Court Opinion

ID: 9542357
Source: CourtListenerOpinion
Date Created: 2023-08-07 16:33:27.718105+00
Date Added: 2024-06-11T15:07:47.453693
License: Public Domain

Hamilton, J.
(dissenting)- — I would remand this case for the introduction of further evidence and the entry of further findings.
As pointed out by Judge Finley, this court has limited the import of Creasman v. Boyle, 31 Wn.2d 345, 196 P.2d 835 (1948), to a situation wherein there is no evidence presented of an intent that interests in property acquired by parties to a meretricious relationship shall be other than as indicated by the paper title. See Walberg v. Mattson, 38 Wn.2d 808, 232 P.2d 827 (1951); Poole v. Schrichte, 39 Wn.2d 558, 236 P.2d 1044 (1951); Iredell v. Iredell, 49 Wn.2d 627, 305 P.2d 805 (1957); West v. Knowles, 50 Wn.2d 311, 311 P.2d 689 (1957).
The basic rule, which has been inferentially accepted and applied in this state, can be paraphrased from 31 A.L.R.2d 1277-78, as follows: In the absence of evidence sufficient to reveal an agreement to pool earnings, a partnership, a joint venture, or a trust (resulting or constructive), a woman or man cohabiting with each other, with knowledge of the illegal nature of their relationship, does not, by reason of such cohabitation alone, acquire any propertjr rights in the accumulations of the other during the period of such relationship. See Engstrom v. Peterson, 107 Wash. 523, 182 Pac. 623 (1919); Hynes v. Hynes, 28 Wn.2d 660, 184 P.2d 68 (1947); Walberg v. Mattson, supra; Poole v. Schrichte, supra; Iredell v. Iredell, supra; West. v. Knowles, supra.
In the instant case, the trial court in essence found and concluded, from the evidence presented, that (a) appellant and decedent were not, by any specific agreement between them, partners or joint venturers in the acquisition of the property in question, and (b) it was not possible to *403trace the funds used to purchase the property. These findings and conclusions, if accepted as correct under the evidence, can be said, as the majority has said, to technically rule out appellant’s theory of a specific division of the property.
However, I do not deem such findings and conclusions rule out a theory of either a constructive trust or an equitable lien.
A constructive trust has been classically defined by Mr. Justice Cardozo in Beatty v. Guggenheim Exploration Co., 225 N.Y. 380, 386, 122 N.E. 378 (1919), as follows:
A constructive trust is the formula through which the conscience of equity finds expression. When property has been acquired in such circumstances that the holder of the legal title may not in good conscience retain the beneficial interest, equity converts him into a trustee.
The formula is often applied to prevent unjust enrichment. Restatement, Restitution § 160, p. 640, et seq. So, too, is the theory of equitable lien. Restatement, Restitution § 161, p. 650, et seq.
Had the evidence in the instant case revealed that appellant had furnished a specific amount of money, i.e., $5,000 toward the improvement of the property in question, I daresay this court would have encountered no difficulty in imposing an equitable lien or trust against the property in such amount. The majority, however, seem unwilling to equate labor to money; hence, they attach no value or significance to the evidence bearing upon the physical work expended by appellant in enhancing the value of the property, except to infer that, in their opinion, she was amply rewarded therefor by board and room. That their opinion in this regard was not shared by the decedent seems amply demonstrated by the testimony of William Humphries (see footnote 2 in the majority opinion) and the statements of the decedent prior to his final operation.
Appellant’s evidence without dispute indicates she expended far more labor and effort in the development of the property in issue than that which could, under any reasonable assumption, be deemed to have been given and *404received as a gratuity or in return for board and lodging. This evidence, coupled with the evidence of decedent’s expressed intentions, constitutes a sufficient showing to present the issue of the propriety of imposing an equitable lien or constructive trust to the extent of the reasonable value of work, and/or to the extent it can be said the work contributed to the enhanced value of the property. To deprive appellant of the fair value of her physical labor is to unjustly enrich decedent’s heirs. Such a result, I am satisfied, was not intended by decedent. Neither does it appear that such a result is adamantly desired by the heirs.
Accordingly, it is my opinion that the trial court erred in concluding that appellant’s “man’s work” about the premises was furnished as a gratuity. I would, therefore, remand the case for the introduction of such further evidence as may be necessary to make findings upon (a) the reasonable value of the “man’s work” performed by appellant upon the premises, and (b) the correlation thereof, if any, to the enhanced value of the home property. From these findings an equitable lien or constructive trust upon the home property could well follow.
Hunter and Hale, JJ., concur with Hamilton, J.
March 9, 1966. Petition for rehearing denied.