Opinion ID: 2118115
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Heading Rank: 2

Heading: Our consideration of issues presented requires a prefatory statement of those basic principles of law instantly involved.

Text: With regard to excavating of land adjacent to that in its natural condition, 1 Am. Jur.2d, Adjoining Landowners, § 43, provides, to the extent here material: A landowner has the right to excavate on his own land. He may excavate his land up to the boundary line and use the soil as he chooses, provided he refurnishes by artificial means the support thus removed. It is well settled that the owner of land is entitled to have it supported and protected in its natural condition by the land of his adjoining proprietor, and one who excavates or improves the adjoining land is under a correlative duty so to use his land that his adjacent neighbor's soil will not crumble or cave in of its own weight. And 1 Am.Jur.2d, Adjoining Landowners, § 44, says in part: The liability of an adjoining owner for the removal of lateral support from his neighbor's land in its natural state is not dependent upon the lack of skill or care he exercised in making the excavation, but is absolute. An adjoining landowner who by making an excavation takes away the lateral support of his neighbor's ground so as to cause it of its own weight to fall, slide, or break away, is liable for the injury regardless of how carefully he excavated. Then regarding excavation of land contiguous to an improved tract, 1 Am.Jur.2d, Adjoining Landowners, § 48, states: The fact that buildings or other structures are on adjoining land does not prevent a landowner from exercising his right to excavate his own land. Thus, an owner cannot, by building a house near the margin of his land, prevent his neighbor from excavating his own soil, even though it may endanger the house. A person, in building a house contiguous and adjoining to the house of another, may lawfully sink the foundation of his house below the foundation of his neighbor without liability for any consequential damage, provided he has used due care and diligence to prevent any injury to the house of the other. An excavator has the duty to exercise due care in making and maintaining the excavation so as not to injure the structures on the adjoining land through negligence. If he does injure them through negligence, he may be held liable in damages. Accord, Covell v. Sioux City, 224 Iowa 1060, 1062-1065, 277 N.W. 447; Starrett v. Baudler, 181 Iowa 965, 969-971, 165 N.W. 216; Jamison v. Myrtle Lodge, 158 Iowa 264, 267, 139 N.W. 547; Mullan v. Hacker, 187 Md. 261, 49 A.2d 640, 642-643; Law v. Phillips, 136 W.Va. 761, 68 S.E.2d 452, 457-458. See 4 Restatement, Torts, §§ 817, 819; 2 C.J.S. Adjoining Landowners §§ 4-12, 14-18; 1 Am.Jur.2d, Adjoining Landowners, §§ 45-46, 49; Annots. 59 A. L.R. 1252, 50 A.L.R. 499; cf. 2 Restatement, Second, Torts, § 422A; Annots. 87 A.L.R.2d 710, 36 A.L.R.2d 1253, 33 A.L.R. 2d 111. III. In view of the fact there was located on Hotles' land a structure with foundation and footings adjacent or in close proximity to the Anderson boundary line, the question presented is whether plaintiff established by the requisite quantum of proof defendant's alleged negligence in excavating was a proximate cause of damage, if any, resulting to Hotles' building. By its petition plaintiff asserts defendant was negligent in that he, (a) failed to properly brace and shore up the lateral support of Hotles' real estate while excavating; (b) failed to ascertain the boundaries of the property being excavated; (c) excavated over the lot line onto Hotles' property; (d) excavated straight down the footings of the building owned by Hotles, thereby removing the lateral support. IV. This court has repeatedly stated, negligence is conduct which creates an undue risk of harm to others. Adams v. Deur, 173 N.W.2d 100, 113 (Iowa). See Restatement, Second, Torts, §§ 283-284; 2 C.J.S. Adjoining Landowers § 12; 1 Am. Jur.2d, Adjoining Landowners, §§ 50, 67. And actionable negligence must be a proximate cause of any injury or damage done. Andrews v. Struble, 178 N.W.2d 391, 398 (Iowa); see 1 Am.Jur.2d, Adjoining Landowners, § 56. It is also understood the burden was upon plaintiff to prove its case by a preponderance of the evidence. Rule 344(f) (5), Ia.R.Civ.P.; Bartels v. Cair-Dem, Incorporated, 255 Iowa 834, 837, 124 N.W.2d 514. V. As heretofore disclosed, plaintiff's first allegation of negligence is to the effect defendant failed to properly brace and shore up the lateral support of Hotles' real estate while the excavating was being done. Trial court found: A. The testimony was uncontradicted that no dirt from the Hotle property fell at the time of excavating or while the excavation remained open. Therefore, no damage to the soil has been established. Plaintiff's witness, Mr. Richard Cooper, a general contractor, testified that the cracks in the wall were caused by the weight of the wall of the Hotle building pressing down on the dirt and from lack of shoring of the excavation. Therefore, the weight of the building appeared to be the cause of the damage. Defendant was not required to provide lateral support for the building. In Vol. 2, C.J.S., Adjoining Landowners 12, Sec. 11, quoted in Covell on page 448 (N.W.) the author said: `In the absence of statute, contract otherwise providing or of negligence, an owner excavating on his land adjoining property encumbered by structures which increase the lateral pressure is not liable for damages for removal of the lateral support.' The Court in Covell further stated: `(3) The right of natural support applies only to lands in their natural condition, and does not extend so as to give the owner of a building erected on his land the right to have support for this increased burden resulting in increased lateral pressure. One landowner cannot, by altering the natural condition of his land, deprive the adjoining proprietor of the privilege of using his own land as he might have done before; and, consequently, he cannot, by building a house near the margin of his land, prevent his neighbor from excavating his own soil, even though it may endanger the house. Citing authority.' There was no evidence of any provision in a deed or on a separate contract whereby United Builders [Anderson] would be required to provide lateral support to the Hotle building. There was no contention that Hotles conveyed the excavated land to the United Builders [Anderson] whereby there might be an implied covenant of lateral support for an existing building. The record supports this finding. See Starrett v. Baulder, 181 Iowa 965, 970-971, 165 N.W. 216; 2 C.J.S. Adjoining Landowners §§ 14-15; 1 Am.Jur.2d, Adjoining Landowners, § 52. Moreover, Hotle testified he was aware of the work being done by Rathje, so notice to him relative thereto was obviated. Jamison v. Myrtle Lodge, 158 Iowa 264, 272-273, 139 N.W. 547; 2 C.J.S. Adjoining Landowners § 13; 1 Am.Jur.2d, Adjoining Landowners, § 51.