FOURTH D I VI SI ON

BA RNES, P. J.

, M C M I LLI A N and RI CKM A N, JJ.

N O T IC E : M otions for r e c ons i de r a tion m us t be ph y sic a l ly r e ce iv ed i n our c le r k ’s offic e w ithin te n da y s of the da te of de c is ion to be de e m ed tim e ly file d.

http://w w w .ga a ppe a l s .us /r ule s

M ar ch 23, 2016



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A1 5 A2 02 6 . PRIBEAGU et al . v . GW INNETT COUNTY.

M C M ILLI A N , J u dg e.

Th i s Co u rt g ran ted t h e ap p l i cat i o n of Co rn el i u an d San da Pri b eag u fo r

i n t erl o cu t o ry rev i ew o f t he t ri al co u rt ’ s o rd er g ran t i n g a m o t i o n i n l im i n e fi l ed by

Gwi n n et t Co u n t y , Geo rg ia (t he “ Co u n t y ”) i n t h e Pri beag u s ’ act i o n ag ai n s t t h e Co u n t y

fo r i n v ers e co n d em

n at i o n

.

Th e Pri b eag u s ’ co m

p l ai nt al l eg ed t h at t h e Co u n ty fai l ed t o m ai n t ai n t h e ro ad

a n d s to rm wat er d rai n ag e s y s t em s erv i n g t h e Pri beag u s ’ res i d en ce, res u l t i n g i n

rep et i t i o u s fl oo d i n g o f t h ei r h o m e an d p ro p ert y

. Th e Co un t y m o v ed fo r s u m m ary

ju d g m en t o n t h es e cl ai m s, b u t t h e t ri al co u rt d en ied th e m o t i o n

. Th e Co u n ty t h en fi l ed

a m o t io n i n l i m i n e, as s ert i n g t h at so v erei g n im m un i ty b a r r e d th e Pri b eag u s ’ cl ai m s

fo r d am ag e t o p ers on al p ro p ert y , co s t o f rep ai r, em o t i o n al u p s et

, an d at t o rn ey fees

.Fo l l o wi ng a h eari n g , t h e t ri al co u rt g ran t ed t h e C o u n t y ’s m o t i on i n l i m i n e an d

ex cl u d ed t h e t es t i m o n y o f t wo o f t h e Pri b eag u s ’ ex p ert wi t n es s es

. Ho wev er, t h e t ri al

co u rt g ran t ed t he Pri b eag u s a cert i fi cat e o f i m m ed iat e rev i ew o f i ts ru l i n g , wh i ch l ed

t o t h i s ap p eal

. Th e Pri b eag u s arg u e o n ap p eal t h at t h e t ri al co u rt erred i n ex cl u d i n g

ev i d en ce rel at in g t o t h ei r cl ai m s fo r d am ag es t o p ers on al pro p ert y an d fo r at t o rn ey

fees an d i n b arri ng t h e t es t im o n y o f t wo o f th ei r ex p ert s r e l a t i n g t o d am ag e to

p ers o n al p ro p ert y

an d co s t o f rep ai r.

“ A m o t i on i n l i m i n e is p ro p erl y g ran t ed wh en t h ere i s n o ci rcu m s t an ce u n d er

wh i ch t h e ev i d en ce u n d er s cru t i n y i s l ik el y t o be ad m i ss i b l e a t t r i al .” (Ci t at i o n an d

p u n ct u at i o n o m it t ed .) W

eb s t er v. Des a i , 3 05 Ga. Ap p

. 2 34

, 2 3 5 (1 ) (6 9 9 SE2 d 4 1 9 )

(2 0 1 0). “ Ad m i s si o n o f ev i d en ce l i es i n t h e s ou n d d i s cret i o n o f t he t ri al co u rt

, an d we

wi l l no t rev ers e i n t h e ab s en ce o f a s h o wi n g o f ab u s e o f d i s c r e t i o n .” (Ci tat i o n an d

p u n ct u at i o n o m it t ed .) Hu cka by v. Ch ea t h a m , 2 7 2 Ga. Ap p . 7 4 6 , 7 5 2 (2 ) (6 1 2 SE2 d

8 1 0 ) (2 0 0 5 ). See al s o Bl a ckwel l v. Po t t s , 2 6 6 Ga. Ap p

. 7 0 2

, 7 0 5 (1 ) (5 9 8 SE2 d 1 )

(2 0 0 4) (ap p el l at e co u rt s rev i ew a ru l i n g o n a m o t i o n i n l i m i n e f o r an ab u s e o f

d i s cret i o n ).

T h e Pri b eag u s ’ in v ers e co n d em n at i on cl ai m i s b as ed o n al l eg at i o n s t h at t h e

Co u nty c r e at ed a co n t i n u i n g n u is an ce, res u l t i n g in rep eat ed fl o o d in g t o th ei r p ro p ert y

.

2In Geo rg i a, “ [a] co u n t y , u n l ik e a m u n i ci p al i t y , i s n o t

. . . g en eral l y l iab l e fo r creat i n g

n u i s an ces .” D u

f f i el d v. DeKa l b Co u n t

y , 24 2 G a. 4 3 2

, 4 3 4 (2 ) (2 4 9 SE2 d 2 35 ) (1 9 7 8 ).

Rat h er, a co un t y i s o nl y l i ab l e wh en i t “ cau s es a n u i s an ce t o ex is t wh ich am o u n t s to

a t ak i n g o f p ro p ert y o f o ne of i t s ci ti zen s fo r p ub l i c p u rp o s e s

. ” ( C i t a ti o n an d

p u n ct u at i o n om i tt ed .) DeKa l b Co un t y v. Or wi g , 2 6 1 Ga. 1 3 7

, 1 38 (1 ) (4 0 2 SE2 d 5 1 3 )

(1 9 9 1) (“ Or wi

g II ”). S ee al s o Co l u mb ia Co un t y v. Do o l it t l e , 2 7 0 Ga. 4 9 0

, 4 9 1 (1 )

(5 1 2 SE2 d 2 36 ) (1 9 99 ) (reco g ni zi n g t h at co un t i es m ay b e su e d i n i n v ers e

co n dem n at i o n fo r a co n ti n ui n g n u i s an ce); Du f fi el d

, 24 2 Ga. at 4 3 3 (1 ) (co u n t i es m ay

b e su b ject t o l i ab i l it y u nd er a t h eo ry o f i n v e r s e co n d em n at i o n ). Th u s , “ a co u n t y

can n ot b e l i ab l e fo r a n u i s an ce wh i ch d o es n o t r i s e t o t h e l ev el of a t ak i n g o f

p ro p ert y ” u n d er t h e Geo rg i a Co n s t i t u t i o n. Or wi g II , 2 6 1 Ga. at 1 3 8 (1 ). 1

1 Al t h o u g h i t i s w e l l s et t l ed t h at co u n t i es in th i s St at e are s u b ject t o t h e

p ro t ect i o n s o f s o v erei g n i m m u ni t y g ran t ed by Art i cl e I, Sect i on II, Parag rap h IX (e)

o f t h e Geo rg i a Co n st i t ut i o n , Gi l b er t v. Ri ch a r d s on , 2 6 4 Ga. 7 4 4

, 7 4 7 (2 ) (4 5 2 SE2 d

4 7 6 ) (1 9 94 ), a cl ai m fo r t h e in v ers e co n d em n at io n o f p ro p ert y ari s es u n d er a s ep arat e

p ro v is i o n of t h e Geo rg i a Co n s t i t u t i o n t h at “ i t s el f req u ires ju s t c o m p e n s at i o n fo r

t ak i n g s .” Geo r

g i a Dep t

. of

Na t u r a l Res o u r ces v. Cen t er f o r a S u st a i n a b l e Co a s t

, In c. , 2 9 4 Ga. 5 9 3

, 6 0 0 (2 ) (7 5 5 SE2 d 1 8 4) (2 0 14 ). See al s o Ga. Co n s t. o f 1 9 8 3

, A rt

. I, Sec. III, Par. I (a) (“ p ri v at e p ro p ert y s h al l n o t b e t ak en o r d am ag ed fo r pu b li c p u rp o s es wi t h o u t ju s t an d ad eq uat e co m pen s at i o n b ei n g fi rs t p ai d ”). Th u s, s o verei g n i m m u n i t y d o es no t ap p l y

i n s u ch cas es

. S

u s t a i n a bl e Co a s t , 2 9 4 Ga. at 6 0 0 (2 ).

3Acco rd i ng l y , t he Pri b eag u s are “ o n l y en t it l ed

, i f [t h ey are] en t i t l ed to d am ag es

at al l

, t o t h o s e d am ag es reco v erab l e u n d er a t h eo ry o f i n v ers e co n dem n at i o n,” Or wi g

II

, 2 6 1 Ga. at 1 3 9 (3 ). “ Dam ag es reco verab l e i n an i n v ers e co n d em n at i o n are a

s u b s t i t u te fo r t h e d am ag es reco v erab l e i n a co n d em nat i o n p ro ceed i n g , an d are

m eas u red b y t h e s am e st an d ard

. ” (Ci t at i o n an d p u n ct u at i o n o m i t t ed

. ) Dep t

. of Tr a n s p.

v. Ed wa r d s , 2 6 7 G a

. 7 3 3

, 7 3 7 (1 ) (b ) (4 8 2 SE2 d 2 60 ) (1 9 97 ). See al s o Ho wa r d v.

Go u r met Co n cep t

s In t l

., In c. , 2 4 2 Ga. Ap p

. 5 2 1

, 5 2 4 (3 ) (5 2 9 SE2 d 40 6 ) (2 0 0 0 )

(m e a s u r e o f d am ag es i n an in v ers e co n dem n at i o n cas e s am e as i n co n dem n at i o n

cas es ). In co n d em

n at io n act i o n s, o n l y t wo el em en t s o f d am ag es are co n s i d ered : “ fi rs t

,

t h e m ark et v al ue o f t h e p r o p e r t y act u al l y t ak en ; s eco n d

, t h e co n s eq u en ti al d am ag e

t h at w i l l n at ural l y an d p ro x im at el y ari s e t o t h e rem ai n d er o f t h e o wn er’ s p ro p ert y

fro m t h e t ak i n g o f t h e p art wh i ch i s t ak en an d th e dev o t in g o f i t t o t h e p u rp o s es fo r

wh i ch i t i s co n d em

ned .” (Ci t at i o n an d pu n ct uat i o n o m i t t ed .) S i m o n v. Dep t

. of

Tr a ns p

. , 2 4 5 Ga. 4 7 8

, 4 7 8 (2 65 SE2 d 7 7 7 ) (1 9 8 0 ). See al s o Dep t

. of Tr a n sp

. v. W h i t e ,

2 7 0 Ga. 2 8 1

, 28 2 (5 08 SE2 d 40 7) (1 9 9 8 ); F lo -Ro b

, In c. v. Co l o n i a l Pi p el in e Co

. , 1 7 0

Ga. Ap p. 6 5 0

, 6 51 (3 1 7 SE2 d 8 8 5 ) (1 9 8 4 ). Cf. OCGA § 2 2 -2 -1 0 9 (c). “ Co ns eq u en t i al

d am ag es are s h o wn b y t h e d i fferen ce b et ween th e fai r m ark et val u e o f t h e rem ai n i n g

p ro p ert y p ri o r t o t he t ak in g an d t h e fai r m ark et val u e o f t he rem ai n i n g p ro p ert y aft er

4t h e t ak i n g

. ” (Ci t at i o n an d pu n ct u at i o n o m i t t ed .) Dep t

. o f Tr a n s p

. v. Og b ur n

Ha r dwa r e & S

u pp l y, In c. , 2 7 3 Ga. Ap p . 1 2 4 , 1 2 6 (1 ) (6 1 4 SE2 d 1 0 8 ) (2 0 0 5 ).

1 . Th e Pri b eag u s as s ert th at t h e tri al co u rt erred i n fi n di n g t h at t h ey were n ot

en t i t l ed t o re co v er fo r d am ag es t o t h ei r p ers o n al p ro p ert y u n der t h ei r i n v ers e

co n dem n at i o n cl ai m an d i n ex cl u d i n g th e tes t i m on y o f t h ei r ex p ert W ay ne M cKi n l ey ,

wh o m t hey i d en t i fy in t h ei r rep l y b ri ef as “ an ex p ert i n ‘ i ns u ra n c e p r o p e r t y l o ss

ad ju s t m en t ,’ [wh o wo u l d ] t es t i fy as t o th e ‘ fai r m ark et v al u e of [t h ei r] p ers o n al l o ss

as a res u l t of t h e ev en t s u nd erl y i n g t h e co m p l ai n t

. ’ ” 2 Th ey

arg u e t h at t h e t ri al co u rt

erred i n rel y i n g o n t h e Su p rem e Co u rt ’ s o p i n i o n i n Or wi g II t o fi n d th at t h ey were n ot

en t i t l ed t o reco v er d am ag es t o p ers o n al p ro p ert y

.

Ho wev er, o n ap p eal

, t h e Pri b eag u s fai l t o id en t i fy t h e n at ure o f t h i s p ers o n al

p ro p ert y o r t o ci t e u s t o an y p o rt i o n o f t h e reco rd i d en t i fy i n g t he p ro p ert y at i s s u e o r

ad d res s i n g t h e co n t en t o f M cKi n l ey ’ s p ro po s ed t es ti m o n y

. Al t h ou g h t h is Co u rt i s n ot

req u i red t o cu l l th e reco rd o n t h e Pri b eag us ’ b eh al f t o l o cat e s u ch i n fo rm at i o n,

Ca r l is l e v. Ab en d

, 2 8 8 Ga. Ap p

. 1 5 0

, 1 5 1 (1 ) (6 5 3 SE2 d 3 8 8 ) (2 0 0 7 ), we h av e

u n d ert ak en o u r o wn rev i ew o f t h e reco rd an d fi n d t h at t h ei r co m p l a i n t a s s ert s o n l y

2 Th i s l an g u ag e m ay b e a q u o t e fro m t h e Co u n t y ’ s m o t io n i n l i m i n e, wh i ch in

t u rn ap p ears t o b e a q u o te fro m s o m e o th er s o u rce.

5t h at t h e Co u n t y is l i ab l e fo r “ a l l d i r e ct

, co n s eq u en ti al

, sp eci al an d em o t i o n al

d am ag es ,” 3 wi t h o u t fu rt h er el ab o rat i o n

. An d t h ey p ro v id e n o d es cri p t io n o f an y

p ers o n al p ro p ert y in t hei r s u m m ary ju d g m en t b ri efs o r i n t h ei r arg u m en t s at t h e

m o ti o n i n l i m i n e h eari n g

. Ad d i t i o n al l y , b ecau s e t h e P r ibe a gus ch o se t o des i g nat e o n l y

p o rt i on s o f t h e t ri a l co u rt reco rd fo r i ncl u s io n o n ap p eal

, ex p res s l y ex cl u d i n g

d o cu m en t s s u ch as t h e p re-t r i al o rd er t h at m ay h av e fu rt h er i d en t ifi ed t h e d am ag es

s o u g ht

, we are n o t p ri v y t o al l t h e p l ead i n g s an d ev id en ce av ai l ab l e t o t he tri al co u rt

wh en i t ru l ed o n t h e m ot i o n i n l i m in e.

W i t h o u t k n o w i n g wh at p ers o n al pro p ert y i s at is s ue, w e can n o t rev i ew t h e t ri al

co u rt ’ s d eci s i o n ex cl u d i n g reco v ery fo r d am ag es t o s u ch p ro p ert y

. 4 Si m i l arl y , wi th o ut

k n o wi n g t h e co nt en t o f M cKi n l ey ’ s t es t i m on y , i n cl u di ng t h e n at u re o f th e p ro p ert y

3 Th e Pri b eag u s’ at t o rn ey co n ced ed at t he h eari n g o n t h e m o t i on i n l i m i n e t h at

t h ey co u l d n o t s t at e a cl ai m

fo r em o ti o nal d am ag es

.

4 Fo r ex am

p l e, w e can n o t d et erm i n e wh et h er t h e p ro p ert y e v e n p r es en t ed a

s ep ar at e cl ai m o f d am ag e t o p ers o n al p ro p ert y o r w h et h er s u ch p ro pert y co u l d b e

co n si d ered a fi x tu re an d t h u s p art o f t h e v al u e o f t h e real t y

. Cf. OCGA § 4 4 -1 -2 (a) (2 ) (“ ‘ real t y ’ o r ‘ real es t at e’ m ean s

. . . [a] l l t h i n g s p erm an en tl y at t ach ed to l an d or to

t h e bu i l d in g s t hereo n ”); Bel a ns v. Ba n k o f Amer i ca

, N.A.

, 3 09 Ga. A p p

. 2 0 8, 2 1 0 -1 1 (2 ) (7 0 9 SE2 d 8 5 3 ) (2 0 1 1 ) (“ W h at e v e r i s p l aced i n a bu i ld i n g

. . . t o carry o u t t h e

o b vi o u s p u rp o s e fo r wh i ch i t w as erect ed

, or p erm an en t l y to in creas e i t s v al u e f o r

o ccu pat io n o r u s e, b eco m es a p art o f t h e real t y , al t h o u g h it m ay b e rem o v ed wi t h o ut
i n ju ry t o i t s el f o r t h e b ui l d i n g .”) (ci t at i o n an d p u n ct u at i o n o m i t t ed ).

6ad d res s ed t h erei n , we can no t rev i ew t h e t ri al co ur t’ s d eci s i o n t o ex cl u d e s u ch

t es t i m o ny

.

“ It i s wel l es t ab l i s h ed t h at t he b u rd en i s o n t he p art y al l eg in g erro r to s h o w i t

b y t h e reco rd an d t h at wh e re t h e p ro o f n eces s ary fo r d et erm i n at i o n o f t he i s s u es o n

ap p eal i s o m i t t ed fro m t h e reco rd

, an ap p el l at e co u rt m u s t as s um e t h at t h e ju d g m en t

b el o w was co rrect an d affi rm .” (Ci t at i o n an d p u n ct u at i o n o m i tt ed

. ) Ho o ks v.

Hu mp h ri es , 3 0 3 Ga. Ap p

. 26 4

, 2 6 8 (3 ) (6 92 SE2 d 84 5 ) (2 0 1 0 )

. S e e a l s o Ma r t i n v.

S t a t e , 32 1 Ga. Ap p

. 77 6, 7 7 7 (7 4 3 SE2 d 4 62 ) (2 0 1 3) (“ Th e b ri ef can n o t s erv e i n t h e

p l ace o f t h e reco rd o r t h e t ran s cri p t fo r th e p u rp o s e o f d em o n s t rat i n g erro r o r fo r

s u p p ort i n g a cl ai m o f erro r.”) (ci t at i on an d p un ct u at i o n o m it t ed ). Acco rd i n g l y ,

b ecau s e t h e Pri b eag u s fai l ed t o carry t h ei r b u rd en o n t h i s arg u m en t

, we m u s t affi rm

t h e t ri al co u rt ’ s ex cl u si o n o f ev i d en ce rel at i n g to th e Pri b eag u s’ cl ai m fo r d am ag e to

t h ei r p ers o n al p ro p ert y

an d M cKi n l ey ’ s t es t i m o n y

.

2

. Th e Pri b eag u s al s o as s ert t h at t h e t ri al co urt erred i n l i m i t i n g t h e ev i d en ce

t h at co u l d b e p res en t ed at tri al reg ard i n g d am ag es t o t h ei r real p ro p ert y b y ex cl u d i n g

ev i d en ce o f t h e co s t o f rep ai r an d t h e t es t i m o n y o f t h ei r ex p ert

, Dav i d Ben n et t

, a

co n tract or w i t h “ 3 0 y ears o f ex p eri en ce i n t h e res i d en t i al an d co m m erci al b u i l d i n g

t rad es .” Al t h ou g h t h e Pri b e a g u s h a v e n o t ci t ed u s t o Ben n et t’ s t es t i m o n y i n t h e

7reco rd

, we h av e n ev ert h el es s rev i ewed t he affi d av i t h e s u b m i tt ed i n s u p p o rt o f t h ei r

o p p o s i t i o n t o t h e Co u n t y ’ s m o ti o n fo r s u m m ary ju dg m en t

. In t h at affi d av i t

, he as s ert s

t h at he p rep ared an es t im a t e o f t he co s t o f res t o ri n g an d rep ai ri n g t h e d am ag ed

p ro p ert y i n t h e am ou n t o f $ 4 5 ,5 4 0 .8 1 an d fu rt her o p i ned t hat t he act i on s t ak en b y t h e

Pri b eag u s t o t h ei r p ro p ert y h ad n ot cau s ed o r co n t ri b u t ed t o t h e fl o o d i n g

.

On ap p eal

, t h e Pri b e a g u s a s s ert th at th ey are s eek i ng d am ag es fo r b o t h t h e

d i m u n i ti o n in v al u e t o t h ei r p ro pert y affect ed b y th e f l oo d i n g an d co ns eq u en t i al

d am ag es t o t h e rem ai n d er 5 an d t h at t h ey p lan t o i n t ro d u ce ev i d en ce o f t h e co s t o f

rep ai r o n ly t o s h o w h o w s u ch co s t s ad v ers el y affect ed t he fai r m ark et v al u e o f t h ei r

p ro p ert y

. See Ed

wa r d s , 2 6 7 Ga. at 7 3 7 (1 ) (b ) ( u p h o l d in g award o f d i m u n i t i o n in

v al u e o f p ro p ert y an d co ns eq u en t i al d am ag es in i n v ers e co n d em n at io n pro ceed i n g );

Og b u r n H

a r d wa r e , 2 7 3 Ga. Ap p

. at 1 27 (1 ) (s am e). C f

. H e n r y Co u n t y W a t er a n d

S ewer Au t h. v. Ad

el s o n , 2 6 9 Ga. Ap p. 2 0 6

, 2 07 (1 ) (6 0 3 SE2 d 7 1 4 ) (2 0 0 4 ) (i n

co n si d eri n g co n s eq u en t ia l d a m ag es i n co n d em n at i o n act i on , t ri al co u rt p ro p erl y

5 Th e C o u n t y d oes n o t d i s p ut e th at reco very fo r s uch co n s eq u en t ial d am ag es

m ay be a p art o f ju s t an d ad eq u at e co m p en s at i o n i n an in vers e co n d em n a t i o n

p ro ceed in g , b u t i t d i s pu t es t h at t h e Pri b eag u s can es t ab l i s h t h ei r cl ai m t o reco v er an y d am ag es

.

8al l o wed ev i d en ce of fu t u re fl o o d i n g t o u n co n d em n ed p ort i on of p ro pert y ari s i n g fro m

m ai n t en an ce o f res erv o i r o n co n d em n ed p o rt i o n o f o w n er’ s l an d ).

In an al o g o u s ci rcu m s t an ces , t h i s Co u rt h as fo un d t h at “ ev id en ce o f d am ag e to

t h e p ro p ert y as a res ul t of t h e t ak i n g (rep res en t ed b y a co s t t o cu re) m ay b e co n s i d ered

a fact o r i n es t ab l i sh i ng t h e red uced fai r m ark et v al ue of t h e rem ai n i ng p ro p ert y aft er

t h e t ak i ng .” (Ci t at i o n an d pu n ct u at i o n o m it t ed .) Og b ur n Ha r d wa r e , 2 7 3 Ga. Ap p

. at

1 2 6 (1 ). See a l s o S t eel e v. Dep t

. o f Tr a n s p. , 29 5 Ga. A p p

. 2 4 4

, 2 4 7 (2 ) (6 7 1 SE2 d

2 7 5 ) (2 0 08 ) (co s t t o cu re can n o t b e co n s i d ered as a s ep arat e el em en t o f d am ag es , b ut

m ay b e u s ed to s h o w h o w t h e co s t t o cu re ad v ers el y affect e d t h e v al u e o f t h ei r

rem ai n i n g p ro p ert y ); Dep t. of Tr a n s p

. v. Mo r ri s , 2 6 3 Ga. A p p

. 6 0 6

, 6 08 (1 ) (5 8 8

SE2 d 7 7 3 ) (2 0 0 3 ) ( e v i d e n c e o f d am ag e t o a fen ce as a res ul t of t ak i n g m ay b e

co n si d ered as a fact o r i n t he fai r m ark et v al u e o f t h e p ro p ert y aft er t h e t ak i ng ); Dep t

.

o f Tr a ns p

. v. 2 .9 5 3 A c r e s o

f L a n d

, 21 9 Ga. Ap p

. 4 5

, 4 7 (1 ) (4 6 3 SE2 d 9 1 2 ) (1 9 9 5 )

(“ ev i d en ce as to t h e co s t t o c u r e m ay b e ad m i s s i b le as a fact o r t o b e co n s i d ered in

d e t erm i n i n g th e am o u nt o f reco v erab l e co n s eq u en t ial d am ag es t o t h e rem ai n d e r

. ” )

(ci t at i o n an d p un ct u at i o n om i t t ed ). See al s o DeKa l b Co u nt y v. Hea t h

, 3 3 1 Ga. Ap p.

1 7 9 (7 7 0 SE2 d 2 6 9 ) (2 0 1 5) (al l o wi n g co n s i d erat i on o f ev i d en ce of co s t o f rep ai rs in

i n v ers e co n d em

n at i o n act i o n ari s i n g fro m fl oo d in g o f p l ai n t i ff’ s l an d res u l t i n g fro m

9Co u n t y ’ s m ai n t en an ce o f s ewer an d s t o rm wat er d rai n ag e s y s t em ). Ho wev er, wh ere

e v i d en ce o f co s t of rep ai r “ [p l ay s ] n o part i n t h e ap p rai ser’ s cal cu l at i o n o f t h e f a i r

m ark et v al u e” o f t h e pro pert y , su ch ev i d en ce d o es no t s u p p ort a cl ai m o f d am ag es in

a co n dem n at i o n p ro ceed i n g

. Mo r r is , 2 6 3 Ga. Ap p . at 6 0 9 (1 ).

Acco rd i ng l y , w e fi n d t h at t h e t ri al co u rt erred i n ex cl u d i n g t h e Pri b eag u s ’

ev i d en ce, i n cl u di ng Ben n et t’ s t es t i m o n y , reg ard i n g t he co s t of rep ai r an d h o l d t h at

s u ch ev i d en ce i s ad m i s s ib l e t o t h e ex t en t t h at it i s o ffered as a fact o r i n d et erm i n i n g

t h e am o u n t o f an y d i m i n u ti o n i n v al ue t o t h e Pri b eag u s ’ p ro p ert y (i .e., t h e d i fferen ce

b et ween t h e fai r m ark et v al u e o f t h e pro p ert y pri o r t o t h e tak i n g an d th e fai r m ark et

v al u e o f t h e p ro p ert y

aft er t h e t ak i ng ) an d n o t as a s ep arat e el em en t o f d am ag es

.

3

. Th e Pri b eag us n ex t co n t en d t h at t h e t ri al co u rt erred i n ex cl u d i n g ev i d en ce

o n t h ei r cl ai m

fo r at t orn ey

fees . W e ag ree.

In ex cl u di n g s uch ev i d en ce, t he t ri al co u rt m i s ap p l i ed Or wi g I I

. I n t h a t cas e,

t h e p l a i n t i ffs ap p aren t l y s ou g h t at t o rn ey fees as p art o f t h ei r cl ai m fo r ju s t an d

ad eq uat e co m

p en s at i o n ari s i n g o u t o f t h e t ak i n g of t h ei r p ro p ert y , as n o o t h er b as i s

i s ci t ed fo r s u ch an award

. See Or wi g II

, 2 6 1 Ga. a t 1 37 ; DeKa lb Co un t y v. Or wi g ,

1 9 6 Ga. Ap p

. 2 5 5

, 2 5 9 (3 ) (3 9 5 SE2 d 8 2 4 ) (1 9 9 0 ). Th e l aw was wel l s et t l ed a t t h e

t i m e o f Or wi

g II t h at at t o rn ey fees are n o t i n cl u d ed as an el em en t o f ju s t an d ad eq u at e

10co m

p en s at i o n un d er ou r Co ns t it u t i o n ’ s em i n en t d o m ai n p ro vi s i o n s , DeKa l b Co u n t y

v. Tr u s t ees

, Deca t u r Lo d

g e No

. 1 6 0 2

, B. P. O. E l

ks

, 24 2 G a. 7 0 7

, 7 0 8 (2 5 1 SE2 d 2 4 3 )

(1 9 7 8), an d th us t h e Orwi g s were no t en t i t l ed t o at t orn ey f e e s o n t h e b as i s o f t h ei r

i n v ers e co n d em

nat i o n cl ai m

al o n e.

Ho wev er, t he Pri b eag u s d o n ot s eek at t orn ey fees u n d er t he t h eo ry o f i n v ers e

co n dem n at i o n , b u t rat h er as s ert t h ei r cl ai m u n d er O CGA § 1 3 -6 -1 1

, al l eg i n g t h at t h e

Co u n t y act ed i n b ad fai t h

, was s t u b b orn l y l i t i g io u s , a n d c a u s ed t hem u n n eces s ary

t ro u b l e an d ex pen s e. 6 Aft er Or wi g II

, t he Geo rg i a Su p rem e Co u rt ex p res sl y h el d t h at

a co u nt y i s s ub

j ect t o a fee award u n d er OCGA § 1 3 -6 -1 1

, F o rs yt h Co u n t y v. Ma r t i n ,

2 7 9 Ga. 2 1 5

, 2 1 9 (2 ) (a) (6 10 SE2 d 5 1 2 ) (2 0 0 5 ), an d fu rt h er t hat at t orn ey fees u n d er

t h at s t a t u t e m ay b e reco verab le i n an i nv ers e co n d em n at i o n p ro ceed i n g

. Dep t

. of

Tr a ns p

. v. Ed wa r d s , 2 6 7 Ga. 7 3 3

, 7 3 7 (1 ) (b ) (4 8 2 SE2 d 2 60 ) (1 9 9 7 )

. S ee al s o

DeKa l b Co u n t

y v. D an i el

s , 1 7 4 Ga. Ap p

. 3 1 9

, 3 2 1 -2 2 (6 ) (3 2 9 SE2 d 6 2 0) (1 9 8 5 )

( u p h o l d in g award o f OCGA § 1 3 -6 -1 1 d am ag es i n an i n v ers e co nd em n at i o n

p ro ceed in g ag ai n s t a co u n t y ). Acco rd i n g ly

, t h e t ri al co urt erred in ex cl u di n g ev i d en ce

rel at i n g t o t h e Pri b eag u s ’ cl ai m fo r at t o rn ey

fees

.

6 O n ap p eal

, t he Co u nt y co n ced es t h at “ o n th e p ro p er fact s, a c o u n t y m ay b e l i ab l e fo r an award o f at t orn ey ’ s fees i n an i n v ers e co n d em n at i o n cas e,” as s ert i n g o n l y

t h at t h e Pri b eag u s fai l ed t o p res en t an y ev i d en ce o f b ad fai th

.

11Ju d

g men t a f f i r med i n p a r t a n d

r ever s e d i n p a r t

. Ba r n es

, P. J., an d Ri ckma n,

J., co n cu r

.

12