Opinion ID: 2631209
Heading Depth: 2
Heading Rank: 3

Heading: Prescriptive Easement Claim at Trial

Text: Appellate review of the lower court's decision is limited to ascertaining whether the evidence supports the findings of fact, and whether the findings of fact support the conclusions of law. See Conley v. Whittlesey, 133 Idaho 265, 269, 985 P.2d 1127, 1131 (1999); Alumet v. Bear Lake Grazing Co., 119 Idaho 946, 812 P.2d 253 (1991). A trial court's findings of fact in a bench trial will be liberally construed on appeal in favor of the judgment entered, in view of the trial court's role as trier of fact. See Lindgren v. Martin, 130 Idaho 854, 857, 949 P.2d 1061, 1064 (1997); Sun Valley Shamrock Resources, Inc. v. Travelers Leasing Corp., 118 Idaho 116, 118, 794 P.2d 1389, 1391 (1990). It is the province of the district judge acting as trier of fact to weigh conflicting evidence and testimony and to judge the credibility of the witnesses. See Abbott v. Nampa School Dist. No. 131, 119 Idaho 544, 808 P.2d 1289 (1991); I.R.C.P. 52(a). Findings of fact that are based on substantial evidence, even if the evidence is conflicting, will not be overturned on appeal. See Hunter v. Shields, 131 Idaho 148, 953 P.2d 588 (1998). However, we exercise free review over the lower court's conclusions of law to determine whether the trial court correctly stated the applicable law, and whether the legal conclusions are sustained by the facts found. See Whittlesey, 133 Idaho at 269, 985 P.2d at 1131; Burns v. Alderman, 122 Idaho 749, 752-53, 838 P.2d 878, 881-82 (Ct.App. 1992).
In order to establish a private prescriptive easement, a claimant must present reasonably clear and convincing proof of open, notorious, continuous, and uninterrupted use under a claim of right and with the knowledge of the owner of the servient tenement for the prescriptive period of five years. See I.C. § 5-203; West v. Smith, 95 Idaho 550, 511 P.2d 1326 (1973). The purpose of the requirement that prescriptive use be open and notorious is to give the owner of the servient tenement knowledge and opportunity to assert his rights. The open and notorious use must rise to the level reasonably expected to provide notice of the adverse use to a servient landowner maintaining a reasonable degree of supervision over his premises. See Kaupp v. City of Hailey, 110 Idaho 337, 340, 715 P.2d 1007, 1010 (Ct. App.1986) (citations omitted). The Baxters argue that Esterholdt, the Craneys' predecessor in interest, had actual knowledge that the Baxters' cattle used trails on land east of the fence to reach the spring for water. The district court, however, noting that there was conflicting testimony that the trails were also used by deer and elk wandering off the BLM lands, concluded that the Baxters failed to provide clear and convincing evidence that the trails were sufficient to put Esterholdt on notice of their use as a means for the Baxters' cattle to get to the spring. We agree. An examination of the record establishes that the district court's characterization of the land is accurate. The land in question is essentially a knoll or hill. There are a number of trails present on the hillside, all of which could either be used by the Baxters' cattle or by wild game. The Baxters argue that their testimony at trial delineated the main trails used by their cattle to reach the spring. The record, however, indicates that Esterholdt was ill and was only able to visit the property two or three times per year. Because a landowner need only maintain reasonable supervision over his property, see Kaupp, 110 Idaho at 340, 715 P.2d at 1010, we agree with the district court that the presence of the trails on Esterholdt's land, without more, was insufficient to place Esterholdt on notice of their use by the Baxters' cattle. In addition, the multiple paths do not show any established right of way on a specific trail. As the Court of Appeals noted in Roberts v. Swim, an easement by prescription requires a showing by the claimant of a line of travel without material change or variation. 117 Idaho 9, 15, 784 P.2d 339, 345 (Ct.App.1989). Travel over a tract of land in various directions and courses for the prescriptive period is thus insufficient to establish a right of way over any particular path. See id. Although the Baxters argue that their testimony at trial illustrated the particular trails their cattle were using to reach the spring, their testimony also indicates that the lay of the land makes it difficult, if not impossible, for their cattle to reach the spring without following one of the numerous trails that zigzag the slope leading to the water. As Mr. Baxter himself noted, his cattle were more apt to meander up and down the various trails than to travel in a linear fashion up or down the hillside. It is therefore reasonable to conclude that the Baxters' cattle were not traveling by means of any particular route. The Baxters alternatively argue that there is no evidence demonstrating how the fence line that separates the two parcels was altered to allow their cattle to reach the spring. They assert that the lack of evidence as to how the use of the disputed property began raises the presumption of open, notorious, and continued use for the statutory period in their favor under I.C. § 5-203, and contend that the burden then shifts to the Craneys, as owners of the property, to show that the use was permissive. See West v. Smith, 95 Idaho 550, 557, 511 P.2d 1326, 1333 (1973). Although it appears reasonable to assume that Baxter himself altered the fence to allow his cattle to reach the spring, it is true that the record does not indicate how or when the fence was moved. There are, however, facts suggesting that even if Esterholdt was aware that the Baxters' cattle were crossing his land to water at the spring, their use of his property was permissive. The property in question is essentially useless for grazing because of its steep terrain and lack of vegetation. Additionally, Esterholdt did not lose access to the spring when the fence was moved. It is therefore logical to assume that even if Esterholdt was on notice that the Baxters' cattle were crossing his land to reach the spring, he was simply being neighborly by allowing the fence to be moved and giving the Baxters' cattle access to water. Because a prescriptive right cannot be established where the use was permissive, see Hunter v. Shields, 131 Idaho 148, 151, 953 P.2d 588, 591 (1998), we reject the Baxters' assertion. The Baxters also contend that the Craneys took possession of the land with knowledge of the easement. As evidence of their knowledge, the Baxters point to testimony that the Craneys inspected the land prior to their purchase and observed the trails. An examination of the relevant testimony in the record, however, merely establishes that the Craneys were aware of the trails at the time of purchase. The Craneys' mere appreciation of the abundant trails, without more, is insufficient to establish that the Craneys were put on notice of a prescriptive easement across their land. Accordingly, because the district court's decision is supported by substantial and competent, although conflicting, evidence, this Court will not disturb its conclusion. See Hunter, 131 Idaho 148, 953 P.2d 588 (1998).