Opinion ID: 1059038
Heading Depth: 3
Heading Rank: 3

Heading: Sufficiency of the Quatannens' Acts

Text: The uses made of the disputed land by the Quatannens and their predecessors were sufficient to establish adverse possession. The Quatannens' uses of the land are consistent with the uses that have been found sufficient to establish adverse possession in other cases. The Quatannens and their predecessors clearly had actual possession of the land. They demonstrated their absolute dominion and enjoyment of the property by making significant improvements to it including the room, the brick arch, the walkway, and the parking area. They and their predecessors have also cultivated vegetation on the land and used the land for recreational activities. These types of uses have repeatedly been found sufficient to show actual possession. See, e.g., Taylor, 42 Va. at 192; LaDue, 201 Va. at 207, 110 S.E.2d at 222; Grappo, 241 Va. at 62-63, 400 S.E.2d at 171. In order to have exclusive possession, a claimant must shut out the rightful owner. Taylor, 42 Va. at 190. In this case, the room built on the disputed land clearly shuts out the Tyrrells. The gate under the brick arch is used for the same purpose. That these structures do not exclude the Tyrrells from the entirety of the disputed land does not destroy the Quatannens' claim of adverse possession. Possession may be more manifest to a part, than as to the rest; but in reference to the whole, possession of part is possession of the entire tract or parcel. Id. at 190-91. The Quatannens' evidence satisfied the element of exclusive possession. According to the evidence presented at trial, the room, the brick arch, and the brick walkway on the disputed strip of land have all existed for at least 28 years. This evidence more than satisfies the requirement that the possession be continuous for a period of 15 years. During this time, the Quatannens and their predecessors, through the actions repeatedly described, occupied, used, and improved the land as if they owned it, satisfying the requirement that they possess the land under a claim of right. Grappo, 241 Va. at 61-62, 400 S.E.2d at 170-71. The Tyrrells argue that because one of the Quatannens' predecessors leased the property at 217 S. Alfred Street and none of the tenants testified, that the Quatannens could not establish possession for the statutory period. This argument is without merit because, irrespective of the tenants' actions, the room of the house, the brick arch, and the brick walkway existed throughout that time. The actions of the Quatannens and their predecessors have satisfied all the elements necessary to establish ownership through adverse possession.