly due to deficient prisoner
    medical care.       
    Id.
     at 429–31.    The inmate’s estate sued certain federal
    employees under the FTCA. The district court held the discretionary function
    exception applied and dismissed all claims for lack of subject matter
    jurisdiction. Id. at 431. On appeal, the plaintiff argued the United States
    Marshal Service violated the nondiscretionary policies of conducting regular
    inspections of the prison facility and assuring adequate medical care was
    provided. Id. We affirmed the district court’s ruling, in part by noting that
    when a “policy fails to prescribe ‘specific direction’ as to what course of action
    an employee must follow, it generally fails to establish a nondiscretionary
    duty.” Id. at 433. While the policy seemed nondiscretionary, it did not define
    what specific level of compliance was required and what remedial action the
    Marshal Service should take if it discovered insufficient compliance. Id. We
    held the policy was mere “generalized, precatory, or aspirational language that
    [was] too general to prescribe a specific course of action for an agency or
    employee to follow.” Id. (quoting Freeman v. United States, 
    556 F.3d 326
    , 338
    (5th Cir. 2009)).
    In the case before us, Herman Jones, a FEMA “logistics management
    specialist and sales lead,” testified in a deposition that FEMA employees “were
    not supposed to assist the customers in and out of the trailers.” Jones also
    testified that the policy effectively had a corollary, namely, that FEMA
    employees were allowed to provide a ladder if the customer requested one. On
    this record at least, the undisputed evidence is that the policy allowed a FEMA
    employee to provide a ladder but not assist a customer in using it. Whether
    the corollary allowed the FEMA employee to place the provided ladder in
    position at the trailer, which Gibson alleges the employee did, is not clear. The
    district court’s decision that the policy had too little “specific direction” to
    establish a nondiscretionary duty was plausible.
    7
    Case: 14-31303     Document: 00513327588      Page: 8     Date Filed: 01/04/2016
    No. 14-31303
    We leave this first step in the analysis unresolved. We find a clearer
    answer on the applicability of the discretionary function exception by
    examining whether this conduct was susceptible to policy analysis.               We
    conclude it was not, making the exception inapplicable.
    B. Step Two: Whether the challenged conduct is susceptible to policy
    analysis.
    “[E]ven assuming the challenged conduct involves an element of
    judgment, and does not violate a nondiscretionary duty, we must still decide
    whether the judgment is of the kind that the discretionary function exception
    was designed to shield.” Spotts, 
    613 F.3d at 568
     (quotation marks omitted).
    Specifically, the exception was enacted to “prevent judicial second-guessing of
    legislative and administrative decisions grounded in social, economic, and
    political policy through the medium of an action in tort.”          Katrina Canal
    Breaches, 696 F.3d at 449.      “The exception, properly construed, therefore
    protects only governmental actions and decisions based on considerations of
    public policy.” Berkovitz by Berkovitz v. United States, 
    486 U.S. 531
    , 537
    (1988). The exception only shields those acts that are “based on the purposes
    that the regulatory regime seeks to accomplish.” Gaubert, 
    499 U.S. at
    325 n.7.
    Our inquiry is “not whether the decision maker in fact engaged in a policy
    analysis when reaching his decision but instead whether his decision was
    susceptible to policy analysis.” In re FEMA Trailer Formaldehyde Prods. Liab.
    Litig. (La. Plaintiffs), 
    713 F.3d 807
    , 810 (5th Cir. 2013).
    The district court determined that decisions about how FEMA would
    provide access were related to FEMA’s purpose in offering the trailers for sale:
    “[P]racticality and costs are certainly policy considerations touching on these
    decisions,” the court noted, and “the cost of rebuilding steps for all of the
    trailers would have seriously cut into the net price FEMA obtained from the
    8
    Case: 14-31303     Document: 00513327588      Page: 9   Date Filed: 01/04/2016
    No. 14-31303
    sale of these units.” Further, FEMA’s “no assistance” approach reduced costs
    and risks that a customer’s fall could harm a FEMA employee. For the reasons
    that follow, we hold that FEMA’s decision about how customers would enter
    and exit the trailers was not the type of judgment the discretionary function
    exception was designed to protect.
    The Government’s decisions about routine property maintenance,
    decisions with which any private landowner would be concerned, are not
    susceptible to the kind of policy analysis shielded by the discretionary function
    exception. See Gotha v. United States, 
    115 F.3d 176
    , 181–82 (3d Cir. 1997).
    Moreover, budgetary constraints on their own are often an insufficient policy
    goal to trigger the exception’s protections. See O’Toole v. United States, 
    295 F.3d 1029
    , 1035–37 (9th Cir. 2002).         These limits to the exception are
    particularly potent where the Government’s actions are those of the operator
    of a business who is making the same decisions a private landowner would
    make. See generally 2 LESTER S. JAYSON & HON. ROBERT C. LONGSTRETH,
    HANDLING FEDERAL TORT CLAIMS § 9.10[4] (2015) (collecting cases).
    The Third Circuit held that the discretionary function exception did not
    apply where an independent contractor sued the United States Navy after she
    fell on Navy property. Gotha, 
    115 F.3d at 178
    . The plaintiff Gotha was
    working at a Navy base that had two facilities separated by a steep incline. 
    Id.
    While it was dark, Gotha was walking from the upper facility to the lower when
    she fell and suffered an ankle injury. 
    Id.
     Gotha sued the United States under
    the FTCA, alleging negligence for the Government’s failure to provide a
    stairway with handrails between the two facilities and failure to provide
    sufficient lighting.   
    Id.
       The district court held the discretionary function
    exception barred Gotha’s suit and dismissed the case. 
    Id.
     In doing so, the
    district court relied on an affidavit submitted by the Government, claiming
    “[i]n evaluating a decision whether to install an outdoor staircase and artificial
    9
    Case: 14-31303      Document: 00513327588      Page: 10   Date Filed: 01/04/2016
    No. 14-31303
    lighting there are military, social and economic considerations involved.” 
    Id. at 181
    .
    The Third Circuit reversed, explaining the “case [was] not about a
    national security concern, but rather a mundane, administrative, garden-
    variety, housekeeping problem that is about as far removed from the policies
    applicable to the Navy’s mission as it is possible to get.” 
    Id.
     Further, the court
    noted “[i]t is difficult to conceive of a case more likely to have been within the
    contemplation of Congress when it abrogated sovereign immunity than the one
    before us.” 
    Id. at 182
    . More recently, the Third Circuit has revised its holding
    in Gotha, concluding the discretionary function exception does not apply
    “where the Government is aware of a specific risk of harm, and eliminating the
    danger would not implicate policy but would involve only garden-variety
    remedial measures.” S.R.P. ex rel. Abunabba v. United States, 
    676 F.3d 329
    ,
    340 (3d Cir. 2012).
    Similarly, the Ninth Circuit held the discretionary function exception did
    not apply where ranch owners alleged the Bureau of Indian Affairs (“BIA”)
    negligently maintained an irrigation system on government-owned property,
    damaging the ranch owners’ land.             See O’Toole, 
    295 F.3d 1029
    .       The
    Government claimed “its failure to repair and maintain the . . . irrigation
    system was the result of a policy decision involving allocation of scarce BIA
    resources,” and thus the discretionary function exception barred suit. 
    Id. at 1032
    .
    On appeal, the Ninth Circuit recognized a spectrum on which to assess
    the policy prong of the discretionary function exception. On one end, negligent
    driving by a government official does not implicate the kinds of policy
    considerations protected by the exception.          
    Id. at 1035
     (referencing a
    hypothetical first described in Gaubert, 
    499 U.S. at
    325 n.7). On the other end
    of the spectrum are cases “where the government employee’s exercise of
    10
    Case: 14-31303    Document: 00513327588       Page: 11   Date Filed: 01/04/2016
    No. 14-31303
    judgment is directly related to effectuating agency policy goals . . . . such as the
    regulation and oversight of [savings and loan associations] by the Federal
    Home Loan Bank Board, see Gaubert, 
    499 U.S. at
    332–34; the release of vaccine
    lots by the Bureau of Biologics of the Food and Drug Administration, see
    Berkovitz, 
    486 U.S. at
    545–48; and the enforcement and implementation of
    airline safety standards by the [FAA], see Varig, 467 U.S. at 814–20.” Id.
    Turning to the facts of its own case, the O’Toole court held “that an agency’s
    decision to forgo, for fiscal reasons, the routine maintenance of its property –
    maintenance that would be expected of any other landowner – is not the kind
    of policy decision that the discretionary function exception protects.” Id. at
    1036. In so holding, the court cautioned that “[t]he danger of the discretionary
    function exception . . . swallow[ing] the FTCA is especially great where the
    governments takes on the role of a private landowner.” Id. at 1037.
    The discretionary function exception is particularly inapt where the
    Government acts as the operator of a business. In many such cases, FTCA
    actions proceed without any stated consideration of the discretionary function
    exception at all.    See generally JAYSON & LONGSTRETH, supra, § 9.10[4]
    (collecting cases). If the district court in this case reaches the merits, it will
    apply Louisiana law to determine whether the Government is liable. See 
    28 U.S.C. § 1346
    (b)(1). Louisiana law provides that an “owner or person having
    custody of immovable property has a duty to keep the property in a reasonably
    safe condition and must discover any unreasonably dangerous condition on the
    premises and either correct that condition or warn potential victims of its
    existence.” Daigle v. City of Shreveport, 
    78 So. 3d 753
    , 765 (La. Ct. App. 2011)
    (interpreting LA. CIV. CODE ANN. art. 2315).
    In one of our decisions applying Louisiana law, a plaintiff slipped and
    fell on a United States Post Office’s icy steps; she sued the Government under
    the FTCA. Salim v. United States, 
    382 F.2d 240
    , 241–42 (5th Cir. 1967). We
    11
    Case: 14-31303     Document: 00513327588      Page: 12   Date Filed: 01/04/2016
    No. 14-31303
    recognized the Government was “causally negligent in failing to supply its
    employees with” a chemical capable of melting ice.          
    Id.
     at 242–43.    We
    considered an analogous case recently, in an unpublished decision. Gourgeot
    v. United States, 372 F. App’x 489 (5th Cir. 2010). There, again applying
    Louisiana law, we assessed an FTCA suit for a slip-and-fall that occurred
    outside a Post Office. Id. at 490. In both Salim and Gourgeot, FTCA claims
    were considered on their merits without any discussion of the discretionary
    function exception.
    Rather differently, when the Government acts as landowner of
    wilderness, certain kinds of maintenance decisions have been found to contain
    multiple policy considerations. FEMA relies on several of these inapposite
    wilderness cases in an attempt to support its contention that sufficient policy
    considerations were present in this case. It refers us to a decision in which we
    considered how the United States Army Corps of Engineers was to notify the
    public of the existence of a sill (an underwater dam formed naturally from
    sediment) in the Mississippi River. Theriot v. United States, 
    245 F.3d 388
     (5th
    Cir. 1998).   We determined the Corps of Engineers’ decision was subject to
    policy considerations.   
    Id.
     at 399–400.    Those considerations include “the
    degree of danger an object poses, the vessel traffic type and density, the
    location of the object in relation to the navigable channel, the history of vessel
    accidents, and the feasibility and economics, including costs, of erecting and
    maintaining physical markers in light of the available resources.”             
    Id.
    Likewise, in a recent unpublished decision, we held the Government’s decision
    about how to replace warning signs near jetties in Galveston was a choice
    subject to policy considerations. Hix v. U.S. Army Corps of Eng’rs, 155 F. App’x
    121, 127 (5th Cir. 2005). There, we noted the policy considerations underlying
    the Government’s decision to replace warning signs, “ensuring public safety in
    the [surrounding] area . . . without encouraging public use of the jetties.” 
    Id.
    12
    Case: 14-31303     Document: 00513327588     Page: 13   Date Filed: 01/04/2016
    No. 14-31303
    at 127.   Unlike in Theriot and Hix, here, the Government operated as a
    commercial business and welcomed customers to its site as if it were managing
    a trailer showroom.
    Also distinguishable is a case in which a vessel allided with a wharf in
    New Orleans, allegedly due to inadequate dredging of the river. MS Tabea
    Schiffahrtsgesellschaft MBH & Co. KG v. Bd. of Comm’rs of Port of New
    Orleans, 
    636 F.3d 161
    , 163 (5th Cir. 2011). The ship’s owner sued, alleging
    that the Government had neglected its “statutory duty to dredge and maintain
    the Mississippi River as a navigable waterway.” 
    Id.
     On appeal, we analyzed
    the two-part test for application of the discretionary function exception. 
    Id.
     at
    165–66. For the second part of the test, we discussed the requirement that the
    relevant governmental decision must be “grounded in social, economic, or
    public policy.”   
    Id.
     at 166 (citing Gaubert, 
    499 U.S. at
    322–23).        If the
    Government is given discretion, “it must be presumed that the agent’s acts are
    grounded in policy when exercising that discretion.” 
    Id.
     (quoting Gaubert, 
    499 U.S. at 324
    ). Overcoming the presumption requires a plaintiff to “allege facts
    which would support a finding that the challenged actions are not the kind of
    conduct that can be said to be grounded in the policy of the regulatory regime.”
    
    Id.
     (quoting Gaubert, 
    499 U.S. at
    324–25). We held that by statute, the Corps
    of Engineers was required to consider whether dredging projects were
    “economically justified or environmentally acceptable.”            Id. at 167.
    Maintaining the navigability of the Mississippi River involve “quintessentially
    discretionary” judgments that were “susceptible to policy analysis.” Id. at 168.
    We find little in common between the judgments of maintaining
    thousands of miles of waterways and deciding how to allow customers access
    to trailers being offered for sale. In MS Tabea, the Government conducted a
    complex policy analysis, balancing costs with environmental concerns. Here,
    13
    Case: 14-31303     Document: 00513327588      Page: 14   Date Filed: 01/04/2016
    No. 14-31303
    the Government has only suggested FEMA would have more money for future
    projects by requiring customers to find their own way into the trailers.
    In a helpful contrasting situation also involving FEMA, we recently dealt
    with FEMA’s provision of emergency housing units that emitted formaldehyde.
    See FEMA Trailer Formaldehyde (La. Plaintiffs), 
    713 F.3d 807
    . We noted
    FEMA’s decisions to provide this housing were susceptible to policy analysis
    because the agency had to consider “what would provide the safest, most
    feasible, convenient, and readily available housing assistance.” 
    Id. at 810
    .
    In contrast, FEMA’s decision here to allow customers to fend for
    themselves in entering and exiting trailers did not require the kind of policy
    analysis relevant to the exception. FEMA operated this site in Baton Rouge
    like a commercial business. “The mere association of a decision with regulatory
    concerns is not enough; exempt decisions are those fraught with . . . public
    policy considerations.”   Cope v. Scott, 
    45 F.3d 445
    , 449 (D.C. Cir. 1995)
    (quotation marks omitted). The Government at times is to be treated as if it
    were a private landowner in assessing its exposure to common tort liability.
    See Salim, 
    382 F.2d at
    241–42. This is one of those times.
    We conclude the plaintiffs have overcome the presumption that this was
    a sufficiently policy-laden decision by alleging facts that show the conduct —
    how to provide customers invited onto the premises with reasonably safe access
    to the trailers — was not “grounded in the policy of the regulatory regime.”
    Gaubert, 
    499 U.S. at 325
    . Instead, to use a sister circuit’s descriptive list, the
    decision concerned “a mundane, administrative, garden-variety, housekeeping
    problem that is about as far removed from the policies applicable to the Navy’s
    [or here, FEMA’s] mission as it is possible to get.” See Gotha, 
    115 F.3d at 181
    .
    The judgment is REVERSED and the cause is REMANDED for further
    proceedings.
    14