Opinion ID: 1186484
Heading Depth: 1
Heading Rank: 1

Heading: Essential Requirements of Adverse Possession Cotenants

Text: This is a case involving cotenants: a brother, Harry, and two sisters, Rachael and Alice. They are today represented by the widow and children of Harry, who are the appellees, and the descendants of Rachael and Alice, who are the appellants. It is a case of aunt versus nieces and nephews; a case of cousins versus cousins. No third parties are involved. The law and the necessary sufficiency of evidence in cases of cotenants, particularly where there are close blood ties, is very different from cases involving third parties. That one cotenant may hold adversely to another cotenant is recognized in this jurisdiction. Kaahanui v. Kaohi, 24 Haw. 361 (1918); Aiona v. Ponahawai Coffee Co., 20 Haw. 724 (1911); Kauhikoa v. Hobron, 5 Haw. 491 (1885); Nahinai v. Lai, 3 Haw. 317 (1871). And traditionally courts have held that a cotenant relying upon a claim of adverse possession has the burden to show the following essential requirements in order to acquire exclusive title as against the ones out of possession: (1) a clear intent to claim adversely; (2) adverse possession in fact; and (3) knowledge or notice of the hostile holding brought home to the cotenant or cotenants out of possession. Chicago, P. & St. L. Ry. v. Tice, 232 Ill. 232, 83 N.E. 818 (1908); Waterman Hall v. Waterman, 220 Ill. 569, 77 N.E. 142 (1906). Although it is elementary that the burden of proof in any case involving adverse possession is upon the party alleging such, whenever the parties to the action are cotenants and closely related by ties of blood, the burden of the cotenant claiming adversely is intensified. Chasteen v. Chasteen, 213 So.2d 509 (Fla.App. 1968); Walton v. Hardy, 401 S.W.2d 614 (Tex.Civ. App. 1966); Flunder v. Childs, 238 Ark. 523, 382 S.W.2d 881 (1964). This increased burden usually requires the additional element of actual knowledge of the adverse possession, rather than mere circumstances putting the possessor's cotenants on notice. Baxter v. Young, 229 Ark. 1035, 320 S.W.2d 640 (1959); Torrez v. Brady, 37 N.M. 105, 19 P.2d 183 (1932). As the court stated in Mercer v. Wayman, 9 Ill.2d 441, 137 N.E.2d 815 at 818 (1956), a case involving parties with close family relationships: While the plaintiffs exercised such control and dominion over the property as to be hostile and adverse to all strangers, the rules with regard to adverse possession are different in the case of one cotenant who claims adversely to other cotenants.    Before the possession of one tenant in common can be adverse to the cotenant there must be a disseizin or ouster by some outward act of ownership of an unequivocal character, overt and notorious, and of such nature as to impart information and notice to the cotenant that an adverse possession and disseizin are intended to be asserted by the tenant in possession.       [I]n order to start the running of the Statute of Limitations against a cotenant, it must be shown that the tenant in possession gave actual notice to the tenant out of possession that he was claiming adversely, or that the tenant out of possession had received notice of such claim of the tenant in possession by some act which would amount to an ouster or disseizin.    [Emphasis added.] In addition, any cotenant seeking to establish adverse possession labors under a strong presumption against every supposition that a cotenant in sole possession is holding the premises in opposition to the rights of his cotenants. Hare v. Chisman, 230 Ind. 333, 101 N.E.2d 268 (1951); Bradford v. Armijo, 28 N.M. 288, 210 P. 1070 (1922). The presumption is that the one in occupancy holds the premises in his character and right as cotenant, and consequently for the others as well as for himself, and not adversely to them. Smith v. Hamakua Mill Co., 13 Haw. 716 (1901). The question we must now answer, then, is whether the plaintiffs-appellants failed to carry their burden of proof to show intent to hold adversely, or any action of a hostile or adverse nature, or of actual notice of ouster or disseizin against the cotenants, defendants-appellees.