Opinion ID: 1175520
Heading Depth: 1
Heading Rank: 3

Heading: prescriptive use

Text: The question of whether appellants have an easement giving them the right to use the portion of the road known as John's Road, that portion of the road which was moved from its established location to a course approximately a quarter of a mile west, must rest in our determination whether an easement by prescriptive use can be established. Because there was the grant of a directed verdict at the close of plaintiffs' case, we must examine the record and make our disposal under the rule applying to such situations as set forth in Erickson v. Magill, 713 P.2d 1182, 1186 (Wyo. 1986). Such motions are seldom granted. The trial court cannot consider the credibility of the witnesses or the weight of evidence. Motions for directed verdict should only be granted when no other conclusion could be reached. These rules have been so often discussed no good purpose would be served by their reiteration in different words. To establish and acquire a prescriptive easement requires proof of four necessary elements: (1) adverse use; (2) claim of right under color of title or claim of right; (3) to be of such use as to put the owner of the subservient estate on notice of the claim; and (4) that the adverse use must be continuous and uninterrupted for a period of ten years. Koontz v. Town of Superior, 746 P.2d 1264, 1268 (Wyo. 1987); Gregory v. Sanders, 635 P.2d 795 (Wyo. 1981). The facts and evidence show, without dispute, that the road, in its inception, was in no manner adverse. The way was established by mutual agreement and concurrence of the parties when it was moved from its original location and became the road both of them used for access to their respective ranches. This was clearly a mutual arrangement for a permissive use. Appellants make no claim that it was otherwise. Appellants here have a heavy oar. Claims of prescriptive easements are not favored. Gregory, 635 P.2d at 800-01; Gray v. Fitzhugh, 576 P.2d 88 (Wyo. 1978). Additionally, one claiming such an easement has the burden of proof, Caribou Four Corners, Inc. v. Chapple-Hawkes, Inc., 643 P.2d 468 (Wyo. 1982), and such use is presumed permissive, absent evidence of hostile entry. Under these facts, the use of this road must be regarded as permissive. Appellants base their claim of adversity on the behavior of Kaehnes in confrontations with invitees or others seeking to use the road to get to the Prazma ranch. There is no evidence of Kaehnes ever forbidding the appellants to use the road; they permitted its use until the sign and barricade were placed upon the road sometime late in August or September, 1986. This is less than the requisite period of limitations. There is no evidence of any facts or actions of appellants which would put the owners of the subservient estate on notice that appellants' use was anything but permissive as before. It was necessary for appellants to show just how their actions would give notice to appellees of the adverse use and adverse nature of their claim. Shumway v. Tom Sanford, Inc., 637 P.2d 666, 670 (Wyo. 1981). This rule should have particular application when the original use is clearly permissive. Because there is no proof of an adverse use, appellants' claim of a prescriptive easement must fall.