Opinion ID: 2611904
Heading Depth: 3
Heading Rank: 6

Heading: Occupant as defined by the dictionary and townsite act case law.

Text: Webster's Third New International Dictionary offers the following definitions of the term occupant: 1 a: one who takes the first possession of something that has no owner and thereby acquires title by occupancy b: one who takes possession under title, lease or tenancy at will 2 a: one who occupies a particular place or premises: TENANT, RESIDENT ... b: one who holds a particular post 3: one who has the actual use or possession of something Only definitions 1a, 1b and 2a could be applicable to the present problem as the others do not refer to the occupancy of real estate. Of these, application of 1a is to be doubted since there is no suggestion that Congress intended the benefit of 14(c)(1) to be limited to the first occupant of a dwelling in a village as distinct from subsequent occupants. The distinction between 1b and 2a seems to be that under 1b there is a connotation that an occupant must have a legal status whereas under 2a one may be an occupant merely by virtue of residence. Under either definition 1b or 2a Capener qualifies as an occupant. Thus if the dictionary alone were to be our guide both of the legal questions involving the meaning of occupant posed by this case  can a holder of a revocable permit be an occupant and can one who occupies property which is subject to a revocable permit issued to another be an occupant  would require unqualified affirmative answers. However, the townsite act cases offer further guidance in defining the term occupant. As noted, section 14(c) is meant to address the same general purpose as the townsite laws previously governing Alaska. See Case, supra, p. 25 at 167-68. These, in turn, had their counterparts in laws governing the settlement of the western states. See Oswald v. Columbia Lumber Co., 425 P.2d 240, 241 n. 1 (Alaska 1967); see also Aleknagik Natives, Ltd. v. United States, 635 F. Supp. 1477, 1479 (D.Alaska 1985) (recognizing extension of federal townsite laws to Alaska pursuant to Townsite Act of March 3, 1891, 26 Stat. 1099, 43 U.S.C. § 732 (repealed 1976)). Generally, under these laws the occupant of premises on the legally relevant date was entitled to a conveyance, usually on payment of survey costs. See e.g., Townsite Act of 1867, 43 U.S.C. § 718 (repealed 1976); Oswald, 425 P.2d at 242; Johnston v. Smith, 39 Ariz. 337, 339, 6 P.2d 891, 893 (1931); Singer Mfg. Co. v. Tillman, 3 Ariz. 122, 21 P. 818 (1889); Clark v. Titus, 2 Ariz. 147, 11 P. 312 (1886); Amador County v. Gilbert, 133 Cal. 51, 65 P. 130 (1901); City of Pueblo v. Budd, 19 Colo. 579, 36 P. 599 (1894); City of Helena v. Albertose, 8 Mont. 499, 20 P. 817 (1889); Hall v. North Ogden City, 109 Utah 325, 175 P.2d 703 (1946); Holland v. Buchanan, 19 Utah 11, 56 P. 561 (1899); Lockwitz v. Larson, 16 Utah 275, 52 P. 279 (1898); Pratt v. Young, 1 Utah 347 (Utah 1876) aff'd Cannon v. Pratt, 99 U.S. 619, 25 L.Ed. 446 (1878). In view of the similarity of purpose between section 14(c) and the townsite laws, the meaning of occupant as used in these laws may be a valuable guide. [12] The Supreme Court of Arizona in Singer Manufacturing Co. v. Tillman, 3 Ariz. 122, 21 P. 818 (1889), laid out the definition of occupant and the rules defining occupancy for the purpose of the townsite act governing Arizona: An occupant, within the meaning of the townsite law of congress, is one who is a settler or resident of the town, and in the bona fide, actual possession of the lot at the time the entry[ [13] ] is made. One who has never been in the actual possession of a lot cannot be said to be an occupant thereof. The occupancy referred to must be actual, and cannot be begun by agency, no one being allowed to take up lots by his agent. The occupancy may be for residence, for business, or for use, but the residence, business, or use must be by the claimant. A party having a bona fide occupancy can afterward lease the ground and still retain his right thereto, and he may sell his claim, except that no contract, either for the sale or lease, which conflicts with the requirements that the title shall be made to an inhabitant who is an occupant and has an interest, will be recognized in deciding to whom the government title shall go; and a party purchasing an interest in such property can have government title to the extent of such interest, provided he becomes an occupant, thus showing no one is entitled to or can receive government titles to a town lot unless he is in the actual, bona fide possession and occupancy of the lot. 3 Ariz. 122, 122, 21 P. 818, 818 (1889) (citations omitted.) See also Cain Heirs v. Young, 1 Utah 361, 364 (1876), rev'd on other grounds, Stringfellow v. Cain, 99 U.S. 610, 25 L.Ed. 421 (1878); Pratt v. Young, 1 Utah 347, 352-54 (1876) aff'd Cannon v. Pratt, 99 U.S. 619, 25 L.Ed. 446 (1878). The townsite act cases interpreting the term occupant assume that an occupant who is merely a tenant does not qualify for a conveyance. The occupant must have a colorable claim to equitable ownership of the improvements. Singer Mfg. Co. v. Tillman, 3 Ariz. at 122, 21 P. at 818. However, the actual occupier at the legally relevant date is presumed to be entitled to a conveyance. Pratt v. Young, 1 Utah at 353, 356. Further, the rules concerning whether an occupier had an interest sufficient to entitle the occupier to a deed as an occupant were not strict or technical. [14] Thus, in Singer Manufacturing Co. v. Tillman, Tillman initially was merely a tenant of the landlord, Mund. 3 Ariz. at 122, 21 P. at 818. Mund then gave a mortgage to third parties. Tillman did not pay rent and asked Mund to make repairs to the premises. Id. Mund refused, saying he wanted nothing further to do with the premises. Id. At this point, in the court's view, Tillman became an occupant in his own right. Shortly thereafter, [15] entry for the purposes of the townsite act was made by the probate judge who deeded the property to Tillman as the occupant. Subsequently, the mortgagees foreclosed. The court found in favor of Tillman since the mortgagor's (Mund's) right was extinguished before he executed the mortgage by his failure to remain in physical occupancy. In Pratt v. Young , Orson and Sarah Pratt were the initial occupants of a house in Salt Lake City. 1 Utah at 355, 359. In 1861 they moved and sold the house to Young and certain members of Young's family occupied it. Id. at 359. In 1868 Sarah Pratt resumed possession of the house. Id. at 355-56, 359-60. The entry date establishing the relevant date of occupancy occurred subsequent to Sarah Pratt's resumption of possession. Id. at 355. In a contest between Sarah Pratt and Young as to who was entitled to a deed to the house under the townsite act, Sarah Pratt prevailed. Id. at 360. She had been given possession of the house by Young without any contract for rent or any understanding or agreement expressed or implied, that she should become or be the tenant of [Young]... . Id. at 359-60. Several other cases recognize that an occupant need not comply with technical legal requirements in order to establish his or her interest in the land. See, e.g., Hall v. North Ogden City, 109 Utah 325, 175 P.2d 703, 708-711 (1946) (discussing several cases where occupancy was sufficient to give party title to land). See also Ashby v. Hall, 119 U.S. 526, 7 S.Ct. 308, 30 L.Ed. 469 (1886) (occupant's right to land established upon entry of townsite and nothing more was necessary).