Opinion ID: 1710795
Heading Depth: 1
Heading Rank: 2

Heading: Were the claims of the plaintiffs barred by laches?

Text: This defense is moot as to Daisy because Roland's title by adverse possession has been established as against her. See Burgess v. Leverett and Associates, 252 Iowa 31, 37, 105 N.W.2d 703, 706 (1960). The defense must be considered as to Violet's claim. The doctrine of laches will be applied only where it would be inequitable to permit recovery or it is clearly demanded in the interest of justice. Each case is governed chiefly by its own circumstances. Lawse v. Glaha, 253 Iowa 1040, 1045-1046, 114 N.W.2d 900, 903 (1962); Chadek v. Alberhasky, 253 Iowa 32, 39, 111 N.W.2d 297, 301 (1961). The general rule provides if complainant had no knowledge of the facts giving rise to the cause of action, the defense of laches does not lie. Complainant is not deemed to have been in default until there was something to apprise him of defendant's hostile conduct or invasion of his rights. Follett v. Meader, 155 Iowa 405, 409-410, 136 N.W. 216, 218 (1912); 27 Am.Jur.2d, Equity § 166, p. 709. In the case before us we have already held Violet had no notice of Roland's hostile intent as to her, assuming he had such intent. For the same reason she would not be guilty of laches under the above rule. Another rule is applicable to deny this defense. Complainant is not guilty of laches where the situation of the defendant has not been materially changed by reason of complainant's delay in asserting his rights. Mere delay which does not work disadvantage or harm to others is not such laches. McKeon v. City of Council Bluffs, 206 Iowa 556, 561, 221 N.W. 351, 353 (1928); 27 Am.Jur.2d, Equity § 169, p. 715. In the case at bar, it was not proved Roland was harmed by Violet's delay in asserting her ownership. We cannot assume the improvements he made on the farm exceeded the income he derived from it; for many of the years it provided him a home. We find the defense of laches not applicable. While defendants pleaded estoppel as an affirmative defense, that issue was not raised on appeal. The finding and decree of the district court is approved and on both appeal and cross-appeal  Affirmed.