Kinsman v. Englander

140 Wash. App. 835
CourtCourt of Appeals of Washington
DecidedSeptember 18, 2007
DocketNo. 34849-7-II
StatusPublished
Cited by8 cases

This text of 140 Wash. App. 835 (Kinsman v. Englander) is published on Counsel Stack Legal Research, covering Court of Appeals of Washington primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Kinsman v. Englander, 140 Wash. App. 835 (Wash. Ct. App. 2007).

Opinion

[837]*837¶1

Bridgewater, J.

Michael and Carolyn Englander appeal from a trial court’s order to quiet title to a portion of disputed property in favor of Norma M. Kinsman. We hold that due to advanced age and physical infirmities, the use of the deposition of a material witness was appropriate because she was unavailable at trial. But, we hold that the use of telephonic testimony of the same witness in rebuttal was improper without the consent of both parties. Here, allowing the telephonic testimony was harmless error. Because there was substantial evidence of acquiescence in the boundary line, we affirm the judgment of the trial court.

FACTS

¶2 Since 1994, Norma Kinsman has owned waterfront property on Puget Sound. Kinsman, who has been living on the property since the mid-1980s, inherited it from her mother, Olga Johnson. At her turn, Olga Johnson inherited the property from her father, Olaf Johnson, in the mid-1950s. In 2002, Michael and Carolyn Englander purchased adjoining waterfront property from Beverly Vergowe, the Johnsons’ and then Kinsman’s neighbor since 1967.

¶3 In 2003, the Englanders surveyed their property. This 2003 survey indicated that Kinsman’s bulkhead extended over the boundary line between the two properties by approximately 18 inches.1 In 2004, based on this survey, Kinsman’s counsel sent a letter to the Englanders asserting ownership of this strip of property extending from the edge of the bulkhead to the garden wall.

[838]*838¶4 Nevertheless, the Englanders constructed a chain link fence between the two properties.2 Relying on the 2003 survey, the Englanders constructed it within “a quarter of a foot” of the surveyed boundary line between the two properties, running from the bulkhead inland to the garden wall. 1 RP at 114.

¶5 Thereafter, Kinsman filed a complaint to quiet title in the property. Among other things, she claimed:

The boundary line between Plaintiff’s property and Defendant’s [sic] property has been formed by connecting two well-established points between the two properties. The first point is formed at the waterfront by the eastern wall of a bulkhead (the “Lookout”) constructed by Plaintiff in 1983. The second point is inland from the waterfront approximately 150 feet. This point is formed by the eastern wall of a cinder block wall enclosing a landscaped garden area maintained by Plaintiff for over thirty years. The eastern wall forms a continuation of the established boundary line.

CP at 4.3

¶6 At the bench trial, Kinsman advised the trial court that Vergowe was unavailable as a witness due to her advanced age4 and the severity of her medical conditions. Over the Englanders’ objections, the trial court telephoned Vergowe and asked her if she could be available as a witness. After speaking with Vergowe, the trial court agreed that she was unavailable as a witness. Thereafter, the court admitted Vergowe’s videotaped deposition under ER 804(b)(1).

[839]*839¶7 After the Englanders rested, Kinsman informed the trial court that she wanted to call Vergowe as a rebuttal witness. Again, the Englanders objected. But over their objections, the trial court once again spoke with Vergowe by telephone. After finding that her condition had not changed, the trial court then concluded, “I would allow her to again testify by way of [telephone] with the opportunity of both counsel to ask her questions.” 6 RP at 820.

¶8 Ultimately, the trial court concluded that Kinsman was entitled to all right, title, and interest in the “disputed property,” that portion of property extending from the bulkhead to the garden wall, approximately 10 to 15 inches wide. CP at 92. The Englanders appeal.

ANALYSIS

I. Unavailability of Vergowe

¶9 The Englanders claim that the trial court erred in finding that Vergowe was unavailable as a witness. Furthermore, the Englanders claim that the trial court erred in thereby admitting Vergowe’s former testimony in the form of a videotaped deposition. But based on sufficient evidence that Vergowe was unavailable due to her age, illness, and infirmity, we agree that the trial court properly admitted Vergowe’s videotaped deposition.

¶10 The use and admissibility of depositions at trial is controlled by CR 32 and ER 804(b). CR 32 addresses the use of depositions in court proceedings. Hammond v. Braden, 16 Wn. App. 773, 774-75, 559 P.2d 1357 (1977). Among other things, CR 32 permits the use of a witness’s deposition for any purpose if the court finds that “the witness is unable to attend or testify because of age, illness, infirmity, or imprisonment.” CR 32(a)(3)(C).

[840]*840¶11 ER 804(b) is a hearsay exception that permits the admission of a deposition when the witness is unavailable5 at trial and where the party, against whom the testimony is now offered, had an opportunity and similar motive to develop the witness’s testimony by direct, cross-, or redirect examination. ER 804(b)(1). “ER 804(b)(1) requires the proponent of the evidence to establish unavailability of the [witness] before deposition testimony may be admitted at trial.” State v. Scott, 48 Wn. App. 561, 564, 739 P.2d 742 (1987), aff’d, 110 Wn.2d 682, 757 P.2d 492 (1988).

¶12 “A trial court’s finding of unavailability is a matter within the sound discretion of the trial court and will not be reversed absent abuse of discretion.” State v. Whisler, 61 Wn. App. 126, 137, 810 P.2d 540 (1991). A trial court abuses its discretion when its decision is manifestly unreasonable or based on untenable grounds. Havens v. C&D Plastics, Inc., 124 Wn.2d 158, 168, 876 P.2d 435 (1994).

f 13 Here, during the March 2006 trial, Kinsman advised the trial court that Vergowe was unavailable as a witness due to her advanced age and the severity of her medical conditions.6 Kinsman’s counsel then handed the trial court a declaration from December 13, 2005, in which counsel stated:

3. Beverly Vergowe currently resides at... a full-time adult assisted-living facility. Ms. Vergowe is wheelchair bound and receives continuous supplemental oxygen. She has severe diabetes and has been hospitalized at least once since these proceedings began. She is presently unable to transport herself.
4. Prior to scheduling the deposition, Ms. Vergowe advised your declarant . . . that if she were subpoenaed for trial, or a [841]*841deposition away from her present residence!,] that she would disregard the subpoena, even at the risk of incurring contempt of court. Defendant’s counsel was advised of this conversation.

CP at 39.

¶14 The Englanders objected. They argued that they did not have current knowledge of Vergowe’s condition.

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Cite This Page — Counsel Stack

Bluebook (online)
140 Wash. App. 835, Counsel Stack Legal Research, https://law.counselstack.com/opinion/kinsman-v-englander-washctapp-2007.