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Bishop, J.
The demised property consists of a suite of office rooms in the second story of a brick building in Eagle Grove. The defendant is a dentist, and had occupied the rooms under a lease for one year ending October 15, 1901. The rooms are designed to be heated by steam heat, and in the lease was a provision that such heat should be furnished by the landlord, the tenant paying a. fixed sum therefor in addition of the rental charge agreed. It is the claim of plaintiff that at the expiration of such lease period an extension for a further year was agreed upon, and that thereunder defendant continued to occupy the property until March 15, 1902, when he vacated the premises; that he has refused to pay the rent subsequently accruing, and has paid only one-half the sum agreed upon for heating the premises during the year. The defendant, while denying that an extension of the lease for a year was agreed upon, relies principally upon the special defense that he was compelled to vacate the premises owing to the failure upon the part of plaintiff to furnish sufficient heat to make the rooms habitable. The agreement to furnish heat was a part of the contract of lease, and, if plaintiff failed to perform his agreement in such respect, so that defendant was prevented from having the comfortable use and enjoyment of the premises, he is in no position to complain because of the abandonment by defendant and his refusal to make further payments of rent. Piper v. Fletcher, 115 Iowa, 263.
The question of fact involved was fairly submitted to the jury, and our reading of the record satisfies us that the verdict was warranted by the evidence.
There is no merit in the contention of appellant to the effect that there should be a reversal for that it appears defendant did not give notice of his intention to* vacate. The evidence makes it clear that complaints were made concerning the lack of heat in the rooms, and it was threatened that vacation would take place unless the difficulty was remedied. Under such circumstances no formal notice was necessary, and the vacation was warranted. So, too, appellant may not be heard to complain because denied a recovery for the remaining half of the sum agreed upon for heating the rooms. As the jury found the rooms were not heated, the right to recover could not exist. Other questions argued need not be discussed, as in no event could the result as reached be affected by a determination thereof.
We conclude that the judgment was right, and it is aeeirmed. | [
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Bishop, J.
The principal ground of complaint upon which appellants rely for a reversal is that the trial court wholly failed to submit to the jury the question of the conspiracy alleged in the petition. Turning to the instructions as given, we find that the jury was told at the outset that if plaintiff had made it appear that defendants, or either of them, made statements to the officers of the railway company concerning plaintiff, which statements were false and malicious, and whereby plaintiff was damaged, his right of recovery would be complete. Nowhere in the instructions is an affirmative finding upon the question of conspiracy made essential to a verdict in favor of plaintiff. Therefrom it must be apparent that the cause was submitted to the jury upon a theory unwarranted by the pleadings,- and accordingly that the contention of appellant must be sustained. The manifest theory upon which plaintiffs action was brought was that he had been discharged from his employment as the result of an unlawful conspiracy on the part of defendants. The gravamen of the action is the conspiracy charged. This is made clear not only from the allegations of the petition, but from the fact that the defendants are charged jointly. The means employed as alleged were false representations respecting the conduct of plaintiff while engaged in the performance of his duties. To maintain the action as against the defendants jointly, proof of the conspiracy alleged was essential, and whether or not such proof had been made was a question to be answered by the verdict of the jury. Hablichtel v. Yambert, 75 Iowa, 539, 8 Cyc. 673. It was the duty of the court to present to the jury the matters in issue as the same were made by the pleadings, and this although no requests for instructions were made by counsel. Owen v. Owen, 22 Iowa, 270; Seekel v. Norman, 71 Iowa, 267.
Nor the error pointed out, the judgment must be reversed, and the cause remanded for a new trial. It is so ordered.— Keversed. | [
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] |
Bishop, J.
I. Plaintiff owns a farm through which passes the line of defendant’s railway. . For many years a private crossing over the track, protected by wing fences and cattle guards, had been maintained by the defendant company for the benefit of plaintiff. Plaintiff’s mare in question passed over the cattle guard, and while upon the inclosed right- of way was struck by a passing train and killed. Under the pleadings and upon the trial the primary issue was as to the sufficiency of the cattle guard, and this issue was submitted to the jury under instructions which are not the subject of criticism. As we understand it, the contention of appellant is that the verdict, involving, of necessity, a -finding that the guard was insufficient, was not warranted by the evidence. We are not disposed to share in this view. The duty incumbent on the railway company was to maintain' a good and sufficient guard. This does not mean one that may not under any circumstances be crossed by an animal, but, rather, one that is reasonably adápted to the intended purpose. Here the guard constructed between the rails- was made of slats or rods, on which were placed a succession- of rings. When stepped upon, the loose rings made the footing uncertain; also the movement thereof resulted in a rattling noise, calculated to produce fright. This device, it appears, is a new one, and in use by no other company. On either side of the rails there was a piece of sheet iron, set at close intervals-with spikes. There was some testimony tending to prove that at the time in question such spikes, in greater or less number, had been broken off. It is not known whether plaintiff’s mare passed over the guard between the rails, or at one side thereof. Whatever may be the fact as to that,, it is clear that the whole'situation was one proper to go to-the jury. The record is such that a finding might be made-that the one device was insufficient to reasonably accomplish, the intended purpose, or that the other device was defective,, in that it had been allowed to get out of repair. Either condition being found, would support ,a verdict. Timins v. Railway, 72 Iowa, 94; Downing v. Railway, 43 Iowa, 96; Smead v. Railway, 58 Mich. 200 (24 N. W. Rep. 761); Railway v. Kneadle, 94 Ind. 454.
II. Plaintiff was allowed to prove, over the objection-of defendant, what was the value of the mare killed, as a brood mare, and also, as affecting such value, what was the character of the foals which had been produced' by her. - In this there was no error. One who-has stock killed under the circumstances presented is not limited in his recovery to the average value of such stock in general. The inquiry in each case must be directed to the value of the particular animal, and certainly where, as in this case, the animal possessed a . special value because of her breeding-qualities, that may be shown. And we know of no more-definite and certain way to proceed in demonstration of her value-than by taking note of the number and character of the foals produced by her.
III. The claim of plaintiff was for double damages,, the defendant having failed to pay in accordance with a notice and affidavit of loss served upon it as provided for- by tbe statute. Tbe record makes it appear that the jury came into court with a verdict in the sum of $110. “ Upon inquiry by the court, iall jurors stated .that the amount of the finding was the reasonable value of the mare killed, and was not double damages. Not being in accordance with the instructions of the court as to double recovery, the jurors were permitted to retire to their room to correct their verdict, which they did, and returned their verdict for plaintiff in ;the sum of $220.” This action of the court is presented as involving error. We are not disposed to so regard it. Plaintiff was entitled to a double recovery, if he was entitled to recover a.t all. The inquiry of the court made it dear that the jury had overlooked the instruction having reference to double recovery, and the effect of what was done was simply to correct the oversight, and give plaintiff that to which, in view of the finding in his favor, it was his undoubted right to recover. This conclusion finds support in the following authorities: Bank v. Gifford, 79 Iowa, 300; Judge v. Jordan, 81 Iowa, 519; Johnson v. Rider, 84 Iowa, 50; 22 Ency. Pl. & Pr. 968, and eases dted.
Other errors assigned need not be discussed. We have examined the record with respect to each thereof, and find nothing to justify a reversal. The judgment should be, and is, AEEIRMED. | [
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] |
Weaver, J.
The defendants, Bower & Perkins, were parties to- a written contract with -one J. L. Sutton. The latter assigned his interest in the contract to L. E. Sutton, who brought suit upon it against Bower & Perkins before a justice of the' peace of Kossuth county. On the return day ¡the defendants .entered an appearance to the action, and, trial being had, judgment was rendered against them. Thereupon, on .same day, defendants undertook to perfect an appeal to the-district court, and filed a bond for that purpose. The bond was -in due form, and sufficient in all respects, except that it named J. L. Sutton as the obligee, instead of L. E. Sutton, who was the plaintiff in the action. The justice 'of- -the peace approved the bond, and 'forwarded a- transcript of his docket entries in the case to the office of the clerk of the district court. At the next term of the district court the plaintiff moved to dismiss the appeal because no bond liad been filed as provided by law. This motion was overruled, and, over plaintiff’s objection, defendants were permitted to file another bond. Prom these rulings the plaintiff appeals.
The action taken by the district court is sought to be sustained under Code, section 357, which provides that no defective bond shall prejudice the party giving it, if within a reasonable time after discovery of the defect, it shall be so rectified, as not to materially injure the other party. In our judgment, the statute cited is not applicable to a case like the one at bar. To entitle the defendants to an appeal, and, to give the district court any jurisdiction, it was necessary that an appeal bond for the benefit of the plaintiff, L. E. Sutton, be filed and approved within the limit of twenty days. No such bond was made or filed until after the time for an appeal had passed. The bond actually filed named J. L. Sutton — another and different person — as obligee. If the •bond had run to the proper obligee, so as to have been entitled to be considered a bond in that action, then any mere informality or irregularity could, without doubt, be cured by amendment; but, until a bond sufficient to invoke the jurisdiction of the district court has been furnished, there is nothing to amend. The case is fairly within the principle applied in Minton v. Ozias, 115 Iowa, 148, where the bond had been duly signed by the appellant. In thé district court it was' discovered that the bond had not been signed by a surety, as provided by law, and we held the district court was without jurisdiction to permit the filing of a new bond or to try the case. Many of the authorities cited by counsel for appellant from other States are in point. See, especially, Lovitt v. R. R., 26 Kan. 297; Vaill v. Town Council, 18 R. I. 405 (28 Atl. Rep. 344); Larson v. R. R., 5 Utah, 621 (19 Pac. Rep. 196); St. Louis Ry. v. Neal, (Tex. Civ. App.) 65 S. W. Rep. 49; Long v. Smith, 39 Tex. 160; Nones v. McGregor (Tex. Civ. App.) 35 S. W. Rep. 1083.
The cases cited by appellees (Brock v. Manatt, 1 Iowa, 128; Mitchell v. Goff, 18 Iowa, 424) involved, bonds differing materially from the one now under consideration. In the Brock Case the bond was duly signed, and was between the proper parties, but in the body of the instrument the plaintiff was mentioned as defendant, and the defendant as plaintiff. This was properly held to be such an evident clerical error as might be corrected under the statute. In the Mitchell Case the bond was perfect in form and substance, save that the language of the condition varied slightly from the words of the statute — a variance which tire court says was probably immaterial. In neither case was the bond made to a person not a party to the. action, nor did it omit any of the statutory essentials required for. the perfection of an appeal. On examining the record, it is quite clearly indicated, though not expressly stated, that the defendants were residents of Story county, and that, before going to Kossuth county to appear to the action before the justice of the peace, they prepared and took with them, or forwarded to their counsel, the appeal ■bond, in anticipation of a possible adverse judgment. It would also seem probable that they failed to notice that the Sutton bringing the action was not the same Sutton with whom their contract had been made, and thus were led to name the latter, instead of the. former, as the obligee in the bond. It was an unfortunate mistake, but the fact remains that the bond was not given to the party who was entitled to be secured on the appeal. Were the case one where there was no confusion in persons, but a mere mistake in the initial letters or Christian name of the obligee, there could be no serious question of the right to amend. As it is, we think the rulings appealed from were erroneous, and the judgment below is reversed. | [
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Sher win, J.
The appellant is the widow of John Stroup, who died in November, 1894, leaving a will by which he devised all of his property to her, consisting largely of notes and bank stock. Mr. Stroup was the sole owner of a bank at Bickland, and the defendant A. JT. Bridger, who was his son-in-law, was its cashier and principal manager; having an interest in the profits of the business. Mr. Stroup made many personal loans, and the notes taken therefor by him were kept in his private safe in the bank, separate and apart from the evidences of indebtedness belonging to the bank proper, in which Mr. Bridger was interested. About a month after the death of her husband, the appellant concluded to make a division of at least a portion of her personal property among her children and grandchildren, so'that she might be relieved of the care and responsibility of the same. Pursuant to this plan, four of her daughters, Mr. Taylor, a son-in-law, and the defendant Bridger, met at her house, where the personal notes of Mr. Stroup, amounting to about seventy thousand dollars, were taken by Mr. Bridger for division. Before the division was begun, it was suggested that twenty thousand dollars of the property be retained by the appellant for her individual use; but to this she replied that such sum would be more than she would need unless her son, Charles Stroup, who was then supposed to be dead, should be living and return, in which event she would-give him his share of the property from the twenty thousand dollars retained by her. The. appellant then designated certain, notes which she wished to retain for personal reasons, and they were separated from the others and laid aside. She then left the room, whereupon the others proceeded to examine and divide the notes and other personal property belonging to her. About sixteen thousand dollars in value in bank stock, notes, and cash was set apart for the appellant, and the rest of the good notes were divided into seven packages. Notes were found amounting to over four thousand dollars which were thought not to be worth par, and they were laid by themselves. After the division had been completed, the appellant was called into the room, and, at the request of one of the daughters, she handed to each of her children present a package of notes. To one of her daughters she also delivered a package for an absent daughter, and to John N. Taylor, a son-in-law, she handed a package for the four children of her deceased daughter. The remaining package of the seven she stated that she would keep herself for the children of the other deceased daughter. Nothing was done with the package of .culls or rejected notes at this time. All of the notes which were delivered to the several parties, except those given to Mrs. Bridger, were then indorsed by the appellant without recourse; Bridger declining the indorsement on the notes handed to his wife. A record of the transaction was made in a book, showing the contents of each of the packages of notes, and the name of the party receiving them. A list of the rejected notes was also entered in the same book, and Bridger receipted therefor in the book as follows: “ Received the above notes for collection, marked no protest.’ When the above notes are collected, or any part thereof, the proceeds of the same are to be divided so as to make a division of the notes given by Mary Stroup to her heirs even, and when enough more is collected to purchase watches and give each grandson not receiving a watch, fifty ‘dollars, balance to be divided equally between the heirs.” And this book was left in the appellant’s possession. IJpon leaving the room, Bridger took with him the notes which had been set apart for the appellant, and the package of rejected notes. He held possession of all of these notes- until February 15, 1895, at which time the appellant took from him the notes which were conceded to belong to her, and demanded of him the possession of the package of rejected notes; but these he refused to deliver to her, claiming that they were to be held by him for the purpose stated in his receipt therefor. Shortly after this, Charles P. Stroup, the missing son, returned; and the appellant, in accordance with the understanding at the time of the distribution, turned over to him within about seven hundred dollars of enough property to make his gift the same as that to each of the-other children, which was approximately $9,000, and this additional. sum was paid to him by Bridger, at the request of the appellant, from the proceeds of the rejected notes. The contest between the parties hereto is over these rejected notes; the appellant claiming that she never parted with the title thereto; and that the refusal to surrender them to her upon demand was a conversion thereof, and the contesting defendants, other than Bridger, claiming that all of the rejected notes were given to the children at the time of the distribution heretofore referred to. -
The case illustrates the danger which is often present, however well concealed, when a generous and loving pareñt undertakes the distribution of his or her estate during life to donees who are grasping, unmindful of the benefits already bestowed, and willing'to demand and take the last ounce of flesh, no matter what the consequences to their donor; and, were the case before us for disposition on its merits, we would have no serious difficulty in checking the rapacity of the appellees. It comes to us, however, for the ‘ determination' of legal propositions, and we now proceed to their consideration.
Bridger did not claim the title to, or any interest in, the notes in controversy. The receipt which he gave for them recited that their proceeds were to go to the ehildren and grandchildren-of the appellant, and if it was true that she had then made a. valid- gift thereof to the parties named, and they were delivered to Bridger by them, he was under no obligation to surrender them to the appellant. Therefore, when the appellant began this action against him, for their conversion, we think it Was. right to require her to make the parties claiming the notes defendants, to the end that the question of ownership might be fully and finally determined without a multiplicity of suits. It was in fact' the only question to be determined, and Bridger should not have been called upon or required to defend in as many suits' as there were claimants. Code, sections 3462, 3466; Fowler v. Doyle, 16 Iowa 534; Shear v. Green et al., 73 Iowa, 688; Litchfield v. County of Polk, 18 Iowa, 70. In Kelly v. Ins. Co., 82 Iowa, 137, there was an assignment of the contract of insurance to the plaintiff, and several grounds of defense to the action on the policy were interposed. The sole question in the case was not to whom the money should be paid.
This ease should not have been referred, but the error was waived when the court offered to set aside the reference, and the appellant objected thereto, and insisted -upon a decision on the report.
The referee found that the notes were the property of the appellant; that there .had been no conversion thereof by Bridger, but that he had made certain disbursements from the proceeds of those collected, which had been acquiesced in by the appellant; and he recommended that the balance of the cash collected and the remaining notes -be turned over to her. • She excepted to the finding of no conversion and as to disbursements, and to some other minor details, and asked the court to render a money judgment in her favor for the value of the notes as shown by the evidence, or, in lieu thereof, that the case be again referred for a specific finding as to whether there was a completed gift of the notes in question at the time of the division. The answering defendants, except Bridger, excepted to the “ report and findings by the referee that the plaintiff, Mary Stroup, on the 11th day of December, 1894, did not make an absolute gift of the notes in controversy,” because not supported by the evidence. They also asked that the report be set aside so far as it found, as matters of fact and law, that there had been no gift of the notes, and for a judgment notwithstanding the referee’s conclusions of law.
To be effectual, a gift must be fully executed; and the question whether nr not there has been a gift in a given case is one of fact, in which the intent of the alleged donor in delivering the property is a very material inquiry.
The referee reported, in effect, as a matter of fact and law, that there was no gift; and this finding of both law and fact was- excepted to by the appellees, and the c011rt was asked to set aside such findings, and this it seems to have done. The appellees argue that it was not set aside as to the facts, but the judgment, in substance, recites that, after an examination of the testimony, the appellees’ motion, and exceptions to the report of the referee, and their motion for judgment notwithstanding the report, are sustained, and the report of the referee set aside. When the report as a whole was set aside, the court had no right or authority to try the issues of fact, and should either have referred it again, if the parties so agreed, or submitted, the issues to a jury. Lyons & Cooney v. Harris et al., 73 Iowa, 294. The case does not. fall within the rule announced in Sage v. Nichols, 51 Iowa, 48, and in In re Assignment of Hooker & Son, 75 Iowa, 377, where the facts were correctly found, and the reports were allowed to stand as to them, but different conclusions of law were reached by the trial courts on the facts.
There was no conversion of the notes by Bridger. He asserted no claim to them himself, nor ■ did he do anything in reference to them amounting to an appropriafton of them to his own or the appellees’ use. He was indifferent between the parties, and gave the appellant his reason for not delivering them to her upon her demand • and this reason, as we have heretofore seen, was a valid one. Doolittle & Sherman v. Shaw, 92 Iowa, 348; Cutter v. Fanning, 2 Iowa, 580. “ The refusal to surrender possession in response to a demand is not in itself conversion. It .is only evidence of a conversion.” Cooley on Torts, 454. And, where the facts justify a temporary delay after demand as “where, in good faith, the possessor questions the authority or ownership of the person demanding.” Bishop on Noncontract Law, section 406; Singer Mfg. Co. v. King, 14 R. I. 511; Churchill v. Welsh, 47 Wis. 40 (1 N. W. Rep. 398). And see Colby v. Kimball, 99 Iowa, 321. In any event, a refusal to deliver upon demand would be a technical conversion only and entitle the true owner to nothing more than nominal damages. Churchill v. Welsh, supra.
This case should be retried, and it is reversed and remanded.— Reversed. | [
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Bishop, J.
The parties to this action are respectively the owners of adjoining farms in Story county. It appears that originally one Hillis owned the land comprising both farms, and that plaintiff purchased of him about thirty years before the time of the com mencement of this action. Defendant purchased about ten years later. Shortly after plaintiff effected his purchase, a survey of the division line was made, but the facts in respect thereto do not seem to have been ascertainable. However, it is conceded that, as between plaintiff and Hillis, a division of the line separating the two farms was agreed upon for fence purposes, and pursuant thereto fences were put in: Hillis setting out a willow hedge, to which wires were after attached, and plaintiff building a post and wire fence. The line thus adopted was somewhat irregular, and it is now made to appear that in point of fact it was altogether upon the land of plaintiff, and varies from a few inches to about four feet from the true line. This action is brought to recover possession of, and to quiet the title to, such irregular strip. The evidence bearing upon the subject is quite confusing, but we think it fairly appears that prior to the purchase by defendant, plaintiff and Hillis each cultivated up to the fences put in by them, and regarded such fences as marking the true boundary line. After the purchase by defendant, the situation continued unchanged, at least in respect of the extent and character of occupancy. Plaintiff testified that on a number of occasions he complained td* defendant that the fences were not on the true line, and requested that they be removed accordingly. He did nothing, however, looking to a change being made, either in respect of his own fence or that of defendant. On the other hand, defendant testified that nothing was ever said respecting the correctness of the line on which the fences stood; that complaint was made by plaintiff only as to the character of the fences; and that he had at all times acted on the belief that the fence line was the true line. The trial court, with the witnesses before it, found in favor of the contention of defendant, and we cannot say that its finding was not justified. Such being the facts, the case comes fairly within the rule announced in Miller v. Mills County, 111 Iowa, 654, and followed in Axmear v. Richards, 112 Iowa, 657, and other cases.
II. As a ground for the recovery of damages, plaintiff complains that during the past five years defendant has allowed cockiebur and other noxious weeds to grow in large quantities upon liis land in close proximity to £he division line between the farms; that by the action of the wind, and a natural water-course extending from defendant’s land over and upon that of plaintiff, such weeds and the seeds thereof have been carried upon and distribrrted over plaintiff’s lands, whereby the same has been greatly damaged. In alleging his damages, plaintiff states simply that it will cost him $100 to free his land of such, noxious plants and weeds. Should we concede that the alleged tortious matter is such that a recovery predicated thereon might be had in any event, it is plain that none can be awarded plaintiff in this action, in view of his pleading. He does not ask for damages to his land; his prayer is that he may recover the amount of expense which he will be called upon to pay out in removing the objectionable matter; Until an expense has been actually incurred, and the amount thereof definitely ascertained, there is no authority for bringing .an action to recover the sáme.
III. Plaintiff 'also seeks in this action an injunction “ restraining the continuance of the cockiebur seed and weeds being blown and drifted upon his land.” The proposition is unique, to say the least. It is not suggested that the growing by one upon his own land of cockiebur and weeds is without legal right, or that in law the field of defendant constituted a nuisance. Counsel does not cite any authority for the granting of an injunction in a case such as plaintiff presents, and we know of none..
We conclude that the trial court rightfully dismissed the action. — Aééirmed. | [
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McClain, J.
The contentions for appellant are, first, that plaintiffs were negligent; second, that plaintiffs elected another remedy; and, third, that the jury were erroneously allowed to include damages as to one heifer which was not the property of the plaintiffs at the time the action was brought. The errors relied upon with reference to these matters are presented in different methods, and we can satisfactorily dispose of the case assuming that each of these questions was properly raised in the trial court.
I. The action is predicated on Code, section 2312, which requires the owner of certain male animals, including bulls, to restrain the same, and inferentially, therefore, makes the owner of such an animal liable for damages occasioned by his being at large. That the bull of defendant was at large — that is, off the premises of the defendant — at the time the injury complained of was committed, was shown by the evidence, and was necessarily found by the jury in reaching their verdict; and defendant was unquestionably answerable for the injury committed, unless plaintiffs were at fault in some way contributing to such injury. It is conceded that the partition fence between the field of defendant where the bull was kept, and the field of plaintiffs where the injury was committed was not a lawful fence, and that it had not been divided as between the owners of these adjoining premises. But, so far as defendant’s wrong was concerned, this was immaterial, for under the statutory provision just referred to it was the duty of defendant to restrain his bull, and prevent him from going upon the premises of another. The fault which counsel for defendant seek to impute to plaintiffs by way of contributory negligence is the act of putting their heifers into a field adjoining that in which defendant’s bull was kept, with the knowledge that the dividing fence was not adequate, and that defendant’s bull was likely to break through, this division fence, and commit the injury complained of. It is no doubt true that one injured by an animal unlawfully at large may so far contribute to the injury as to preclude himself from recovering damages from the owner of the animal. Meier v. Shrunk, 79 Iowa, 17. But recovery should be denied to the plaintiff under such circumstances only where there is some fault on his part having proximate connection with the injury suffered. We think plaintiffs were not bound to anticipate that defendant’s bull, being lawfully on defendant’s premises, would not be restrained from unlawfully running at large and committing an injury. Plaintiffs had a right to the use of the premises on which their heifers were kept, and it cannot be imputed to them as negligence that they used such premises in a proper way. They need have no concern as to the sufficiency of the partition fence, save, as to their own liability for damages which might be committed by their heifers - in going through such fence onto the land of another, or as to their right to recover' damages for a trespass which might be committed by stock of another coming upon their own premises. Male animals prohibited from running at large are subject to a different rule from that applicable to animals in general. The. owner of male animals is bound at his peril to restrain them from running at large, and with reference to the damages committed by such an animal we think the sufficiency of the partition fence is immaterial. To hold that plaintiffs must, at their peril, put their'heifers in their own field subject to the danger resulting from defendant’s' bull being at large, would impose upon them a restriction with reference to the use of their premises not contemplated by the statute. The acts, of plaintiffs relied upon by defendant as constituting contributory negligence were not sufficient, as a matter of law, to defeat recovery.
IT. The plaintiffs, finding defendant’s bull wrongfully at large on their premises, shut him up, and notified defendant of the fact. Defendant came and took the bull away with plaintiff’s consent, agreeing to castrate him, which was done. Counsel argue that, as plaintiffs had the right, under Code, section 2312, to dis-train the bull, and, by notice to the constable, have him sold, and their damages satisfied out of the proceeds of such sale, they elected, by taking up the bull, to rely upon this remedy, and cannot have relief by an action for "damages. But the evidence does not show that the plaintiffs sought to avail themselves of the statutory remedy. They did not notify a constable, nor did they seek to have their damages satisfied as a condition of releasing the animal. So far as appears, they had no means of knowing at the time the animal was released the extent of the injury, if any had been committed. They did not distrain under a claim for damages, but fastened up the bull found wrongfully at large, evidently for the purpose of preventing the commission of further injury, and notified the owner that he might retake possession. We think plaintiffs were not bound to elect between holding the bull for damages and pursuing their ordinary remedy at law. The argument of counsel would lead to the result that, if plaintiffs were not willing to rely solely on the amount which might be realized from defendant’s bull in satisfaction of the damages which he had committed, they were bound to allow him to remain at large on their premises committing further damages, or, at their peril, to drive him off and keep him away. For the purpose of preventing further injury, they certainly had a right to put him up, and in doing so they did not elect to rely on the peculiar statutory remedy by distraint.
III. The contention that the jury were improperly allowed to include in their verdict damages for injury to the value of one of the heifers, which died or was disposed of by the plaintiffs after the injury was committed, and before the bringing of action, is not well founded. The verdict was based on evidence tending to show the depreciation in the value of the heifers as thor oughbred and registered animals and for breeding purposes by reason of their having been served and gotten with .calf-by an ill-bred and .unregistered bull. This depreciation .in value resulted at once on their being thus served, and the fact that subsequently the plaintiff disposed of or lost one of the heifers would not affect their right to recover damages for the injury to such heifer. The damage was complete when the injury was done.
Finding no error to have been committed by the trial court, we reach the conclusion that the judgment’ should be„ and it is, aeeirmed: . . | [
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Weaver, J.
On November 22, 1860, Samuel K. Young' was the owner of a triangular tract of land in the northeast corner of the northwest quarter of the southwest quarter of section 10, township 82, range 5, within the limits of the present town of Mt. Vernon. ' The lands adjoining this tract on the east and on the south and southwest had prior to that time been platted into blocks, lots, and streets. On the date named Mr. Young caused said tract to be platted as an addition to the town of Mt. Vernon, and filed a map of the survey in the office of the recorder of the county. The map, as it appears of record, is as follows:
To this map was appended a description of property, which states, among other things, that the “ lots are 66 by 132 feet, except those which are fractional, and also except lots numbered 5 and 11, which said lots are 82% feet front, and they are as designated by the numbers in feet placed on the boundary line. Stones have been placed as designated on the plat. The streets are continuations of them of the same names in other parts of the town and bear as marked.” Following this description is a deed or declaration of dedication by said Young and wife, in which, after certifying and acknowledging the plat, it is said: “ And we do hereby set apart for public use as public highways all the land described in said map as streets, the width and dimensions shown by said map, reserving at the same time ¿11 the land included in said map as private property, except that portion which is designated as streets.” The property in controversy is the strip or lot sixty-six feet in width lying between lot 3 on the east and lots 4 and 12 on the west. It is the contention ci the town authorities that the effect of the plat and deed was to dedicate said strip to the public as a street. The defendants, who are the widow and son of Samuel K. Young, deny that the plat or deed show any dedication of the properly to public use, and deny that it has ever been opened, used, or recognized as a public way. They also plead that they have been in actual, notorious, and exclusive possession of the property under claim of right for a period of forty years, improving and occupying it as their own, to the knowledge of the town authorities, and that any claim of right in the town has long since been lost by abandonment and estoppel. The court below having found against the plaintiff’s claim, we are asked to reverse its decision as being against the clear preponderance of the testimony.
I. We first inquire whether the plat, in or of itself, indicates an intention on part of the proprietor to dedicate this ground to street purposes ? The appellant’s contention in the affirmative of this proposition is based largely upon the facts; (1) that the tract is marked with no number, and interposed between • lots which ax*e coxxsecutively numbered; (2) it is more than one hundred and thirty-two feet in length, and therefoi’e does not conform to the written description attached to the plat; (3) the law in force at that time regulating the survey and platting of town lots required the placing of a stake in at least one corner of each lot, and the placing of a stone in a permanent manner “ at some point in every street ” — all of which should be indicated upoxx the map filed for record — and the map in this instance reveals a stone placed at the southwest comer of the strip in dispute; and (4) this strip is of such width and is so located as to foxm an extension of the street (known in the record as “Penn Street”) in the old plat bounding Young’s Addition on the southwest. While these, and perhaps, other matters upon the face of the map have some tendency to support the appellant’s claixn, we are of the opinion that the plat as a whole does xxot afford satisfactory evidence of the alleged dedication. On the contrary, it seems to afford affirmative proof of the proprietor’s intent to, reserve this particular tract to his own use. It is not named or otherwise expressly designated as a street. It is separated from Main street at the south end and from the adjoining land at the north end by distinctly marked boundary lines, leaving it wholly without any apparent connection at any point with any other public way; while all other streets in the plat are designated by appropriate naxnes, and the map shows them opening at each terminus into other highways. The stone found at the southwest corner of the tract in question does not necessarily mark a street cox-nex*, as will be noted by reference to other stones set in the outer boundaries of the addition; and, if intended to indicate a street line at all, is in proper position to mark the north boundary of Maixx street. Penn street, in the old plat, is but sixty feet in width, while this strip of land claimed as an extension of said street is sixty-six feet wide, a ■discrepancy for which, on appellant’s theory, there appears no adequate explanation. In 1860 there was no street into which such an extension of Penn street would open, or with which it could connect on the north, the land adjoining the Young tract at that point being then private property. Had there been any intention to dedicate this land to the public, we think it very improbable that the map would have wholly omitted all the usual indications of such purpose. The plat is small, containing few lots, and so great an oversight or mistake could scarcely have escaped notice.
We do not overlook the claim made by appellant in argument that the original plat or map shown in evidence has been changed by inserting the lines which close the ends -of the disputed strip and by erasing the street name written in the space between lots 3 and 4. It is to be conceded that an inspection of the map gives support to this contention, and it becomes, therefore, a matter of importance to inquire whether such change was made before or after the dedication of the plat became effective by filing in the recorder’s office. It is admitted by counsel that said record, which was made in November, 1860, corresponds in all essential respects with the lines upon the map in its present condition, and, if such record be correct (as presumably it is), the changes referred to must have been made before the papers were filed. The only suggestion that the record itself has been tampered with is in the testimony of a woman living in the neighborhood, who says that in the year 1888 she looked at the book in the recorder’s office, and the record at that time showed “ no line drawn across the south end of the land in controversy.” Without in any manner impeaching the good faith of the witness, we think her statement insufficient to overcome the verity of the record. The book itself was exhibited to the trial court, and it is not pretended that it exhibits any appearance or evidence whatever of erasure or change. The witness does not claim to have seen the name of “ Penn ” or( any other street upon this portion of the map, and it is easier to believe that she is mistaken as to the nonexistence of the map line, than to believe the proprietor of the plat and the sworn custodian of the record have been guilty of a forgery of evidence, or that such a change could have been made without leaving some visible sign of the spoliation. Indeed, the most reasonable conclusion in the premises is that the surveyor first drew the map leaving this tract open as a street, and having the name “ Penn street ” written thereon, and that after this was done, and before filing the papers for record, the proprietor, either because the map had not been made according to his wish, or because he had changed his mind in reference thereto, amended it by drawing a line at either end of the open space and erasing the street name therefrom, but neglected to give to said tract any distinctive lot number. When we stop to consider that at this time Mt. Vernon was a small village, needing few streets; that this street, if dedicated, would form a mere short cul-de-sac down a somewhat sharp declivity; and that without it every lot in the addition had frontage upon other streets — we readily see that such act upon his part would be neither unnatural nor unreasonable.
II. Nor is the case materially stronger for appellant if to the evidence afforded by the map and deed, we add the cir eumstanees surrounding the possession and use of the property after the platting of the addition. There is considerable dispute whether Mr. Young fenced in this tract prior to the year 1870, but in our judgment, the preponderance of the testimony sustains the defendant’s contention that at all times from the year 1860 to the beginning of this controversy in 1899 he had the larger part, if not all, of the land inclosed by fence, using it as private property. If this be not true as to a portion of the time in the earlier part of the period mentioned, it is quite certain that no other use was made of this way by the public than is usually made of open spaces and vacant lots in most of our cities and towns — a use which depends upon the, license or sufferance of the owner, and is neither given nor taken as matter of public right. There is also evidence tend 'ing to show that on several occasions Hr. Young said that “ whenever it was necessary to open the street he was willing to have it done,” or would open it when demanded or needed, or words to that general effect; but, conceding this fact to be established, it falls short of being an admission that he had formerly dedicated such street. It indicates at most his realization that at some time public convenience might demand a street at that point, and his willingness to yield to that demand when made. His conduct affords most satisfactory-proof that he did not in fact concede the right of the town t® open such a street without his consent or process of condemnation. Even upon the showing of the appellant, he inclosed* the property by a substantial fence not later than the early-70’s, and continued the same until the town authorities forcibly removed it in the year 1899. He constructed and maintained a sidewalk along the front of the tract on the north, side of Main street. Along the curb line of Main street he-planted and maintained shade trees, now grown to large size.. In enlarging his dwelling house, standing upon the west side-of this tract, he extended the building, or at least the steps; thereto, several -feet into the space now claimed as a street. On the opposite side he constructed and kept for many years; a tenant house extending ten feet into the alleged street. The ground has also been improved and ornamented with trees and shrubbery. All this was done in the sight and with the knowledge of the town and its officers, and without objection or remonstrance on their part for the period of an average lifetime; and, without holding that mere lapse of time- or failure to assert the public right would of itself estop the town to assert the existence of the street, it does afford good reason for insisting that, before dispossessing the citizen of property over which he has so long exercised ownership, the public right -thereto shall be established by clear and unequivocal testimony. Weber v. Iowa City, 119 Iowa, 633; Corey v. Ft. Dodge, 118 Iowa, 742; State v. Welpton, 34 Iowa, 144.
This is not one of those instances where a -lot owner reaches ont and takes in land which has'admittedly once been dedicated to the public. In all such cases the burden is upon the claimant to show that in some manner the public right has been extinguished. But in the case before us Mr. Young was originally the undisputed owner of the land, and, unless he parted with it, the title is now in his widow and heir, who are the appellees herein. The appellant is attacking their title and right of possession, and must be held to have the burden of showing a better right and title in itself. In this, we think, it has failed.
It is urged upon our' consideration that dedication may be shown by conduct as well as by deed, and that the facts show a dedication which would be good even without the statute. We are not disposed to contend that a dedication must in all cases be made in statutory form; but we find here an utter absence of the usual indicia of a common-law gift of land to public use for street purposes. There is no satisfactory showing that this land was ever thrown open to or used by the public for a highway, and there is no showing whatever that the proprietor ever sold or offered for sale any lot or lots bordering on this land with the express or implied representation that it was a street. Without the presence of one or both of these circumstances, we think no common-law dedication of a street has ever been upheld by this court. Shea v. Ottumwa, 67 Iowa, 41; Byerly v. Anamosa, 79 Iowa, 204. See, also, Municipality v. Orleans, 36 Am. Dec. 624; Bissell v. Railroad Co., 23 N. Y. 61; State v. Welpton, 34 Iowa, 144; Fisk v. Havana, 88 Ill. 208. In the Welpton Case, supra, we said: “ A dedication of land to the use of the public rests upon the intention and clear assent of the owner of the soil. When acts are relied upon to establish it, they must,be inconsistent and irreconcilable with any inference except the animus dedicandij they must be unambiguous and unequivocal.” It seems very certain that the evidence in the case at bar falls far short of the requirement of tbe rule here quoted. The circumstances relied upon by appellant are at best ambiguous, and all may be reconciled with the claim of title in the appellees.
The decree appealed from is right, and must stand. — ■ Affirmed. | [
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"Deemee, O. J.\n'In the year 1874 the board of supervisors of Lyon County, Iowa, undertook to establ(...TRUNCATED) | [-0.0010003725765272975,0.0007888094405643642,-0.024650413542985916,-0.014394269324839115,0.03951239(...TRUNCATED) |
"McClain, J.\nI. The first question presented is whether, after the sustaining of the motion of defe(...TRUNCATED) | [-0.020298084244132042,-0.04304342344403267,-0.026445534080266953,0.0033495996613055468,0.0630611851(...TRUNCATED) |
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