### J - S33020 - 19

NON - PRECEDENTIAL DECISION - SEE SUPERIOR COURT I.O.P. 65.37 DWAYNE G. WEAVER

v. GEORGE E. WEAVER

Appellant : : : : : : : : : IN THE SUPERIOR COURT OF

PENNSYLVANIA

No. 210 MDA 2019 Appeal from the Order Entered January 2, 2019 In the Court of Common Pleas of Centre County Civil Division at No(s): 2016 - 395 BEFORE: LAZARUS, J., OTT, J., and FORD ELLIOTT, P.J.E. MEMORANDUM BY OTT, J.: FILED NOVEMBER 08, 2019 George E. Weaver appeals from the order entered January 2, 2019, in the Court of Common Pleas of Centre County, denying his post - verdict motions and making final the trial court’s judgment entered on September 4, 2018. This timely appeal is take n from a non - jury trial regarding land partition issues bet ween brothers , George E. and Dwa y n e G. Weaver. George Weaver now raises two jurisdictional issues and four claims of trial court error. After a thorough review of the certified record, submission s by the parties and relevant law, we affirm based on the trial court opin i on . We provide additional reasoning regarding the challenge to jurisdiction. 1

_________________ ____________________ _______ 1 

### Because we rely on the trial court opinion, we need not provide detail on the four claims of trial court error. Those claims are the trial court erred: 1) in applying offsets , 2) applying Pa.R.C .P. 1560(a) rather than Pa .R.C .P. 1560(b) or (c), 3) using an average valuation of the appraisals, and 4) considering evidence of A ppellee’s [Dwayne G. Weaver] residence.

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We refer to the trial court opinions dated September 4, 2018 and January 2, 2019 for a brief review of the underlying facts. On February 1, 2016, Dwayne Weaver (“Dwayne”) filed a Civil Complaint for Partition and Division of Property which named his brother, George Weaver (“George”) as the Defendant. On February 26, 2016, George filed an Answer and New M atter to the Complaint for Partition. Upon agreement of the parties, the Court entered an Order Directing Partition of the property in question on March 28, 2018. Also on March 28, 2018, the Court held a Non Jury Trial on this matter, which included a vi ew of the property subject to partition. Both parties submitted Proposed Findings of Fact and Conclusions of Law on April 13, 2018. Trial Court Opinion, 9/4/2018, at 1. Further, This case arises from a Complaint in Partition filed by [Dwayne G. Weave r] seeking division of property held by brothers Dwayne and George as tenants - in - common. This case proceeded to a Non Jury Trial on March 28, 2018. Before the Court took testimony, the parties agreed to the entry of an Order directing partition of the pr operty. The Court dictated said Order, but through an administrative error, the Order was never produced and filed of record. The Court proceeded to take testimony and evidence and issued an Opinion and Verdict on May 9, 2018. [George Weaver] filed an a ppeal on June 11, 2018 and the Superior Court remanded the case due to the procedural defect. This Court then entered a Part 1 Order directing partition on September 4, 2018 and, on that same date, re - issued its Opinion and Verdict. Trial Court Opinion, 1 /2/ 2019, at 1 - 2. 2

_________________ ____________________ _______ 2 

### Kapcsos v. Benshoff , 194 A.3d 139 (Pa. Super. 2018) ( en banc ) , makes it clear that the Pennsylvania Rules of Civil Procedure require two separate orders in a partition action. Pursuant to Kapcsos , the Part 1 order determines whether the property is properly subject for partition and what portion(s) of the property are at issue. The Part 1 order determines the parameters of the pie (this metaphor is taken from Kapcsos ) that is to be divided. This order may be imme diately appealed. Once the Part 1 parameters have been set, the Part 2 order actually partitions the property. This order is also appealable.

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As noted above, George Weaver’s first two issues address the jurisdictional question raised by the initial ministerial omission regarding the stipulated order directing partition. First, George Weaver posits the trial court had no jurisdiction to conduct the non - jury trial without the Part 1 o rder having been filed, and second, he claims the subsequent entry of the Part 1 o rder, on remand, with the re - entry of the verdict, failed to correct the error. George Weaver relies on Kapcsos , supra , and Jacobs v. Stephens , 204 A.3d 402 (Pa. Super. 2019) to support his claim. We disagree. All parties agree that such a stipulation occurred and that the Part 1 o rder was meant and anticipated t o be filed. Accordingly, all parties agreed to proceed with the non - jury trial. Because the order directing partition was stipulated to between the parties, there w as no reason to wait for the 30 - day appellate period to expire before taking testimony on the substance of the issue. Clearly, no one complained at the time that the non - jury trial was premature. Had the Part 1 order been filed as expected, this would not have been at issue. It was not until George Weaver appealed the judgment that the Super ior Court noticed, sua sponte , that the Part 1 o rder had not been entered of record , rendering the appeal premature . The Superior Court also noticed that George Weaver had filed his appeal prior to the trial court ruling on his post trial motion. Without a ruling on his post - trial motion, no judgment could be entered. Without a judgment, the appeal was again , premature. Therefore, the appeal was quashed. See Order , 8/23/2018.

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Interestingly, the sua sponte , per curiam order of our Court only recognized that the failure to enter the Part 1 o rder divested the trial court of jurisdiction to enter the Part 2 order and therefore rendered that appeal premature. Specifically , our Court stated: Even if post - trial motions were denied, this appeal is premature. A review of the trial court docket reveals that an order directing partition was not entered prior to the Ma y 11, 2018 order.[ 3 

### ] “The Pennsylvania Rules of Civil Procedure 1551 - 1557 split a partition into two distinct, chronolog ical parts. Each part, by rule, m ust produce its own, distinct, appealable order.” Kapcsos v. Benshoff

, ___ A.3d ___, 2018 WL 3598666, at *2 (Pa. Super. July 27, 2018). Failure to secure and record a Part 1 order deprives the trial court of jurisdiction to enter a Part 2 order. Id. at *5. Order, 8/23/2018. The order did not inform the trial court that Part 2 hearing was held without jurisdiction, it told the trial court that the failure to record the Part 1 order divested the trial court of jurisdiction to enter the Part 2 order . This interpretation of the order is the most logical . While in Kapcsos our Court determined the trial court was required to retry Part 2 de novo , 4 

### the distinguishing features of the instant matter do not mandate that remedy. In Kapcsos , the parties did not seek a Part 1 order and the trial court never issued or entered a Part 1 order. This complete failure to adhere to the Rules of Civil Procedure rendered the Part 2 order a nullity. Instantly, the parties

_________________ ____________________ _______ 3 

### The May 11, 2018 order contained the findings of fact and verdict. 4 

### See Kapcsos , 194 A.3d at 145.

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sought a Part 1 order, the parties entered in to a stipulation agreeing to the requirements of a Part 1 order, and the trial court dictated the Part 1 order, apparently to the satisfaction of the parties. Only a ministerial error prevented the order from being docketed. The factual underpinnings of Kapcsos are far different from those instantly present. Nonetheless, as the 8/23/2018 order of our Court indicated, the failure to record the Part 1 order divested the trial court of the jurisdiction to enter a final Part 2 order. In this circumstance, i t is the order that matters, procedurally, not the hearing. Kapcsos makes clear that it is the Part 2 order that divides the property that is unsupportable without the Part 1 order. Accordingly, because the Part 1 order had been sought, was agreed to, and was dictated, but inadvertently not docketed, we do not believe the Kapcsos decision divested the trial court of the jurisdiction to take evidence that would be used to determine the Part 2 order. The trial court and the parties all knew the parameters of the Part 1 order before the non - jury trial commenced. All of the procedura l safeguards embodied in the Part 1 order and required by Kapcsos existed. The failure to docket the Part 1 order had no effect on the information collecting process that occurred during the non jury trial. The failure to docket the Part 1 order merely ren dered the subsequent Part 2 order a nullity. We note a s well that if the sua sponte order of August 23, 2018 was meant to nullify the non - jury trial, there would have been no need to discuss the failure to rule upon the post - verdict motions. If the sua s ponte order was

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meant to be interpreted as nullifying the non - jury trial, then the post - verdict motions would have become legally irrelevant – objections to a trial that legally never occurred. George Weaver also argues that once our Court quashed the pri or appeal, the trial court’s order memorializing the Part 1 stipulation and then re - issuing the original verdict was infirm pursuant to Jacobs v. Stephens , 204 A.3d 402 (Pa. S uper. 2019). In Jacobs , the trial court combined the Part 1 and Part 2 orders in a single order that did not allow for appeals from each order. Accordingly, our Court ruled upon the challenges raised in the Part 1 appeal, but quashed those issues related to the Part 2 appeal. Once again, the instant facts are distinguishable. While it is true that after the prior appeal was quashed, the trial court entered separate Part 1 and Part 2 orders on the same day, making it i mpossible to appeal both orders. U nlike Jacobs , it was apparent to the trial court from before the original appeal t hat there would be no challenge to the Part 1 order, which was stipulated to by both parties. George Weaver did not object to the stipulated Part 1 order when it was dictated by the trial court, did not object to the order in the first appeal, and has no objection to the merits of the stipulated Part 1 order now. Admitting that there was a technical error in entering the required two orders on the same day, the error was harmless in that the Part 1 order has never been, and is currently not challenged. B ecause George Weaver never sought to renege on his stipulated agreement, he was not harmed by the entry of dual orders on the same day.

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George Weaver has presented arguments regarding the Part 1 order that track, in many ways, the Kapcsos and Jacobs cases . However, the factual differences between the instant matter and those cases that we have highlighted, lead us to distinguish this appeal. While George Weaver’s arguments may appear at first glance to be inviting, strict application of Kapcsos and Jacob s would lead to an absurd result. Here, the protections required by separate Part 1 and Part 2 orders were provided, in fact, although the Part 1 order was not docketed due to an administrative error. Strictly applying Kapcsos would require the parties t o spend extra time and money retrying this matter to the same verdict. 5 

### Similarly, if we were to vacate the Part 2 order and remand the matter to allow the 30 - day appeal peri od for the Part 1 order, George Weaver, who has never, including now, sought to challenge any aspect of the Part 1 order, would simply allow the 30 - day period to expire and then refile this appeal, bringing all parties back to the current position , except, of course, for the addi tional time and money spent. We see no particular reason to impose this burden upon the parties and the trial court. In all other regards, we rely upon the able analysis of the trial court in disposing of George Weaver’s remaining issues.

_________________ ____________________ _______ 5 

### There is nothing of record to suppose new evidence exists that could change the verdict, nor is there any reason to suppose the trial court would change any of the complained of rulings. Accordingly, the outcome would be the same.

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Regarding th e four claims of trial court error, we have reviewed the certified record, as well as the submissions by the parties, and find the trial court’s reasoning on these claims to be supported by the record and free from legal error. Accordingly, we rely on the trial court opinion in this regard. George Weaver is not entitled to relief on these claims. Judgment affirmed. Parties are directed to attach a copy of the trial court’s 9/4/2018 and 1/2/2019 opinions in the event of further proceedings. Judgment Entered. Joseph D. Seletyn, Esq. Prothonotary Date: 11/08/2019Circulated 10/10/2019 10:12 AM R e c e i v e d 2 / 2 2 / 2 0 1 9 3 2 8 : 5 1 P M S u p e r i o r C o u rt M i d d l e D i s t r i c t

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### o f F a c t an d C o n cl u s i o n s o n L aw o n Ap ri l 1 3 , 2 0 1 8 . 

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p p l i c ab l e l aw , th e C o urt i s p r e p ar e d t o r e n d e r a v e r di c t i n th i s m att e r . F IN D IN G S O F F A C T 1 . B r o th e r s D w ayn e an d G e o r g e W e av e r w e r e gi v e n t i t l e t o th e p r o pe rty at i s s u e ( " S ub j e c t P r o p e rty " ) i n th e c as e thr o u gh a d e e d e x e c ute d b y R ub y 

### L. W e av e r o n Au g u s t 1 9 , 1 9 9 4 . T h i s d e e d i s r e c o r d e d i n th e C e ntr e C o unty R e c o r d e r o f D ee d s 

### O f fi c e at R e c o r d 

### B o o k 7 7 5 , P a g e 8 4 8 . 

# )< o O RD O S2 . D w ayn e an d G e o r g e o wn th e S ub j e c t P ro p e rty a s t e n ant s - i n - c o mm o n . J . T h e S ub

j e c t P r o p e rty c o n s i s t s o f tw o n o n c o nt i g u o u s p ar c el s . 4 . T h e fi r s t p ar c e l ( " P ar c el 1 " ) i s i d e nt i fi e d as C e ntr e C o unty Un i f o rm P ar e d I d ent i fi e r Numb e r 0 3 - 8 - 3 2 . 

### 5 . T h e s e c o n d p ar c e l ( ' P ar c e l 

### 2 " ) i s i d e nt i fi e d 

### a s C e ntr e C o unty Un i fo rm P ar c e l I d e nt i fi e r Numb e r 

### 0 3 - 8 - 3 2 0 . 6 . P arc el 1 h as b e e n a s s e s s e d a s c o nt ai n i n g 4 4 . 9 7 a c r e s o fl an d . 1 

### 7 . P ar c el 

### 2 h as b e e n as s e s s e d a s c o nt ai n i n g 9 1 . 9 5 a c r e s o fl an d . 8 . A m o b il e h o m e l o c at e d o n P ar c e l 2 h as b e e n as s i g n e d C e ntr e C o unty U ni f o rm 

### P are d I d e nt i fi e r N u m h e r O J - 0 0 8 - 0J 2 G - O O I . 9 . T h e m o b i l e h o m e h a s b e e n l o c at e d o n P ar c e l 2 s i n c e 1 9 9 4 . 1 0 . P ar c el 1 c o ns i s ts al m o s t e nt i r e l y o f t ill ab l e fi e l d s r e f e rr e d 

### to b y th e p arti e s a s th e N o rth F i el d s . 1 1 . P ar c el 2 c o n s i s ts o f a W o o d e d A r c a , a o n e a c re s e c t i o n r e fe rre d t o a s th e M o b i l e 

### I l o rn e A r e a , an d t i ll ab le 

### fi e l d s , r e fe rr e d t o b y th e p art i e s a s th e S o uth F i el d s . 1 2 . Wh e n th e p art i e s r e c e i v e d th e p ro p e rty i n 1 9 9 4 , P ar c el l an d th e t i ll ab le p o rt i o n o f P arc e l 2 w e re s ub

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ur a l u s e i n a

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### 2 0 1 1 . 1 3 . F r o m th e t i m e th e a g ri c u l t ura l le as e s e n d e d , D w ayn e b e g an f arm i n g 

### P ar e d 1 fo r g ram s . 1 4 . F r o m th e t i m e th e a g ri c u l t ural l e as e s e n d e d , G e o r g e b e g an farm i n g P ar c e l 2 fo r h ay .

1 A l th o u g h P la i nt iff a s s e rt s th at P ar c e l 1 w a s s ur v e y e d as c o nt a i n i n g 3 9 . 2 a c r e s , th i s s urv e y w a s n o t i ntro d u c e d at tr i a l an d w i ll th e r e fo r e th e C o urt w ill r el y o n th e t ax as s e s s m ent r e c o r d s t o d et e rm in e th e p r o p e rty ' s ac re a g e . T h e C o urt furth e r n o t e s th at b o th p art i e s ' a p p ra i s e rs u s e d 4 4 . 9 7 a c r e s a s th e s i z e o f P ar c e l l .



### 21 5 . D w ayn e h a s un d e rt ak e n e f f o rt s t o i mp ro v e th e s o i l o n P ar c e l I fo r th e p urp o s e o f farm i n g . 1 6 . G e o r g e h a s un d e rt ak e n e f fo rt s t o i mp ro v e th e s o i l o n th e t ill ab l e p o rt i o n s o f P ar c e l 2 fo r th e p urp o s e o f fann i n g . 1 7 . T h e m o b il e h o m e 

### o n P ar c e l 2 i s t i t l e d t o G e o r g e ' s d au g h t e r , A my W e av e r 

### ( £1 k/ a Arny K o l p ) . 1 8 . 

### Amv W e av e r l i v e d i n th e m o b i l e h o m e unti l D e c e mb e r 6 , 1 9 9 6 wh e n s h e an d G e o r g e fi r s t re nt e d th e m o b i le h o m e an d 

### th e s urr o un d i n g a c r e o f l an d o ut t o o th e r i n d i v i d u al s . A t th e t i m e o f th e N o n - Jury T ri a l , 

### Amy an d G e o r g e w e r e s t i ll r e nt i n g o ut th e m o b i le h o m e . 1 9 . T h e p art i e s hav e s t i p u l at ed th at G e o r g e re c e i v e d $ 1 1 1 , 3 5 0 i n r e n t fo r th e m o b i l e h o m e f ro m D e c e mb e r o f 1 9 9 6 unt il th e d at e o f th e n o n - j ur y tri a l. 20 . G e o r g e h a s cl a i m e d $ 1 5 , 3 9 4 fo r c le an i n g an d m ai nt e n an c e , $ 2 . 0 0 0 i n i n s ur an c e e xp e n s e s , 5 2 , 1 2 4 i n ut i l i t i e s , an d $ 6 2 1 i n s u p p l i e s fo r th e m o b i l e h o m e i n th e t ax y e ar s o f 2 0 0 7 thro u g h 2 0 1 6 . 2 1 . G e o r g e d i d n o t k e e p r e c o rd s o f th e e xp e n s e s a s s o c i at e d w i th th e m o b i l e h o m e i n th e t ax y e ar s o f 1 9 9 6 thr o u g h 2 0 0 6 . 2 2 . G eo r g e t e s t i fi e d th at h e b e l i e v e s $ 2 0 0 o f m o b i l e h o m e r e nt p e r m o nth c o u l d b e r e a so n ab l y attr i b ut e d t o u s e o f th e l an d . 2 3 . Dw ayn e p r e s e nt e d n o t e s t i m o ny t o in d i c at e wh at p o rt i o n o f th e m o b i le h o m e r e nt s h o u l d h i! attr i b ut e d t o u s e o r th e l an d an d wh at p o rt i o n s h o u l d h e attri b ut e d t o u s e o f th e m o b i l e h o m e .

32 4 . T h e s o ur c e o f w at e r fo r D w ayn e ' s h o m e i s a w e ll l o c at e d o n P ar e d 2 , j u s t a c ro s s M ant o wn R o a d fr o m D w ayn e ' s h o m e . 2 5 . G e o r g e p r e s ent e d an a p p ra i s a l o f th e p ro p e rty wh i c h i n d i c at e s th e c o mb in e d v a l u e o f b o th p ar c e l s i s S 5 3 2 , 6 5 6 . 7 5 . a . T h i s a

p p r a i s a l li s t s th e v a l u e o f P arc e l 1 as $ 2 3 7 , 8 3 7 .4 3 . 

### i. T h i s a p p ra i s e r fo un d th at o f P ar c e l l ' s 4 4 . 9 7 a c r e s , 4 2 . 7 4 a c r e s ar e t i ll ab l e an d 2 . 2 3 a c r e s ar c w o o d e d . 1 1. T h e a p p r a i s e r v a lu e d th e t ill ab le l an d at S S , 5 0 0 p e r a c r e an d th e w o o d e d l an d at S 1 , 2 4 1 p e r a c r e . 111 . B a s e d o n th e s e p ri c e s an d ar e a s o f l an d , th e v a l u e o f th e t i ll ab l e l an d o n P ar c e l 1 w o u l d b e $ 2 3 5 , 0 7 0 an d th e v a lu e o f th e wo o d e d l an d o n P ar c e l l w o u l d b e S 2 , 7 6 7 .4 3 . b . T h i s a

p p r a i s a l l i s t s th e v a lu e o f P ar c el 2 as $ 2 9 4 , 8 1 9 . 3 2 . 1. T h i s a p p r ai s a l fo un d th at 

# o r P ar c el 

### 2 ' s 9 1. 9 5 a c r e s , 

### 4 2 . 4 3 a c r e s 

### ar c t i ll ab l e an d 4 9 . 5 2 a c r e s ar e w o od e d . 11 . T h e a p p r a i s e r v a lu e d th e t ill ab l e l an d at S S , 5 0 0 p e r a c r e an d th e w o o d e d l an d at S 1 , 2 4 1 p e r a c r e . 

### i n . B a s e d o n th e s e p r i c e s an d ar e a s o f l an d , th e v al u e o f th e t i ll ab l e l an d o n P ar c el 

### 2 w o u l d b e $ 2 3 3 , 3 6 5 an d th e v al u e o f th e w o o d e d l an d o n P ar c e l 2 w o u l d b e $ 6 1 , 4 5 4 . 3 2 . 2 6 . D w ayn e p re s e nt e d an a p p ra i s a l o f th e p r o p e rty wh i c h i n d i c at e s th e c o mb i n e d v a lu e o f b o th p ar c e l s i s $ 7 3 5 , 0 0 0 . a . T h i s a

p p r ai s a l l i s t s th e v a l u e o f P ar c e l 1 a s $ 2 6 9 � 8 2 0 .



### 41. T h e a p p r ai s e r v a lu e d a ll l an d o n P ar c el 1 at $ 6 , 0 0 0 p e r a c r e an d i n d i c at e d that P ar c e l I c o nt ai n e d 4 4 . 9 7 ac r e s o f l an d . b . Th i s a

p p ra i s a l l i s t s th e v a l u e o f P ar c el 2 a s $ 4 6 5 , 4 3 5 . 1. T h e a p p r a i s e r v al u e d th e w o o d e d/r e s i d e nt i a l l an d o n P ar c e l 2 at S 3 .3 0 0 p e r a c re an d i n d i c at e d th at 3 1 . 9 5 a c r e s o f P ar c e l 2 ar e w o o d e d/r e s i d e nt i a l . 1 . Th e re fo r e th e v al u e o f w o o d e d/r e s i d e nt i a l l an d o n P arc e l 2 w o u l d b e $ 10 5 , 4 3 5 . u . T h e a p p ra i s e r v al u e d th e t ill ab le l an d o n P arc el 2 at $ 6 , 0 0 0 p e r ac r e an d i n di c at e d th at 6 0 a c r e s o f P arc e l 2 ar c ti ll ab l e . 1 . T h e r e fo r e , th e t o t a l v a l u e o f th e t i ll ab l e l an d o n 

### P are d 2 w o u l d b e $ 3 6 0 , 0 0 0 . 

### C O N C L U S I O � S O F L A W

" A n ac ti o n fo r p art i ti o n m ay b e b r o u g h t b y any o n e o r m o r e c o - t e n ants . " P a . R . C . P . 1 5 5 3 . T h e d e fe n d ant s t o s u c h a c t i o n mus t b e a ll c o - t e n ant s n o t n am e d a s p l a i nt i ff s . P a . R . C. P . 1 5 5 3 .

" P art i t i o n i s 

### a p o s s e s s o ry a c ti o n ; i t s p urp o s e an d e ff e c t b e i n g t o g i v e e a c h o f 

### a numb e r o f j o int o wn e rs t o p o s s e s s i o n [ t o wh i c h ] h e i s e nt i tl e d . . o f h i s s h ar e i n s e v e r a l ty . " L o m b a r d o v . D e M a r c o , 5 0 4 A . 2 d 1 2 5 6 , 1 2 6 0 ( 1 9 8 5 ) . B e fo re th e c o urt m ay d e t erm i n e h o w th e p r o p e rty w i ll b e p arti t i o n e d , th e c o urt mus t fi n d th at p art i t i o n i s a p p r o p ri at e an d e nt e r an o r d e r d i r e c t i n g p arti t i o n . P a . R . C . P . 1 5 5 7 . 

### If p o s s i b l e , th e c o urt s h o u l d p art i t i o n th e p ro p e rty " i nt o p ur p art s i n p ro p o rt i o n t o th e v a l u e o f th e i nte re s t s o f th e p art i e s . " P a . R . C . P . 1 5 6 0 ( a ) . 

### If d i v i s i o n i n t o p ro p o rt i o n a l p urp art s i s n o t p o s s i b l e , th e n th e c o urt m ay d i v i d e th e p ro p e rty i nt o a numb e r o f p urp art s th at i s e qu a l t o th e 

### 5numb e r o f p art i e s w i th o ut tak i n g p ro p o rt i o n at e v al u e i nt o a c c o unt . P a . R . C . P . 1 5 6 0 ( b ) . 

### If the

c o urt i s un ab l e t o p ro c e e d un d e r e i th e r o f th e s e m e th o d s , th e c o urt m ay d i v i d e th e p ro p e rty i nt o

" s u c h numb e r o f p urp art s a s s h a ll 

### be m o s t a dv ant a g e o u s w i th o ut re g ar d t o th e numb e r o f p art i e s . " P a . R . C . P . 1 5 6 0 ( c ) . 

### If th e c o urt d i v i d e s th e p ro p e rty p ur s u ant t o P a. R . C . P . 1 5 6 0 ( b ) o r ( c ) , th e c o urt mu s t p r o v i d e th e p r o p o s e d p art i t i o n t o th e p art i e s an d p r o v i d e tw e nty ( 2 0 ) d ay s fo r th e p art i e s t o o b j e c t l o th e p ro p o s a l. P a . R. C . P . 1 5 6 6 ( a ) . I f a p arty o b j e c t s t o th e p r o p o s a l , th e p ro p e rty s h a ll b e s o l d . P a . R. C . P . 1 5 6 6 ( c ) . 

### D l S C L' S S l O N T h e C o urt fi n d s th at i t c an , an d th e r e fo r e mu s t , d i v i d e th e p ro p e rty at i s s u e p ur s uant t o P e nn s y l v an i a R

u l e o f C i v il P ro c e d

ur e l 5 6 0 ( a ) . U n d e r thi s s u b s e c t i o n , th e p ro p e rty mu s t 

### be di v i d e d i n p r o p o rt i o n t o th e v a l u e o f th e i nt e r e s t s o f the p art i e s . T h o u gh p o rt i o n s o f th e p r o p e rty ar e s u i t ab l e fo r d i ff

e r e nt u s e s , th e C o urt w i ll attr i b ut e a v a l u e t o e ac h ar e a o fl an d an d di v i d e th e p ro p e rty i n a c c o r d an c e w i th th e i nt e r e s t o wn e d b y e a c h p arty . T h e tw o p art i e s i n thi s c a se w o u l d h e e a c h e nt i t l e d t o h a lf o f th e p r o p e rty , e x c e p t that D w ayn e h a s a s k e d thi s C o urt to aw ar d h i m a d d i t i o n a l p ro p e rty v a lu e t o a c c o unt fo r th e am o unt o f th e m o b i l e 

### h o m e ' s r e ntal i n c o m e that G e o r g e s h o u l d h av e p a i d t o D w ayn e . G e o r g e 

### has b e e n r e c e i v i n g r e ntal i n c o m e fr o m th e m o b i l e h o m e an d o n e ac r e o f s ur ro un d i n g l an d i n th e am o unt o f $ 4 5 0 p e r m o nth s i n c e D e c e mb e r o f I 9 9 6 . D ur i n g tr i a l , G e o r g e t e s t i fi e d th at h e b e l i e v e d a p p r o x i m at e l y $ 20 0 p e r m o nth c o u l d b e r e a s o n ab l y attri b ut e d t o the l an d . N o o th e r e v i d e n c e w a s p r e s e nt e d t o i n d i c at e h o w mu c h o f th i s $ 4 5 0 r e nt s h o u l d h e attri b ut e d t o th e m o b i l e h o m e an d h o w mu c h s h o u l d b e attr i b ut e d t o th e l an d . Th e m o b i l e h o m e w a s p ur c h a s e d b y G e o r g e ' s d au g h t e r , Arny , an d G e o r g e h a s tak e n o n th e r e s p o n s i b i l i ty o f th e 6

### m o b i le h o m e ' s u p k e e p . B as e d o n th e e v i d e n c e p r e s e nt e d at tri a l , D w ayn e w o u l d b e e nt i t l e d l o h a l f o f th e r e nt attr i b ut e d t o l e a s i n g th e o n e a c r e o f l an d . T h e C o urt w i ll n o t a d dr e s s th e e xp e n se s G e o r g e c l ai m e d o n h i s t ax r e turn s b e c au s e th o s e e xp e n s e s w e r e r e l at e d t o th e m o b i l e h o m e an d n o t t o th e l an d . T h e r e fo r e , Dw ayn e i s e nt i tl e d t o $ 1 0 0 a m o nth b e g i nn i n g i n D e c e mb e r o f 1 9 9 6 an d e n d i n g i n M ay o f



### 2 0 1 8 . B e c au s e G e o r g e o w e s D w ayn e 2 5 8 m o nth s o f r e nt , D w ayn e i s o w e d $ 2 5 , 8 0 0 . D w ayn e h a s i n f o rm e d th e C o urt th at h e w i s h e s th i s t o b e r e p a i d i n th e 

### fo rm o f a d d i t i o n a l a c r e a g e . Th e p art i e s s t ip u l at e d t o th e e ntr y o r th e a p p r a i s a l r e p o rt s i n s t e a d o r c a ll i n g th e a pp r a i s e r s a s w i tn e s s e s . B a s e d s o l e l y o n th e r e p o rt s , th e C o urt fi n d s i t c ann o t d et e rm i n e th e c r e d i b i l i ty o r e a c h a p p r a i s a l . As th e e v i d e n c e p ro v i d e d t o th e C o urt d o e s n o t i n d i c at e e i th e r a p p ra i s a l i s m o re c r e d i b l e th an th e o th e r , th e C o urt fi n d s i t m o st a p p ro p r i at e t o av e ra g e th e v a l u e s r e p o rt e d b y th e tw o a p p ra i s e r s . Th e v a l u e s l i st e d fo r P ar c e l 1 ( a l s o re fe rr e d t o a s th e N o rth F i e l d s ) ar e s i m i l ar i n b o th a p p ra i s al s . G e o r g e ' s a

p p ra i s e r v al u e d P ar c el 1 at $ 2 3 7 , 8 3 7 .4 3 an d Dw ayn e ' s a p p r ai s e r v a l u e d P ar e d l a l $ 2 6 9 , 8 2 0 . T h e r e fo r e , th e C o urt w i ll v a l u e P ar e d l a l 

### $ 2 5 3 , 8 2 8 . 72 . T h e v a l u e s fo r P ar c el 2 , wh i c h c o n s i s ts o f th e S o uth F i el d s , th e W o o d e d L an d , an d th e M o b i l e 1 I o m e Ar e a , ar e mu c h l arth e r a

p art i n th e tw o a

p p r a i s a ls . G e o r g e ' s a

p p r a i s e r l i s t e d th e v a lu e Io r P ar c e l 2 a .s 

### $ 2 9 4 J � 1 9 . J2 , wh i l e D w ayn e ' s a p p r a i s e r l i s t e d P ar c el 2 a l 

### $ 4 6 5 , 4 3 5 . T h e r e f o r e , th e C o urt fi n d s th e v aJu e o f P ar c e l 2 i s $ 3 8 0 , 1 2 7 . 1 6 . T h e t o t a l v al u e o f th e tw o p ar c e l s i s $ 6 3 3 , 9 5 5 . 8 8 . G e o r g e ' s a p p ra i s e r h a s v al u e d a ll t i ll ab l e l an d at $ 5 , 5 0 0 p e r a c r e , wh i l e Dw ayn e ' s a p p r a i s e r v a l u e d a ll t i ll ab l e l an d at $ 6 , 0 00 p e r a c r e . Th e r e fo r e , th e C o urt w i ll u s e $ 5 , 7 5 0 a s th e v a l u e o f a t i ll ab l e a c r e o f l an d o n th e s e p r o p e rt i e s . If th e C o urt w e r e t o s p l i t th e l an d i nt o tw o e qu al p o rt i o n s , e a c h b ro th e r w o u l d b e e nt i t l e d t o $ 3 1 6 , 9 77 . 9 4 o f th e l an d v a lu e . H o w e v e r , a s e xp l a i n e d ab o v e , D w ayn e i s e nt i t le d t o an 7a d d i t i o n al $ 2 5 , 8 0 0 

### o f l an d v al u e d u e th e unp ai d r e nt a l i n c o m e . T h e r e fo r e , th e C o urt w i ll d e v i s e a p art i t i o n th at gi v e s D w ayn e $ 3 4 2 , 77 7 . 9 4 o f l an d v a l u e an d gi v e s G eo r g e th e r e m ai n i n g S 2 9 1 , 1 7 7 . 9 4 o f v al u e . B o th b ro th e r s p r e s e nt e d e vi d e n c e o fp ro fi t s r e c e i v e d 

### fr o m th e o th e r ' s u s e o f th e i r j o i ntl y o wn e d l an d . D w ayn e h as gr o wn g r ai n o n th e N o rth F i el d s o f P ar e d 1 . G e o r g e h as s o l d h ay th at h e h as g ro wn o n th e S o uth F i e l d s o f P ar c e l 2 . G e o r g e a l s o t e s t i fi e d th at h e at o n e p o i nt w ant e d t o g ra z e hi s c o w s o n P ar c e l 2 , b ut D w ayn e w o u l d n o t a g r e e t o a ll o w G e o r g e L o e r e c t a. f e n c e . T h e C o urt f in d s th at b o th b ro th e r s h av e m a d e us e o f th e p ro p e rt i e s a s j o i nt t e n ant s an d d o e s n o t fi n d th at th e se us e s w arrant r e i mb ur s e m e nt o f any k i n d . N e i th e r p arty e x cl u d e d th e o th e r 

### a s a r e s ul t o f th e i r us e o f th e p ro p e rty . Th e r e f o r e , th e C o urt h as c o n s i d e r e d p r e v i o u s u s e s o f th e l an d , o th e r th an th e m o b i le h o m e r e nt a l , p ur el y fo r th e p urpo s e o f d e t e rm i n i n g wh i c h s p e c i fi c ar e a s o f l an d e a c h p arty s h o u l d b e aw ar d e d . T h e C o urt ha s n o t c o n s i d e r e d thi s e v i d e n c e i n d e t e rm i ni n g th e t o t al l an d v a l u e d

u e t o e a c h p arty . I n c ra ft i n g th e d i v i s i o n o f P ar c e l 2 , the C o urt i s m in d fu l o f s e v e r al fa c t o r s . fi r s t , th e C o urt h a s c r aft e d th e d i v i s i o n s e t fo rth i n i t s V e r d i c t s o a s t o as s ur e th at D w ayn e h a s c o ntro l o v e r th e t i ll ab le l an d s o f P ar c e l 2 th at c o nt a in h i s w at e r w e l l. S e c o n d , th e C o urt h a s so u g ht t o a s sur e th at Ge o r g e ha s ap p r o p r i at e ac c e s s t o h i s t ill ab l e p o rt i o n s o f P ar c e l 

### 2 b y u s e o f th e e x i st i n g a c c e s s n e ar th e s p e e d l im i t s i g n , a s a c c e s s d o e s n o t a p p e ar t o b e p o s s i b l e fr o m 

### H art e r L an e b e c au s e P ar c e l 2 d o e s n o t a b ut H art e r L an e " , a c c e s s i s n o t p o s s i b l e fr o m th e r e m a i n d e r o f P ar c e l 2 aw ar d e d t o G e o r g e d

u e t o th e l ar g e , s t ee p e mb ankm e nt i n th e w o o d e d ar e a a d j a c e nt t o th e t i ll ab le l an d s , an d , i n th e ab s e n c e o f a s ub s t ant i al e x c av ati o n an d i nt e r fe r e n c e w i th th e us e o f th e l an d , a c c e s s i s se v e r e l y l i m i t e d fr o m M ant o wn R o ad d u e t o th e s t e e p e mb ankm e nt fr o m th e 2 H art e r L an e a

p p e ar s t o b e a p r i v at e ro ad e nt ire l y c o nt a i n e d o n th e p ro p e rty o f th e n e i ghb o ri n g p ro p e rty o wn e r . T h e C o urt i s n o t aw ar e o f any le g a l o b l i g at i o n t o th e o wn e r o f th e p r o p e rty t o a ff o r d G e o r g e a c c e s s fro m H art e r L an e an d a c r o s s th e p o rt i o n o f th e n e i g hb o r ' s p r o p e rty th at s i t s b e tw e e n H arte r L an e an d P ar c e l 2 . 

### 8c o m e r o f th e pr o p e rty n e ar H art e r L an e an d e x t e n d i n g a l o n g th e p ro p e rty t o n e ar th e e x i s t i n g

a c c e s s p o i nt a d

j a c e nt t o th e s p e e d l i m i t s i g n . A d d i t i o n a ll y , D w ayn e h as tr a d i t i o n al l y farm e d th e N o rth F i e l d s , wh i l e G e o r g e h a s fann e d th e S o uth F i e l d s . G e o r g e h a s m a int ai n e d an d r e nt e d o ut a m o b il e h o m e an d o n e a c re o f l an d l o c at e d o n P ar c e l 2 w i th i n th e W o o d e d Ar e a a d j a c e nt t o K o l p L an e . T h e C o urt h a s a l s o s o u g h t t o p r o v i d e e a c h p arty w i th 

### a c o nt i g u o u s tra c t o f l an d , wh i l e a l s o 

### a ll o w i n g e a c h p arty re a dy a c c e s s t o th e i r p r o p e rty . Up o n c o n s i d e r at i o n o f a l l e v i d e n c e p r e s e nt e d 

### b y th e p art i e s , th e C o urt fi n d s i t i s m o s t e qu i t ab l e fo r D w ayn e t o t ak e t i tl e t o P arc e l 1 an d , t o fu l fi ll th e r e m a i n i n g l an d v a lu e , fo r D w ayn e t o t ak e t i t l e t o l an d fr o m P ar c e l 2 i n th e am o unt o f $ 8 8 , 9 4 9 . 2 2 . A s th e C o urt h a s fo un d t i l l ab l e l an d o n th e s e p ro p e rt i e s t o h av e 

### a v al u e o f $ 5 , 7 5 0 , D w ayn e ' s p o rt i o n o f P ar c e l 2 w i ll c o n s i s t o f 1 5 .4 7 a c r e s . I n cl u d e d i n th i s O p i n i o n an d O r d e r at A tt a c hm e nt A i s a d i a g ram o f th e ant i c i p at e d b o un d ar i e s . 

### V E RD I C T A N D N O W , th i s 4 th d ay o f S e p t emb e r , 2 0 1 8 , h av i n g n o w e nt e r e d 

### an O r d er D i r e c t i n g P art i t i o n , th e C o urt 

### h e r e b y r e - e nt e rs i t s V e r d i c t o ri g i n a ll y fi l e d o n M ay 

### 1 1 , 2 0 I R t o c o rre c t th e a dm i n i s tr at i v e e rr o r i n wh i c h th e V er d i c t w a s e nt e r e d p ri o r t o th e e ntry o f an O r d e r D i r e c t i n g P art i t i o n . I t i s th e i nt e nt o f th e C o urt th at th e t i m e fo r fil i n g P o s t - T ri a l M o t i o n s an d Ap p e a l s s ha ll run fr o m th e dat e o f th i s V e r d ic t' s r e e ntr y . T h e C o urt th e r e fo re O RD E R S a s fo ll o w s :

T h e p art i e s s h a ll s e c ur e a s urv e y or , an d s h ar e th e: c o s t s e q u a l l y o f th at s urv e y , t o d i v i d e th e p ro p e rty i d e nti fi e d b y C e ntr e C o unty U n i f o rm P ar c e l I d e nti fi e r Numb e r 0 3 - 8 - 3 2 G t o p ro v i d e D w ayn e W e av e r w i th 1 5 . 7 4 a c r e s o f s ai d p ro p e rty . T h e p ro p e rty i d e nt i fi e d 

### b y C e ntr e C o unty

9U n i f o rm P ar c e l I d e nt i fi e r Numb e r 0 3 - 8 - 3 2 s h a ll b e aw ar d e d e nt i r e l y t o D w ayn e W eav e r i n th i s d i v i s i o n . D w ayn e ' s p o rt i o n o f P ar c e l 0 3 - 8 - 3 2 0 w ill c o n s i s t o f: 

### 1. A n o rth e as t e rn b o un d ar y th at s tr e t c h e s fr o m th e m o s t n o rth e rn c o m e r o f th e P are d t o th e m o st n o rth e rn p o i nt 

### at wh i c h th e P ar c e l ' s 

### b o un d ar y a d j o i n s 

### I f o g 

### B a c k R o a d . 2 . T h e s o uth e a s t ern b o un d ary s h a l l tr av e l p ar a ll e l t o M ant o wn R o a d , fr o m th e m o s t n o rth e rn p o i nt at whi c h th e P ar c e l ' s b o un d ary t o u c h e s H o g B a c k R o a d , t o th e e d g e 

### o f th e tr e e li n e . F ro m th e r e , th e s o uth e a s t e rn b o un d ary 

### w ill c o nt i nu e a l o n g th e tr e e l i n e unti l th e tr e e l i n e 

### e n d s . 3 . 

### T h e s o uthw e s t e rn b o un d ary s h al l b e p aral l e l t o H arte r L an e an d e x te n d fr o m th e p o i nt at th e e n d o f

th e tr e e l i n e t o a p o i n t w i th i n th e fi e l d t o h e d e t e rm i n e d 

### b y a s ur v e y 

### o f th e l an d . T h i s p o i n t s h a l I n o t h e s e t wi th i n 1 0 0 f e e t o f M ant o wn R o a d . 4 . T h e n o rthw e s t e rn b o un dary s h a ll run p ara ll e l t o M ant o wn R o a d fr o m th e p o i nt d e sc ri b e d ab o v e i n s e c t i o n 3 t o a p o i nt i n th e t i ll ab le 

### fi el d s e v e n w i th th e s p e e d li m i t s i g n l o c at e d j u s t b e y o n d th e s m a l l a c c e s s ro a d . Th i s p o i nt s h a ll n o t h e s e t wi th i n 1 0 0 fe e t o f M ant o wn R o a d . 5 . F ro m th at p o i n t e v e n w i th th e s p e e d l i m i t s i gn : th e b o un d ary s h a ll th e n tr av e l t o th e p o i nt 

### o n M ant o wn R o a d wh e r e th e s p e e d li m i t s i g n i s l o cat e d . 

### 6 . T h e n o rth e a s t e rn b o un d ary s h a ll th e n fo ll o w M ant o wn R o a d t o th e m o s t n o rth e rn p o int o f th e P ar e d . 7 . 

### T h e le n g th o f th e s o uthw e s t e rn b o un dar y w i ll 

### b e a d

j u s te d t o a c h i e v e th e g o a l o f aw ar d in g D w ayn e 1 5 . 7 4 a c r e s o fl an d fr o m P ar c e l 0 3 - 8 - 3 2 G . A d d i t i o n a ll y , th e b o un d ar y l i n e e x t e n d i n g fr o m th e n o rth e rnm o s t p r o p e rty p o i nt o n H o g B a c k R o a d 

### t o th e tr e e l in e m ay h e a d j u s t e d , a ft e r th e l an d i s s urv e ye d , t o a c h i e v e D w ayn e ' s 1 5 . 7 4 a c r e aw ar d . 1 08 . T h e r e m ai n d e r o f P ar c e l 0 3 - 8 - 3 2 0 s h a ll b e aw ar d e d t o G e o r g e W e av e r. C p o n c o mp l e t i o n o f th i s s urv e y m a p , th e p art i e s s h a ll m ee t a ll s ub d i v i s i o n re g u l at i o n s 

## o r th e C e ntre C o unty G o v e rrun e nt an d C urt i n T o wn s b i p . T h e p art i e s wi l l e x e c ut e a p p r o p ri at e d e e d s tr an s fe rr i n g a ll i nt e r e s t s th e y h o l d i n th e ir p r o p e rty t o th e o th e r w i th i n 3 0 d ay s o f c h e s ub d i v i s i o n a p p ro v al . 

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ur e , y o u are h e r e b y n o t i fi e d th at o n S e p t e mb e r 4 . 2 0 I � . th e fo ll o w i n g O p in i o n an d V e r d i c t h as be e n e nt e re d u p o n th e 

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### E . W E A V E R ,

D e fe n d ant , 

### A tt o rn e y f o r P la i n t if f: A tto rn e y f o r D e f e n d a n t : N o . 2 0 1 6 - 3 9 5



### R o b e r t E ngle r t , 

### Es q u i re l J e s s a l y n L . 

### C o o l , E s q u i re J o s e p h M S c i p i o n e . E s q u i re 

### O P I N I O N A

N D O RD E R - ' . . .. - !

,,. " .. 

# ' P r e s e ntl y b e fo r e th e C o urt 

### are th e S e c o n d O mn i b u s P o s t - T ri al M o ti o n - and E x c e p't°t' o n s 

### - = J

. . : -.. \ . : .,., ;;? )

. .,. . � , · . v . fi l e d b y D e fe n dant G e o r g e W e av er ( " G e o r g e " ) o n S e p t e mb e r 1 4 , 2 0 1 8 . P l a i nti ;ti- � a � 

# g 1 . -. --

t-.) 

### C5 W e av e r ( .. D w ayn e " ) fi l e d a R e s p o ns e i n O p p o s i t i o n t o D e fe n d an t ' s S ec o n d O mni bu s � t - T ri a l M o t i o n an d E x ce p t i o ns o n O c t o be r 3 , 2 0 1 8 . A h earin g i n thi s m att e r w as h e l d o n O c t o be r 2 5 , 2 0 1 8 . A ft e r r e v i e w o f th e fil i n g s , ar gum ents , an d r e l e v ant J aw , th e C o urt i s p r ep are d t o i s s u e a d e c i s i o n i n thi s m att e r . 

### B A C K G R O UN D Th i s c as e ari s e s fr o m a C o mp l a i nt i n P arti ti o n fi l e d b y P l ai nti ff s e e k i n g di v i s i o n o f p r o p e rty h e l d b y b r o th e rs D w ayn e an d G e o r g e a s t e n ants - i n - c o mm o n , Th.i s c as e p r o c e e d ed t o a N o n - Jury T r i a l o n M ar c h 2 8 , 2 0 1 8 . B e fo r e th e C o urt t o o k te s t i m o ny , th e p arti e s a gre e d t o th e e ntry o f an O r d e r d i re c t in g p art i ti o n o f th e p ro pe rty . Th e C o urt d i c tate d s ai d O r d e r , b ut thr o u gh an a dm i n i strat i v e e rr o r , th e O r d e r wa s n e v e r p r o d u ce d an d fi l e d o f re co r d . T h e C o urt p ro c e e d e d t o tak e t e s ti m o ny an d e v i d e n c e an d i s s u e d an O p i ni o n an d V e r di c t o n 

### M ay 9 , 2 0 1 8 . D e fe n d ant fi l e d an a p p e a l o n Jun e 1 1 , 2 0 1 8 an d th e S u p e r i o r C o urt r e m an d e d th e c a s e d ue t o th e p ro c e d

ur al 

### � o O RD 

### O s

### d e fe c t. T hi s C o urt th e n e nter e d a P art I Or d e r dir e c t in g p arti ti o n o n S e p t e mb er 4 , 2 0 1 8 

### an d. o n

that s am e dat e , r e - i s s u e d i t s O p i n i o n an d V e r d i c t. D I S C U S S I O N 

### G e o r g e r ai s e s e i g ht ( 8 ) 

### i s s u e s i n hi s 

### P o s t - T ri al M o ti o n . Th e C o urt wi ll 

### ad dr e s s ea c h in 

### t um . I. L a c k o fJuri s d ic ti o n 

### G e o r g e ' s fi rs t ar g um e nt i s th at th i s C o urt l a c k e d j uri sd i c ti o n to 

### r e - e nt e r i t s O p i ni o n an d V e rd i c t a s th e P art I O r d e r d ir e c ti n g p art i t i o n w as n o t fi na l at th e t i m e th e O p i n i o n an d V e r d i c t wa s e nt e r e d . G e o r g e c o nt e n d s th e P art I O rd e r w o u l d n o t be c o m e fi n a l un d e r th e t i m e fo r fil i n g an a p p e a l ha d run . I n s u

p p o rt o f thi s ar g um e nt , G e o r g e c i t e s t o 

### K ap cs o s v. B e n sh o

ff, 1 9 4 A . 3 d 1 3 9 ( P a . S u

p e r . 2 0 1 8 ) . I n 

### K

a p cs o s, th e co urt fo un d th at th e tri al c o urt h a d n o j uri s d i c t i o n t o e nte r an O r d e r e qu i tab l y d i v i d in g th e p r o perty be c aus e n o O rd e r h ad b ee n e nt e r e d th at l e g a ll y te rm i nate d th e j o i nt o wn e r s h i p o f th e p r o p e rty . I d 

### at 1 4 5 . T h e c o urt r e as o n e d b e c au s e th e p arti e s h a d a j o i nt t en anc y w i th ri ght o f s urv i v o rs hi p , an d th e d e ed r e fl e c t e d s u c h , i fo n e o f th e p arti e s d i e d , th e ri ght s o fth e d e c e d e nt s h e i r s w o u l d b e 

### in j e o p ar dy . I d. In 

### th e c as e at b ar , n o s u c h c o n ce rn s e x i s t. A l th o u gh th e P art I O r d e r w as n o t e nt er e d i nt o th e r e co rd until afte r th e N o n - Jury T ri a l , th e P art I Or d e r w as e nt er e d at th e j o i nt r e qu e s t o f th e p art i e s an d was 

### d i c tat ed i n th e p r e s e n c e o fth e p art i e s . Wh e n th e P art I O r d e r w as e nt e r e d on th e r e c o r d , th e O p ini o n an d V e r d i c t w as r e - e nt e r e d th e s am e d ay . T h o u g h th e O p i n i o n an d V e r di c t w as e nt e r e d b e fo r e th e P art I O r d e r b e c am e fi na l , th e p arti e s ha d s ti p u l at e d t o p arti ti o n . Th e part i e s al s o o wn e d th e p r o pe rty as te n ant s - in - c o mm o n , s o th e i r h e irs ' ri ght s w e re n o tj e o p ar d i z e d . Th e C o urt fi n d s th e

2

### c o n ce rn s p r e s e nt i n 

### K a p cs o s s i gni fi c antl y d iff

e r fr o m th e c as e at b ar an d th e r e fo r e , d o es n o t fi n d th at a n e w N o n - Jury T ri al i s n e c e s s ary . II . E ff

e c t o f th e S ti p u l at i o n Ge o r g e cl aims 

### th e C o urt m i sc o n s tru e d th e s ti p u l at i o n o f th e part i e s r e l at i v e t o th e r e nts Ge o r g e re ce i v ed fr o m a m o b il e h o m e o n th e p ro p e rty . G e o r g e b e l i e v e s th e C o urt i mp r o p e rl y u s e d th e s t ip u l at i o n t o d e t e rmi n e th e am o unt o f r e nt re c e i v e d fo r th e m o b i l e h o m e . H o w e v e r , i n d e t e rm i ni n g th e am o unt o f th e o ff s e t , th e C o urt re l i e d , n o t o n th e s t i p ul at i o n o fth e p arti e s , b ut i n s t e ad o n G e o r g e ' s t e s ti m o ny th at $ 20 0 

### o fr ent p e r m o nth c o u l d p r o p e rl y be 

### attri b ut e d t o th e l e as e o f th e o n e a c r e o f

l an d s urr o un d i n g th e r e s i d e nt i a l tr ai l e r . Th e C o urt a p p l i e d th e o ff

s e t be c au se i t fo un d th at D w ayn e h a d b e e n e x c l u d e d fr o m th e o n e a c re o f l an d s urr o un d in g th e re s i d e nti al trail e r . A d d i ti o n al l y , 

### as D w ayn e an d G eo r g e o wn e d th e l an d 

### as t e n ant s - in - c o mm o n, ea c h p arty w as e nti tl e d t o h al fo f an y 

### r e nta l i n co m e d er i v e d fr o m th e l an d . 6 8 P . S . § 

### 1 0 1 ; 

### E v er l y v . S ha n n o p i n C o a l C o . , 1 1 A . 2 d 7 0 0 ( P a . S u p er , 1 9 4 0 ) . II I. Aw ar d o f th e O ff s e t G e o r g e ar gu e s th e o ff

s e t aw ar d in cl u d e s dam a g e s o uts i d e th e s tat ut e o f l i m i tat i o n s , w as n o t p r o p e rl y p i e d , an d w as n o t p r o v e n at tr i al . T h e C o urt p arti a ll y a d dr e s se d th e r e as o n s fo r aw ar d i n g an o ff

s e t i n d i s c us s i n g th e e ff

e c t o fth e s t i p u l ati o n . In 

### a d d i t i o n t o fi n d in g th at G e o r g e h ad e x cl u d e d D w ayn e fr o m u s e o f th e o n e a c re o fl an d s urr o un d in g th e m o b il e h o m e , th e C o urt a l s o f o un d th at G e o r g e fa i l e d t o p l e a d an af f um at i v e d e fe n s e o f s tatut e o f li m i tati o ns . A s n o t e d in 

### D w ayn e ' s Re s p o ns e i n O p po s i t i o n t o D e fe n d ant ' s O mn i b u s P o s t - T ri a l M o t i o n s , P e nns y l v an i a R u l e o f C i vi l P r o c e d

ur e 1 5 7 0 ( a ) ( 5 ) s t at e s that th e C o urt s h al l i n cl u d e i n i t s fi n d i n g s o f fa c t , th e c r e d i t whi c h s h o u l d b e al l o w ed o r th e c h ar g e wh i c h sh o u l d b e m a d e , i n fav o r o fo r a g ai ns t any p arty b e c aus e o f u se an d o cc u

p an c y o f th e p r o p e rty , tax e s o r o th e r am o unts p ai d , s e rvi ce s r e n d e re d , li ab ili t i e s i n c urre d o r b e n e fi t s d e ri v e d in 

### c o nn e c ti o n th e r e w i th o r 

### 3

### th e r e fr o m . . .

P a . R C . P . 1 5 7 0 ( a ) ( 5 ) . In c l u d e d i n D w ayn e ' s C o mp l aint fo r P art i ti o n i s th at al le g at i o n th at , " D e fe n d ant c ut a tra c t o fl an d wi th o ut c o ns ul t i n g 

### Mr . W eav e r o r o b t ai n i n g h i s p e rmi s s i o n t o d o s o 

### and c o ns tru c t e d a r e s i d e n c e wi th ut ili ty c o nn e c t i o n s . wh i c h D e fe n d ant , i n t urn , l e a s e d t o th i r d p art i e s wi th o ut sh arin g r e nts r e c e i v e d w i th M r . W e av e r . " 

### C o m p la i n t , � 9 . F o r th e s e re as o n s , th e C o urt fo un d i t p ro p er t o aw ar d D w ayn e an o ff s e t fo r th e r e nts r e c e i v e d fo r l an d o wn e d as t e n ant s - in - c o mm o n . 

### I V . D i v i s io n un d e r P a . R. C . P . 1 5 6 0 ( a ) G eo r g e c l ai m s i t w as i mp r o p e r fo r thi s C o urt t o d i v i d e th e p r o pe rty p ur s u ant t o P e nn s y l v an i a R

ul e o f C i vi l P r o c ed

ur e I S 6 0 ( a ) an d th at d i v i s i o n un d er s ub s e c t i o n ( b ) o r s ub s e c t i o n ( c ) w a s n e c e s s ary . R u l e 1 5 60 ( a ) d i re ct s th at " i f 

### d i v i s i o n c an b e m a d e wi th. o ut pr e j u di c e t o o r s po ili n g th e wh o l e , the p r o p e rty s h al l b e d i v i d e d . . . int o as m any p urp art s a s th e r e ar e p art i e s e nt i tl e d th e r e t o , th e p urp art s b e in g p r o p o rt i o n at e i n v al u e to 

### th e int e r e s t s o f th e p art i e s . " S ub d i v i s i o n ( b ) o fR ul e 1 5 6 0 i s o nl y a

p p li c ab le i fth e p ro p e rty c ann o t be d i v i d e d as p r o v i d e d b y S ub d i v i s i o n ( a ) an d S ub d i v i s i o n ( c ) o nl y a p p l i e s i f 

### th e p r o p e rty c ann o t b e d i v i de d as di re c t ed b y S ub d i v i s i o ns ( a ) o r (b ) . 

### T h e r e fo r e, i fd i v i s i o n i s p o s s i b l e un d e r S ub d i v i s i o n ( a ) . th e p r o p e rty must b e di v i d e d i n th at f as hi o n . Th e C o urt fi n d s that i t 

### w as n e c e s s ary t o d i v i d e th e p r o p e rty in 

### qu e s ti o n i n a c co rd an c e wi th S ub d i v i s i o n ( a ) b e c au s e th e C o urt w as ab l e t o d i v i d e th e p r o pe rty int o tw o p urp art s wi th v al u e p r o p o rt i o nat e t o th e int e r e s ts o f th e p arti e s . A l th o u gh Dw ayn e ' s p urp art i s n o t c o nti g u o u s . th e C o urt d i d n o t fi nd 

### thi s w a s a. 

### b ar t o d i vi d in g th e p r o p e rty i n a m ann e r th at awar d e d ea c h p arty w i th p ro p e rty v al u e th at i s p r o p o rt i o n at e t o th e p arty ' s i nt e r e s t 

### in th e e nti re p r o p e rty .

4

### V . T r eatm e nt o f th e Ap p r a is a l s 

### I n d ete rm in in g th e v a l u e o f the 

### p ro pe rty , th e C o urt us ed an av e r a g e o f th e two a p p r ai s al s . T h e p art i e s c h o s e t o ea c h s u bmi t a p p r ai s a l r e p o rt s rath e r th an h av e th e a p p r ai s e r s t e s ti fy a s wi tn e s s e s . W i th o ut th e be n e fi t o f e a c h a p p r a i s e r ' s t e s ti m o ny , th e C o urt h a d li tt l e i nf o rm at i o n t o r e l y u po n i n de t e rm i ni n g th e c re d i b ili ty o f e a c h a p pr a i s al . Aft e r r e vie w o f

th e a p pr ai s al re po rt s , it 

### a p pe ar e d t o th e C o urt that e a c h a p p ra i s er un d e rv al u ed th e l an d hi s t o ri ca ll y u s e d b y hi s c li e nt an d o v e rv a l u ed th e l an d hi s t o ri c al l y u s e d b y th e o p p o s in g p arty . Th ere fo r e , th e C o urt fo un d that c al c u l at i n g th e l an d v a l u e b as e d o n an av e r a g e o f th e tw o v al u e s fo r e ac h typ e o f l an d c o nt a i n e d i n th e p ar c e l s w o u l d p r o v i d e th e m o s t a c c ur at e r e s u l ts . VI . D i vi s i o n o f th e W o o d l an d 

### G e o r ge c la im s thi s C o urt e rre d i n u s in g an av e ra g e v a l u at i o n o fth e w o o dl an d s an d in f ai li n g t o c o n s i d e r th at n e i th e r p arty w ant e d th e w o o d l an d . Th e C o urt has 

### ad dre s s ed th e r e as o n fo r u s i n g an av er a g e v al u at i o n ab o v e . Wh il e th e C o urt w as aw ar e th at n e i th e r p arty w ant e d t o b e aw ar d e d th e w o o d e d p o rt i o n s o f l an d , th e C o urt w as tas k e d wi th d i v i d in g th e p arc e l s be tw e e n th e tw o p art i e s an d as p art o f th at tas k . o ne o f th e p art i e s h a d to 

### r e c e i v e w oo d e d l an d . A s D e f en d ant h a d hi s t o ri c al l y u s e d a p o rti o n o f th e w o o d e d l an d t o l e as e th e r e s i d e nti a l tr ai l e r , th e C o urt f o un d th at th e m o s t a

p p r o p ri at e d i v i s i o n w o u l d g i v e D e fe n d ant th e w o o d ed l an d s . V IL C o n s i d e r ati o n o f th e W at e r W e ll 

### G e o r g e ar gu e s th e C o urt erre d i n u s i n g D w ayn e ' s r e s i d e n c e an d th e l o c at i o n o f D w ayn e ' s w at e r w e ll as fa c t o r s i n d i v i d in g th e p r o p e rty . Th e C o urt di d c o ns i d e r th e l o c at i o n o fD w ayn e ' s w at e r w e ll as a f

ac t o r in 

### f as hi o ni n g th e p art i t i o n , as D w ayn e ' s u s e o fth e wat e r w e ll a c r o s s the 

### str e et fro m h i s h o m e w as a p ri o r u se o f j o i ntl y o wn e d p r o p e rty . Th e C o urt di d n o t o th e rw i s e c o n s i d e r th e l o c at i o n o fD wayn e ' s r e s i d e n ce wh e n d i v i d in g th e p r o p e rty . D w ayn e was 

### aw ar d e d 5l an d a c r o s s fro m hi s r e s i d e n c e an d b e hi n d h i s r e s i d e n c e d u e m o st l y i n p art t o th e c o urt ' s c o n s i d e r at i o n o f

p ri o r u s ag e , th e n e e d fo r bo th p art i e s t o ac c e s s th e ir n e w l y f as hi o n e d p ar c e l s , an d th e n e e d t o aw ar d D w ayn e s u ffi c i e nt l an d t o s at i s fy th e o ff s e t fo r unp ai d r e nt s . 

### V II I . O u s t e r fr o m th e T ill ab l e P o rt i o n s G e o r g e ' s 

### fi nal c l a im i s th at th e C o urt e rr e d 

### i n fa ili n g t o fi n d th at G e o r g e w as o u s t e d b y D w ayn e fr o m th e t ill ab l e an d gr az i n g p o rti o ns o fth e p r o p e rty an d i n fai l in g t o award an o ff s e t fo r s u c h o ust e r . 

### Th e C o urt d i d n o t fin d G e o r g e ha d be e n o us t e d b y D w ayn e ' s r e fu sal t o c o ns e nt to G e o r g e ' s p l an t o e r e ct a f e n c e o n th e p r o p e rty . Rath e r , i f G e o r g e h a d b u i lt a f e n c e o n th e p r o p e rty , th i s w o ul d h av e be e n o u s t e r o fD wayn e , as G e o r g e w o u l d h av e b e e n u s i n g th e l an d t o th e e x cl u s i o n o fD w ayn e . B e c au s e D w ayn e d i d n o t p r e v e nt G e o r g e fr o m m aki n g 

### any us e o f th e gr az in g an d ti ll ab l e l an d s , th e C o urt fo un d that G e o r g e h a d n o t b e e n o us t e d . O RD E R AND N O W , thi s 2 n d day o f J anu ary , 2 0 1 9 , D e f

e n d ant' s O mni b u s P o s t - T ri a l M o t i o n an d E x c e p t i o ns ar e D EN IE D . B Y T HE C O U R T : 

# / � B ri � d g e



### 6