Opinion ID: 1973726
Heading Depth: 1
Heading Rank: 2

Heading: The Homestead Interest of Irwin H. Underberg.

Text: We must now decide if Irwin's homestead interest was effectively waived, making it subject to execution. The trial court said it was, but our conclusion under Division II compels a reversal. Homestead rights are jealously guarded by the law. Wright v. Flatterich, 225 Iowa 750, 756, 281 N.W. 221, 223 (1938). Homestead laws are creatures of public policy, designed to promote the stability and welfare of the state by preserving a home where the family may be sheltered and live beyond the reach of economic misfortune. 40 Am.Jur.2d Homestead § 4, at 118 (1968). Homestead rights are purely statutory and get their vitality solely from the provisions of legislative enactment. There can be no splitting of homestead rights. The very nature of the doctrine makes such a result intolerable. It is just as destructive of family security to lose half a homestead as all of it. Therefore if Elizabeth's homestead interest is not subject to execution, neither is Irwin's. We believe this is at the very foundation of our homestead law. The trial court's order holding Irwin's interest subject to execution and Elizabeth's exempt creates a situation which defeats our established public policy. For language supporting this view see Hostetler v. Eddy, 128 Iowa 401, 406, 104 N.W. 485, 487 (1905) (contract for sale of homestead void as to one spouse is also void as to the other). A creditor who seeks to satisfy his debt out of a homestead must be certain he has a right against the whole property, not just part of it. IV. Apparently there is still pending in district court the Wilsons' cross-petition against Elizabeth. If that proceeding results in judgment against her and execution is again levied on the Underberg homestead, the court must then determine if there has been a waiver of homestead rights under section 561.21, The Code, as the Wilsons claim. We do not decide that question now. V. In view of the result reached, we need not consider any other matters raised. The order on Irwin's appeal (No. 63415) is reversed; the order on Wilsons' appeal (No. 63656) is affirmed. AFFIRMED IN PART AND REVERSED IN PART.