[Until this opinion appears in the Ohio Official Reports advance sheets, it may be cited as 

Chesapeake Exploration, L.L.C. v. Buell, Slip Opinion No. 2015-Ohio-4551.] 

NOTICE 

This slip opinion is subject to formal revision before it is published in 

an advance sheet of the Ohio Official Reports. Readers are requested 

to promptly notify the Reporter of Decisions, Supreme Court of Ohio, 

65 South Front Street, Columbus, Ohio 43215, of any typographical or 

other formal errors in the opinion, in order that corrections may be 

made before the opinion is published. 

SLIP OPINION NO. 2015-OHIO-4551

CHESAPEAKE EXPLORATION, L.L.C., ET AL., v. BUELL ET AL. 

[Until this opinion appears in the Ohio Official Reports advance sheets, it 

may be cited as Chesapeake Exploration, L.L.C. v. Buell, Slip Opinion No. 

2015-Ohio-4551.] 

Oil and gas Leases―Dormant Mineral Act―R.C. 5301.56―Recorded lease of 

severed oil and gas rights is title transaction under R.C. 5301.56(B)(3)(a) 

that constitutes saving event to preclude severed mineral rights from being 

deemed abandoned and reunited with rights to corresponding surface 

property―Unrecorded expiration of recorded oil and gas lease and 

accompanying reversion to lessor of rights granted by lease is not title 

transaction that restarts 20-year clock under R.C. 5301.56. 

(No. 2014-0067—Submitted August 20, 2014—Decided November 5, 2015.) 

ON ORDER from the United States District Court for the Southern District of Ohio, 

Eastern Division, Certifying Questions of State Law, No. 2:12-cv-916. 

______________________ 

 
SUPREME COURT OF OHIO

2

SYLLABUS OF THE COURT

1. A recorded oil and gas lease is a title transaction under R.C. 5301.56(B)(3)(a). 

2. The unrecorded expiration of a recorded oil and gas lease and the 

accompanying reversion to the lessor of rights granted by the lease is not a 

title transaction that restarts the 20-year clock under the Dormant Mineral 

Act, R.C. 5301.56. 

______________________ 

O’CONNOR, C.J. 

{¶ 1} In this case, which is before us on the certification of state-law 

questions by the United States District Court for the Southern District of Ohio, 

Eastern Division, we address whether, under Ohio’s Dormant Mineral Act, 

codified in R.C. 5301.56, a recorded lease of severed oil and gas rights, or the 

expiration of that lease, is a title transaction that constitutes a saving event to 

preclude the severed mineral rights from being deemed abandoned and reunited 

with the rights to the corresponding surface property. We hold that a recorded oil 

and gas lease is a title transaction under R.C. 5301.56(B)(3)(a), but the expiration 

of such a lease is not. 

RELEVANT BACKGROUND

{¶ 2} The parties dispute who is the legal owner or holder of the mineral 

rights. The federal court provided the facts, circumstances, and allegations from 

which the legal questions of ownership arise. 

The Leases 

{¶ 3} In 1958, Powhatan Mining Company severed the surface rights from 

the mineral rights of a 90.2063-acre parcel located in Harrison County by 

transferring the surface rights to Clarence and Anna Bell Sedoris and retaining the 

oil, gas, coal, or other mineral rights for itself and its successors. Powhatan 

transferred the mineral rights to North American Coal Corporation in 1959 when 
January Term, 2015

3

the two companies merged. Over the years since then, both the surface and 

mineral rights have been the subjects of various transfers and transactions. 

{¶ 4} The history of the mineral-rights leases is labyrinthine. 

{¶ 5} North American Coal leased the mineral rights in 1973 and recorded 

the lease in Harrison County in February 1974, but the leased rights eventually 

reverted to North American Coal at the expiration of the lease term. The next 

lease of mineral rights was recorded in 1984, but in 1989, the lease expired by its 

terms, and the rights reverted again to North American Coal. 

{¶ 6} In 2008, North American transferred the mineral rights to North 

American Coal Royalty Company (“Coal Royalty”) by quitclaim deed. 

{¶ 7} By the most recent lease, dated January 28, 2009, the lessor, Coal 

Royalty, ultimately leased the mineral rights, following multiple assignments, to 

Dale Property Services Penn, L.P., which then assigned its interest to the lessee 

Ohio Buckeye Energy, L.L.C. Dale Property Services reserved a 1.25 percent 

royalty interest, which it assigned to Dale Pennsylvania Royalty, L.P., in 2012 

(the “2009 Lease”). 

{¶ 8} In October 2011, Buckeye Energy assigned a portion of its interest 

to Larchmont Resources, L.L.C. In November 2011, Buckeye Energy assigned 

another portion of its interest to CHK Utica, L.L.C. 

{¶ 9} In December 2011, Buckeye Energy merged with Chesapeake 

Exploration, L.L.C., which resulted in Chesapeake holding the remainder of 

Buckeye Energy’s interest in the 2009 lease. 

{¶ 10} On December 30, 2011, Chesapeake transferred a portion of its 

interest to Total E&P USA, Inc., but retained the remainder. 

{¶ 11} Currently, petitioner Coal Royalty is the record owner of the 

mineral rights. Petitioners CHK Utica and Larchmont lease a portion of the 

mineral rights by assignment. Petitioners Chesapeake and Total E&P are lessees 
SUPREME COURT OF OHIO

4

of the remainder of the lease with petitioner Dale holding a 1.25 percent royalty 

interest in the lease. 

{¶ 12} The respondents are property owners who, through various 

transfers originating from the Sedorises, own surface rights to a portion of the 90-

plus acres of property.1 

{¶ 13} In October 2012, Chesapeake, CHK Utica, Larchmont, and Dale 

Pennsylvania Royalty (“Dale”), all claiming an interest in the leased mineral 

rights as lessees, filed a complaint in federal court to quiet title to the oil and gas 

rights against the respondent surface property owners, as well as against Coal 

Royalty and Total E&P. The surface property owners counterclaimed and also 

filed cross-claims against Coal Royalty and Total E&P to quiet title. Coal 

Royalty, Dale Property Services, and Total E&P were realigned as plaintiffs in the 

trial court action and are petitioners here together with Chesapeake, CHK Utica, 

Larchmont, and Dale. 

The Questions of State Law 

{¶ 14} The federal court concluded that the interpretation of Ohio’s 

Dormant Mineral Act in the context of an oil and gas lease is determinative of the 

case, but it declined to decide the questions before it, given the lack of available 

authority from Ohio courts. Finding no controlling precedent on the 

determinative issue in Ohio case law, the federal court certified the following 

questions to us for answers: 

1. Is the recorded lease of a severed subsurface mineral estate a 

title transaction under the ODMA, Ohio Revised Code § 

5301.56(B)(3)(a)? 

 

1

 Dennis Elias owns 59.66 acres of the property. Jeffrey and Janice Elias own 10.37 acres. And 

the Ordronneaus own 20.17 acres of the property. Kenneth Buell was dismissed from the action 

and is not a party to this case. 
January Term, 2015

5

2. Is the expiration of a recorded lease and the reversion of the 

rights granted under that lease a title transaction that restarts the twentyyear forfeiture clock under the ODMA at the time of the reversion? 

{¶ 15} Thus, the questions are limited to recorded leases, and we offer no 

opinion on any other kind of transaction that may have occurred in this case. 

Petitioners contend that we should answer both questions in the affirmative 

because the recorded oil and gas lease makes a mineral interest the subject of a 

title transaction under the plain language of R.C. 5301.56(B)(3)(a), and the same 

is true of the lease’s expiration. But respondents assert that an oil and gas lease is 

a license, and therefore neither a recorded lease nor the expiration of that lease is 

a title transaction. Thus, they urge this court to answer both questions in the 

negative. 

ANALYSIS

Oil and Gas Leases 

{¶ 16} The oil and gas lease is central to the oil and gas industry. 1 

Brown, Brown & Gillaspia, The Law of Oil and Gas Leases, foreword (2d 

Ed.2014). “The principal or basic consideration for a [mineral rights] lease is the 

agreement by the lessee to develop the premises for oil and gas and pay royalties 

thereon to the lessor.” Id. at Section 3.01(2). In this context, “royalty” generally 

refers to the “share of the product or profit reserved by the owner of land for 

permitting another to develop his land for oil or gas.” Id. at Section 6.01. 

{¶ 17} In Ohio, during an oil boom in the mid-1960s, it was estimated that 

over three-fourths of Ohio was leased for oil and gas. Cissel, Oil and Gas Law in 

Ohio, Ohio Legislative Service Commission, Staff Research Report No. 63, at 13 

(1965). With the recent advances in techniques for extracting oil and natural gas 

from shale beds, such as the Marcellus and Utica Shale regions underlying parts 

of eastern Ohio, oil and gas leases are potentially lucrative instruments for both 
SUPREME COURT OF OHIO

6

landowners and energy developers. Richardson, Hite v. Falcon Partners: A 

Model Rule for Marcellus and Utica Shale States Precluding the Use of Delay 

Rental Payments to Extend the Primary Term in an Oil and Gas Lease, 46 Akron 

L.Rev. 1133, 1135-1136 (2013). The lease provides a mechanism by which an 

owner of mineral rights can permit others to explore and exploit the land’s 

mineral resources in exchange for royalties and other consideration. Brown at 

Section 3.01(2); Garman v. Conoco, Inc., 886 P.2d 652, 656 (Colo.1994); Bibikos 

& King, A Primer on Oil and Gas Law in the Marcellus Shale States, 4 Tex.J. Oil 

Gas & Energy L. 155, 156-167 (2009). 

{¶ 18} The difficulty arises when, as demonstrated in this case, the history 

of transfers, assignments, reservations, and leases involving the mineral rights 

creates confusion as to who holds legal ownership and the corresponding ability 

to lease the valuable mineral rights. 

{¶ 19} We review the multiple ownership interests that may exist for a 

given mineral-rich tract of land. 

{¶ 20} Oil and gas can be viewed as realty or as personalty depending on 

the location of the oil and gas relative to the land in which it lies. 

{¶ 21} Ohio has long recognized that minerals underlying the surface, 

including oil and gas, are part of the realty. Pure Oil Co. v. Kindall, 116 Ohio 

St.188, 201-202, 156 N.E. 119 (1927); Nonamaker v. Amos, 73 Ohio St.163, 170-

171, 76 N.E. 949 (1905); Kelly v. Ohio Oil Co., 57 Ohio St. 317, 49 N.E. 399 

(1897), paragraph one of the syllabus. While the mineral remains underground, it 

is “in place” and is “the same as any part of the realty.” Pure Oil at 201; Kelly at 

328 (“Petroleum oil is a mineral, and while in the earth it is part of the realty 

* * *”). The minerals may be severed from the rest of the realty for purposes of 

separate ownership. Pure Oil at 202; Gill v. Fletcher, 74 Ohio St. 295, 302-303, 

78 N.E. 433 (1906). 
January Term, 2015

7

{¶ 22} Ohio’s view is consistent with the majority of the states, including 

neighboring states Pennsylvania and West Virginia, which enjoy the same oil and 

gas-rich shale beds. Bibikos & King, 4 Tex.J. Oil Gas & Energy L. at 158, fn. 11 

(“Most jurisdictions agree that the mineral estate can be severed and transferred 

independently of the surface estate”). “Pennsylvania adheres to the ownership 

theory,” id. at 171, and “[i]t is fairly well-settled that, like other states, West 

Virginia follows the ownership theory,” id. at 184. See also Marshall v. Mellon, 

179 Pa. 371, 373, 36 A. 201 (1897); Robinson v. Milam, 24 S.E.2d 236 

(W.Va.1942), paragraph three of the syllabus. 

{¶ 23} The owner who conveys the surface estate may retain an interest in 

the mineral estate by reservation. Pure Oil at 202. Although the surface land 

may be separately owned, we have recognized the “truism” that when the interests 

have been severed, neither the owner of the surface interest nor the owner of the 

mineral interest has full ownership” because “[e]ach has rights that are subject to 

the rights of the other.” Snyder v. Ohio Dept. of Natural Resources, 140 Ohio 

St.3d 322, 2014-Ohio-3942, 18 N.E.3d 416, ¶ 13. “Unless the language of the 

conveyance by which the minerals are acquired repels such construction, a 

severed mineral estate is considered to include those rights to use of the surface as 

are reasonably necessary for the proper working of the mine and the obtaining of 

the minerals.” Quarto Mining Co. v. Litman, 42 Ohio St.2d 73, 83, 326 N.E.2d 

676 (1975). 

{¶ 24} Through a lease, the owner of the mineral estate, whether or not 

also the owner of the surface estate, may convey to another the rights to the 

minerals that lie beneath the surface. See, e.g., Brown v. Fowler, 65 Ohio St. 507, 

521, 524, 63 N.E. 76 (1902) (identifying an instrument granting the oil and gas, 

along with the land for the purposes of obtaining the oil and gas, as a lease, and 

not a license, for a definite and certain term); Harris v. Ohio Oil Co., 57 Ohio St. 

118, 128, 48 N.E. 502 (1897) (noting that even if the lease is termed a sale of all 
SUPREME COURT OF OHIO

8

the oil underlying the land, the oil remaining under the property after the lease 

expires belongs to the landowner). The effect of that transfer of mineral rights 

under a lease is at issue in this appeal. 

Ohio's Dormant Mineral Act 

{¶ 25} In 1989, Ohio enacted the Dormant Mineral Act, codified in R.C. 

5301.56, to address stale or abandoned mineral rights. Commonly, the mineral 

rights are severed from the surface rights of a parcel of land, and over time, 

sometimes repeatedly, the mineral rights may be further divided and transferred 

through various business and family transactions. These transactions, often 

spanning generations, make it difficult to trace the ownership of mineral interests 

and thus, establish current ownership status. The General Assembly devised the 

Dormant Mineral Act as part of the Marketable Title Act, R.C. 5301.47 et seq., to 

provide a mechanism to reunite abandoned mineral interests with the surface 

property interest in order to clear title and promote the use of the mineral rights 

for development and production. 

{¶ 26} Pursuant to the current version of R.C. 5301.56, as amended in 

2006, a mineral interest severed from the surface property rights will be deemed 

abandoned and reunited with the surface rights unless (1) a saving event has 

occurred in a 20-year window preceding the statutorily required notice by the 

owner of the surface rights and (2) the surface owner has followed the requisite 

procedural steps described elsewhere in the statute. The six possible saving 

events are: 

(a) The mineral interest has been the subject of a title 

transaction that has been filed or recorded in the office of the 

county recorder of the county in which the lands are located. 

(b) There has been actual production or withdrawal of 

minerals by the holder from the lands, from lands covered by a 
January Term, 2015

9

lease to which the mineral interest is subject, from a mine a portion 

of which is located beneath the lands, or, in the case of oil or gas, 

from lands pooled, unitized, or included in unit operations * * *. 

(c) The mineral interest has been used in underground gas 

storage operations by the holder. 

(d) A drilling or mining permit has been issued to the 

holder * * *. 

(e) A claim to preserve the mineral interest has been filed 

in accordance with division (C) of [R.C. 5301.56]. 

(f) In the case of a separated mineral interest, a separately 

listed tax parcel number has been created for the mineral interest in 

the county auditor's tax list and the county treasurer's duplicate tax 

list in the county in which the lands are located. 

R.C. 5301.56(B)(3). 

{¶ 27} The certified questions involve the saving event in subsection (a): 

that “[t]he mineral interest has been the subject of a title transaction that has been 

filed or recorded in the office of the county recorder of the county in which the 

lands are located.”2 

 

2

 The calculation of the relevant 20-year period differs between the original act in 1989, 142 Ohio 

Laws, Part I, 981, 986, and the 2006 amendment, 151 Ohio Laws, Part III, 5960, 5966. And the 

1989 version of the act does not require notice by the owner of the surface rights to have the 

mineral interests deemed abandoned. Although the parties dispute which version of the act applies 

here, that question is not presented to us by the federal court. Nor are the notice and filing 

requirements of the act at issue here. We decline to address either issue. 

Importantly, the 2006 amendments did not change the definition of a title transaction or 

the description of the saving event under R.C. 5301.56(B)(3)(a). Whether a recorded oil and gas 

lease, or the expiration of that lease, is a title transaction and hence a saving event under R.C. 

5301.56(B)(3)(a) is the same analysis under either version of the act. 

Notably, however, the effect of the 2006 amendment on rights claimed under the earlier 

version is an open question. The issue is pending before this court, including in the following 

cases: 2014-0803, Walker v. Shondrick-Nau, 7th Dist. Noble No. 13 NO 402, 2014-Ohio-1499; 

2014-0804, Corban v. Chesapeake Exploration, L.L.C., Certified Question of State Law, United 
SUPREME COURT OF OHIO

10 

{¶ 28} At the time the General Assembly enacted the Dormant Mineral 

Act, one question, at least in the minds of the land-title insurance industry, was 

whether an oil and gas lease would meet the definition of a title transaction under 

the act so that it would serve as a saving event and preclude the leased mineral 

rights from being deemed abandoned. Title Topics: Ohio Land Title Association 

5 (May 1989). We have not previously had the opportunity to provide guidance 

on this issue or, specifically, determine whether the language of the Dormant 

Mineral Act permits such an interpretation. Thus, this is a case of first 

impression. 

{¶ 29} Answering the certified questions requires an interpretation of the 

term “title transaction” under the Dormant Mineral Act as well as a review of the 

nature of a recorded oil and gas lease under Ohio law. If the recorded lease or its 

expiration is a “title transaction” within the meaning of the act, we must next 

determine whether either qualifies as a saving event under R.C. 5301.56(B)(3)(a) 

that precludes the mineral rights from being deemed abandoned. 

Is a recorded oil and gas lease a “title transaction” under the Dormant Mineral 

Act?

{¶ 30} The first question asks whether the recorded lease of severed 

mineral rights is a title transaction under R.C. 5301.56(B)(3)(a). We answer this 

question in the affirmative. 

What is a title transaction?

{¶ 31} We start with the interpretation of “title transaction” under the 

Dormant Mineral Act. Our role in cases of statutory construction is to determine 

legislative intent by looking to the language of the statute and the purpose to be 

 

States District Court, Southern District of Ohio, Eastern Division, No. 2:13-CV-246; 2014-1208, 

Swartz v. Householder, 7th Dist. Nos. 13 JE 24 and 13 JE 25, 2014-Ohio-2359; and 2014-1209, 

Shannon v. Householder,7th Dist. Nos. 13 JE 24 and 13 JE 25, 2014-Ohio-5098. 
January Term, 2015

11 

accomplished by the statute. Boley v. Goodyear Tire & Rubber Co., 125 Ohio 

St.3d 510, 2010-Ohio-2550, 929 N.E.2d 448, ¶ 20. 

{¶ 32} The Dormant Mineral Act does not define “title transaction.” 

However, the Marketable Title Act, R.C. 5301.47 et seq., expressly encompasses 

R.C. 5301.56 and defines a “title transaction” as “any transaction affecting title to 

any interest in land, including title by will or descent, title by tax deed, or by 

trustee’s, assignee’s, guardian’s, executor’s, administrator’s, or sheriff’s deed, or 

decree of any court, as well as warranty deed, quit claim deed, or mortgage.” 

(Emphasis added.) R.C. 5301.47(F). 

{¶ 33} Respondents contend that because a lease is not mentioned in this 

definition and because an oil and gas lease does not affect title, it cannot be a 

“title transaction.” Petitioners contend that a “title transaction,” as defined in R.C. 

5301.47(F), is not limited to the enumerated list and that an oil and gas lease is a 

title transaction because it affects title to an interest in land. 

{¶ 34} We have long held that the use of the term “any” in a phrase 

encompasses “every” and “all” examples of the subject described. State v. 

Gardner, 118 Ohio St.3d 420, 2008-Ohio-2787, 889 N.E.2d 995, ¶ 33; 

Wachendorf v. Shaver, 149 Ohio St.231, 240, 78 N.E.2d 370 (1948). Thus, we 

presume that the use of the term “any” to describe “transaction” and “interest” is 

intended here to encompass “every” and “all” transactions affecting title to 

“every” and “all” interests in land. The word “any,” by definition, is not a word 

of limitation. 

{¶ 35} Rather, the word “any” has a flexible meaning and should be 

interpreted in its context. Wachendorf at 239. Here, the definition uses the term 

“including” to list examples of qualifying transactions, not to limit them. The 

word “including” indicates a partial list. Black’s Law Dictionary 880 (10th 

Ed.2014). It does not signify a limitation in the way that the terms “such as” or 

“similar to” might. Accordingly, we do not read the definition of “title 
SUPREME COURT OF OHIO

12 

transaction” under R.C. 5301.47(F) to mean only those transactions enumerated in 

the statutory definition. 

{¶ 36} Limiting the definition to the enumerated list, as respondents would 

have us do, requires deletion of the word “any” from the phrase, “any transaction 

affecting title to any interest in land.” Likewise, limiting the definition to 

transactions that “alter who owns the property at issue,” as the separate 

concurring and dissenting opinion would have us do, is an overly restrictive 

reading of the statutory definition. We refrain from disturbing the plain language 

of the statute in such a way. See Cleveland Elec. Illum. Co. v. Cleveland, 37 Ohio 

St.3d 50, 53-54, 524 N.E.2d 441 (1988); Wachendorf v. Shaver, 149 Ohio St. at 

237, 78 N.E.2d 370 (“It is a general rule that courts, in the interpretation of a 

statute, may not take, strike or read anything out of a statute, or delete, subtract or 

omit anything therefrom”). If the General Assembly wanted to limit the 

qualifying title transactions to those transactions transferring title to ownership of 

land, it could have said so. Instead it defined a “title transaction” as “any” 

transaction affecting title to “any” interest in land. 

{¶ 37} Indeed, other uses of the phrases “title transaction” and “interest in 

land” in R.C. Chapter 5301 demonstrate that the terms are not as limited as the 

separate concurring and dissenting opinion asserts. For example, R.C. 

5301.49(A) describes certain interests to which a record marketable title is subject 

and provides that “easements, use restrictions, or other interests created prior to 

the root of title” should be identified in the chain of title by a “recorded title 

transaction” that created the “easement, use restriction, or other interest.” Thus, a 

“title transaction” can mean a transaction that creates an easement or use 

restriction. And an easement or use restriction certainly falls within the category 

of “any interest in land.” 

{¶ 38} R.C. 5301.67 defines both a “conservation easement” and 

“agricultural easement” as “an incorporeal right or interest in land.” (Emphasis 
January Term, 2015

13 

added.) R.C. 5301.67(A) and (C). Generally, “easement” is defined as “[a]n 

interest in land owned by another person, consisting in the right to use or control 

the land, or an area above or below it, for a specific limited purpose (such as to 

cross it for access to a public road).” Black’s Law Dictionary at 622. Thus, an 

“interest in land” is far broader than ownership of property and encompasses an 

interest in using the land, such as an easement. 

{¶ 39} In sum, the plain language of R.C. 5301.47(F) is unambiguous. A 

title transaction is “any transaction affecting title to any interest in land,” which 

means that it is not limited to the transactions enumerated in the statute or to 

transactions that transfer an ownership interest. 

Is a recorded oil and gas lease a transaction that affects title to any 

interest in land? 

{¶ 40} Where the statute’s meaning is clear and unambiguous, we apply 

the statute as written. Boley, 125 Ohio St.3d 510, 2010-Ohio-2550, 929 N.E.2d 

448, at ¶ 20. Thus, we turn to the nature of a recorded oil and gas lease to 

determine if, through such a lease, the mineral interest has been the subject of a 

“transaction affecting title to any interest in land” within the meaning of R.C. 

5301.56(B)(3). 

{¶ 41} There is no question that oil and gas leases are unique, as they 

“seemingly straddle the line between property and contract: they are neither 

residential leases nor commercial contracts for the sale of goods.” Keeling & 

Gillespie, The First Marketable Product Doctrine: Just What Is the “Product”?, 

37 St. Mary’s L.J. 1, 6 (2005). “Oil and gas leases are unusual in that they are not 

technically leases at all.” Richardson, 46 Akron L.Rev. at 1144. 

{¶ 42} There is general consensus among the states that an oil and gas 

lease creates a property interest, but there is disagreement about the nature of that 

property interest. Keeling & Gillespie, 37 St. Mary’s L.J. at 7. Some states have 

held that it is a fee simple determinable “in which the lessee enjoys title to all of 
SUPREME COURT OF OHIO

14 

the oil, gas, and other minerals * * * as long as the lease remain in effect,” while 

others have concluded that it is an incorporeal interest in the minerals “in which 

the lessee enjoys the exclusive right to take all of the oil, gas, and other minerals.” 

Id. 

{¶ 43} To resolve this question under Ohio law, we look to our courts for 

historical guidance on the characterization of an oil and gas lease in Ohio. 

{¶ 44} We addressed a related question more than a century ago in Harris 

v. Ohio Oil Co., 57 Ohio St. 118, 48 N.E. 502 (1897). We described an oil and 

gas lease as “more than a mere license” because it created a “vested, though 

limited, estate in the lands for the purposes named in the lease.” Id. at 129-130. 

{¶ 45} The respondent property owners contend that any reliance on this 

court’s decision in Harris is misplaced because it conflicts with our subsequent 

decision in Back v. Ohio Fuel Gas Co., 160 Ohio St. 81, 113 N.E.2d 865 (1953). 

In its order certifying the questions now before us, the federal court stated that our 

decisions in Harris and Back “take divergent views of the nature of oil and gas 

leases” and that “neither concerns whether a lease of severed subsurface mineral 

rights is a title transaction under the [Dormant Mineral Act].” The divergence 

seems to have arisen from the different language used in the granting clauses of 

the instruments at issue. 

{¶ 46} Significantly, in Back, the instrument at issue was not a lease. The 

instrument stated that the grantors “ ‘do give, grant, bargain, sell and convey unto 

the said grantee * * * all the oil and gas in and under the following described 

premises’ ” along with the right and privilege of operating on the premises to 

obtain the oil and gas. (Emphasis by Back court deleted.) Id. at 83. The grant of 

the oil and gas rights was “forever.” Id. at 84. The court determined that the 

instrument was a license rather than a deed of conveyance granting real property. 

Id. at 86. Because the relevant statute required that licenses be recorded in the 

county’s lease records, the court determined that recording the instrument in the 
January Term, 2015

15 

lease records rather than the deed records was sufficient to provide constructive 

notice to a purchaser. Id. at 90. 

{¶ 47} In contrast, the instrument in Harris, which was indisputably a 

lease, “ ‘granted, demised, and let unto the [lessee], for the purpose and with the 

exclusive right of drilling, operating for petroleum, oil, and gas, all that certain 

tract of land * * *.’ ” 57 Ohio St. at 118, 48 N.E. 502. The court held: 

An instrument in such form is more than a mere license. It is a 

lease of the land for the purpose and period limited therein, and the 

lessee has a vested right to the possession of the land to the extent 

reasonably necessary to perform the terms of the instrument on his 

part. 

Id. at 129-130. 

{¶ 48} The differences in the language of the instruments at issue in 

Harris and Back are significant such that Back is not in direct conflict with 

Harris. The cases demonstrate that the nature of the instrument and its effect on 

the parties’ property interest in the oil and gas is determined by the language of 

the granting clause.3 

 

3

 The decision in Back, 160 Ohio St. 81, 113 N.E.2d 865, has led at least one commentator to 

question whether Ohio recognizes the ownership theory of mineral rights addressed above. See 1 

Brown, The Law of Oil and Gas Leases, Section 3.02(2), fn. 37. This conclusion ignores that the 

issue in Back was limited to determining whether the instrument in question was required by law 

to be recorded. The court acknowledged the differing ownership views among the states, but did 

not declare one view or the other to be the law of Ohio. Nor did Back expressly overrule the 

numerous cases before it holding that oil and gas in place is realty subject to ownership. 

Additionally, the Dormant Mineral Act defines “mineral interest” as “a fee interest in at 

least one mineral regardless of how the interest is created and of the form of the interest, which 

may be absolute or fractional or divided or undivided.” R.C. 5301.56(A)(3). A “fee” in the 

property context means a “heritable interest in land.” Black’s Law Dictionary 732 (10th Ed.2014). 

Thus, there is little question that Ohio recognizes that a subterranean mineral estate is realty, 

capable of ownership and conveyance as such.
SUPREME COURT OF OHIO

16 

{¶ 49} But, for purposes of our analysis, this is a distinction without a 

difference. The General Assembly has recently made clear that both licenses and 

leases of oil and gas rights create an interest in real estate. R.C. 5301.09 (“In 

recognition that such leases and licenses create an interest in real estate * * *”). 

2014 Sub.H.B. No. 9 (effective Mar. 23, 2015). As noted above, the preliminary 

question we must address under the Dormant Mineral Act is whether through an 

oil and gas lease, an interest in real estate, the mineral interest has been the 

subject of a transaction affecting title to any interest in land. Recent cases have 

attempted to resolve this question by highlighting the unique nature of an oil and 

gas lease. 

{¶ 50} The Seventh District Court of Appeals recently decided the specific 

issue now before us in Eisenbarth v. Reusser, 2014-Ohio-3792, 18 N.E.2d 477 

(7th Dist.).4

 Eisenbarth held that a recorded oil and gas lease is a title transaction 

under the Dormant Mineral Act. Id. at ¶ 30. In reaching that conclusion, the 

appellate court analogized an oil and gas lease to a mortgage, which is one of the 

enumerated examples of a title transaction in the statutory definition, even though 

it does not transfer title. Id. at ¶ 29-30. It held that a recorded oil and gas lease 

affects title in a manner similar to a mortgage because it is an encumbrance on 

title that “remains with the realty if title is transferred during its terms.” Id. at 

¶ 30. 

{¶ 51} The decision in Eisenbarth is in accord with a decision of the 

Columbiana County Common Pleas Court, Bender v. Morgan, Columbiana C.P. 

No. 2012-CV-378 (Mar. 20, 2013). Eisenbarth at ¶ 22. In Bender, the common 

pleas court held that to qualify as a title transaction under the statute, the 

transaction need not be a conveyance in the traditional sense. Bender at 4. The 

court concluded that an oil and gas lease conveyed a fee simple determinable in 

 

4 The jurisdictional appeal in Eisenbarth has been accepted by this court. 141 Ohio St.3d 1488, 

2015-Ohio-842, 26 N.E.3d 823. 
January Term, 2015

17 

the severed mineral rights subject to a reverter on the conditions described in the 

lease, and therefore, the lease constituted a title transaction. Id. at 4-5. 

{¶ 52} Bender is not the only case to characterize an oil and gas lease as a 

unique type of lease that conveys a fee simple determinable. In Kramer v. PAC 

Drilling Oil & Gas, L.L.C., 197 Ohio App.3d 554, 2011-Ohio-6750, 968 N.E.2d 

64, ¶ 11 (9th Dist.), the Ninth District Court of Appeals described an oil and gas 

lease as granting a fee simple determinable to the lessee, who takes ownership of 

all minerals in place that the lessor intended to lease, subject to the possibility of 

reverter upon the occurrence of the termination events specified in the lease. 

{¶ 53} In Harris, we recognized that “[t]he rights and remedies of the 

parties to an oil or gas lease must be determined by the terms of the written 

instrument.” Harris, 57 Ohio St. at 129, 48 N.E. 502. In Harris, 

the lessor, for a valuable consideration, granted, demised, and let 

the lands described to the lessee, for the purpose and with the 

exclusive right of drilling and operating for petroleum, oil, and gas 

for five years, and as much longer as oil and gas are found in 

paying quantities. 

Id. This summary is substantially similar to “the lease forms used in practically 

all of the states where there is oil and gas activity.” See 1 Brown, The Law of Oil 

and Gas Leases, Section 3.05. Under this language, this court determined that the 

lessee has a “vested right to the possession of the land to the extent reasonably 

necessary to perform the terms of the instrument.” Harris at 130. 

{¶ 54} Here, the 2009 Lease includes the following language: 

Lessor hereby leases exclusively to Lessee all the oil and gas * * * 

underlying the land herein leased, together with such exclusive 
SUPREME COURT OF OHIO

18 

rights as may be necessary or convenient for Lessee, at its election, 

to explore for, develop, produce, measure, and market production 

from the Leasehold, and from adjoining lands * * *. 

 

In exchange for the lessee’s exclusive right to the oil and gas underlying the land 

and the concomitant use of the land, the lessor is entitled to a bonus, a delay rental 

payment per acre, and a royalty for oil and gas extracted. This language differs 

from the granting language in the lease in Harris, but not materially, because both 

instruments grant the lessee the exclusive right to the subterranean mineral estate 

owned by the lessor to develop and produce the oil and gas found therein. 

{¶ 55} The 2009 Lease includes other provisions that demonstrate the 

sweeping rights and privileges to the mineral estate enjoyed by the lessee. For 

example, the lease specifies that in addition to all the oil and gas underlying the 

land leased, the lessee has “such exclusive rights as may be necessary or 

convenient for Lessee, at its election, to explore for, develop, produce, measure, 

and market production from the Leasehold, and from adjoining lands.” This 

expressly includes: 

the right to conduct geophysical and other exploratory tests; to 

drill, maintain, operate, cease to operate, plug, abandon, and 

remove wells; to use or install roads, electric power and telephone 

facilities, and to construct pipelines * * *, to use non-domestic 

water sources, free of cost, to store gas of any kind underground, 

regardless of the source thereof. 

{¶ 56} The lease further restricts the use and control of the surface estate: 

“Lessor shall not erect any building or structure, or plant any trees within 200 feet 

of a well or within 25 feet of a pipeline without Lessee’s written consent. Lessor 
January Term, 2015

19 

shall not improve, modify, degrade, or restrict roads and facilities built by Lessee 

without Lessee’s written consent.” 

{¶ 57} Additionally, “[a]ll rights, duties, and liabilities” under the lease 

are binding not only on the lessor, but also the lessor’s successors and assigns. 

The lessee may surrender and cancel the lease, but there is no similar provision 

for the lessor. In fact, the lease “shall be construed against termination, forfeiture, 

cancellation or expiration and in favor of giving effect to the continuation of this 

Lease” where the circumstances comport with the terms of the agreement. 

{¶ 58} We find that by these or substantially similar terms, the mineral 

interest has been the subject of a title transaction because the oil and gas lease 

affects title to the surface and mineral interests in land in a number of ways. 

{¶ 59} As discussed above, a “title transaction” as defined in R.C. 

5301.47(F) is not limited to a transaction that alters an ownership interest. 

Transactions creating interests like easements or use restrictions are also title 

transactions. This is consistent with the meaning of the word “title,” which, as a 

concept rather than a legal instrument, is defined as “[t]he union of all elements 

(as ownership, possession, and custody) constituting the legal right to control and 

dispose of property.” Black’s Law Dictionary at 1712. 

{¶ 60} The rights and privileges granted under an oil and gas lease, 

although limited to the purposes of the lease, are sufficiently vast to affect the 

possession and custody of the mineral estate, even if not its ownership. As this 

court recognized in Harris, the oil and gas lease grants the lessee a “vested right 

to the possession of the land” for the purposes of the lease. Id., 57 Ohio St. at 

130, 48 N.E. 502. Because the lessee also enjoys reasonable use of the surface 

estate to accomplish the purposes of the lease, the lease also similarly affects the 

surface estate. Thus, the lease affects the possession and custody of both the 

mineral and surface estates. 
SUPREME COURT OF OHIO

20 

{¶ 61} The lease in this case grants the lessee an unequivocal and 

exclusive right to the mineral estate for a fixed term plus an indefinite extended 

term upon the happening of certain conditions, such as actual production of oil 

and gas or a prescribed payment to the lessor. Based on the vested nature of this 

grant, the oil and gas lease has been construed as transferring to the lessee a fee 

simple determinable in the mineral estate with a reversionary interest retained by 

the lessor that can be triggered by events or conditions specified in the lease. 

Harris at 129-130. Even if the lessor conveys title to the surface or mineral 

estates during the lifetime of the lease to a third party, the lease is binding on 

those successors and is therefore an encumbrance that remains with the realty. 

Eisenbarth, 2014-Ohio-3792, 18 N.E.3d 477, ¶ 30. A purchaser would take either 

estate subject to the lease and the vested right of the lessee. 

{¶ 62} During the lease, the lessor effectively relinquishes his or her 

ownership interest in the oil and gas underlying the property in favor of the 

lessee’s exclusive right to those resources. In lieu of an ownership interest, the 

lessor typically maintains only a royalty interest in the oil and gas as negotiated in 

the terms of the instrument, along with a reversionary interest if the lease does not 

continue past the primary term by the happening of some enumerated condition. 

Although the lessor may continue to own the mineral estate on paper, the vast and 

exclusive rights conveyed by the lease grant to the lessee the custody and use of 

the mineral estate and any oil and gas therein. Thus, during the lease, the lessor 

and mineral estate owner relinquishes all but an interest in the bonus, delay rental, 

and royalty payments provided for in the lease. 

{¶ 63} Additionally, a recorded lease in the chain of title notifies all others 

with a potential interest in the surface or the mineral estate that the land is 

encumbered. An oil and gas company searching land records for potential 

leasable mineral estates would find an estate already encumbered by a lease. In 

this way, the lease resembles more of an encumbrance than an easement or a 
January Term, 2015

21 

mortgage. The lease forecloses the ability of the lessor or any third party to freely 

access the property for exploration, development, and extraction of mineral 

resources. 

{¶ 64} In addition to affecting the value of the property, the lease also 

affects the transferability of the surface and mineral estates and the right of the 

lessor to use the surface and mineral estates without restriction, and ultimately, 

grants title in the oil and gas underlying the property to the lessee during the term 

of the lease. This effect on ownership, possession, and custody is an inherent 

attribute of an oil and gas lease. 

{¶ 65} Even if the lease transfers to the lessee something less than a 

determinable fee,5

 the effect is the same when the instrument grants the exclusive 

right to the mineral estate, i.e., the exclusive right and privilege to possess, use, 

and alter the estate to explore, develop, and produce oil and gas resources found 

therein. 

{¶ 66} Thus, under R.C. 5301.47(F), the recorded oil and gas lease 

constitutes a title transaction because it affects title to the surface and mineral 

owners’ interests in land. And it is therefore a saving event under R.C. 

5301.56(B)(3)(a) because “[t]he mineral interest has been the subject of a title 

transaction that has been filed or recorded” in the appropriate county recorder’s 

office.6

 

{¶ 67} We turn now to the second certified question. 

 

5

 The nature of the instrument is not a dispute presented to us for resolution. Nor is the 

enforceability of its provisions. The federal court has asked this court to determine whether a 

recorded oil and gas lease is a title transaction under the Dormant Mineral Act. Accordingly, we 

assume that the instrument is a lease. 

6 Whether the lease is a title transaction is only one element of the saving event described in R.C. 

5301.56(B)(3)(a). It is also required that the mineral interest has been the subject of the title 

transaction that has been filed or recorded in the county recorder’s office. R.C. 5301.56(B)(3)(a). 

The questions certified to us by the federal court presume a recorded lease. And the mineral rights 

are the very subject of an oil and gas lease. Thus, neither of these elements is in controversy for 

purposes of answering the first certified question. 
SUPREME COURT OF OHIO

22 

Is the expiration of a recorded lease and the reversion of the rights granted 

under that lease a title transaction that restarts the 20-year clock under the 

Dormant Mineral Act?

{¶ 68} The second question asks whether the expiration of the recorded oil 

and gas lease and the reversion of the rights granted under that lease is also a title 

transaction that restarts the 20-year forfeiture clock under the Dormant Mineral 

Act. We answer this question in the negative. The mere unrecorded expiration of 

a recorded lease and the reversion of rights cannot restart the clock. 

{¶ 69} In certifying the question, the federal court found no authority from 

this court on this issue. So it looked to a decision from the Michigan Supreme 

Court, Energetics, Ltd. v. Whitmill, 442 Mich. 38, 497 N.W.2d 497 (1993). In 

Energetics, the Michigan court considered the Michigan Dormant Minerals Act 

(“MDMA”), Mich.Comp.Laws 554.291 et seq., which provides that any interest 

in a severed oil and gas interest shall be deemed abandoned unless a certain event 

occurs within a 20-year period, including a transfer of the interest by recorded 

instrument. Mich.Comp.Laws 554.291(1). The court concluded that a transfer of 

an interest in oil and gas occurs both when a recorded lease with a primary term 

of less than 20 years takes effect and at the termination of that lease. Id. at 47 and 

51. Therefore, both events trigger the commencement of a 20-year period during 

which the mineral rights cannot be deemed abandoned. Id. at 51. But the federal 

court stated that while the analysis in Energetics was instructive, it was not 

binding, given differences in the definition of a saving event between Ohio’s 

Dormant Mineral Act and the MDMA. 

{¶ 70} We conclude that the decision in Energetics is neither persuasive 

nor instructive here because the relevant language in the two statutory schemes 

differs for purposes of this case. In the Michigan statute, a mineral interest is 

deemed abandoned unless, during a 20-year period, the interest has been “sold, 

leased, mortgaged, or transferred by instrument recorded” in the appropriate 
January Term, 2015

23 

county office. Mich.Comp.Laws 554.291(1). In Ohio, however, the mineral 

interest is saved if it is “the subject of a title transaction that has been filed or 

recorded in the office of the county recorder.” R.C. 5301.56(B)(3)(a). Thus, 

Ohio requires a “title transaction,” i.e., any transaction that affects title to any 

interest in land, R.C. 5301.47(F), while Michigan requires a transfer of an interest 

in oil and gas. 

{¶ 71} The parties dispute whether the Ohio statute is narrower or broader 

than Michigan’s, but whichever view is correct, the fact remains that our General 

Assembly chose language to describe a saving event that is far different from the 

language in the Michigan statute.7

 We find that the statutory differences are 

significant enough to decline to adopt the analysis in Energetics for determining 

whether the expiration of an oil and gas lease constitutes a saving event under 

Ohio’s Dormant Mineral Act. 

{¶ 72} Petitioners contend that three Ohio courts have held that the release 

of rights under an oil and gas lease qualifies as a title transaction. See 

McLaughlin v. CNX Gas Co., N.D.Ohio No. 5:13CV1502, 2013 WL 6579057, at 

*5; Schucht v. Bedway Land & Minerals Co., Harrison C.P. No. CVH 2012-0010, 

at 9 (Apr. 21, 2014) (citing McLaughlin); Davis v. Consolidation Coal Co., 

Harrison C.P. No. CVH-2011-0081, at 3, 7 (Aug. 28, 2013). The court in 

McLaughlin summarily concluded that because “the lease itself was a title 

transaction, there can be no dispute that the release of rights under that lease 

qualifies as a title transaction as well.” Id. at *3. And Schucht and Davis are not 

helpful here, as they both involved a formally recorded release of rights, not the 

 

7

 The General Assembly considered, but rejected, the language used by Michigan. When the 

Dormant Mineral Act was introduced, Ohio contemplated language similar to that used in the 

Michigan statute. 117th General Assembly S.B. No. 223, as introduced, which, at R.C. 

5301.56(B)(2)(a), stopped the 20-year clock if the mineral interest had been “conveyed, leased, 

transferred, or mortgaged by an instrument filed or recorded” in the appropriate county recorder’s 

office. The legislation as enacted, however, referred to a “title transaction” as a saving event 

rather than an interest sold, leased, mortgaged, or transferred. R.C. 5301.56(B)(3)(a). 
SUPREME COURT OF OHIO

24 

automatic expiration and reversion of rights under the terms of an oil and gas 

lease. The issue of a formal transaction releasing rights under a lease is not before 

us in this case. 

{¶ 73} These cases do not persuade us that the unrecorded expiration of a 

lease constitutes a title transaction. It is self-evident that the termination or 

expiration of a lease returns the lessor and the mineral estate to the status quo 

prior to the lease. Upon expiration, the lessee loses his status as lessee by virtue 

of the terms of the agreement and no longer has an exclusive, vested right to the 

mineral estate. Thus, the expired or terminated lease no longer affects the lessor’s 

title in the mineral estate. 

{¶ 74} As noted, we are not presented with a recorded termination or 

expiration of a lease. The Dormant Mineral Act requires a title transaction to be 

filed or recorded in the county recorder’s office in order to constitute a saving 

event. R.C. 5301.56(B)(3)(a). This requirement furthers the legislative purpose 

of “simplifying and facilitating land title transactions,” R.C. 5301.55, by 

providing record notice of title activity involving the mineral rights. 

{¶ 75} When an oil and gas lease expires by its terms or by operation of 

law, however, there is no record notice on the chain of title that the mineral rights 

have reverted to the lessor unless the lessee takes the additional step of recording 

a formal release. In contrast, the commencement of a lease with its 

accompanying recordation is a clear, fixed, and transparent event that provides 

notice to anyone searching the record of title.8

 Thus, even if the automatic 

expiration of an oil and gas lease were a “title transaction,” it would not rise to the 

 

8

 R.C. 5301.09 mandates the recordation of an oil and gas lease and states that all oil and gas 

leases, licenses, and assignments “shall be filed for record and recorded in such lease record 

without delay.” Failure to record the lease renders the lease invalid, unless the lessee has actual 

and open possession of the leasehold estate. Id. Although the statute also requires that the lessee 

or his successors or assigns “shall have such lease released of record” when it is forfeited by the 

action or inaction of the lessee, or when the term of the lease has expired, there is no similar 

statutory effect on the validity of the lease for failure to record the release. 
January Term, 2015

25 

level of a saving event under R.C. 5301.56(B)(3)(a) when it is not filed or 

recorded as required by the statute. 

{¶ 76} But petitioners contend that the statute’s recording requirement is 

satisfied by the recorded lease itself because it provides notice of both the lease 

term and the expiration date. Petitioners further contend that the lease itself 

should stop the 20-year clock for the entire term of the lease because it would be 

“clearly improper” to say that the mineral interests were “abandoned” while 

subject to an active oil and gas lease. We disagree. 

{¶ 77} Typically, an oil and gas lease, like the lease in which petitioners 

assert an interest here, contains a primary fixed term and a secondary term that 

extends the lessee’s rights under the lease only on certain conditions described in 

the lease. If the conditions of the secondary term are not met, “ ‘the lease 

terminates by the express terms of the contract * * * and by operation of law and 

revests the leased estate in the lessor.’ ” Tisdale v. Walla, 11th Dist. Ashtabula 

No. 94-A-0008, 1994 WL 738744, *3 (Dec. 23, 1994), quoting Am. Energy 

Servs., Inc. v. Lekan, 75 Ohio App.3d 205, 212, 598 N.E.2d 1315 (5th Dist.1992). 

{¶ 78} Additionally, the lease may describe any number of events that 

would either extend the term of the lease or cause the lease to expire. A lease 

might provide that it will terminate by the lessee’s decision to surrender it. 

Kramer v. PAC Drilling, 197 Ohio App.3d at 559, 968 N.E.2d 64. Or the lease 

may cease by the permanent abandonment, lack of production, or the exhaustion 

of oil and gas resources on the property. See Tisdale at *3; Harris, 57 Ohio St. at 

130-131, 48 N.E. 502; Moore v. Indian Camp Coal Co., 75 Ohio St. 493, 499, 80 

N.E. 6 (1907). 

{¶ 79} For example, in Harris, the oil and gas lease at issue had a primary 

term of five years “and as much longer as oil and gas are found in paying 

quantities.” Harris at 128. Though the five-year primary period had expired, the 
SUPREME COURT OF OHIO

26 

lease was still in force and would continue until the required actual production 

ceased. Id. at 130. 

When that period shall arrive, whether caused by the exhausting of 

the oil and gas, or by the permanent abandonment of production, 

the lease will cease, and the whole estate in the premises will 

become the property of the owner of the fee, not by forfeiture, but 

by virtue of the terms of the lease. 

Id. at 130-131. 

{¶ 80} As these cases demonstrate, mere inaction by the lessee can result 

in the lease’s expiration. Although the terms of the lease might describe the 

events by which expiration could occur, the lease itself does not provide notice of 

the actual occurrence of the lease expiration and the reversion of rights in the 

lessor. And either party to a lease might abandon that lease during its term 

without any record notice if, for example, the mineral resources are not 

accessible, not productive, or not profitable. A title searcher looking at the lease 

will not be able to tell that the parties’ inaction has triggered the expiration or 

termination of the lease. In fact, the lease could expire in any number of ways 

that would not be discernible from a review of the lease itself. 

{¶ 81} Thus, the terms of a recorded oil and gas lease cannot provide 

sufficient notice of activity under the lease to toll the 20-year clock during the life 

of the lease, nor can the expiration of such a lease be considered a “title 

transaction that has been recorded or filed” within the meaning of R.C. 

5301.56(B)(3)(a) when the expiration is unrecorded. Accordingly, we conclude 

that the unrecorded expiration of an oil and gas lease does not constitute a saving 

event under R.C. 5301.56(B)(3)(a) that would restart the 20-year clock. 
January Term, 2015

27 

{¶ 82} This conclusion does not unfairly prejudice a lessor or mineralrights holder. Any party to an oil and gas lease (or other mineral-rights holder) 

can employ other saving devices to restart the 20-year clock. These saving 

devices encourage the mineral-rights holder to pay attention to his or her mineral 

rights. If a lessee fails to record a release upon expiration, an attentive mineralrights holder can act to ensure that a saving event preserves the mineral interest. 

In other words, a lease is not the exclusive mechanism to preserve mineral 

interests. A holder can take other steps to ensure that the interest is not deemed 

abandoned. For example, actual production or withdrawal of minerals during the 

term of the lease could restart the 20-year clock under R.C. 5301.56(B)(3)(b). 

Even during periods of inactivity, the mineral-rights holder may protect his or her 

interest by simply filing a claim that complies with R.C. 5301.56(C). R.C. 

5301.56(B)(3)(e). The mineral interest can be preserved indefinitely from being 

deemed abandoned through successive filings of such claims. R.C. 

5301.56(D)(1).9

 

{¶ 83} Construing the mere expiration of a lease as constituting a saving 

event would not contribute to the clarity of the record of title that the Dormant 

Mineral Act seeks. Likewise, allowing the mere existence of an oil and gas lease 

to toll the 20-year time period for abandonment during its life does not further the 

purpose of the statute. Thus, we hold that the unrecorded expiration of an oil and 

gas lease and the accompanying reversion of rights to the lessor is not a title 

transaction that restarts the 20-year clock under the Dormant Mineral Act. 

 

9 Pursuant to R.C. 5301.56(D)(1): 

A mineral interest may be preserved indefinitely from being deemed 

abandoned under division (B) of this section by the occurrence of any of the 

circumstances described in division (B)(3) of this section, including, but not 

limited to, successive filings of claims to preserve mineral interests under 

division (C) of this section.
SUPREME COURT OF OHIO

28 

CONCLUSION

{¶ 84} We answer the first certified state-law question in the affirmative 

and the second in the negative. A recorded oil and gas lease is a title transaction 

under R.C. 5301.56(B)(3)(a). But the unrecorded expiration of that lease and the 

accompanying reversion of rights to the lessor granted by the lease is not a title 

transaction that restarts the 20-year clock under the Dormant Mineral Act. 

So answered. 

LANZINGER, FRENCH, and O’NEILL, JJ., concur. 

PFEIFER and O’DONNELL, JJ., concur in part and dissent in part. 

KENNEDY, J., concurs in the answers to the certified questions and concurs 

in part. 

_________________ 

PFEIFER, J., concurring in part and dissenting in part. 

{¶ 85} The federal court certified two questions to this court. I dissent 

from the majority’s response to the first question; I would hold that the recorded 

lease of a subsurface mineral estate is not a title transaction under R.C. 

5301.56(B)(3)(a). An answer to the second question becomes necessary only 

because of the majority’s response to the first question. Still, I concur in the 

majority’s response to the second question, wherein this court holds that the 

expiration of a recorded lease and the reversion of rights under that lease do not 

constitute a title transaction that restarts the 20-year forfeiture clock under R.C. 

5301.56(B)(3)(a). But back to that first question. 

{¶ 86} We are asked whether the execution of a lease is one of the six 

saving events under R.C. 5301.56(B)(3), specifically, whether the recording of a 

lease constitutes a “title transaction” under R.C. 5301.56(B)(3)(a). Under that 

provision, the 20-year dormancy clock under Ohio’s Dormant Mineral Act 

(“ODMA”) restarts when, within the past 20 years, “[t]he mineral interest has 
January Term, 2015

29 

been the subject of a title transaction that has been filed or recorded in the office 

of the county recorder of the county in which the lands are located.” R.C. 

5301.47(F) defines what a title transaction is: 

“Title transaction” means any transaction affecting title to 

any interest in land, including title by will or descent, title by tax 

deed, or by trustee’s, assignee’s, guardian’s, executor’s, 

administrator’s, or sheriff’s deed, or decree of any court, as well as 

warranty deed, quit claim deed, or mortgage. 

The ultimate question regarding the saving event under R.C. 5301.56(B)(3)(a), 

then, is whether the mineral interest has been the subject of any transaction 

affecting its title. 

{¶ 87} The starting point for analyzing whether the recording of a lease is 

a title transaction under the ODMA is the plain language of the statute defining 

“title transaction.” That definition names certain types of title transactions but 

does not include leases. Nor does the definition of title transaction include 

anything like leases. Granted, R.C. 5301.47(F) does not state that its list of 

transactions that affect title is exhaustive, but every transaction mentioned in the 

statute either actually or potentially affects an ownership interest in the property. 

Almost all of the listed transactions in the statute specifically relate to a transfer of 

title by a deed or similar vehicle, and thus, a transfer of ownership. The statute 

also mentions a transaction by “decree of court,” e.g., by a quiet-title action that 

determines who holds title to the property. A mortgage, also listed in the statute, 

does not affect the present ownership of the property, but creates in the mortgage 

holder, upon the default of the borrower, the ability to exercise rights of 

ownership. Since all of the examples listed in R.C. 5301.47(F) bear on the 
SUPREME COURT OF OHIO

30 

ownership of property, it follows that a transaction like a lease, which does not 

alter who owns the property at issue, falls outside the scope of the statute. 

{¶ 88} The lack of a reference to leases is significant given the legislative 

history of the ODMA. When it was first introduced as legislation in Ohio, the 

ODMA specifically included a lease of property as a saving event. Under the 

proposed version of R.C. 5301.56(B)(2)(a), a mineral right would not be 

considered dormant if, in the preceding 20 years “the interest has been conveyed, 

leased, transferred, or mortgaged by an instrument filed or recorded in the 

recorder’s office of the county in which the lands are located.” S.B. No. 223, as 

introduced in the 117th General Assembly. This was consistent with the Uniform 

Dormant Mineral Interests Act (“UDMIA”), which the National Conference of 

Commissioners on Uniform State Laws approved and recommended in August 

1986. Under Section 4(b)(3) of the UDMIA, one of the listed saving events was 

“[r]ecordation of an instrument that creates, reserves, or otherwise evidences a 

claim to or the continued existence of the mineral interest, including an 

instrument that transfers, leases, or divides the interest.” But that clear 

declaration in the UDMIA and in the introduced version of the ODMA is absent 

from the ODMA that was ultimately enacted into law. 

{¶ 89} The question of whether a lease is a title transaction was a known 

issue without a uniform answer among the states at the time the ODMA was being 

considered. The Prefatory Note of the UDMIA states, “A lease permits the lessee 

to enter the land and remove minerals for a specified period of time; whether a 

lease creates a separate title to the real estate varies from state to state.” As the 

majority relates, “[t]he oil and gas lease is central to the oil and gas industry,” 

majority opinion at ¶ 16, and “whether an oil and gas lease would meet the 

definition of a title transaction” was “[a] question, at least in the minds of the 

land-title insurance industry” at the time of the enactment of the ODMA in 1989. 

Majority opinion at ¶ 28. The General Assembly answered the question: leases, 
January Term, 2015

31 

the central documents of the oil and gas industry, are not mentioned as saving 

events. If the General Assembly intended to include leases, why would it delete 

the language from the original bill that expressly included leases? And why 

would it bypass the inclusion of leases recommended in the UDMIA, of which it 

surely was aware? If the General Assembly intended leases to operate as saving 

events, why wouldn’t it simply say so? Other states have. Michigan explicitly 

includes a lease as a saving event. Mich.Comp.Laws Ann. 554.291(1) (“Any 

interest in oil or gas in any land owned by any person other than the owner of the 

surface, which has not been sold, leased, mortgaged, or transferred * * * for a 

period of 20 years shall * * * be deemed abandoned * * *”). Oklahoma explicitly 

includes a lease as a title transaction. 16 Okla.Stat.Ann. 78(f) (“ ‘Title transaction’ 

means any transaction affecting title to any interest in land, including title by will 

or descent, title by tax deed, mineral deed, lease or reservation * * *). 

{¶ 90} This is not to say that leases have no role in the ODMA. A saving 

event occurs when “[t]here has been actual production or withdrawal of minerals 

by the holder * * * from lands covered by a lease to which the mineral interest is 

subject * * *.” Simply put, a lease plays a part in a saving event when production 

begins pursuant to the lease’s terms, but not while the minerals to which it is 

attached remain unexploited. This is consistent with the aim of the ODMA to 

encourage the use of Ohio’s natural resources. 

{¶ 91} Since the briefing and oral argument in this case, the General 

Assembly has amended R.C. 5301.09. That statute requires the recording of 

leases and licenses “by which any right is granted to operate or to sink or drill 

wells thereon for natural gas and petroleum or either.” Effective March 23, 2015, 

the General Assembly amended the statute by adding the introductory phrase, 

“[i]n recognition that such leases and licenses create an interest in real estate.” 

But the fact that they are interests in real estate does not mean that leases and 

licenses affect the title to a mineral interest. The ownership of the mineral interest 
SUPREME COURT OF OHIO

32 

remains with the lessor. The lessor retains the power to convey the mineral 

interest, subject to the lease. “[A]n oil lease is an encumbrance.” Karas v. 

Brogan, 55 Ohio St.2d 128, 129, 378 N.E.2d 470 (1978). An encumbrance does 

not affect the title of property held in fee simple. “ ‘A “fee simple” may be 

absolute, conditional, or subject to defeasance, but the mere existence of 

encumbrances does not affect its status as fee simple.’ ” HIN, L.L.C. v. Cuyahoga 

Cty. Bd. of Revision, 138 Ohio St.3d 223, 2014-Ohio-523, 5 N.E.3d 637, ¶ 23, 

quoting Meijer Stores Ltd. Partnership v. Franklin Cty. Bd. of Revision, 122 Ohio 

St.3d 447, 2009-Ohio-3479, 912 N.E.2d 560, ¶ 23, fn. 4. The presence of a lease 

may affect the value of the property or may affect the owner’s use of the property, 

but it does not affect the owner’s title to the property. 

{¶ 92} The question presented in this case is whether the recordation of a 

lease is a saving event under R.C. 5301.56(B)(3)(a). We are interpreting a statute. 

We know that the recording of a lease is not specifically mentioned as a saving 

event. We know that the recording of a lease is not specifically mentioned as a 

title transaction. We know that a lease is unlike the transactions that are 

mentioned in the definition of a title transaction. We know that leases are saving 

events in the model statute and were also in the ODMA as first introduced, but 

they were not in the ODMA as enacted. We know that where leases are 

mentioned in the ODMA, production pursuant to the lease is required to constitute 

a saving event. Knowing all this, I cannot conclude that the recording of a lease is 

a saving event under R.C. 5301.56(B)(3)(a). 

 O’DONNELL, J., concurs in the foregoing opinion. 

_________________ 

KENNEDY, J., concurring in the answers to the certified questions and 

concurring in the opinion in part. 

{¶ 93} Respectfully, while I concur with the answers to both questions, I 

concur with the analysis only in part. With regard to the second certified 
January Term, 2015

33 

question, I agree that the expiration of an unrecorded oil and gas lease and the 

reversion to the lessor is not a title transaction under R.C. 5301.56(B)(3)(a) of the 

Ohio Dormant Minerals Act (“ODMA”). 

{¶ 94} As to the first certified question―whether a recorded oil and gas 

lease is a “title transaction” under the ODMA―I agree with the majority that the 

answer is “yes,” but I do not agree with the analysis. I reject the dissenting view 

that the failure of the General Assembly to enact the initial proposed ODMA 

language, which specifically included leases, manifests the legislature’s intention 

not to include leases as a saving event. See S.B. No. 223, as introduced in the 

117th General Assembly. In my view the General Assembly’s replacement of the 

four specific transactions “conveyed, leased, transferred, or mortgaged” as they 

appeared in the bill as introduced with the more general term “title transaction” as 

finally enacted indicates that the General Assembly intended to broaden the types 

of transactions that may serve as a saving event. 

{¶ 95} However, because the majority answers the first certified question 

relying, in part, on a determination of what interest in land a traditional oil and 

gas lease creates, I concur in the answer only. 

{¶ 96} The petitioner North American Coal Royalty Company and amicus 

curiae the Ohio Oil and Gas Association argue that in order to answer the first 

question, it is not necessary to address whether an oil and gas lease creates a 

particular property interest, and to do so with this record and lack of briefing 

could have unintended negative consequences in the oil and gas industry. Because 

answering the narrow certified question requires only a consideration of the 

statutory provisions within the context of the Revised Code and the statutory 

scheme, I reject the majority’s analysis and write separately. 
SUPREME COURT OF OHIO

34 

{¶ 97} The federal court’s first certified question is a narrow one: “Is the 

recorded lease of a severed subsurface mineral estate a title transaction under the 

ODMA, Ohio Revised Code § 5301.56(B)(3)(a)?” 

{¶ 98} To answer this question requires an examination of the language of 

the statute and the intention of the General Assembly. In enacting our laws the 

legislature is presumed to know the meaning of words and to have used the words 

of the statute advisedly and to have expressed legislative intent by the use of 

words found in the statute. Wachendorf v. Shaver, 149 Ohio St. 231, 236, 78 

N.E.2d 370 (1948), citing Shugars v. Williams, 50 Ohio St. 297, 34 N.E. 248 

(1893). In keeping with the tenets of statutory construction, nothing may be read 

into the statute that is not within the manifest intention of the legislature as 

gathered from the statute itself. Id. 

{¶ 99} The ODMA is part of the Marketable Title Act (“MTA”), R.C. 

5301.47 et seq. While the ODMA does not define “title transaction,” the MTA 

defines that term as: 

 

[A]ny transaction affecting title to any interest in land, 

including title by will or descent, title by tax deed, or by 

trustee’s, assignee’s, guardian’s, executor’s, administrator’s, or 

sheriff’s deed, or decree of any court, as well as warranty deed, 

quit claim deed, or mortgage. 

R.C. 5301.47(F).

{¶ 100} R.C. 5301.47(F) has not been amended since the MTA was 

enacted in 1961. Therefore, the definition of the term “title transaction” and the 

intention of the General Assembly was unchanged. 
January Term, 2015

35 

{¶ 101} The concurrence in part and dissent in part holds and amicus 

curiae state of Ohio argues that in order for a transaction to fall within the 

meaning of “title transaction,” the transaction must shift ownership, i.e., to be a 

title transaction, the transaction must dispossess the owner of his legal right to 

own the property. I disagree. 

{¶ 102} The nonexhaustive list of examples of “title transactions” listed in 

R.C. 5301.47(F) includes “decree of any court” and “mortgage.” A close 

examination of these transactions demonstrates that the General Assembly 

intended that “affecting title” is not synonymous with shifting or impairing 

ownership. 

{¶ 103} In Blakely v. Capitan, the court held that a 1968 court order 

determining that use restrictions in a deed were valid and enforceable was a title 

transaction within the meaning of the MTA. 34 Ohio App.3d 46, 48, 516 N.E.2d 

248 (11th Dist.1986). Similarly, a mortgage by itself does not affect ownership. 

Absent foreclosure and sale of the property or a mortgagee extinguishing the 

mortgagor’s right to redeem, the owner remains the owner. “In Ohio, a mortgage 

is merely a security for a debt, and the legal and equitable title to the property 

remains in the mortgagor until the mortgage is foreclosed and a sale 

consummated, or until a mortgagee otherwise extinguishes the right of the 

mortgagor to redeem.” Fannie Mae v. Winding, 12th Dist. Butler No. CA2013-09-

179, 2014-Ohio-1698, 10 N.E.3d 799, ¶ 21, citing Stand Energy Corp. v. Epler, 

163 Ohio App.3d 354, 2005-Ohio-4820, 837 N.E.2d 1229, ¶ 13 (10th Dist.); 

Kirshner v. Fannie Mae, 6th Dist. Lucas No. L-11-1027, 2012-Ohio-286, 969 

N.E.2d 340, ¶ 16–17. See also Levin v. Carney, 161 Ohio St. 513, 520, 120 

N.E.2d 92 (1954) (the legal and equitable title to mortgaged real estate remains in 

the mortgagor). 
SUPREME COURT OF OHIO

36 

{¶ 104} There is nothing in R.C. 5301.47(F) that suggests that “affecting” 

is defined by other than its plain meaning, which is merely “to produce an effect 

on; to influence in some way.” Black's Law Dictionary 68 (10th Ed.2014). And 

the operative word is “title,” which has a broader meaning than “ownership.” See 

id. at 1712 (title can also mean “[l]egal evidence of a person’s ownership rights in 

property”). 

{¶ 105} Therefore, in defining “title transaction” in R.C. 5301.47(F), the 

General Assembly did not intend “affecting title” to mean affecting ownership in 

the sense that the transaction must divest the property owner of title and/or 

ownership to the property. 

{¶ 106} I agree with the majority that using the word “any” to modify 

“transaction” and “interest in land” in R.C. 5301.47(F) indicates a broad 

construction, but the real focal point of the language is the phrase “affecting title.” 

To discern its meaning we need look no further than the intention of the General 

Assembly and the context within the statutory scheme. As set forth below, I 

would hold that any transaction that asserts a claim or interest in any land and that 

must be recorded “affect[s] title.” 

{¶ 107} The General Assembly enacted the MTA to simplify and facilitate 

land title transactions by permitting “persons to rely on a record chain of title as 

described in [R.C.] 5301.48 [i.e., an unbroken chain of title for 40 years or more], 

subject only to such limitations as appear in [R.C.] 5301.49 * * *.” R.C. 

5301.55. This “marketable record title” is central to facilitating land title 

transactions, along with the “root of title.” R.C. 5301.47(A) and (E). 

{¶ 108} As defined in the MTA, “marketable title record” is “a title of 

record, as indicated in [R.C. 5301.48], which operates to extinguish such interests 

and claims, existing prior to the effective date of the root of title [as provided in 

R.C. 5301.50].” R.C. 5301.47(A). “Root of title” is defined as the “conveyance 
January Term, 2015

37 

or other title transaction” in the chain of title that creates the interest being 

claimed. R.C. 5301.47(E). 

{¶ 109} “[M]arketable title acts are intended to operate in conjunction 

with, rather than as a substitute for, the recording statutes.” Spring Lakes, Ltd. v. 

O.F.M. Co., 12 Ohio St.3d 333, 338, 467 N.E.2d 537 (1984) (Holmes, J., 

concurring). “[T]he purpose of the recording statutes is to give notice to all 

persons subsequently acquiring rights or interests in the land.” Marshall v. 

Ebling, 70 Ohio App. 145, 155, 45 N.E.2d 318 (7th Dist.1942). As noted by the 

Supreme Court of Rhode Island, “[t]he general purpose of land-recording statutes 

is to provide a public record of transactions affecting title to land.” (Emphasis 

added.) In re Barnacle, 623 A.2d 445, 447 (R.I.1993). 

{¶ 110} “It is a well-settled rule of statutory interpretation that statutory 

provisions be construed together and the Revised Code be read as an interrelated 

body of law.” State v. Moaning, 76 Ohio St.3d 126, 128, 666 N.E.2d 1115 

(1996). Where statutes address the same subject matter, “[they] must be 

construed in pari materia and harmonized so as to give full effect to the statutes.” 

State ex rel. Westlake v. Corrigan, 112 Ohio St.3d 463, 2007-Ohio-375, 860 

N.E.2d 1017, ¶ 20. 

{¶ 111} Because a marketable title requires an easily traceable chain of 

recorded title consideration of the recording statutes is necessary. 

{¶ 112} All the examples in the nonexhaustive list of transactions in R.C. 

5301.47(F) have a companion recording statute. After issuance of a certificate of 

transfer by the probate court, title to real property passing by will or descent is 

recorded pursuant to R.C. 2113.62. Mortgages are to be recorded in a manner 

consistent with R.C. 5301.23. In the case of a judgment or decree of court, R.C. 

5309.53 provides that no such judgment or decree “shall be a lien upon or affect 

registered land, or any interest therein” unless it is filed in the office of the county 
SUPREME COURT OF OHIO

38 

recorder. All the remaining illustrative examples refer to deeds, which are 

required to be recorded in accord with R.C. 5301.25(A). 

{¶ 113} “All deeds, land contracts * * * and instruments of writing * * * 

for the conveyance or encumbrance of lands” are required to be recorded in the 

office of the county recorder in which the land is situated. R.C. 5301.25(A). 

Separate from that provision, R.C. 5301.09 requires that “all leases, licenses, and 

assignments thereof, * * * given or made concerning lands * * * by which any 

right is granted to operate or to sink or drill wells thereon” for oil and/or gas are 

required to be recorded in the lease record in the office of the county recorder in 

which the land is situated. 

{¶ 114} A cursory comparison of R.C. 5301.25 (referring to instruments 

for “the conveyance or encumbrance of lands”) and 5301.09 (referring to oil and 

gas leases as merely “given or made concerning lands”) could lead to the 

conclusion that the milder, less direct language of the latter reflects the General 

Assembly’s intent to diminish the legal effect of an oil and gas lease on an interest 

in land. However, such a conclusion would ignore the interplay of the recording 

statutes and defy the rules of statutory construction applicable to general versus 

special provisions. 

{¶ 115} In considering an earlier, almost identical version of R.C. 

5301.09, this court held that the recording provision for an oil and gas lease was 

“a special statutory provision” that operated as an exception to the general 

recording statute, which would otherwise include the type of transaction 

contained in the special provision. Northwestern Ohio Natural Gas Co. v. Tiffin, 

59 Ohio St. 420, 441, 54 N.E. 77 (1899), citing R.S. 4112a (predecessor to R.C. 

5301.09). Therefore, but for the special recording provision, an oil and gas lease 

would be recorded in accord with R.C. 5301.25. 

{¶ 116} Harmonizing the provisions of the MTA with the recording 

statutes contained in R.C. Chapters 2113, 5301, and 5309 reveals a commonality 
January Term, 2015

39 

with the examples of title transactions listed in R.C. 5301.47(F). The examples 

are claims or interests against, or in, land that must be recorded pursuant to the 

Revised Code. Therefore, construing the recording statutes and R.C. 5301.47(F) 

in pari materia, I would hold that any transaction that must be recorded must be a 

“title transaction” within R.C. 5301.47(F) because the purpose of a recording 

requirement is to “provide a public record of transactions affecting title to land.” 

(Emphasis added.) In re Barnacle, 623 A.2d at 447. 

{¶ 117} The January 28, 2009 oil and gas lease herein bears the stamp of 

the Harrison County recorder stating that it was filed for record in that office. 

Therefore, I agree with the majority that the answer to the first certified question 

is affirmative, but not with the majority’s analysis: a recorded oil and gas lease is 

a title transaction pursuant to R.C. 5301.56(B)(3)(a). I also agree with the 

negative answer to the second certified question―that the expiration of an 

unrecorded oil and gas lease and the reversion to the lessor is not. Accordingly, I 

respectfully concur in the answers but concur with the opinion only in part. 

_________________ 

 Jones Day, Jeffery D. Ubersax, and Dean C. Williams; and Thornburg & 

Bean and Charles H. Bean, for petitioner North American Coal Royalty 

Company. 

Roetzel & Andress, L.P.A., Robert B. Graziano, and Michael R. Traven; 

and Reed Smith, L.L.P., Nicolle R. Snyder Bagnell, and Kevin C. Abbott, for 

petitioners Chesapeake Exploration, L.L.C., CHK Utica, L.L.C., Larchmont 

Resources, L.L.C., Dale Pennsylvania Royalty, L.P., Dale Property Services 

Penn, L.P., and Total E&P USA, Inc. 

Tzangas, Plakas, Mannos, Ltd., Gary A. Corroto, Lee E. Plakas, and 

Joshua E. O’Farrell, for respondents. 
SUPREME COURT OF OHIO

40 

 Vorys, Sater, Seymour & Pease, L.L.P., and John K. Keller, in support of 

neither side for amicus curiae Ohio Oil and Gas Association. 

 Michael DeWine, Attorney General, Eric E. Murphy, Solicitor General, 

and Samuel C. Peterson, Deputy Solicitor, in support of respondents for amicus 

curiae the state of Ohio. 

Ice Miller, L.L.P., Matthew L. Fornshell, and Nicole R. Woods, in support 

of petitioners for amicus curiae Bedway Land & Minerals Company. 

_________________