Opinion ID: 1057648
Heading Depth: 4
Heading Rank: 2

Heading: Underground Fuel Storage Tanks on the Property

Text: The Stanfills alleged that the Mountains knew of and failed to disclose the existence of the underground fuel storage tanks in close proximity to their well. In support of their motion for summary judgment, the Mountains again attacked the element of knowledge, relying upon their identical affidavits, in which they each stated that “[a]t the time of sale, I had no actual knowledge of the presence of underground storage tanks on the property.” In response to the question on the Tennessee Residential Property Condition Disclosure form “ARE YOU (SELLER) AWARE OF ANY OF THE FOLLOWING ? – Substances, materials, or products which may be an environmental hazard such as, but not limited to: asbestos, radon gas, lead-based paint, fuel or chemical storage tanks, and/or contaminated soil or water on the property,” the Mountains checked the box “UNKNOWN .” To meet their burden of establishing a genuine issue of material fact, the Stanfills produced the deposition testimony of two of the Mountains’ neighbors, who stated that Mr. Mountain knew and told them of the underground storage tanks. John McGlasson, the Mountains’ next-door neighbor, testified as follows: John [Mountain] and I were standing out talking in his driveway one day and he asked me if I had seen his well house, and I said, “No, I didn’t know you had one.” So we started walking over there, and as we were walking in that direction, there was a concrete block, I don’t know, maybe a foot square, maybe bigger, with a pipe sticking up out of it. And I kind of tapped it with my foot, and I said, “Is this part of it?” And John replied, “No, that’s some old tanks.” Similarly, Perry Sanford Bodine, another neighbor, testified that Mr. Mountain told him on two occasions that there was an old tank in the ground. Mr. Bodine stated colorfully that he “would swear it on ten Bibles” that John Mountain knew there were tanks in the ground. Thus, in this case there is a genuine issue of material fact as to whether Mr. Mountain knew the underground storage tanks were on his property at the time of sale, and whether the statement on the Tennessee Residential Property Condition Disclosure form that it was “unknown” whether he was aware of “fuel or chemical storage tanks” was falsely made. Accordingly, summary judgment in Mr. Mountain’s favor was inappropriate. 7 However, the Stanfills did not produce sufficient evidence5 suggesting that Mrs. Mountain knew of the existence of the underground tanks. Mr. Bodine stated, “I don’t have knowledge of Melony [Mountain] knowing about the tank, I’ve never discussed that with her.” Thus, the trial court correctly granted summary judgment in Mrs. Mountain’s favor on this issue. To support his motion for summary judgment on the claims of fraudulent concealment of the underground storage tanks, Mr. Brooks testified in his affidavit that he had no knowledge of the underground storage tanks at the time of sale, thus effectively negating the knowledge element of the claim and shifting the burden to the Stanfills to provide or identify evidence creating a genuine issue of material fact. The Stanfills produced no evidence, circumstantial or otherwise, demonstrating or raising a reasonable inference that Mr. Brooks actually knew of the underground tanks prior to closing. Thus, the trial court correctly granted summary judgment in favor of Mr. Brooks on the Plaintiffs’ claim of fraudulent concealment of the underground fuel storage tanks.