Opinion ID: 1591341
Heading Depth: 3
Heading Rank: 1

Heading: Easement Location

Text: The first issue in the case under submission concerns the propriety of allowing an appellate court to designate the servient estate in a condemnation proceeding. The Sadlers contend that a jury of view, [5] rather than the appellate court, is the proper body to determine which property should be burdened by an easement granted to a landlocked property owner. We agree. The procedure for condemnation of an easement across land obstructing access to a public road is established by Tenn.Code Ann. § 54-14-101(a)(1) (2000 Supp.). This section clearly provides that it is the jury of view which shall lay off the road of ingress and egress: When the lands of any person are surrounded or enclosed by the lands of any other person or persons who refuse to allow to such person a private road to pass to or from such person's lands, it is the duty of the county court, on petition of any person whose land is so surrounded, to appoint a jury of view, who shall, on oath, view the premises, and lay off and mark a road through the land of such person or persons refusing, as aforementioned, in such manner as to do the least possible injury to such persons, and report the same to the next session of the court, which court shall have power to grant an order to the petitioner to open such road . . . Tenn.Code Ann. § 54-14-101(a)(1). Thus, the statute provides that once the court finds that property is landlocked, a jury of view must be appointed to determine the portion of private, adjoining land where the placement of an easement will be least injurious. The jury must actually view the landlocked property and the surrounding premises to make this determination. Id. The jury must also assess the damages the petitioner must pay the landowner for use of the easement. Id.; see also Swicegood v. Feezell, 29 Tenn.App. 348, 196 S.W.2d 713, 715-16 (1946). It is only after a report by the jury of view is submitted that the trial court shall have the power to grant an order to the petitioner to open such road . . . Tenn.Code Ann. § 54-14-101(a)(1). It is well established that statutes conferring the power to affect private property rights without the owner's consent must be strictly construed. Clouse v. Garfinkle, 190 Tenn. 677, 231 S.W.2d 345, 348 (1950). The Court of Appeals' judgment designating the Sadler's property for the easement, entered without the benefit of a report from a jury of view, clearly contravenes the procedure set out by the condemnation statute and is, therefore, error.