Real Estate & Property Law

Texas: Public's Beachfront Easement Does Not "Roll" With The Vegetation Line

By Robert Thomas (inversecondemnation.com)

Just in: the Texas Supreme Court has issued an opinion in Severance v. Patterson, No. 09-0378 (Nov. 5, 2010). In that case, the court ruled on "whether private beachfront properties on Galveston Island's West Beach are impressed with a right of public use under Texas law without proof of an easement" when an avulsive event causes dramatic changes to a beach. Slip op. at 2.

The court concluded no, and answered these questions which were certified by the Fifth Circuit:

• Does Texas recognize a "rolling" public beachfront access easement, i.e., an easement in favor of the public that allows access to and use of the beaches on the Gulf of Mexico, the boundary of which easement migrates solely according to naturally caused changes in the location of the vegetation line, without proof of prescription, dedication or customary rights in the property so occupied?

• If Texas recognizes such an easement, is it derived from common law doctrines or from a construction of the [Open Beaches Act]?

• To what extent, if any, would a landowner be entitled to receive compensation (other than the amount already offered for removal of the houses) under Texas?s law or Constitution for the limitations on use of her property effected by the landward migration of a rolling easement onto property on which no public easement has been found by dedication, prescription, or custom?

It's a detailed opinion, so more to follow once we've had a chance to digest it.

Full post as published by inversecondemnation on November 05, 2010 (boomark / email).