Opinion ID: 2169574
Heading Depth: 1
Heading Rank: 6

Heading: The Arborvitae

Text: This Court first recognized the doctrine of acquiescence in O'Donnell v. Penney, 17 R.I. 164, 20 A. 305 (1890). At that time, we joined a number of other jurisdictions in holding that even when there has been no express agreement, adjoining landowners are precluded from denying a boundary line recognized by both owners for a length of time equal to that prescribed by the statute of limitations barring a right of reentry. Locke, 610 A.2d at 556 (citing O'Donnell v. Penney, 17 R.I. 164, 20 A. 305 (1890)). [A] party alleging acquiescence must show that a boundary marker existed and that the parties recognized that boundary for a period equal to that prescribed in the statute of limitations to bar a reentry, or ten years. Locke, 610 A.2d at 556. We have said that recognition of a boundary line can be inferred from the silence of a party, or his predecessor in title, who is aware that it exists. Id. The Pearsons argue that this case differs from our previous cases involving acquiescence because the alleged boundary here was not a fence or some other man-made object, but simply a row of shrubs. [6] See Locke v. O'Brien, 610 A.2d 552 (R.I.1992); Peloquin v. Ciaccia, 413 A.2d 799 (R.I.1980); Rosa v. Oliveira, 115 R.I. 277, 342 A.2d 601 (1975). The Pearsons contend that plantings such as arborvitae are not sufficient to provide notice to an abutting landowner that a boundary line has been set. Indeed, one well-known treatise has said that a party charged with acquiescence must have had actual notice of the conditions to which it is claimed he has acquiesced. Powell on Real Property ¶ 68.05[5][a] at 68-27. Therefore, the claimant must prove that the purported boundary has been obvious to the allegedly acquiescing party. Id. at 68-28. Generally, the line must be marked in a manner that customarily marks a division of ownership, id., ¶ 68.05[5][b] at 68-28, and the marker must have been used for boundary purposes. Id., ¶ 68.05[7][c] at 68-31. But, whether the boundary is sufficiently obvious to command notice is a question of fact, id., ¶ 68.05[5][b] at 68-28, and we give great deference to such a finding by a trial justice sitting without a jury. See Barone v. Cotroneo, 711 A.2d 648, 649 (R.I. 1998)(mem.). The Pearsons contend that the trial justice erred because no evidence was presented that would suggest that the parties intended that the row of arborvitae was to serve as a boundary. However, the record is devoid of any evidence that the plantings served any purpose other than to demarcate the boundary between lot Nos. 18 and 19. Indeed, homeowners often plant shrubs or bushes to mark a division of property in an aesthetically pleasing manner. [7] In addition, Ms. Acampora testified that her husband planted a row of thirteen or fourteen arborvitae that extended from east to west on the northern edge of their property. She also said that the grass was regularly mowed, fertilized, and maintained to the arborvitae. Members of her family used the disputed area as their own for a variety of outdoor recreational activities. Ms. Acampora also recalled that Mr. Damboise, who owned the abutting lot No. 18 from at least 1989 through 2000, had visited his property and conversed with Acampora and her late husband. During this visit he never objected to the presence of the bushes or the Acamporas' use of the land up to the bushes. Based on this uncontradicted evidence, the trial justice found by clear and convincing evidence [8] that the previous owners had notice of the boundary created by the arborvitae, and through their silence, had acquiesced in the boundary for the statutory period. After a thorough review of the record in this case, we are satisfied that the trial justice was not clearly wrong and did not overlook or misconceive the evidence. Therefore, we affirm his judgment with respect to the boundary marked by the arborvitae to which the landowners acquiesced. B