### J - A21001 - 18

NON - PRECEDENTIAL DECISION - SEE SUPERIOR COURT I.O.P. 65.37 JOHN D. REESE, IV,

v. ALAN J. DORE AND SONYA DORE

Appellants : : : : : : : : : IN THE SUPERIOR COURT OF

PENNSYLVANIA

No. 653 EDA 2018 Appeal from the Order Entered January 23, 2018 In the Court of Common Pleas of Montgomery County Civil Division at No(s): No. 2017 - 18882 BEFORE: PANELLA, J., OLSON, J., and McLAUGHLIN, J. MEMORANDUM BY PANELLA, J.: FILED OCTOBER 03, 2019 Alan J. Dore and Sonya Dore (collectively “ the Dore s ”) appeal from the Order of the Honorable Emanuel A. Bertin, S.J., dated January 23, 20 1 8, entered in favor of John D. Reese, IV (“Reese”), in the Court of Common Pleas of Montgomery Cou nty. The o rder granted a p reliminary i njunction prohibiting the Dores from occupying or interfering with Reese’s use of an area located between the parties’ adjoining residential properties. We affirm. Reese filed a complaint in equity asserting that he e stablished ownership of a portion of the Dore s ’ land through adverse possession. He also filed a petition for a preliminary injunction seeking to prohibit the Dores from interfering with his use of the contested land. After a hearing , the court

### J - A21001 - 18

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granted the preliminary injunction . The underlying action based on Reese’s complaint seeking to quiet title to the contested property is still pending. 1 

### On appeal, the Dores raise four challenges to the preliminary injunction. A ppellate courts review a trial court order refusing or granting a preliminary injunction for an abuse of discretion. “We disturb the trial court's decision ‘only if it is plain that no grounds exist to support the decree or that the rule of law relied upon was palpably erroneous or misapplie d . . . .’” Turner Const. v. Plumbers Local 690 , 130 A.3d 47, 57 (Pa. Super. 2015). Our review of a trial court's order granting or denying a preliminary injunction is “highly deferential”. 2 

### Warehime v. Warehime , 580 Pa. 201, 860 A.2d 41, 46 (2004). Thus, in reviewing the grant or denial of a preliminary injunction, an appellate court is directed to “examine the record to determine if there were any apparently reasonable grounds for the action of the court below.” Id. The scope of our review is plenary. Id . at n.7.

_________________ ____________________ _______ 1 

### We have jurisdiction over this appeal pursuant to Pa.R.A.P. 311(a)( 4) as an interlocutory appeal as of right. See Commonwealth ex rel. Kane v. UPMC, 129 A.3d 441 (Pa. 2015). 2 

### As the trial court properly points out in its Opinion filed pursuant to Pa.R.A.P. 1925(a), the injunctive relief granted was prohibitory only, req uiring the Dore s to refrain from interfering with Reese’s use of the portion of the driveway in issue pending further proceedings. The Dore s were not ordered to remove or undo the alterations which had already been made to the property.

.

### J - A21001 - 18

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A petitioner seeking a preliminary injunction must establish six prerequisites; failure to establish any one of them results in the denial of relief: (1) relief is necessary to prevent immediate and irreparable harm that cannot be adequately comp ensated by money damages; (2) greater injury will occur from refusing to grant the injunction than from granting it; (3) the injunction will restore the parties to their status quo as it existed before the alleged wrongful conduct; (4) the petitioner is likely to prevail on the merits; (5) the injunction is reasonably suited to abate the offending activity; and (6) the public interest will not be harmed if the injunction is granted . Brayman Const. Corp. v. Com., Dep't of Transp. , 13 A. 3d 925, 935 (Pa. 2011), citing Summit Towne Centre, Inc. v. Shoe Show of Rocky Mt., Inc. , 828 A.2d 995, 1001 (Pa. 2003). In this appeal, the Dores claim that the evidence of record does not support three of these prerequisites. First, they contend that the evidence cannot establish that Reese was likely to succeed on the merits of his underlying claim for adverse possession. To succeed in his claim for adverse possession , Reese is required prove that his use of the property was : ( 1 ) actual , ( 2 ) visible , ( 3 ) notorious , ( 4 ) exclusive and distinct , ( 5 ) hostile , ( 6 ) and continuous ( 7 ) for twenty -

### J - A21001 - 18

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one years . Dunlap v. Larkin , 493 A.2d 750, 756 (Pa. Super. 1985); see also Flannery v. Stump, 786 A.2d 255 (Pa. Super. 2001) . We have often stated that it is a serious matter to take away another's property. See Edmondson v. Dolinich, 453 A.2d 611, 614 (Pa. Super. 1982) . Consequently, the law imposes such strict requirements of proof on one who claims title by adverse possession. See id . In order to establish adverse possession, the possession must be such as to import a denial of the true owner's title and must be sufficient to place the true owner on notice of plaintiff's claim to the land. Brennan v. Manchester Crossings, Inc. , 708 A.2d 815 , 818 (Pa. Super. 1998). Where an individual is using property with the permission of the real owner, his use is not adverse and hostile and he is not entitled to ownership by adverse possession. See Flannery, 786 A.2d at 258 - 259 . Hostility may be implied where all the other elements of adverse possession exist. See id . However, this is only true where there is no evidence capable of disproving hostility. See id . The element of hostility to support a claim of adverse possession requires that the court exam ine not just the physical facts of possession but also the evidence, if any, which can establish the intent with which the land in question was possessed. See id . In general, actual possession of land means dominion over the property. See Brennan , 708 A.2d at 818. The requirements for “actual” possession of a property will necessarily vary based on the nature of the property. See id .

### J - A21001 - 18

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With these standards in mind, we have reviewed the decision of the trial court. In its opinion , the trial court fully an d correctly sets forth the relevant facts and pr ocedural history of this case. See Trial Court Opinion , 1/23/18, at 1 - 2 . Therefore, we have no need to restate them here. For the convenience of the reader, we note briefly that t he trial court noted that Ree se, since purchasing the property in 1986, had used the property in issue, along with his family and friends, with the clear implication that they found the parcel in issue to constitute the western boundary of their property. The Dore s had threatened to dig up the driveway, plantings, and wall, which were constructed by Reese on the common boundary between their two properties. After receiving a survey which the Dore s commissioned, the Dore s advised Reese that a portion of the driveway, retaining wall and a swing set were intruding on the Dore s ’ property. After an exchange between the attorneys for the parties, Reese filed the c omplaint to q uiet t itle and the instant e mergency p etition for s pecial and p reliminary i njunction to enjoin Dore from making further onsite adjustments to the disputed property. After a thorough review of the record, the briefs of the parties and the well - reasoned opinion of the Honorable Emanuel A. Bertin, S.J., we conclude that the Dores ’ first issue on appeal merits no relief. Granting the proper discretion to Sen ior Judge Bertin, we find that he did not abuse his discretion in finding that Reese was likely to succeed on the merits of his underlying claim. See id ., at 3 - 4 (concluding tha t evidence of adverse possession was

### J - A21001 - 18

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“overwhelming,” and that the Dores had not effectively rebutted Reese’s claim). Next, the Dores argue the court erred in finding that the injunction was necessary to prevent immediate and irreparable harm. Once again, h aving reviewed the arguments of the parties and the record, we conclude that Senior Judge Bertin’s opinion thoroughly addresses the issue. See id . at 5 (finding that a continuous trespass on property was sufficient harm to constitute an immediate and irrep arable harm). We can find no abuse of discretion in Senior Judge Bertin’s conclusions, and therefore adopt them as our own. Finally, the Dores contend that the trial court erred in ordering relief that exceeded what Reese sought in his petition for prelimi nary injunction. Senior Judge Bertin’s opinion thoroughly addresses this contention. See id ., at 6 (finding that the Dores’ actions after Reese initiated the proceedings required relief above and beyond that initially requested in order to restore the stat us quo). This reasoning is not an abuse of discretion and we adopt it as our own. In sum, the evidence supported a finding that the status quo be restored and that the Dore s be restrained from taking any further self - help actions. As stated by Senior Judg e Bertin:

Plaintiff does not request, and the Court will not enter, a mandatory injunction requiring action by [ the Dore s ] to put the land back the way they found it; Plaintiff seeks only a prohibitory injunction preventing [ the Dore s ] from doing any furt her harm, or from interfering with his use and

### J - A21001 - 18

- 7 - enjoyment of the land the Court has found he lawfully acquired through adverse possession. See id . Accordingly , we affirm on the basis of the trial court opinion dated January 23, 2018. Order affirmed . Judgment Entered.
Joseph D. Seletyn, Esq. Prothonotary
Date: 10/3/19Circulated 09/12/2019 10:38 AM



### 1 R e c e i v e d 3/2 1 /2 0 1 8 2 : 3 0 : 5 8 P M S u p e ri o r C o u rt E a s te rn D i s t ri ct

D e f e n d a n ts , i n w ri t i n g , h a d t h re a t e n e d P l a i n t i ff w i t h d i g g i n g u p , b y a c e rta i n d a t e , P l a i n t i ff' s 

### Jan . 1- j 2 0 1 8 : N O

. 1 7 - 1 8 8 8 2 

### v s .

M E M O RA N D U M A N D O R D E R I

. P R O C E D U RA L H I S T O RY O n J u l y 2 4 , 2 0 1 7 , P l a i n t i ff fi l e d a co m p l a i n t i n e q u i ty , to g e t h e r w i t h a n e m e rg e n t p e t i t i o n fo r F i l e d 3/2 1 /2 0 1 8 2 : 3 0 : 5 8 P M S u p e ri or C o u r t E a s t e rn Di s t ri ct 6 5 3 E D A 2 0 1 8 

### I N T H E C O U RT O F C O M M O N P L EAS O F M O N T G O M E RY C O U N TY , P E N N S YLVA N I A C I V I L D I V I S I O N

D e f e n d a n ts , n o tw i t h s ta n d i n g t h e i r k n o w l e d g e o f a n i m p e n d i n g p re li m i n a ry i nj u n ct i v e h e a ri n g to 

### A LA N J

. D O R E A N D S O N YA D O R E , H /W J O H N D

. R E E S E , I V

l e g a l ow n e rs h i p o f a s m a ll s t ri p o f D e f e n d a n ts ' l a n d o n t h e b o u n d a ry li n e b e tw e e n t h e p ro p e rt i e s b y t h e b o u n d a ry d i s p u t e b e tw e e n P l a i n t i ff a n d D e f e n d a n ts . P l a i n t i ff' s l e g a l p o s i t i o n wa s t h a t h e h a d a c q u i re d

w i t h o u t t e s t i m o n y , a t e m p o ra ry re s t ra i n i n g o rd e r ( T R O ) a g a i n s t s u c h t h re a t e n e d a ct i o n s b y D e f e n d a n ts . w e re o n D e f

e n d a n ts ' p ro p e rty , n o tw i t h s ta n d i n g P l a i n t i ff s cl a i m o f ow n e rs h i p t h e re o f b y a d v e rs e

w e re n o t p re p a re d fo r a h e a ri n g t h e re o n t h a t d a y , a n d C o u rt Ad m i n i s t ra t i o n h a d s c h e d u l e d t h e m a tt e r fo r t h a t d a y fo r a co n fe re n c e , n o t a h e a ri n g . T h e C o u rt , h ow e v e r, d i d t h a t d a y s c h e d u l e t h e m a tt e r fo r 

### B E RT I N , S

. J

.

h e a ri n g o n P l a i n t i ff' s re q u e s t fo r a p re li m i n a ry i nj u n ct i o n a g a i n s t D e f e n d a n ts ' t h re a t e n e d a ct i o n . d r i v e wa y , p l a n t i n g s , a n d wa ll o n t h e d i s p u t e d l a n d , w h i c h D e f e n d a n ts h a d s u rv e y e d a n d d e t e r m i n e d

D e f e n d a n ts o p p o s e d P l a i n t i ff s re q u e s t. T h e u n d e rs i g n e d d e n i e d P l a i n t i ff' s re q u e s t , s i n c e t h e p a rt i e s p o s s e s s i o n . P l a i n t i ff ca m e to C o u rt re q u e s t i n g t h a t t h e u n d e rs i g n e d , a t a co n f e re n c e o n l y , e n t e r , s p e ci a l a n d p re li m i n a ry i nj u n ct i v e re l i e f, a g a i n s t h i s a dj o i n i n g n e i g h b o rs , D e f e n d a n ts , co n c e rn i n g a

l e g a l d o ct ri n e o f a d v e rs e p o s s e s s i o n .

a d d re s s a n d d e ci d e t h e l e g a l d i s p u t e , fo ll o w e d t h ro u g h o n t h e i r t h re a t e n e d b e h a v i o r a n d d u g u p t h e

### l a n d w i t h h e a vy e q u i p m e n t , a l t h o u g h t h e re m o v a l o f l a n d , p l a n t i n g s , a n d d r i v e wa y a n d re p l a c e m e n ts

w e re n o t co m p l e t e p r i o r to t h e h e a r i n g o n t h e p re li m i n a ry i nj u n ct i o n . B e fo re t h e h e a ri n g wa s h e l d , P l a i n t i ff fi l e d a n a m e n d e d p e t i t i o n fo r p re l i m i n a ry i nj u n ct i o n . T h e C o u rt h e l d p re li m i n a ry i nj u n ct i o n h e a ri n g s o n O cto b e r 1 6 a n d 2 5 , 2 0 1 7
. T h e C o u rt re c e i v e d p o s t- h e a r i n g b r i e fs o n N o v e m b e r 1 4 , a n d P l a i n t i ff s b ri e f i n re p l y o n N o v e m b e r 2 1 , 2 0 1 7
. T h o u g h D e f e n d a n ts h a d i n cl u d e d w i t h t h e i r b r i e f a p ro p o s e d o rd e r , P l a i n t i ff h a d n o t , s o t h e C o u rt o rd e re d o n e s u b m i tt e d

. U p o n s u b m i s s i o n o f P l a i n t i ff s p ro p o s e d o rd e r , D e f

e n d a n ts o b

j e cte d , s a y i n g t h e s co p e o f re li e f i n t h e p ro p o s e d o rd e r d i ff e re d fro m t h a t s o u g h t i n P l a i n t i ff s p e t i t i o n ( s ) fo r p re li m i n a ry i nj u n ct i o n . T h e C o u rt t h e re fo re o rd e re d t h e p a rt i e s to b ri e f t h e i s s u e o f t h e s co p e o f re li e f i n P l a i n t i ff s p ro p o s e d o rd e r , a n d t h e p a rt i e s fi l e d b r i e f s o n t h i s i s s u e D e c e m b e r 1 4 , 2 0 1 7
. O n D e c e m b e r 2 1 , 2 0 1 7 , P l a i n t i ff s e rv e d a n d fi l e d a fi n a l b r i e f i n re p l y . Th e m a tt e r i s n o w r i p e fo r d e ci s i o n . 

### II . D I S CU SS I ON I n o rd e r to m e r i t t h e g ra n t o f a p re li m i n a ry i nj u n ct i o n , a p a rty m u st e s ta b li s h e a c h o f t h e fo ll o w i n g p re re q u i s i t e s : F i rs t , a p a rty s e e k i n g a p re l i m i n a ry i nj u n ct i o n m u s t s h o w t h a t a n i nj u n ct i o n i s n e c e s s a ry to p re v e n t i m m e d i a t e a n d i r re p a ra b l e h a r m t h a t ca n n o t b e a d e q u a t e l y co m p e n sa t e d b y d a m a g e s . S e co n d , t h e p a rty m u s t s h ow t h a t g re a t e r i nj u ry w o u l d re s u l t fro m re f u s i n g a n i nj u n ct i o n t h a n fro m g ra n t i n g i t , a n d , co n co m i ta n t l y , t h a t i s s u a n c e o f a n i nj u n ct i o n w il l n o t s u b s ta n t i a ll y h a r m o t h e r i n t e re s t e d p a rt i e s i n t h e p ro c e e d i n g s . T h i rd , t h e p a rty m u s t s h ow t h a t a p re l i m i n a ry i nj u n ct i o n w ill p ro p e rl y re s to re t h e p a rt i e s to t h e i r sta t u s a s i t ex i s t e d i m m e d i a t e l y p ri o r to t h e a ll e g e d w ro n g f u l co n d u ct
. F o u rt h , t h e p a rty s e e k i n g a n i nj u n ct i o n m u s t s h o w t h a t t h e a ct i v i ty i t s e e ks to re s t ra i n i s a ct i o n a b l e , t h a t i ts r i g h t to re l i e f i s cl e a r , a n d t h a t t h e w ro n g i s m a n i f e st , o r , i n o t h e r wo rd s , m u st s h o w t h a t i t i s l i ke l y to p re v a i l o n t h e m e ri ts . F i ft h , t h e p a rty m u s t s h ow t h a t t h e i nj u n ct i o n i t s e e ks i s re a s o n a b l y s u i t e d to a b a t e t h e o ff e n d i n g a ct i v i ty
. S i xt h , a n d fi n a ll y , t h e p a rty s e e k i n g a n i nj u n ct i o n m u s t s h o w t h a t a p re l i m i n a ry i nj u n ct i o n w ill n o t a d v e rs e l y a ff e ct t h e p u b l i c i n t e re s t
. 

### Y o r k G r p . v . Y o r kt o w n e Ca sk e t s, In c. , 9 2 4 A

. 2 d 1 2 3 4 , 1 2 4 0-4 1 ( P a . S u p e r . C t. 2 00 7 ) ( c it i n g 

### S um m it T o w n e Ce n t r e, In c. v . Sh oe Sh o w o f

Rock y Mt. , In c. , 5 7 3 P a . 6 3 7 , 64 6 - 4 7 , 8 2 8 A

. 2 d 9 9 5 , 1 00 1 ( 2 0 0 3 ))

.



### 2Aft e r re v i e w i n g t h e m a tt e r ca re fu ll y , t h e C o u rt co n c l u d e s t h a t P l a i n t i ff h a s p ro v e d t h e e l e m e n ts

n e c e s s a ry fo r t h e C o u rt to g ra n t h i m h i s re q u e s t e d p re li m i n a ry i nj u n ct i o n a g a i n s t D e f e n d a n ts . Ac c o rd i n g l y , t h e C o u rt w ill e n t e r t h e p re li m i n a ry i nj u n ct i o n . D e f e n d a n ts co n t e n d t h a t P l a i n t i ff h a s f a i l e d to p ro v e two e l e m e n ts n e c e s s a ry fo r t h e g ra n t o f a p re li m i n a ry i nj u n ct i o n , n a m e l y , a l i ke li h o o d o f s u c ce s s o n t h e t ri a l o f t h i s m a tt e r a n d /o r i r re p a ra b l e h a r m i n c a p a b l e o f b e i n g c u re d b y m o n e y d a m a g e s . F i rs t l y , p l a i n t i ff h a s p ro v e n a li ke li h o o d o f s u c c e s s . T h i s C o u rt fi n d s t h a t P l a i n t i ff h a s p ro v e n t h a t h e h a s a c q u i re d ow n e rs h i p o f t h e d i s p u t e d l a n d b y t h e l e g a l d oct ri n e o f a d v e rs e p o s s e ss i o n .

Ad v e rs e p o s s e s s i o n i s a n e xt ra o rd i n a ry d o ct ri n e w h i c h p e r m i ts o n e to a c h i e v e ow n e rs h i p o f a n o t h e r' s p ro p e rty b y o p e ra t i o n o f l a w ; i t i s d e p e n d e n t u p o n p o s s e s s i o n fo r a s e t p e r i o d o f t i m e a n d a u t h o ri z e d b y s ta t u t e . O n e w h o cl a i m s t i t l e b y a d v e rs e p o s s e s s i o n m u s t p ro v e a ct u a l , co n t i n u o u s , e x cl u s i v e , v i s i b l e , n o to r i o u s , d i s t i n ct [ , ] a n d h o s t il e p o s s e s s i o n o f t h e l a n d fo r tw e n ty- o n e ye a rs . 

### W e i b l e v . W e ll s, 1 5 6 A

. 3 d 1 2 2 0 , 1 2 2 4 ( P a . S u p e r . C t
. ) ( c i ta t i o n o m i tt e d ) , 

### app e a l de n i e d , 1 7 0 A

. 3 d 1 0 3 1 ( P a . 2 0 1 7 ) ; 

### a cco r

d , e . g. , B r e n n a n v . Ma n ch e s t

e r Cr o ssi n gs, In c. , 7 0 8 A

. 2 d 8 1 5 , 8 1 7 ( P a . S u p e r . C t
. 1 9 9 8 ) ; 

### K lo s v . Mo l e n d a , 3 5 5 P a . S u p e r . 3 9 9 , 4 0 1 --0 2 , 5 1 3 A

. 2 d 4 9 0 , 4 9 2 ( 1 9 8 6 ) ; 

### Re e d v . W o l y n i e c, 3 2 3 P a . S u p e r . 5 5 0 , 5 5 5 , 4 71 A

. 2 d 8 0 , 8 4 ( 1 9 8 3 ) ; 

### s e e a l s o 6 8 P

. S

. 

### § § 8 1 - 8 8 ( cl a i m b y a d v e rs e p o s s e s s i o n )

. I n e l a b o ra t i n g u p o n t h e e l e m e n ts o f a d v e rs e p o s s e s s i o n , t h e co u rt sa i d i n 

### B r e n n a n , 7 0 8 A

. 2 d a t 8 1 7 - 1 9 ( c i ta t i o n s o m i tt e d ) (fo o t n o t e d o m i tt e d ) :

B ro a d l y s p e a k i n g , " a ct u a l p o s s e s s i o n " o f l a n d i s d o m i n i o n o v e r t h e l a n d ; i t i s n o t e q u i v a l e n t to o c c u p a n cy . T h e re i s n o fi xe d r u l e , h o w e v e r , b y w h i c h t h e a ct u a l p o s s e s s i o n o f re a l p ro p e rty b y a n a d v e rs e cl a i m a n t m a y b e d e t e r m i n e d i n a ll ca s e s . T h e d e t e r m i n a t i o n o f w h a t co n s t i t u t e s a ct u a l p o s s e s s i o n o f p ro p e rty fo r p u r p o s e s o f a d v e rs e p o s s e s s i o n d e p e n d s o n t h e f a cts o f e a c h ca s e , a n d to a l a rg e e xt e n t o n t h e c h a ra ct e r o f t h e p re m i s e s . T h e wo rd s " v i s i b l e a n d n o to r i o u s p o s s e s s i o n , " a s a p p li e d to t h e a d v e rs e h o l d i n g o f l a n d b y a p a rty w i t h o u t c o l o r o f t i t l e , m e a n t h a t t h e cl a i m o f ow n e rs h i p m u s t b e e v i d e n c e d b y co n d u ct s u ffi ci e n t to p l a c e a re a s o n a b l e p e rs o n o n n o t ic e t h a t h i s o r h e r l a n d i s b e i n g h e l d b y t h e cl a i m a n t a s h i s ow n . 

### 3T o co n s t i t u t e d i s t i n ct a n d ex cl u s i v e p o s s e s s i o n fo r p u r p o s e s o f e s ta b li s h i n g t i t l e to re a l p ro p e rty b y a d v e rs e p o s s e s s i o n , t h e cl a i m a n t ' s p o s s e s s i o n n e e d n o t b e a b s o l u t e l y ex c l u s i v e . Ra t h e r , i t n e e d o n l y 

### be a ty p e o f p o s s e s s i o n w h i c h w o u l d c h a ra ct e r i z e a n ow n e r' s u s e . . . . T h e wo rd " h o s t il e , " a s a n e l e m e n t o f a d v e rs e p o s s e s s i o n d o e s n o t m e a n " ill w ill " o r " h o s t ili ty , " b u t i m p li e s a n a s s e rt i o n o f ow n e rs h i p r i g h ts a d v e rs e to t h a t o f t h e t ru e ow n e r a n d a ll o t h e rs . S i m p l y s ta t e d , t h e p o s s e s s i o n m u s t b e " s u c h a s to i m p o rt a d e n i a l o f t h e ow n e r' s t i t l e . " F u rt h e r m o re , i f a ll o f t h e e l e m e n ts o f a d v e rs e p o s s e s s i o n a re e s ta b li s h e d , t h e e l e m e n t o f h o s t ili ty i s i m p li e d

. F i n a ll y , i n o rd e r fo r a d v e rs e p o s s e s s i o n to r i p e n i n t o t i t l e , i t i s n e c e s s a ry t h a t s u c h p o s s e s s i o n h a d b e e n co n t i n u o u s a n d u n i n t e r r u p t e d fo r t h e fu ll s ta t u to ry p e r i o d

. I n t h i s C o m m o n w e a l t h , a s i n m o s t j u r i s d i ct i o n s , t h e s ta t u t o ry p e r i o d i s tw e n ty- o n e y e a rs . T h e l aw d o e s n o t re q u i re t h a t t h e c l a i m a n t re m a i n co n t i n u o u s l y o n t h e l a n d a n d p e rf o r m a cts o f ow n e rs h i p fro m d a y to d a y . A t e m p o ra ry b re a k o r i n t e r r u p t i o n , n o t o f u n re a s o n a b l e d u ra t i o n , d o e s n o t d e s t ro y t h e co n t i n u i ty o f t h e a d v e rs e c l a i m a n t ' s p o s s e s s i o n . T h e e v i d e n c e b e f

o re t h e C o u rt wa s o v e r w h e l m i n g t h a t P l a i n t i ff h a d p ro v e n e a c h o f t h e re q u i re d e l e m e n ts to s h o w t h a t h e a d v e rs e l y p o s s e s s e d t h e d i s p u t e d a re a o f l a n d f o r w e ll i n e xc e s s o f tw e n ty- o n e y e a rs b e f

o re D e f e n d a n ts ' t h re a t e n e d e n c ro a c h m e n t , a n d e v e n t u a l a ct u a l e n c ro a c h m e n t , b e g a n . I n d e e d , D e f e n d a n ts d i d n o t a t a ll e ff e ct i v e l y re b u t t h e s e e l e m e n ts . T h i s C o u rt fi n d s , i n a s s e s s i n g c re d i b ili ty , t h a t P l a i n t i ff wa s v e ry c re d i b l e i n h i s t e s t i m o n y a n d p re s e n ta t i o n o f e v i d e n c e . 

### As to a s s e s s m e n t o f t h e e v i d e n c e a n d t h e c re d i b ili ty o f t h e w i t n e s s e s b y a t r i a l co u rt , t h e l a w s ta t e s , " I n a n o n - j u ry t r i a l , t h e f

a ctfi n d e r i s fre e to b e l i e v e a ll , p a rt , o r n o n e o f t h e e v i d e n c e , a n d [ a re v i e w i n g co u rt] w ill n o t d i s t u r b t h e t r i a l co u rt ' s c re d i b ili ty d e t e r m i n a t i o n s . " G u tt e r i d g e v . 1 3 E n e r g y G r p . , In c. , 1 6 5 A

. 3 d 9 0 8 , 9 1 6 ( P a . S u p e r . C t
. 2 0 1 7 ) ( e n b a n e )

. " [A] s s e s s m e n ts o f c re d i b i l i ty a n d co n fli cts i n e v i d e n c e a re f o r t h e t r i a l co u rt to re s o l v e ; [ a re v i e w i n g co u rt] i s n o t p e r m i tt e d to re e xa m i n e t h e w e i g h t a n d c re d i b ili ty d e t e r m i n a t i o n s o r s u b s t i t u t e [ i ts ] j u d g m e n ts f o r t h o s e o f t h e f a ctfi n d e r . " T

urn ey Me d

i a Fu e l , In c. v . T o ll B r o s. , 72 5 A

. 2 d 8 3 6 , 84 1 ( P a . S u p e r . C t
. 1 9 9 9 ) , q u o t e d i n G u tt e r id g e , 1 6 5 A

. 3 d a t 9 1 6

. " T h e t e s t i s n o t w h e t h e r [ a re v i e w i n g co u rt] wo u l d h a v e re a c h e d t h e s a m e re s u l t o n t h e e v i d e n c e p re s e n t e d , b u t ra t h e r , a ft e r d u e co n s i d e ra t i o n o f t h e e v i d e n c e . . . t h e t r i a l co u rt 

### 4fo u n d c re d i b l e , w h e t h e r t h e t ri a l co u rt co u l d h a v e re a s o n a b l y re a c h e d i ts co n cl u s i o n . " 

### T e r / e t sk y v . Pr u d e n t i a l Pr op . & 

### Co s. In s. C o . , 4 3 7 P a . S u p e r . 1 0 8 , 1 2 0 , 64 9 A

. 2 d 6 8 0 , 6 8 6 ( 1 9 9 4 ) , 

### q u o t e d i n G u tt e r i d ge, 1 6 5 A

. 3 d a t 9 1 6 ; 

### s e e a l

s o D a ddo n a v

. T h o r p e, 7 4 9 A

. 2 d 4 7 5 , 4 8 0 ( P a . S u p e r . C t
. 20 00 ) ( " T h e t r i a l j u d g e , s i tt i n g i n e q u i ty a s a c h a n c e ll o r, i s t h e u l t i m a t e fa ct-fi n d e r . Th e s co p e o f re v i e w , t h e re fo re , i s li m i te d

. . . . T h e fi n d i n g s o f f

a ct m a d e b y t h e t r i a l co u rt w ill n o t b e d i s t u r b e d u n l e s s t h e y a re u n s u p p o rte d b y co m p e t e n t e v i d e n c e o r a re d e m o n s t ra b l y ca p ri c i o u s . " ) ; 

### Re e d , 3 2 3 P a . S u p e r . a t 5 5 6 , 4 7 1 A

. 2 d a t 8 4 ( " [T] h e fi n d i n g s o f f

a ct o f t h e t ri a l j u d g e . . . h a v e t h e w e i g h t a n d e ff e ct o f a j u ry v e rd i ct , a n d a n a p p e ll a t e c o u rt w ill n o t d i s t u r b t h e m i f t h e y a re a d e q u a t e l y s u p p o rt e d b y co m p e t e n t e v i d e n c e . " ( c i t i n g 

### W h e a t cr o ft v . A l b e rt Co . , 4 0 7 P a . 9 7 , 1 8 0 A

. 2 d 2 1 6 ( 1 9 6 2 )))

. S e c o n d l y , a s to t h e e l e m e n t o f i r re p a ra b l e h a r m , n o t co m p e n s a b l e b y m o n e y d a m a g e s , D e f e n d a n ts ' l e g a l a s s e rt i o n s a re i n c o r re ct
. T h e l aw i s cl e a r i n d i s p u t e s o f t h i s n a t u re t h a t o n c e P l a i n t i ff h a s e s ta b li s h e d l e g a l ow n e rs h i p o f t h e d i s p u t e d l a n d , a s P l a i n t i ff h a s d o n e h e re , e n c ro a c h m e n ts b y D e f e n d a n ts o n P l a i n t i ff

s l a n d co n s t i t u t e a " co n t i n u i n g t re s p a s s " t h a t t h e l aw re m e d i e s t h ro u g h t h e e n t ry o f i nj u n ct i v e re li e f, a s t h e l a w d e e m s t h e s a m e to b e i rre p a ra b l e h a rm . " T h e re i s n o d o u b t e q u i ty h a s p o w e r to g ra n t a re s t ra i n i n g o rd e r p re v e n t i n g a ct u a l o r t h re a t e n e d t re s p a s s e s o f a co n t i n u i n g a n d p e r m a n e n t c h a ra ct e r . " 

### T r i - Cit i e s W a t e r Co . v . Mo n e ss e n , 3 1 3 P a . 8 3 , 8 5 , 1 6 9 A

. 1 5 9 , 1 5 9 ( 1 9 3 3 ) ( u n a n i m o u s o p i n i o n ) ( c i t i n g 

### G r ay v . Ph i / a . & 

### Re a d

i n g Co a l & 

### Ir

o n Co . , 2 8 6 P a . 11 , 1 3 2 A

. 8 2 0 ( 1 9 2 6 )) , 

### q u o t e d i n G a r d n e r v . A ll e gh e ny C t

y . , 3 8 2 P a . 8 8 , 1 0 2 , 1 1 4 A

. 2 d 4 9 1 , 4 9 8 { 1 9 5 5 ) ; 

### a cco r d Rogo ff v

. B un ch e r Co . , 3 9 5 P a . 4 77 , 4 8 0 , 1 5 1 A

. 2 d 8 3 , 8 6 ( 1 9 5 9 ) ; 

### cf. Y o us t v . K e ck ' s Fo o d Se rv

. , In c. , 9 4 A

. 3 d 1 0 5 7 , 1 0 7 9 ( P a . S u p e r . C t. 2 0 1 4 ) ( c i t i n g 

### G a r d n e r , 3 8 2 P a . a t 1 0 2 , 11 4 A

. 2 d a t 4 9 8 ) (fi n d i n g co u rt o f e q u i ty h a d a u t h o ri ty to p e r m a n e n t l y e nj o i n co n t i n u i n g n u i s a n c e )

. I n c o n s i d e r i n g t h e s c o p e o f re l i e f a p p ro p ri a t e to D e f e n d a n ts ' c o n t i n u i n g e n c ro a c h m e n t o n P l a i n t i ff s l a n d l a wfu ll y a c q u i re d t h ro u g h a d v e rs e p o s se s s i o n , t h e C o u rt re v i e w e d t h e p a rt i e s ' s u p p l e m e n ta l p o s t- h e a ri n g b ri e fs fi l e d a ft e r D e f e n d a n ts o b

j e cte d to t h e fo r m o f o rd e r P l a i n t i ff 

### 5

### s u b m i tt e d a t t h e C o u rt ' s b e h e s t
. D e f e n d a n ts ' o b

j e ct i o n t h a t t h e re l i e f s o u g h t i n t h e p ro p o s e d o rd e r d i ff e re d fro m t h a t re q u e s t e d i n P l a i n t i ff s p e t i t i o n ( s ) fo r a p re li m i n a ry i nj u n ct i o n i s n o t w e ll ta ke n . O n c e a ca s e g o e s to t r i a l a n d e v i d e n c e i s p re s e n t e d to t h e C o u rt , i n e v i ta b l y t h e fa cts a n d c i rc u m s ta n c e s a s d e p ict e d i n p re t r i a l p l e a d i n g s a n d p e t i t i o n s w i ll ta ke o n d i ff e re n t i n f l e ct i o n s a n d h u e s a s t h e y e m e rg e i n a n e w li g h t
. T h a t i s e s p e c i a ll y t r u e i n t h i s ca s e i n w h i c h D e f e n d a n ts , k n ow i n g t h a t t h e C o u rt wo u l d s o o n b e h e a r i n g P l a i n t i ff

s re q u e s t fo r a p re l i m i n a ry i nj u n ct i o n to e nj o i n t h e m fro m ta k i n g a ct i o n s t h a t wo u l d i n t e rf e re w i t h P l a i n t i ff

s u s e a n d e nj o y m e n t o f t h e l a n d h e cl a i m e d wa s h i s b y a d v e rs e p o s s e s s i o n , n e v e rt h e l e s s e ff

e ct i v e l y s e i z e d p o s s e s s i o n o f t h e d i s p u t e d l a n d a n d a l t e re d i t co n s i d e ra b l y to s u i t D e f e n d a n ts ' p u r p o s e s t h ro u g h t h e u s e o f l a n d s ca p i n g a n d h e a vy e q u i p m e n t
. U n d e r t h e l a w a n d r u l e s o f e q u i ty , t h e C o u rt h a s t h e p ow e r to re s to re , to t h e e xt e n t p ra ct i ca b l e , t h e s ta t u s q u o ex i s t i n g b e fo re D e f e n d a n ts ' p re c i p i to u s a ct i o n s ; t h a t P l a i n t i ff m a y n o t h a v e fu ll y re a li z e d a t t h e t i m e h e w ro t e h i s p e t i t i o n s fo r re li e f t h e e xt e n t to w h i c h D e f e n d a n ts wo u l d d i s t u r b o r h a d d i s t u r b e d t h e s ta t u s q u o b e fo re t h e C o u rt co u l d h e a r t h e m a tt e r d o e s n o t p re v e n t t h e C o u rt fro m e n t e r i n g a d e c re e t h a t p ro p e rl y ta ke s

' 

### i n t o a c co u n t t h e f

a cts a s t h e y n ow e x i s t o n t h e g ro u n d

. I n a n y e v e n t , P l a i n t i ff

s p o s t- h e a r i n g re q u e s ts fo r re l i e f d o n o t m a t e r i a ll y o r s u b s ta n t i a ll y d i ff e r fro m t h o s e i n h i s p e t i t i o n i n a n y wa y t h a t wo u l d i m p i n g e o n D e f e n d a n ts ' r i g h ts . P l a i n t i ff d o e s n o t re q u e s t , a n d t h e C o u rt w ill n o t e n t e r , a m a n d a to ry i nj u n ct i o n re q u i r i n g a ffi r m a t i v e a ct i o n b y D e f e n d a n ts to p u t t h e l a n d b a c k t h e wa y t h e y fo u n d i t ; P l a i n t i ff s e e ks o n l y a p ro h i b i to ry i nj u n ct i o n p re v e n t i n g D e f e n d a n ts fro m d o i n g a n y fu rt h e r h a r m , o r fro m i n t e rf e r i n g w i t h h i s u s e a n d e nj o y m e n t o f t h e l a n d t h e C o u rt h a s fo u n d h e l a wfu ll y a c q u i re d t h ro u g h a d v e rs e p o s s e s s i o n . 

### O R D E R A n d n o w

, 

### t h i s 

## Z.. 

## $ d a y o f J a n u a ry , 2 0 1 8 , a ft e r h e a r i n g s , a n d co n s i d e ra t i o n o f t h e p a rt i e s ' p o s th e a r i n g b r i e f

s a n d s u b m i s s i o n s , t h e C o u rt h e re b y o r de r s 

### a s fo ll o ws : ( 1 ) P l a i n t i ff s p e t i t i o n fo r a p re l i m i n a ry i nj u n ct i o n i s gr a n t e d

. 

### ( 2 ) T h e C o u rt i s s u e s a p re li m i n a ry I nj u n ct i o n i n f a v o r o f P l a i n t i ff a n d 

### 6a g a i n s t D e f e n d a n ts e nj o i n i n g D e f e n d a n ts a n d t h e i r a g e n ts , e m p l o y e e s , a n d co n t ra cto rs , o r a n yo n e cl a i m i n g r i g h ts b y o r t h ro u g h t h e m , fro m i n a n y wa y o c c u p y i n g , e n t e r i n g u p o n , u s i n g , o b s t r u ct i n g , o r i n t e rf e r i n g w i t h P l a i n t i ff' s u s e o f t h e a re a d e s c r i b e d i n P l a i n t i ff' s co m p l a i n t a n d h i s a m e n d e d p e t i t i o n fo r i nj u n ct i o n a s t h e " Ac q u i re d A re a " ( C o m p l. Ex . D ; P l

. A m . P e t
. P re li m . l nj

. Ex . D ) ( a s s h ow n o n t h e p l a n a d m i tt e d a s Ex h i b i t P - 5 a t t h e h e a r i n g )

. ( 3 ) T h e C o u rt fu rt h e r o r de r s t h a t D e f

e n d a n ts s h a ll d e s i s t a n d re fra i n fro m c u tt i n g o r re m o v i n g a n y p l a n t i n g s o r i m p ro v e m e n ts fro m o r i n t h e Acq u i re d A re a o r o t h e rw i s e d i s t u r b i n g o r i n t e rf e r i n g w i t h t h e u s e t h e re o f b y P l a i n t i ff a n d h i s f a m il y m e m b e rs a n d i n v i t e e s , a n d fro m p e rf

o r m i n g a n y d e m o li t i o n o r o t h e r w o r k t h e re i n , o r e re ct i n g i m p ro v e m e n ts t h e re o n . (4 ) P l a i n t i ff a n d h i s f

a m i ly m e m b e rs a n d i n v i t e e s s h a ll h a v e t h e e x c l u s i v e r i g h t to o c c u p y a n d u s e t h e d e s c r i b e d Ac q u i re d A re a . ( 5 ) T h i s p re li m i n a ry i nj u n ct i o n s h a ll re m a i n i n e ff e ct u n t il s u c h t i m e a s o rd e re d o t h e rw i s e . BY T H E C O U RT : ...



### 7