Opinion ID: 1711020
Heading Depth: 1
Heading Rank: 11

Heading: Whether Some Degree of Necessity Is Required to Establish Implied Easement From Former Use

Text: Although the district court found that the use of the tracks was continuous and obvious, the court did not make a finding whether the alleged easement was necessary for Stewart Seed's use and enjoyment of parcel C at the time it acquired the property. Hillary argues that proof that the alleged easement was necessary for the use and enjoyment of the property is not an essential element for creation of an implied easement. Conversely, U.S. Cold argues that necessity is an essential element for creation of an implied easement and that Hillary failed to prove the alleged easement was necessary for Stewart Seed's use and enjoyment of parcel C at the time the property was acquired. In an attempt to support its position, Hillary cites Price Realty Co. v. Airport Authority, 175 Neb. 791, 124 N.W.2d 207 (1963), in which this court recognized that there are two types of implied easements: (1) those that arise as an element of necessity or (2) those that arise from what has been said or done by the parties to the transaction. At issue in Price Realty Co. was whether an easement by necessity was created. In the instant case, Hillary asserts that the claimed easement from former use falls into the category of implied easements that arise from what has been said or done by the parties to the transaction, and thus, proof of necessity is not required. Hillary is correct that the alleged easement fits into the category of implied easements that arise from what has been said or done by the parties to the transaction, i.e., from former use. However, it does not follow that no degree of necessity is required to be proved in order to establish an implied easement from former use. When the Price Realty Co. court listed easements that arise as an element of necessity as being one of two types of implied easements, it was referring to easements that arise as a result of a strict (absolute) necessity. This court has repeatedly stated that `[a] way of necessity usually arises where there is a conveyance of a part of a tract of land of such nature and extent that either the part conveyed or the part retained is entirely surrounded by the land from which it is severed or by this land and the land of strangers....' Johnson v. Mays, 216 Neb. 890, 895, 346 N.W.2d 401, 404 (1984). Accord, Hansen v. Smikahl, 173 Neb. 309, 113 N.W.2d 210 (1962); Badura v. Lyons, 147 Neb. 442, 23 N.W.2d 678 (1946). Generally, when this court alludes to implied easements that arise by necessity, we are referring to easements that are created to reach land that is otherwise landlocked and could not be utilized. As a result, Price Realty Co., supra, does not stand for the proposition that no degree of necessity is required to be proved in order to establish an implied easement from former use, as Hillary asserts. In furtherance of its position, Hillary cites Fremont, E. & M.V.R. Co. v. Gayton, 67 Neb. 263, 267, 93 N.W. 163, 164 (1903), in which this court stated: A distinction is doubtless to be made between cases where the easement so created is obvious and permanent and those where it is not equally open and visible to the purchaser. In the latter class of cases, it is usually held that the easement must be reasonably necessary to the enjoyment of that portion of the land for which it is claimed, or else must be reserved in the deed. [Citation omitted.] But where the easement is attended by some alteration in the land, which in its nature is obvious and permanent and may be seen on inspection by any person who views the land, it is not required that it be necessary nor that it be expressly reserved. While it is true this excerpt supports Hillary's position, this court has held since Gayton that proof of some degree of necessity is required to establish an implied easement from former use. In Christensen v. Luehrs, 133 Neb. 50, 53, 273 N.W. 839, 841 (1937), the court held: Where the owner of an entire tract of land or of two or more adjoining parcels employs a part thereof so that one derives from the other a benefit or advantage of a continuous and apparent nature, and sells the one in favor of which such continuous and apparent quasi easement exists, such easement being necessary to the reasonable enjoyment of the property granted, will pass to the grantee by implication.... (Emphasis supplied.) As previously stated, in Hengen v. Hengen, 211 Neb. 276, 284, 318 N.W.2d 269, 274 (1982), it was held: An easement by implication from former use arises only where [1] the use giving rise to the easement was in existence at the time of the conveyance subdividing the property; [2] the use has been so long continued and so obvious as to show that it was meant to be permanent; and [3] the easement is necessary for the proper and reasonable enjoyment of the dominant tract. (Emphasis supplied.) Considering the two lines of cases, we determine the better view sustains the rule that some degree of necessity must be proved before an implied easement from former use will be found to exist over land owned by another. Thus, to the extent that Fremont, E. & M.V.R. Co. v. Gayton, supra , stands for the proposition that no degree of necessity is required to establish an implied easement from former use, it is overruled.