Opinion ID: 1215594
Heading Depth: 1
Heading Rank: 4

Heading: adaptability

Text: The majority finds that the Board's argument is logical, but flawed when taken to its ultimate conclusion because of the heavy reliance on this part of the test to determine whether the pipe is a fixture. However, no heavy reliance needs to be given in this case when the facts are properly analyzed. Additionally, this is not and should not be the sole criterion to determine when a chattel has become a fixture.    The question most frequently asked is whether the real property is peculiarly valuable in use because of the continued presence of the annexed property thereon. [Citations omitted.] Thus, it has been said that an object placed on the realty may become a fixture if it is a necessary or at least a useful adjunct to the realty, considering the purposes to which the latter is devoted. This principle, variously referred to as the `adaptability test' or the `integrated industrial plant doctrine' or `institution doctrine,' is often given great weight in determining whether a particular object has assumed the status of a fixture. [Citations omitted.] Seatrain Terminals of California, Inc. v. Alameda County, 83 Cal. App.3d 69, 147 Cal. Rptr. 578, 582 (1978). The gated pipe in the instant case is undeniably necessary to allow the irrigation system to be utilized. Certainly, if this pipe was not used, some other pipe would need to be attached to make the irrigation system operative on the farm. Thus, the pipe is absolutely necessary to the operation of the present system to achieve the goal of bringing irrigation to this semi-arid piece of farm land. See Frost v. Schinkel, supra, 238 N.W. at 671. In accord with this result, see Ver Plank v. Bouwens, 6 Misc.2d 965, 164 N.Y.S.2d 596, 598 (1957), where the court pointed out: Regarding the pumps in the house, I reach the same conclusion. Without the pumps, the water supply in the house would not work, except for a small hand pump that was also located in the house. Again, while these pumps could be removed without injury to the pumps or to the real property, I find that they were annexed with the intention of permanently improving the property in such a manner as to become fixtures. The entire entity which included the gated pipe became a fixture since all the components are indispensable parts of the operative system. Without question, the property, because of the presence of the irrigation system which is at least a useful adjunct to the realty, is peculiarly more valuable than dry farm land. See Rayl v. Shull Enterprises, Inc., supra, 700 P.2d 567. The adaptation required to be shown is amply demonstrated when considering from a common sense [5] perspective alone the great enhancement of value in land in Wyoming occasioned by the availability of water.