The relation between landlord and tenant grows out of contract; and the liability of the landlord to the tenant for non-performance of a covenant to repair is a contract liability only and it can not be treated as a tort.1 If the landlord performs such covenant in a negligent manner he may be held liable upon the theory of tort.2 If the landlord has not entered into a covenant to keep the premises in repair, any right of action which the tenant may have against the landlord because of his negligence in constructing or operating a heating plant is a right of action in tort;3 and it can not be treated as a breach of an implied contract.4

6 Conn v. Hunsberger, 224 Pa. St. 154, 25 L. R. A. (N.S.) 372, 73 Atl. 324.

7 Conn v. Hunsberger, 224 Pa. St. 154, 25 L. R. A. (N.S.) 372, 73 Atl. . 324.

1 Lane v. Boicourt, 128 Ind. 420, 25 Am. St. Rep. 442, 27 N. E. 1111.

2 Harding v. Liberty Hospital Corp.,

- Cal. - , 171 Ac. 98.

3 Harding v. Liberty Hospital Corp.,

- Cal. - , 171 Ac. 98.

4 Ellis v. Henry's Admr., 28 Ky. (5 J. J. Mar.) 247.

5 Pratt v. Brewster, 52 Conn. 65.

6 East Grand Forks v. Steele, 121 Minn. 296, 45 L. R. A. (N.S.) 205, 141 N. W. 181.

7 East Grand Forks v. Steele, 121 Minn. 296, 45 L. R. A. (N.S.) 205, 141 N. W. 181.

8 Attleboro Mfg. Co. v. Frankfort Marine, Accident & Plate Glass Ins. Co., 240 Fed. 573, 153 C. C. A. 377; Wynnewood Lumber Co. v. Travelers' Ins. Co., 173 N. Car. 269, 91 S. E. 946.

9 Wynnewood Lumber Co. v. Travelers' Ins. Co., 173 N. Car. 269, 91 S. E. 946.

1 Keiper v. Anderson, 138 Minn. 392, L. R. A. 1918C, 299, 165 N. W. 237; Davis v. Smith, 26 R. I. 129, 106 Am. St. Rep. 691, 66 L. R. A. 478, 3 Am. & Eng. Ann. Cas. 832, 58

Atl. 630.