Opinion ID: 1423733
Heading Depth: 3
Heading Rank: 1

Heading: The Bennett Street Property.

Text: We must independently determine if the invasion of Robert's Bennett Street property is required. In limited circumstances invasion of one spouse's pre-marital property may be required as a matter of law. Burgess v. Burgess, 710 P.2d 417 (Alaska 1985); Wanberg v. Wanberg, 664 P.2d 568, 571 (Alaska 1983). In Wanberg, 664 P.2d at 571, we held that one such circumstance was where the parties demonstrated an intent to treat pre-marital property as joint property. Holding that the entire equitable value of a lot was subject to division even though it was held in one parties' name, we explained: The Wanbergs consistently combined their efforts in improving and managing the property, and used the building as their joint personal residence for nearly two years. Although Dianne's name never appeared on the title to the Grandview lot, she signed jointly with John when a permanent $120,000 loan was taken against the property. Under these circumstances we hold that it was an abuse of discretion for the trial court to shield the property from equitable distribution merely by affixing to the property the label of pre-marital asset. Id. at 572. We also characterized as a marital asset other pre-marital property owned by John that served as the Wanbergs' residence for some of their marriage. Id. at 572. At least two factors are relevant in this determination: (1) the use of property as the parties' personal residence, and (2) the ongoing maintenance and managing of the property by both parties. Burgess, 710 P.2d at 420. See also Wanberg, 664 P.2d at 572 (characterizing as a marital asset pre-marital property used as a residence for some of the marriage). The focus of the analysis, however, remains on intent. Participation by both spouses in the management and maintenance of the property will not automatically transform pre-marital into marital property. Rather, the participation must be significant and evidence an intent to operate jointly. See Brooks v. Brooks, 733 P.2d 1044, 1054 (Alaska 1987) (holding that the performance of some limited maintenance and management tasks ... cannot be said to rise to the level of active interest in the ongoing maintenance, management and control of the property necessary to demonstrate an intent to hold the apartment complex jointly.). We conclude that the trial court did not err in determining that Donna's involvement with the Bennett Street property was not sufficient to impute an intent by the parties to treat the property as joint property. According to the record, Robert bought the Bennett Street property in 1968 or 1969 and kept it solely in his name throughout the marriage. The parties did not reside on the property. Nor did they jointly incur liability on the property as the parties had in Wanberg. Although Donna testified to handling insurance and roofing contracts in maintaining the property and to cleaning the property between renters, these efforts alone are insufficient to require invading the property under the rationale of Wanberg and Burgess. [1]