Opinion ID: 1433010
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Heading: The question whether an easement was granted.

Text: It is noteworthy that the 1932 conveyance from D. P. Wilmot and Florence M. Johnson described the dominant and servient estates and indicated the place of entry and of exit of the alleged easement. It did not describe its width and did not show the exact course that it followed across the land of the plaintiffs. These deficiencies are the basis for the contention of the plaintiffs that no easement was granted because of the inadequacies of description. This issue must be determined contrary to plaintiffs' contention. The rule is that vagueness of description does not go to the existence or validity of an easement. While an extreme case of vagueness could result in a holding that no easement was granted, the present fact situation does not produce such a result. The general rule, supported by numerous cases, is set forth in an annotation in 110 A.L.R. 174-178 wherein the author states: It is a settled rule that where there is no express agreement with respect to the location of a way granted but not located, the practical location and user of a reasonable way by the grantor or owner of the servient estate, sufficiently locates the way, which will be deemed to be that which was intended by the grant. See also 17 Am.Jur. Easements sec. 102 (1957). Numerous cases are there cited in support of the proposition that the location of an easement is determined by the practical location in use by the grantee acquiesced in by the grantor at the time of the grant and a long time subsequent thereto. In 3 Powell, Real Property sec. 415 at 461, the author declares: When a conveyance is unclear as to the scope of the intended easement, the subsequent behavior of the parties can constitute a practical construction furnishing the missing details. Such resort to the behavior of the parties, however, will neither cut down a more inclusive scope clearly defined in the conveyance, nor permit a disregard of language in the conveyance. And in 1 Thompson, Real Property sec. 539 (Perm.ed.1939), it is said:    Where an easement is granted in general terms, its location may be subsequently fixed by an implied agreement arising out of its use and the grantor's acquiescence therein. A grant of a right of way over the adjoining land of a common grantor should not be so construed as to rob it of all meaning. The common-law rule is that ambiguous language used in a deed conveying an easement is to be construed favorable to the grantee.    See also 2 American Law of Property sec. 864 and 3 Restatement, Property sec. 242 (1940). The case of Blanchard v. Holland, 106 Colo. 147, 103 P.2d 18, 22, 139 A.L.R. 165 holds that:    Where a right of easement is clear and certain, even though testimony may be required to show its extent or location, as of a right of way, we think it is proper to determine these things as an incident to the granting of injunctive relief.    The authorities clearly support the proposition that lack of specific description does not affect the validity of the easements, particularly where the conduct of parties has over a period of time located it. It follows that the trial court's conclusion denying plaintiffs' requested relief based upon invalidity of the grant was correct. 2. The question whether the decree of the trial court was too vague. Plaintiffs rely on DeReus v. Peck, 114 Colo. 107, 162 P.2d 404, 406 in support of their main contention that there is no easement. The decision in the DeReus case was that where the easement contains no boundary description or other identifying information such as where it begins and where it ends the case must be remanded for the purpose of obtaining the specific information and specifying it in the decree; that the decree must be certain where an easement by prescription is established. The Court said: The law is well settled in this jurisdiction that a decree for an easement must be definite and certain so that there may be no possible doubt as to its location, its width, length, and termini. Starr v. People, 17 Colo. 458, 30 P. 64; Lieber v. People, 33 Colo. 493, 81 P. 270; Gyra v. Windler, 40 Colo. 366, 91 P. 36; Workman v. Stephenson, 26 Colo.App. 339, 144 P. 1126, 13 Ann.Cas. 841; Sprague v. Stead, 56 Colo. 538, 139 P. 544; Leach v. Manhart, 102 Colo. 129, 77 P.2d 652. Under the authorities cited the decree was defective in that it contained no definite and certain description locating the easement as the same crossed defendants' lands. The easement in the case at bar is not subject to the description deficiencies present in the easement by prescription recognized in the DeReus case. Nevertheless, under the authorities cited, it is necessary to remand the case for further testimony and for more specific description in the decree. 3. The question whether the misuse herein was such as to demand a forfeiture of the easement. From a consideration of the testimony and of the findings of the trial court, we are convinced that there is no merit in the contention that defendants have forfeited their right as a result of violations. The trial court properly found that the violations were not substantial and did not justify the forfeiture remedy. The court's conclusion that forfeiture for misuse is not justified where no actual damage has resulted from the misuse was also correct. 17 Am.Jur. Easements sec. 166 (1957), 2 Thompson, Real Property sec. 698 (Perm.ed.1939). We conclude that the trial court's view with respect to the legal consequence of the alleged misuse of the easement was correct. The judgment is affirmed in part, reversed in part and remanded for further proceedings consistent with the views expressed herein. KNAUSS and FRANTZ, JJ., concurring.