David Estes, et al. v. Randall Merritt and Vera Merritt
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DIVISION III
Sam Bird, Judge
CA06-288
November 1, 2006
DAVID ESTES, et al.
APPELLANTS
AN APPEAL FROM CLEBURNE COUNTY
CIRCUIT COURT
[No. CV-04-227-4]
v.
RANDALL MERRITT and
VERA MERRITT
APPELLEES
HONORABLE TIM WEAVER,
CIRCUIT JUDGE
AFFIRMED
This is an appeal from a judgment entered in favor of appellees Randall and Vera
Merritt and against appellants David Estes, Nancy Estes, James Holder, Miki Holder, and the
Vernon M. Rowe Family Limited Partnership in an action for declaratory and injunctive
relief against the enforcement of restrictive covenants allegedly encumbering appellees’
property. The trial court found that a reference in the plat of appellees’ property to the
restrictions covering appellants’ property constituted an impermissible amendment to the bill
of assurance for appellants’ property. The trial court also found that the restrictions did not
apply to appellees’ property. Appellants raise two points on appeal. We affirm.
Appellants own some of the lots located in the Lake Pointe Above the Narrows,
Phase 1 subdivision (hereinafter, “Phase 1”). The Phase 1 property is governed by a “Bill
of Assurance and Protective Covenants” recorded on March 31, 1997, that defines
acceptable home sizes, styles, and usages. It also prohibits the subdividing of any lots in the
subdivision. Finally, the bill of assurance contains the following provision:
19. TERM: These covenants are to run with the land and shall be binding on
all parties and all persons claiming under them for a period of thirty (30) years from
the date these covenants are recorded, after which said covenants shall be
automatically extended for successive periods of 10 years, unless an instrument
signed by a majority of the then owners of the lots has been recorded, agreeing to
change said covenants in whole or in part.
Appellees own the single, ten-acre lot contained in Phase 2 of Lake Pointe Above the
Narrows subdivision, which is located across the road from Phase 1. The same developer
created both Phases 1 and 2. The Phase 2 plat, recorded on April 26, 1999, references the
bill of assurance that had previously been recorded for Phase 1, stating, “For Bill of
Assurance see Deed Record Book 429 Page 617-622.” The Phase 2 property was conveyed
to appellees’ predecessor in title in March 2000 and to appellees in December 2002. Neither
deed contains any restrictions.
After a dispute arose, appellees filed a declaratory judgment action against appellants
and some, but not all, of the other lot owners of Phase 1 on November 17, 2004. Appellees
sought a declaration that Phase 2 was not subject to the bill of assurance for Phase 1. After
other owners filed pro se answers, appellants filed an answer denying the material
allegations of the complaint.
At trial, appellees argued that the Phase 1 bill of assurance was not subject to
amendment for thirty years. Appellees also argued that appellants did not have any standing
to enforce the Phase 1 covenants because Phase 1 and Phase 2 are adjoining but separate
subdivisions and owners in one subdivision do not have standing to enforce the restrictions
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in another subdivision. In response, appellants argued that the bill of assurance was not
being amended but, rather, was being adopted as a separate bill of assurance for Phase 2.
Randall Merritt testified at trial that he is a builder/developer. He said that he was
familiar with legal descriptions and that the plat of Phase 2 did not include all of the property
within the legal description of Phase 2. He also said that he did not believe his property in
Phase 2 was covered by the Phase 1 bill of assurance referenced in the Phase 2 plat. He
stated that he began polling his neighbors to ask their permission to subdivide his lot. Merritt
admitted receiving a title search to Phase 2 that referenced the Phase 1 bill of assurance and
put him on notice that the restrictions might apply. However, he did not seek legal advice
on the issue before purchasing the Phase 2 property.
Merritt acknowledged that he sent a letter to some of the Phase 1 owners, which
asked them to sign a document giving him permission to subdivide Phase 2 and stated that
“more than 75% of the current owners have been polled and all have responded positively,
thus making this request for your signatures more of a formality.” He said that his letter did
not mean that more than seventy-five percent of the owners had agreed to his request but
meant only that they responded positively. Merritt also stated that, until he sought legal
counsel, he, as a builder, believed that the Phase 1 restrictions might apply to Phase 2.
Relying on the supreme court’s decision in White v. Lewis, 253 Ark. 476, 487 S.W.2d
615 (1972), the trial court found that the reference in the Phase 2 plat to the Phase 1 bill of
assurance constituted an invalid amendment of the restrictions in violation of the provision
prohibiting amendments for thirty years from the date of the bill of assurance. The court also
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found that appellees’ property was not subject to the Phase 1 bill of assurance because its
legal description did not include the property located in Phase 2. The court enjoined
appellees from proceeding to develop the property so that appellants could appeal.1 An order
containing the court’s findings was entered on December 7, 2005, and appellants filed a
notice of appeal on December 21, 2005.
Appellants raise two points for reversal. They first assert that the trial court erred in
finding that the plat of Phase 2 amended the bill of assurance to Phase 1 because the plat only
adopted the restrictive covenants of the Phase 1 bill of assurance and did not amend it. We
affirm, but on different reasoning than that used by the trial court.
The ordinary method of establishing restricted districts when new subdivisions are
surveyed and platted is to file a plat and bill of assurance, whereby the owner obligates
himself not to convey except in conformity with the restrictions imposed in the bill of
assurance. McGuire v. Bell, 297 Ark. 282, 761 S.W.2d 904 (1988). Another method is for
the grantor to include the restrictions in the conveyances of the land. Id. Here, the deeds from
the developer to appellees’ predecessor in title and to appellees do not contain any
restrictions. Therefore, the question is whether the reference to the Phase 1 bill of assurance
on the Phase 2 plat is sufficient to create the restrictions.
1
The trial court also denied appellants’ motion to dismiss for failure to join all of the
Phase 1 owners and specifically declined to rule on whether the Phase 1 owners had standing
to enforce any restrictions that might apply to Phase 2 or to rule on whether Phase 1 and
Phase 2 are separate subdivisions. No issues concerning these rulings are raised in this
appeal.
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The general rule governing the interpretation, application, and enforcement of
restrictive covenants is that the intention of the parties as shown by the covenant governs.
McGuire, supra. Restrictive covenants are not favored, and if there is any restriction on land,
it must be clearly apparent. Hutchens v. Bella Vista Village Prop. Owners’ Ass’n, 82 Ark.
App. 28, 110 S.W.3d 325 (2003). Where there is uncertainty in the language by which a
grantor in a deed attempts to restrict the use of realty, freedom from that restraint should be
decreed; but when the language of the restrictive covenant is clear and unambiguous, the
parties will be confined to the meaning of the language employed, and it is improper to
inquire into the surrounding circumstances of the objects and purposes of the restriction to
aid in its construction. Holmesley v. Walk, 72 Ark. App. 433, 39 S.W.3d 463 (2001).
We hold that the Phase 2 plat’s reference to the Phase 1 restrictions is ambiguous and
was properly resolved as an issue of fact. The Phase 2 plat references only the book and page
location of the Phase 1 bill of assurance and does not specifically state that it is adopting the
Phase 1 restrictions for Phase 2. Further, the Phase 1 restrictions themselves state that they
are intended to apply only to the land described in the attached legal description and shown
by the Phase 1 plat, neither of which includes appellees’ property. Because there are no
restrictions clearly applicable to Phase 2, our rule of strict construction of restrictive
covenants resolves the ambiguity in favor of the appellees and defeats the contention that the
plat alone adopts the Phase 1 restrictions for Phase 2. We, therefore, affirm on this point.
For their second point, appellants assert that the trial court erred in finding that
appellees were not bound by the restrictive covenants because they had notice of the
covenants. It is undisputed that appellees had notice of the restrictions. However, this
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argument begs the threshold question of whether the restrictive covenants were valid. That
issue is addressed in the first point and need not be addressed again here.
Affirmed.
G LADWIN and R OAF, JJ., agree.
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