Opinion ID: 2510432
Heading Depth: 2
Heading Rank: 2

Heading: Boundary by Acquiescence or Agreement

Text: Luce claims ownership over Parcel A under the doctrine of boundary by agreement or acquiescence. Luce argues that the evidence or recognition of the original fence coupled with the lack of any evidence of the original location of the boundary leads to a presumption of boundary by agreement or acquiescence, relieving her of her burden to present actual evidence of a dispute or uncertainty and subsequent fixing of a boundary. Conversely, Marble argues that Luce was required to prove that there was a disputed boundary and a subsequent agreement fixing that boundary to prevail on her claim. [2] Boundary by agreement or acquiescence has two elements: (1) there must be an uncertain or disputed boundary and (2) a subsequent agreement fixing the boundary. Cox v. Clanton, 137 Idaho 492, 494-95, 50 P.3d 987, 989-90 (2002). There is no requirement that there be a dispute over the boundary. Rather, there must be either uncertainty or a dispute as to the location of the true boundary. Johnson v. Newport, 131 Idaho 521, 523, 960 P.2d 742, 744 (1998). Moreover, if the location of the true boundary is unknown to either of the parties, and is uncertain or in dispute, such coterminous owners may agree upon a boundary line. Trappett v. Davis, 102 Idaho 527, 531, 633 P.2d 592, 596 (1981). Ignorance of what is later deemed to be the true boundary suffices to show uncertainty. Morrissey v. Haley, 124 Idaho 870, 873, 865 P.2d 961, 964 (1993). An agreement can be implied from the surrounding circumstances and conduct of the landowners. See Griffel v. Reynolds, 136 Idaho 397, 400, 34 P.3d 1080, 1083 (2001); see also Cameron v. Neal, 130 Idaho 898, 901, 950 P.2d 1237, 1240 (1997). A long period of acquiescence also provides the factual basis from which to infer an agreement. Griffel, 136 Idaho at 400, 34 P.3d at 1083. Once a boundary line has been fixed under the doctrine of agreed boundary, that boundary is binding upon successors in interest who purchase with notice of the agreement. The general rule is that one purchasing property is put on notice as to any claim of title or right of possession which a reasonable investigation would reveal. Duff v. Seubert, 110 Idaho 865, 870, 719 P.2d 1125, 1130 (1985) (citing Paurley v. Harris, 75 Idaho 112, 268 P.2d 351 (1954)). For nearly a century it has been the law of this state that evidence of a long established fence creates two presumptions. First, when a fence line has been erected, and then coterminous landowners have treated that fence line as fixing the boundary between their properties for such a length of time that neither ought to be allowed to deny the correctness of its location the law presumes an agreement fixing that fence line as the boundary. Johnson, 131 Idaho at 523, 960 P.2d at 744 (citing Edgeller v. Johnston, 74 Idaho 359, 365, 262 P.2d 1006, 1010 (1953)); see also Cox, 137 Idaho at 494-95, 50 P.3d at 989-90; Cameron, 130 Idaho at 901, 950 P.2d at 1240; Wells v. Williamson, 118 Idaho 37, 41, 794 P.2d 626, 630 (1990); Beneficial Life Ins. Co. v. Wakamatsu, 75 Idaho 232, 241, 270 P.2d 830, 835 (1954); Woll v. Costella, 59 Idaho 569, 577, 85 P.2d 679, 682 (1938); O'Malley v. Jones, 46 Idaho 137, 141, 266 P. 797, 798 (1928); Bayhouse v. Urquides, 17 Idaho 286, 298-98 105 P. 1066, 1068-70 (1909). Second, coupled with the long existence and recognition of a fence as a boundary, the want of any evidence as to the manner or circumstances of its original location, the law presumes that it was originally located as a boundary by agreement because of uncertainty or dispute as to the true line. Beneficial Life Ins. Co., 75 Idaho at 241, 270 P.2d at 835. Here, the specific facts of the case prevent this presumption from operating in Luce's favor. The doctrine of boundary by agreement or acquiescence is based on a reasonable assumption implied from the surrounding circumstances. See Griffel, 136 Idaho at 400, 34 P.3d at 1083. In our prior cases, we have applied the presumption when it was reasonable to assume from the facts on the ground that at some prior point landowners agreed or acquiesced to a certain location as the boundary between their properties. However, the shape of Parcel A is so irregular and encompasses such a large portion of the Marble property that such an assumption would be unreasonable. Therefore, since Luce cannot rely on this presumption and failed to present any evidence the fence lines surrounding Parcel A settled an actual disagreement or uncertainty, she cannot establish her right to Parcel A through boundary by agreement or acquiescence.