Court Opinion

ID: 9948934
Source: CourtListenerOpinion
Date Created: 2024-03-08 15:14:59.937462+00
Date Added: 2024-06-11T14:26:22.036864
License: Public Domain

RENDERED: MARCH 1, 2024; 10:00 A.M.
                       NOT TO BE PUBLISHED

                Commonwealth of Kentucky
                          Court of Appeals
                             NO. 2022-CA-0242-MR

SCOTT HILL AND LORRIE HILL                                        APPELLANTS

                 APPEAL FROM KENTON CIRCUIT COURT
v.                HONORABLE KATHLEEN LAPE, JUDGE
                        ACTION NO. 18-CI-01603

MARC TISCHBEIN; DAVID A.
KLINGSHIRN, AS TRUSTEE OF THE
DAVID A. KLINGSHIRN TRUST;
DAVID A. KLINGSHIRN,
INDIVIDUALLY; GENERAL
ELECTRIC CREDIT UNION; AND
PEGGY RANKIN                                                        APPELLEES

                               OPINION
                       REVERSING AND REMANDING

                                 ** ** ** ** **

BEFORE: CETRULO, JONES, AND TAYLOR, JUDGES.

TAYLOR, JUDGE: Scott Hill and Lorrie Hill bring this appeal from a February 1,

2022, Order Granting Summary Judgment on Marc Tischbein and Peggy Rankin’s

claims for adverse possession and prescriptive easement as to a garage and

driveway/gate located on the Hills’ property. We reverse and remand.
               The relevant history of the real property at issue in this appeal, 420-

422 Riverside Drive and 109 Shelby Street, in Covington, Kentucky, spans more

than three decades. Thus, we will recite only the facts germane to disposition of

this appeal.

               In 1986, David A. Klingshirn acquired title to 420-422 Riverside

Drive (hereinafter referred to as the Main House). Klingshirn partnered with Marc

Tischbein to assist in financing the purchase and renovation of the Main House

property. Klingshirn and Tischbein planned to renovate the property and

eventually sell it for profit. It is undisputed that Tischbein contributed to the costs

associated with the purchase, renovation, and upkeep of the Main House property

despite his name not appearing on the deed and there being no written agreement.

Both Klingshirn and Tischbein moved into the Main House shortly after the

purchase and proceeded with the renovation.

               In early 1993, Klingshirn and Tischbein had the opportunity to

purchase real property located at 109 Shelby Street (hereinafter referred to as the

Coach House). The Coach House property directly abutted the Main House

property to the rear.1 Klingshirn, Tischbein, and Tischbein’s then-fiancée, Peggy

1
  Apparently, the two parcels, 420-422 Riverside Drive (the Main House) and 109 Shelby Street
(the Coach House), were originally one parcel. The two parcels were divided well before David
A. Klingshirn, Marc Tischbein, or Peggy Rankin became involved with either property.

                                             -2-
Rankin, apparently agreed that the Main House property would be more valuable if

they also owned the Coach House. So, by deed dated April 30, 1993, Klingshirn,

Tischbein, and Rankin acquired title to the Coach House. Thereafter, the three

parties jointly financed a renovation of the Coach House, an update of the Main

House, construction of two garages, and installation of a driveway/gate. In 1994,

Tischbein and Rankin married and lived in the Main House; Klingshirn moved into

the Coach House.

             Shortly after the purchase of the Coach House, the first garage was

constructed upon the Coach House property. The first garage directly adjoined the

Coach House and had an exit into the Coach House basement. Klingshirn utilized

this garage. A second garage was also constructed upon the Coach House property

and adjoined the first garage, with a shared common wall. The second garage was

the closest of the two garages to the Main House. Tischbein used the second

garage. A driveway/gate was also constructed to provide access to both garages

and to provide additional parking. The only access to the driveway was through a

gate that opened onto Shelby Street. Prior to this construction, the only parking

available to the Main House and the Coach House had been street parking.

             Then, in 1998, title to the Main House was transferred from

Klingshirn to Klingshirn and Tischbein. Thereafter, in 2001, Klingshirn,

Tischbein, and Rankin decided to separate their ownership interest in the Main

                                        -3-
House and the Coach House. By deeds dated June 28, 2001, Klingshirn conveyed

his interest in the Main House to Tischbein and Rankin; Tischbein and Rankin

conveyed their interest in the Coach House to Klingshirn. Klingshirn continued to

live in the Coach House and utilize the first garage. Tischbein and Rankin

continued to live in the Main House, and Tischbein continued to use the second

garage. All three parties utilized the driveway/gate on the Coach House property

to access the garages.

             In the fall of 2017, Klingshirn, who was then 79 years old, wanted to

sell the Coach House property. Klingshirn approached Tischbein and told him that

he wanted to sell. Klingshirn hoped the two properties could be sold together for a

larger profit or that Tischbein and Rankin would buy the Coach House from him.

When it became obvious to Klingshirn that Tischbein and Rankin were not going

to agree to sell the two properties together or purchase the Coach House,

Klingshirn listed the Coach House with a realtor.

             In the spring of 2018, Scott and Lorrie Hill became interested in

purchasing the Coach House. At that time, Klingshirn informed the Hills of what

Klingshirn called a “gentleman’s agreement.” Klingshirn explained that the

gentleman’s agreement allowed Tischbein to use the second garage located upon

the Coach House property. The Hills then decided to have a survey conducted of

the Coach House property. The survey revealed that the second garage was, in

                                        -4-
fact, located almost entirely on the Coach House property.2 Shortly after closing

upon the purchase of the Coach House in June of 2018, the Hills met with

Tischbein and Rankin and offered a license that would allow Tischbein and Rankin

to continue using the second garage and the driveway/gate; the Hills just wanted a

writing to commemorate the agreement. Much to the Hill’s surprise, Tischbein

and Rankin refused the offer.

              On August 31, 2018, Tischbein and Rankin filed a Verified Complaint

for Declaratory Judgment, Quiet Title, and Equitable Relief in the Kenton Circuit

Court naming Scott Hill and Lorrie Hill as defendants. Therein, Tischbein and

Rankin claimed ownership of the second garage by adverse possession and use of

the common driveway/gate by prescriptive easement. Tischbein and Rankin

subsequently filed an Amended Verified Complaint on September 21, 2018,

naming General Electric Credit Union, the Hills’ mortgage holder, as a defendant.

              On February 22, 2019, the Hills filed a motion for summary judgment.

Therein, the Hills asserted that Tischbein and Rankin’s claim for title to the second

garage was defeated by failure to satisfy the “hostile” element of adverse

possession. Tischbein and Rankin also filed a motion for partial summary

judgment on February 22, 2019. Therein, Tischbein and Rankin asserted that they

2
 Apparently, one of the exterior walls of the second garage slightly encroached upon the Main
House property. This encroachment has not been argued or relied upon by the parties to this
appeal.

                                              -5-
held an irrevocable license for use of the second garage and the driveway/gate. On

September 5, 2019, the Hills amended their answer and filed a counterclaim

against Tischbein and Rankin and filed a third-party complaint against Klingshirn.

             By order entered April 6, 2020, the circuit court denied the Hills’

motion for summary judgment. The circuit court further stated that although it

believed the record was supportive of Tischbein and Rankin’s claim for adverse

possession, Tischbein and Rankin had not moved for summary judgment on that

claim; thus, the circuit court could not adjudicate same. Rather, the circuit court

determined that Tischbein and Rankin had an irrevocable license:

                   This court finds that, at a minimum, Tischbein and
             Rankin had a license from Klingshirn to use them [the
             second garage and driveway/gate]. If their use is
             determined to be permissive, as argued by The Hills and
             Klingshirn, it would amount to a license based upon
             Klingshirn’s own testimony.

                    ....

                   It is this court’s opinion that, as a matter of law,
             Tischbein and Rankin have, at a minimum, an
             irrevocable license of which the Hills are barred from
             revoking by equitable principles. In finding this,
             however, the court is not precluding Tischbein and
             Rankin from continuing to pursue their adverse
             possession and easement claims.

April 6, 2020, Order at 21-22. The April 6, 2020, order did not adjudicate all the

rights of all the parties and it did not contain the finality recitations of Kentucky

Rules of Civil Procedure (CR) 54.02. The Hills then filed a motion to alter,

                                          -6-
amend, or vacate the April 6, 2020, order, which was denied by order entered May

18, 2020.

             Tischbein and Rankin thereafter filed a motion for summary judgment

as to their claims for adverse possession of the second garage and a prescriptive

easement as to the driveway/gate. By order entered February 1, 2022, the circuit

court granted summary judgment in favor of Tischbein and Rankin on their claims

for adverse possession and prescriptive easement. The February 1, 2022, order

specifically provided:

                     Plaintiffs [Tischbein and Rankin] have established
             title through adverse possession by establishing the
             existence of all five elements of their claim for a fifteen-
             year period. Defendants [the Hills], in turn, have failed
             to show any act by Klingshirn asserting his ownership or
             conveying his consent to Tischbein’s and Rankin’s use of
             the property which would bar their claim.

                   ....

                   For all the reasons stated above finding Plaintiff’s
             [Tischbein and Rankin] adverse possession of the Main
             House garage, this court finds a prescriptive easement for
             the use of the driveway and gate to access the Main
             House garage.

                   ....

                   Motion of Plaintiffs, Marc Tischbein and Peggy
             Rankin, for Summary Judgment on their adverse
             possession claim regarding the Main House garage and
             prescriptive easement claim regarding the entry gate and
             driveway is SUSTAINED.

                                         -7-
February 1, 2022, order at 20, 22. The February 1, 2022, order contained complete

CR 54.02 language. This appeal follows.

             The Hills initially contend the circuit court erred by granting summary

judgment in favor of Tischbein and Rankin on their claim for adverse possession as

to the second garage. More particularly, the Hills assert that summary judgment

was improper as there was abundant evidence that Tischbein and Rankin’s

possession of the second garage was permissive, thus precluding satisfaction of the

hostile element required for adverse possession.

             Summary judgment is proper where there exists no material issue of

fact and movant is entitled to judgment as a matter of law. CR 56; Steelvest, Inc. v.

Scansteel Service Center, Inc., 807 S.W.2d 476, 480 (Ky. 1991). When

considering a summary judgment, all facts and inferences therefrom are to be

viewed in a light most favorable to the nonmoving party. And, the court is to

consider all evidentiary facts contained in the record. Collins v. Duff, 283 S.W.2d

179, 183 (Ky. 1955). Upon review of the record before this Court, we conclude

that material issues of fact exist precluding entry of summary judgment.

             To sustain a claim under adverse possession, the claimant must prove

by clear and convincing evidence that possession of the property has been: (1)

hostile and under a claim of right, (2) actual, (3) exclusive, (4) continuous, and (5)

open and notorious. Moore v. Stills, 307 S.W.3d 71, 77 (Ky. 2010) (citations

                                          -8-
omitted). These elements must be maintained for the statutorily requisite period of

fifteen years. Id. at 78; Kentucky Revised Statutes (KRS) 413.010. And, “[f]ailure

to prove even one of the elements is fatal to an adverse possession claim.” Hogg v.

Hogg, 619 S.W.3d 921, 929 (Ky. App. 2020). Particularly relevant to this appeal,

is whether there exists a material issue of fact upon the hostility element of their

adverse possession claim as to the second garage.

             It is well settled that permissive use is generally not hostile and,

therefore, “possession by permission cannot ripen into title no matter how long that

period of possession is continued.” 3A Robert W. Keats, Kentucky Practice – Real

Estate Transactions § 19:3 (2023); see also United Hebrew Congregation of

Newport v. Bolser, 50 S.W.2d 45 (Ky. 1932).

             In the case sub judice, there was conflicting evidence upon whether

Tischbein and Rankin’s use of the second garage was permissive rather than

hostile. Klingshirn provided the following depositional testimony:

                   Q.     Now, your testimony was, and correct me if
             I’m wrong, that there was a gentleman’s agreement that
             [Tischbein] got to use the garage?

                    A.    Yea, right.

                    Q.    When did that agreement begin?

                   A.     When we built the second garage. Because
             it made the property look better because it was going - -
             we were going to sell it as one piece of property, you

                                          -9-
know. So we never thought about breaking up the
property.

       Q.    So was - - I’m trying to get to the bottom of
what this gentleman’s agreement was and how you knew
that you had a gentleman’s agreement, because both of
you are referring to a gentleman’s agreement - -

      A.     Yes.

      Q.     -- but both of you think it means - -
according to your testimony - - sworn testimony that Mr.
Tischbein gave and that you’re giving now, that they
mean different things. Okay?

      A.     Yea. I mean - -

      Q.     So - - so he said - -

      A.     I can’t image why anybody would say, here,
I’m just going to give you this - - my land, you know.
Because - - because even to get to that second garage,
they got to drive through all the property of 109 Shelby.
You can’t even get to that second garage, which you call
Marc’s garage, unless you drive through 109 Shelby.

      ....

        Q.    So - - so I guess the answer to my question
is, did you - - did you or did you not understand that the
second garage was part of 109 Shelby when you
exchanged those deeds?

      A.     109 - - both garages were on 109 Shelby.

      ....

       Q.   So is [Rankin] telling the truth when she
says there was an agreement between you and her and

                            -10-
            Marc that they got to maintain ownership of that second
            garage when you split the property’s ownership?

                   A.     Not - - not ownership. They go to use the
            garage. I didn’t say, you own the property. In fact, it
            was just never even - - I never even had a conversation
            with Peggy about it. It was just that we were selling this
            total piece of property. Marc was parking there, I was
            parking there, and Peggy was able to drive through the
            coach house property to get onto their property.

June 17, 2019, Deposition of Klingshirn at 73, 74, 76, 77.

            Rankin’s depositional testimony, on the other hand, provided:

                  Q.    Okay. So, I’m happy to use the
            terminology, even though there was no written
            agreement, that the three of you had an agreement, okay?

                          And the reason why I’m calling it an
            understanding, but I will - - I’ll use the term agreement
            - - is because we can’t flesh out the terms of the
            agreement without a written document. And that’s what
            I’m trying to understand is what were the terms.

                  A.    It was the terms - - the same as they stood
            from 1994 when the garage was complete - - that the
            garage with with 109, attached to that, the other garage
            belonged to us. And we used that garage starting in
            1994.

                   Q.      Okay. And your testimony is - - and I
            believe - - I don’t want to characterize it this way, but
            Marc said pretty much the same thing that - - he called it
            a gentleman’s agreement. Would that be something that
            you would characterize it as well?

                   A.    No.

                                       -11-
                   Q.    Okay. Then what would you characterize it
            as?

                  A.    I’m going to classify it as a - - and it may
            not be on paper, but it was a total legal understanding
            between the three of us that David owned the garage at
            109 and we owned the garage on the other property, the
            420 garage.

                   Q.    Okay. So how were you planning on
            conveying that agreement amongst the three of you to the
            rest of the world?

                  A.     I never though there was any need to,
            because our agreement was that the garages belonged to
            each property. And my understanding was - - and the
            properly line went right down the middle of the garages.

May 30, 2019, deposition of Peggy Rankin at 82-84.

            The depositional testimony of Klingshirn and Rankin is conflicting

upon the facts surrounding the use and/or ownership of the second garage.

Klingshirn’s depositional testimony indicated that a gentleman’s agreement existed

whereby he gave Tischbein/Rankin permission to use the second garage and

driveway/gate. Rankin’s testimony, on the other hand, was that she believed the

second garage was on the Main House property and that she and Tischbein owned

the second garage. Where, as here, the proffered testimony is crucial to the

ultimate factual determination, the weight and credibility of that testimony make

summary judgment inappropriate. We, therefore, conclude that a genuine issue of

                                        -12-
material fact existed as to the hostile element of the adverse possession claim, thus

precluding summary judgment.3

               The Hills likewise contend the circuit court erred by granting

summary judgment in favor of Tischbein and Rankin on their claim for a

prescriptive easement as to the driveway/gate. More specifically, the Hills contend

that summary judgment was improper as the evidence demonstrated that Tischbein

and Rankin’s use of the driveway/gate was permissive, thus precluding satisfaction

of the adverse element of a prescriptive easement.

               The law of prescriptive easements was succinctly summarized in the

case of Cole v. Gilvin, 59 S.W.3d 468 (Ky. App. 2001), where it was stated:

               A prescriptive easement is a property right in one
               landowner (dominant tenement) representing a privilege
               to use the land of another (servient tenement) and is
               based on a presumed grant that arises from the adverse,
               uninterrupted, and continued use for a 15–year statutory
               period. . . .

                      ....

               The right to use a passway as a prescriptive easement
               cannot be acquired no matter how long the use
               continues if it originated from permission by the
               owner of the servient tenement.

Id. at 475-76 (emphasis added).

3
 We acknowledge that Klingshirn’s deposition testimony was at times seemingly in conflict.
However, upon the issue of permissive use of the second garage and driveway, a jury is best
suited to judge the credibility of the testimony provided by Klingshirn, Tischbein, and Rankin.

                                              -13-
             As the depositional testimony of Klingshirn and Rankin demonstrates,

the driveway/gate located upon the Coach House property was treated in the exact

same manner as the second garage. Therefore, the same material issue of fact upon

permissive use that precluded summary judgment on the adverse possession claim

as to the second garage also precludes summary judgment on the prescriptive

easement claim as to the driveway/gate. Hence, we are of the opinion that the

circuit court erred by rendering summary judgment upon the prescriptive easement

claim.

             The Hills next contend the circuit court erred by granting summary

judgment in favor of Tischbein and Rankin as to the grant of an irrevocable license

in the second garage and the driveway/gate in its April 6, 2020, order. More

specifically, the Hills assert the circuit court erred as Tischbein and Rankin had not

pleaded a claim for an irrevocable license. Additionally, the Hills assert that

material issues of fact remained regarding the irrevocable license and that even if

there were a license, it would not have survived the sale of the property to the

Hills.

             It is well-established that “Kentucky is a notice pleading jurisdiction,

where the central purpose of pleadings remains notice of claims and defenses.”

Watson v. Landmark Urology, P.S.C., 642 S.W.3d 660, 671 (Ky. 2022) (citing

Russell v. Johnson & Johnson, Inc., 610 S.W.3d 233, 240 (Ky. 2020); CR 8.01).

                                         -14-
             CR 8.01, entitled Claims for Relief, provides, in relevant part:

             (1) A pleading which sets forth a claim for relief, . . .
             shall contain (a) a short and plain statement of the claim
             showing that the pleader is entitled to relief and (b) a
             demand for judgment for the relief to which he deems
             himself entitled. Relief in the alternative or of several
             different types may be demanded.

             In the case sub judice, a review of the Verified Complaint for

Declaratory Judgment, Quiet Title and Equitable Relief and the Amended Verified

Complaint reveal that Tischbein and Rankin did not plead a claim for an

irrevocable license. It is clear that where a party fails to plead a claim, the party

cannot be entitled to summary judgment on such claim. See Watson, 642 S.W.3d

at 671. As Tischbein and Rankin never pleaded a claim for an irrevocable license,

they cannot be entitled to summary judgment on same. Therefore, we believe the

circuit court erred in its April 6, 2020, order by granting summary judgment in

favor of Tischbein and Rankin on the theory of an irrevocable license.

Furthermore, if Tischbein and Rankin had sufficiently pleaded an irrevocable

license claim, we harbor grave doubt that Tischbein and Rankin could succeed on

such claim when Rankin’s testimony was that she and Tischbein owned the garage.

             The Hills also contend that the circuit court erred by granting

Tischbein and Rankin’s motion to dismiss the Hills’ Second Amended

Counterclaim. More specifically, the Hills assert that summary judgment on the

adverse possession claim “made other determinations that must also logically be

                                          -15-
reversed given the consensual and permissive nature of Tischbein/Rankin’s use.”

Appellant’s Brief at 22.

             In light of our decision to reverse the circuit court’s grant of summary

judgment on the claims for adverse possession and prescriptive easement, we

believe the circuit court should reconsider its judgment dismissing the Hills’

second amended counterclaim.

             In sum, we hold that the circuit court erred by rendering summary

judgment in favor of Tischbein and Rankin on their claims for adverse possession,

prescriptive easement, and irrevocable license. Thus, we reverse the circuit court’s

summary judgments on those claims. We, likewise, reverse the circuit court’s

decision to dismiss the Hills’ second amended counterclaim.

             We view any remaining contentions of error to be moot or without

merit.

             For the foregoing reasons, the order of the Kenton Circuit Court is

reversed and remanded for proceedings consistent with this Opinion.

             JONES, JUDGE, CONCURS.

             CETRULO, JUDGE, CONCURS IN RESULT ONLY.

                                        -16-
BRIEFS FOR APPELLANTS:      BRIEF FOR APPELLEES, MARC
                            TISCHBEIN AND PEGGY RANKIN:
Kevin L. Murphy
J. Jeffrey Landen           Kent W. Seifried
Fort Mitchell, Kentucky     Fort Mitchell, Kentucky

                            BRIEF FOR APPELLEE, GENERAL
                            ELECTRIC CREDIT UNION:

                            Tyler C. Arnzen
                            Thomas A. Wietholter
                            Cincinnati, Ohio

                          -17-