Kirkham v. Wright

760 S.W.2d 474, 1988 Mo. App. LEXIS 1311, 1988 WL 94200
CourtMissouri Court of Appeals
DecidedSeptember 13, 1988
DocketNos. 53386, 53449
StatusPublished
Cited by2 cases

This text of 760 S.W.2d 474 (Kirkham v. Wright) is published on Counsel Stack Legal Research, covering Missouri Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Kirkham v. Wright, 760 S.W.2d 474, 1988 Mo. App. LEXIS 1311, 1988 WL 94200 (Mo. Ct. App. 1988).

Opinion

KELLY, Judge.

John and Marilyn Kirkham, husband and wife, brought a nuisance action against their next-door neighbors Kingsley 0. Wright and Joyce Wright, for damages to the Kirkhams’ premises from excessive surface water runoff allegedly resulting from the Wrights’ installation of an in-ground swimming pool. The jury returned a unanimous verdict in favor of the Kirk-hams in the amount of $56,600.00. The trial court granted the Wrights’ motion for judgment notwithstanding the verdict or, in the alternative, motion for new trial and ordered a new trial. The trial court also set aside its prior order which had directed a verdict in favor of the Wrights on count one of the counterclaim against the Kirk-hams seeking an injunction mandating the Kirkhams remove a retaining wall which the Kirkhams had built on their property. Both sides have filed appeals. In the interest of judicial economy, the appeals have been consolidated. We affirm the judgment of the trial court.

The Kirkhams moved into their newly-constructed ranch house on Kettington Road in Chesterfield, Missouri, around December 1974. Next door, immediately west of the Kirkhams, the Wrights had lived since 1971 in a two-story home situated at the intersection of Whitby Road and Ket-tington Road. Both homes face north toward Kettington Road which runs east and west. To the south of both homes backing their rear lots is the Kingsfield Subdivision, a development started in about April 1979. The rear of the Kirkhams’ lot slopes up to the south towards the Kingsfield subdivision. The Wrights’ lot slopes uphill to the south and also to the west. Thus, the terrain is basically a downhill slope from Kingsfield to the Wrights to the Kirkhams. The Kirkhams’ property is also lower than that of their neighbor on the east side of their property. Surface water flows generally from uphill down across the Wrights toward the Kirkhams’ property in a southwest to northeast direction.

To counteract the flow of water runoff onto the low-lying property, the builder of the Kirkhams’ home constructed a swale around the home. The swale started at the driveway turnaround on the west side toward the rear, went behind the house, then along the east side of the house in a downhill direction toward Kettington Road, which runs east and west in front of the Kirkhams’ residence. The swale was only a slight depression in the land about five feet wide and two feet deep.

At the same time the grading and filling activities were started for building of the Kingsfield development, the Wrights began construction of an in-ground swimming pool in the fall of 1979. The pool was completed the following spring in 1980, and first opened for use in April or May. The terrain where the pool was installed sloped downward toward the Kirkhams’ property. After a heavy rain, the surface water draining down the slope carried mud, debris and mulch into the pool. To abate the problem of debris in the pool, the Wrights eventually in September 1980 excavated a diversionary swale approximately nine feet wide and six to eight inches deep around the pool area to channel the water around the pool. They also had a landscaper install tie-walls terracing the slope. After the additions of the swimming pool and swale on the Wrights’ property, the surface water ran off their property in a more concentrated channel flow rather than its previous sheet flow.

The Kirkhams testified that they first noticed some water problems in January or February 1980. The Kirkhams had installed a four inch curb along their driveway in mid-1976. They complained that water from the construction site for the swimming pool would back up against their curb and just stand there, forming a sheet of ice in the driveway during the winter months. On three occasions in May, June, and July 1980, water entered into the Kirkhams’ basement from the wells of the windows [477]*477situated at ground level on the east side of their residence.

Mr. Kirkham believed the flooding was caused when the swale around the back of their house filled up and overflowed. The Kirkhams subsequently installed new non-perforated drain tile to eliminate the problem.

Water also continued to collect and stand on a low point of the Kirkhams’ property along their west property line. This low point also extended from the Kirkhams’ yard to the Wrights. The Kirkhams attributed this water’s accumulation to drain pipes placed on the Wrights' lot outside the pool area which were designed to drain the water from the concrete apron of the pool and from the surrounding shrubbery. The Kirkhams also believed the standing water problem along here was exacerbated by the Wrights’ activities in cleaning their pool. The standing water caused the Kirkhams’ property to stay wet and swampy, almost brackish. The swale and tie walls installed by the Wrights in September 1980 did not remedy the problem to the Kirkhams’ satisfaction.

The Kirkhams installed a drain system in October 1984 on their property. They subsequently obtained an easement from the Wrights in July 1985 to construct a second drain on the Wrights’ property and to the newly-added above ground drainage system into the water system built earlier by the Kirkhams. At the same time the Kirk-hams built the drain on the Wrights’ property, they also constructed a railroad tie-wall with an earthen berm built up behind it on their own property, about fifteen inches east of the Wrights’ wrought iron fence on the parties’ property line. The wall prevented the flow of water, which otherwise would have run down from the Wrights’ side yard to the Kirkhams, in order to have the water empty into the drain pipe where the drainage system would carry it off. The tie-wall acted like a retaining wall, causing the water to collect in a slight depression of the Wrights’ property and to form a small pond on the Wrights’ property until emptied by the drain.

These projects apparently resolved the water problems, but not the strained relationship between the neighbors. The frustration with the water problems in the backyards spilled over into their front yards. The parties disputed whether a brick wall built by the Wrights in front of the Wrights’ home encroached upon the Kirkhams’ yard. One Sunday morning the Kirkhams chiselled away two-thirds of the brick wall, the portion they claimed was on their property.

The Kirkhams sued the Wrights for damages to their property allegedly resulting from the Wrights’ installation of the swimming pool, swale and retaining walls on the Wrights’ property. The Wrights counterclaimed against the Kirkhams seeking both an injunction to have the tie wall built by the Kirkhams in 1985 removed and also damages for intentional infliction of emotional distress. In response, the Kirkhams filed their own counterclaim, a two count action in ejectment and quiet title over the brick wall on the property line of the parties’ front yards.

In the course of the nine day trial, the jury heard testimony from twenty-four witnesses including two expert witnesses for the Kirkhams and one expert witness for the Wrights. The parties presented nearly two hundred photographs and exhibits. At the conclusion of the trial, the trial court sustained the Kirkhams’ motion for directed verdict on their counterclaim against the Wrights for ejectment. The trial court also granted the Wrights’ motion for directed verdict on count one of their three count counterclaim relating to the removal of the tie-wall built by the Kirkhams. The Wrights had voluntarily dismissed without prejudice the second count of their counterclaim.

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Cite This Page — Counsel Stack

Bluebook (online)
760 S.W.2d 474, 1988 Mo. App. LEXIS 1311, 1988 WL 94200, Counsel Stack Legal Research, https://law.counselstack.com/opinion/kirkham-v-wright-moctapp-1988.