WPC/   yVJ [zybzvݎM$knA=U04T[Bi={Ќc$mH`Å+{xGl䶒%°GB=r"e^ g DH66%d2H<ʻˊ-Gʏ0kOߚgk~A|*:]˲ͱPq6D[y#oyKrρHg{sLV:[%xBJ 8P-A!Vue?[pnbeZ+Pjq"%g:l*| l5G % ˊzju$Lb(SeFiA'@%H'F~nLu夯jrN^/dk@xcrֶd&I^8 a}x0ML"F&Xut\ƽs p#p U&N1 % 0Y U> ^  w( 4, @ O mQ fh aj ~ f a f a f a f a B 04 Lexmark Z11 Series ColorFinePX,,,,PX0(9 Z6Times New Roman RegularX(1$TXXUSUS.,\  `&Times New Romant*L q* 3|x#UTABLE A DLTABLE BZTABLE CTABLE D,TABLE E d&c$""0 ! XXUSUS.,  _`   ^   8 dd8PROPERTYII  ProfessorMoore  : XHX ^ dXXHPARTIV.NONPOSSESSORYINTERESTS(SERVITUDES)  ^  A.EASEMENTS#XHXd:#  r      Chapter19.ExpressEasements:ClassificationandMannerofCreation XXH r  1.Introduction   p  A.0  TheConceptofServitudesNonpossessoryrightstotheserviceofanother.  2 xx 0  E.g. xx c    ce"0 `   RestrictiveCovenant/EquitableServitudeUseofPropertyrestrictedbyagreement;ce݌h ` x` x Ќ  c    cP"0 `   AffirmativeCovenantAgreementtomaintaincommonareascPw݌,| ` x` x Ќ  c    c!"0 `   Usuallyrunswiththelandifyesthenthecreatorandsuccessormustcomplywith @  heownstheland.Successormustcomplyeventhoughhedidnotconsentinitially.c!H݌ ` x` x Ќ  c    cs"0 `   Evidencedbywrittenagreementcs݌x ` x` x Ќ  c    c)"0 `   Governedbypropertylawnotcontractlawc)P݌<` x` x Ќ    B.0  Licensestherighttoenter,useandenjoythelandpossessedbyanotheraspermitted  bythepossessor.W/opermissionitisunlawful. xx    ` Characteristicsofalicense: H   1.0 ` Unassignable(seeexceptionbelow) \` x` x   2.0 ` Revocableatwillofthelicensor ` x` x   3.0 ` Notaninterestinland` x` x   4.0 ` CanonlybeusedforagivenpurposeandcannotbeexpandedX` x` x   5.0 ` Licensorhasnocauseofactionagainstthirdpartieswhointerferel` x` x   6.0 ` Canneverbyaprescriptiveright0` x` x   Creationofalicense:  h   1.0 ` Nowritingrequired*z` x` x   2.0 ` Licensorspermissionisonlyrequiredelement>` x` x   3.0 ` Canbeimpliedbyconductofparties;e.g.Foleys,goingtoballgame` x` x   Approachestoassignment:  : !   1.0 ` Majorityifassignmentattempted,thenitsrejected L"` x` x   2.0 ` Minorityifassignmentattempted,licenseislost!#` x` x    ` Policypersonalthereforenonassignable "$   Revocation:   $\&   1.0 ` Atwill$ '` x` x   2.0 ` Noneedfornotice% (` x` x   3.0 ` AtwillevenifconsiderationwaspaidV&!)` x` x   4.0 ` AtwillevenifhadaKseekKdamagesnotstrictperformance'j"*` x` x   5.0 ` LicenseandKthenyouhavereasonabletimetoremoveproperty;'.#+` x` x   6.0 ` Canbecomeirrevocable:(#,` x` x    ` A.0 Iflicenseiscoupledw/personalpropertyrelatedwiththerealproperty f)$- e.g.cardealershipcanmoveinventory**z%. x x    `  *>&/    ` B.0 Iflicenseeexpendsmoney,laborortimeinrelianceuponthelicense x x 0  0` xx0 ` x` x0 x x1.Moneymustbesubstantialandspentw/licensorsknowledge. t (inTXmustbespenttobenefitthelicensor,aswell)8xx 0  0` xx0 ` x` x0 x x2.Reliancereasonablee.g.actualorconstructiveknowledgeof L licensor h xx 0  0` xx0 ` x` x0 x xEquitableestoppelcausedlicenseetochangepositionin  reliance,thenlicensorestoppedfromdenying.H xx   Irrevocable 󀄀doesntmeanperpetually;meansmorethannonotice;courtcanstilloust     ApproachestoIrrevocableLicenses  Z     1.0 ` MajorityNoirrevocablelicenseb/cinconsistentright.Cantrelyonthemost  l  tenuouspropertyinterestinexistence. 0 ` x` x    ` Policy:(1)Societyfavorsalienation;(2)andfavorsfreeuseandenjoyment     2.0 ` Minority(Mooresposition)forashortperiodoftime,itsreasonableh ` x` x   Termination:  @    1.0 ` Licensorsellsortransfersproperty,licenseterminated ` x` x   2.0 ` Licensor/eediesv ` x` x   3.0 ` Licenseesurrendersorabandons:` x` x   4.0 ` PurposeforwhichthelicensegrantedoriginallyisaccomplishedorimpracticableN` x` x   5.0 ` Seasonalusegoodforoneseasononly` x` x  C.0  Profit 󀄀righttoremovefromsomeonesland;e.g.timber,oil,minerals;canlastindefinitely; J transferrablew/benefittedland;inheritable(Moore:waterandfishdifficulttocharacterize ` b/cnotionofwhohastherighttocapturenature)$xx   Characteristicsofsomenaturalresources: \   1.0 ` Fructusnaturales(Profit)relativelypermanentw/ohumanassistance;amountsto n realproperty;grass,trees,minerals,oil2` x` x   2.0 ` Fructusindustriales(notProfitrighttoremovegovernedbyKlaw;moreakinto  alicense)crops;humanassistancej` x` x  0  Profitaprendre: therighttotakefromthelandsomethingthatisaproductofthesoiland B! isfreelyassignableevenwhenthatrightisingross."xx  D.0  Easements 󀄀Interestinlandinpossessionofanother@ $xx  0  Affirmativeeasement righttodosomethingonsomeoneelsesproperty;couldnotdobut !& fortheeasement;e.g.AhasaneasementtousetheroadacrossthepropertyownedbyB;A "' hasanaffirmativeeasementT#(xx  0  Negativeeasement 󀄀holdercanpreventtheservient/burdenedlandownerfromdoing $h) somethingonhisorherownlande.g.blockingthesun,windfromadjacentproperty.Owner $. * ofanegativeeasementhasnorighttodoanythingonthepropertyoftheservientland; % + treatedasacovenant(i.e.sueforKdamages)f&!,xx   Servientestateholder hasnoaffirmativeresponsibilitiesexceptfornotinterfering *'z"-  0  Appurtenancy 󀄀Easementsthatattachtoandbenefitaparticularparceloflandi.e.the ($/ dominantestate;runsw/thelandz)$0xx c    c1""0 `   S/bexpressedindraftingdocumentc1"X"݌>*%1` x` x Ќ  c    c""0 `   Ifnotexpressed,courtspresumeunlessthereisstrongcontraryevidencec"#݌+R&2` x` x Ќ  c    c#"0 `   Policyforpresumption:c##݌+'3` x` x Ќ     ` 1.0 Sincemosteasementsareappurtenant,thepresumptionisthatonewas ,'4 intended; x x    ` 2.0 Sinceitpassesautomaticallyw/atransferofthedominantestate,thenit t tendstoprotectthe(new)granteeofthatestatefromtheconsequencesof 8 aninadvertentomission;L x x    ` 3.0 Anydetrimenttotheservientestateisusuallyoffsetbythebenefittothe  dominantestate(Advantagesofreciprocity) x x  0  InGross 󀄀Donotattachtoandbenefitaparticularparcelofland.Maybepersonaltothe H  easementowner;notrecognizedbyEnglishlawb/ctheresnobenefittothedominantestate. ^xx   CreationofExpressEasements      1.0 ` ByoperationoflawX  ` x` x   2.0 ` Byspecificgrantinwriting,signedbythegrantoroftheeasement l ` x` x   3.0 ` Byreservationinwriting,signedbythegrantorofthepropertywhohasreserved  0  theeasement ` x` x * Z ddd Xdd Xdd Xxx,dd ,dd ,dd +  ,| ,|   License     Profit     Easement    Notanaturalincidentof 6  ownership    Notanaturalincidentof 6  ownership    Notanaturalincidentof 6  ownership    Righttouseandenjoy  R Righttoremove  R Righttouseandenjoy  R Subjecttowillofthe Z possessor(unlessirrevocable n byintentorspecifieduse)  2 Notsubjecttowillofthe Z possessor  n  Notsubjecttowillofthe Z! possessor  n" Canbeinwriting,oral,or :# conductoftheparties  N$   :% Mustbeinwriting  :& Canbegiventomanyparties  V'   V( Protectedagainstthirdparties  V) Cannotbetransferredor * conveyedw/oconsentof r+ licensor  6,   - Conveyable,assignable .   2.PrincipalProblem  >/ AlsellsparcelAofhispropertytoBarbara.HeattemptstoreservearoadwaythroughB.Hehas t 1 accesstoanotherunpavedroadbutcustomarilyusesthepavedroad.Thegrantsays A,grantor, 8!2 herebyconveysParcelAtoBarbara,grantee,reservingandexcepting,however,theroadthat !L3 intersectsParcelAandlinksParcelBtothehighwayborderingParcelA.Furthermore,granteemay "4 erectfencesborderingroadwaybutmustrefrainfromerectinggatesthatwillimpedeaccesstothe #5 abovementionedpavedprivateroad.Theoriginalpurchasepricewas$400,000butAlagreedtosell H$6 itfor$390,000w/thereservation.  %\ 7  3.MaterialsforSolutionofPrincipalProblem  &!9  NorthwestRealtyv.Jacobs  (j#;  Facts: Anirrigationcompanyreceivedquitclaimdeedsfromseveralpropertyownerstobuildacanal (,$< toservethosepropertyowners.Eachlandownerreceivedsharesofstockinthecompany.Phillips )$= succeededtheoriginalstockholderandassignedhissharestoJacobs.NWRealtyalsoreceiveda f*%> quitclaimdeedtotheadjacentproperty.Bothpartiesbelievetheyhavefeesimpleabsoluteinan *+z&? irrigationditchthatrunsthroughseveralpiecesofproperty.(Bothpartiesbelievedtheyhadfsab/c +>'@ theconveyanceswerequitclaimdeedswhichconveyonlytheintereststhegrantorshaveatthetime  feesimpletonothing. t  Issue: Didtheoriginalgrantconveyfeesimpletotheirrigationcompanyoraneasement? 8  Languageatissue: ...Smith...doherebygrant,remise,releaseandquitclaim...allhisestate,right, N title,interest,claim,propertyanddemandofinandtothefollowingrealproperty...(animprecise  description)...tobeusedasarightofwayforanirrigationditch....forthepurposeofirrigatingallthe  land... L   Analysis: Theconveyanceseemstoconveyfeesimpleandaneasement.Whereambiguousascertain  ` theintentoftheparties:  & 1.0  Stayw/inthedocumentandgivefairconsiderationtoeverypart  xx   a.Construeinfavorofthegrantee ^     b.Giveeffecttoall " r  c    c9"0 `   Isthedescriptionofthegrantspecificorgeneral.Feesmustbeexact;easementscan  6  begeneralc9:݌ ` x` x Ќ  c    c;"0 `   Rightofwayusuallyindicatesaneasementisconveyedorreservedc;,;݌n ` x` x Ќ  c    c;"0 `   Favorhandwrittenadditionsoverformc;<݌2 ` x` x Ќ    c.Presumefeeunlesscontraryintent F  c    c<"0 `   Publicpolicyagainstfsinstripsoflandc<=݌ ` x` x Ќ  2.0  Ifstillambiguous,thenlooktothesituationandcircumstancesofthepartiesatthetimeof ~  thecreationoftheinterest:Bxx   a.Theamountofconsiderationpaid V   b.Theparticularityofthedescriptionoftheproperty    c.Theextentofthelimitationupontheuseoftheproperty    d.Thetypeofinterestwhichbestservesthemanifestedpurposeoftheparties R   e.Thepeculiaritiesofwordingusedintheconveyancedocument f   f.Towhomthepropertywasassessedandwhopaidthetaxesontheproperty *   g.Howthepartiestotheconveyanceortheheirsorassigns,havetreatedtheproperty   GreavesvMcGee &v Facts: York LamarCounty 8  Languageatissue: ...for$1.00...LamarCountyshalllocateandmaintainapublichighway...  throughourland,wedoherebyrelease,quitclaimandconveytothecountyfortheuseandpurpose t ofmaintainingapublichighway,allorourright,title,interestandclaiminandtothefollowingstrip 8  oflandtwentyfeetwidetobesuedforthepurposeofconstructingaroadthroughthedescribedreal L! estate:Arightofwayforpublicroadtwentyfeetinwidthdescribedasfollows(precisedescription) " ...isintendedtobeastripthroughanylandthatsaidroadisnowlocatedon,ormayhereafterbe # locatedonbyLamarCounty...tohaveandtoholdforeverforthepurposeofmaintainingand H $ operatingapublicroadorhighway.  !\%  Issue: Wastheconveyancetothecountyfeeoraneasement? ! &  Analysis: Whereaninstrumentisambiguous,ascertaintheintentoftheparties: "' 1.0  Lookattheentireinstrument;givemeaningtoeveryclause\#(xx   a. Rightofwaylimitedpurposeeasement  $p)   b. Stripoflandlandcanmeanbothfsoreasement $4 * 0  c.Caninferthatroadwaspartiallycompleteandleftcompletiontothediscretionofthe % + countyi.e.theycouldfinishiftheywantedto.l&!,xx 2.0  Lookatthecircumstancessurroundingexistingatthetimeofthecreationofthewriting0'"-xx 3.0  Lookatthesubsequentconductoftheparties'D#.xx  Precedent: Schneider: Astripofland,tobeusedasrightofwayfortheCironelleroad...versus ($/  Astripofland50feetwide,tobeuseasrightofwayforCironelleroadbeing25feetoneachside ~)$0 ofthe...Rowell: ...theconstructionofarailroadonthestripoflandandinthestationgroundherein B*%1 conveyed,...forrightofwayandstationgroundsthatcertaintractoflandsituated...describedas +V&2 follows...thestationgroundsandrightofwayhereinconveyedandthetractoflandhereindescribed +'3 ...Bothwereconsideredgrantsoffeesimple. ,'4  Distinguish: Inthetwocitedcasesthegrantwasfollowedbyadescriptionoflandwhereasinthiscase  thegrantisfollowedbyadescriptionof rightofway. v  Hurst(Plaintiffsbelow)v.Baker N Facts: Lowkshad94acres;theyconveyed40acresWmLowkesheirsinlaws,Haynesw/same  descriptionBurtonw/differentdescription( receiveanopenroadwayincommon,twentyfeet  wide,extendingwesterlyacrossthelandformerlyownedbyLowks,nowownedbyBaker,extending J  tothecountyroadknownasLowksroad.Hurst  ^ Lowksremaining54acresPerryLowks(conveyanceexceptedthe40acresandtheroad)Baker  " (descriptionexceptedtheroadway).    Bothpartiesbelievetheyhavefs. Z    Languageatissue: toWmLowkshisheirsandassignsforever...40acres...alsoaroad20'wide  n  (description)...thesaidJ.W.Lowksistokeepbothsidesofsaidroadfencedandnogatesallowed.  4   Issue: DidJWLowkesintendtoconveyfsinthestripofroadwayoraneasement?    Trialcourtdecision: Reservationoftheinteresttoerect fencingandgateswasmoreconsistentwith n  aneasementthanfsplusdeedpurportingtopassa roadwayisusuallyconstruedasaneasement. 4  Last,founditunlikelyonewouldpassfeesimpleinastripthroughland. H   Appellateanalysis: Constructionisamatteroflaw( denovoreviewi.e.nodeferencetothetrial   courtsdecision;conductindependentreview).   1.0  Intentofthegrantorisclearintheinstrument,noneedtogooutsidethe4corners.Fxx c    c theservientestateintotwotracts.cOYvY݌` x` x Ќ  c    cyZ"0 `   Likewise,evenifitdid,partiescanagreetosuchadivision.cyZZ݌v` x` x Ќ  Notes: N! 1.Theimportanceofproperdrafting. Clearandunambiguouswordingwillbegiveneffectw/o " furtherinterpretation.Draftershouldconsiderpolicyfactorswhencreatingagrantb/cwhatsclearto # onepartymaynotbesocleartoanotherparty. J $  2.Feetitlepresumed. Feetitleispresumedtohavebeenconveyedunlessthegrantindicatesthata !^% lesserinterestwassupposedtobeconveyed.Thereforewhereapartyconveysastripofland !$& ambiguously,anexceptionispresumed.Contrarily,policyconsiderationsprohibittheconveyanceof "' astripoflandinfee.Likewise,itispresumedthatagrantorconveysthelargestinterestpossible. \#(  3.Grantsconstruedinfavorofthegrantee. Heisthecreatorofthedocument.  $p)  7.Reservationsandexceptions.  $6 * c  c0_"0    Reservation:retentionofalesserinteresti.e.alifeestate,leasehold,license,etc.c0_K_݌% +xx Ќ  c  c`"0    Exception:retentionofapreviouslyexistingrightc`/`݌p&!,xx Ќ  c  c`"0    Recognitionofeasementbyexception:Saleofpropertytoathirdpartyw/arecognitionof 4'"- apreexistingeasement.c``݌'H#.xx Ќ  8.Strangertothedeed.  ( $/ c  cb"0    Pro:Thirdpartycannotbegivenanexceptionorreservation.cb6b݌)$0xx Ќ  c    cb"0 `   Policy:Protectsthebonafidepurchaser,avoidsconflictsofownershipandits F*%1 predictable.cb c݌ +Z&2` x` x Ќ  c  cc"0    Con:Frustratestheintentofthegrantor.cc d݌+'3xx Ќ  9.UniformSimplificationofLandTransfersAct. Anexceptionorreservationinrealestatemay  bemadeinfavorofapersonnotapartytotheconveyanceorwhohasnootherinterestinrealestate. v   XHX    Chapter20.ExpressEasements:InterpretationandExtent  XXH    1.Introduction  ` Determinedtherewasaneasement,nextconcernisitsscopeandtherightsandobligationsofboththe "r easementholderandtheowneroftheservientestate. 6 1.Clearandunambiguous.Oncethelength,width,locationisfixed,thecourthasnoauthorityto  outsidethefourcorners. n  2.Unclear.Whataretheintentionsofthepartiesandtheirreasonableexpectations. 2  c  c_h"0    Reasonableexpectations:Unlessthereiscontrarylanguage,thebeneficiaryofaneasement  F orprofitisentitledtomakeanyuseoftheservientestatethatisreasonablynecessaryforthe    convenientenjoymentoftheservitudeforitsintendedpurpose.c_hzh݌~  xx Ќ  c  cj"0    Intent:Considerthelanguageusedbythepartiesinlightofthesurroundingcircumstances.cj*j݌B  xx Ќ  c  cj"0    Intentastoscope:cjk݌V xx Ќ  c    ck"0 `   Whethertheeasementisgrantedorreserved.Reservationsareinterpretedmore   restrictivelysinceambiguitiesaregenerallyconstruedagainstthegrantor.ckk݌ ` x` x Ќ  c    cl"0 `   Amountofconsideration.Substantialconsiderationsuggestsaneasement.Ifit R  approximateswhatwouldbepaidforafee,itisafactorinfavorofafee.clm݌f ` x` x Ќ  c    c$n"0 `   Prioruseofthelandmaysuggestthatacontinuationwascontemplated.c$nKn݌* ` x` x Ќ  c    co"0 `   Purposefortheconveyance.e.g.road,pipelineco*o݌ ` x` x Ќ  c    co"0 `   Subsequentconductoftheparties.coo݌b` x` x Ќ  Rightofwayover... Iftheinstrumentfailstofixthelength,width,andlocationoftheeasement, : butmerelyestablishesa rightofwayover...,thentheeasementisgenerallyconstruedtoextendover  onlysomuchofthatareaasisreasonablynecessarytoeffectthepurposeoftheeasement.The t easementdoesnotnecessarilyencompasstheentireareamentionedintheinstrument.Nolimitation. 8 c  c|r"0    Forexample,ifthegrantisnotspecifythescopeoftheeasement(e.g.canitbeusedto L accessaboatramp),thenthecourtmustdeterminewhatisareasonableandconvenientuse  oftheeasement.Burdenisonthepartysayingtheeasementisunreasonable.c|rr݌xx Ќ  c  c8t"0    Ifthelocationoftheeasementisexpresslyorimpliedly(byacquiescencethroughconduct H overtime)specified,(majorityrule)thenitcannotbemovedw/oconsentoftheparties.  \ (Minorityrule)Servientestateispermittedtorelocateaneasement,providedthatthe   relocatedeasementaffordsthedominantestatebenefitsthataresubstantiallysimilartothose  thatthedominantestateenjoyedundertheoriginaleasement.c8tSt݌X xx Ќ  Increaseinuse. Absentexpresslanguagetothecontrary,thepartiesareassumedtohave 0" contemplatedanormalincreaseintheintensityofuseoftheeasementovertheyears.Thechangemust # beinintensitynotkind. j $ c  cw"0    Forexample,XallowsYtoconstructandmaintainasewerlineunderthepropertyofXin .!~% exchangeforwhichXisabletousethelineforthebenefitofXsproperty.Ypartitionshis !B& landandintendstousethesewerline.Yobjects.Thepartitionandsubsequentusewasa "' normalandforeseeablechangeintheuseoftheproperty.Cannotbeanunreasonable z#( additionalburdenontheservientestate.cww݌>$)xx Ќ  Extendeduse. Ownerofanappurtenanteasementcannotusetheeasement,norpermititsuse,forthe %!+ serviceoflandwhichwasnotpartofthedominantestateoriginally.Itsatrespass. &!,  Maintenanceandrepair. Absentanexpressprovisiontothecontrary,theeasementownerisassumed (d#. tohaveadutytomakethoserepairsandimprovementsnecessaryandtosoasnottointerferewiththe (*$/ servientownersuseandenjoymentofhisproperty.Servientestateholdersdutyistonotinterfere )$0 w/thedominantestate. b*%1  +:'3  Norighttoexclusivepossession. Servientestateholdermaygranteasementtothirdparties.(How  doesthisdifferfromthestrangertothedeedconcept?Strangertothedeedhastodow/aconveyance v asopposedtoconcurrentgrantsofeasements.) :  2.PrincipalProblem   Aownslandthatshedividesinto2lots,northandsouth.Youhavetocrossthesouthernlottoreach  thenorthernlot.Shesellsthesouthernlottoarancher,Joe. H   Languageofthegrant:   \ 8  Grantor,A,herebyreservestograntorarightofwayoverlot1(south).Grantor   shallhaveandmaintainaneasementofingressandegressappurtenanttolot2by    whichowneroflot2,grantor,mayaccessthehighway.Sucheasementshalllie V   withinandbelimitedtoastripoflandrunningnorthandsouththelengthoflot1,  j  borderingtheeasternmostboundaryoflot1,fromlot2tothehighway,ofauniform  .  widthof25feetFurthermore,grantorshallatalltimeshavefreeandunrestricted   accesstothegatelyingwiththerightofwayonlot1andseparating1fromthe f  highway.*z    Aalwaysleavethegateunlockedb/cofherbadback.Joelocksitnowb/chiscattlemaystray.Joe >  isbeinghassledaboutleavingthegateopenandwantsresolutionortomoveittotheothersideofhis   lotwhereitcanbeleftopen.Awantstokeepherrightofwayrightwhereitisandsoughtan v  injunctiontokeepthegateopen.Also,shewantsJoetopavetheroadathisexpenseandtofencethe : cattleofftheroadwheretheytraveltogetwaterlocatedintroughssittingontheeasement.Joe,in N turn,wantsAtopayforacattlegratebythegateandtokeeptheroadfrombeingpavedb/cthe  resultinghightrafficmightendangerhiscattle.   3.MaterialsforSolutionofPrincipalProblem ^ Brownv.Voss   Facts: Brownbought2piecesofland,onlyoneofwhichhadanaffirmativeeasementoveradjacent  land.Hebegantousetheeasementnotonlyforthebenefitofthedominantestatebutalsoforthe X benefitofthenondominantestate. l  Issue: Maytheholderofanaffirmativeeasementoveraservientestateuseandenjoytheeasement 0 tothebenefitofanondominantestate?   Generalrule: Aneasementappurtenanttooneparceloflandmaynotbeextendedbytheownerof j thedominantestatetootherparcelsownedbyhim,whetheradjoiningordistincttracts,towhichthe 0  easementisnotappurtenant.  D! Defendantsarg: Theextensionoftheuseoftheeasementforthebenefitofnondominantproperty " doesnotconstituteamisuseoftheeasementb/cthereisnotevidenceofanincreaseintheburdenon ~# theservientestate. B $  Court: Anyextensionisamisuseregardlessofwhetherthereisadifferenceinintensity. !V%  Footnoterule: Exceptiontothenotedruleoflawintheinterestoffairnessandequity.Hereapplied !& whereapartyseeksanequitableresolutionw/ohavingactedinanequitablemanner. "'  Applied: Plaintiffrequestedequitybutherhandswereunclean.Thetrialcourtfoundthattheplaintiff V#( soughttheinjunctiononlyafterwaitingandwatchingthedefendantinvestayearstimeand$11,000 $l) inhisprojectsothatthedefendantwouldfeelcompelledtodealwithheronhertermsorlosehis $0 * investment.Herethetrialcourtfoundthattheplaintiffsactedreasonablyindevelopingtheproperty, % + therewasnodamagetothedefendants,therewasnoincreaseintheburdenontheservientestate,that h&!, plaintiffslaidinwait,andthatdefendantscounterclaimwasanefforttogainleverageinnegotiations. ,'|"-  Whattogetoutofthecase: (1)Courtswillrewardandrecognizedevelopmentoftheland;(2)ifyou '@#. seekequity,doequityi.e.uncleanhandsandlaches.  ($/  Davisv.Bruk  Facts: Brukwastheservientestatetenantandwantedtomovetheeasementtoanotherlocationb/c r itrannearherhome.TheDaviseswantedtheroadtostaywhereitwasandthepermissiontowiden 8 andpavetheroad. L  Issue1: Mayapartyunilaterallymoveaneasement?   Majorityrule: Onceanexpresslydeededeasementisestablished,bylanguageorconductofthe  parties,neithercanchangew/oconsentoftheotherunlessthedocumentallows(expressly,statutorily L  orimpliedly)foraunilateralchange.   ` Minorityrule: Servientestatetenantmaymoveunilaterallyprovidedthemoveneverinterferesw/  $ thedominantestatetenantsuseandenjoymentofhiseasement.     Bruksarg: (1)Thechangeisaslightinconvenience:(2)Illpaythecost:(3)Entranceandexitpoints ^   arethesame;(4)Theneweasementwouldbeasconvenientifnotmoreconvenientsomewhereelse.  $ t  Court: (1)Introducesconsiderableuncertaintyintolandownership(astotitles)andtherealestate  8  market;(2)proliferatelitigation;(3)economicwindfalltoservientestateholderb/chepurchasedthe   landatapricethatreflectedtheeasementwhereitisnow;(4)Deprivesthedominantestatetenant r  presentsecurityinhispropertyrights;and(5)mightsubjecthimtotheharassmentofconstantmoves. 6   Issue2: Maythedominantestatetenantpavetherightofway? J   Rule: Aneasementforarightofwayw/omore,doesntnotpermitthegranteeto disturbthesoil   uponthefeeoftheowneroftheservientestateeventhoughthepavingoftherightofwaypresumably   suitstheconveniencesoftheownersofthedominantestateandprovidessomeeconomicbenefit. J  Policy: Subjectstheservientestatetoamaterialchangeandtorapidtransit. ^  LewisvYoung  Facts: Youngsownedalargelotandwastheservientestatetotwootherestateswhichuseda Z drivewayovertheYoungsproperty.TheYoungsdecidedtoremodeltheirhomeandgotpermission  p fromthetwootherneighborstomovetheeasement.Oneneighbordiedandhernephewstirredup 4 troubleandsuedenjoiningthemove.   Issue: Mayaservientestatetenantunilaterallymoveaneasement? l  GenerallawinNewYork(minorityrule): Wheretheintentioninthegrantinginstrumentisto 2 affordonlyarightofingressandegress,itistherightofpassage,andnotanyrightinaphysical H passagewayitself,thatisgrantedtotheeasementholder.Theeasementmaybewidened,narrowedor   altered,gated,fencedorcoveredaslongashisrighttopassremainsashehasbecomeaccustomed.  (Eventheconstructionofabuildingontheeasementwhichnarrowedtherightofwaywasupheld; D  changingstreetgradeimpairedaccessandrequiredconsent;easementholdermaybeentitledto X! nominaldamageswhererelocationresultedinminimalinconvenience;courtshavecompelled " relocationintheinterestsofjusticewherethechangedidnotsubstantiallyinterferew/theeasement # holdersuseandenjoymentoftherightofway;nounilateralrelocationwhereeasementgranted free T $ useofthepresentroadway,oranyotherroadwaytobeconstructed). !h%  Distinguish: Othercaseshaveheldthateasementholderscouldntconstructontheownersproperty !,& unlessthelocationswerefixedonthelandownersproperty.Likewise,dominantestateholderswill "' notbeallowedtorelocatetheeasementunilaterally. f#(  Reasonsagainstunilateralrelocation: (1)Depreciatethevalueoftheservientestate;(2)discourage *$z) improvements;(3)incitelitigation. $@ *  Reasonsfor: (1)Appreciatesthevalueofproperty;(2)encourageslandownertomakeimprovements; %!+ (3)incentivetonegotiateb/ctheresstillapossibilityacourtwillfindthemoveunreasonableafter z&!, thefact. >'"-  Rule: Canmovesolongashebearsthecost,doesntfrustratethepartiesintentorobjectincreating (R#. therightofway,doesnotincreasetheburdenontheeasementholderanddoesntsignificantlylessen ($/ theutilityoftherightofway(slightchangesokay). )$0  Keys: Anindefinitelocationoftheeasementinthegrant,oreasementsspecifiedbymetesandbounds P*%1 whiletheoneinissueisgeneral;givingimprecisedirectionoftheeasement runninggenerally +f&2 southwesterly...;boundarydescribedbyamovinglinee.g. highwatermark; asthesameasnow +*'3 useddidntmarkthelocation.   HayesvAquiaMarina 8 Facts: Hayesistheservientestatetenantacrosswhichrunsaroadtothedominantestate.Aquia J proposestoexpandtheirmarinafrom84slipsto280slips.Originally,therewereonly10boatslips  attachedtothedominantestate.Hayesclaimstheexpansionwouldoverburdentheeasement.   Issue: Willanincreaseincommercialtrafficunreasonablyburdentheservientestate? H   Generalrule: Whenaneasementiscreatedbygrantorreservationandtheinstrumentcreatingthe  ^ easementdoesnotlimittheusetobemadeofit,theeasementmaybeusedfor anypurposetowhich  $ thedominantestatemaythen,orinthefuture,reasonablybedevoted. Limitation: Nousemaybe    madeoftheeasementwhichisdifferentfromthatestablishedatthetimeofitscreationandwhich ^   imposesanadditionalburdenupontheservientestate. " r   Privateroadway 󀄀heredoesntmeanforprivatetrafficonlybutwasusedtodescribewhich  6  roadwayb/ctherewasapreviousone.    Development. Theoperationofamarinaisausetowhichthedominantestatereasonablycanbeand p  hasbeendevoted. 6   Additionalburden. Proponentmustprove.Increasingthedegreeofburdensufficienttodenyuseof J  therightofway.    Pavement. (Majorityview?)Dominantestateholderhasadutytomaintainandrepairaneasement   butdoesnthavetherighttoimproveit.(Minorityview)Dominantestateholderhastherighttomake J reasonableimprovementstoaneasement,solongastheimprovementdoesnotunreasonablyincrease ^ theburdenupontheservientestate.( Reasonableisaquestionoffact). "  BivensvMobley Z Facts: BivensreservedaneasementontheeastsideofMobleysproperty.Bivensused,however, l anotherentrancewhichpassedoverMobleyspropertybutneverattainedaneasementforthat 2 entrance.Mobleyeventuallyincorporatedtheeasementintopartofhisyard.Bivensobjectedinitially  butacquiescedandactuallyhelpedmaintainthelandscapingimprovementslyingontheeasement. j Eventually,Bivenswasrequiredtorunnewwaterlines.Hewantedtousetheeasementtodosobut .~ ofcoursetheMobleyshadalreadybuiltonit.Trialcourtfoundtheeasementhadntbeenabandoned B butcouldonlybeusedforingressandegressnotnewwaterlines.   Issue: Doesaneasementforingressandegressincludearighttonecessitieswhichwillnot z unreasonablyburdenthelandowner? @   Minorityview: Aneasementmaybeusedtothefullextentandenjoymentsolongasanactivity T! doesnt materiallyaffectit. "  Court: Cantaskacourttodeterminewhatisgoingtohaveanadverseeffectonlandb/cthatsa # political/zoningdecision. T $  Majorityview: \ !h%  Rowell: Rowellpurchasedlandlockedpropertyandinvokedstatutethatacountyboardcouldgrant !.& a privateroadforingressandegress. Issue: Doesastatutoryrighttoingressandegressalsocreate "' arighttolayawaterline? Holding: Whentherightofwayistakeninvoluntarily,therightis j#( construednarrowly. Interesting: Stilllookatthecontemplationofthepartiese.g.onepartywasa 0$) ranchersofenceswereessential. $F *  Sumrall(supportstheideathatneitherestateholdercanchangethenatureoftheeasement % !+ unilaterally: Servientestateholderbarredfromfloodingpropertyonwhichthedominantestateholder |&!, usedandenjoyedanundergroundpipeline. Holding: Theownerofaneasementhastherightto B'"- exercisealltheincidentsnecessaryforthefullenjoymentofthateasementwhichmeansastoa (X#. pipelineeasementthatrightforreadyaccessibilitytothelineformaintenanceandrepair. ($/  Confusion: Whatstheintentofthepartiesatthetimeofthecreationoftheeasement.Coincidentally )$0 ornot,theunauthorizedentrancewascreatedb/ctheutilitycompanywasinstallingpowerlines.That V*%1 circumstancemightindicatethatthepartieswerecontemplatingandassociatedaneasementforright +j&2 ofwayandutilities.Yettheresnoindicationwhethertheinstallationpredatedthecreationofthe +.'3 easementornot.Ifpostdated,thennowaycouldtheyhavecontemplatedtheutilities.   Restatement: Intheabsenceofdetailedarrangementsbetweentheparties,itisassumedthatthe t owneroftheservitudeandtheholderoftheservientestateareintendedtoexercisetheirrespective : rightsandprivilegesinaspiritofmutualaccommodation. N  Issue: Whatsmeantby access?   Restatement(Allowsforachangeinkind): Thebeneficiaryofaneasementisauthorizedtomake  anyuseoftheservientestatethatisreasonablynecessaryfortheconvenientenjoymentoftheservitude N  foritsintendedpurpose.Cannotbesointrusiveastocauseunreasonabledamagetotheservientestate  b orinterfereunreasonablywithitsenjoyment.  &  Access: Accesstoalakemeanstherighttobringacrosstheeasementanythingnormallyusedata    lake.Accesstoahousemeanstherighttobringacrosstheeasementanythingnormallyusedata `   house. $ t   Holding: Whenevidenceofintentisnonexistent,anegotiatedeasementnotastatutoryonefor  8  ingressandegresstoatractonwhichahomeistobebuiltmeansmorethanasurfaceroadwayon   whichpeopleandvehiclestravel.Ingressandegressforothernecessitieswhethercarriedinvehicles r  orcontinuouslyconveyedunderground,isincludedinthegrant.Limitationsmayariseiftheuse 6  inconveniencestheservientestate. J   ExpressEasements(Mooresoutline)   1.0  InGrossorappurtenant?Vxx  0  A.0` xxWordsofgrantcontrol` x` x   B.0 ` Rebuttablepresumptioninfavorofappurtenanteasement.Ifyoucanfindan  easementtobeappurtenant,itshouldneverbeingross.P` x` x   C.Overcomepresumption d    ` (i)Otherlanguageingrant (    ` (ii)Othercircumstances   2.0  Ifappurtenant,then$txx   A.0 ` Dominantestateisbenefitted6` x` x   B.0 ` Automatictransferofbenefitwhentransferofdominantestate` x` x   C.0 ` Exceptionsn` x` x    ` (i)Grantsindicatesthatitdoesntpass 2     ` (ii)Dominantestateholdersaysitdoesntpass F!  3.0  BurdenonServientEstate~#xx   A.0 ` Intenttopass(presumptionthatburdenwouldpassunlessstrongevidencetothe @ $ contrary)!T%` x` x   B.0 ` Noticeactual,constructiveorinquirynotice!&` x` x    ` (i)Constructiverecordofdeed "' 0  0` xx(ii)Inquiryreasonablepersonwouldinquirecantshutyoureyestoexistenceto P#( givensetoffactsifvisualinspectionwouldreveal.$d)` x` x    ` (iii)Noticeisnotnecessarilyknowledge,knowledgeisnotice $( *   C.0 ` (Maj)Bonafidepurchaserforgoodandvaluableconsiderationw/onoticeisnot % + boundtoinquire.`&!,` x` x    ` (i)Remedymaybeagainstthegrantor $'t"-    ` (ii)Mayseektoestablisheasementbyimplication '8#.    ` (iii)Oronerecognizedbyoperationoflaw (#/   D.0 ` Doneeboundw/onoticetakeitasitcomes p)$0` x` x    XHX Chapter21.Succession# XXH#d      # d# 1.Introduction   Whenwillsuccessorsbeboundbytherightsandobligationsthatariseuponitscreation? p  Step1: Istheeasementappurtenantoringross? H   A.Defertowhatthegrantinginstrumentsays.     B.Ifnotspecified,looktotheintentoftheoriginalpartiese.g.ifpersonal,nontransferrable      ` 1.Looktothelanguageofthegrantpresumedappurtenant. F     ` 2.Looktosurroundingcircumstances  Z  c     ` c"0   typesofrightsconveyedc(݌   x x Ќ  c     ` c"0   relationshipofthepartiesc݌   x x Ќ  Example1Presumptionofappurtenancy AsellsWhiteacreboB,reservinganeasementof V  ingressandegressacrosswhiteacreforhimselfb/cblackacreislandlocked.Thereservationis in l  favoroftheownerofblackacrepersonally.Theeasementisappurtenantb/cthegrantalsosaysthe 0  easementis forthebenefitofblackacre.Addresscircumstances:landlockandnoevidenceto   overcomethepresumptionofappurtenancy. h   2.SuccessionofAppurtenantEasements @ Successiontodominantestate:   c  c"0    Expresswordse.g.ifthedeedsaystheeasementwillpassw/thedominantestatec5݌txx Ќ  c  c"0    Ifthedeedprecludestheeasementfrompassingw/thedominantestate:c݌8xx Ќ  c    c"0 `   Andsaysitwillbeextinguished,sobeitc݌L` x` x Ќ  c    c"0 `   Andsaysitwillbeaneasementingrosstothebenefitofthetransferor,sobeitso  longasthetermsoftheoriginalgrantpermitsit.c݌` x` x Ќ  c  0   ` c"0 xx  Ifthetermsoftheoriginalgrantdontpermitthechangefrom H appurtenancytoingross,thenc݌ \ x x Ќ  c  0  0` xx c"0` x` x  Itlleitherbeextinguishedc0݌ xx Ќ  c  0  0` xx c"0` x` x  Orrevertbacktoappurtenancyc݌xx Ќ  c  0  0` xxc"0 ` x` x  e.g.Originalgrantsayseasementwillpassw/theland.A X subsequentlyconveysthepropertytoBsayinghewilltakethe n easementw/himingross.Theeasementwilleitherbeextinguishedor 0 appurtenant.c݌  x x Ќ  c  0  0` xxci"0 ` x` x  Interestingscenario: Whatiftheoriginalgrantisambiguous?Ifcourt d! findstheeasementappurtenant,thenallsubsequentconveyancesshould *z" reflectthat.ci݌># x x Ќ  c  c"0    Appurtenancyrunsw/thelandregardlessofhowitisestablishedi.e.specificgrant,adverse  $ possession,intestatesuccession(evenw/noknowledge:beneficiary takesitashegetsit, x!% orwhetherpossessionisrightfulorwrongful.c݌<"&xx Ќ   Successiontotheservientestate:  #( c  c"0    Burdenrunswiththelandagainstsuccessorsoftheservientestateiftheoriginalparties $) intendedthatitrunc݌L% *xx Ќ  c  c"0    Providedthesuccessorhadnoticec ݌&`!+xx Ќ  c    c"0 `   Actualc݌&$",` x` x Ќ  c    c9"0 `   Constructive(deedrecorded)c9`݌'"-` x` x Ќ  c    c"0 `   Inquiryreasonablepersonwouldsuspectaneasementexists,heischargedw/ \(#. notice.c݌ )p$/` x` x Ќ  c    c"0 `   Deviseeorinheritortakesthelandasitis.c݌)4%0` x` x Ќ  c  c"0    Presumedtoburdentheservientestateb/citscarvedoutmakingitlessthanitusedtobe.c݌*%1xx Ќ  Example2Presumptionthatbenefitofappurtenanteasementpassesw/grantofdominant l+&2 estate AgrantsBaneasementtouseadrivewayonBlackacretogettoWhiteacre.Thedeedissilent. .,~'3 Theappurtenancyrunsw/theland.   Example3Attempttoreservebenefitofappurtenanteasementwhentransferringdominate t estate AgrantsBaneasementappurtenanttodrawwaterfromawell.BsellstoCexcludingthe 6 easementfromtheconveyance.Battemptstousetheeasementforhimselfbutisdenied.Asubsequent L conveyanceinwhichthetransferorattemptstoreservetheappurtenanteasementforhisownuseand  benefitwilleitherextinguishtheeasementaltogetherorremainappurtenanttothebenefitofthenew  ownerofthedominantestate. H   Example4Burdenofeasementrunsifintentandnoticerequirementsaresatisfied Agrants  \ halfofBlackacretoBalongw/arightofwaytousearoadonthelandretainedbyA.Athensellshis  " parttoC.Theburdenoftheeasementrunsw/thelandprovidedChasnotice,actual,constructiveor    inquirynotice.  Z   3.SuccessionofEasementsinGross   0   ThepositionoftheRestatement(Third)ofProperty(Servitudes)    c  c"0    Easementingrosswillnotpasswhentheowneroftheeasementsellshisland.c݌d xx Ќ  c  ca"0    Thebenefitoftheeasementingrossmustbeassigned.ca|݌(x xx Ќ  c    c*"0 `   Expressassignability,sobeit.c*Q݌< ` x` x Ќ  c    c"0 `   Presumedassignableintheabsenceofexpressassignabilityc ݌ ` x` x Ќ  c  0   ` c"0 xx  Unlessfoundtobepersonal󀄀reallypersonalc݌t  x x Ќ  c  c"0    Alleasementsingrossareassignableunlessthepartiesdidnotintenttheeasementtobe 8 assignable,ortheassignabilitywouldoffendsomeimportantpublicpolicy.c݌Lxx Ќ  TheOlderView   c  c "0    Commercialeasements( gaineconomicbenefit)arerefutablypresumedtobeassignable.c %݌Fxx Ќ  c  c"0    Unlessexpresslynonassignableorstrongevidenceindicatingnonassignability,thenthe  Z benefitoftheeasementpassesthroughtheassignment.c݌xx Ќ  c  c+"0    Noncommercialeasements( gainpersonalsatisfaction)arerefutablypresumedtobenon  assignable.c+F݌Vxx Ќ  c    c8"0 `   Overcomew/sufficientevidencetoindicatethepartiesintendedtheeasementtobe j assignable.c8_݌.` x` x Ќ  c    cC"0 `   Somejurisdictions,noncommercialeasementsingrossarenonassignable.cCj݌` x` x Ќ  c    c%"0 `   Determiningintent:c%L݌f` x` x Ќ  c  0   ` c"0 xx  relationshipbetweenthegrantorandgranteei.e.themorepersonaltheless *z  likelyitwasintendedtobeassignable.c݌>! x x Ќ  c  0   ` c"0 xx  degreetowhichassignabilityoftheeasementincreasedtheburdenonthe " servientestateeitherbyincreasingitsuseordecreasingitsvaluei.e.the v# greatertheincrease,thelesslikelyitwasintendedtobeassignable.c8݌: $ x x Ќ  c  0   ` c"0 xx  considerationpaidfortheeasementi.e.thegreaterthecost,themore  N% likelythepartiesintendedthegranteetobeabletorecoupsomeofthose !& costsbysellingtheeasement.c݌"' x x Ќ  c  0  0` xx c="0` x` x  Problem:howtoseparatetheconsiderationc=݌J#(xx Ќ  c  0  0` xxc("0 ` x` x  howtemporaryistheeasementi.e.ifonlytemporaryandpersonal,then $^) thepartiesprobablyintendedonlythegranteetouseforthetime $" * designatedorforthepurposedesignated.c(c݌% + x x Ќ  Example5Commercialeasementingrosspresumedalienable AgrantsBtherighttoremove Z&!, coalfromAsland.BthensellstoC.AobjectstoCstakingcoal.Commercialeasementsare  'p"- presumedalienableabsentevidencethepartiesintendedotherwise. '4#.  Example6Noncommercialingrosseasementspresumednonassignable AgrantsB,his (#/ closestfriend,andeasementtowalkacrosshisbeachfrompropertysothatBcanswimintheocean. n)$0 Bownsnolandinthevicinity.Bismovingtoanotherstateandwishestotransfertheeasementtohis 2*%1 sonC.Itsnoncommercial,so(restatement)lookattheintentofthepartiesorsomeoverridingpublic *F&2 policytoseeifitwasintendedtobeassignableorpersonal.(Oldview)Itsrebuttablypresumedtobe + '3 nonassignable(ormaybeperseunassignableinsomejurisdictions).Needstrongevidenceof ~,'4 assignability.Lookat:(1)relationship;(2)relationshipbetweenthegrantorandgranteei.e.themore  personalthelesslikelyitwasintendedtobeassignable;(3)degreetowhichassignabilityofthe t easementincreasedtheburdenontheservientestateeitherbyincreasingitsuseordecreasingitsvalue 8 i.e.thegreatertheincrease,thelesslikelyitwasintendedtobeassignable;(4)considerationpaidfor L theeasementi.e.thegreaterthecost,themorelikelythepartiesintendedthegranteetobeableto  recoupsomeofthosecostsbysellingtheeasement;(5)howtemporaryistheeasementi.e.ifonly  temporaryandpersonal,thenthepartiesprobablyintendedonlythegranteetouseforthetime H  designatedorforthepurposedesignated.Hererelationshipispersonalandnoconsideration.  \  4.PrincipalProblem     NelsonProperties,ownedbyCindiCarpenter,developingupscalehousing,Itdevelopedanexpensive, V   privatecommunityaroundamanmadelake.Everyhomeownerwastohaveaccesstothelake.Tom,  j  DickandHarrywenttocollegew/Cindiwhoconvincedthemtobuythreelots.Grant:  .  8  Grantee,andhisimmediatefamilyonly,shallenjoyunrestrictedandfreeuseofthe   lakesolongasGranteerefrainsfromallbehaviorwhichmaydisturbthetranquil f  atmosphereofthecommunity.*z    Tom,DickandHarrysoldtheirhomestoAnita,RuthandDyanwhosefamilieswereallactive >  swimmers.Grant   8  GrantorherebygrantsandconveystoGranteethebelowdescribedproperty,and v  Granteetakessubjecttoalleasementandencumbrancesburdeningthesaidland.:   NelsonPropertiessoldtoWProperties.WPropertiesobjectedtoAnita,RuthandDyansuseofthe N lakeinthesummertimeaftertheyfollowedotherfamiliesdowntothelaketoswim.Wclaimsthe  easementswerenoncommercialingrossthereforenonassignable.   5.MaterialsforSolutionofPrincipalProblem  ^  Nelsonv.Johnson   Facts: Originalconveyancereservedwaterrightsandrightofway.Subsequentconveyancesreferred  totheoriginalconveyanceinnameanddateonly.WhentheJohnsonspurchasedthepropertythe X reservationhadnotbeenrecordedbuttheydidhaveactualnoticeoftheprovisionsinthedeedwhich l waslatercorrected.Thedominantestatetransferredwithreferencetotheeasement. 0  Issue: Istheeasementingrossorappurtenant?   Rule&analysis: Aneasementingrossismerelyapersonalinterestinthelandofanother;whereas j aneasementappurtenantisaninterestwhichisannexedtothepossessionofthedominanttenement 0  andpasseswithit.Anappurtenanteasementmustbearsomerelationtotheland.Thiseasementis D! beneficialandusefultothecattleranchanddoubtfuleasementss/bconstruedtobeappurtenant. "  BurckyvKnowles @ $ Facts: Predecessorininterestoftheservientestateconveyedtwoseparateparcelsofhislandreserving !R% forthemapath15'wideoverhisestate. Plaintiffs,successorstotheservientestate,claimtheeasement !& wasingrossb/ctherewerentwordsofinheritance. "'  Rule&analysis: Theeasementisappurtenantb/c(1)thelanguagecreatestwodistincttenementsin P#( whichadominantestateisbenefittedbyuseofaneasementonaservientestate;(2)thelanguageis $f) clearandunambiguous;(3)noinferencecanbedrawnbytheabsenceofwordsofinheritance. $* * Subsequentconveyancesbroadenedthelanguageoftheeasementtoincludepassagebyhorseor % + vehicle.Thatlanguagedidntreallybroadenthescopeb/ceitherwouldhavebeenallowedunderthe b&!, originaldeed. &'v"-  Ingross: Generallynotinheritableands/n/bfoundwhereanappurtenantestatecanbefairly ':#. construed. ($/  Cranev.Crane 8*%1 Facts: Defendanthad1950acresadjacenttofederalforestlandwhichpermittedcattleranchersto *J&2 graze.Theroadleadingtothefederallandcrossesoverdefendantsproperty.Sincethereisno +'3 dominantestate,theeasement,ifitexists,isingross. ,'4  Issue: Cananeasementingrossacquiredbyapredecessorbetransferredtoasuccessorbypurchase  ordescent. v  Rule: Easementsingrossarealienableifcommercial. :  Analysis: Aneasementbyprescriptionarisesunderourcommonlawfromauseoftheservientestate P thatis open,notorious,adverseandcontinuousforaperiodof20years.Therefore,commercial  easementsacquiredbyprescriptionmaybeconveyedsubsequentlyifcommercialormaybeassigned.   Mooresnotes: N   AdversepossessionandtheUtilitarianTheory:(1)bestuseofland;(2)punishesunvigilantowner  ` c  ch"0    Objectiveverifiabilityopen,notoriousandcontinuousforstatutoryperiod.ch݌ $xx Ќ  c    cB"0 `   VerifiabilityisobjectivecBi݌  ` x` x Ќ  Economicbenefitthenprobablycommercial. \   2competingpublicpolicies  p  c  cc"0    Ownersusevbetterusecc~݌ 4 xx Ќ   ODonovanvHuggins l  Facts: McIntoshreservedaneasementforhimselfoverpropertyhesoldtoHuggins.Theeasement .~  wasforthebenefitanduseofsomefuturepropertyholdersofadjacentproperty.Itwasaneasement D  ingross.McIntosheventuallytriedtoassignorselltheeasementtoODonovan,whohadpurchased   theadjacentproperty. |   Issue: Isaneasementingrossassignable? @  Analysis: Previously,thecourtwouldnotrecognizetheassignabilityofingrosseasements.Yethere V theyrecognizedthatthepartiesexpresslyintendedtocreatethatpossibility.   Policy: (1)Promotesthefreealienabilityofproperty;(2)Consistentw/holdingeasementsappurtenant  inordertofurtheralienability. V  Counterarg: Servientestateholderisburdenedwherethereisingrossalienationbutthatburdenis j notanadditionalonehadtheeasementnotbeentransferred. 0  Staredecisis: Embodiesimportantsocialpolicyofcontinuityinlaw.Abandonmentwouldinterfere  withthevalidrelianceinterestsoflitigantsarisingfromcontractrights,realpropertyrightsorrights j topropertybydescent. .~  Notes:  Commercialvnoncommercial. Representstheolderview.Restatement(third)makesno x distinctions. >   Nontransferrableeasementsingrossversustransferableeasementsingross. Bewarea R! reservationinthe sellersinsteadof sellersandhisassigns. "   XHX   P $ Chapter22.ExpressEasements:TerminationandExtinguishment  XXH     1.Introduction  ^  Termination:  p A.Inaccordancew/termsofitscreation :Timelimitsorpurposelimits 2  B.Easementownermayterminateby:   0  1.Release 󀄀formalwrittenthatmeetsthesamerequirementstocreateaneasementi.e.statute j  offraudsinwritingandsignedbythepartyagainstwhomitistobeenforced.0 xx 0  2.Abandonment (1)Intenttoabandonorrelinquishtheright;(2)actsmanifestingthat  D intent;(3)sufficientlyunequivocalconduct.  xx   Majority: Noreliancebyservientestatetenantontheintenttoabandon. ~    0  Minority: Requiresservientestatetenanttohavereliedondominantestateholders D   abandonment.(seeestoppel) Z xx 0  Ex3(noabandonment):AhaseasementtotakewaterfromBsproperty.AtellsBthathe   nolongerneedsitandlaterwritesalettersayingasmuch.Noabandonmentunlesstheletter   meetstherequirementtocreatei.e.statuteoffrauds.V xx 0  Ex4(abandonment):Aownslot1andBownslot2.Ahasaneasementacrosslot2toenter j  lot1ontheeastside.Athenconstructsabuildingonlot1whichhasitseasterlywallrunning .  theentirelengthofthepropertyline.AtellsBthatshedoesntneedtheeasementanymore.   Latershetearsthebuildingdownandtriestouse.Abandonmentwordsandconduct. f (Remembermaj/minrules).*zxx 0  Ex5(noabandonment):AhaseasementacrossBsland.Adoesntusefor30years.A > returnsandwishestouse.Hecan.Nonuseisonlyevidenceofintenttoabandon.xx 0  Ex6(probablynoabandonment):Aownslot1andBownslot2.Apavedroadisbuiltnext v tolot1.Abeginstouse.AcanprobablystillusetheeasementunlessBcanshowthatAs : conductwasanintentionalrelinquishmentorinconsistentw/anintentiontocontinuetouse N theeasement.xx 0  Ex7(abandonment):AhasaneasementacrossBsland.Bconstructsagaragewhichabuts  onthecommonpropertylinewheretheeasementoriginates.Acanopenbothdoorsonboth J endsofthegaragetousehereasement.Astopsusingandpermitsatreetogrowinfrontof ^ thegaragemakinguseimpossible.After15yearsshecutsthetreedownandtriestouse. " Abandonmentb/cthetreewasinconsistentw/intenttouse.xx  0  3.Improper/adverseuse: (1)Usehastobeincompatiblew/useofeasement:(2)fora Z  specifiedtime. p!xx 0  Ex8(easementextinguished):AgrantsBaneasementacrossAslandtoastreet.Theroad 4" islinkedtoaroadacrossBslandwhichrunsnorthtoanotherpublicstreet.Bsubsequently # dedicatestheroadonhislandtothepublic.Thepubliceventuallybeginstousetheeasement. l $ Itisextinguishedb/cofmisuse.0!%xx 0  Ex9(easementextinguished):Ahasanunrecordedeasementgivinghimbathingprivileges !D& inapondonAsland.AsellstoCandfailstotellheraboutAsprivileges.Chasnonotice "' ofAsprivileges.Acannotenforcehiseasementb/cCwasabonafidepurchaserw/onotice, |#( actual,constructiveorinquiry.Ashouldhaverecordedhiseasement.@$)xx   Adversepossession: %T *   (1)Adversetotheowneroftheeasement %!+   (2)Forprescriptiveperiod &!,   (3)Continuousanduninterrupted N'"-   (4)Open,actual,notorious,exclusiveandhostilepossession(objectiveverifiability) (b#.   (5)Underaclaimofright(assertingownershipw/oauthority)orcoloroftitle(Defectivetitle) (&$/ c    c1"0 `   Distinguishbetweenadversepossessionoflandandofaneasementc11݌)$0` x` x Ќ  c  0  0` xxc2"0 ` x` x  Adversepossessormayhavearight(servientestateholder)tobeonthe ^*%1 easement,therefore,theholdermaynotobjecttohispresence.c22݌"+r&2 x x Ќ  c  0  0` xxc3"0 ` x` x  Adversepossessionofaneasement,then,mustbesufficientlyhostileand +6'3 inconsistentw/easement.c3.4݌ x x Ќ  0  Ex10(noextinguishmentofeasement):AownsaneasementacrossBsland.Adoesnotuse t itdueto6yearillness.Binthemeantime,continuouslyusestheroad.Uponrecovery,A 8 wantstouseandBobjects.StatutoryperiodhaspassedbutAcanstilluseb/cBsactswere L notadverse.xx 0  Ex11(terminationofeasementbyadverseuse):AownsaneasementoverBsproperty.B  buildsafenceacrosstheeasementandkeepsitlocked.Sixyearsafterthefenceisbuilt,A H  suesB.Ahaslosthereasementthroughadversepossession \xx  0  4.Merger: Dominantestateholderacquirestherightstotheservientestate.Theeasements   oncemergedcannotberevivedunlessthepartiesexpresslyindicatetheywillorbyan    impliedeasement.Mergermayalsosuspendtheeasementforalimitedperiod.Z  xx  0  5.Estoppel: Servientestateowner,(1)reasonablyrelyingonactionsoftheeasementowner,  n  (2)engagesinconductinconsistentwiththecontinuanceoftheeasement,and(3)ifthe  4  servientownerwouldsufferunreasonableharmbyarestorationoftheeasement,the   easementownerisestoppedfromassertingtheserightsandtheeasementisextinguished.l xx 0  Ex14.AownsaneasementacrossBsland.Ahasnointentionofabandoningbutfailstouse 0  for5years.B,reasonablybelievingthatAintendstoabandon,beginstoconstructabuilding D  ontheeasement.Anoticesbutdoesntsayanything.Athenassertsherrightstouse.   Extinguishment.| xx   6.Extinguishmentbythirdparties:(STEM) @  c    c<"0 `   Statutoryenactmentsc<=݌R` x` x Ќ  c    c="0 `   TaxSalesc==݌` x` x Ќ  c  0   ` cD>"0 xx  MajviewpurchaserwilltakesubjecttoeasementappurtenantcD>w>݌ x x Ќ  c  0   ` c.?"0 xx  Minviewpurchaseextinguishesb/cnewpurchaserhasnewsourceof N titleandencumbrancesgone.c.?a?݌b x x Ќ  c    cO@"0 `   EminentdomaincO@v@݌&` x` x Ќ  c  0   ` c@"0 xx  Servientestatecondemnedthenextinguishtheeasementifitcannolonger  beusedforitsintendedpurpose.c@(A݌^ x x Ќ  c    c!B"0 `   Mortgageforeclosurec!BHB݌"r` x` x Ќ  c  0   ` cB"0 xx  Allowsmortgageetorealizehissecurityatthetimemortgageexecuted.cBC݌6 x x Ќ  c  0   ` cC"0 xx  Ifeasementisexecutedbeforemortgageisplacedonproperty,the  easementwouldbeunaffected.cCC݌n x x Ќ  c  0   ` cD"0 xx  Ifeasementholderisexecutedaftermortgageisplacedontheproperty, 2  thedominantestateholdermustbejoinedasapartybeforetheeasement F! isextinguishedb/chehasapropertyinterest.cDE݌ " x x Ќ  2.PrincipalProblem  B $  3.MaterialsforSolutionofPrincipalProblem  !&  WetmorevWheaton "' Facts: Wetmoreowned80acres.Hegranted10landlockedacrestodefendantw/aneasementtoa L#( roadnearby.DefendantsapproachedWetmoreaboutgettinganeasementtothewestoftheir10acres. $b) Plaintiffwantedtoinsteadselltheentire40acresonwhichtheproposedeasementsat.Wetmore $& * wantedthedefendantstothengiveuptheexistingeasementthathappenedtoruninfrontofhishouse % + sincetheyweregaininganewwaytogetintotheirproperty.Theydeclinedsayingonlythattheydtry ^&!, toredirecttrafficoverthenewproperty.Wetmoresoldthelandandpreparedamemostating "'r"- defendantsdesiretocontinuetousethefirsteasement.Thedefendantsthenbuiltabuildingthatsat '6#. uponbothparcelsofground.Wetmorecomplainedthatthefirsteasementwasbeingusedtothe (#/ benefitofthenondominantestate. n)$0  Rules: Whereabuildingsitsatopadominantandnondominantestate,aneasementcannotbeused 2*%1 tothebenefitofthenondominantestate.Whereitisimpossibletoseverthetraffic,aneasementmight *H&2 beextinguishedthroughmisuse. + '3  Whynotusethegeneralrulehere: (1)Inothercases,thedominantestateholderhadbeentheone ,'4 toextendtheeasementtothenondominantestatew/oservientestatetenantspermission.Here  Wetmoresoldtheotherlandw/reasonableforeseeabilitythatthedefendantsmightbuildsomething. t there.(2)Trafficactuallywentdownafterthesecondsale.(Wetmoredidntcomeintocourtwithclean 8 hands;Acourtwillnotrequirethedoingorprohibitionofanactwherethebenefittobeobtaineddoes L notwarrantthehardshipimposed) Footnoterule.  PavlikvConsolidationCoal H  Facts: CoalcompanyhadadefeasibleeasementforapipelineacrossPavliksland.Thecoalcompany  Z shutthepipelinedownb/coflowdemand.    Languageatissue: ...forthepurposesandwiththerightsofconstructing,maintaining,operating,    altering,repairing,replacingandremovingonepipelineforthetransportationofcoalslurry,withfree Z   ingressandegressoversaidlandsforsaidpurposes.DEFEASANCECLAUSE.Itisaconditionof  n  thisdeedthat,ifatanytimesaidpipelineshallceasetobeusedforthepurposesetforthhereinforthe  2  periodofoneyear,thenallrightsofthegranteeobtainedbythisdeedshallceaseanddetermine,and   thelandacrosswhichsaidrightofwaygoesshallbefreeandclearoftheeasementgrantedhereby, j  withoutfurtheractorwriting;provided,however,that,ifrequested,granteeagreestoexecuteaformal .~  releaseofsaidrelease. B  Thepartiesnegotiated15supplementalagreementsallforayear.    Analysis: (1)Thelanguageisclearandindicatesthatifthepipelineshutsdownforayear,the z  easementceases.(2)Lookatthedocumentasawholeandtheconsiderationwasminuscule.(3) @ Lookingattheactionsoftheparties,thecoalcompanysigned15agreements.Ifcessationofthe T operationdidntaffecttheagreement,whysignthesupplementalones.   Mueller P Facts: Muellertookpossessionoftheservientestateknowingtherewasaneasementacrossit.The b dominantestateholder,however,customarilyusedanotherwayin.Thelasttwodominantestate ( tenantsdecidedtohavethelandsurveyedanddiscoveredtheeasementwhichhadneverbeenused.  Mueller,though,haddrilledawellonit.TrialcourtfoundforMuellerunderadversepossession. `  Issue: Hadtheeasementterminatedbyadversepossession? $t  Howcouldtheeasementhavebeenterminated? : 1.Subdivisionofdominantestate. Wontwork.Eachdominantestatesucceedstotheeasement.   2.Abandonment. (1)Intentionalrelinquishment;(2)Unequivocalacts;(3)Inconsistentw/continued r useorintendeduseofeasement.Nonuseisnotenough.Mustbeaccompaniedbyaffirmativeand 8  unequivocalactsindicativeofanintenttoabandonandisinconsistentw/thecontinuedexistenceof L! theeasement.Alternativeroutesnotenough. "  3.Estoppel. (1)Servientestateholdertakesactioninconsistentwiththecontinueduseofthe # easement;(2)suchactionistakeninreasonablerelianceuponconductoftheowneroftheeasement; J $ (3)theowneroftheeasementmighthavereasonablyforeseensuchrelianceandtheconsequentaction; !^% (4)riskofunreasonableharmtoservientestateholderifeasementwerentextinguished. !"&  4.Adversepossession. (1)Adversetoownerofeasement;(2)forprescriptiveperiod;(3)continuous "' anduninterrupteduse;(4)open,notorious,actual,exclusiveandhostilepossession;(5)underaclaim \#( ofright(assertingownershipw/oauthority)orcoloroftitle(defectivetitle).Easementholdermust  $p) provethatadversepossessionissufficientlyhostileandinconsistentw/theusepermittedbythe $4 * easement.Creationorterminationbyprescriptionisnotfavoredinthelaw. % + c    c^"0 `   Specialproblemsw/anunusedeasement(exceptiontoterminationbyadverse l&!, possession). Whereaneasementhasbeencreatedbutnooccasionhasarisenforits 2'"- use,theowneroftheservienttenementmayfencehislandandsuchusewillnotbe 'H#. deemedadversetotheexistenceoftheeasementuntilsuchtimeas(1)theneedfor ( $/ therightowayarises;(2)ademandismadebytheownerofthedominanttenement )$0 thattheeasementbeopened;and(3)theownerofthedominantestaterefusedtodo D*%1 so.Theoryisthateasementsnotdefinitivelyfixedarenotyetfunctionaland +X&2 thereforetheowneroftheeasementcouldnotbeexpectedtohavenoticeofthe +'3 adverseclaimuntileithertheeasementisopenedortheownerdemandsthatitbe ,'4 opened.c^^݌` x` x Ќ  c    cb"0 `   Aneasementisopenedwhenusedordominantestatetenantdemandsittobe t opened.cbb݌8` x` x Ќ  c    cc"0 `   Prescriptiveperiodbeginstorunwhenthedemandismadearefused. ccc݌L` x` x Ќ  Problemswithadversepossession. Extinctionfavoredbecausethereisnowriting.Titlemaypass  totheunsuspecting. J   Additionalnotestoadversepossession  " Continuous. Notdailyorfrequently.Thenaturetypeofusewilldictatethefrequency.     Uninterrupted. Lookattheactivity.E.g. Secretuserundergroundpipes;noselfhelp Z    Objectiveverifiability. Onceestablishedtheownerspermissionisirrelevant.  p   Courtaction. Stopstheprescriptiveperiodfromrunning.Ifopponentloses,addthecourtperiodback  6  in.    Statutoryperiod. Texasis10years;confinedtoaspecificarea. p   Exclusivity:  6  c  ch"0    Minorityusemustbeexclusivei.e.notdependentonanyoneelsesuse;doesntmean H  solely;e.g.10peoplemayuseawalkwayandeachhave exclusiveuse.ch#h݌ xx Ќ  c  cRi"0    Minorityifclaimantandtrueowneruseconcurrently,useisnotadverseb/citsnot   exclusive.cRimi݌Dxx Ќ  Publicpolicy. Disfavorseasementsbyprescriptionb/c(1)forfeitureofothersrights;(2)discourages X harmoniousrelationships.   Disability. Ifdisabledwhenperiodbegins,thestatuteistolled.Includessicknessandinsanity.When  thedisabilityends,regardlessforhowlong,thestatutebeginstotoll. X  Infant. Tolledtoageofmajority.  l  Tackingandprivity. Successiveownersmayaggregatetheirprescriptiverightsifthepredecessor 2 intendsforsuccessortodoso.     XHX Chapter23.NonExpressEasements   XXH  1.Introduction   *Zdddd dd dd  Z xx, dd , dd +  ^^  EasementsbyImplication    EasementsbyNecessity (landlock)   1.Unityoftitle  l 1.Unityoftitle#XHX Cm# XXH  l 2.Intenttocreateimpliedbythe t  circumstances;noparticularverbalformula 8  needed.   L  2.Intenttocreate#XHX Ko# XXH  t   3.Apparentusei.e.discoverableupon T   reasonableinspection   h  3.Absolutenecessityi.e.needforfulluseand T   enjoyment;upholdintentoftheparties;the  h courtwillfindintentunlesstheresan  ,  affirmativeshowingotherwise.    4.Continuous,notoccasionalortemporary  H    H  5.Importantorreasonablenecessaryto P  claimeddominantestate  d   P    Factorstoimplication:   1.0  Thetermsoftheconveyancexx 2.0  TheconsiderationpaidRxx 3.0  Whethertheclaimismadeagainstasimultaneousconveyeefxx 4.0  Theextentofnecessityoftheeasement*xx 5.0  Whetherreciprocalbenefitsresulttotheconveyorandtheconveyeexx 6.0  Themannerinwhichthelandwasusedpriortoitsconveyance,andthesubsequentactions b takenbytheparties.&vxx 7.0  Theextenttowhichthemannerofpriorusewasormighthavebeenknowntotheparties.:xx 8.0  Theresultthatwouldbestmeetthereasonableexpectationsoflandownersandpurchasers,  andarriveatresultsthatarefairtoallparties.r xx 9.0  Theabilityofpartiestoacttoavoidtheconfusion6!xx 10.0  Publicpolicyconsiderations,suchastheavoidanceofeconomicwasteandthepromotionof J" fullutilizationofthelandinquestion#xx 11.0  Thesize,shapeandlocationoftheland$xx 12.0  Whethertheclaimantistheconveyorortheconveyee.F%xx  EasementsImpliedbyPriorUse  ' Aneasementisimplied ifatthetimeoftheseverancethepartieshadreasonablegroundstoexpect !( thattheconveyancewouldnotterminatetherighttocontinuetheprioruse.Reasonablegroundsis V") establishedifthequasieasementisapparent,beenusedcontinuously,andmustbeimportantor #j* reasonablynecessaryfortheenjoymentoftheclaimeddominantestate.  #.+ Commonownership. Emphasisisplacedonhowthelandwasusedpriortoseverance.Forexample $, didtheownercreatequasidominantorservienteasements. h% - Ex.1(quasieasement);Abuildsasewerlinerunningfromahouseonlot1underneathotherlotshe ,&|!. owns.Heusesforfiveyears.Hehascreatedquasiservientanddominanteasementsonhisownland. &@"/  Grant. Whenthecommonownerconveysthequasidominantestate,thegranteemayclaimanimplied '#0 easement.Ifheconveystheservientestate,hemayclaimanimpliedreservation.Difficulttoimply z(#1 aneasementinthegrantorsincehesthedrafter.Georgiarefusestorecognizeimpliedeasementsat >)$2 all.  *R%3 Ex.2(easementappurtenant):Aownslot1and2andrunsasewerlinefromherhouseonlot1  underneathlot2.Shealsousesadirtroadacrosslot1foraccesstolot2fromthestreet.Athen t conveyslot1toB.Bhasaneasementappurtenanttolot1impliedbygranttousethesewerlineacross 8 lot2.Ahasaneasementappurtenanttolot2impliedbyreservation. L Ex3.(Apparent,continuousandnecessary):Aownspropertyuponwhichhebuildstwodwelling  housesonlyafewfeetapart.Theeavesofonehouseextendsoverthepropertyofanother.Asellsone  housetoB.Asuseoftheburdenedparcel(Bs)wasapparent,continuousandreasonablynecessary. H  Ex4(Apparent,continuousandnecessary):Ahastwoadjoiningparcelsandconstructsadriveway  \ whichheusesforeach.HesellsonetoB.Bcanusethedrivewayb/citissituatedonbothparcels.   Ex5(Noimpliedeasement):Ahaslandwhichhasarecreationalareawhereherideshorses.He    conveysthatpartofthelandtoB.Acannotcontinuetousetherecreationalfeaturesofthelandhe X   conveyedb/chisuseofthepropertywasnotapparentornecessaryfortheenjoymentoftheclaimed  l  parcel.  0   Aneasementwillnotbeimpliedinthefaceofevidenceprovingthatnosuchintentexisted    Ex.6.(Noimpliedeasement):Aownslots1and2andcontinuouslyusesarodonlot1foraccessto f  lot2fromastreetadjoininglot1.Lot2hasothermeansofaccesstothestreets,theroadacrosslot *z  1isthemostconvenient.Asellslot2toB.Boffers$2,000moreifshewillpermitBtousetheroad >  acrosslot1.Arefuses,statingthatshedoesnotwantherpropertyperpetuallyburdenedbyan   easement.Noimpliedeasement. v   Prioruseisessential. Anincreaseinintensityifforeseeableandaddsnounreasonableburden.  :  Ex7(Impliedeasement):Aownsanumberoflotsandplacesanelectriclinesupplyingelectricservice P toahouseonlot1throughtheceilingofthehouseonlot2.ShesellstoBandC.Binlot1needsto  increasethesupplyofelectricity.BhasanimpliedeasementtoCspropertytoincreasethesupply   Succession. Sameexceptcourtmorelikelytoterminateanimpliedeasementb/ctheresnowriting. L  Easementsbynecessity. &  Publicpolicyfavoringthefullutilizationofland.However,mostcourtstrytojustifyeasementby  necessityasgivingeffecttotheintentionoftheparties.Onewhoconveysaninterestmusthave \ intendedtoconveywithitallrightsnecessaryfortheenjoymentoftheinterestconveyed,ormusthave  p intendedtoretainallrightsnecessaryfortheenjoymentofanyinterestretained.Courtswillfindintent 4 tocreateunlesstheresstrongevidencetothecontrary.  Ex1(easementbynecessity):Aownstwolotswhichonlyonehasaccesstoahighway.Heconveys l onetoB.Thedeedcontainsnolanguageofeasementsbutsheneedstousethepathacrosstheother 0  lottogainaccesstothehighway.Shecan D! Ex2.(easementbynecessity):Aownsapartmentbuilding.Theapartmentsareservedbycommon " hallsandstairways.Eachtenanthasaneasementbynecessitytousethecommonhalls. |# Ex3(easementbynecessity):Aownslandwhichcontainscoalmines.AconveysthecoaltoB.Bis @ $ entitledtoaneasementbynecessitytoaccessthecoal. !T%  Absolutenecessityrequired.  !& Ex4(meaningof necessity):Aownsaparceloflandabuttingalake.Asellsaportionoftheland "' toB.Heronlyaccessisbyboatacrossthelake.Latershetriestodevelopherland.Sheneedsan N#( easementacrossAslandtocarrybuildingmaterials.Courtwouldlookatwhetherthedevelopment $b) wasreasonablyforeseeable,thepublicpolicypromotinguseandenjoymentanddevelopmentofland, $& * andintentoftheparties. % +  Determiningthescopeofaneasement. Disappearswhenpurposeceases. ^&!, Ex5(locatingeasementbynecessity):AconveystoBalandlockedparcel.Bneedsaccesstoastreet $'t"- overAsland.Whereshouldtheeasementbe?AnywhereAcanfindit.Lookatprioruseorconduct '8#. ifavailable. (#/ Ex6.(terminatingeasementbynecessity):AownsaparceltoB.Thedeedissilentastoanyeasement p)$0 rightsbutsincethelandislockedin,BusesaroadacrossAsland.Subsequently,Bbuysanother 4*%1 pieceofpropertywithaccesstoastreet.Bnolongerneedstheeasement. *H&2  ,'4  Changesineitherthenatureoftheuseortheactivityontheservientestate.   Ex7(scopeofeasementbynecessity):Ausesafootpathasaneasementbynecessitytoreachherlot r bycrossingoverBsland.Athendrivesovertheeasement.Bobjects.Awinsb/cthescopeofthe 6 easementisdeemedtobecoextensivewiththepresentandfutureusesofthedominantestate. J Ex8(limitsoneasementbynecessity):AhasaneasementbynecessitytocrosslandretainedbyB,  hergrantor,toreachherlotfromthehighway.Sheusesfor10yearsbutBtearsitupwhenhefinds  oilonhispropertyandmovesit.Bwinsb/cAnotentitledtothemostconvenientroute. F   2.PrincipalProblem     3.MaterialsforSolutionofPrincipalProblem#XHX Jp#  T    XXH HillsideDevelopmentv.Fields  *  Facts: #XHX # XXHԀDefendantclaimshehasavisibleeasementacrossHillsidedevelopment.Thepropertywas   onceundivided.OriginalownerconstructedthehousenowbelongingtoFields.Thegarageissituated b  insuchawayastorequirethedrivewaytocirclethehouse.Partofthedriveway,then,actually &v  extendsbeyondhisestate. :   Issue: Diddefendantobtainanimpliedeasementforuseofthedriveway?    Rule: Elementsofavisibleeasement:(1)Unityofownershipfollowedbyaseparationoftitleinto t  dominantandservientestates;(2)itwasconstructed,alteredorartificiallyarrangedbythecommon : ownersoastoconstituteanopen,obviousandvisiblebenefitoradvantagetotheclaimantsproperty N andaburdentotheservientportionofthepremises;(3)usedmanyyearspriortothesubdivisionof  thepropertyundercircumstancesshowingthatthealterationorartificialarrangementwasintended  tobepermanent;(4)isreasonablynecessaryforthefullbeneficialuseandenjoymentofthepremises J (alternativesarenotdispositiveb/cwerelookingforthefulluseandenjoymentoftheland). ^  Plaintiffsarg: Fieldswasawarethedrivewaywasnotincludedinhisestate. "  Courtscounter: Neitherthelackofanexpresseasementforthedrivewaynortheexistenceofan  expressingressegresseasementnegatestheexistenceofaneasementimpliedfrompreexistinguse ^ i.e.avisibleeasement.Infact,Fieldsawarenessisconsistentw/establishingavisibleeasement. "r  Policyfactors: (1)Partiesarepresumedtohavecontractedw/aviewtotheconditionoftheproperty 6 asitactuallywasatthetimeofthetransactionandthataftersaleneitherpartyhasarightw/othe  consentoftheothertochangetothedetrimentoftheotheraconditionwhichopenlyandvisiblyexists; p (2)Estoppeli.e.thepartyresistingtheeasementissaidtostandintheshoesoftheownerwhocreated 4  thequasieasementpriortoasubdivision. H!  Garagedoctrine: Clearmanifestationofownerintent.aslongasthegaragestandsandtheadjoining  " ownersmaintainitasitwasoriginallyconstructedeachneighboringownerisboundbytheprinciples # ofimpliedeasement. F $  Ward !& Facts: Plaintiffarguestheresanimpliedeasementprohibitingdefendantfromerectingafenceacross "' thedriveway. V#(  Analysis: Plaintiffboughtherpropertyfromthecommonownerandissaidtohavesteppedinhis $j) shoes.InTexas,thegrantorwhowantstoproveanimpliedeasementmustshowabsolutenecessity. $0 * Agranteeonlyneedshowreasonablenecessity. % +  Epstein ,'|"- Facts: EpsteinownsaneasementacrossKMartsproperty.Hispropertyislandlockedotherwise. '>#. Epsteinstenant,Levitz,hasasignonKMartspropertyaswell.TheoriginalleasebetweenLevitz ($/ andEpsteinprohibitedLevitzwouldnoterectasignw/oEpsteinswrittenconsent.Theydidso x)$0 neverthelessw/onlyverbalconsent. <*%1  Motel6: Aneasementbyimplicationariseswhenthepartiesintendedtocreateaneasementbut +P&2 neglectedtoincludeorembodyitinawrittenagreement.Intentcanbeimputedunderthe +'3 circumstances. ,'4 Ї Burns: (Traditionaltestfordeterminingintenttocreateanimpliedeasement):Whereanownerof  landsubjectspartofittoanopen,visiblepermanentandcontinuousservitudeoreasementinfavor v ofanotherpartandthenalienseither,thepurchasertakessubjecttotheburdenofthebenefitasthe : casemaybe,andthisirrespectiveowwhetherornottheeasementconstitutedanecessaryrightofway. N  Mann_Hoff_: Theeasementdidnothavetobean absolutenecessityforuseofthedominantestate  butrathersimply convenientorbeneficialtothedominantestate.   Resolution. Testsarebutasubstituteforfindingtheintentoftheparties.Didthepartiesintenda L  permanentencumbranceontheservientestate.  b  Severance. Whencircumstancessuggestthatanagreementamongpartieswouldincludementionof  & allintendedgrants,itisnotunreasonabletorequirethattheyinsertaprovisionintheagreementofsale    whichwouldhavereservedthesame.Theabsenceofsuchareservationsuggestsmoststronglythat `   theallegedrightwasnotintendedtoberetained. $ t   Permanence. Presumepermanencyfromthenatureoftheuseunlessthesurroundingcircumstances  8  dictateotherwise.e.g.sewerlineispresumedpermanent;signnot(maybecementedinhowever).    Notes:  6   Degreeofnecessity:  L  c  c|"0    Epstein:abandonslooksatconveniencetoservientestatec|݌ xx Ќ  c  cI"0    Ward:strictnecessity;cId݌ xx Ќ  c  c"0    Restatement: necessitybutanelementinabalancingtestc ݌Fxx Ќ  c  c"0    Hillside:reasonablynecessarycد݌ \xx Ќ  Timeofseverance. Atthetimeoftheseveranceoftheunity.    Apparency. _Westbrook_:Impliedeasementforsewerlinewherethecommonownersoldadominant  estatefirstandtheheirsofthecommonownerwerethepresentownersoftheservientestate.Usemust \ havebeenapparentatthetimeofthegrantb/citsexistencewasindicatedbysignswhichmightbe  p seenorknownonacarefulinspectionbyapersonordinarilyconversantw/thesubject. 4  Policiesforandagainstimpliedeasements:  For:  j c  c!"0    Fulfillmentofintentofthepartiesc!<݌,|xx Ќ  c  cѳ"0    Averagepersondoesntknowoftheneedtoreserveandrecord.Hewilloverlookthe @ requirementscѳ݌xx Ќ  c  cԴ"0    Ifitwereintendedandsimplynotwrittendown,courtswanttogiveeffecttotheparties x intent.cԴ݌< xx Ќ  Against: P!  c  c"0    Defeatsrecordingsystemc݌"xx Ќ  c  c"0    Defeatsstatuteoffraudsc݌#xx Ќ  c  cF"0    Defeatsrationaleforformalityinwritingi.e.stabilityofpropertyownership,certaintyoftitlecFa݌ J $xx Ќ    XHX B.CovenantsRunningWithTheLand(PromissoryServitudes)  # XXHD#XHX Chapter24. # XXHո#   XHX CreationandValidity t    XXH1.Introduction ` 2.Terminology " r Servitudes . Rightsinlandpossessedbyanother(otherthanpossessoryinterestsorliens),inaddition   tothosenormallyimpliedfromtheownershipofland. l   PromissoryServitude. Apromiseoragreementtodoorrefrainfromdoingaspecifiedact  D  c  c>"0    Realcovenantsorcovenantsrunningwiththelandc>Y݌ xx Ќ  c  c"0    Equitableservitudesc݌~ xx Ќ  Distinguishrealcovenantsandequitableservitudes  V  *Zdd dd dd Zxx, dd , dd +  $   $RealCovenants ',|  'EquitableServitudes/Restrictive ,|  Covenant/ReciprocalNegativeCovenant >  Lawcourtsrecognizedasrunningw/theland  D Equitycourts  D Enforcedatlawmeansthatthebreachwill  giverisetoacauseofactionfordamagesand ` aninjunction  $t Enforcedinequitymeansthatthebreachwill  giverisetoaninjunction.  ` Mostareaffirmativeinnaturei.e.require | takingcertainspecifiedactions.  @ Restricttheuseoftheburdenedlandby | prohibitingtheownerfromusingthelandin @ certainspecifiedways  T   \  \   Ex.1(affirmativevsnegativecovenants):Acovenantsshewillusethehousesheisbuyingonlyfor d! asinglefamilyresidence(negativecovenant)andthatshewillpaymonthlydues(affirmative (" covenant)tothehomeownersassociation.Shealsopromisestoabidebytherules(affirmativeinform # butnegativeinsubstance). `$  Realcovenantandequitableservitude. Enforcedbybothequitableandlegalremedies. 8&  Covenantdisputesdonotalwaysinvolveissuesofsuccession. (Ifadisputearisesbetweenoriginal r!( contractingparties,itsirrelevantthatthecovenantrunswiththeland). 8") Ex2(Contractquestion):Aownsparcels1and2.Shesellsparcel1toGus,usingadeedthatprovides #+ thatFranwilluseparcel2onlyforresidentialpurposes.Thedeedissilentwhetherthecovenantruns $, w/theland.Adecidestobuildacommercialstructureonparcel2.Gusobjects.SinceAandGusare H% - theoriginalparties,itsacontractquestion.  &\!.  Moore: '"0 Equitableservitude(reciprocalnegativecovenant). Ifowner2+lotssosituatedastobeara V(#1 relationshipsells1lotw/restrictionsforthebenefitofthelandretained,theservitudebecomesmutual )l$2 andduringperiodofrestrainttheownerofthelotsretainedandonothingforbiddentotheownerof )0%3 theotherlots. *%4  Mutuality. Ifyoucanestablishthroughintenti.e.commonplanorscheme,maporplat,thenthat h+&5 intentmustbecarriedforward.Cantberetroactive. .,~'6  Commonplanorscheme. E.g.ownerof100lotsw/restrictionsononlyafew,youcanimputetoall.   Dutytoinquire. Ifareasonablepersonwouldhavenoticedthecommonplanorscheme,noticeis : imputedtoanewbuyereventhoughitsnotinthedeed. P  3.Principalproblem  4.Materialsfortheprincipalproblem.  \ _Nahrstedt_Ԁv.LakesideVillage    Facts: Plaintiffownedcondothathadrestrictivecovenantastopetownership. R    Issue: Isapetrestrictioncontainedintherecordeddeclarationofacondocomplexenforceableagainst  h  thehomeowner?  .   Rule: (Statute)Covenantsmustbeenforcedunlesstheconditionsandrestrictionscontainedinthe   recordeddeclarationoracommoninterestdevelopmentisunreasonable. h   Elementatissue: Unreasonable ,|   Analysis: Presumptionofvalidity.Opponentofcovenantmustshowthattheburdensimposedon B  affectedproperties(notjusther)substantiallyoutweighsthebenefitsoftherestrictionanditshouldnt   beforcedagainstanyone.Therecordednoticeissufficienttonotifyanyoneoftherestrictions. |   Commoninterestdevelopment. Restrictivecovenantmustberecordedpriortothesaleofanyunit. @ Itsacollectionofcovenant,conditionsandservitudesthatgoverntheproject.Theviabilityofshared V ownershipofimprovedrealpropertyrestsontheexistenceofextensivereciprocalservitudes,together  withtheabilityofeachcoownertopreventthepropertyspartition.   Averagereciprocityofadvantage. Subordinationofindividualpropertyrightstothecollective R judgmentoftheownersassociationtogetherw/restrictionsontheuseofrealproperty. h  Equitablereasonableness. Restrictionsprovideareasonablemeansoffurtheringthecollective , health,happinessandenjoymentoflife.   Equitableservitudes. Courtscanenforceeventhoughthepersonwhomadethepromisehas f transferredthelandtoanother.Thelandownerspromisetorefraincreatesinthebeneficiaryofthat ,| promiseanequitableinterestinthelandofthepromisor. @  Enforcementunless: (1)violatespublicpolicy;(2)bearsnorationalrelationtoprotection,  preservation,operationorpurposeoftheaffectedland;and(3)theburdenontheaffectedlandisso z disproportionatetothebeneficialeffectsthattherestrictionsshouldnotbeenforced. >   Publicpolicyforrestrictivecovenants: (1)Stabilitydiscourageslawsuitsfromownersseeking R! personalexemptions;(2)predictabilitypeoplecanrelyonenforcementofthepromise;and(3) " uniformity. #  HillvCommunityofDamien !d% Facts: Plaintiffsarguedthatagrouphomehousingpeoplew/AIDSviolatedarestrictivecovenant !&& prohibitingnonresidentialuse. "'  Issue1: Whethertoenforcearestrictivecovenant `#(  Analysis: (1)Looktoseeifthelanguageisunclearorambiguousandresolveinfavorfreeuseand &$v) enjoymentofthepropertyagainstthecovenant;(2)cannotimplyrestrictionsonproperty;(3)interpret $< * reasonablyandstrictlynottocreateanillogical,unnaturalorstrainedconstruction;(4)givethewords %!+ inthecovenanttheirordinaryandintendedmeaning.Thehomeisdesignedtogivethesamebenefits t&!, ofatraditionalfamilyincludingthoseservicesthatwouldbeavailabletoadisabledindividualintheir 8'"- ownhome. Familydoesntencompassonlythosepeoplerelatedbybloodormarriage.According 'L#. tothezoningordinance, familyincludesanygroupofnotmorethanfiveunrelatedpersonsliving ($/ togetherinadwelling. )$0  Plaintiffsarg: Zoningordinanceirrelevantandacityordinancecannottrumpacovenant. H*%1  Courtscounter: Lookingtothezoningordinanceaspersuasivedefinition.Likewise,theresapublic +^&2 policyinfavorofincludingsmallgrouphomesw/inthedefinitionoftheterm family.Forexample, +$'3 theFHAprotectionsforhandicappedpeopleextendtoindividualswithAIDS.Last,wherearestrictive  covenantdoesntaddressitselftothecompositionofthefamily,acourtisloathetorestrictafamily t unittothatcomposedofpersonswhoarerelatedtooneanotherbyconsanguinity. 8  Conclusion: Thecourtfoundthatthecommunitygrouphomeexhibitsthekindofstability, L permanencyandfunctionallifestylewhichisequivalenttothatofthetraditionalfamilyunit.   Franklinv._Spadafora_ J  Issue: Doesatrustbylawwhichlimitstotwothenumberofunitsanyonepersonorentitycouldown  \ representanunreasonablerestraintonalienationanddenyplaintiffsequalprotection?  "  Analysisofunreasonablerestraintonalienation:    1.Interestintheland. Inthecontextofcondohousing,dontinterpretastorequirelandownership X   byapartytothesuitwhowantstoenforce.  n   2.Durationofrestraint. ShouldntextendbeyondtheRAP.  2   3.Worthwhilepurpose. Maximumoccupancybyresidentowners.Encouragescontinuityand   stability,safeguardsownersinvestments,andinhibitstransiency. n   4.Typeofconveyanceprohibited.  2   5.Numberofpersonaffected. Notmany. H   Notes:     D   XHX Chapter25. # XXH#   XHX EnforcementandRunningofCovenants    1.EnforcementbyOneWhoOwnsNoLand(CovenantsinGross)# XXH^# t Covenantingross. Covenantthatthepromisordidnotintendtobeappurtenanttolandownedor " r possessedbythepromissee.(Moore:covenantsingrossthatencourageapublicpurposes/bvalid)  8  Commonlaw. Noenforcementbysuccessorstoacovenantingrossbenefitbecause:     1.0 ` Affectsthemarketabilityofthepropertyr ` x` x   2.0 ` Allowsoutsiderstoinfluencepropertyowners.6  ` x` x   3.0 ` Sometimestheingrossbeneficiarycannotbefound. J ` x` x  OldRestatement. Theinconvenienceofenforcingaburdenonlands/ballowedonlywhenthat    inconvenienceisbalancedbyabenefittoneighboringland.    NewRestatement. Intentcontrols. H   Majorityview. Dontallowtheburdentorunifthebenefitisheldingross. ^   Minorityviews. (1)Yes;(2)Dontallowregardlessofconvenience. $  Ex1: Naturefoundationobtainsanagreementw/Athatherlandwillbemaintainedinitsnaturalstate. ^  c  c"0    Enforcementagainstoriginalparties;c6݌$txx Ќ  c  c"0    noenforcementagainsta_BFP_Ԁw/onotice.c݌8xx Ќ  Ex2:B,adeveloper,sells100lots.Asapartofacommonplanorschemeeachlotisboundbya p covenantrestrictingitsusetosinglefamilyresidence.Cbuysandusescommercially.CanBenforce? 4 c  c"0    OldRestatementcommonplanbenefitsadjacentland,soBcanenforcec݌Hxx Ќ  c  cf"0    NewRestatementintentoforiginalpartiescontrolscf݌ xx Ќ  c  c'"0    MajorityviewNoc'B݌xx Ќ  c  c"0    Reasonstoenforce:c݌Dxx Ќ  c    cd"0 `   Bhasacontinuingeconomicinterest/stakeintheenforcemente.g.hemayhave X propertyintheareareadyfordevelopmentandnoenforcementinanother  developmentofhiswouldhurtthenewdevelopmentcd݌` x` x Ќ  c    c"0 `   Hisgoodwillandreputationc݌T` x` x Ќ  Ex3:Aisadeveloper.Eachlotissubjecttoacovenanttopayreasonablechargestoahomeowners ,  association.Theassociationcanenforceagainstanyviolator. !  XHX 2.EnforcementbySuccessorofPromiseeAgainstSuccessorofPromisor(The ( x# RunningIssue) XXH !d$  *Zdd dd dd Zxx,(dd ,(dd ,(dd +  "&"   (#x' Burden '(#x( 'Benefit (#x)  AtLaw  $* 5Elements: $+ 1.Intent D% , 2.Notice &X!- 3.TouchandConcern &". 4.VerticalPrivity '"/ 5.HorizontalPrivity  T(#0 3Elements: $1 1.Intent D% 2 2.TouchandConcern &X!3 3.RelaxedverticalPrivity  &"4  AtEquity  )$5 3Elements: )$6 1.Intent p*%7 2.Notice 4+&8 3.Touchandconcern  +H'9 2Elements: )$: 1.Intent p*%;  2.Touchandconcern 4+&<   INTENT    c  c"0    Attimeofagreementc݌rxx Ќ  c  c0"0    Intendedtorunforandagainstsuccessors0xxc0K݌6xx Ќ  c    c"0 `   Looktolanguageandcircumstancesc!݌J` x` x Ќ  NOTICE(attimeofclosing)   c  c"0    Actual,constructiveorinquirynotice(whereaccepted)c݌D xx Ќ  c    c"0 `   _BFP_Ԁw/onoticenotbound.c݌ X` x` x Ќ  c    c"0 `   Knowledgedirectfactsleadtounderstandingc݌ ` x` x Ќ  c    cE"0 `   NoticedoesntnecessarilymeanknowledgecEl݌  ` x` x Ќ  TOUCHANDCONCERN  h   c  c8"0    JudgeClarkc8S݌ * xx Ќ  c    c"0 `   Ifthepromisees(promisors)legalrelationsinrespecttothelandareincreased/   decreased!hislegalinterestasownerrenderedmore/lessvaluablebythepromise b  !thebenefit/burdenofthecovenanttouchesorconcernsthatland.c݌&v ` x` x Ќ  c    c"0 `   Lookstowhetherthecovenantsperformanceornonperformanceaffectsthelands :  useorvaluesoastoberegardedasanintegralpartoftheproperty.c݌ ` x` x Ќ  c  c"0    Runyonc݌r xx Ќ  c    cg"0 `   Doesthecovenanthaveaneconomicimpactonthepartiesownershiprightsby 6 eitherenhancingordecreasingthevalueofthelandatissue.cg݌J` x` x Ќ  c  c"0    Davidsonc݌xx Ќ  c    c<"0 `   Isthecovenantreasonableenoughtowarrantenforcementc<c݌` x` x Ќ  c  c "0    _Neoponsit_c '݌Fxx Ќ  c    c"0 `   Substantialtouchandconcernc݌ Z` x` x Ќ  Moore:DontworryaboutOldRestatementview.   c  c"0    NewRestatementc݌Txx Ќ  c    cj"0 `   Covenants/bpermittedtorun(irregardlessoftouchandconcern)unlessitinfringes h oncj݌,` x` x Ќ  c  0   ` co"0 xx  Constitutionallyprotectedrightco݌ x x Ќ  c  0   ` c;"0 xx  Contravenesastatuteorgovernmentalregulationc;n݌d x x Ќ  c  0   ` c"0 xx  PublicpolicycJ݌(x  x x Ќ  c  0  0` xx c"0` x` x  Restraintonalienationc݌<!xx Ќ  c  0  0` xx c"0` x` x  Restraintradeorcompetitionc݌"xx Ќ  c  c "0    Authorsviewsc  ݌t#xx Ќ  c    c! "0 `   Lawissimplytryingtopreventtherunningofpromisesthataretooinconvenient 8 $ eithertosocietyortothesuccessorsc! H ݌ L%` x` x Ќ  c    cE "0 `   BalancecE l ݌!&` x` x Ќ  c  0   ` c "0 xx  Itsdurationi.e.longorindefinitec  ݌"' x x Ќ  c  0   ` c "0 xx  Theburdenonthelandofthepromisorisgreaterthanthebenefittothe H#( landofthepromiseec  ݌ $\) x x Ќ  c  0   ` c "0 xx  Thepurposesofthecovenantcouldbeaccomplishedbymeansotherthan $ * acovenant(looktoalternatives)c ݌% + x x Ќ  c  0   ` c"0 xx  Frivolousrowhimsicalc-݌X&!, x x Ќ  c  0   ` c"0 xx  Affectsmarketabilityc݌'l"- x x Ќ  c  0   ` c}"0 xx  Originalpromisorcanperformaseasilyashissuccessorc}݌'0#. x x Ќ  Ex5:AownsBlackacreandBownsWhiteacre.Apromisestogive20pianolessonstoBfor$400. (#/ Neitherthebenefitorburdenrunsw/theland.Noexpressedintent. h)$0 Ex6:AandBownadjacentproperty.AsellstoCwhopromisesonbehalfofherself,successorsand ,*|%1 assignstouseforresidentialpurposesonly.(ANALYZEWHAT RESIDENTIALPURPOSES *@&2 ARE).IfCsellstoD,Dw/noticeisboundeventhoughDwasntanoriginalparty. +'3  x,'4 _ ________VERTICAL_ԀPRIVITY   Relationshipbetween_promisors_/_ees_Ԁtosuccessors.Asuccessortakeshisinterestfromhispredecessor r andnotbyadversepossessionorasaparamounttitleholder(purchasethroughaforeclosuresale). 6 c  c"0    OldRestatementc݌Jxx Ќ  c    c/"0 `   Runningofthebenefitc/V݌` x` x Ќ  c  0   ` c"0 xx  Verticalprivitynecessaryc݌ x x Ќ  c  0   ` c"0 xx  Onewhoobtainsbyadversepossessionorparamounttitlecannotenforcec݌F  x x Ќ  c  0  0` xxc"0 ` x` x  RelaxedVerticalPrivity:Notnecessarythatsuccessorsucceedtothesame  Z interestasgrantor.c݌  x x Ќ  c  0  c"0` xx  Runningoftheburdenc݌  ` x` x Ќ  c  0   ` cx"0 xx  Atlaw:StrictVerticalPrivity:Thesuccessortothepromisormusthave V   succeededtothesameestate.cx݌ j  x x Ќ  c  0   ` c"0 xx  Atequity:Noverticalprivitynecessaryofanysort.c݌ .  x x Ќ  c  0   ` c"0 xx  Atlaw:Theburdenrunsw/theestatenotw/thelandi.e.theideathatthe   sameestatemustbepassed.c݌f  x x Ќ  c  0   ` c"0 xx  Atequity:Theburdenrunsw/thelandofthepromisorc݌*z  x x Ќ  c  0  0` xx c"0` x` x  Anypersonwhoacquiresanypossessorinterestinthelandofthe >  promisor/eewillbebound/benefittedbythepromise.c݌ xx Ќ  c  0  0` xxc"0 ` x` x  Asublesseeisnotboundatlawbythepromisesmadeintheoriginallease v  butcanbeenjoinedfrombreachinganycovenantcontainedinthelease : (forpurposesofsuchanactioninequity,thecovenantwillbedeemedan N equitableservitude).c' ݌ x x Ќ  c  c!"0    NewRestatementc!!݌xx Ќ  c    ch""0 `   Rejectsverticalprivityanddrawsdistinctionsbetweenaffirmative(requiresthe J propertyownertodosomething)andnegative(requiresthepropertyownerfrom ^ refrainingfromdoingsomething)covenants.ch""݌"` x` x Ќ  c  0   ` c#"0 xx  Appurtenantbenefitsandburdensruntoallsubsequentownersand  possessorsofthebenefittedandburdenedproperty,includingpersonswho Z acquiretitlebyadversepossessionorthroughlienforeclosure n proceedings.c#'$݌2 x x Ќ  c  0   ` c%"0 xx  Exceptions:c%%݌ x x Ќ  c  0  0` xx cl&"0` x` x  Onewhoholdsasuperiortitletothatoftheoriginalcreatorof j theservitudecannotbeburdened.cl&&݌.~ xx Ќ  c  0  0` xx c'"0` x` x  W/respecttoaffirmativecovenants,personswhoholdestatesof B! lessordurationthanthoseoftheoriginalcovenantingparties " generallyarenotsubjecttoburdensandcannotobtainthe z# benefitsexceptincertainsituationsinvolvinglesseesandlife > $ tenants.c''݌!R%xx Ќ  c  0  0` xx0 ` x` x  c)"0h x x  Benefitsofaffirmativecovenantstorepair,maintainor !& renderservicestothepropertyrun.c)*݌"'hxhx Ќ  c  0  0` xx0 ` x` x  c*"0h x x  Burdensofaffirmativecovenantsruntothelesseeif N#( theycanmorereasonablybeperformedbyapersonin $b) possessionthanbytheholderofareversioninthe $& * burdenedproperty.c*W+݌% +hxhx Ќ  c  0  0` xx0 ` x` xc,"0 x x  Personsholdingpossessionadverselygenerallycannotobtainthe ^&!, benefitsofaffirmativecovenants,withtheexceptionof "'r"- covenantstorepair,maintainandrenderservices.c, -݌'6#.xx Ќ  c  0  cY."0` xx  NotesontheNewRestatementposition:cY..݌(#/` x` x Ќ  c  0   ` c/"0 xx  Providesthattherulesaredefaultrulesi.e.applyonlywhenthepartiesto n)$0 theoriginalcovenantfailtospecifyotherwise.c/R/݌2*%1 x x Ќ  c  0   ` c]0"0 xx  Thepositionthatallpersonswhoholdestatesoflesserdurationthanthe *F&2 originalcovenantingpartiescanneitherobtainbenefitsnorbesubjectto + '3 theburdensofaffirmativecovenantsisqualifiedforlessees&lifetenants.c]00݌~,'4 x x Ќ  c  0   ` c2"0 xx  ThispartoftheRestatementdoesnotgovernsuccessionofbenefitsand  burdensofleasecovenantsbyassigneesandsublesseesoftheoriginal t leasec2H2݌8 x x Ќ  c  0   ` c}3"0 xx  Althoughthenewrestatementprecludespersonholdingadverselyfrom L obtainingthebenefitsofmanyaffirmativecovenants,itallowssuchperson  tobesubjecttotheburdensofcovenants.Yet,itallowspersonholding  adverselytoobtainthebenefitofaffirmativecovenantstorepair,maintain H  andrenderservicestotheproperty.c}33݌ \ x x Ќ  c  0   ` c5"0 xx  Drawsdistinctionbetweenthoseholdingpossessionadverselyandthose   holdingtitleadversely.Benefitsandburdensrunw/adversetitleholders.c55݌   x x Ќ  c  0   ` c#7"0 xx  Ex7:Lesseeundera60yearleasemakes2promisestolessor:(1)never X   tosellshoesonthepremisesand(2)topaytherealestatetaxes.Thelease  l  providesthatthesepromisesareintendedtorunw/theleasedpremises.  0  LesseecreatesalifeestateofhisinterestinfavorofRwhohasnoticeof   lesseespromises.Theagreementissilentconcerningthe2original h  promises.Enforcement?c#7V7݌,|  x x Ќ  c  0  0` xx c9"0` x` x  OldRestatement:LessorcouldenjoinRorgetdeclaratory @  judgmentrequiringhertopay.Lessorwouldnotbeentitledto   damages.Nostrictverticalprivity,noenforcementatlaw.c9:݌x xx Ќ  c  0  0` xx cZ;"0` x` x  NewRestatement:Negativecovenantnottosellshoespassesto < Rinlawandinequity.Covenanttopaytherealestatetaxes(go P todefaultrules).Ifpaymentofthetaxesdoesnotexceedthe  valueofthelifeestate,Risliableforpayment.cZ;;݌xx Ќ  HORIZONTALPRIVITY ^  Certainkindofrelationshipbetweentheoriginalcontractingparties,inadditiontotherelationship   theysharestemmingfromthecovenantitself.  c  c5>"0    Therequiredrelationship:thetraditionalviewc5>P>݌Xxx Ќ  c    c>"0 `   Norequirementofhorizontalprivityforthebenefitofacovenanttorun,eitherat l laworinequity.c>?݌0` x` x Ќ  c    c@"0 `   Norequirementofhorizontalprivityfortheburdentorunatequity.c@6@݌` x` x Ќ  c    c@"0 `   InEngland(&minorityview)aburdencouldntrunatlawifthetransferwerefee h simple;couldifitwereatransferinalease.Landlordtenant(horizontally)c@A݌,| ` x` x Ќ  c    cAB"0 `   MajorityUScourtshavealessrestrictiveviewofhorizontalprivityandwillfind @! thisrequirementsatisfiedifthe_covenantor_Ԁandthe_covenantee_Ԁhavetherelationship " of:cABhB݌x#` x` x Ќ  c  0   ` cC"0 xx  landlordandtenantcC!D݌< $ x x Ќ  c  0   ` cD"0 xx  easementholderandownerofservientestatecDD݌!P% x x Ќ  c  0   ` cE"0 xx  grantorandgranteei.e.alandtransferbetweenthepartiescEE݌!& x x Ќ  c  0   ` cmF"0 xx  doesntincludeneighboringlandowners.cmFF݌"' x x Ќ  c  0  cDG"0` xx  Ex8:AandBareneighboringlandowner.Theyagreeinwritingthatneitherparty L#( willusehisorherlandforcommercialpurposesandrecordtheiragreement.Asells $`) toCwhopromptlyuseshispropertyforcommercialpurposestothedetrimentof $$ * B.Accordingtotheoldrestatement,CisnotliabletoBfordamagestoB.cDGkG݌% +` x` x Ќ  c  cbI"0    Therequiredrelationship:thenewRestatementcbI}I݌\&!,xx Ќ  c    cJ"0 `   Noprivityrelationshipbetweenthepartiesisnecessarytocreateaservitude.cJCJ݌ 'p"-` x` x Ќ   (#/ SUMMARY:   TRADITIONALVIEW  4  *Zdddd (dd (dd (Zxx,rdd ,rdd ,rdd ,rdd +  (HH (BURDENSIDE .$\" .BENEFITSIDE * \" *Atlaw ' 'AtEquity ' 'AtLaw ' 'AtEquity   Intent  X  Notice    TouchandConcern    HorizontalPrivity T   StrictVerticalPrivity   h Intent  X Notice   TouchandConcern     T  Intent  X TouchandConcern   RelaxedVertical   Privity  T  Intent  X TouchandConcern       1.0  Intentisrequiredforeverycategory xx 2.0  Touchandconcernalsoisauniversalrequirementunderthetraditionalview xx 3.0  NoticeisarequirementonlyforenforcingtheburdenofacovenantatlaworatequityX xx 4.0  Therearethreetypesofprivity.Sayingtwopartiesareinprivityisanotherwayofsayingthat l  theysharetherequisiterelationshipsothateachpartycanenforceboththebenefitsand 0  burdensrespectingtheirpropertiesagainsttheother.Horizontalprivitywhichpertainstothe   relationshipbetweenthetwooriginalpartiesisarequirementonlyfortherunningofaburden h  ofacovenantatlaw.Verticalprivitydefinestherelationshipbetweensuccessorstoeachof ,|! theoriginalcovenantingparties.Strictverticalprivityisalsorequiredtoenforcetheburden @" ofacovenantatlaw,whereastheenforcementofthebenefitofacovenantatlawrequires # onlyrelaxedverticalprivity.x$xx 5.0  Privityofanysortisonlyarequirementforenforcingcovenantsatlawratherthanequitable <% servitudes.Ifnoremedyatlawb/cnoprivity,thensueatequity.P&xx c    clU"0 `   ReasonfornoprivityatequityCovenantsatlawwereconsideredcontractsand ' couldnotbeassignedtothosepartieswhosucceededtoownershipofeitherthe ( benefittedorburdenedpropertyfollowingtheoriginalparties.Incontrast,equitable L) servitudeswereconsideredpropertyinterests.clUU݌`*` x` x Ќ   Runyonv._Paley_ԀandMidgettRealty , Whatthiscasestandsfor: (1)Conveyancesappearingtorunonewaycanbereadverybroadly Z- especiallyiftherestrictionisabuildingrestrictionb/cthebenefit/burdenaffectsneighboringland;(2)  p. Thiscourtsaysthatnoticemustbeintheinstrument(i.e.someindicationthattherearerestrictionson 4/ theland;thattheyruncanbereadintotheinstrument)Actualknowledgenotenoughmustbeinthe 0 conveyanceandmustberecorded.  l 1 Facts: Plaintiffwantstokeepdefendantfrombuildingcondosnextto_Pamlico_ԀSound.Plaintiffssay 0!2 thatthedefendantspropertyissubjecttorestrictcovenantsthatprohibittheconstructionofcondos. !F3  Conveyances: _Gaskins_Ԁpurchased4acresboundedonhewestsideby_Pamlico_ԀSoundandontheeast " 4 sidebyalake.Shedeededsomeoutforresidentialuse._Gaskins_Ԁconveyed1acrestoRunyonin #5 1954._Runyons_Ԁreconveyedthe1acresplusanother1/8acrebackto_Gaskins_Ԁin1960._Gaskins_,in D$6 turn,conveyedalakefrontlotplus15'stripto_Runyons_Ԁin1960.Thenextday_Gaskins_Ԁconveyed1 %X 7 acresto_Brugh_s. %!8  _Brugh_Ԁconveyance:  &!9 c  c^"0    Restrictionsrunwiththelandbywhomeverowned,untilremovedc^^݌R'":xx Ќ  c    c__"0 `   Residentialpurposesonlyc___݌(f#;` x` x Ќ  c    c`"0 `   Notforbusiness,manufacturing,commercialorapartmenthousepurposesc`7`݌(*$<` x` x Ќ  c    c`"0 `   Doesntapplytochurchesorhomeofficec`a݌)$=` x` x Ќ  c    ca"0 `   Cannotbuildmorethan2housesonthelanduntilsuchtimeasadjacentornearby b*%> propertiesareturnedtocommercialuseinwhichcasetherestrictionswillnolonger &+v&? apply. Nearbymeansw/in450'.caa݌+:'@` x` x Ќ  Mrs._Gaskins_Ԁpropertywasdevisedtoherdaughter,Williams.  _Brughs_Ԁsoldto_Paley_Ԁwhoenteredintoanagreementw/Midgetttodevelopcondos. t  Issue: CanMrs._Gaskins_daughterandadjacentlandowners_Runyons_Ԁ(bothsuccessorstothebenefit 8 ofcovenants)enforcethecovenantsagainstsuccessorsininteresttotheburdenedside? N  Analysis: Owneroflandcansellhispropertyburdenedbyrestrictionsnotcontrarytopublicpolicy.  Personalcovenantsarebetweenoriginalparties(contractenforcement).Realcovenantscreate  servitudesuponthelandsubjecttothecovenant(theservientestate)forthebenefitofanotherparcel L  ofland(thedominantestate).Realcovenantsmaybeenforcedatlaworatequity.  `  REALCOVENANTSATLAW: Runswiththelandonlyif(1)thesubjectofthecovenanttouches  $ andconcernstheland;(2)thereisprivityofestatebetweenthepartyenforcingthecovenantandthe    partyagainstwhomthecovenantisbeingenforced;and(3)theoriginalcovenantingpartiesintended ^   thebenefitsandburdenstorun. " r   Touchandconcern:  6  c  c#i"0    Clark:Focusingonthenatureoftheburdensandthebenefitscreatedbythecovenant,the   courtmustexerciseitsbestjudgmenttodeterminewhetherthecovenantisrelatedtothe n  covenantingpartiesownershipinterestsintheproperty.Thecovenantmustaffectthelegal 2  rightsoftheparties.c#i>i݌F xx Ќ  c    ck"0 `   Evidenceoftouchandconcern:thenatureoftherestrictivecovenants(buildingor   userestrictions).ckAk݌~ ` x` x Ќ  c    c-l"0 `   Restrictionlimitingtheuseandenjoymentoftheestateburdenedw/thecovenant B clearlytouchesandconcernstheestateburdenedandaffectsitsvalue.Doesit V increasethevalueofthedominantestate?c-lTl݌` x` x Ќ  Privityofestate:   c  cm"0    Toenforcearestrictivecovenantasonerunningwiththelandatlaw,thepartyseekingto P enforcethecovenantmustalsoshowthatheisinprivityofestatew/thepartyagainstwhom d heseekstoenforcethecovenant.cmn݌(xx Ќ  c  cuo"0    Privityofestateisasubstituteforprivityofcontractsincethesuccessorswerentpartofthe  originalagreement.cuoo݌`xx Ќ  c  cp"0    Privityofestateshowsthatthesuccessorshavesufficientlegalrelationshipw/theparty $t againstwhomthecovenantisbeingenforcedandw/apredecessorininterest.cpp݌8xx Ќ  c    cq"0 `   Horizontalprivity:(Majority)Existswhentheoriginalcovenantingpartiesmake  theircovenantinconnectionwiththeconveyanceofanestateinlandfromoneof p thepartiestotheother.(Minority)Nohorizontalprivityrequiredatall.cqq݌4 ` x` x Ќ  c    cs"0 `   Verticalprivity:Successionininterestcss݌H!` x` x Ќ  Intentoftheparties:  "  c  cxt"0    Restrictionsindeedsareconsideredpersonalunless(1)contraryintent(2)asprovedbythe ~# partyseekingenforcement.cxtt݌B $xx Ќ  c  cu"0    Determineintentatthetimeoftheconveyance.cuu݌!V%xx Ќ  c  cLv"0    IfambiguouslooktocLvgv݌!&xx Ќ  c    cv"0 `   Thelanguageoftheinstrumentcvw݌"'` x` x Ќ  c    cw"0 `   Thenatureoftherestriction(i.e.doesitappearpersonal?)cww݌R#(` x` x Ќ  c    cxx"0 `   Thesituationofthepartiescxxx݌$f)` x` x Ќ  c    c,y"0 `   Thecircumstancessurroundingthetransaction.c,ySy݌$* *` x` x Ќ  c  cy"0    Courtconcludedthatthelanguage subjecttocertainrestrictionsastheusethereof,running % + w/saidlandbywhomsoeverowned,untilremoved...showsthattheburdenwasintended b&!, torunbutdoesnotshowwhetherthebenefitwasintendedtorun.(WHENCONVEYING &'v"- LANGUAGESEEMSTORUNONEWAYONLY,ITSAMBIGUOUS).cy z݌':#.xx Ќ  c  c|"0    Theverynatureofbuildingrestrictionssuggestthatthebenefitandburdenintendtorunb/c (#/ therestrictionhasasignificantimpactonneighboringland.c||݌r)$0xx Ќ  c  c<}"0    Theoriginalgranteeconveyedotherpropertyw/nosuchrestrictionsthatsanindicationshe 6*%1 approachedthistransactiondifferently.c<}W}݌*J&2xx Ќ  c  ch~"0    Languageappearingtorunonlyonewaycanbeinterpretedbroadly.ch~~݌+'3xx Ќ   ,'4  EQUITABLESERVITUDES: Neverneedprivityofestate.  c  c"0    Touch/concernandintentseeabovec݌vxx Ќ  Notice: Goeswithrealandequitableservitudes.(Majority):Actual,constructiveorinquirynotice : sufficient.(Minority):Forthiscourt,actualknowledgeisnotsufficientnotice;mustbeinthewriting P (orreferredto)andmustberecorded.   Defendantsarg: Fortheburdenorbenefittorun,therestrictionmustbeexpressedinthedocument  andregisteredatthecourthouse. N   Courtscounter: Fortherestrictiontoexist,thosetwoprongsmustbemet;forittorun,onlythe  b registrationneedbedoneandthenwecaninfertheburden/benefittorunfromthat.  (  Application: Mrs._Gaskins_Ԁdidntpartw/herentireproperty;thereforeitcanbeinferredthatshe    intendedtoretainthebenefitsoftherestriction. b    Davidsonv.Katz&Sons  :  Whatthiscasestandsfor: (1)Substitutet/cw/reasonableness(neithertheRestatementorThird   view);  r  Facts: _Davidsons_ԀhadagrocerystorethatwasunprofitableandsoldittoKatzandSonswholeased 6  ittothecitywholeasedittoCTown,whoputinagrocerystore.Theoriginalconveyancehadanon L  competeinit.Everybodyknewthat.    Trialcourt: Nophysicaltouchandconcern.Appellatecourtdisregardedphysicalt/cbutfoundthat   sincetherestrictiondidntenhancethevalueofDavidsonsotherstore. J  Spencerscase: Toruncovenantsmustt/candbeintendedtorun. ^  _Tulk_Ԁv._Moxhay_: Landconveyedsubjecttoanagreementthatitwouldbekeptopenandmaintained $ forparkuse.Asubsequentgranteehadnoticeoftherestriction.Atlawtheburdencouldntrunb/cthe  restrictiondidnttouchandconcernthelandofthepromissee/_covenantee_.Ifthe_covenantor_Ԁmadea ^ promisetodosomething,thenitwaspersonal.Hisassigneecouldntbeboundatlawbyit.Thiscourt "r createdequitableservitudes. 6  Oldviewofnoncompetes: Benefitscouldrunbutburdenscouldntb/cpersonali.e.not/c.   Restatement: Burdenofnoncompetesrunatlawnotequity. p  Thiscourt: Replacet/cwithreasonableness. 6  Noncompetes: (1)Mostsaythatnoncompetest/cb/coftheireconomicimpact;(2)otherssaythat L noticealoneissufficient.   Reasonableness: Aretheyreasonableenoughtowarrantenforcement?Factors:(1)t/cinlegalsense;  (2)intentofthepartiesattimeofconveyance;(3)conveyancedoesntviolatecommerciallawe.g. L  antitrustorpublicpolicy;(4)covenantsimpactonthenegotiations;(5)covenantwasclear;(6)in `! writing,recorded,andnotice;(7)reasonableinduration(i.e.violateRAP?);(8)unreasonablerestraint $" ontradei.e.monopoly;(9)interferesw/publicinterest;(10)havecircumstanceschanged? #  Possibleremedy: Damagesforbreachbutallowingstoretocontinuetooperate. \ $  Problemw/reasonablenesstest: (1)Stabilityandcertaintyinthelawi.e.tooconfusing; "!r%  EaglevGross "' Facts: OrchardHillrealtyconveyedpropertyto_Baums_.OrchardHillagreedtosupplythe_Baums_ n#( waterfordomesticuseonlyseasonallyfromMay1Oct1everyyearfor$35/year.Theconveyance 4$) saidthebenefitwouldrun.EagleissuccessortoOrchardHilland Grossissuccessorininteresttothe $H * _Baums_.Someofthemanydeedsthe_Baums_Ԁusedtoconveypropertymentionedtherestriction % !+ requiringthegranteestakethewater,theGrosssdeeddidnotmention. &!,  Issue: Canasuccessorininterestofaburdenedestateenforceabenefitonsuccessorsininterestto D'"- adominantestate?  (Z#.  Analysis: Toenforceabenefittorunatlawneed(1)intent,(2)privityofestateand(3)t/c.Herethe ($/ benefitofthewaterdoesntt/cthebenefittedpropertyb/citdoesntaffecttheownershipinterestof )$0 thelandownersinthesubdivisioni.e.theirpropertyisnt_waterless_Ԁw/othebenefit.Theobligationto X*%1 receivewaterresemblesapersonal,contractualpromiseratherthanasignificantinterestattachingto +l&2 thebenefittedproperty. +0'3 Nicholson:Affirmativeeasementsaredisfavoredatlawb/ctheyimposeanunduerestrictionon  alienationorburdenonperpetuity. t  Not es: L 2.Verticalprivityproblemsarisemainlyinlandlord/tenantproblems.Subtenantsarenotboundby  promisesmadebythetenantwhileassigneesare.   Restatement(Second)ofPropertyLandlord/Tenantrelationships:  J  c  c"0    Ifthetransferoristhetenant,thetransfereecomesintoprivitywiththeotherpartytothe  \ leaseonlyiftheentirebalanceoftheleasedterminallorsomeportionoftheleased   propertyistransferredandnoreversionaryinterestisretainedbythe_transferror_/tenant.An    assigneeoftheoriginallesseeisinprivityofestatew/thelessor.Asublesseetakesalesser X   estateandnotinprivityofestate.c݌ l xx Ќ  3.Touchandconcern  0  c  cř"0    Eagle:covenanttobuywaterdoesntt/cthelandofpromisororpromissee.cř݌ xx Ќ  c  c"0    Restatement:covenanttobuywaterforirrigationpurposesdoest/cpromisorsland.Restricts h  theuseofthepromisorslandonly.c݌ ,| xx Ќ  __