Opinion ID: 1710795
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Heading: Was title based on Roland's adverse possession established as against Daisy and Violet?

Text: Our case law governing adverse possession is well settled; its application to facts propagates the usual difficulties. To constitute adverse possession to acquire title the possession must be actual, open, hostile, and under claim of right or color of title, continuous and exclusive for the statutory period of ten years. Section 614.1(5), Code 1971; Moffitt v. Future Assurance Associates, Inc., 258 Iowa 1160, 1170, 140 N.W.2d 108, 114 (1966); Burgess v. Leverett and Associates, 252 Iowa 31, 35, 105 N.W.2d 703, 705 (1960); Lynch v. Lynch, 239 Iowa 1245, 1254, 34 N.W.2d 485, 490 (1948); 3 Am.Jur.2d, Adverse Possession § 6, p. 86-87; 2 C.J.S. Adverse Possession § 8, pp. 520-521. The possession of one tenant in common is presumed to be for the benefit of all, and will, in the absence of statute to the contrary, be regarded as the possession of all cotenants until rendered adverse by some act or declaration by him repudiating their interest in the property. Mack v. Linge, 254 Iowa 963, 967, 119 N.W.2d 897, 899 (1963); Moore v. Olson, 229 Iowa 182, 294 N.W. 305 (1940). As between cotenants, the statute does not commence to run until there has been an ouster, actual or constructive, by the occupying claimant. Gibson v. Gibson, 205 Iowa 1285, 1290, 217 N.W. 852, 855 (1928); Burns v. Byrne, 45 Iowa 285, 287 (1876). Constructive ouster may be shown by evidence of possessor's hostile intent coupled with knowledge or notice thereof brought home to his cotenants. Luney v. Rollins, 191 Iowa 969, 971, 183 N.W. 339, 340 (1921); Schoonmaker v. Schoonmaker, 154 Iowa 500, 503, 133 N.W. 741, 744 (1911). Such knowledge or notice may be shown by circumstantial evidence. Lynch v. Lynch, 239 Iowa 1245, 1255, 34 N.W.2d 485, 490 (1948); Arends v. Frerichs, 192 Iowa 285, 299, 184 N.W. 650, 656 (1921). Usually no equities exist in favor of one who claims property of another by adverse possession, and his acts are to be strictly construed. Simonsen v. Todd, 261 Iowa 485, 495, 154 N.W.2d 730, 736 (1967); Moffitt v. Future Assurance Associates, Inc., 258 Iowa 1160, 1170, 140 N.W.2d 108, 114 (1966). A family relationship among contending cotenants places a stronger burden of proof on those asserting adverse possession to show the necessary elements. Schoonmaker v. Schoonmaker, 154 Iowa 500, 503, 133 N.W. 741, 742 (1911). In this case it is undisputed cotenant Roland was in possession for the requisite time. The question is whether there was such constructive ouster of plaintiff cotenants Daisy and Violet as to start the statutory period. The answer under our law requires a determination of Roland's hostile intent, and the knowledge or notice of this intent to plaintiff sisters. Relating to intent, Roland's payment of mortgage and taxes, effecting major improvements and repairs, leasing out and keeping the rents, issues and profits constitute admissible evidence but these facts are not necessarily determinative of the issue. Mack v. Linge, 254 Iowa 963, 119 N.W.2d 897 (1963); Lawse v. Glaha, 253 Iowa 1040, 114 N.W.2d 900 (1962); Meyers v. Canutt, 242 Iowa 692, 46 N.W.2d 72 (1951); Sagen v. Gudmanson, 164 Iowa 440, 145 N.W. 954 (1914). But see Lynch v. Lynch, 239 Iowa 1245, 34 N.W.2d 485 (1948); Arends v. Frerichs, 192 Iowa 285, 184 N.W. 650 (1921). More directly on this issue and the issue of plaintiffs' knowledge was the testimony of plaintiffs on direct examination. Each testified Roland claimed to own the farm. Consternation of their attorney must have been matched by that of Roland's counsel when Roland testified on direct he knew it was not his but he wanted to own it some day. The latter, 78 years old and unable to reach the courtroom to testify, was obviously in his terminal illness. Trial court found he was confused and his testimony not probative. After studying the record, we agree. Roland died after submission of this case in district court and before the decree. The Executor of his estate was substituted as defendant. Roland apparently made no protest when plaintiffs received a portion of the condemnation award from condemnor City of Denison. Violet testified she had over the years demanded rent and Roland frequently asked her to contribute toward the farm improvements. Daisy testified Roland told her, at a time when he was sick and about to go to the Veteran's hospital, if the farm was sold she would get her share. We are in accord with trial court in holding adverse possession was not proved as to Violet. We also agree the situation is different as to Daisy. The quitclaim deed she and her husband executed and delivered to Roland (for what was not an unreasonable consideration at that time) was intended to convey her full one-fifth interest in the farm, as she testified. After this conveyance in 1943 Roland's continuous possession of the premises would be presumed to be with hostile intent as to any ownership she might claim. His assertion of his ownership as to her and his failure to ask her for contribution toward improvements would naturally follow from his position as her grantee. Other equivocal acts are not sufficient to overcome this evidence of his intent and her knowledge. Trial court, hearing the testimony and observing the witnesses, held Roland's title by adverse possession precluded title in Daisy. While our review is de novo (Rules 270, 334, Rules of Civil Procedure), we give weight to the fact findings of the trial court, although we are not bound by them. Rule 344(f) (7), R.C.P. The excellent annotation Adverse Possession Between Cotenants found in 82 A.L.R.2d 5, at page 32, states the general rule that possessor may hold the premises adversely to some of his cotenants while not holding adversely to the others. Finally, and for clarity, some reference must be made to the ambivalent position of Myrtle, who withdrew as plaintiff and was made a defendant. By separate answer she denied all allegations of plaintiffs' petition and prayed its dismissal. She testified she did not feel she should be a defendant. She thought Roland should have the income from the farm but the land partly belonged to her. Myrtle joined Dorcas and the Executor of Roland's Estate in this appeal. Trial court wryly observed her sisters, whom Myrtle abandoned as plaintiff, had succeeded in establishing her apparent claim in spite of herself and decreed she was entitled to a one-fifth share. We concur in this equitable result. No evidence was introduced on the issue of Roland's claimed lien for improvements nor on plaintiffs' claim for accounting. Counsel for all parties, on argument here, conceded these issues were abandoned. As trial court did not touch on these claims in his decree, we dismiss them with prejudice.