Untitled Texas Attorney General Opinion

THE ATJXBRNEY GENERAL OF TEXAS 90AN L. ItllL”. AUBTIN.TEXAR 78711 ATTORNYISY "-TtAlr August 20. 1976 The Honorable Truett Latimer Opinion NO. H-866 Executive Director Texas Historical COUIIIIiSSiOn Re: Validity of facade Box 12276, Capitol Station- easements. Austin, Texas 78711 Dear Mr. Latimer: ,:You have qequeated our opinion regarding~whether facade eastients are valid fin Texas and whether they may be granted to the.Texas Historical Commission. You state that a facade easement may be defined as an easement of the facade of a historic structure, investing a public.or h private . organiiation~with a property interest in the building's exterior without disturbing privhte'ownership and control of 'the interior. Easements may be classified as either "appurtenant" or "in gross." An easement appurtenant, known as the "servient estate." attadke'sto. and oasses with. a piece of land, known as the "dominant estate." Drye&,~~gl;~oRa&h, &, 364 S.W.2d 196,..203,(Tex.Sup. Supreme Court indicated that: ..,, ..r TheI~servientestate is subject to the use of the dominant estate to the extent of the easement aranted or reserved. Id. - at 207. - p.3650 The Honorable Truett Latimer - page 2 (H1a66) By contrast, an easement in gross is a right.which attaches to the grantee, but is not dependent upon the existence of a dominant estate in land. a; Stuart 5 Larrabee, 14 S.W.Zd 316, 319 (Tex. Civ. App. --Beaumont 1929, writ ref'd). As the Texas Supreme Court haa observed, ordinarily, easements in gross are not transferable or assignable. Dr e v. Eagle Rock Ranch, supra at 20+-. We believe that a facade easement as you have described it may properly be classified as an easement in gross. It does not require the existence of a dominant estate to which it is appurtenant. Rather, it appears simply to be a right vested in a grantee. Since easements in gross are clearly recognized in Texas, it is our opinion that no special legislation, such as other states have enacted in behalf of "preservation easements," would necessarily be required in order for a Texas court to uphold the validity of a facade easement. .See generally Restatement of Property, 8 489, at 3041; 8 m, at 631, 633 (N.J. Super. Ragsdale, 143 S.E.Zd Transportation Ct. App. 1972). As to the authority of the Texas Historical Commission to accept the grant of a facade easement, section 22 of article 6145, V.T,.C.S.,provides: .The Commission is authorized and empowered to accept gifts, grants, devises, and bequests of money, securities, or out the purposes of this Act. added). Texas courts have recognized that a pipeline easement is "property" in the constitutional sense; McLennan County 5 Sinclair-- Line Co., 323 S.W.Zd 471, 4m Tex Clv. ADD. -- Wa,co 1959, wri7TZSref'dn.r.e.); Sinclair * Line Co. v.-- State, 322 S.W.Zd 58, 60 (Tex. Civ. App. -- FortWorth- m no writ). See also Settegast Co., - 270 S.W? 1014,1~(Tex. p.3651 I The Honorable Truett Latimer - page 3 (H-866) adopted); Union Properties Co. v. Klein, 333 S.W.Zd 864, 867 (Tex. Civ.x -- EastlandT6r writ ref'd n.r.e.); Watson v. Wiseheart, 250 S.W.Zd 350, 352 (Tex. Civ. App. -- Galveston m53, writ ref'd n.r.e.1. We believe it is clear that an easement in gross may be deemed "property" within the meaning of article 6145. We conclude, therefore, that the Texas Historical Commission is authorized to accept the grant of a facade easement. SUMMARY Facade easements are valid in Texas and ,may be granted to the Texas Historical Commission. Very truly yours, APPROVED: KENDALL, First Assistant Opinion Committee jwb p-3652