ÿWPC ¯=èÁFš>ñ•›>ñ’Û3*â9ÌT@»#ÆËmÅóí¹R—–=x6ÂX8Ü×"áKùl¿}Qn;~”ŸåxÒB]vÑmíb³çY²2ΚTìêÆh(Dô[‰­þŒwª)µdÿ5dV•Ï×Xæß]߈„Žÿ5$¹ÓýÞšM¥˜&×ýŒÁä,9¹ÒJ=&ß åƒò ¢›í;hB¥ê_¦Ë ³öш‰€é™D gAÏ”šCÆi4>,äaí7ò^Ú3êroËc†™f ëbŒ"ܾŽ|ü¬ßm?ÂÈî®bÛ!UvJÄMâ¨CûH·Oe‚iha MËšY AŽ‘…âLRnK9U5Ia_é±¶X5$•¤7C‡qÎÍ­œIòE÷âY«0(Ì­­vif}(_“}þP–º â§=êTÜÓiÕAáé›Iô ¥0ÿ‡·ApO^÷S}$‰”ww;W0Ýdt”ÛÔ{?â¬ñCH•œ(-ÍrOpÕü S,ŸM Í’­ÇÇɾ@FoœÝ?a.q ~y Í4ÁU—%g¸|9âëÿtú¬³½CCØé@À¤u†¦Õ<É¥7!‡=g”Õ$"% Ðpreviously€done€so,€most€notably€in€òòWilliams€v.€S.€Ry.€Co.óó,€396€S.W.2d€98€(Tenn€Ct.€App.€1965).€Ð Ú'*#& ÐIn€òòWilliamsóó,€the€defendant€railroad€company€had€excavated€its€property€in€constructing€a€rail€lineÐ Æ($' Ðin€1905.€€This€excavation€removed€land€alongside€the€plaintiffððs€property.€€In€1963,€a€landslide€alongÐ ²)%( Ðâ âthe€excavated€bank€caused€the€plaintiffððs€property€to€cave€in.€€The€Court€of€Appeals€affirmed€the€trialÐ ž*î%) Ðcourtððs€judgment€of€liability€against€the€railroad€company,€citing€the€general€principle€that€Ð ° Ðà8  àÐ Ð Ð  Ðâ âà8  àevery€owner€of€land€has€the€right€to€naturally€necessary€lateral€support€from€theÐ ˆØ Ðadjoining€soil,€and€if€a€landowner€removes€the€soil€from€his€own€land€so€near€theÐ tÄ Ðland€of€his€neighbor€that€his€neighborððs€soil€will€crumble€away€under€its€own€weight,Ð `° Ðhe€is€liable€for€damages€naturally€resulting€therefrom,€including€damage€to€structuresÐ L œ Ðon€the€subsiding€land,€without€the€necessity€of€showing€negligence€.€.€.€.€Ð8 ˆÐ Ð  ÐÌòòId.óó€at€99„100.€€òòWilliamsóó,€therefore,€stands€for€the€proposition€that€any€excavation€which€causesÐ  ` Ðadjoining,€unimproved€property€to€subside€or€collapse€of€its€own€weight€will€subject€the€excavatorÐ ü L  Ðto€strict€liability€for€any€resulting€damages.€Ð è 8  ÐÌà  àThe€reasoning€expressed€in€òòWilliamsóó€follows€the€traditional€common€law€view€that€land€inÐ À  Ðits€natural€state€is€entitled€to€lateral€support€from€the€adjoining€land.€€òòMyers€v.€Hobbsóó,€57€Ala.€175Ð ¬ü  Ð(1876);€òòUrosevic€v.€Hayesóó,€590€S.W.2d€77,€78„79€(Ark.€Ct.€App.€1979);€òòPuckett€v.€Sullivanóó,€190€Cal.Ð ˜è  ÐApp.€2d€489,€493€(1961);€òòCarrig€v.€Andrewsóó,€17€A.2d€520,€521€(Conn.€1941);òòóó€òòMassell€Realty€Imp.Ð „Ô  ÐCo.€v.€MacMillan€Co.óó,€147€S.E.€38,€39€(Ga.€1929);€òòLevi€v.€Schwartzóó,€95€A.2d€322,€326€(Md.€1953)òòóó;€Ð pÀ ЀòòCarrion€v.€Singleyóó,€614€S.W.2d€916,€917€(Tex.€Civ.€App.€1981)òòóó;€òòStearnsðð€Exððr€v.€Richmondóó,€14€SEÐ \¬ Ð847,€848€(Va.€1892);€€òòLaw€v.€Phillipsóó,€68€S.E.2d€452,€457€(W.Va.€1952).òòóó€€Landowners€who€excavateÐ H˜ Ðor€improve€their€land€are€compelled€to€do€so€in€a€manner€that€protects€adjoining€property€in€itsÐ 4„ Ðnatural€state€from€collapsing€or€eroding€away.€€òòOlson€v.€Mullenóó,€68€N.W.2d€640,€644€(Minn.€1955);Ð  p ÐòòWilliamsóó,€396€S.W.2d€at€99„100;€òòsee€also€óó1€Am.€Jur.€2d€òòAdjoining€Landowners€óóðð€47;€€€RestatementÐ  \ Ð(Second)€of€Torts€ðð€817€(1979).€€A€landowner€is€not€prohibited€from€excavating€into€the€natural€soilÐ øH Ðalong€a€boundary€line,€but€must€replace€by€artificial€means€the€natural€support€removed€in€theÐ ä4 Ðprocess.€€òòCarrigóó,€17€A.2d€at€521;€€òòLivingston€v.€Moingona€Coal€Co.óó,€49€Iowa€369€(1878).€€StrictÐ Ð  Ðliability€attaches€for€damage€caused€by€removing€the€naturally€necessary€lateral€support€of€land€inÐ ¼  Ðits€natural€state,€with€no€proof€of€negligence€required.€€òòGreen€v.€Bergeóó,€38€P.€539,€541€(Cal.€1894);Ð ¨ø ÐòòLevióó,€95€A.2d€at€326;€òòMorris€v.€Ostertagóó,€376€S.W.2d€720,€723„24€(Tenn.€Ct.€App.€1963);€€òòLawóó,€68Ð ”ä ÐS.E.2d€at€457„58;€òòsee€alsoóó€Restatement€(Second)€of€Torts€ðð€817€(1979).€€€€€Ð €Ð ÐÌà  à€While€these€principles€hold€true€to€land€in€its€natural€and€unimproved€state,€they€are€notÐ X ¨ Ðapplicable€to€land€that€has€been€altered,€such€as€by€additions€or€construction,€so€as€to€requireÐ D!” Ðadditional€lateral€support.€€òòOlson€v.€Mullenóó,€68€N.W.2d€640,€644€(Minn.€1955);€€òòVictor€Mining€Co.Ð 0"€  Ðv.€Morning€Star€Mining€Co.óó,€50€Mo.€App.€525€(1892);€òòWilliamsóó,€396€S.W.2d€at€100;€€òòCarrionóó,€614Ð #l! ÐS.W.2d€at€917òòóó;€òòsee€alsoóó€1€Am.€Jur.€2d€òòAdjoining€Landowners€óóðð€40;€Restatement€(Second)€of€TortsÐ $X" Ððð€817€cmt.€e.€(1979).€€Where,€as€here,€a€landowner€alters€his€land€by€filling,€thus€raising€the€level€ofÐ ô$D # Ðthe€land€above€its€natural€state,€there€is€no€right€of€lateral€support€from€adjoining€landowners€withÐ à%0!$ Ðrespect€to€the€altered€portion€of€the€land.€€òòSime€v.€Jensenóó,€7€N.W.2d€325,€327€(Minn.€1942);€òòsee€alsoóóÐ Ì&"% ÐRestatement€(Second)€of€Torts€ðð€817€cmt.€c€(1979)€(stating€that€naturally€necessary€support€ð ðdoesÐ ¸'#& Ðnot€include€the€support€needed€because€of€the€presence€of€artificial€additions€to€.€.€.€the€surroundingÐ ¤(ô#' Ðlandðð).€€It€follows€then,€that€landowners€who€raise€their€land€above€the€natural€level€are€under€a€dutyÐ )à$( Ðto€ð ðkeep€the€dirt€from€encroaching€upon€[their]€neighborððs€land.ðð€€òòAbrey€v.€City€of€Detroitóó,€86€N.W.Ð |*Ì%) Ð785,€786€(Mich.€1901)òòóó;€òòsee€alsoóó€òòSimeóó,€7€N.W.€at€327€(following€the€reasoning€of€òòAbreyóó).€€This€dutyÐ h+¸&* Ðincludes,€if€necessary,€the€building€of€a€retaining€wall€or€other€structure€to€protect€the€neighborððsÐ ° Ðland.€€òòAbreyóó,€86€N.W.€at€786;€òòHutchinson€and€Rourke€v.€Schimmelfederóó,€40€Pa.€396€(1861).Ð œì ÐÌÓ  Óòòò òNegligent€Withdrawal€of€Lateral€Supportóóó óÐ tÄ ÐÌÓOBÓà  àAs€previously€noted,€no€duty€exists€to€provide€additional€lateral€support€to€adjoining€land€thatÐ H ˜ Ðhas€been€filled,€raised€or€otherwise€improved€from€its€natural€condition.€€òòSimeóó,€7€N.W.2d€at€327.€Ð 4 „ ÐNevertheless,€if€lateral€support€is€provided€to€adjoining€land€containing€improvements,€such€asÐ  p Ðbuildings€or€other€construction,€this€support€cannot€be€removed€in€complete€disregard€of€theÐ  \ Ðadjoining€landownerððs€interest.€€Although€strict€liability€is€not€imposed€in€these€circumstances,€asÐ ø H  Ðwould€be€the€case€when€naturally€necessary€support€of€the€land€itself€is€removed,€a€landownerÐ ä 4  Ðwithdrawing€lateral€support€of€artificial€additions€to€adjoining€propertyò òó óÔ‡¼q»XXH¡Ô€Ô#†XH¡X»¼qÔE#Ôis€generally€held€to€aÐ Ð  Ðreasonable€care€standard.€€òòSee,€e.g.óó,€òòLawóó,€68€S.E.2d€at€457„58;€òòsee€alsoóó€Restatement€(Second)€ofÐ â2  ÐTorts€ðð€819€(1979)€(collecting€cases).€€The€Court€of€Appeals,€in€òòWilliamsóó,€made€mention€of€this€ruleÐ Î  Ðof€law,€stating:€Ð º  ÐÌà8  àIt€is€where€the€subsidence€of€the€property€is€due€to€the€additional€weight€of€buildingsÐ ’â Ðconstructed€thereon€and€not€to€the€weight€of€the€land€in€its€natural€condition€that€theÐ ~Î Ðperson€damaged€must€show€that€the€excavator€failed€to€use€reasonable€care€in€makingÐ jº Ðand/or€maintaining€the€excavation.ÐV¦Ð Ð  ÐÌ396€S.W.2d€at€100.€€This€duty€to€take€reasonable€precautions€to€avoid€unnecessary,€foreseeable€harmÐ .~ Ðto€improved€property€derives€from€the€notion€of€ð ðrequiring€every€owner€of€property€so€to€use€it€asÐ j Ðto€not€injure€his€neighborsðð€[property].ðð€€òòLawóó,€68€S.E.2d€at€458.€Ð V Ðà  àÌà  àThe€law€in€this€respect€attempts€to€strike€a€balance€between€the€right€of€landowners€toÐ Þ. Ðimprove€and€to€use€their€land,€and€the€duty€of€landowners€to€avoid€foreseeable€harm€toÐ Ê Ðimprovements€on€adjoining€property.€€òòSeeóó€Restatement€(Second)€of€Torts€ðð€819€cmt.€e€(1979).€Ð ¶ ÐFactors€relevant€to€the€determination€of€whether€a€landowner€is€negligent€in€removing€necessaryÐ ¢ò Ðlateral€support€of€artificial€additions€include:€the€necessity€of€the€excavation;€whether€adequateÐ ŽÞ Ðnotice€was€given€to€adjoining€landowners;€whether€reasonable€precautions€were€taken€to€preventÐ z Ê Ðharm€to€adjoining€property;€whether€competent€workers€were€employed;€and€whether€properÐ f!¶ Ðinstrumentalities€were€used.€€òòSeeóó€òòidóó.€at€cmts.€e,€f.€Ð R"¢  ÐÌÓ  Óò òòòApplication€to€the€Present€Caseóóó óÐ *$z" ÐÌÓàMÓà  àIn€the€case€before€us€today,€the€land€at€issue€had€been€filled€above€its€natural€level€to€createÐ þ%N!$ Ðboth€the€parking€lot€and€the€sloped€embankment€supporting€the€lot.€€The€plaintiffs€then€acquired€aÐ ê&:"% Ðportion€of€the€property,€including€the€embankment.€€Because€the€embankment€does€not€support€theÐ Ö'&#& Ðadjoining€land€in€its€natural€state,€but€instead€supports€only€the€improved€portion€of€the€land,€theÐ Â($' Ðplaintiffs€have€no€duty€to€maintain€the€embankment€for€the€benefit€of€the€defendant.€€òòSeeóó€òòWilliamsóó,Ð ®)þ$( Ð396€S.W.2d€at€99;€òòSimeóó,€7€N.W.2d€at€479„80.€€This€is€especially€true€in€light€of€the€fact€that€theÐ š*ê%) Ðdefendant€was€the€party€who€filled€the€area€for€the€parking€lot€and€created€the€embankment.€€TheÐ †+Ö&* Ðdefendant€then€sold,€albeit€inadvertently,€a€part€of€the€land€that€supported€the€parking€lot.€€TheÐ ° Ðdefendant€took€no€steps€to€review€the€accuracy€of€the€property€description€in€the€deed€and€includedÐ œì Ðno€restrictions€in€the€conveyance€regarding€the€plaintiffsðð€use€of€the€land.€Therefore,€to€restrict€theÐ ˆØ Ðplaintiffsðð€use€of€the€property€under€such€circumstances€would€reward€the€defendantððs€ownÐ tÄ Ðoversights€and€omissions€in€this€transaction.€€We€do€not€agree€with€the€defendantððs€argument€€thatÐ `° Ðthe€ð ðnaturalðð€state€of€the€land€should€be€the€condition€of€the€property€when€subdivided€and€sold.€Ð L œ ÐThere€is€virtually€no€support€for€such€a€proposition,€and€the€most€widely€accepted€authoritiesÐ 8 ˆ Ðuniformly€regard€the€ð ðnaturalðð€condition€of€land€to€mean€a€condition€ð ðwhich€is€not€in€any€way€theÐ $ t Ðresult€of€human€activity.ðð€€Restatement€(First)€of€Torts€ðð€840€cmt.€a€(1939);€òòsee€alsoóó€RestatementÐ  ` Ð(Second)€of€Torts€ðð€817€cmt.€c€(1979)€(stating€that€naturally€necessary€support€ð ðdoes€not€include€theÐ ü L  Ðsupport€needed€because€of€the€presence€of€artificial€additions€to€or€other€artificial€alterations€in€theÐ è 8  Ðsupported€landðð).Ð Ô$  ÐÌà  àIt€follows€then,€that€the€plaintiffs€may€remove€the€artificial€additions€(the€slopedÐ ¬ü  Ðembankment)€on€their€land€subject€to€a€duty€of€reasonable€care€to€avoid€unnecessary€and€foreseeableÐ ˜è  Ðdamage€to€the€adjoining€property.€€When€the€sloped€embankment€is€removed€by€the€plaintiffs,€theÐ „Ô  Ðdefendant€must€take€the€necessary€steps€to€support€the€parking€lot€and€ensure€that€the€fill€dirt€willÐ pÀ Ðnot€collapse€onto€the€plaintiffsðð€property.€€If€a€retaining€wall€or€similar€structure€is€necessary€for€thisÐ \¬ Ðpurpose,€then€the€defendant€shall€be€responsible€for€the€costs€of€constructing€and€maintaining€suchÐ H˜ Ðstructure.€€òòSeeóó€òòSimeóó,€7€N.W.2d€at€327;€òòCarrionóó,€614€S.W.2d€at€917.€However,€should€the€plaintiffsÐ 4„ Ðexcavate€the€natural€portion€of€their€land,€thereby€removing€the€naturally€necessary€support€of€theÐ  p Ðadjoining€land,€then€the€plaintiffs€must€replace€this€support€and€will€be€strictly€liable€for€any€damage.€Ð  \ ÐòòWilliamsóó,€396€S.W.2d€at€99„100.€€Prior€to€this€litigation,€the€plaintiffs€gave€the€defendant€thirty€daysÐ øH Ðadvance€notice€of€their€planned€excavation€of€the€embankment.€€Under€the€circumstances€of€thisÐ ä4 Ðcase,€we€conclude€that€thirty€days€was€a€reasonable€notice.€€However,€the€plaintiffs€continue€to€haveÐ Ð  Ða€duty€to€use€reasonable€care€in€effecting€future€changes€to€the€land.Ð ¼  Ðà  à€€€Ð ¨ø ÐÓ  Óò òIV.€€Conclusionó óÐ ”ä ÐÌÓQ]Óà  àIn€summary,€we€hold€that€the€plaintiffs€owe€a€duty€to€the€defendant€to€maintain€the€naturallyÐ l¼ Ðnecessary€lateral€support€for€the€defendantððs€property€in€its€natural€state.€€The€plaintiffs€do€not,Ð X ¨ Ðhowever,€have€a€duty€to€support€artificial€additions€to€the€defendantððs€property.€€Accordingly,€theÐ D!” Ðplaintiffs€may€remove€the€artificial€additions€on€their€own€property€subject€only€to€a€duty€ofÐ 0"€  Ðreasonable€care€in€doing€so€to€avoid€unnecessary€damage€to€the€adjoining€property.€€In€this€case,€theÐ #l! Ðplaintiffsðð€providing€of€thirty€days€notice€was€€reasonable.€€The€plaintiffs€may€proceed€with€theirÐ $X" Ðexcavation€of€the€sloped€embankment€subject€to€a€continued€duty€of€exercising€reasonable€care€inÐ ô$D # Ðdoing€so.€ò ò€ó óAs€long€as€the€plaintiffs€do€not€excavate€the€portion€of€the€ground€in€its€natural€state,€theÐ à%0!$ Ðdefendant€will€be€responsible€for€the€costs€of€maintaining€support€of€the€current€level€of€theÐ Ð& "% Ðdefendantððs€land.€€The€judgment€of€the€Court€of€Appeals€is€affirmed.Ð ¼' #& ÐÌÌâ âÐ €*Ð%) Ðà  àThe€costs€of€this€appeal€are€taxed€to€the€appellant,€RaceTrac€Petroleum,€Incorporated€or€itsÐ ° Ðâ âsureties€for€which€execution€may€issue€if€necessary.Ð œì ÐÌÌÌÌÌÓ  Ó€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€Ô‡¼q»XXH¡Ô€€€€€€€_________________________€€€Ð $ t Ѐ€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€Ô#†XH¡X»¼q”c#ÔWILLIAM€M.€BARKER,€JUSTICE€€€€Ð 6 † ÐÓ2cÓÌÌÌÌÌÌÌÌÌÌÌ