Bruce G. Gaylor and Martha Baker Smith v. Ola Mae Baker Stiver and David Witcher Stiver ( 2014 )

IN THE
TENTH COURT OF APPEALS
No. 10-12-00305-CV
BRUCE G. GAYLOR AND MARTHA
BAKER SMITH,
Appellants
v.
OLA MAE BAKER STIVER AND
DAVID WITCHER STIVER,
Appellees
From the 278th District Court
Madison County, Texas
Trial Court No. 09-11925-278-10
MEMORANDUM OPINION
Bruce Gaylor and Martha Baker Smith appeal from a judgment rendered against
them that denied their claims against Ola Mae and David Stiver for an easement by
estoppel, trespass, declaratory judgment, and injunctive relief, and that granted a
declaratory judgment in favor of the Stivers. Gaylor and Smith complain that the trial
court erred by: (1) finding that there was not an easement by estoppel, (2) finding that
cattle guards, fences, and road materials in the easement were owned by the Stivers, (3)
denying their claims for trespass, (4) granting a declaratory judgment in favor of the
Stivers and denying Gaylor and Smith's request for a declaratory judgment, (5)
awarding attorney's fees to the Stivers, and (6) denying their request for injunctive
relief. Because we find no reversible error, we affirm the judgment of the trial court.
Background
In 1978, J.A. Baker and Willie Lee Baker, parents of Martha Baker Smith and Ola
Mae Baker Stiver, deeded a portion of their real estate to Gaylor and Smith, who were
then married. Gaylor and Smith built a house which was painted blue on their
property. At the same time as the property transfer, the Bakers also deeded a right of
way easement to Gaylor and Smith. The written easement included an area where there
was an existing road and was thirty feet wide and extended from a farm-to-market road
to the blue house. At the entrance to the easement, a fifteen foot wide cattle guard had
previously been placed in the center of the easement with bars measuring three feet
each placed on either side of the cattle guard. The road was also used by Baker for his
farming and ranching operations. Shortly after the conveyance of the easement, a board
fence was erected at the entrance of the easement that extended approximately ten feet
past either side of the written easement. The fence was painted the same color of blue
as Gaylor and Smith's house. The evidence was disputed as to whether it was J.A.
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Baker or Gaylor who built the fence, but the trial court's findings of fact include a
finding that Baker built the fence.
In 1983, the Bakers deeded a parcel of land to the Stivers, which included the
land subject to the easement. The Stivers used the property in part to raise cattle. In
either 2005 or 2008, the Stivers removed the remains of the blue board fence and
replaced it because it had fallen into disrepair and could not contain their cattle. The
trial court found that the fence removal and replacement happened in 2005.
In 2008, Gaylor and Smith's son, Jim, contacted the Stivers to inform them that he
was having materials delivered to reconstruct the blue fence as it had been prior to its
removal. The Stivers refused to allow the construction of the fence and this litigation
ensued. After a bench trial, the trial court determined that there was not an easement
by estoppel created, granted the Stivers' request for a declaratory judgment that the
easement was for purposes of ingress and egress only and that the road materials were
owned by the Stivers, awarded attorney's fees to the Stivers, and denied all of Gaylor
and Smith's claims. The trial court entered findings of fact and conclusions of law.
The Right of Way Easement
The deed in question was entitled "RIGHT OF WAY EASEMENT" and stated
that the Bakers were granting "a right of way easement for the purpose of ingress and
egress, the free and uninterrupted use, liberty and easement of passing in and along a
certain passageway or road across the said premises…" The easement further stated
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that "no fences, buildings, or other improvements shall be placed in, on or upon said
easement…" The easement went on to say that the easement was "for the purpose of
ingress and egress, together with all the rights and appurtenances thereto in anywise
belonging to [Gaylor and Smith]." Additionally, the easement stated again that Gaylor
and Smith "shall not fence said easement or any part thereof without express consent"
of the Bakers or their assigns. The easement concludes by reiterating that "this
easement is for the purpose of granting a perpetual right to the use of the passageway
or road and the right of ingress and egress thereon by the owners of any property
lawfully connected thereto … and to provide for access to said property for any
purpose" by Gaylor and Smith and that Gaylor and Smith did not have "any obligation
to maintain the road existing or constructed thereon."
Easement by Estoppel
In their first issue, Gaylor and Smith complain that the trial court erred by
denying their claim that an easement by estoppel had been created when the blue fence
was constructed. Gaylor and Smith challenge the sufficiency of the evidence
surrounding the trial court's findings that the blue fence was constructed by Baker and
that Baker did not intend that Gaylor and Smith would maintain the size and design of
the blue fence built at the entrance of the easement. Gaylor and Smith argue that the
evidence showed that it was Gaylor who built the fence with Baker's consent and
assistance and that Baker's actions "by word and deed" showed that Baker intended for
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the entranceway to be included in the easement even though its width exceeded the size
of the written easement.
Standard of Review
Findings of fact entered in a case tried to the court have the same force and
dignity as a jury verdict. Anderson v. City of Seven Points, 806 S.W.2d 791, 794 (Tex.
1991). We thus review findings of fact by the same standards that are applied in
reviewing the legal and factual sufficiency of the evidence supporting a jury's answer to
a jury question. Id.
When the party who had the burden of proof at trial complains of the legal
insufficiency of an adverse finding, that party must demonstrate the evidence
conclusively establishes all vital facts in support of the finding sought. Dow Chem. Co. v.
Francis, 46 S.W.3d 237, 241 (Tex. 2001). A reviewing court must examine the record for
evidence supporting the adverse finding, ignoring all evidence to the contrary. Id. If
more than a scintilla of evidence supports the adverse finding, the issue is overruled.
Id. If there is no evidence to support the adverse finding, the entire record must be
examined to determine whether the contrary proposition is established as a matter of
law. Id. The issue is sustained only if the contrary proposition is conclusively
established. Id. The ultimate test for legal sufficiency is whether the evidence would
enable a reasonable and fair-minded fact finder to reach the verdict under review. City
of Keller v. Wilson, 168 S.W.3d 802, 827 (Tex. 2005).
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When a party attacks the factual sufficiency of an adverse finding on an issue on
which it had the burden of proof, the party must demonstrate on appeal that the
adverse finding is against the great weight and preponderance of the evidence. Dow
Chem., 46 S.W.3d at 242. A reviewing court considers all the evidence and will set aside
the judgment only if it is so contrary to the overwhelming weight of the evidence that it
is clearly wrong and unjust. Cain v. Bain, 709 S.W.2d 175, 176 (Tex. 1986). Under either
standard of review, the trier of fact is the sole judge of the credibility of the witnesses
and the weight to be given their testimony. McGalliard v. Kuhlmann, 722 S.W.2d 694, 697
(Tex. 1986); see also City of Keller, 168 S.W.3d at 819.
An easement confers upon one person the valuable right to use the land of
another for a specific purpose. Hubert v. Davis, 170 S.W.3d 706, 710 (Tex. App.—Tyler
2005, no pet.). Since an easement is an interest in land, the grant of an easement should
be drawn and executed with the same formalities as a deed to real estate. Id. The
doctrine of equitable estoppel, or easement by estoppel, provides an exception to
prevent injustice and protect innocent parties from fraud. Allen v. Allen, 280 S.W.3d 366,
381 (Tex. App.—Amarillo 2008, pet. denied).
"The doctrine of easement by estoppel holds that the owner of the alleged
servient estate may be estopped to deny the existence of an easement by making
representations that have been acted upon by the holder of the alleged dominant
estate." Ingham v. O'Block, 351 S.W.3d 96, 100 (Tex. App.—San Antonio 2011, pet.
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denied) (quoting Holden v. Weidenfeller, 929 S.W.2d 124, 131 (Tex. App.—San Antonio
1996, writ denied)). Three elements are necessary to the creation of an easement by
estoppel: (1) a representation communicated, either by word or action, to the promisee;
(2) the communication was believed; and (3) the promisee relied on the communication.
Id.
The essence of the doctrine of easement by estoppel is that the owner of a
servient estate may be estopped to deny the existence of an easement by making
representations that are acted on by the owner of the dominant estate. Allen, 280 S.W.3d
at 381 (citing Drye v. Eagle Rock Ranch, Inc., 364 S.W.2d 196, 209 (Tex. 1962)). The gravity
of a judicial means of acquiring an interest in land of another solely by parol evidence
requires that equitable estoppel be strictly applied. Martin v. Cockrell, 335 S.W.3d 229,
237 (Tex. App.—Amarillo 2010, no pet.). The estoppel should be certain, precise, and
clear. Id.
Relevant Facts—Easement
Gaylor testified that he built the blue fence at the entrance to the easement in
order to create, in essence, a pathway to direct people to the blue house. Other similar
board fences had been built along the road where cattle guards were installed. The
cattle guards and fences were all painted the same color of blue as the house. Gaylor
stated that Baker expressly consented to the construction of the fence and that he
assisted in building it. Boards left over from a gazebo that Gaylor and Baker had
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constructed near the blue house were used to construct the fence at the entrance to the
easement.
At trial, Smith testified that Gaylor participated in the building of the fence, but
that Baker was the better carpenter so he did most of the work and instructed his
employees as to what to do. The fence was constructed and painted blue with Baker's
permission and approval. In her deposition, Smith had stated that Baker built the fence
with the help of his employees and that Gaylor was rarely there.
Ola Stiver testified that the fence was constructed to designate the entrance to the
blue house for a big grand opening of the house. Smith had contacted Ola Stiver in
2005 when the fence was removed to tell her that Jim was upset that the entrance had
been replaced. Stiver stated that Smith did not claim ownership of the fence but that
her son was upset because Baker had built the fence to designate the blue house
entrance.
David Stiver testified that the fence at the entrance to the easement had fallen
into disrepair and that he had repaired it many times over the years. He testified that
neither Gaylor nor Jim had made repairs to the fence. However, by 2005, the fence
could no longer be repaired because the wood was so rotted that it would no longer
hold nails. Stivers had cattle feeding on the property and needed a fence that would
hold the cattle in, so in 2005 he hired a person named Bullard to replace the fence.
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Bullard removed the blue boards and stacked them up, where after some time they
were eventually burned. The new fence constructed by Bullard was not painted blue.
Analysis
The trial court was called upon to determine which recitation of the events was
true, and did so by finding that Baker built the fence and did not intend that Gaylor and
Smith would determine or be responsible for the maintenance or size of the fence.
There is conflicting evidence regarding the requirements to establish an easement by
estoppel, and the trial court resolved those conflicts in favor of the Stivers.
Our review of the record shows that because there was more than a scintilla of
evidence to support the trial court's fact finding, the evidence was legally sufficient for
the trial court's determination regarding who built the fence. Further, we cannot say
that the evidence supporting the trial court's finding is so weak or so against the great
weight and preponderance of the evidence that it is clearly wrong and unjust. See Dow
Chem., 46 S.W.3d at 242. Further, based on the record before us, we find that Gaylor
and Smith have failed to prove an easement by estoppel as a matter of law. Likewise,
we cannot say that the trial court's failure to find an easement by estoppel is so weak or
so against the great weight and preponderance of the evidence that it is clearly wrong
and unjust. See Dow Chem., 46 S.W.3d at 242. Accordingly, we overrule issue one.
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Ownership of the Cattle Guards, Fences, and Road Material
In their second issue, Gaylor and Smith complain of the trial court's ruling that
the cattle guards, fences, and road material located in the written easement were
conveyed to the Stivers by the Bakers and were therefore owned by the Stivers. As a
preliminary matter, Gaylor and Smith argue that the issue of the ownership of the cattle
guards, fences, and road material was not included in the Stivers' pleadings and was
not tried by consent. However, Gaylor and Smith were pursuing claims against the
Stivers for trespass to real property and chattels. Each of those causes of action includes
an element regarding ownership of the property, whether the property is real or
personal. See Wilen v. Falkenstein, 191 S.W.3d 791, 798 (Tex. App.—Fort Worth 2006, pet.
denied) (trespass to real property); Jones v. Boswell, 250 S.W.3d 140, 143 (Tex. App.—
Eastland 2008, no pet.) (trespass to chattels). Additionally, the Stivers requested a
declaratory judgment construing the written deed "to confirm the nature and extent of
the easement," which could be construed to include whether the cattle guards, fences,
and road material were included and to what extent, if any. The trial court announced
its intent to determine ownership of the cattle guards, fences, and road materials during
the trial. We do not find that the trial court's determination of ownership was
erroneous because it was not included in pleadings or tried by consent.
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Relevant Facts—Ownership
Gaylor testified that he installed all but two of the cattle guards within the
easement, and that they were all painted blue to further direct traffic to the blue house.
One of the two cattle guards that he did not install was the cattle guard at the entrance
to the easement, which had been installed by an oil company prior to the execution of
the written easement. Jim Gaylor testified that the cattle guards were originally painted
blue but over time became blue and black, with the paint having been chipped away.
Jim did not recall how long it had been that the cattle guards were in this condition, but
also testified that he had often painted the cattle guards with blue paint he had
purchased. Jim testified that he had painted the cattle guards as recently as six months
before the trial. Smith testified that she thought that the cattle guards were black but
didn't pay attention to them.
David Stiver testified that the cattle guards were black and had been for many
years. Stiver further testified that he had reworked or replaced all of the cattle guards
at his expense over the years. Ola Stiver testified that the cattle guards were black but
that they did not paint them that way. Ola testified that the cattle guards had never
been painted blue again after the grand opening.
The trial court's findings of fact include a finding that the Stivers acquired the
cattle guards, fences, and road material, including the wooden entranceway when the
real property was conveyed to them by the Bakers. Once again, the trial court was
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called upon to decide which position he found to be credible and he did so in favor of
the Stivers. Our review of the record shows that because there was more than a scintilla
of evidence to support the trial court's fact finding, the evidence was legally sufficient
for the trial court's determination regarding the cattle guards, fences, and road material.
Further, we cannot say that the evidence supporting the trial court's finding is so weak
or so against the great weight and preponderance of the evidence that it is clearly
wrong and unjust. See Dow Chem., 46 S.W.3d at 242. We overrule issue two.
Trespass
In their third issue, Gaylor and Smith complain that the trial court erred by
denying their claims for trespass for the destruction of the blue fence at the entrance to
the easement. The Stivers contend that Gaylor and Smith's claims fail because the
statute of limitations had expired prior to the filing of the claim. Gaylor and Smith
argue that the limitations issue was waived by the Stivers because it was not plead.
However, the Stivers' first amended answer did include a claim that the statute of
limitations had run, therefore, that issue was not waived by the Stivers.
Trespass claims are governed by a two-year statute of limitations. See TEX. CIV.
PRAC. & REM. CODE ANN. § 16.003(a) (West 2002); see also Yalamanchili v. Mousa, 316
S.W.3d 33, 37 (Tex. App.—Houston [14th Dist.] 2010, pet. denied). The trial court's
findings of fact include a finding that the blue fence was taken down in 2005 and there
was legally and factually sufficient evidence to support that finding, including the
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testimony of the Stivers, the testimony of the individual who removed and replaced the
blue fence, and an invoice for the fence removal and repair dated in 2005. Gaylor and
Smith's original petition in this matter was not filed until 2009. The trial court did not
err by denying Gaylor and Smith's claims for trespass because they were barred by
limitations.1 We overrule issue three.
Declaratory Judgment
Gaylor and Smith's fourth issue complains that the trial court erred in granting
the Stivers' request for a declaratory judgment and denying their request because the
trial court should have declared that an easement by estoppel was created and that
Gaylor and Smith had the right to choose the color scheme of the easement. Gaylor and
Smith provide no authorities or argument separate from issues one and two in support
of this complaint. Because we have found that the trial court did not err in the first two
issues, we overrule issue four.
Attorney's Fees
In their fifth issue, Gaylor and Smith complain that the trial court abused its
discretion by awarding attorney's fees to the Stivers but they provide no authority and
virtually no argument to support their contention. As such, this issue is inadequately
briefed, and is therefore waived. See TEX. R. APP. P. 38.1(i). We overrule issue five.
1 Additionally, we determined in issue two that the trial court did not err by finding that Gaylor and
Smith were not the owners of the fence, therefore Gaylor and Smith's trespass claims would fail on that
basis as well. See Wilen v. Falkenstein, 191 S.W.3d 791, 798 (Tex. App.—Fort Worth 2006, pet. denied); Jones
v. Boswell, 250 S.W.3d 140, 143 (Tex. App.—Eastland 2008, no pet.).
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Injunctive Relief
Gaylor and Smith complain in their sixth issue that the trial court erred by
denying their request for injunctive relief to prevent the Stivers from destroying the
entrance to the easement, interfering with repairs to it, and from changing the color
scheme of the easement. Because we have found in issue two that the trial court did not
err by finding that Gaylor and Smith were not the owners of the fence, there was no
error in the trial court's denial of the request for injunctive relief. We overrule issue six.
Conclusion
Having found no reversible error, we affirm the judgment of the trial court.
TOM GRAY
Chief Justice
Before Chief Justice Gray,
Justice Davis, and
Justice Scoggins
Affirmed
Opinion delivered and filed May 1, 2014
[CV06]
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