Opinion ID: 874372
Heading Depth: 2
Heading Rank: 1

Heading: Did the District Court Err in Considering whether the Mickelsens Intended to Grant an Easement by Prior Use?

Text: For decades prior to 1995, there was a road on the Mickelsens' property going from the county highway, through the homestead, and then north along the western boundary of the 80-acre parcel. The road would provide access to the Plaintiff's parcel. They filed this action seeking to establish an implied easement by prior use in that road. To do so, they were required to prove three elements: (1) unity of title or ownership and a subsequent separation by grant of the dominant estate; (2) apparent continuous use long enough before separation of the dominant estate to show that the use was intended to be permanent; and (3) the easement must be reasonably necessary to the proper enjoyment of the dominant estate. Thomas v. Madsen, 142 Idaho 635, 638, 132 P.3d 392, 395 (2006). The district court held that the Plaintiffs failed to prove the second element. After considering the terms of the three deeds, the district court found that the Plaintiffs had failed to prove that the Mickelsens intended to grant an easement to the Plaintiffs. The Plaintiffs contend that the district court erred in seeking to ascertain the Mickelsens' subjective intent. They argue that the only inquiry relevant to this element is whether the use of the road was apparent and continuous for a long period of time prior to the separation of the dominant estate. The second element includes as a necessary consideration the intent of the grantor at the time the dominant estate was separated. The intent to grant or reserve the easement is presumed from apparent continuous use for a long period of time prior to that separation. Shultz v. Atkins, 97 Idaho 770, 773, 554 P.2d 948, 951 (1976). The easement is based on the theory that when someone conveys property, they also intend to convey whatever is required for the beneficial use and enjoyment of that property, and intends to retain all that is required for the use and enjoyment of the land retained. Davis v. Peacock, 133 Idaho 637, 643, 991 P.2d 362, 368 (1999). Because the intent to grant or reserve the easement is a necessary element, there is no logical reason to base the decision solely upon the grantor's presumed intent from prior use and to exclude other relevant evidence of that intent. Therefore, the district court did not err in considering that other evidence.