Metzger Brothers, Inc. v. Friedman

261 So. 2d 398, 288 Ala. 386, 1971 Ala. LEXIS 665
CourtSupreme Court of Alabama
DecidedDecember 30, 1971
Docket1 Div. 662
StatusPublished
Cited by16 cases

This text of 261 So. 2d 398 (Metzger Brothers, Inc. v. Friedman) is published on Counsel Stack Legal Research, covering Supreme Court of Alabama primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Metzger Brothers, Inc. v. Friedman, 261 So. 2d 398, 288 Ala. 386, 1971 Ala. LEXIS 665 (Ala. 1971).

Opinions

[390]*390BLOOD WORTH, Justice.

Appellant, Metzger Brothers, Inc., appeals from an adverse judgment rendered in the circuit court of Mobile County, in favor of appellees, the Friedmans. Suit was originally filed by Samuel A. Friedman, individually. Subsequently, the complaint was amended to add Lowell Friedman (his son and partner) as a party plaintiff. In the amended complaint, plaintiffs (appellees) Samuel A. Friedman and Lowell Friedman, individually, and as partners, charged defendant, Metzger Brothers, Inc., Melvin A. Metzger, Albert W. Metzger, Leonard H. Metzger (these individuals being officers, directors and stockholders of Metzger Brothers, Inc.), Mrs. Louise Overall Hollinger, and Miss Mary Elizabeth Arnold, with four counts of trespass quare clausum fregit, and one count of conspiracy to commit trespass quare clausum fregit. There was a verdict and judgment for appellees Friedmans against Metzger Brothers, Inc., a corporation, appellant, in the amount of $133,000, from which judgment appellant appeals to this court.

The facts of this case are somewhat complicated and are in dispute. Since substantially those facts most favorable to the plaintiff must have been accepted by the jury, as reflected by its verdict, we will state the facts in this light.

The Friedmans and Metzger Brothers occupied adjoining places of business on Dauphin Street in Mobile, Alabama. The Metzger Brothers’ building fronted on Dauphin Street for approximately 75 feet, though at that time the business itself occupied only a third of the property, the remaining two-thirds being rented out. Metzger Brothers is a retail clothing business. The Friedmans rented space for their jewelry business in the adjoining building, then owned by Mrs. Louise Overall Hollinger and Miss Mary Elizabeth Arnold. The space leased by the Friedmans was approximately 12 feet wide and 60 feet deep. The Metzger building and the Hollinger-Arnold building were divided by a party wall, which was over 120 years old according to the testimony.

During 1958, Metzger Brothers was engaged in making plans for the demolition of its existing building and the construction of a new building at the same location. Before December of 1958, Metzger Brothers notified Hollinger and Arnold that it would remove its building from the land on which it stood and construct a new building in such a manner that the party wall would be affected.

In consequence of this notice, on December 15, 1958 Hollinger and Arnold advised the Friedmans in writing that they considered it necessary to enter the Friedmans’ premises to make repairs, construction or reconstruction, particularly to remove the west wall (the party wall) and replace it. [391]*391The Friedmans were notified that such work would be commenced on or about February 1, 1959, and completed without unnecessary delay, and that during this time there would be constructed a temporary partition on their leased premises. They were further notified that the work would be done at the Friedmans’ own risk as to their goods, wares, fixtures and stock, and that the Friedmans should take such steps as they deemed necessary to protect the same from theft or damage.

On January 27, 1959, Samuel Friedman replied to Hollinger and Arnold, in writing, advising them that removal of the west wall would damage his property and business on the leased premises, and that he did not consent to the work, but expressly objected thereto. Further, he wrote that he would personally hold the landlords liable for any damages he might suffer. (Hollinger and Arnold contended their right of entry was in accordance with the provisions of the lease between the Friedmans and themselves.) In his reply, Samuel Friedman denied the work was in accordance with the provisions of the lease.

Several attempts were made between the Metzgers and their attorney, on the one hand, and the Friedmans and their attorney on the other, to reconcile their differences so as to secure the Friedmans’ permission to enter upon their leased premises.

On December 10, 1958, Metzgers entered into an agreement with Hollinger and Arnold relative to the party wall and the proposed demolition and construction of its new building. This agreement recited that the party wall was insufficient to support the proposed building to be erected by Metzgers and that Metzgers would remove its existing building, as well as the party wall and reconstruct the party wall entirely on its property with Hollinger and Arnold’s building being given an easement of support in the new wall. The plans called for a temporary wall to be built, before the party wall was removed, which temporary wall would protrude from 9 to 17% inches into the Friedmans’ store. The Metzgers were given six months to commence the work and eighteen months within which to prosecute the same to conclusion, all the work to be done at its expense. This agreement between Metzgers and Hollinger and Arnold was made subject to the rights of the Friedmans under the terms of the Friedmans’ lease with Hollinger and Arnold.

Though Metzgers attempted to obtain the Friedmans’ agreement to the Hollinger and Arnold agreement, these efforts were unsuccessful. During the period of time that these negotiations were under way, the architect for Metzgers went ahead with plans for demolition of the old building, and with the construction of the new one. In the beginning, these plans had indicated the party wall would remain, but this was changed when Metzgers’ architect came to the conclusion, after further consideration, that the party wall could not withstand the pile driving that was going to be necessary to construct the new building. 147 steel piles were to be driven into the ground as support for the building. This was deemed necessary due to the water table being approximately one foot below the surface of the soil at that point in downtown Mobile. Therefore, the plans were changed to provide for the removal of the party wall and the construction of a new wall entirely on Metzgers’ property.

It thus became apparent to Metzgers that it was not going to be able to obtain an agreement with the Friedmans for entry upon their leased property, and the removal of the party wall. It seems that Metzgers concluded it could not properly shore up the party wall, if it were left standing, without going into the Hollinger-Arnold building and onto Friedmans’ leased premises. Some of the testimony is to the effect that Metzgers’ architect was of the opinion the existing wall might fall down and kill workmen or other people inside the building because of the pile driving [392]*392which would be undertaken when construction was commenced. Nevertheless, it appears that Metzgers’ architect told Metzgers to go ahead and proceed to tear down and expose the wall. There is some testimony on the plaintiff’s side to the effect that Metzgers had been told by its architect that the wall was unsafe and would likely be condemned.

On January 30, 1959, Metzgers let the contract for demolition of the existing building to Freeman Wrecking Company. On February 1, 1959, it let the contract for construction of its new building to J. F. Pate Construction Company. At some point during this period of time, Metzgers’ negotiations with the Friedmans were turned over to Metzgers’ attorney, Mr. Tully. When he was unsuccessful in obtaining the agreement of the Friedmans, it seems that Metzgers decided to go ahead with the demolition of its building, the tearing down of the party wall, and construction of a new party wall irrespective as to whether the Friedmans agreed or not.

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Metzger Brothers, Inc. v. Friedman
261 So. 2d 398 (Supreme Court of Alabama, 1971)

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Bluebook (online)
261 So. 2d 398, 288 Ala. 386, 1971 Ala. LEXIS 665, Counsel Stack Legal Research, https://law.counselstack.com/opinion/metzger-brothers-inc-v-friedman-ala-1971.