Case of the Day – Monday, February 23, 2026

A DEFENDANT MUST BE FOUND

Two decades ago, my daughter Leslie – then, fresh out of college with a B.A. in linguistics (but now a research professor at a state university nestled in the foothills of the Rockies) – was spending a year in Vladivostok, Russia, on a Fulbright Fellowship. Along with learning to play the balalaika and sampling dozens of vodka varieties, she learned that your average Russian is a lot like your average American.

One evening, she and a friend were crossing the street at an intersection when a young Russian couple, in a hurry to pick up their son from daycare, were in a car waiting impatiently behind a driver turning left. The light changed, the left-turner turned, and – just like just about every driver in the world – the young Russian husband burst through the light, now red. Unfortunately, he collided with my daughter, who went up on the hood of his car and then slid to the ground. At some point in Leslie’s unplanned flight, her leg was broken.

The driver and his wife were distraught at what their negligence had caused, and they bundled my daughter into the back seat of the car and drove her to an emergency facility. The next day, Leslie’s Russian friends visited her in the hospital, and during all of the talk about the accident, someone asked Leslie whether she had filed a police report. My daughter already knew from the State Department that she would have come back to the United States for treatment, American confidence in Russian medicine not being that high. So Leslie told her Russian friends it was just an accident, and thus there would be no point filing a report with the Primorsky Krai Directorate for Internal Affairs (you may know them as Управления МВД России по Приморскому краю). After all, a Russian hospital stay costs about $40.00 a night. Leslie reasonably figured that no Russian auto insurance company would have the stomach for what turned out to be a measly $50,000 in American medical bills.

So what was the point in filing a police report, Leslie wondered. But her Russian friends were appalled that my daughter did not intend to demand prosecution of the driver. “But, but… ” one of them sputtered, “he must be punished!”

So, you see, those Far Eastern Russians are just like we are – when there is a terrible accident, any good plaintiff’s lawyer knows that you tell the jury the story with just the right amount of drama and pathos, and pretty soon, the jurors start looking around the courtroom for someone to blame. After all, there was injury and suffering and pain. Someone must pay! Someone must be punished!

But that’s not the way real life is. You can ask Cassandre and Rachele, Joel Baudouin’s young daughters. Joel was driving his mother and the girls down New Jersey’s Garden State Parkway late one dark and stormy night when an 80-foot-tall hickory tree fell on his car. Joel and his mother perished. The girls were injured.

The girl’s mother sued on their behalf, naming a thundering herd of defendants, including the New Jersey Turnpike Authority (a public entity established in 2003 to operate the Garden State Parkway). Mom alleged the Turnpike Authority negligently failed to “properly maintain, remove, inspect, secure or otherwise properly care for the rotting, falling, dead and decaying trees adjacent to the roadway in the area of the accident.”

Everyone agreed the Turnpike Authority lacked actual notice that the hickory tree was rotten (as it surely was). The only issue was whether the Authority had constructive notice of the tree’s deteriorated condition, and that turned on whether the Authority’s “drive-by” inspection program was reasonable. This is where governmental units, vulnerable to lawsuits only to the extent permitted by the state tort claims act, need only show they have used their discretion in a reasonable way. Here, no matter how much Mom’s tree experts argued that a 360-degree walk-around was the only acceptable way to inspect a tree (and such an inspection would have discovered the dangerous hickory tree), the court agreed that the extent of the inspection task and the resources available to the Authority required that the Turnpike Authority be held to a lesser standard.

We are often adjured not to let the perfect become the enemy of the good. Under state tort claim statutes, that rarely happens.

Baudouin v. New Jersey Turnpike Authority, Case No. A-3903-13T2 (Super.Ct. N.J., March 1, 2017) 2017 N.J. Super. Unpub. LEXIS 1085, 2017 WL 1548708. Just after midnight on Christmas, 2008, Joel Baudouin was driving southbound on the Garden State Parkway. His mother sat next to him, while his two daughters sat in the backseat. A hickory tree, measuring eighty feet high and twenty-one inches wide, fell across the three southbound lanes of the Parkway and crushed the front passenger compartment of the car. Joel and his mother were killed. The children, who were initially trapped inside the backseat, were injured.

The kids’ mother filed a civil suit against a number of public entities and one private contractor. Finally, only the Turnpike Authority remained. The plaintiffs argued the Turnpike Authority negligently failed to “properly maintain, remove, inspect, secure or otherwise properly care for the rotting, falling, dead and decaying trees adjacent to the roadway in the area of the accident.”

The trial court granted summary judgment to the Turnpike Authority, holding the plaintiffs failed to produce evidence showing the Turnpike Authority had “actual or constructive notice” of the tree’s deteriorated condition.

Mom and the girls appealed.

Held: The Turnpike Authority was not liable. At the time of the accident, the Authority was responsible for inspecting the 172-mile long Parkway, which was tree-lined over much of its length both northbound and southbound and in the median and had more than 300 tree-lined shoulder miles to inspect. In order to accomplish this, the Authority employed what it called the Hazard Tree Inspection Program, which “consists of making periodic ‘windshield inspections’ of the trees that can impact the roadway,” according to the Authority’s witness. The Authority’s inspectors inspected Parkway trees while seated in the front passenger seat of a car that drove at approximately ten to fifteen miles per hour along the shoulder of the Parkway. If something was spotted that indicated a potentially serious problem with a tree, the driver would stop the vehicle so that the tree could be inspected further. At that point, a determination would be made as to what, if anything, had to be done with the tree and at what priority based on the seriousness of the problem.

Of the 554 trees listed in the January 2007 Hazard Tree Inventory, only five trees were identified in the vicinity of where the accident occurred. Three trees were identified as high priority, and two were marked as an immediate priority.

Mom’s experts examined the fallen tree and concluded it was rotten to the core. Both said the decay was only visible from the side of the tree away from the road, and they said a walk-around with a 360-degree close visual inspection of individual trees was the only method sanctioned by the industry. They did not address the Authority’s contention that an individualized walk-around inspection was not applicable to a six-lane 172-mile long road with 300 miles of shoulder space.

The Superior Court noted that the Legislature intended the New Jersey Tort Claims Act “to serve as ‘a comprehensive scheme that seeks to provide compensation to tort victims without unduly interfering with governmental functions and without imposing an excessive burden on taxpayers.'” The purpose of the TCA is to shield public entities from liability, subject only to the TCA’s specific liability provisions. Thus, the Superior Court ruled, when a court is required to balance the liability and immunity provisions of the TCA, “immunity is the rule and liability the exception.”

The TCA defines a dangerous condition as “a condition of property that creates a substantial risk of injury when such property is used with due care in a manner in which it is reasonably foreseeable that it will be used.” The Superior Court said, “80-foot tall trees are not inherently dangerous. The Garden State Parkway is a three-lane wide highway, running 172 miles north and south, with 300 miles of shoulder. The eighty-foot tall hickory tree that fell at milepost 151.5 on December 25, 2008, is one of thousands, if not millions, of similar trees abutting or near both sides of the Parkway. Neither this record nor the Parkway’s history suggests that this tragedy occurs frequently.”

Given the length of the Parkway and the number of trees involved, the Court held, “it is patently unreasonable to expect the Turnpike Authority to conduct [walk-around] inspections. Therefore, as a matter of law, we conclude that, at the time of the accident, neither the Parkway nor the trees situated nearby constituted a dangerous condition under N.J.S.A. 59:4-1(a) because they were used with due care in a manner in which it is reasonably foreseeable that they would be used.”

Under the New Jersey TCA, a public entity has constructive notice of a dangerous condition “only if the plaintiff establishes that the condition had existed for such a period of time and was of such an obvious nature that the public entity, in the exercise of due care, should have discovered the condition and its dangerous character.” N.J.S.A 59:4-3(b).  The mere existence of an alleged dangerous condition is not constructive notice of it.

– Tom Root

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And Now The News …

Channel 3000, February 22, 2026: What can toughen Louisiana coast against worsening storms? 4 years and 30,000 trees

Across the calm waters behind a pumping station near Lake Borgne, hundreds of saplings stand out in the mist, wrapped in white plastic cylinders. To get there and to other sites like it, organizers have ferried dozens of volunteers week after week in airboats. They have a trailer equipped with supplies. Rubber boots in all different sizes. Bins full of snacks for the end of a hard day’s work. One day, they hope to see 30,000 fully grown trees like bald cypress and water tupelo at this and other sites that restore the natural barrier of wetlands into the protective forest it once was. The goal is for the roots of these native trees to hold the earth around New Orleans in place as it slips further below sea level, create habitat for wildlife and help shield the city from storms. Much of that natural barrier was lost after Hurricane Katrina, which killed over 1,000 people and caused over $100 billion in damage in 2005. But many have been working since then to restore the land, and near the end of a long effort run by local environmental groups, organizers are reflecting on the roots they’ve helped put down — a more solid ecosystem, so different from the degraded marsh they started with…

New York City, The New York Times, February 20, 2026: San José State Graduate Who Went Skiing Is Found Dead in Tree Well

A recent graduate of San José State University who went skiing at a California resort in Lake Tahoe was found dead along a trail, days after eight skiers were killed in a large avalanche in the region. Colin Kang, 21, the student, was found on a black diamond run, a challenging type of trail for expert skiers, by the Tahoe Nordic Search & Rescue Team on Thursday morning, the Placer County Sheriff’s Office said in a statement posted on social media. Elise Soviar, a spokesperson with the sheriff’s office, confirmed Mr. Kang’s identity on Friday. It appeared that Mr. Kang “fell into a tree well,” Ms. Soviar said, but his cause of death remained under investigation. A tree well is a hidden hollow that forms when snow piles up around the outside of trees, leaving an area under the tree that remains untouched and poses a risk to skiers, Ms. Soviar said. When skiers fall into deep tree wells, they can get stuck, she said, and there’s a chance that snow could collapse around them…

Boston, Massachusetts, WBZ Radio, February 22, 2o26: Arborist Encourages Residents To Check On Their Trees Before Winter Storms

Residents are preparing to respond to downed trees and potential property damage, as a potential blizzard works its way through the Commonwealth. Locals are fixing their snowblowers, bucket trucks, cranes, and chainsaws for a winter storm that’s expected to encompass Massachusetts, with trees taking some of the punishment. “You know, once it’s fallen, that’s when you need a professional. The most dangerous form of tree work is storm damage,” said Arborist John Quinn. Quinn is with Hartney Graymont, a professional tree care service. He says the most dangerous and unpredictable form of tree work is storm damage, so it might be best to call an expert if a tree or two falls in your neighborhood. “We make sure major roadways are open, hospitals, all the most important stuff gets the first priority, but really it’s just you keep going until you’re done…”

Nashville, Tennessee, WKRN-TV, February 22, 2026: Brentwood tree list offers options for homeowners looking to replace trees lost in winter storm

Brentwood residents who lost trees in January’s winter storm have more than 100 different species to choose from when it comes to replacing theirs. The Brentwood Tree Board’s approved tree list contains 110 different species of trees — from maples, oaks, pines and spruces to hickories and fruit trees — should homeowners look to replace any trees they lost during the storm. The winter storm last month brought significant devastation to much of Middle Tennessee, downing trees across the Volunteer State, wrecking power lines and destroying forested areas. Cheekwood Estate & Gardens has been closed for weeks as staff assessed the devastation to the flora on the grounds. One of the 100-year-old oak trees that stood outside Cheekwood mansion did not survive the storm and had to be cut down, Cheekwood said earlier this month. The popular attraction announced this week it will reopen for Cheekwood in Bloom on March 7. According to Brentwood Parks Maintenance Supervisor Connor Schutzman, who is also on the Brentwood Tree Board, the city’s tree canopy “took a pretty big hit” in the winter storm. “We were hit pretty hard,” Schutzman said. “We’re obviously in the process of debris removal trying to get everything back to normal as quick as we can…”


Brooklyn, New York, February 19, 2026: Brooklyn Heights to fill every empty tree bed with a new tree

Brooklyn Heights will become greener and shadier in 2026, with a plan to plant a new tree in every empty, viable tree bed, the Brooklyn Heights Association announced in their newsletter Thursday. All of the neighborhood’s street tree beds will be inspected by the BHA’s volunteer Brooklyn Heights Tree Team this spring, and, in partnership with the New York City Parks Department, planting will begin in the fall. For more information, email trees@thebha.org. The ambitious effort is in collaboration with Councilmember Lincoln Restler’s District 33 Street Tree Plan, which aims to fill every viable street tree bed from Greenpoint to Boerum Hill. Restler says his office has invested over $1.5 million in trees through capital allocations and donations to the District 33 Street Tree Fund. The goal is to plant more than 1,000 trees districtwide by the end of the year…

Portland, Maine, Maine Public Radio, February 19, 2026: South Portland, Portland Jetport reach settlement over tree clearing

The City of South Portland, the Portland International Jetport and the Roman Catholic Diocese of Portland have reached a settlement agreement in a dispute over tree clearing in a South Portland neighborhood last year. In January 2025, the Portland Jetport began clearing trees on two plots of land owned by the Roman Catholic Bishop of Portland. The Jetport is required by federal regulations to maintain the airspace surrounding the airport for runway approach. But according to the City of South Portland, the tree cutting happened without site plan or tree protection plan approval from the city. The Jetport disturbed protected wetlands and removed more trees than had previous been agreed upon in a 2019 plan. Now, after months of litigation, the three parties have settled. The Jetport has agreed to pay $125,000 in restitution for cutting down trees and disturbing the adjacent wetlands and has committed to replanting at least 75 mature trees in the affected area, according to the settlement agreement…

Phys.org, February 19, 2026: Archived tree cores reveal why boreal forests are getting starved for nitrogen

Despite decades of industrial deposition, nitrogen availability in the boreal forest is steadily declining. In a new study published in Nature, researchers from the Swedish University of Agricultural Sciences using decades of unique, stored data have found that atmospheric CO₂ is the main driver. Studies from North America and global meta-analyses have in recent years shown declining nitrogen stable isotope values in tree rings, which serve as an indicator that nitrogen availability is decreasing over time. Why this happens is the key question. Two alternative theories have been proposed, either falling atmospheric N deposition rates since the 1990s, or rising CO₂ levels in the atmosphere. And that is what the new study from SLU by lead author Kelley Bassett, Ph.D. student at the Department of Forest Ecology and Management, has been able to answer, using 60 years’ worth of archived tree cores. The unique material works like a time machine, where the nitrogen isotope values of spruce and pine can be traced back decade by decade…

Portland, Oregon, The Oregonian, February 18, 2026: Oregon tree removal company owner sentenced for $3.5M tax evasion

The owner of a Happy Valley-based company that did tree removal and landscaping was sentenced Wednesday to a year and three months in federal prison for failing to pay more than $3.5 million in taxes over seven years ending in 2024. Leard withheld taxes from her employees’ wages from 2017 to 2024 but did not pay the money to the Internal Revenue Service as required or file quarterly payroll tax returns, prosecutors said. She instead used the money to buy about $3.5 million in real estate in her name, according to Megan E. Wessel, a U.S. Department of Justice lawyer. She also failed to file personal income tax returns from 2017 through 2023, Wessel said. Wessel urged the judge to sentence Leard to two and a half years in prison and order her to pay $2.9 million in restitution, representing the amount of federal tax due minus payments already received from Leard. Leard failed to “fulfill serious legal obligations for many years and it should carry serious consequences,” Wessel said…

Cincinnati, Ohio, Enquirer, February 17, 2026: Ohio quarantined for spotted lanternfly. What does that mean?

Under the quarantine, products such as trees and nursery stock may not be moved out of Ohio without a compliance agreement, permit or inspection certificate, according to ODA’s release. Producers who ship these products to non-regulated areas must have their stock inspected and each load must be accompanied by a certificate which confirms their product is free of SLF. The spotted lanternfly, native to Asia, was first spotted in North America in 2016, in Pennsylvania, according to the Ohio Department of Natural Resources. It was first identified in Ohio in 2020, per the Ohio Department of Agriculture. The insects feed on a variety of plants, causing them to wilt and die back, making them susceptible to damage from outside factors, such as mold. They’re particularly fond of the tree of heaven, also an invasive species, as well as grapes and hops, according to ODNR. The spotted lanternfly lays eggs from October through December, per the ODA. The egg masses — which are small and gray, and protected by a waxy coating — are placed in sheltered areas of trees, buildings, firewood, outdoor furniture, lawn equipment and rocks…

Fort Worth, Texas, Report, February 18, 2026: Here’s what the care looks like for Fort Worth trees following winter freeze

While plant life can be negatively impacted by extreme cold temperatures, Fort Worth’s tree canopy did not see “significant damage” during Winter Storm Fern, city officials say. The winter is an ideal time for Fort Worth’s urban forestry management team to prune trees, said city forester Hannah Johnson. Cold snaps typically prompt the city’s hazard abatement team to closely monitor reports and clear high-traffic roads of downed limbs or damaged trees, if any, to ensure conditions are safe for first responders. Forestry staff check young trees, either those just planted or growing at the city’s tree farm, are properly watered ahead of freezes. Moist soil helps insulate roots and reduces stress stemming from weather conditions on young trees, Johnson said…

San Luis Obispo, California, KSBY-TV, February 18, 2026: Saturated ground and strong winds causing trees to fall

With the ground saturated and more wind and rain on the way, tree experts say downed trees may be a common sight over the coming days. Janet Emmons and her family have lived on their property just off Squire Canyon Road in San Luis Obispo since 1995. Emmons says they are no strangers to tree problems, including the tree that fell overnight on their property. “We had a tree go down on the house about 15 years ago, so since then we’ve been very careful to make sure we monitor and trim limbs as much as we can,” Emmons said. That’s where Ron Rinell and his team at Bunyon Brothers come in. Emmons says she has him out about once a year to inspect things, or in cases like this, to do tree removal. “When the soil becomes saturated, it’s less for the tree roots to hold on to, so then you throw in the winds and we have a higher chance of leverage of trees to fall over,” said Bill VanHorbek, Master Arborist with Bunyon Brothers…

Seattle, Washington, Times, February 18, 2026: Disneyland tree falls on visitors during a ‘crazy windy’ night

A Nevada couple visiting Disneyland were hit by a large tree just off Main Street U.S.A. that snapped and fell on top of them during a “crazy windy” night at the Anaheim theme park, according to social media reports. “My husband and I were the ones hit,” LeWanda Joseph of Las Vegas wrote on the Disneyland Magic Keyholders Facebook group. “The tree fell directly on top of us.” A ficus tree fell on Tuesday around 11:40 p.m. on the Plaza Inn patio that was unoccupied due to the rain, according to Disneyland officials. Two Disneyland guests in the area were treated by Disneyland First Aid for minor grazes and released, according to Disneyland officials. The Disney Fire Department worked with multiple Disneyland teams to clear the tree overnight, according to Disneyland officials. LeWanda and Mark Joseph were not seriously injured by the tree that fell near the Little Red Wagon corn dog cart between the Plaza Point shop and Plaza Inn restaurant…

Tacoma, Washington, News-Tribune, February 16, 2026: Can I cut my neighbor’s tree if it’s on my property? What Washington law says

It’s a familiar experience: You step outside to find your yard covered with tree limbs and leaves. Washington residents may wonder what happens when it’s not your landscaping that is making a mess, but your neighbors’. Are you allowed to cut your neighbor’s tree if it’s across your property line? Who’s required to clean up leaves, twigs and broken branches that fall over the fence? Here’s what Washington state law says: In Washington state, who owns a tree “depends on the location of the tree’s trunk at ground level,” according to Sound Tree Care, a SeaTac company that provides arborist services throughout the Puget Sound. “If the entire trunk is located on one property, that tree is typically owned by that property owner,” Sound Tree Care said. If that trunk sits directly on the boundary between two properties, it belongs to both neighbors under Washington state law. “Ownership affects who can legally prune, remove or alter the tree,” Sound Tree Care says…

London, UK, BBC, February 15, 2026: Does a tree know it’s being eaten?

From roots to canopy, many trees can indeed tell if they are being eaten – and by whom. They have evolved extraordinary abilities to discern chewing by beetles and caterpillars, piercing and sucking by bugs, acoustic vibrations from grasshoppers, deer saliva, microbes left by various animals, even the stress signals released by nearby trees being browsed by giraffes. Many trees respond by making more unpalatable chemicals or growing tougher leaves. Oaks, for example, produce more tannins and phenol compounds after heavy grazing by caterpillars. Pines, elms, acacias and many others release alarm gases that attract predators, such as parasitic wasps, to attack their enemies. Lodgepole pines share information about mountain pine beetle infestations with neighbouring pines, and those trees react by boosting their own chemical defences. Climate stress may weaken such resilience, though. Research shows that Aleppo pines are up to 75 per cent less able to respond to a pine weevil attack during drought…
Phys.org, February 16, 2026: AI tool suggests tree species and placement to cool urban streets by 3.5 C

Urban landscapes could be cooled by up to 3.5 degrees using a QUT-developed AI-based tool that optimizes where trees and which species are planted to make cities cooler, greener and more resilient in the face of climate change. The study, Algorithmic urban greening for thermal resilience: AI-optimised tree placement and species selection, was published in Cities. First author Queensland University of Technology Ph.D. researcher Abdul Shaamala from its School of Architecture and Built Environment said city planners could use the tool to prioritize species and location of tree plantings in urban areas at risk of overheating during extreme heat. “The urban heat island effect—where built-up areas experience higher temperatures than surrounding areas—increases heat discomfort, energy consumption, and public health risks, especially for the elderly, children and low-income communities,” Mr. Shaamala said. “The strategic placement of urban trees chosen for their shade and cooling capacities is a promising way to harness their capacity to moderate microclimatic extremes…

Asheville, North Carolina, Watchdog, February 13, 2026: Answer Man: ‘Radical tree trimming’ by Duke Energy contractors in Weaverville?

Question: I am curious who is responsible for the cleanup of tree trimming by Duke power in an easement. They have destroyed a good portion of our (easement) property with radical tree trimming and tree felling. The debris — in some cases wrapped in old steel leader lines from the power lines — still remains on the hillside from three-plus months ago. Although I have called and emailed their sites/customer service, we are still left with much tree debris, pieces too big to move, and it is still there. The last tree that fell from the storm still remains in the middle of our parking lot of our business — in several large pieces. I was just given a “work order number” from the tree trimming (not debris cleanup) department and was told we would hear from someone in 10 business days. Who is responsible for this mess? This property is on Clarks Chapel Road in Weaverville.
My answer: Hmmm…gonna make a wild guess here and say, “Not Duke?”
Real answer: Duke Energy spokesperson Logan Stewart first noted that “trees and vegetation are the No. 1 leading cause of outages system wide. “This is especially true in western North Carolina where we have a large tree canopy,” Stewart said. “While our vegetation management program helps lessen storm damage and power outages, we do not clean up tree debris that results from severe weather.” Duke Energy says its top priority after a storm is to clear trees and restore power as soon as possible. The company is not responsible for removing tree debris, a spokesperson said. // Watchdog photo by John Boyle I drove by the area in question Tuesday, and you can see where the crews have cut around the power lines. There was one sizable log lying in the ditch that was wrapped up in the aforementioned leader cables, so that would be a difficult removal…

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Case of the Day – Friday, February 20, 2026

THE DOMINATRIX

Hardly anything can sow discord among neighbors like an easement. Rarely described with much specificity or limited as to use by a detailed statement of purpose, easements cause problems for the holder. Or the grantor. Or often, both.

Where the easement is for the benefit of an adjacent property owner, we talk about the dominant estate – the property being benefited – and the subservient estate, which is the property (or property owner) burdened by the easement.

In today’s case, the Dzingles bought a landlocked parcel of land about 60 years ago, and – in order to get back and forth from the road – bought an ingress easement from their neighbor. As the name implies, the easement, 25 feet wide and containing a “trail,” was intended to let the Dzingles get to and from their property. The property was held by the Marilyn Dzingle Trust, making her sort of the Dominatrix.

The mind is fallible (just ask Joe Biden… or even Donald Trump).  Especially where the owner of the subservient estate (cool term, right?) sells the property to someone else, someone like Jim Platt. Jim knew what he was buying, and he wasn’t the kind of guy to spend a lot of time poring over deeds and those appurtenances, principal places of beginning, heirs and assigns, and all of the legal mumbo jumbo. He knew the Dzingles had a driveway going over his land, and who needed to know any more than that?

Jimbo, that’s who. When Dzingle cleared vegetation from either side of his drive (but within the 25’ limit of the easement), Platt objected that the Dzingles had diminished the value of his property. When Platt dropped a dumpster next to the driveway, crowding the use of the road, the Dzingles objected right back. Platt said, “Sure, I’m encroaching on the easement, but you still have enough room to get by.”

Well, enough was finally enough. When the Dzingles wanted to build a modular house, they needed 22 feet of clearance to haul the pieces in. Those of us who are good at math can figure that this should be fine, with 1½ feet of clearance on each side. Well, yeah, except for Jimmy’s dumpster, and he would not move it.

So the Dzingles took Jimmy Platt to school, this class being held in a courtroom. And by the time class was over, Jimmy Platt figured out what all that fine print on the deed really meant.

Dzingle Trust v. Platt, Case No. 330614 (Ct.App. Mich., Feb. 14, 2017) 2017 Mich.App. LEXIS 227. The Dzingles had contentedly enjoyed their landlocked 59 acres for nigh on 50 years, partly because they had had the foresight to buy a 25-foot ingress easement from their neighbor. But time passed, and after Jim Platt bought the subservient estate, the parties began feuding over what rights the dominant estate had over the easement.

The deed granting the easement stated that it was “an easement for ingress and egress over a parcel of land 25 feet wide…” and referred to an attached survey for the exact location of the easement. The survey clearly identified the location of the easement and indicated that the “existing trail lies entirely within easement.”

The Dzingles placed gravel in the easement and cleared vegetation to use it for ingress and egress and to improve his attached residential property with a water well and pond, which required large trucks to use the easement. They planned to build a modular home on the property, but delivering the modules would require 22 feet of clearance, just within the easement’s 25-foot width. Jim complained that the Dzingle’s vegetation cutting within the easement “unreasonably burdened my property and eliminated my use of the property.” For their part, the Dzingles complained that Jim Platt’s placement of a dumpster in the easement did not let them use the full 25 feet for ingress and egress. That may be so, Jim said, but it did not keep the Dzingles from ingress or egress.

The Dzingles sued for a declaratory judgment regarding their rights to remove obstructions to bring the modular home onto the property and asked the trial court to order Platt to remove his dumpster and any other obstacles from the easement. The trial court granted summary judgment to the Dzingles, holding they were entitled to the full 25-foot easement, and clearing brush from the easement was not an addition or improvement to the easement. The trial court rejected Jim Platt’s argument that the Dzingles’ proposed use of the easement would materially increase the burden on his estate because their rights as the dominant estate to ingress and egress on the easement were paramount to Platt’s rights to wildlife and natural beauty. Finally, the trial court ruled that Platt must remove his dumpster from the easement because it was inconsistent with the Dzingles’ rights to ingress and egress.

Jim Platt appealed.

Held: The Dzingles’ rights extended to the whole 25 feet of the easement, and those rights included trimming vegetation so that the easement was usable for its intended purpose. It’s a rough lesson for a subservient estate holder to learn, but the dominant estate holder’s “rights are paramount to the rights of the soil owner to the extent stated in the easement grant.” The language of the instrument that granted the easement determines the scope of the easement holder’s rights.

In this case, the deed grants the Dzingles an easement for “ingress and egress.” The deed does not define ingress and egress, so the Court referred to a dictionary to determine the common meaning of the terms. “Ingress” is the “right or ability to enter; access,” and “egress” is defined as the “right or ability to leave; a way of exit.” Thus, an “ingress-and-egress easement” is an easement that grants the right to “use land to enter and leave another’s property.” Thus, the Court concluded the deed expressly granted the Dzingles the right to enter and leave their property, and the right to do so is paramount to Jim Platt’s rights in the same property.

What’s more, the easement gives the dominant estate “all such rights as are incident or necessary to the reasonable and proper enjoyment of the easement.” While the dominant estate’s exercise of the easement must place as little burden as possible on the subservient estate, still “the making of repairs and improvements necessary to the effective enjoyment of an easement… is incidental to and part of the easement.”

A repair maintains an easement in the condition it was in when the easement was made. Improvements, on the other hand, are alterations to an easement, and alterations are not permitted unless necessary for the effective use of the easement, provided they unreasonably burden the servient tenement. Here, the Dzingles offered evidence that clearing vegetation, placing gravel in the easement, and using the easement to allow large trucks to improve the Dzingle acreage were consistent with the use of the easement since the easement was granted. Thus, the Court said, the Dzingles “presented evidence that removing vegetation and leveling would maintain the easement in the condition and uses it was in when the easement was granted. Platt presented no contrary evidence that clearing or leveling were outside the easement’s scope or changed the easement’s character.”

Finally, the Court said, any rights in the grant of an easement must be reasonably construed. The Dzingles have a right to reasonable ingress and egress, but they are not entitled to an unobstructed right-of-way. However, the Court said, the evidence showed that Jim’s dumpster intruded into the easement, and the Dzingles showed they needed at least 22 feet of the 25-foot easement for clearance to move the modular home pieces onto the property. Jim Platt may use the easement as long as his use does not interfere with the Dzingles’ right of ingress and egress. However, the Court said, because the Dzingles need the vast majority of the easement for ingress clearance and the dumpster intrudes into the easement, Jim Platt must move the dumpster.

– Tom Root

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Case of the Day – Thursday, February 19, 2026

ACORNS KEEP FALLIN’ ON MY HEAD…

It started as a simple idea: establish a court without lawyers, a place where people with a beef could be heard, where small-scale justice could be dispensed, and where people could find common-sense answers to problems. And thus, small claims court was born, having its origin – ironically enough – as the “court of conscience” in medieval England.

The rules are simple, the docket is swift: usually, from the filing of the action to the hearing, not much more than a couple of weeks pass. There is no fancy-Dan pleading, no arcane procedures, no onerous discovery. Just two people with a problem and one judge to listen and decide.

Many years ago, long before law school interrupted my life, I sent roses by FTD to a girl in another state on Valentine’s Day. I thought it strange when she thanked me for the “flowers.” People would normally say, “Thanks for the roses.” After about the third time she said “flowers” instead of “roses,” I thought to ask her what she had received from me. It turned out that I paid for roses, and got a mixed-flower arrangement suitable for a funeral… but not a valentine.

When I complained to my local florist, he told me dismissively that if the receiving florist in the other state was out of roses, he or she could substitute “another arrangement of equal value.” Getting no satisfaction there, I filed a small claims complaint. On the day of the hearing, the flower shop owner stalked into the courtroom and gave me my money back.

Sweet justice!

So I love small claims court. But I recognize its principal drawback: lawyers can still show up and make a mess of things. That’s what happened in today’s case.

Daphne Kohavy, a savvy resident of Gotham, rented a parking space in a lot next to her co-op apartment building in the Bronx. The co-op had a management company, Veritas, running the lot. Daphne’s car was parked under an oak tree that rained acorns on her ride. This should not seem surprising to many of us who understand that those funny little acorns hanging on oak trees like to drop. But Daphne was a New Yorker and had only the most fleeting acquaintance with green things that grow from the earth. The acorn rain surprised her, and – according to her complaint – caused over $1,500 in damage to her wheels.

She sued in small claims court. Veritas brought its lawyers (in its defense, the law required it appear through lawyers because it was a limited liability company). Its lawyers started milking the case for fees, filing motions to dismiss for all sorts of reasons.

The court was not amused. Small claims court is supposed to be easy, where parties air their claims instead of tying each other up in “gotcha” motions. The court scolded the defendants, holding that because Daphne said the tree was defective, she should have a chance at trial to prove it.

We don’t think much of Daphne’s lament. Oak trees drop acorns. That’s no surprise. But on the other hand, Veritas tried to muck up the small claims process (forcing poor Daph to go out and hire her own lawyer). Perhaps distributive justice – where the right thing gets done for what nominally is the wrong reason – triumphed.

Kohavy v. Veritas Management, LLC, 2017 N.Y. Misc. LEXIS 1380 (Civil Ct. Bronx County, 2017): Daphne Kohavy leased a parking space next to her apartment building on a parking lot owned by defendant 511 W. 232nd Owners Corp. Veritas Management, LLC was the lot’s managing agent. While parked there, Daphne’s car was damaged by acorns falling from a tree overhanging her parking space. It sounds like classic encroachment and sensible harm. She sued in small claims court for $1,500.

Veritas, through its lawyers, moved to have Daphne’s claim dismissed because it was just the manager, not a party to the contract for her space between Daphne and the Co-op, and not the owner of the lot or the oak tree. What’s more, Veritas claimed, it did not maintain exclusive control of the premises, and even if it did, the law does not recognize a cause of action in negligence for damage due to falling acorns.

The motion to dismiss also claimed that the Co-op could not be held liable as the damage to Daphne’s car was caused by a healthy tree, and even it was not, the Co-op lacked notice of any such defect.

Held: The court began by scolding Veritas for gumming up the court’s processes with dispositive pretrial motions, noting that the “informality and convenience of small claims practice is necessarily frustrated by requiring pro se litigants to respond to formal motion practice…” But in the interest of moving things along, the Court addressed Veritas’ motion.

The Court found that there was a question of fact (because Daphne had said so) regarding the condition of the overhanging oak tree that had damaged her car. While the Court said there was no privity of contract between Daphne and Veritas, “questions of fact with regards to defendant Veritas’ control over the parking lot, as per the terms of the management agreement between defendant Veritas and defendant Cooperative, exist.” If Daphne could show that Veritas maintained exclusive control over the parking lot under the management agreement between it and the Co-op, and that Daphne’s damages were the result of Veritas’ negligence, she might be able to recover in negligence from Veritas.

The Court noted that Daphne “commenced this Small Claims action as a pro se litigant. It was not until the plaintiff was served with this instant motion that the plaintiff retained counsel to represent her. Accordingly, in this case, the filing of this instant motion prior to a hearing has indeed frustrated the purpose of New York City Civil Court Act § 1804 and its concern for protecting inexperienced pro se litigants and providing them with an expeditious and inexpensive forum to resolve small claims.”

– Tom Root

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Case of the Day – Wednesday, February 18, 2026

WATCH OUT FOR THAT TREE!

The old ‘60s cartoon George of the Jungle featured an earworm theme song that always warned George to “watch out for that tree!” just before he collided with an unforgiving trunk. Tom Kranz discovered that life imitates art.

Grandpa Tom should have watched out for that tree, too. As he pushed his granddaughter’s stroller past the Perkinses’ house, he noticed a limb from one of their trees was overhanging the sidewalk. He moved onto the tree lawn to sidestep the branch, but somehow managed to skewer his eardrum with a twig.

Ouch. But in a case with parallels to yesterday’s coffee-shop debacle, Tom sued the Perkinses, claiming they owed him a duty to be sure he did not run into a branch he could clearly see and avoid. And just like yesterday, the court said (albeit it with some legalese), “C’mon, man!”

Even when someone is just walking past your house, they are a licensee, entitled to use the public sidewalk, and you have a duty not to engage in willful or wanton conduct that cause them harm. But an untrimmed branch does not rise to such willful or wanton conduct, and that’s especially so where the pedestrian is perfectly able to see the danger. Tom admitted to an accident investigator that the tree was “easy to go around.” Where a licensee has equal knowledge of the dangerous condition or the risks involved, the court told Tom, “there is no willful or wanton action on the part of the owner and there is no liability to the licensee.”

Common sense… parents, mind your kids. And Tom, for heaven’s sake, watch out for that tree.

Perkins v. Kranz, 316 Ga.App. 171 (Ct.App. Georgia, 2012). While walking in a Gwinnett County subdivision, Thomas Kranz’s eardrum was punctured by a branch from a tree overhanging the sidewalk. Kranz sued Jerry and Nyda Perkins – on whose property the tree was located – claiming negligence. The Perkinses asked the trial court to throw out Tom’s complaint, but it refused.

The Perkinses appealed.

Held: Tom’s case was thrown out. After all, he saw the tree, with its limbs extending over the sidewalk, obstructing his path. To avoid them, Tom moved off of the sidewalk onto the strip of grass between the sidewalk and street. But as he passed the tree, he felt a sharp pain, and eventually realized that a twig had entered his ear and pierced his eardrum.

The essential elements of a negligence claim are the existence of a legal duty, breach of that duty, a causal connection between the breach and the plaintiff’s injury, and damages. The threshold issue is whether the Perkinses owed a legal duty to Tom Kranz. The Perkinses argued that Tom was, at best, a licensee, but Tom said he was an anticipated licensee and argued the Perkinses had to exercise ordinary care to prevent injuring him.

But the Court said it did not matter what Tom was. Pretermitting any decision on Kranz’s potential status as a licensee, anticipated licensee, or invitee, he may not recover as a matter of law because the evidence establishes that he had equal knowledge with the Perkinses of the potential danger posed by the tree.” In other words, the Court said, Tom could see the branch. If he was negligent enough to walk into a tree branch he could easily observe and avoid, he had no one to blame but himself.

An owner, the Court held, “has no duty to a licensee to keep the premises up to any standard of safety, except that [the property] must not contain pitfalls, mantraps, and things of that type.” Here, the tree and its overhanging branches were “in no way a pitfall, mantrap, or hidden peril.” Tom should have avoided the danger. He did not. Tough luck.

– Tom Root

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Case of the Day – Tuesday, February 17, 2026

TEACH YOUR CHILDREN WELL

This is hardly a law school final exam question: Two parents and a couple of hellion-spawn walk into a Starbucks. The kids promptly begin running amok, using the furniture and fixtures like a jungle gym. Specifically, the whelps start swinging from ropes and climbing stanchions used to mark off the line for coffee. After taking plenty of abuse from the ankle-biters, one of the stanchions falls, injuring one of the kids.

Quick: Who’s liable?

If you said Starbucks, we congratulate you, because you have a wonderful future ahead of you as a plaintiff’s attorney. If you said the parents should be responsible for their offspring’s monkeyshines, you have a future, too… as a judge.

The Roh family, a father and mother, and a pair of boys – ages 3 and 5 – visited a newly-opened Chicago Starbucks. This one had some fancy line dividers (as the line-divider industry calls them), made from repurposed 19th-century ironwork. The dividers were mounted on concrete plugs to prevent tipping.

You’ve probably seen parents like these two, maybe focused on their smartphones, perhaps lost in conversation, perhaps just tuned out… the kids run wild, and their folks remain oblivious. But when the inevitable disaster befalls, it becomes anyone’s fault except the kid’s. Or the parents’…

But contrary to breathless Internet stories and hand-wringing commentators, America remains a land of individual responsibility. To be sure, a landowner who invites kids onto the premises is liable for dangerous conditions where the risk to the child is reasonably foreseeable. But while this rule applies when a kid is on his or her own. But where the child is with a parent, the landowner may be relieved of his or her duty to the child because parents are primarily responsible for their child’s safety, because it is their “duty… to see that his behavior does not involve danger to himself.”

What a refreshing concept! Parents are responsible for their kids…

Roh v. Starbucks Corporation881 F.3d 969 (7th Cir. 2018): The Roh family was visiting a recently opened Starbucks store in downtown Chicago, consisting of two parents and their sons, Marcus, age three, and Alexander, age five. The store had custom metal stanchions placed near the main counter to direct customer traffic, made from posts fabricated from 1800s-era iron fences or stair posts. The stanchions were freestanding but mounted on heavy concrete bases and connected with ropes to control shopper traffic.

As the family was leaving, the parents heard their son Marcus begin crying. The father, who had heard a loud noise immediately preceding Marcus’s cries, saw that one of the stanchions had been knocked to the ground, striking the boy and pinning his hand. Marcus lost his left middle finger and seriously injured his index finger.

Neither parent witnessed what had happened, but the boys admitted to swinging on the ropes, running around the dividers, and climbing the stanchions.

Naturally, the Rohs sued Starbucks, claiming it was negligent by failing to safely maintain the premises, to adequately secure the stanchion, to properly inspect it to ensure its stability, to warn patrons of the potential danger posed by the stanchion, or to realize that minor patrons would not appreciate the risk posed by the unsecured stanchion. The district court granted summary judgment for Starbucks, holding that the boy’s parents, not Starbucks, bore the responsibility to protect Marcus from the obvious danger posed by playing on the unsecured stanchions.

The Rohs appealed.

Held: The Rohs collect nothing, because any duty owed to Marcus by Starbucks was abrogated by his parents’ presence with him in the store that day.

Whether a duty exists in a given case turns on the foreseeability and likelihood of the injury, the difficulty of guarding against it, and the consequences of laying the burden to guard against the danger on the defendant.

Generally, landowners or occupiers in Illinois owe no greater duty to small children than the duty owed to adults. In premises-liability cases involving injury to a child, “the true basis of liability [is] the foreseeability of harm to the child.” The Court said that a child’s injury will be deemed foreseeable to the landowner if (1) the owner or occupier knows or should know that children habitually frequent the property; (2) a defective structure or dangerous condition is present on the property; (3) the defective structure or dangerous condition is likely to injure children because they are incapable, due to their age and immaturity, of appreciating the risk involved; and (4) the expense and inconvenience of remedying the defective structure or dangerous condition is slight when compared to the risk to children.

However, things change when children are accompanied by their parents. This is because “the responsibility for a child’s safety lies primarily with its parents, whose duty it is to see that his behavior does not involve danger to himself.” A landowner’s duty to a child is abrogated if “the child was injured due to an obvious danger while under the supervision of his or her parent, ‘or when the parents knew of the existence of the dangerous condition that caused the child’s injury’.”

Both parents admitted they saw the heavy stanchions. The Court stated the obvious, that “it is a matter of common sense that serious injury could result from climbing on the stanchions and swinging from the ropes connecting them together.” Maybe the parents did not foresee Marcus getting his finger crushed, but they didn’t have to foresee the particular injury. It is enough that the Rohs saw the stanchions, which were plainly very heavy. Any parent could foresee that a child hanging from the rope connecting the stanchions or otherwise playing on and around them could be injured, the Court said, and that is “sufficient to support the conclusion that Starbucks did not breach any duty to Marcus, who was engaged in an activity while under his parents’ supervision that could obviously lead to injury of some kind.”

What the Court was saying was they should have known better. “It was plainly evident to the Rohs that the heavy stanchions were intended to control traffic flow in the store; their failure to prevent their sons from climbing and playing on them led to Marcus’s injury, not the breach of any duty on Starbucks’ part.”

– Tom Root

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