ÿWPCÛ Õ‰áPÚ)¤‘”+€ŒÈ+Á` —NúA†»YJsÇæøªËPÚàMV³aÆWŽŠ Ug´z]RcIŸ‹*þÑŽlNâŒïJl¹šAËv |ß¾ýw‰JX¥UÇû8•ƒê° gËw¦;í|ÖÎŽ¢Hj¥§±BÙ¬Oë.Y?¦va¯ Ùnýh°›µ);Ù}ñ0 3“;+Þ ¦(5Q\³ê1°Él_¹cÁ†úðRûÖ­“<^)@äm0‘8äËùìõŒCWº9vÄj×ØH-:‹,Pk'¿Ïñ1ïÜËðás89BHàë>V£›;A‹‹&Ûˆ÷(Ü5HJâ÷Ö£ÕBá……Ã6´øƨà·õpXË2ÚOi÷ºÀ¶ûìÂ0Ýœ× `ýT‰êj‘'d4¡Â¬ƒ1MŠÁwÙè i”t4ø¿Ý^ÛÞï«èW6A•­æS ’”Ì ¹¸s¤ÚÔ(Ka¼f@&­—€¬ô&ìNõgò·| €°r…fuÛYµa®û”|} ©«MxoY÷c!ð|’Ãôàwïd#!xU N™ %ç 0(í w 4! 5 D 0³c 0D 4Z ™Ž N'^ )5 m7U NNœU,¤U@ÐéU:ùUN33333333 B%žžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžžž 0Dà D5 AQ<Æ 0DS 0D—˜HP LaserJet 8000 DN PSØÚØÚÚØØÚ0(ÈhH  Z 6Times New Roman RegularX($¡¡{Z='3|x Ý ƒ ä¼$ÝÒ€°ÒÒ„°ÒÓ  ÓÔ€X•XXXÔà Ø àòòÚ  Ú3Ú  ÚóóÝ  ÝÔ_Ô€€See€òòRenner€v.€Johnsonóó,€207€N.E.2d€751€(Ohio€1965);òò€€Pokorny€v.€Yudin,€óó188€S.W.2dÐ ° Ð185€(Tex.€App.€1945)€(decision€based€on€Texasðð€recording€statute)òò;€€Goldstein€v.€Hunteróó,€178Ð  ð ÐN.E.675€(N.Y.€App.€1931);€€òòRicci€v.€Naplesóó,€142€A.€452€(Conn.€1928);€òòBiddison€v.€Aaronóó,€62Ð à ÐA.€523€(Md.€1905).€(c(2çü$¤¤Ý ƒ!ÝÝ  ÝÒ€°ÒÒ„°ÒÓ  ÓÔ€X—(XXXÔà Ø àòòÚ  Ú0Ú  Úóó(#Ã$òòÚ  Ú0Ú  Úóó *Ý ƒb¯"ÝÝ  ÝÔ_ÔÔ€X=¯XXXÔÔ€VXX=¯ÔÓ  Óò òÔ Ad ÔFILEDÔ€X=¯XVÔÐ  ÐÌOctober€7,€1999ÌÌCecil€Ô_ÔCrowsonÔ_Ô,€Jr.ÌAppellate€Court€ClerkÔdAxÔó ó Ý ƒ ä¼$ÝÒ€°ÒÒ„°ÒÓ  ÓÔ€X•XXXÔà Ø àòòÚ  Ú4Ú  ÚóóÝ  ÝÔ_Ô€€In€some€of€these€jurisdictions,€courts€have€not€considered€determinative€the€status€ofÐ ° Ðthe€subsequent€purchaser,€while€in€others,€courts€have€held€the€easement€can€be€enforcedÐ  ð Ðagainst€a€bona€fide€purchaser€without€notice€of€the€easementððs€existence.€€òòSee€Berlin€v.Ð à ÐRobbinsóó,€38€P.2d€1047€(Wash.€1934);€òò€Miller€v.€Skaggsóó,€91€S.E.€536€(Ô_ÔW.VaÔ_Ô.€1917);€òòBeach€v.Ð €Ð ÐFairburyóó,€301€N.W.2d€584€(Neb.€1981);€òòMcKeon€v.€Brammeróó,€29€N.W.2d€518€(Iowa€1947);Ð pÀ ÐòòMcElroy€v.€McLeayóó,€45€A.€898€(Ô_ÔVtÔ_Ô.€1899);€òòWiesel€v.€Ô_ÔSmiraÔ_Ôóó,€142€A.€148€(R.I.€1928).¡ŒG'L ÿU‹ÿÀÀÀ(ÖÃ9 Z‹6Times New Roman Regular 3OKÀ ZTimes (ÆúI Z‹(Times New Roman  ßÝ ƒ ä¼$ÝÒ€°ÒÒ„°ÒÓ  ÓÔ€X•XXXÔà Ø àòòÚ  Ú1Ú  ÚóóÝ  ÝÔ_Ô€€Both€òòThompsonóó€and€the€òòVan€Ô_ÔSandtÔ_Ôóó€case,€described€as€a€popular€casebook€case€toÐ ° Ðdemonstrate€the€easement€implied€from€previous€use,€sometimes€refer€to€the€interest€createdÐ  ð Ðby€a€sewer€line€as€a€ð ðservitudeðð€and/or€ð ðquasi„easement.ðð,c½¬AZ‹"Arial Regular(ÖÃ9 Z ‹6Times New Roman Regular d Ý ƒ ä¼$ÝÒ€°ÒÒ„°ÒÓ  ÓÔ€X•XXXÔà Ø àòòÚ  Ú2Ú  ÚóóÝ  ÝÔ_Ô€€According€to€one€treatise,€the€prevailing€rule€is€that€an€easement€will€not€bind€aÐ ° Ðsubsequent€bona€fide€purchaser€of€a€servient€tenement€who€purchases€ððwithout€notice,€eitherÐ  ð Ðactual€or€constructive,€of€the€easementðð€and€actual€and€inquiry€notice€are€particularly€important€Ð à Ðwith€implied€easements€since€they€are€not€recorded.€€òòSee€óó7òò€óóThompson€on€Real€Property€Ô‡XA]XXX•ÔÔ‡¼I»XXA]ÔððÔ#†¼†å»»¼IQ#ÔÔ#†X•X»¼†åp#ÔÐ €Ð Ð60.07(a).€€In€addition,€ð ðwhile€there€is€some€conflict€of€authority€as€to€whether€existing€drains,Ð žî Ðpipes€and€sewers€may€be€properly€characterized€as€apparent,€within€the€rule€as€to€apparent€orÐ Ž Þ Ðvisible€easements,€the€majority€of€the€cases€which€have€considered€the€question€have€taken€theÐ ~ Î Ðview€that€appearance€and€visibility€are€not€synonymous,€and€that€the€fact€that€the€pipe,€sewer,Ð n ¾ Ðor€drain€may€be€hidden€underground€does€not€negative€its€character€as€an€apparent€condition;Ð ^ ® Ðat€least,€where€the€appliances€connected€with€and€leading€to€it€are€obvious.ðð€€òòVan€Ô_ÔSandtÔ_Ôóó,€83Ð N ž  ÐP.23d€at€702„703€(quoting€58€Ô_ÔA.L.R.Ô_Ô€818€at€832).(3¯$££Ý ƒ!ÝÝ  Ý )ÿÿ!dxdxabZc[Cþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(3¯$¢¢Ý ƒ!ÝÝ  Ý($$””ò òÚ  Ú1Ú  Úó óÝ ƒ!ÝÝ  ÝÔ_ÔÒ€°ÒÒ„°ÒÓÓòòò òÓ  ÓÓ  ÓÑTR[° AØ'ÿ Legal3Ø' AØ'ÿ Legalÿ3Ø'TÑÑ8€—(XXdìdÈ8ÑóóÓÓÔ‡¼.»XXÔÔ€¼.»»¼.Ôßx€` [B2.jz?ýÿ`  `€€@ÿE3°` 8ttxPk°“ xßÔ_ÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEòòÐ ° ÐóóAT€NASHVILLEÔ#†X—(X»¼.#ÔÔ‡„& „XX—(ÔòòÐ Ä ÐÌÓkÓóóÔ#†X—(X „„&L#ÔÔ‡¼.»XX—(ÔJOANNE€THOMPSONà@ÃÃ.êà)ˆÐ 8ˆ ÐBARRETTà@ÃÃ.êàà@@ÃÃ.êà)ˆà0 è àÐL œèT$èT$ Ðà@ÃÃ.êà)ˆÌà Ø àPlaintiff/Appellee,à@ÃÃ.êà)ˆà0 è àAppeal€No.Ðt ÄèT$èT$ Ðà@ÃÃ.êà)ˆà0 è à01A01„9806„CV„00295Ј ØèT$èT$ Ðv.à@ÃÃ.êà)ˆà è àÐ œ ì Ðà@ÃÃ.êà)ˆà è àRutherford€ChanceryÐ °  ÐMARILYN€YOUNG€HILLà@ÃÃ.êà)ˆà è àNo.€€97CV„1314Ð Ä  Ðà@ÃÃ.êà)ˆà è àÐ Ø(  Ðà Ø àDefendant/Appellant.à@ÃÃ.êà)ˆÐ ì<  Ðà0 Ø àÔ#†X—(X»¼.º#ÔÔ‡¼.»XX—(ÔÐ Ø T$Ø T$ ÐÌÓ  ÓAPPEAL€FROM€THE€CIRCUIT€COURTÌOF€RUTHERFORDÔ#†X—(X»¼.¹#ÔÔ‡„& „XX—(Ô€Ô#†X—(X „„&J#ÔÔ‡¼.»XX—(ÔCOUNTYÔ#†X—(X»¼.#ÔÔ‡„& „XX—(ÔòòÐ <Œ ÐÌÔ#†X—(X „„&Õ#ÔÔ€¼.»XX—(ÔóóTHE€HONORABLE€ROBERT€E.€CORLEW€PRESIDINGÐ üL ÐÌÌÓðÓó óJEFF€REEDÐ 8ˆ ÐMURFREE,€COPE,€HUDSON€&€SCARLETTÌ16€Public€Square€NorthÌP.O.€Box€884ÌMurfreesboro,€TN€37133òòÐ € Ð ÐóóÌATTORNEY€FOR€THE€PLAINTIFF/APPELLEEòòÐ ¤"ô ÐÓ  Óò òóóÌÓt Óó óDONALD€ARKOVITZÐ Ê$  Ð332€White€Bridge€RoadÌNashville,€TN€37209ÌÌATTORNEY€FOR€THE€DEFENDANT/APPELLANTÌÌÌò òà@’’$êàAFFIRMED€AND€REMANDEDòòó óˆÐ H,˜'$ ÐÌÌóóà Ø àà 0 àà ˆ àà à àà 8 àà  àPATRICIA€J.€COTTRELL,€JUDGEòòÐ €/Ð*' ÐóóÌCONCUR:ÌÌCANTRELL,€P.€JÔ€¼pü »»¼.Ô.Ð È3/+ ÐCAIN,€J.òòÐ Ú4*0, Ðò òÌÐ  ô6D2. ÐÔ_ÔÑ8€•XXdðXXdð8ÑÓÓÔ€¼I» »¼‰çÔÓ  ÓÔ‡ ภ»¼IÔOPINIONó óóóÔ#†¼I»  à¸ì #ÔÐ ° ÐÓà Óà Ø àThis€case€involves€a€dispute€between€neighbors€over€a€sewer€line.€€TheÐ $t ÐDefendant,€Marilyn€Hill,€appeals€the€trial€courtððs€finding€of€an€easement€byÐ H ˜ Ðimplication€in€favor€of€the€Plaintiff,€Joanne€Barrett,€€across€Ms.€Hillððs€propertyÐ l ¼ Ðfor€the€purpose€of€connecting€Ms.€Barrettððs€property€to€the€city€sewer€line.€€WeÐ  à Ðaffirm€the€trial€court.Ð ´  Ðà Ø àThe€parties€own€adjacent€lots€in€Murfreesboro.€€Ms.€Barrett€owns€a€houseÐ Ø(  Ðand€€lot€at€206€West€Chestnut€Street€(ð ðBarrett€propertyðð).€€Ms.€Hill€owns€a€houseÐ üL Ðand€lot€at€the€corner€of€West€Chestnut€Street€and€North€Maple€Street€at€601Ð  p ÐNorth€Maple€Street€(ð ðHill€propertyðð).€€It€is€undisputed€that€these€tracts€were€aÐ D” Ðsingle€lot€until€they€were€subdivided€by€Roy€Byrn,€a€prior€owner.€€By€deedÐ h¸ Ðrecorded€July€8,€1970,€Mr.€Byrn€transferred€to€Mr.€and€Mrs.€Smith€the€house€andÐ ŒÜ Ðlot€designated€as€206€West€Chestnut€Street,€(the€Barrett€property),€ð ðthis€being€theÐ ° ÐSouthwest€corner€of€the€entire€tract€conveyed€by€Katherine€J.€Overall€et€al.€toÐ Ô $ ÐRoy€G.€Byrn.ðð€€In€1986,€Mr.€Smith€€transferred€the€property€to€his€son,€who€soldÐ ø"H Ðit€to€the€Drews€in€1989.€€The€Drews€sold€it€to€Ms.€Barrett€(then€Ms.€Thompson)Ð %l  Ðin€1990.Ð @'"  Ðà Ø àIn€1972,€Mr.€Byrnððs€estate€and€widow€sold€the€Hill€property€to€theÐ d)´$" ÐBryants.€€The€property€was€described€as€a€ð ðVindale€24x60€home€and€lot€ofÐ ˆ+Ø&$ Ðground€designated€as€No.€601€North€Maple€Streetðð€and€as€ð ðthe€eastern€portionÐ ¬-ü(& Ðof€the€property€conveyed€by€Katherine€J.€Overall€et€al.€to€Roy€G.€Byrn.ðð€€In€1976,Ð Ð/ +( Ðthe€Bryants€sold€the€property€to€Ms.€Young€(now€Ms.€Hill),€and€the€deed€alsoÐ ô1D-* Ðconveyed€ð ða€Vindale€24x60€home,€a€lot€of€ground€known€and€designated€as€601Ð 4h/, ÐNorth€Maple€Street.ððÐ <6Œ1. Ðà Ø àThe€Hill€property€faces€North€Maple€Street.€€The€Barrett€property€facesÐ `8°30 ÐWest€Chestnut€Street.€A€city€sewer€line€runs€under€North€Maple€Street.€€No€suchÐ ° Ðline€runs€under€West€Chestnut€Street.Ð Ô$ Ðà Ø àFor€many€years€both€tracts€of€land€were€serviced€by€a€single€connectionÐ øH Ðto€the€city€sewer€line,€and€the€propertiesðð€sewer€line€transversed€both€tracts€ofÐ  l Ðland€and€connected€to€the€city€line€under€North€Maple€Street.€€The€cityððs€recordsÐ @  Ðshow€that€the€line€for€601€Maple€Street€was€connected€to€the€city€sewer€line€inÐ d´  Ð1929.€€At€that€time,€the€Barrett€property€and€the€Hill€property,€being€one€tract,Ð ˆØ  Ðhad€the€same€address.€€A€customer€service€fee€was€paid€in€1968€for€sewer€serviceÐ ¬ü Ðat€206€West€Chestnut.€€The€€single€line€going€to€the€cityððs€line€was€apparentlyÐ Ð  Ðoriginally€created€to€service€the€Barrett€lot,€which€is€located€behind€the€Hill€lotÐ ôD Ðfrom€Maple€Street.Ð h Ðà Ø àIn€the€1990's€both€parties€began€experiencing€problems€with€their€sewerÐ <Œ Ðservice.€€Ms.€Hill€hired€a€contractor€who€replaced€the€connection€to€her€home.€Ð `° ÐIn€April,€1997,€it€was€discovered€that€the€Barrettððs€sewer€line€was€no€longerÐ „ Ô Ðconnected€to€the€city€sewer,€it€having€been€severed€or€otherwise€disconnected.€Ð ¨"ø ÐSewage€was€running€into€the€ground€on€the€Hill€property.Ð Ì$  Ðà Ø àWhen€the€city€of€Murfreesboro€became€aware€of€the€situation,€it€issued€aÐ ð&@"  ÐRepair€Order€directing€the€parties€to€repair€the€severed€line.€€Ms.€Hill€refused€toÐ )d$" Ðallow€Ms.€Barrett€to€run€a€new€sewer€line€across€her€land,€and€appealed€theÐ 8+ˆ&$ ÐRepair€Order€to€the€Construction€Board€of€Adjustments€and€Appeals€of€the€CityÐ \-¬(& Ðof€Murfreesboro.€€After€Ms.€Hill€lost€her€appeal,€Ms.€Barrett€made€severalÐ €/Ð*( Ðwritten€attempts€to€obtain€permission€to€effect€the€necessary€repairs.€Ms.€HillÐ ¤1ô,* Ðrefused€to€cooperate.Ð È3/, Ðà Ø àUnable€to€obtain€Ms.€Hillððs€cooperation,€€Ms.€Barrett€sued,€alleging€thatÐ ì5<1. ÐMs.€Hill€had€tortiously€cut€her€sewer€line,€and€also€alleging€that€an€easement€byÐ 8`30 Ðimplication€existed€such€that€she€had€the€right€to€run€a€new€sewer€line€across€Ms.Ð ° ÐHillððs€property.€€Ð Ô$ Ðà Ø àAfter€a€hearing,€the€trial€court€found€that€the€evidence€did€not€support€aÐ øH Ðfinding€that€€Ms.€Hill€had€tortiously€severed€the€sewer€service€to€Ms.€BarrettððsÐ  l Ðproperty.€€However,€it€did€find€that€an€easement€by€implication€existed,€andÐ @  Ðordered€that€Ms.€Barrett€be€allowed€to€run€a€sewer€line€across€Ms.€HillððsÐ d´  Ðproperty.€€In€addition,€the€trial€court€awarded€Ms.€Barrett€$850€in€compensatoryÐ ˆØ  Ðdamages€for€lost€rent€for€the€period€€when€her€property€was€uninhabitable.€€Ms.Ð ¬ü ÐHill€now€appeals€the€trial€courtððs€finding€of€an€easement€by€implication,€and€theÐ Ð  Ðaward€of€money€damages.Ð ôD Ðà Ø àSince€this€case€was€heard€by€the€court€sitting€without€a€jury,€we€review€theÐ h Ðcase€òòde€novoóó€upon€the€record€with€a€presumption€of€correctness€of€the€findingsÐ <Œ Ðof€fact€by€the€trial€court.€€Unless€the€evidence€preponderates€against€the€findings,Ð `° Ðwe€must€affirm,€absent€error€of€law.€€Tenn.€R.€App.€P.€13(d).Ð „ Ô ÐÓ  ÓI.Ð ¨"ø ÐòòÓy$Óà Ø àóóAn€easement€is€an€interest€in€anotherððs€real€property€that€confers€on€theÐ Ì$  Ðeasementððs€holder€an€enforceable€right€to€use€that€real€property€for€a€specific€use.€Ð ð&@"  ÐòòSee€Bradley€v.€McLeodóó,€984€S.W.2d€929,€934€(Tenn.€App.€1998)€(citing€òòBrew€v.Ð )d$" ÐVan€Demanóó,€53€Tenn.€(6€Heisk.)€433,€436€(1871)).Ð 8+ˆ&$ Ðà Ø àIn€Tennessee,€easements€can€be€created€in€several€ways:€(1)€express€grant;Ð \-¬(& Ð(2)€reservation;€(3)€implication,€(4)€prescription;€(5)€estoppel,€and€(6)€eminentÐ €/Ð*( Ðdomain.€€òòSee€Pevear€v.€Huntóó,€924€S.W.2d€114,€115„116€(Tenn.€App.€1996).Ð ¤1ô,* Ðòòóóà Ø àAn€easement€by€implication€arises€upon€the€severance€of€a€single€piece€ofÐ È3/, Ðland€into€separately€owned€parts€as€an€inference€of€the€intention€of€the€parties€toÐ ì5<1. Ðthe€conveyance.€€The€easement€arises,€if€at€all,€by€implication€from€theÐ 8`30 Ðcircumstances€under€which€the€conveyance€was€made.€€òòSee€óóRestatement€ofÐ ° ÐProperty€Ô‡¼I»»¼IÔððÔ#†¼I»»¼I)#Ô€474€(1944);€€òòLaRue€v.€Greene€County€Bankóó,€179€Tenn.€394,€òòóó407,€166Ð Ô$ ÐS.W.2d€1044,€1049€(1942).Ð øH ÐÌÓÓà8 Ø àà80 Ø ü!Ø ü!àEasements€by€implication€are€not€favored€and€areÐ @  Ðexceptions€to€the€general€rule€that€easements€must€beÐ R¢  Ðcreated€either€by€an€express€writing€or€by€prescription.€Ð d´  ÐòòSee€Cole€v.€Dychóó,€535€S.W.2d€315,€318€(Tenn.€1976);Ð vÆ  ÐòòLively€v.€Noeóó,€62€Tenn.€App.€218,€222,€460€S.W.2dÐ ˆØ  Ð852,€854€(1970).€€Unlike€express€easements,€they€takeÐ šê  Ðinto€account€the€prior€use€made€of€conveyed€land.€Ð ¬ü ÐThey€ordain€the€perpetuation€of€that€use€on€the€generalÐ ¾ Ðprinciple€that€property€is€usually€passed€along€with€itsÐ Ð  Ðburdens€and€that€the€parties,€as€evidenced€by€theirÐ â2 Ðactions,€understood€that€their€property€was€thusÐ ôD Ðconveyed.€€òòSeeóó€Roger€A.€Cunningham,€et€al.,€òòThe€LawÐ V Ðof€Property€óóÔ‡¼I»»¼IÔððÔ#†¼I»»¼I¨-#ÔòòóóÔ‡¼I»»¼IÔðð€8.4ð!ð8.5€(1984);€2A€James€Casner,Ð h ÐòòAmerican€Law€of€Property€óóÔ#†¼I»»¼Iô-#ÔÔ‡¼I»»¼IÔððÔ#†¼I»»¼I’.#Ôòòóóðð€8.31„8.38€(1952).€Ð *z ÐCourts€may€find€an€easement€by€implication€as€aÐ <Œ Ðmatter€of€practical€necessity€when€refusing€toÐ Nž Ðrecognize€such€an€easement€leaves€a€tract€of€propertyÐ `° Ðotherwise€inaccessible.€€òòSeeóó€Tenn.€Code€Ann.€ððÔ‡¼I»»¼IÔðð54„Ð r Ð14„101,€117€(1993);€òòCianciolo€v.€Chapmanóó,€49€Tenn.Ð „ Ô ÐApp.€33,€41,€350€S.W.2d€80,€83€(1961).Ж!æ0 ¤0 ¤ ÐÌòòÔ#†¼I»»¼I0#ÔÔ‡¼I»»¼IÔBradleyóó,€984€S.W.2d€at€934„935.Ô#†¼I»»¼I1#ÔÐ º#  ÐÌÓÓà Ø à€Various€elements€are€essential€to€create€an€easement€by€implication€uponÐ Þ%.! Ðthe€severance€of€the€unity€of€ownership€in€an€estate.€€They€are:€€(1)€a€separationÐ (R#! Ðof€the€title;€(2)€a€necessity€that,€before€the€separation€takes€place,€the€use€whichÐ &*v%# Ðgives€rise€to€the€easement€shall€have€been€so€long€continued€and€obvious€orÐ J,š'% Ðmanifest€as€to€show€that€it€was€meant€to€be€permanent;€and€(3)€a€necessity€thatÐ n.¾)' Ðthe€easement€be€essential€to€the€beneficial€enjoyment€of€the€land€granted€orÐ ’0â+) Ðretained;€and€€(4)€continuous,€as€distinguished€from€temporary€or€occasionalÐ ¶2.+ Ðservitude.€òò€See€Johnson€v.€Headrickóó,€237€S.W.2d€567,€570€(Tenn.€App.€1948);Ð Ú4*0- ÐòòSee€alsoóó€28A€C.J.S.€òòEasementsóó€ðð€63€(1996).€Ð þ6N2/ Ðà Ø àThe€record€herein€shows€that€the€Barrett€and€Hill€properties€once€made€upÐ "9r41 Ða€single€piece€of€land€owned€by€one€person,€Mr.€Byrn.€€His€sale€in€1970€of€theÐ ° Ðlot€and€house€now€owned€by€Ms.€Barrett€separated€the€property.€€Prior€to€thatÐ Ô$ Ðseparation,€both€lots€were€connected€to€the€city€sewer€line€which€runs€alongÐ øH ÐMaple€Street.€€The€sewer€line€serving€the€Barrett€property€crossed€the€lot€that€isÐ  l Ðnow€the€Hill€property.€€The€sewer€line€was€continuously€in€use€from€prior€to€theÐ @  Ðseverance€of€the€parcel€until€the€sewer€line€was€severed€or€otherwiseÐ d´  Ðdisconnected.Ð ˆØ  Ðà Ø àIn€some€jurisdictions,€the€requirement€that€the€easement€be€essential€to€theÐ ¬ü Ðbeneficial€enjoyment€of€the€land€is€interpreted€to€require€ð ðstrictðð€or€ð ðabsoluteððÐ Ð  Ðnecessity.€€Herein,€Ms.€Hill€argues€that€the€trial€court€erred€because€there€wereÐ ôD Ðother€possible€routes€by€which€Ms.€Barrett€could€have€reestablished€sewerÐ h Ðservice.€€In€support€of€this€argument€€Ms.€Hill€cites€òòBrown€v.€Berryóó,€46€Tenn.€98Ð <Œ Ð(1868).€€To€the€extent€that€Ms.€Hill€relies€on€òòBrownóó€for€the€proposition€thatÐ `° Ðeasements€by€implication€are€only€appropriate€where€there€is€strict€or€absoluteÐ „ Ô Ðnecessity,€that€is€no€longer€the€law€in€Tennessee.€€Ð ¨"ø Ðà Ø àSince€1868,€€Tennessee€jurisprudence€has€evolved€beyond€the€rule€ofÐ Ì$  Ðð ðstrictðð€or€ð ðabsoluteðð€necessity,€in€favor€of€a€rule€requiring€reasonable€necessity.€Ð ð&@"  ÐFor€an€easement€to€arise€by€implication,€it€€must€be€of€such€necessity€that€theÐ )d$" Ðeasement€is€presumed€to€have€been€within€the€contemplation€of€the€parties€at€theÐ 8+ˆ&$ Ðtime€of€the€severance.€€òòLaRueóó,€166€S.W.2d€at€1049;€€òòsee€alsoóó€òòMorris€v.€Simmons,óóÐ \-¬(& Ð909€S.W.2d€441,€445€(Tenn.€App.€1993);€òòLine€v.€Milleróó,€43€Tenn.€App.€349,€309Ð €/Ð*( ÐS.W.2d€376,€378€(1957);€€òòJohnsonóó,€237€S.W.2d€at€570.Ð ¤1ô,* Ðà Ø àIn€òòLively€v.€Noeóó,€496€S.W.2d€852€(Tenn.€App.€1970),€this€court€adoptedÐ È3/, Ðthe€prevailing€rule:€Ð ì5<1. ÐÓÓà8 Ø àà80 Ø ü!Ø ü!àWhere,€during€the€unity€of€title,€an€apparentlyÐ 8`30 Ðpermanent€and€obvious€servitude€is€imposed€on€oneÐ "9r41 Ðpart€of€an€estate€in€favor€of€another€part,€whichÐ ° Ðservitude€is€in€use€at€the€time€of€severance€and€isÐ Â Ðnecessary€for€the€reasonable€enjoyment€of€the€otherÐ Ô$ Ðpart,€on€a€severance€of€the€ownership€a€grant€of€theÐ æ6 Ðright€to€continue€such€use€arises€by€implication€of€law.€Ð øH ÐSimilarly,€where€the€owner€of€property,€one€part€ofÐ  Z Ðwhich€has€been€subjected€to€such€a€use€for€the€benefitÐ  l Ðof€another€part,€sells€both€parts€to€different€purchasers,Ð . ~ Ðthe€respective€portions€granted€are€subject€to€orÐ @  Ðbenefitted€by,€as€the€case€may€be,€an€easementÐ R¢  Ðcorresponding€to€such€use.Ðd´ 0 ¤0 ¤ ÐÌòòLivelyóó,€496€S.W.2d€at€854„55€(quoting€25€Am.Jur.2d€òòEasements€and€Licensesóó,Ð ˆØ  Ððð€271).Ð šê  ÐÌÓÓà Ø àAn€easement€by€implication€for€underground€sewer€lines€is€a€recognizedÐ ¾ Ðapplication€of€the€general€rule.€€òòSee€óó7òò€óóThompson€on€Real€Property€Ô‡¼I»»¼IÔððÔ#†¼I»»¼IŠC#ÔÐ â2 Ð60.03(b)(4)(i)€(Thomas€ed.€1994);€€òòVan€Sandt€v.€Roysteróó,€83€P.2d€698,€702„703Ð V Ð(Kan.€1938).׃×Ý ƒ #ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€€In€òòLine€v.€Milleróó,€€òòóóthis€court€announced€that€with€respect€toÐ *z Ðsubterranean€drains€(a€sewer€line€in€that€case)€ð ðthe€test€of€necessity€is€whether€theÐ Nž Ðparty€claiming€the€right€can,€at€reasonable€cost,€create€a€substitute€on€his€ownÐ r Ðestate.ðð€€òòMilleróó,€349€S.W.2dòò€óóat€377€(quoting€€28€C.J.S.€òòEasementsóó€ðð€33);€€òòsee€alsoÐ –!æ ÐJones€v.€Rossóó,€388€S.W.2d€640,€645€(Tenn.€App.€1963)€(applied€test€for€necessityÐ º#  Ðset€out€in€òòMilleróó).€Ð Þ%.! Ðà Ø àIn€the€instant€case,€Sam€Bates,€the€Operations€Manager€for€the€City€ofÐ (R#! ÐMurfreesboro€Water€and€Sewer€Department€testified€as€a€witness€for€Ms.€Barrett.€Ð &*v%# ÐHe€testified€that€the€route€of€the€sewer€line€ordered€by€the€trial€court€was€the€onlyÐ J,š'% Ðpractical€means€to€reconnect€Ms.€Barrettððs€property€to€the€city€sewer€system.€€Mr.Ð n.¾)' ÐBates€testified€that€the€other€routes€proposed€by€Ms.€Hill€were€not€practical,€inÐ ’0â+) Ðview€of€the€topography€of€the€area€because€the€sewer€line€was€€gravity€driven.€Ð ¶2.+ ÐHe€testified€that€running€the€line€to€West€Chestnut€Street€would€be€much€moreÐ Ú4*0- Ðexpensive€than€running€the€line€across€Ms.€Hillððs€€property€because€it€wouldÐ ° Ðinvolve€excavating€and€repaving€the€street€which,€apparently,€the€city€wouldÐ Ô$ Ðcharge€to€Ms.€Barrett.€€Regardless€of€the€relative€economic€impacts€involved,€weÐ øH Ðare€of€the€opinion€that€since€the€City€had€no€sewer€line€running€down€ChestnutÐ  l ÐStreet,€Ms.€Barrett€would€not€be€able€to€create€a€substitute€on€her€own€property.€Ð @  ÐThe€evidence€does€not€preponderate€against€trial€courtððs€finding€that€reasonableÐ d´  Ðnecessity€exists€in€this€case.Ð ˆØ  Ðà Ø àTherefore,€we€are€convinced€that€at€the€time€of€the€severance€of€title€anÐ ¬ü Ðeasement€by€implication€was€created€in€favor€of€the€Barrett€property.Ð Ð  ÐÓ  ÓIIòòÐ ôD Ðà @ àà @ àóóÓMÓà Ø àHaving€determined€that€an€easement€by€implication€was€created€in€favorÐ h Ðof€the€Barrett€property€(the€dominant€tenement)€at€the€time€unity€of€title€wasÐ <Œ Ðsevered€(when€Mr.€Byrn€sold€that€lot),€the€only€remaining€issue€is€whether€theÐ `° Ðeasement€can€be€enforced€against€the€Hill€property€(the€servient€tenement).€€OneÐ „ Ô Ðof€the€requirements€for€establishment€of€an€easement€by€implication€is€that€theÐ ¨"ø Ðuse€be€so€obvious€or€apparent€that€it€demonstrate€an€intent€that€it€was€meant€toÐ Ì$  Ðbe€permanent.€€We€have€no€difficulty€concluding€that€Mr.€Byrn€had€actualÐ ð&@"  Ðknowledge€of€the€sewer€line€which€served€the€Barrett€property€when€he€sold€itÐ )d$" Ðin€1970€since€he€apparently€had€the€line€installed€when€he€owned€both€lots.Ð 8+ˆ&$ Ðà Ø àIt€is€not€clear€that€Ms.€Hill€was€aware€of€the€sewer€line€crossing€herÐ \-¬(& Ðproperty€when€she€purchased€her€lot.€€The€testimony€is€somewhat€contradictory,Ð €/Ð*( Ðbut€the€trial€court€dismissed€Ms.€Barrettððs€tort€claim€on€the€basis€of€his€findingÐ ¤1ô,* Ðthat€Ms.€Hill€did€not€have€notice€that€they€shared€a€common€sewer€line.€€In€òòLineÐ È3/, Ðâ âv.€Milleróó,€this€court€decided€no€easement€by€implication€existed€and€so€found€itÐ ì5<1. Ðð ðunnecessary€to€consider€the€rights€of€an€innocent€purchaser€without€notice׃%×Ý ƒ #ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×€ofÐ ° Ðâ âthe€land€on€which€a€subterranean€line€is€located.ðð€€òòMilleróó,€309€S.W.2d€at€377.Ð Ô$ Ðà Ø àA€number€of€other€jurisdictions€have€addressed€the€issue€of€whether€aÐ øH Ðbona€fide€purchaser€without€notice€of€an€existing€easement€takes€subject€to€thatÐ  l Ðeasement.€€While€courts€in€some€jurisdictions€have€held€that€the€owner€of€aÐ @  Ðdominant€estate€cannot€enforce€his€or€her€right€to€an€easement€by€implicationÐ d´  Ðagainst€a€bona€fide€purchaser€for€value,€who€took€without€knowledge,׃  ×Ý ƒ #ÃÝòòÚ  Ú3Ú  ÚóóÝ  Ý×  ×€otherÐ ˆØ  Ðjurisdictions€have€held€that€once€an€easement€by€implication€in€undergroundÐ ¬ü Ðpipes€has€been€established,€at€the€time€of€severance€of€title,€the€easement€is€goodÐ Ð  Ðas€against€the€subsequent€purchaser€of€the€servient€estate.׃ –×Ý ƒ #ÃÝòòÚ  Ú4Ú  ÚóóÝ  Ý×  ×€€We€think€thisÐ ôD Ðquestion€is€answered€in€Tennessee€by€the€nature€of€this€easement.€€As€explainedÐ h Ðin€òòPevear€v.€Hunt:óóÐ <Œ ÐÓÓà8 Ø àà80 Ø ü!Ø ü!àEasements€can€be€divided€into€two€broad€classes,Ð `° Ðeasements€appurtenant,€and€easements€in€gross.€€In€anÐ r Ðeasement€appurtenant,€there€are€two€tracts€of€land,€theÐ „ Ô Ðdominant€tenement,€and€the€servient€tenement.€€TheÐ –!æ Ðdominant€tenement€benefits€in€some€way€from€the€useÐ ¨"ø Ðof€the€servient€tenement.€€Easements€in€gross€areÐ ° Ðsimply€a€personal€interest€or€right€to€use€the€land€ofÐ Â Ðanother€which€does€not€benefit€another€property,€orÐ Ô$ Ðdominant€estate,€thus€easements€in€gross€usuallyÐ æ6 Ðinvolve€only€one€parcel.€€An€easement€appurtenant€toÐ øH Ðland€is€favored€over€an€easement€in€gross€inÐ  Z ÐTennessee.€€òòGoetz€v.€Knoxville€Power€&€Light€Coóó.,Ð  l Ð154€Tenn.€545,€290€S.W.€409€(1926).Ð. ~0 ¤0 ¤ ÐÌòòPevearóó,€924€S.W.2d€at€116.Ð R¢  ÐÌÓÓà Ø à€The€easement€created€in€this€case€is€€appurtenant€to€the€land.€€AnÐ vÆ  Ðeasement€appurtenant€attaches€to,€passes€with,€and€is€an€incident€of€ownershipÐ šê  Ðof€the€parcel€that€is€the€dominant€tenement.€€òòSee€òòóóóó7€Thompson€on€Real€PropertyÐ ¾ ÐÔ‡¼I»»¼IÔððÔ#†¼I»»¼I´]#Ô€60.07(b)(1).€€The€successor€in€title€to€an€appurtenant€easement€may€enforce€it.€Ð â2 ÐòòSee€Goetz€v.€Knoxville€Power€&€Light€Co.óó,€154€Tenn.€545,€560,€290€S.W.€409Ð V Ð(1926).€€An€incorporeal€appurtenance€to€a€parcel€of€land,€such€as€an€easement,Ð *z Ðpasses€with€title€to€the€land,€and€the€successor€in€title€becomes€the€owner€of€theÐ Nž Ðuse€protected€by€the€easement€and€has€the€right€to€enforce€it.€€òòSee€Jones€v.€Rossóó,Ð r Ð388€S.W.2d€at€650.Ð –!æ Ðà Ø àAs€stated€in€òòBradley€v.€McLeodóó,€easements€by€implication€ordain€theÐ º#  Ðperpetuation€of€the€prior€use€ð ðon€the€general€principle€that€property€is€usuallyÐ Þ%.! Ðpassed€along€with€its€burdens,ðð€òòBradley,óó€984€S.W.2d€at€934.€€Where€a€singleÐ (R#! Ðowner€sells€portions€of€his€or€her€property€to€two€different€purchasers,€ð ðtheÐ &*v%# Ðrespective€portions€granted€are€subject€to€or€benefitted€by,€as€the€case€may€be,€anÐ J,š'% Ðeasement€corresponding€to€such€use.ðð€€òòLivelyóó,€460€S.W.2d€at€855.€€Thus,€not€onlyÐ n.¾)' Ðdid€the€easementððs€benefits€pass€with€title€to€the€dominant€tenement,€but€itsÐ ’0â+) Ðburdens€also€passed€with€title€to€the€servient€tenement.€€Ð ¶2.+ Ðà Ø àIn€conclusion,€we€find€that€an€easement€by€implication€was€created€at€theÐ Ú4*0- Ðtime€of€the€severance€of€ownership€of€the€two€parcels€in€1970€by€which€theÐ þ6N2/ ÐBarrett€property€has€the€right€to€use€the€Hill€property€for€the€purpose€of€runningÐ "9r41 Ða€sewer€line€to€the€city€sewer€line€on€Maple€Street.€€Because€the€easement€isÐ ° Ðappurtenant€to€the€Barrett€property,€this€right€to€use€the€Hill€property€passed€withÐ Ô$ Ðthe€land€and€is€enforceable€by€Ms.€Barrett.€€We€affirm€the€trial€courtððs€findingÐ øH Ðand€enforcement€of€the€easement.Ð  l ÐÓ  Ó€IIIÐ @  ÐÓåeÓà Ø àAt€oral€argument,€Ms.€Hill€raised€an€issue€regarding€the€award€of€moneyÐ d´  Ðdamages,€which€was€not€included€in€her€brief.€€Although€the€appellant€has€notÐ ˆØ  Ðcomplied€with€theòò€óótechnical€requirements€of€Tenn.€Ct.€App.€R.€6(a),€we€will€dealÐ ¬ü Ðwith€the€€issue€on€the€merits.€€Ms.€Hill€contends€that€since€the€trial€court€foundÐ Ð  Ðthat€she€did€not€tortiously€sever€Ms.€Barrettððs€sewer€line,€an€award€of€damagesÐ ôD Ðwas€not€appropriate.€€However,€the€trial€court€made€it€clear€that€the€$850€awardÐ h Ðwas€for€lost€rent€during€the€interval€of€time€when€Ms.€Hill€refused€to€cooperateÐ <Œ Ðwith€Ms.€Barrett€to€effect€the€necessary€repairs,€even€after€she€lost€her€appeal€ofÐ `° Ðthe€cityððs€Repair€Order€to€the€Construction€Board€of€Adjustments€and€Appeals.€Ð „ Ô ÐBased€on€that€finding€we€are€unable€to€say€that€the€evidence€in€the€recordÐ ¨"ø Ðpreponderates€against€the€ruling€of€the€trial€court.Ð Ì$  Ðà Ø àWe€hereby€affirm€the€order€of€the€trial€court,€and€remand€this€case€for€anyÐ ð&@"  Ðfurther€proceedings€that€may€be€necessary.€€Costs€of€this€appeal€are€taxed€to€theÐ )d$" ÐAppellant.Ð 8+ˆ&$ ÐÓÓÔ‡¼I»»¼IÔà0 Ø àà00 Ø T$Ø T$àÐ 0 T$0 T$ Ðà Ø àà 0 àà0 ˆ àà0àˆT$ˆT$àà08àT$àT$àà08T$8T$àà0èT$T$à___________________________Ðn.¾)'èT$èT$ Ðà Ø àà 0 àà ˆ àà à àà 8 àà  àà è àPATRICIA€J.€COTTRELL,€JUDGEÐ €/Ð*( ÐCONCUR:Ð ’0â+) ÐÌ___________________________Ð ¶2.+ ÐBEN€H.€CANTRELL,Ð È3/, ÐPRESIDING€€JUDGE,€M.€S.Ð Ú4*0- ÐÌÌ___________________________Ð 8`30 ÐWILLIAM€B.€CAIN,€JUDGEà 8 à€Ô#†¼I»»¼I`k#Ô