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<p class="MsoNormal">Jeff,<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">It sounds like PC may have claims for trespass and nuisance. It seems the second exception to the common enemy doctrine applies (i.e.,
<span style="color:black;background:white">landowners may not collect and channel water, whether by gutter, culvert, street, or otherwise, onto a neighbor’s land in a manner or quantity different from the water’s natural flow)</span>. Here is some analysis
I provided a prior client on this topic (note: my client was defending allegations that water runoff from her property was damaging her neighbors’ foundation, patio, and landscaping). Hope it helps.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><b><span style="color:black">Nuisance:<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:.5in"><b><span style="color:black"><o:p> </o:p></span></b></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black;background:white">Nuisance is broadly defined under RCW 7.48.120 as “unlawfully doing an act, or omitting to perform a duty, which acts or omission either annoys, injures or endangers the
comfort, repose, health or safety of others . . . or in any way renders other persons insecure in the use of property.” <span class="apple-converted-space"> </span></span><span style="color:black"> <span class="apple-converted-space"> </span><o:p></o:p></span></p>
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<span style="color:black"> <o:p></o:p></span></p>
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<span style="color:black">Damages for nuisance are measured by the cost to abate the nuisance (i.e., the cost to divert the water from continuing to damage the neighbors’ property). Here, the damages will likely be measured by the cost to divert the water
around or through the neighbors’ property. We don’t yet know what the cost of abatement will be.
<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><b><span style="color:black">Trespass:<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black">Under RCW 4.24.630, “E<span style="background:white">very person who goes onto the land of another and who . . . wrongfully causes waste or injury to the land, or wrongfully injures personal
property or improvements to real estate on the land, is liable to the injured party for treble the amount of the damages caused by the removal, waste, or injury.” The elements of an action in trespass (which includes a trespass by water) are the intentional
or negligent intrusion onto or into the property of another by the defendant. <o:p></o:p></span></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black;background:white"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black">The general rule in Washington is that water is a common enemy of all property owners, and therefore it’s every owner for herself when it comes to dealing with the common threat (this is
called “the common enemy doctrine”). <span style="background:white">To prevail on a claim for trespass (and nuisance) related to water, the claimant would need to demonstrate one or more exceptions to the common enemy doctrine.</span> There are three exceptions,
two of which apply in this case. <o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black;background:white">First, landowners may not inhibit the flow of a naturally occurring water flow. This exception does not apply here. </span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white"> </span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black;background:white">Second, landowners may not collect and channel water, whether by gutter, culvert, street, or otherwise, onto a neighbor’s land in a manner or quantity different from the
water’s natural flow. Your neighbors allege this exception applies because you are collecting water in your gutters and downspouts and channeling the water toward the neighbors’ property. </span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black;background:white"> </span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black;background:white">Third, landowners who alter the flow of surface water in any manner must act in good faith and avoid unnecessary damage to adjacent property. Your neighbors allege that
you are liable for clearing and constructing improvements upon </span><span style="color:black">the property without first preparing a drainage plan and a temporary site erosion and control plan, which were required by the short plat.
<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black;background:white">Damages for trespass are measured by the value of the property removed or injured, and for injury to the land, including the cost of restoration. Here, in addition to
the cost of diverting the water, your neighbors could claim damages for the value of the property and land that was injured and the cost of restoring the same. This could include the cost of restoring their foundation, patio and/or landscaping.</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black;background:white">The trespass statute allows treble damages. In addition, if the neighbors prevail on their trespass claim, you could be liable for reimbursing them for reasonable costs,
including but not limited to investigative costs, and reasonable attorneys’ fees and other litigation related costs.
</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:12.0pt;color:black">From: </span></b><span style="font-size:12.0pt;color:black"><wsbarp-bounces@lists.wsbarppt.com> on behalf of Jeff Davis <jeff@bellanddavispllc.com><br>
<b>Organization: </b>Bell & Davis<br>
<b>Reply-To: </b>"jeff@bellanddavispllc.com" <jeff@bellanddavispllc.com>, WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Date: </b>Tuesday, October 20, 2020 at 3:08 PM<br>
<b>To: </b>'WSBA Real Property Listserv' <wsbarp@lists.wsbarppt.com><br>
<b>Subject: </b>[WSBARP] Neighbor's sprinkler water damaging adjoining property owner's home<o:p></o:p></span></p>
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<p class="MsoNormal">Listmates, <o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">PC’s home is located below a neighbor who maintains a very lush garden. The neighbor laid plastic as a ground cover, cutting slits in it to plant flowers and other bushes. They also installed sprinklers and drip lines. Water from the
sprinklers flows over the plastic with much of it running down hill under PC’s deck and its foundation causing problems. I know about the common-enemy doctrine but that involves the upstream property owner changing the course of natural water from rain, snow
runoff, etc. Here we have an artificially created situation. What is a property owner’s duty to use their property so not to injure a neighbor? Is this a nuisance, waste, or even trespass issue? Your insight would be helpful.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Jeff Davis <o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black">W. Jeff Davis, Esq.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black">BELL & DAVIS PLLC<br>
P.O. Box 510<br>
Sequim WA 98382<br>
Phone No.:(360) 683.1129 <br>
Fax No.: (360) 683.1258 <br>
email: <a href="mailto:info@bellanddavispllc.com">info@bellanddavispllc.com</a><br>
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