Toni Barrios v. Charlie Simpkins

Syllabus

In this boundary line dispute in which the plaintiffs sought declaratory judgment concerning the boundary between the parties' adjoining parcels of real property, the trial court, following a bench trial, entered declaratory judgment adopting the boundary line of a survey presented by the plaintiffs over other competing surveys. The court, however, did not adopt a boundary line alternatively propounded by the plaintiffs claiming adverse possession of a disputed portion of land. The court dismissed all other claims with prejudice, including, inter alia, competing trespass claims and the plaintiffs' claims for intentional infliction of emotional distress and assault. The plaintiffs have appealed, raising issues regarding the trial court's denial of their adverse possession and trespass claims and requests for damages and injunctive relief. We affirm the trial court's dismissal of the plaintiffs' adverse possession claim and the court's declaration of the parties' boundary line. However, determining that the trial court erred in applying an intent to trespass as a necessary element of civil trespass, we vacate the trial court's dismissal of the plaintiffs' trespass claim. We remand for the trial court to (1) apply the proper intent standard for trespass to determine, with the boundary line as declared by the trial court, whether the defendants trespassed on the plaintiffs' property (2) if trespass occurred, determine the type(s) of damages to be awarded and (3) if trespass occurred, set the amount of damages to be awarded with discretionary costs as appropriate. Discerning that the trial court made no findings regarding the plaintiffs' request for injunctive relief, we also remand for consideration of that request based on relevant factors and entry of an order granting or denying injunctive relief with appropriate findings of fact. We affirm the trial court's judgment in all other respects. We deem the plaintiffs' and the defendants' respective requests for attorney's