ÿWPCR žˆ±ó»®oöy¼eö{¼^¥h²JŽy–‰7žD!›ÀohrŒ g·AY<ðÀÄÕ1n;Ã61Œ›‰°0½É«€ŠïÝj×â7Žô§¼Æ&Èbÿï2É NOÙËòôàZÓ¬! i.ü·‚  $¥öQ6È@î‘ |Û¡´ ·MNWIZrXéŽ÷ÑæÅnƒ•¤†ÄlvÄlV¿‘ÞRˆ§½(­<Gäù®±ƒTOf‘~ ÅR“ æhXo ‘ì!ñžègPœrÉhç¦6¬©½ûNo$ÿØ-ãC•‚>$ozï=Sá—Ò#‡0sëáÅX„fò9¢»F¡¬9ÏÀr^ ÂH E^ÑÓ'¼”$˜·ö98ú•Òl`‚¼ÝP9u’Ú³‹¨B/ÈjE*ö6« ,‚­¥q<†"H霔¨Ô"÷=ih‡QÓ_*ãse=§†RŒ­øŒDÏÚ-V¾É¾¢ ó!ò)EÒ€¸Q†¼¢ó»+Ù“ä\ÉùlVYÉŸ|~¯œBNd‘D7‹U¿Û]^!{@)Ò€¸á”‰‡7qPe”#®‹tm“jYv[0¸S 9yŽvL“—‰¡ÀgÇ÷ÓÌ…¢ÀëI+éµî‚{˜Ê»¹S³ dO>Ób#É\ %% ^ + 0ˆ7 UN¿ w 4 z% ÒŸ q € m‚ ™ Æ¡ Æg Æ-ÆóóN¹ 0D»FÿEEEEEEEEEEEEEEEEEEEEEEEEEbGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG 0ëOOOO B:: 0¤W D3û D-. 0K[[ AS¦Æù 0¤¿ 0Dc A«§˜\\IB01S01\CLERK1NASÈÈ,,,,ÈÈ0» ž/Ï (`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman Regularqdj/B011C8 ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wpt3|xÿU‹ÿÀÀÀ Level 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5 (#Ã$òòÚ  Ú0Ú  Úóó <Ý ƒRµê$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ôñQò»»ÔÝ  ÝÔ_Ô€€This€court€appreciates€the€action€of€the€trial€judge€in€identifying€the€use€of€the€voluminous€exhibits€in€thisÐ ° Ðcase€contemporaneously€with€witness€use€of€such€exhibits.- ù-(|G2µê$¤¤Ý ƒ£ª!ÝÑ€..ÑÑ8€Y»»dd8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ôñQò»»Ô d(|3G~$££Ý ƒ£ª!ÝÑ€..ÑÑ8€Y»»dd8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV'ÿÿdxd)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3G~$¢¢Ý ƒ£ª!ÝÑ€..ÑÑ8€Y»»dd8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€Y»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÔ_ ÔÑ  ÑÔ€¼Y»»»ÔÑ8€iXXdì»»d8ÑÑ  Ñà@ü ü ìàÔ‡îYŒî»¼YÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@kk$ìàAT€NASHVILLEÔ#†¼Y»îîYŒ#ԈРÖ& ÐÓ  Ó€Assigned€on€Briefs€November€7,€2003Ð üL ÐÔ‡XiX»¼YÔÌò òÔ#†¼Y»XXi#ÔDONALD€R.€BRITT,€òòet€al.óó€v.€ROXANNE€HOWELLÔ‡XiX»¼YÔó óÐ úJ ÐÌà@@½½ìàò ò€Appeal€from€the€Chancery€Court€for€Maury€CountyÐ ú J Ðà@@øøìàNo.€02„162€€€€€€Robert€L.€Jones,€ChancellorÐ æ 6 ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<©` AßÐ ªú  ÐÌà@@TTìàNo.€M2002„03070„COA„R3„CV€„€Filed€December€30,€2003ó óÔ#†¼Y»XXi†#ÔÔ‡XiX»¼YÔò ò€Ð ¥õ  ÐÌßA€V) °°` dE<|` AßÐ }Í  Ðó óÌÓ  ÓThe€parties€are€adjacent€commercial€landowners€of€two€story€buildings€with€the€second€floors€ofÐ xÈ  Ðtheir€buildings€being€serviced€by€a€common€stairway€between€the€two€properties.€€The€disputeÐ d´ Ðinvolves€use€of€the€stairway€and€storage€closets€under€and€over€the€stairwell.€€The€trial€court€held€thatÐ P  Ðthe€stairway€was€a€common€stairway,€owned€in€equal€undivided€interests€by€the€parties€as€was€theÐ <Œ Ðupper€floor€storage€area.€€The€trial€court€further€held€that€the€lower€floor€storage€area€belongedÐ (x Ðexclusively€to€Appellees.€€We€affirm€the€judgment€of€the€trial€court.€Ð d ÐÓÓÓÌò òTenn.€R.€App.€P.€3€Appeal€as€of€Right€;€Judgment€of€the€Chancery€CourtÐ ì< ÐAffirmed€and€Remandedó ó€Ð Ø( ÐÌòòÓ  ÓÔ#†¼Y»àXi@#ÔÔ‡XiX.¼YÔWilliam€B.€Cain,óó€J.,€delivered€the€opinion€of€the€court,€in€which€PòòATRICIAóó€J.€CòòOTTRELLóó,€òòóóand€òòóóFòòRANKóóÐ ´ ÐG.€CòòLEMENTóó,€JòòRóó.,€JJ.,€joined.Ð  ð ÐÌGary€M.€Howell,€Columbia,€Tennessee,€for€the€appellant,€Roxanne€S.€Howell.Ð xÈ ÐÌThomas€W.€Hardin,€Columbia,€Tennessee,€for€the€appellees,€Donald€G.€Britt€and€Jane€G.€Britt.Ð P   ÐÓ*ÓÌò òOPINIONó óÔ#†¼Y»XXiY#ÔÔ‡XiX»¼YÔÐ ("x! ÐÌòòóóÔ#†¼Y»XXi` #ÔÓ  ÓÔ€XiX»¼YÔà  àThe€parties€to€this€appeal€are€adjacent€landowners.€€Donald€R.€and€Jane€G.€Britt€own€andÐ $P# Ðoperate€a€business,€building€and€lot€described€as€111€North€Main€Street€in€Mt.€Pleasant€(the€BrittÐ ì$< $ Ðproperty).€€The€adjacent€landowner,€Roxanne€Howell,€owns€the€business€and€lot€known€as€109€NorthÐ Ø%(!% ÐMain€Street€(the€Howell€property).€€This€appeal€concerns€the€interior€stairway€located€between€theÐ Ä&"& Ðtwo€buildings,€and€the€closets€above€and€below€the€stairwell.€€This€stairway€opens€into€the€street€andÐ °'#' Ðprovides€access€to€the€second€floor€of€both€109€and€111.€€When€the€Britts€purchased€111€NorthÐ œ(ì#( ÐMain,€they€engaged€in€some€extensive€renovation€of€the€property.€€That€renovation€includedÐ ˆ)Ø$) Ðinstalling€a€separate€stairway€to€the€second€floor€of€their€property€accessible€through€the€interior€ofÐ t*Ä%* Ðthe€business.€€The€warranty€deed€was€executed€on€October€3,1996,€and€the€renovation€followedÐ `+°&+ Ðclosely€thereafter.€€Ð L,œ', ÐÐ 8-ˆ(-ý ÐÔ_ Ôà  àMrs.€Howell€purchased€her€property€by€warranty€deed€executed€by€Howard€NorvellÐ ° ÐMangrum€on€August€1,€2001.€€Although€the€Britts€had€installed€the€interior€stairwell€in€their€ownÐ œì Ðbusiness€proper,€109€had€no€such€amenity,€and€the€only€access€to€the€second€floor€of€that€buildingÐ ˆØ Ðcontinued€to€be€through€the€common€stairwell.€€This€stairwell€consisted€of€one€flight€of€stairsÐ tÄ Ðproceeding€up€and€away€from€the€street€entrance.€€At€the€upper€landing€of€that€stairwell€were€threeÐ `° Ðdoorways€„€„€one€proceeding€to€the€left€into€the€second€floor€of€the€Howell€property€and€two€to€theÐ L œ Ðright€accessing€the€front€and€back€portions€of€the€Britt€property.€€From€a€position€at€the€top€of€theÐ 8 ˆ Ðstairwell€looking€towards€North€Main,€one€can€see€an€approximately€six„foot„wide€area€of€walledÐ $ t Ðoff€floor€space.€€This€space€housed€a€closet€accessible€only€from€the€Britt€property.€€Underneath€theÐ  ` Ðstair€risers€was€another€storage€area€likewise€accessible€only€through€an€€undersized€door€in€the€BrittÐ ü L  Ðproperty.Ð è 8  ÐÌà  àOn€March€18,€2002,€the€Britts€filed€a€Complaint€for€Ejectment,€Damages€and€InjunctiveÐ À  ÐRelief€and€Application€for€Restraining€Order.€€In€this€Complaint€the€plaintiffs€alleged€that€throughÐ ¬ü  Ðtheir€predecessors€in€title€they€gained€adverse€possession€of€the€stairwell€and€closets.€€They€averredÐ ˜è  Ðthat€the€defendant€interfered€with€their€possessory€right€in€the€stairwell€and€upper€closet€by€causingÐ „Ô  Ða€wall€in€the€closet€to€be€breached,€a€doorway€to€be€constructed,€and€the€closet€to€be€subdivided€inÐ pÀ Ðhalf.€€In€their€prayer€for€relief€the€plaintiffs€sought€an€injunction€requiring€the€removal€of€the€doorÐ \¬ Ðand€drywall€from€the€closet,€restoration€of€the€permanent€wall€between€the€closet€and€109€NorthÐ H˜ ÐMain€and€a€decree€vesting€title€and€right€of€possession€of€the€stairway,€closet€and€storage€area€beÐ 4„ Ðdecreed€to€the€plaintiffs.€€In€addition,€the€Britts€requested€a€permanent€injunction€prohibiting€theÐ  p Ðdefendants€from€ð ðsetting€up€any€claim€to,€or€doing€€any€acts€whatsoever€to€trespass€upon€theÐ  \ Ðstairway,€the€closet€and/or€the€storage€area.ððÐ øH ÐÌà  àRoxanne€Howell€responded€to€the€Complaint€denying€the€Plaintiffsðð€adverse€possession€ofÐ Ð  Ðthe€stairway,€closet€and€storage€area€and€counter„claimed€to€quiet€title€in€those€areas€on€her€behalf,Ð ¼  Ðseeking€a€permanent€injunction€barring€the€plaintiffs€from€making€any€claim€to€title€or€in€any€otherÐ ¨ø Ðway€interfering€with€her€quiet€enjoyment€of€the€property.€€In€support€of€her€claim,€Mrs.€Howell€Ð ”ä Ðaverred€adverse€possession€of€the€stairway€and€denied€open€and€notorious€holding€of€the€storageÐ €Ð Ðareas€in€question€on€the€part€of€the€Britts.€€She€also€asserted€that€Plaintiff,€had€not€paid€taxes€on€theÐ l¼ Ðdisputed€areas€for€more€than€20€years€and€were€thus€barred€from€bringing€suit€presumably€underÐ X ¨ ÐTennessee€Code€Annotated€section€28„2„110(a).€€The€plaintiffs€responded€to€the€Counter„Claim€withÐ D!” Ða€general€denial€and€alleged€as€affirmative€defenses€the€failure€of€Ms.€Howell€to€pay€any€state€orÐ 0"€  Ðcounty€taxes€on€the€disputed€property€for€a€period€of€more€than€twenty€years,€said€failure€being€a€barÐ #l! Ðto€her€recovery€pursuant€to€the€statute.€€The€Britts€asserted€that€they€had€paid€taxes€on€the€propertyÐ $X" Ðand€therefore€had€òòprima€facieóó€established€a€right€to€ownership€pursuant€to€Tennessee€CodeÐ ô$D # ÐAnnotated€section€28„2„109.€€The€pleadings€thus€being€joined,€the€trial€court€heard€the€matter€onÐ à%0!$ ÐOctober€21,€2002,€after€which€the€court€determined€that€both€parties€owned€an€undivided€half€interestÐ Ì&"% Ðin€the€stairwell,€that€the€partition€of€the€closet€above€the€stairwell€would€remain€in€the€status€quo,Ð ¸'#& Ðand€that€the€storage€area€underneath€the€stairwell€was€the€sole€property€of€the€Britts.€€Said€the€trialÐ ¤(ô#' Ðcourt:Ð )à$( Ðâ âÐ |*Ì%) Ðà8  àà ` àThat€the€western€most€portion€of€the€wall€separating€the€property€of€Mr.€andÐ ° Ðâ âMrs.€Britt€and€Ms.€Howell€is€a€typical€party€wall;€that€said€party€wall€appears€to€beÐ œì Ðin€the€center€of€the€building€and€if€extended€it€would€be€in€the€center€of€the€stairwellÐ ˆØ Ðand€the€stairway€servicing€the€second€floor€portions€of€the€building€both€on€the€sideÐ tÄ Ðof€Mr.€and€Mrs.€Britt€and€on€the€side€of€Ms.€Howell;€that€as€a€court€of€equity€theÐ `° ÐCourt€cannot€permit€Ms.€Howell€to€claim€exclusive€ownership€of€the€stairwell€or€theÐ L œ Ðclosets€above€and€below€the€stairwell€because€of€the€outside€appearance€of€theÐ 8 ˆ Ðbuilding€inasmuch€as€this€would€be€substituting€form€over€substance;€that€Ms.Ð $ t ÐHowell€is€not€entitled€to€relief€or€to€deny€the€claim€of€Mr.€and€Mrs.€Britt€on€theÐ  ` Ðnonpayment€of€tax€theory€asserted€in€her€pleadings€and€at€trial€of€the€cause€inasmuchÐ ü L  Ðas€the€Court€does€not€find€that€it€was€the€intent€of€the€legislature€to€deprive€aÐ è 8  Ðlandowner€of€property€in€a€case€such€as€this€and€the€records€are€unclear€and€uncertainÐ Ô$  Ðas€to€the€payment€of€taxes,€the€Court€has€difficulty€in€knowing€how€the€propertiesÐ À  Ðhave€been€appraised€and/or€assessed,€how€square€footage€has€been€calculated,€andÐ ¬ü  Ðhow€current€events€are€affected€by€older€tax€rolls€that€the€western€most€portion€of€theÐ ˜è  Ðwall€separating€the€property€of€Mr.€and€Mrs.€Britt€and€Ms.€Howell€is€declared€to€beÐ „Ô  Ða€party€wall;€that€the€stairwell€and€stairway€area€shall€be€owned€one„half€each€by€Mr.Ð pÀ Ðand€Mrs.€Britt€and€Ms.€Howell;€that€is€to€say,€the€Plaintiffs€and€the€Defendant€areÐ \¬ Ðvested€each€with€a€one„half€undivided€interest€in€the€whole,€with€equal€access€to€theÐ H˜ Ðstairwell€and€from€this€day€forward€with€the€equal€responsibility€for€cleaning,€repairÐ 4„ Ðand€maintenance€of€said€stairwell€and€stairway;€that€said€stairwell€shall€be€locked€butÐ  p Ðthat€Mr.€and€Mrs.€Britt€as€well€[as]€Ms.€Howell€will€each€have€a€common€key€toÐ  \ Ðaccess€the€stairwell€along€with€any€tenant€to€the€second€floor€of€the€building,Ð øH Ðincluding€the€current€tenant€of€Ms.€Howell;€that€Mr.€and€Mrs.€Britt€are€vested€withÐ ä4 Ðsole€possession€and€all€right,€title€and€interest€in€and€to€the€downstairs€storage€and/orÐ Ð  Ðcloset€area€that€extends€underneath€said€stairwell;€that€because€of€Ms.€HowellððsÐ ¼  Ðexpenditure€of€funds€with€respect€to€the€stairwell€and€stairway€area,€the€upstairsÐ ¨ø Ðstorage€area€or€closet,€that€is€the€storage€area€or€closet€over€the€stairwell€will€remainÐ ”ä Ðas€i[s],€that€is€each€party€will€have€sole€possession€and€all€right,€title€and€interest€inÐ €Ð Ðand€to€that€portion€of€the€closet€or€storage€space€that€is€currently€accessible€by€them,Ð l¼ Ðand€the€wall€separating€said€closet€storage€area€shall€constitute€a€party€wall€dividingÐ X ¨ Ðthe€property€of€Mr.€and€Mrs.€Britt€and€the€property€of€Ms.€Howell;€and€in€conformityÐ D!” Ðwith€the€foregoing€Findings€of€Fact€and€Conclusions€of€Law,€it€isÐ0"€ Ð Ð  Ðà  àORDERED,€ADJUDGED€AND€DECREED:Ð #l! Ðà8  àà ` à1.à ¸ àThat€the€portion€of€the€west€wall€separating€the€building€and€propertyÐ $X" Ðof€Mr.€and€Mrs.€Britt€and€the€building€and€property€of€Ms.€Howell€is€declared€to€beÐ ô$D # Ða€party€wall€and€the€common€boundary€between€the€partiesðð€respective€properties€inÐ à%0!$ Ðthis€area.ÐÌ&"%Ð Ð  Ðà8  àà ` à2.à ¸ àThe€stairway€area€is€declared€to€be€a€joint€or€common€use€area€andÐ ¸'#& Ðtitle€thereto€is€vested€in€Mr.€and€Mrs.€Britt€and€Ms.€Howell€as€tenants€in€commonÐ ¤(ô#' Ðwith€each€owning€a€one„half€undivided€interest€therein.€€From€this€day€forward,€Mr.Ð )à$( Ðand€Mrs.€Britt€and€Ms.€Howell€and/or€their€successors€in€title€shall€be€equallyÐ |*Ì%) Ðresponsible€for€cleaning,€maintenance€and€repair€of€the€stairway€and€stairwell€area.€Ð h+¸&* ÐMr.€and€Mrs.€Britt€and€Ms.€Howell€shall€each€have€a€key€to€the€stairwell€and€it€shallÐ ° Ðbe€locked€at€all€times.€€Said€key€shall€be€to€a€lock€utilized€by€both€parties.€€Ms.Ð œì ÐHowellððs€current€tenant€shall€likewise€have€a€key€to€this€lock€and€should€Mr.€andÐ ˆØ ÐMrs.€Britt€subsequently€lease€or€rent€a€portion€of€their€property,€specifically€theÐ tÄ Ðsecond€floor,€their€tenant€will€likewise€be€entitled€a€key€to€said€lock€for€egress€andÐ `° Ðingress€on€said€stairway.€ÐL œÐ Ð  Ðà8  àà ` à3.à ¸ àMr.€and€Mrs.€Britt€shall€have€sole€possession€and€are€vested€with€allÐ 8 ˆ Ðright,€title€and€interest€in€and€to€the€storage€area€and/or€closet€located€beneath€theÐ $ t Ðstairwell€and€accessible€from€Mr.€and€Mrs.€Brittððs€property.Ð `Ð Ð  Ðà8  àà ` à4.à ¸ àMr.€and€Mrs.€Britt€and€Ms.€Howell,€respectively,€shall€have€soleÐ ü L  Ðpossession€of€the€storage€area€and/or€closet€above€the€stairwell€in€accordance€withÐ è 8  Ðits€existing€division,€that€is€to€say,€Mr.€and€Mrs.€Britt€shall€have€sole€possession,€andÐ Ô$  Ðall€right,€title€and€interest€in€and€to€the€portion€of€the€closet€accessible€by€them€fromÐ À  Ðtheir€property,€and€in€turn,€Ms.€Howell€shall€have€sole€possession€and€all€right,€titleÐ ¬ü  Ðand€interest€in€and€to€the€storage€closet€as€accessible€from€her€property.€€The€centerÐ ˜è  Ðwall€in€said€closet€storage€area€is€designated€as€a€party€wall.€Ð„Ô Ð Ð  Ðà8  àà ` à5.à0¸ Ð Ð àNo€other€damages€are€awarded€or€recoverable€in€the€cause.ÐpÀ¸ Ð ¸ Ð  Ðà  àà ` à6.à0 ¸ àMs.€Howellððs€Motion€for€Sanctions€is€denied.Ð\¬¸ (#¸ (# Ðà8  àà ` à7.à ¸ àThe€costs€of€the€cause€are€adjudged€against€Mr.€and€Mrs.€Britt€andÐ H˜ ÐMs.€Howell,€equally.Ð4„Ð Ð  ÐÌà  àFrom€the€Order€of€the€trial€court€the€defendant€Roxanne€Howell€appeals,€arguing€as€error€theÐ  \ Ðtrial€courtððs€failure€to€dismiss€the€plaintiffsðð€claims€pursuant€to€Tennessee€Code€Annotated€sectionsÐ øH Ð28„2„109€and€28„2„110€respectively,€and€in€failing€to€quiet€title€to€the€stairway€in€Ms.€HowellððsÐ ä4 Ðfavor.Ð Ð  ÐÌà  àBefore€proceeding€to€the€appellantððs€issues,€this€Court€is€compelled€to€recognize€the€burdenÐ ¨ø Ðof€proof€placed€upon€any€complainant€in€ejectment.€€A€plaintiff€suing€in€ejectment€must€succeed,€ifÐ ”ä Ðat€all,€upon€the€strength€of€his€own€title.€€òòKeel€v.€Suttonóó,€142€Tenn.€341,€219€S.W.€351€(1920).Ð €Ð ÐÌà  àThis€Court€has€more€fully€defined€the€burden€placed€upon€a€plaintiff€in€ejectment€as€follows:Ð X ¨ ÐÌà8  àà ` àAs€has€been€held€in€numerous€cases,€the€plaintiff€in€ejectment€cannot€recoverÐ 0"€  Ðeven€against€a€naked€trespasser€without€proof€of€a€perfect€title.€€òòSee€Demarcus€v.Ð #l! ÐCampbellóó,€17€Tenn.€App.€56,€65€S.W.2d€876€and€cases€therein€cited.Ð$X"Ð Ð  Ðà8  àà ` àUnder€our€authorities,€there€are€four€ways€in€which€a€party€can€become€theÐ ô$D # Ðowner€of€the€legal€title€to€land€in€Tennessee,€as€follows:€€(1)€by€a€connected€chain€ofÐ à%0!$ Ðtitle€deraigned€[sic]€from€either€the€State€of€Tennessee€or€North€Carolina.€€(2)Ð Ì&"% ÐDeraignment€[sic]€of€title€to€a€common€source.€€(3)€By€seven€years€adverseÐ ¸'#& Ðpossession€under€a€registered€assurance€of€title€where€the€land€has€been€granted€byÐ ¤(ô#' Ðthe€State.€€(4)€By€twenty€years€actual€adverse€possession,€which€is€an€assurance€ofÐ )à$( Ðtitle€because€it€creates€the€presumption€of€a€grant.€€òòWalsh€v.€Roseóó,€29€Tenn.€app.€78,Ð |*Ì%) Ð193€S.W.2d€118.Ðh+¸&*Ð Ð  ЇòòWelch,€et€al.€v.€ABC€Coal€Company,€Inc.óó,€41€Tenn.€App.€208,€216,€293€S.W.2d€44,€48€(1956).Ð ° ÐÌà8  àà ` àWhere€a€party€bases€his€title€or€right€to€possession€upon€adverse€possessionÐ ˆØ Ðthe€burden€is€upon€him€to€sustain€that€contention.€€òòTipton€v.€Smithóó,€593€S.W.2d€298,Ð tÄ Ð300€(Tenn.App.1979);€òòsee€Teeples€v.€Keyóó,€500€S.W.2d€452,€457€(Tenn.App.1973).€Ð `° ÐThe€evidence€submitted€by€the€party€alleging€adverse€possession€is€strictly€construedÐ L œ Ðwith€every€presumption€being€in€favor€of€the€holder€of€the€legal€title.€€òòMoore€v.Ð 8 ˆ ÐBrannanóó,€42€Tenn.€App.€542,€558,€304€S.W.2d€660,€663€(1957).€à  àÐ$ tÐ Ð  ÐÌòòBone€v.€Logginsóó,€652€S.W.2d€758,€760€(Tenn.Ct.App.1982).Ð ü L  ÐÌà  àThe€parties€stipulated€to€the€entry€of€the€chains€of€title€of€the€Howell€and€Britt€properties.€Ð Ô$  ÐThe€deed€under€which€the€Britts€took€title€to€111€North€Main€contains€the€following€description:׃×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×Ð À  ÐÌà8  àBeing€a€business€building€and€lot€known€as€Irwin€Insurance€Company,€propertyÐ ˜è  Ðwhich€is€situated€on€the€west€side€of€North€Main€Street€and€fronts€òò27€feet€more€orÐ „Ô  Ðlessóó€thereon€(North€and€South)€extending€in€depth€between€parallel€lines€60€feet€inÐ pÀ Ðan€East„West€direction,€being€bounded€on€the€North€by€former€Mt.€PleasantÐ \¬ ÐHardware€property,€now€Couchððs;€on€the€East€by€North€Main€Street,€South€by€SneedÐ H˜ ÐBuilding€(now€Kennedy)€and€West€by€Howard€property€(now€Byrd).€€The€NorthernÐ 4„ Ðboundary€line€of€the€above€property€is€the€middle€of€the€wall€of€Mt.€PleasantÐ  p ÐHardware,€now€Couchððs.€€(emphasis€added)Ð \Ð Ð  ÐÌà  àThis€deed,€executed€in€1965,€concerned€the€same€property€described€in€an€earlier€deed.€€ThatÐ ä4 Ðdeed,€executed€in€1933€and€conveying€an€undivided€one„half€interest€in€the€property€from€KennethÐ Ð  ÐIrwin€as€executor€of€the€estate€of€Mattie€Irwin€to€S.€E.€Irwin,€contains€the€following€description€ofÐ ¼  Ðthe€property:Ð ¨ø ÐÌà8  à[S]aid€property€being€situated€in€the€7th€Civil€District€of€Maury€County€and€in€theÐ €Ð ÐTown€of€Mt.€Pleasant,€Tennessee,€fronting€òò23„1/3€feetóó€on€the€west€side€of€North€MainÐ l¼ ÐStreet€and€extending€back€westwardly€between€parallel€lines€60€feet€to€an€alley€way;Ð X ¨ Ðand€bounded€on€the€North€by€the€Mt.€Pleasant€Hardware€and€furniture€Company,€onÐ D!” Ðthe€East€by€North€Main€Street,€on€the€South€by€John€Sneed€and€on€the€West€by€anÐ 0"€  Ðalley€way€belonging€to€W.H.€Kittrell€and€being€the€same€lot€or€parcel€of€real€estateÐ #l! Ðdescribed€as€Tract€#€1€set€out€in€said€power€of€attorney,€recorded€in€Book€187€pageÐ $X" Ð289,€R.O.M.C.€€(emphasis€added)Ðô$D #Ð Ð  ÐÌà  àNone€of€these€deeds€make€any€reference€to€the€stairwell€and€storage€areas€located€on€theÐ Ì&"% Ðâ âproperty.€€Therefore,€owing€to€this€latent€ambiguity€in€the€description€of€the€property,€any€possessorÐ ¸'#& Ðof€the€property€who€seeks€to€enforce€right€of€title€through€ejectment€would€of€necessity€bear€theÐ ° Ðburden€of€showing€adverse€possession.€€As€Appellant€has€pointed€out,€Ð œì Ðâ âÌà8  àThe€adverse€possessor€has€the€burden€of€establishing€by€clear€and€positive€proof€suchÐ tÄ Ðadverse€possession€as€will€bar€the€real€title.€€òòJones€v.€Coal€Creek€Mining€&€Mfg.€Co.óó,Ð `° Ð(1915)€133€Tenn.€183,€180€S.W.€991;€òòDavis€v.€Louisville€&€N.R.R.óó€(1921)€147€Tenn.Ð L œ Ð1,€244€S.W.€483.€€The€above€rule€applies€to€both€the€length€of€time€and€the€characterÐ 8 ˆ Ðof€the€possession.€€òòSouthern€Coal€&€Iron€Co.€v.€Schwoonóó€(1921)€145€Tenn.€191,€239Ð $ t ÐS.W.€398.€€Actual€possession€is€necessary€to€perfect€title€under€TCA€ðð€28„2„101.€Ð  ` ÐThere€must€be€exclusive,€actual,€adverse,€continuous,€open€and€notorious€possessionÐ ü L  Ðfor€the€entire€prescriptive€period,€under€a€claim€of€right€or€title€to€the€property.€€AndÐ è 8  Ðthe€owner€must€have€knowledge€of€the€adverse€claim,€or€it€must€be€so€open€andÐ Ô$  Ðnotorious€as€that€he€will€be€presumed€to€have€notice€of€it.€€òòSequatchie€Coal€&€IronÐ À  ÐCo.€v.€Coppingeróó€(1895)€95€Tenn.€526,€32€S.W.€465.€€Ð¬ü Ð Ð  ÐÌòòTidwell,€et€ux€v.€Van€Deventer,€et€al.óó,€686€S.W.2d€899,€902€(Tenn.Ct.App.1984).Ð „Ô  ÐÌà  àThe€proof€as€to€the€character€of€the€possession€of€the€stairwell€during€the€prescriptive€periodÐ \¬ Ðis€equivocal.€€Prior€to€the€Brittsðð€purchase€of€111€and€the€remodeling€thereof,€the€only€access€to€theÐ H˜ Ðsecond€floors€of€both€109€and€111€was€through€the€common€stairway.€€It€bears€noting€that€in€hisÐ 4„ Ðtestimony€before€the€€court,€S.€E.€Irwin,€III,€whose€deed€of€purchase€gives€the€most€generousÐ  p Ðdescription€of€111€North€Main,€referred€to€this€stairwell€as€ð ðthe€common€stairwell.ðð€€There€is€noÐ  \ Ðshowing€that€the€plaintiffsðð€predecessors€in€title€held€the€stairway€hostilely,€openly€and€notoriouslyÐ øH Ðwith€respect€to€the€adjoining€owner.€€The€record€reveals€that€until€Mrs.€Britt€changed€the€lock€on€theÐ ä4 Ðstairway,€keys€were€available€to€any€tenant€who€wished€to€access€the€stairway.€€Since€the€plaintiffsÐ Ð  Ðhave€failed€to€establish€title€as€necessary€in€a€suit€for€an€ejectment,€their€case€with€respect€to€theÐ ¼  Ðstairway€must€fail.€€Ð ¨ø ÐÌà  àThe€closet€under€the€stairway€had€only€one€entrance,€that€being€from€the€ð ðBrittðð€side€of€theÐ €Ð Ðstairwell.€€The€same€is€true€regarding€the€closet€above€the€stairwell.€€The€record€shows€no€otherÐ l¼ Ðentrance€was€installed€to€either€storage€space€other€than€an€entry€way€from€the€ð ðBrittðð€side€of€theÐ X ¨ Ðstairwell.€€Under€the€circumstances,€the€record€supports€the€trial€courtððs€finding€that€the€storage€areaÐ D!” Ðunder€stairwell€was€indeed€adversely€possessed€for€the€requisite€common€law€period.€€No€munimentÐ 0"€  Ðof€title€is€required€to€perfect€title€by€prescriptive€user.€€òòHallmark€v.€Tidwellóó,€849€S.W.2d€787Ð #l! Ð(Tenn.Ct.App.1992).€€€Ð $X" ÐÌà  àThe€evidence€does€not€preponderate€against€the€findings€of€the€trial€judge€relative€to€theÐ à%0!$ Ðpresumption€of€legal€ownership€by€payment€of€taxes€under€Tennessee€Code€Annotated€section€28„2„Ð Ì&"% Ð109,€nor€the€proscription€against€bringing€suit€under€section€28„2„110(a).Ð ¸'#& ÐÌà  àThese€statutes,€in€pertinent€part,€provide:Ð )à$( Ðâ âÐ |*Ì%) Ðà8  àà ` àò òPresumption€of€ownership€from€payment€of€taxesó ó.€ð"ð€Any€person€holding€Ð ° Ðâ âany€real€estate€or€land€of€any€kind,€or€any€legal€or€equitable€interest€therein,€who€hasÐ  ð Ðpaid,€or€who€and€those€through€whom€such€person€claims€have€paid,€the€state€andÐ ŒÜ Ðcounty€taxes€on€the€same€for€more€th[a]n€twenty€(20)€years€continuously€prior€to€theÐ xÈ Ðdate€when€any€question€arises€in€any€of€the€courts€of€this€state€concerning€the€same,Ð d´ Ðand€who€has€had€or€who€and€those€through€whom€such€person€claims€have€had,€suchÐ P   Ðpersonððs€deed,€conveyance,€grant€or€other€assurance€of€title€recorded€in€the€registerððsÐ < Œ Ðoffice€of€the€county€in€which€the€land€lies,€for€such€period€of€more€than€twenty€(20)Ð ( x Ðyears,€shall€be€presumed€prima€facie€to€be€the€legal€owner€of€such€land.Ð dÐ Ð  Ðà  àTenn.€Code€Ann.€ðð€28„2„109(2000).Ð  P  Ðà8  àà ` àò òAction€barred€by€nonpayment€of€taxesó ó.€ð!ð€€(a)€Any€person€having€any€claimÐ ì <  Ðto€real€estate€or€land€of€any€kind,€or€to€any€legal€or€equitable€interest€therein,€the€sameÐ Ü,  Ðhaving€been€subject€to€assessment€for€state€and€county€taxes,€who€and€those€throughÐ È  Ðwhom€such€person€claims€have€failed€to€have€the€same€assessed€and€to€pay€any€stateÐ ´  Ðand€county€taxes€thereon€for€a€period€of€more€than€twenty€(20)€years,€shall€be€foreverÐ  ð  Ðbarred€from€bringing€any€action€in€law€or€in€equity€to€recover€the€same,€or€to€recoverÐ ŒÜ  Ðany€rents€or€profits€therefrom€in€any€of€the€courts€of€this€state.ÐxÈÐ Ð  Ðà  àTenn.€Code€Ann.€ðð€28„2„110(a)(2000).Ð d´ ÐÌà  àThe€Maury€County€Assessor€of€Property€testified,€without€objection:Ð <Œ ÐÌà8  àà ` àQ.à ¸ àAgain,€Mr.€Dooley,€Iððm€not€sure€I€asked€in€the€proper€way.€€Were€youÐ d Ðable€to€reach€a€conclusion€or€your€office€reach€a€conclusion€as€to€whether€Mr.€andÐ P ÐMs.€Britt€or€their€predecessors€in€title€or€Ms.€Howell€or€her€predecessors€in€title€orÐ ì< Ða€combination€of€the€two€had€paid€taxes€on€this€common€stairway€or€stairwell?€€WereÐ Ø( Ðyou€able€to€tell€that?ÐÄÐ Ð  Ðà8  àà ` àA.à ¸ àNot€with€certainty.€€However,€the€appraiser€that€was€there€indicatedÐ ° Ðthat€it€looked€like€the€stairwell€was€shared€between€the€two€buildings,€as€best€heÐ œì Ðcould€tell€from€looking€at€the€back€walls€and€the€front€walls.ЈØÐ Ð  ÐÌà  àWhile€photographs€taken€facing€the€two€buildings€would€indicate€that€the€stairwell€wasÐ ` ° Ðlocated€on€the€Howell€property,€photographs€depicting€the€roofs€of€the€two€buildings€indicate€thatÐ L!œ Ðthe€stairwell€is€under€the€roof€of€the€Britt€property.Ð 8"ˆ  ÐÌà  àNothing€is€ð ðclearðð€about€the€facts€of€this€case€except€that€the€predecessors€in€title€of€bothÐ $`" Ðparties,€for€nearly€a€century,€shared€joint€use€of€the€stairwell,€harmoniously€and€without€dispute,€andÐ ü$L # Ðthat€the€predecessors€in€title€of€the€Britts€and€the€Britts€themselves€used€the€closet€under€the€stairwellÐ è%8!$ Ðopenly,€continuously,€exclusively€adversely,€and€notoriously€for€more€than€twenty€continuous€yearsÐ Ô&$"% Ðregardless€of€the€disputed€issue€of€whether€they€held€under€recorded€muniment€of€title.Ð À'#& ÐÌà  àBoth€parties€have€agreed€to€the€joint€usage€of€the€closet€above€the€stairwell€and€the€trial€courtÐ ˜)è$( Ðhas€included€such€usage€in€its€judgment.€€The€trial€court€has€made€findings€of€fact€on€all€issuesÐ „*Ô%) Ðbetween€the€parties€and,€since€the€evidence€does€not€preponderate€against€any€of€these€findings€ofÐ p+À&* Ðfact,€such€findings€are€binding€on€this€Court.€€òòSeeóó€T.R.A.P.€13(d).€€The€conclusions€of€law€uponÐ ° Ðreview€by€this€Court€òòde€novoóó€without€a€presumption€of€correctness€are€approved.€€òòSee€TennesseeÐ œì ÐFarmers€Mut.€Ins.€Co.€v.€American€Mu.€Liab.€Ins.€Co.óó,€84€S.W.2d€933€(Tenn.Ct.App.1992).€€TheÐ ˆØ Ðjudgment€of€the€trial€court€is€in€all€respects€affirmed€with€costs€of€the€cause€assessed€to€Appellant.€Ð tÄ ÐThe€case€is€remanded€to€the€trial€court€for€such€further€proceedings€as€may€be€necessary.Ð `° ÐÌ€€à  àÐ 8 ˆ ÐÌÌÌà  àà ` àà ¸ àà  àà h àà À àà  à___________________________________€Ð è 8  Ðà  àà ` àà ¸ àà  àà h àà À àà  àWILLIAM€B.€CAIN,€JUDGE