In th e S u p re m e Co u rt o f Ge o rg ia

De c id e d : Ju n e 1 , 2 0 1 5

S 1 5 A0 4 0 6 . LAND US A, LLC v . GEORGIA P OWER COMP ANY.

THOMP S O N, Ch ie f Ju stic e

.

Ap p e lla n t La nd US A, LLC (“ La n d U S A” ) file d su it a g a in st Ge o rg ia

P o we r C o m

p a ny (“ Ge o r g i a P o we r” ) fo r q u ie t title

, tre sp a ss, a n d e je c tm e n t,

c h a lle ng in g th e v a li d i t y of a n e a se m e n t G e o rg ia P owe r c la im e d o n p ro p e rty

o wn e d b y La nd US A in F u lto n Co u n ty , Ge org ia . F in d in g th a t Ge o rg iaP o we r

h a d a v a lid e a se m e n t, th e Fu lto n C o u n ty S u pe rio r Co u rt g ra n te d Ge o rg ia

P o we r’s m o tio n fo r su m m a ry ju d g m e n t o n a ll c ou n ts. La n d US A file d a tim e ly

a p p e a l to th is C o u rt. F o r th e re a so n s d isc u sse d b e lo w

, we a ffirm th e o rd e r o f th e

tria l c o u rt in pa rt a

n d re v e rse a n d r e m a n d to th e tria l c ou rt in pa rt fo r fu rth e r

a c tio n c o n siste n t with th is o p in io n

.

Th e u n d e rly in g fa c ts a

re n o t in disp u te

. In 2 00 9, th e Ge org ia De pa rtm e n t

o f Tra n sp o rta tio n (“ GDOT” ) b e g a n a ro a d -wid e nin g p ro je c t w h i c h re q u ire d

Ge o rg ia P o w e r t o u p d a te a n d re lo c a te an e le c tric a l tra n sm issio n lin e Ge o rg iaP o we r h a d m a in ta in e d a lo n g Do n a ld Le e H o llo we ll P ark w a y sin c e th e 1 9 6 0 s.

S e e k in g to c la rify its rig h ts with re sp e c t to m a in ta in in g th e e le c tric lin e

, Ge o rg ia

P o we r s o u g h t a n e a se m e n t fro m L. J. F u lle r, th e o wn e r o f a pie c e o f p ro p e rty

(th e “ P ro p e rty ” ) a

b u ttin g th e p a rk wa y

. 1 Am o n g o th e r t h in g s, Ge o rg ia P o we r

s o ug h t to e x p lic itly p ro h ib it F u lle r a n d an y fu tu re o wn e r o f th e P ro p e rty fr o m

b u ild in g stru c tu re s with in 2 5 fe e t o f th e e le c tric a l lin e ’s c e n te r. F u lle r, ho we ve r,

wa s b e h in d o n h i s p r o p er t y ta x e s a n d, o n Ma rc h 3

, 2 0 0 9, th e F u lto n Co u n ty

S h e riff so ld th e P ro pe r t y a t a ta x sa le to In v e stg a .c o m

, LLC (“ In v e stg a ” ). On

Ap ril 2 2

, 2 0 0 9, In v e stg a re c o rd e d a ta x d e e d o n th e P ro pe rty

. Alth o u g h a wa re

o f th e ta x sa le

, Ge o rg ia P o we r c o n tin u e d to ne g o tia te th e e a se m e n t with F u lle r.

Afte r n e g o tia tio n s b e twe e n Ge o rg ia P o we r a n d F u lle r sta lle d

, Ge o rg ia

P o we r file d a c o n d e mn a tio n a c tio n a g a in st th e P ro p e rty o n Ju ly 1 4, 2 0 0 9

, b u t

d ism isse d th e a c tio n with ou t p re ju d ic e two m o n th s la te r wh e n F u lle r g ra n te d it

th e re q u e ste d e a se m e nt in e x c h a n g e fo r $2 4,0 0 0

. 2 Up o n c o m p le tio n o f th e

1 I t i s u ndisputed that Georg ia Power’s electric line runs along the northern edg e of t h e

Property w ith no u tility poles or other support structures located thereon. A dditiona l l y

, there is

evidence in the r ecord that the electrical lines are a ctually located within the road’s rig ht-of-way and

not on the Property

.

2 A c c o r d i n g to Georg ia Power, F uller promised to pay the b ack tax es and redeem the

Property prior to ex piration of the redemption period.

2GDOT ro a d -wid e n in g pro je c t in Ja n u a ry 2 0 1 0

, Ge org ia P o we r’s e le c tric a l lin e

wa s re -e n e rg iz e d a n d p u t b a c k in to se rv ic e

.

On Ma rc h 3

, 2 0 1 0

, In v e stg a p ro p e rly se rv e d no tic e s o f fo re c lo su re o f th e

rig h t to re d e e m th e P ro p e rty to a ll in te re ste d p a rtie s, in c lu d in g G e o rg ia P o we r.

In te re ste d p a rtie s h a d u n til Ju n e 1 0

, 2 0 1 2 to re d e e m th e P ro p e rty

, b u t no n e d id

.

Th e re a fte r, In v e stg a so ld th e P ro p e rty to L a n d US A a n d, o n De c e m b e r 6

, 2 0 1 3

,

La n d U S A file d th e in sta nt a c tio n c h a lle n g in g th e v a l i d i t y o f th e e a se m e n t

Ge o rg ia P o we r h a d o b t a i n e d fro m F u lle r a n d so u g h t to m a in ta in o v e r th e

P ro p e rty

. La n d US A m o v e d fo r p a rtia l su m m a ry ju d g m e n t a n d Ge o rg ia P o we r

file d a c ro ss-m o tio n se e k in g su m m a ry ju d g m e n t o n a ll o f La n d US A’s c la im s.

Gra n tin g su m m a ry ju d g m e n t to Ge o rg ia P owe r, th e tria l c o u rt fo u n d F u lle r n o t

o n ly h a d th e a

b ility to c o n v e y a n e a se m e n t to Ge o rg ia P o we r fo llo win g th e ta x

sa le o f th e P ro p e rty

, b u t th a t th e p o st-ta x sa le e a se m e n t o b ta in e d by Ge o r g i a

P o we r wa s n o t e x tin g u ish e d wh e n th e re d e m p tio n p e rio d fo r th e Pro p e rty c lo se d

with ou t th e Pro p e rty be in g re d e e m e d

. Th e tria l c o u r t f u r th e r de te rm in e d th a t

La n d US A’s c la im s fo r e

je c tm e n t an d tre sp a ss fa ile d a s a m a tte r o f la w b e c a use

th e e le c tric lin e wa s with in th e p u b lic GDOT rig h t-o f-wa y and d id n o t m a te ria lly

3e n c u m

be r th e P ro p e rty

, 3 th e e le c tric lin e w a s a n e c e ssa ry a n d c o n stitu e nt p a rt o f

Ge o rg ia P o we r’s se rv ic e to th e p u b lic 4 a n d

, a s La n d US A wa s n e ith e r th e tru e

o wn e r o f th e P ro p e rty n o r in po sse ssio n a t th e tim e th e lin e wa s re -e n e rg iz e d, it

la c k e d sta nd in g to a sse rt a tre sp a ss c la im a g a in st Ge o rg iaP o we r. 5

1

. La n d US A c o n te n d s th a t th e tria l c o u rt e rre d in fin d in g Ge o rg ia P o we r

h a d a v a lid a n d e n fo rc e a b le writte n e a se m e n t ov e r th e P ro p e rty

. L a n d US A

c o n te n d s th a t th e e a se m e nt G e o rg ia P o w e r o b ta in e d fro m Fu lle r in 2 0 0 9 a fte r h e

h a d a lre a d y lo st th e p r o p e rty to a ta x sa le b e c a m e a n u llity wh e n th e p ro p e rty

wa s n o t re de e m e d a fte r In v e stg a pro p e rly in v o k e d th e sta te ba rm e n t sta tu te s se t

fo rth in OCGA § 4 8 -4 -4 5 , e t se q . We a g re e

.

In Ge o rg ia

, wh e n pro p e rty is so ld fo r un p a id ta x e s, th e ta x sa le p u rc h a se r

o b ta in s a d e e d to th e p ro pe rty

. S e e Be n n e tt v

. S o u th e rn P in e Co

., 1 2 3 Ga

. 6 1 8

,

6 2 1 (5 1 S E 6 5 4 ) (1 9 0 5 ). Th is de e d

, h o w e v e r

, d o e s n o t p ro v id e th e ta x sa le

p u rc h a se r with a

b so lu te title to th e p ro p e rty

, b u t ra th e r g iv e s th e p u rc h a se r a

3 See F aulkner v. Georg ia Power Co., 243 Ga. 649 (256 SE2d 339) (1979).

4 See W aldrop v. Georg ia Power Co., 233 Ga. 851, 853 (213 SE2d 847) (1975).

5 See B rown I nv. Group, L L C v. May or and Alderman o f City of Savannah, 289 Ga. 67, 68

(709 SE2d 214) (2011).

4d e fe a sib le fe e in te re st th e re in with th e title re m a in i n g s u b j e c t to e n c u m

b ra n c e

fo r a t le a st o n e y e a r a fte r p u rc h a s e d u e to o th e r in te re ste d p artie s’ sta tu to ry

rig h ts o f re d e m

ptio n

. S e e Na tio na l Ta x F u n d in g , L.P . v . Ha rp a g on Co m

p a n y

,

LLC., 2 7 7 Ga

. 4 1

, 42 (1 ) (5 8 6 S E2 d 2 35 ) (2 0 0 3 ). As p re v io u sly o u tlin e d b y th is

Co u rt,

[a ] fte r th e ta x sa le

, th e d e lin q ue n t t a x p a y e r o r a ny o th e r pa rty

h o l d i n g a

n in te re st in o r lie n o n th e p ro p e rty m ay re d e e m th e

p ro p e rty b y p a y in g to th e ta x sa le p u rc h a se r th e p u rc h a se p ric e p lu s

a n y ta x e s p a id a n d in te re st. If th e p ro p e rty is re d e e m e d

, th e ta x sa le

is e sse n tia lly re sc in d e d a n d a q u itc la im d e e d is e x e c u te d b y th e ta x

sa le p urc ha se r b a c k to th e o wn e r o f th e pro p e rty a t th e tim e o f le v y

a n d sa le

. . . .Th is rig h t of re d e m p tio n, h o we v e r, m a y b e te rm in a te d

b y th e ta x sa le p u rc h a se r a n y tim e a fte r o ne y e a r fo llo win g th e ta x

sa le

. Afte r th a t y e a r ha s ru n

, th e ta x sa le p u rc h a se r m a y ‘te rm in a te

, fo re c lo se

, d iv e st, a

n d fo re v e r b ar’ a ll rig h ts to re d e e m th e p ro pe rty

b y g iv in g no tic e un d e r OCGA § 48 -4 -4 0

, e t se q

. , ( “ th e b arm e n t

sta tu te s) to a ll p a rtie s with re d e m ptio n rig h ts. Th e ba rm e n t sta tu te s

a p p ly to ‘a ll p e rso ns h a v in g

. . . a n y rig h t, title o r in te re st in

, o r lie n

u p o n ’ th e su b

je c t p ro p e rty

.

(Cita tio n s o m itte d

. ) Id . a t 4 3

.

It is u n d isp u te d th a t a t th e tim e Ge org ia P o we r so u gh t a n e a se m e n t fro m

F u lle r in 2 0 0 9

, th e la st de e d in th e c h a in o f title t o t h e P ro p e rty b e lo n g e d to

In v e stg a

. As th e re d e m

p t i o n p e rio d h a d no t y e t te rm in a te d

, Fu lle r re ta in e d

p o sse ssio n o f th e P ro p e rty

. H o we v e r, he la c k e d a su ffic ie n t in te re st th e re in to

5g ra n t Ge o rg ia P o we r th e p e rp e tu a l, e x p re ss e a se m e n t it so u g ht. S e e Ge o rg ia

Lie n Se rv ic e s, In c

. v

. B a rre tt, 2 7 2 G a

. A p p

. 6 5 6

, 6 5 8 (6 1 3 S E2 d 1 8 0 ) (2 0 0 5 )

(sta tin g t h a t a fte r a ta x sa le

, th e re c o rd o wn e r h a s o n ly a rig h t to re d e e m th e

p ro p e rty

, a

n d o n c e th a t p e rio d e x p ire s, th e fo rm e r re c o rd o wn e r h a s no in te re st

in th e p ro pe rty ). A t b e s t

, th e e a se m e nt gra nte d to Ge o rg ia P o we r b y F u lle r

c o n v e y e d a n in te re st in th e P ro p e rty wh ic h pro v id e d Ge o rg ia P o we r with a rig h t

o f re d e m p tio n

. S e e Le a th e rs v . Mc Cla in , 2 55 Ga . 3 78 (3 38 S E2 d 6 6 6) (1 9 8 6 )

(p a rtie s a c q u irin g a n in te re st in p ro p e rty fo llo win g a ta x s a l e a re e ntitle d to

n o tic e a n d to e x e rc ise th e rig h t o f re d e m p tio n).

He re

, In v e s t g a ga v e p ro p e r n o tic e un de r th e b arm e nt sta tu te s to a ll

in te re ste d p a rtie s, in c lu d in g Ge o rg ia P owe r, o f I n v e stg a ’s in te n t to fo re c lo se

re d e m p tio n o f th e P ro p e rty

. H a d th e Pro p e rty b e e n re d e e m e d b y an y p arty

, title

th e re to wo u ld h a v e r e v e rte d to F u lle r a nd th e e a se m e n t Ge org ia P o we r

p u rc ha se d wo u ld h a v e b e e n v a lid a te d

. S e e OCGA § 4 8-4 -4 3 (“ Wh e n p ro p e rty

h a s b e e n re d e e m e d, th e e ffe c t o f th e re d e m ptio n sh a ll b e to p u t th e title

c o n v e y e d b y th e ta x sa le b a c k in to th e d e fe n da n t in fi. fa .” ). S e e a lso Re e c e v

.

S m ith

, 2 76 Ga

. 4 0 4, 4 0 6 (5 7 7 S E2 d 5 8 3 ) (2 00 3) (“ [A] g ra n to r wh o c o nv e y s b y

wa rra n ty d e e d a n in te re st th a t h e d o e s n o t th e n o wn , b u t la te r a c q u ire s, will b e

6e sto p p e d to de n y th e va lid ity o f th e first d e e d .” ). Wh e n n o p a rty re d e e m e d th e

P ro p e rty with in th e a

p p lic a b le pe rio d

, h o w e v e r, th e rig h t o f re de m p tio n wa s

fo re c lo se d a n d fe e sim

p le title to th e P ro p e rty v e ste d in In v e stg a

. S e e Na tio n a l

Ta x F u n d in g

, LP

, su p ra

, 2 7 7 Ga

. a t 43

. As a re su lt, th e e a se m e n t G e o rg ia P o we r

o b ta in e d fro m F u lle r fo llo win g th e ta x sa le wa s e x tin g u ish e d

. Se e OCGA § 4 4

-

9 -7

. 6

Wh ile OCGA § 44 -9 -7 d o e s n o t d i re c tly a d d re ss th e v ia b ility o f a n

e a se m e n t g ra n te d by th e d e fe nd a n t in fi. fa

. fo llo win g a ta x sa le o f re a l p ro p e rty

,

we d isa gre e with th e tria l c o u rt’s d e te rm in a tio n th a t th is sta tu te h a s n o

a p p lic a b ilit y t o t h e fa c ts p re se nte d

. It is a n e le m e nta ry ru le o f sta tu to ry

c o n stru c tio n th a t sta tu te s re la tin g to th e sa m e su b je c t m a tte r are “ in p a ri m a te ria ”

a n d m ust b e c on stru e d to ge th e r a n d h a rm o n iz e d w h e n e v e r p o ssib le

. S e e S n y d e r

v

. S ta te

, 2 8 3 Ga

. 2 1 1

, 2 1 4 (6 5 7 SE2 d 8 3 4) (2 0 0 8 ); Ig le sia De l D io s Viv o

6 OCGA § 44-9-7 provides:

No sale o f real property under a fi.fa. for tax es or under a fi.fa. for any assessment for

improvements shall ex ting uish or affect any easement or rig ht of way in, over, under,

or across said real prope rty

, which easement or rig ht of way was created by an

operation of law or by an e x press g rant; provided, h owever, that an easement or rig ht

of w ay created by an ex p r e s s g rant must be r ecorded prior to the r ecording of the

fi.fa. for tax es or a ssessment f or improvements under which the real p roperty subject

to the easement or rig

ht of way was sold.

7Co lu m

n a Y Ap oy o De La V e rd a d La Lu z De l Mu n do

, In c

. v

. Do wn in g

, 3 2 1 Ga

.

Ap p

. 7 7 8 (7 4 2 S E2 d 7 4 2 ) (2 0 1 3 ). He re

, OCGA § 44 -9 -7

, a d d re sse s th e e ffe c t

o f ta x sa le s o f re a l p ro p e rty o n e a se m e n ts a n d m u st b e c o n stru e d in re la tio n to

o th e r sta tu te s wh ic h sim ila rly a d d re ss th e e ffe c t of ta x sa le s o n p ro p e rty rig h ts. 7

S e e Be n n e tt, su p ra

, 1 2 3 Ga

. a t 6 2 1 (“ Ta x sa le s a re c re a tu re s of sta tu te

. Wh e n

,

h o w, a nd u n d e r wh a t c irc um sta n c e s th e y a re to b e m a d e

, a n d th e ir e ffe c t wh e n

m a d e

, a re m a tte rs d e p e n d in g u p o n th e sta tu te g o ve rn in g th e m .” ). Of p a rtic u la r

re le v a n c e to th is c a se a re th o se sta tu to ry p ro v isio n s d e a lin g wit h t h e r i g h ts

a c c o rd e d a

n o wn e r o r i n t e re st h o ld e r in re a l p ro p e rty to re d e e m th e p ro p e rty

fo llo win g a

ta x sa le

, 8 a s we ll a s th o se pro v id in g a m e a ns b y wh ic h th e ta x sa le

p u rc ha se r c a n fo re c lo se th is rig h t o f re d e m p tio n

. 9

Co n stru in g O CGA § 4 4 -9 -7 in re la tio n to th e se sta tu te s, we c o n c lu d e th a t

7 Statutes g overning tax sales are primarily found in Chapter 4 of T itle 48 of the Official

Code of Georg ia Annotated, the provisions of which are divided into Articles 1 throug h 5. Article

3, e ncompassing OCGA §§ 48-4-40 throug h 48-4-48, deals with the statutory rig ht of redemption

following a tax sale.

8 See OCGA § 48-4-40.

9 Onc e t h e s t atutory redemption period ex pires, OCGA § 48-4-45 g ives the tax sale

purchaser, or his heirs, successors, or assig ne e s t h e p o wer to “‘terminate, foreclose, divest, and

forever bar’ all rig hts to redeem the property by g iving notice under OCGA § 48-4-40.” National

Tax F unding , L L C., supra at 43.

8b y e x p lic itly p ro v id in g th a t e a se m e n ts re c o rd e d p rio r to th e re c o rd in g o f a ta x

fi. fa

. a re n o t e x tin g u ish e d b y a ta x sa le o f th e p ro p e rty

, OCGA § 4 4 -9 -7

im p lic i t l y p r o v id e s th a t a n y e a se m e n t n o t so re c o rd e d is e x tin gu ish e d if th e

p ro p e rty is n o t re d e e m e d

. 1 0 O n c e th e rig h t to re d e m p tio n h a s b e e n te rm in a te d

,

th e ta x sa le p u rc h a se r o b ta in s a b so lu te a n d u n c o n d itio na l title to th e la nd

. S e e

F o rre ste r v

. L o w e

, 1 9 2 Ga

. 46 9

, 4 7 6 (1 5 S E2 d 7 1 9 ) (1 9 4 1 ). Th u s, it fo llo w s

th a t a fte r a ta x fi.fa

. o n re a l p ro p e rty h a s b e e n re c o rd e d

, th e d e fe n d a n t in fi. fa

.

c a n n o t su c c e ssfu lly e n c um b e r th e p ro p e rty with a n e x p re ss e a se m e n t o r rig h t o f

wa y with o u t first sa tisfy in g e ith e r th e ta x fi.fa . o r su b se q u e n t ta x d e e d

.

In th e in sta n t c a se

, b o th th e ta x fi.fa

. an d th e ta x de e d we re re c o rd e d p rio r

to Ge o rg ia P o we r’s re c o rd in g o f th e e x p re ss e a se m e n t it o b ta in e d fro m F u lle r.

As a re su lt, Ge o rg ia P o w e r ’ s e x p r e ss e a se m e n t o v e r th e P ro p e rty wa s ta k e n

su b je c t to th e ta x d e e d. Ac c o rd in g ly

, wh e n th e rig h t o f re d e m p tio n e x p ire d a n d

In v e stg a ’s ta x d e e d rip e n e d in to f e e sim p le title

, Ge o rg ia P o we r’s e x p re ss

e a se m e n t w a s e x tin g u ish e d. S e e F o rre ste r, su p ra (o n c e th e o w n e r a n d a ll o th e r

in te re ste d p a rtie s a

u th o riz e d by la w to re d e e m th e p ro p e rty lo se th e ir re d e m p tiv e

1 0 Under the max im “ex pressio unius est ex lusio a lterius,” the ex press mention of one thing

, implies the ex clusion of another. See O’Donnell v. Durham, 275 Ga. 8 60, 861 (573 SE2d 23) (2002);

City o f Macon v. W alker, 204 Ga. 810, 814 (51 SE2d 633) (1949).

9rig h ts, th e y

c e a se to h a v e a ny in te re st in th e la n d).

No r d o we a g re e with Ge o rg i a P o we r’s c la im th a t it o b ta in e d a

p re sc rip tiv e e a se m e n t o v e r th e P ro p e rty wh ic h n o t o n ly e n title s it to op e ra te a n d

m a in ta in th e e le c tric lin e

, bu t a llo w s it to e n fo rc e th e re qu ire d 2 5 fo ot bu ild in g

p ro h ib itio n

. 1 1 “ P re sc rip tiv e rig h ts a re to b e s t r i c tly c o n stru e d .” MEA F a m ily

In v e stm e n ts, LP v . Ad a m s, 2 8 4 Ga

. 4 0 7

, 4 0 8 (6 6 7 S E2 d 60 9) (2 0 0 8 ). Ha v in g

s o u g h t p e rm issio n fro m a n d p a id c o n sid e ra tio n to F u lle r fo r a n e x p re ss e a se m e n t

re la tin g to th e b u ild in g re stric tio n

, Ge o rg ia P o w e r a ba n d o n e d a ny a d v e rse c la im

it m ig h t h a v e ha d to a pre sc rip tiv e e a se m e nt with re sp e c t to th is p ro hib itio n

. S e e

Ke n g v

. F ra n k lin

, 2 6 7 Ga

. 4 7 2 (4 8 0 S E2 d 2 5 ) (1 9 9 7 ). Mo re o v e r, in c lu sio n o f

a 2 5 fo o t b u ild in g re stric tio n in c o rp o ra te s a n d tra v e rse s m o re te rrito ry o v e r th e

P ro p e rty th a n a n y p rio r p re sc rip tiv e e as e me n t c la im e d b y Ge o rg ia P o we r a n d

c le a rly e x c e e ds th e sta tu to r i ly lim ite d wid th o f 2 0 fe e t a llo w e d fo r su c h

e a se m e n ts. 1 2 Se e id

. ; Ja c k so n v

. No rfo lk S o u th e rn R., 25 5 Ga

. Ap p. 6 9 5

, 6 9 6 -9 7

(5 6 6 S E2 d 4 1 5 ) (2 0 0 2 ); Lo p e z v. Wa lk e r

, 2 5 0 G a. Ap p

. 7 0 6

, 70 7 (5 5 1 S E2 d

1 1 Having found Georg ia Power had a valid e x press e asement, the trial c o u rt m a d e no

finding s as to whether Georg ia Power had obtained a prescriptive easement over the Property

.

1 2 Georg ia Power admits that the $24,000.00 it paid F uller for the easement was primarily

to obtain the 25 foot building restriction.

107 4 5 ) (2 00 1 ).

F o r th e fo re g o in g re a so n s, we fin d th e tria l c ou rt e rre d w h e n it d e te rm in e d

Ge o rg ia P o we r ha d a v a lid a n d e n fo rc e a b le e a se m e nt o v e r th e P ro p e rty a n d

e rre d in gra n tin g su m m a

ry ju d g m e n t to Ge o rg ia P o we r on La n d US A’s c la im s

b a se d o n th is d e te rm in a tio n

.

2

. O u r in q uiry d o e s n o t e n d h e re

, h o w e v e r, a s we m u st a d d itio n a lly

c o n sid e r wh e th e r th e tria l c o u rt e rre d in d e te rm in in g La n d US A’s c la im s fo r

tre sp a ss a n d e

je c tm e n t a lso fa ile d a s a

m a tte r o f la w.

(a ) Re ly in g o n a su rv e y c o n d u c te d b y Ge o rg ia Po we r a n d su b m itte d in to

e v id e n c e

, th e tria l c ou rt fo u n d th a t th e po w e r lin e a t issu e wa s p rim a rily lo c a te d

with in th e p u b lic GDOT rig ht-o f-wa y a lo n g Do n a ld Le e Ho llo we ll Pa rk wa y a n d

th a t a n y p re se n c e of th e lin e o v e r th e P ro p e rty th u s d id n o t m a te ria lly e n c u m b e r

o r im p o se a se rv itu d e on th e P ro p e rty su ffic ie n t t o p r o v i d e La n d U S A with a

c a u se of a c tio n

. S e e F a

u lk n e r v

. Ge o rg ia P o we r Co

. , su p ra

, 2 43 Ga

. 6 4 9

.

Irre sp e c tiv e o f th e e x te n t to wh ic h th e e le c tric lin e tra v e rse s th e P ro p e rty

,

h o we v e r, th e e x iste n c e o f th e l i n e o v e r th e p ro p e rty c o u p le d with a n y a tte m p t

b y G e o rg ia P o we r fo llo win g fo re c lo su re o f th e rig h t to re d e m p tio n to re stric t o r

o th e rwise in te rfe re with L a nd US A’s use a nd e n jo y m e n t o f th e P ro p e rty d u e to

11th e p r o x im ity o f th e e le c tric lin e wo uld p ro v id e La n d U S A with a c a u se o f

a c tio n fo r tre sp a ss. S e e OCGA § 5 1 -9

- 1 (“ Th e rig h t o f e njo y m e n t o f p riv a te

p ro p e rty b e in g a n a

b so lu te rig h t o f e v e ry c itiz e n

, e v e ry a c t o f a n o t h e r wh ic h

u n la w fu lly in te rfe re s with su c h e n jo y m e nt is a t o r t fo r wh ic h a n a c tio n sh a ll

lie .” ). In d e te rm in in g th a t Ge o rg ia P o we r’s n e wly e n e rg iz e d e l e c t r i c lin e ’s

p re se nc e wa s de m in im is a n d in su ffic ie n t to su p p o rt a c la im fo r tre sp a ss o v e r th e

P ro p e rty , th e tria l c ou rt e rre d in lo o k in g o n ly to th e a c tu a l p re se n c e o f th e lin e

itse lf a nd in fa i l i n g t o c o n sid e r a n y a d d itio n a l im p a c t th e lin e ’s p re se n c e o v e r

a n d a lo n g sid e t h e Pro p e rty m ig h t ha v e to La n d US A’s u se an d e njo y m e n t

th e re o f.

(b ) S im ila rly

, th e tria l c o u rt e rre d in d e c id in g La n d US A la c ke d sta n d in g

to b rin g a tre sp a ss a c tio n a g a in st Ge o rg ia Po we r. 1 3 L a n d US A c o n te n d s th a t

a n y b u ild in g re stric tio n s o n th e P ro p e rty c a u se d b y th e p re se nc e th e re o n o f

Ge o rg ia P owe r’s e le c tric lin e c o n stitu te s a c on tin u in g tre sp a ss fo r wh ic h La n d

US A w o u ld b e e n title d to se e k d a m a g e s. Ge o r g i a P o w e r c on c e d e d a t o ra l

1 3 U nlike in B rown I nv. Group, supra, where a tax sale purchaser broug ht a trespass claim

ag ainst the City of Savannah for the one-time demolition of a building o n the subject p roperty that

occurred during the redemption period following a tax sale, L and USA’s trespass claim arises in part

from Georg ia Power’s attempts to perpetually restrict L and USA’s rig h t to build on the Property

.

12a rg u m e n t th a t th e $ 2 4 ,0 0 0 it p a id F u lle r fo r th e e a se m e n t wa s p rim a rily to o b ta in

a b u ild in g p ro h ib itio n wh ic h h a d n o t b e e n p a rt o f a ny p re vio u s p re sc rip tiv e

e a se m e n t. To th e e x te n t su c h a b u ild in g p ro h ib itio n is n o w re q u ire d on p o rtio n s

o f th e P ro pe rty d u e t o t h e p re se nc e o f th e lin e

, th e lin e a rg u a b ly im p in g e s o n

La n d US A’ u s e a n d e n

jo y m e n t o f th e p ro p e rty an d c re a te s a n a d d itio n a l

se rv itu d e o v e r th e P ro p e rty fo r wh ic h La n d US A h a s sta nd in g to se e k d a m a g e s.

S e e F a u lk n e r, sup ra , 2 4 3 Ga . a t 6 5 0

.

(c ) F in a lly

, we a g re e wi t h t h e tria l c o u rt’s c o nc lu sio n th a t La n d US A’s

e je c tm e n t c la im a g a in st Ge o rg ia P o we r fa ils a s a m a tte r o f la w. S e e W a ld ro p v

.

Ge o rg ia P o w e r Co

., 2 3 3 G a

. 8 5 1 (2 1 3 S E2 d 8 4 7 ) (1 9 7 5 ); Ad a m s v

. Ge o rg ia

P o we r Co

., 2 9 9 Ga

. Ap p

. 3 9 9 (6 8 2 S E2 d 6 5 0 ) (2 0 09 ). A p u b lic u tility c o m p a n y

h a s th e rig h t to a c q u ire la n d n e c e ssa ry fo r its c o rp ora te p urp o se b y p u rc h a se

, b y

c o n se n t o f th e la n d o wn e r, o r b y c o n d e mn a tio n. S e e Wa ld ro p

, su p ra a t 8 5 3

. “If

th e la n d be ta k e n with o u t [th e la n do wn e r’s] c o n se n t a n d with o u t c o nd e mn a tio n

,

a rig ht o f a c tio n a c c ru e s to [th e la n d o wn e r] a g a in st th e c o m pa n y .” Id

. Ho we ve r,

wh e re

, a s h e re

, a n e x istin g po we r lin e h a s be c o m e “a n e c e ssa ry a n d c on stitu e n t

p a rt o f [th e u tility ’s] se rv ic e to th e p u b lic ,” th e la nd o wn e r is “ e sto p pe d fro m

re c o v e rin g th e la n d in e

je c tm e n t o r fro m e n

jo in in g its u se fo r th e se rv ic e ” a n d

13is lim ite d to pu rsu in g “ a n a p p ro p ria te a c ti o n in d a m a g e s.” Id

., se e Ad a m s,

su p ra

. a t 4 0 1 (2 ). Ac c o rd in g ly

, we a ffirm th e tria l c ou rt’s g ra nt of su mm a ry

ju d g m e n t to Ge o rg iaP o we r o n th e e je c tm e n t c la im

.

F o r th e fo re g o in g re a s o n s, th e tria l c o u rt’s o rd e r g ra n tin g su m m a ry

ju d g m e n t to Ge o rg ia P o we r o n La n d US A’s c la im fo r e je c tm e nt is a ffirm e d

,

wh ile th e t r i a l c o u rt’s g ra n t o f su m m a ry ju d gm e n t to G e o rg ia P o we r o n La n d

U S A ’ s o th e r c la im s is re v e rse d a n d th e c a se is re m a n d e d to th e tria l c o u r t f o r

fu rth e r a c tio n c on siste nt with th is o p in io n

.

J u d g me n t a f

f i r me d i n p a r t

, r e v e rse d in p art, a n d re m a n d e d

. A l l t h e

Ju stic e s c o n c ur.

14