Trespass And Other Claims: Ever Wonder If Litigation Is Worth It?

by Pepper Hamilton LLP

Flyboy Aviation Properties, LLC v. Franck (In re Flyboy Aviation Properties, LLC), 525 B.R. 510 (Bankr. N.D. Ga. 2015) –

A chapter 11 debtor operated a small private airport.  The debtor and an adjacent landowner had a long running dispute that led to the debtor suing the landowner pre-bankruptcy for trespass.  After the bankruptcy petition was filed, the case was removed to the bankruptcy court.  The court’s decision provided an extensive discussion of the back and forth between the parties.

The defendant claimed that he thought he had unfettered access to the airport, and in any event that it was appropriate for him to inspect the runway to insure it was properly maintained, show off planes to other pilots, and exit his aircraft and reposition it at the edge of the runway or to push it into one of the adjacent hangars.  The debtor’s principal disputed that the defendant had a right to access the airport and testified that these activities were extremely dangerous.

The various allegations included:

  • The gate to the airport was locked on occasion, preventing the defendant from using the airport.
  • There was a clubhouse at the airport. Early on the defendant apparently used the clubhouse six to eight hours a day.  In part, this related to a local chapter of an aircraft association that the defendant was involved in.  Later, the debtor objected to defendant’s use of the clubhouse.
  • When the debtor hosted a “flying” barbecue as a fundraiser for the association, the principal’s daughter collected entrance fees. The defendant initially refused to pay, and then called the daughter names.
  • At some point, the debtor’s principal told the defendant he could no longer come on the property. Various exchanges between the parties followed.
  • The defendant continued to enter the property on various occasions. For example, he went onto the runway to take pictures of grave stones.
  • A few airport customers and the principal’s daughter testified that the defendant harassed them.
  • When the debtor attempted to serve a complaint on the defendant to enjoin him from trespass, the debtor claimed that the defendant evaded service so that it took almost two months to serve the complaint.
  • The defendant hired a commercial pilot to fly his plane out of the airport – paying him $500. The pilot was unable to take off because the entrance to the airport was blocked by a golf cart and a closed gate.
  • Each side took pictures and videos of the other.

As an initial matter, the court addressed the defendant’s rights to access the airport.  In a prior decision the court found that the defendant had an “express easement … that allows use of the Airport Property until such time as the Airport is no longer used as an airport.”  In this decision the court concluded that the defendant’s easement was limited to use of the taxiways and runways for taxiing, taking off, and landing.  It did not extend to activity off the taxiways or runways and did not allow walking around generally.

Turning to the reciprocal trespass claims, the court noted that under state law unlawful interference with a right of way constituted trespass, even though done peacefully or by mistake.  State law did recognize an innocent trespasser doctrine so that unintentional and non-negligent entry would not necessarily give rise to liability.  Trespass damages are generally measured by the cost to repair and the difference in fair market value before and after the trespass.  However, a court may also award nominal damages for discomfort or annoyance.

In this case, the defendant entered the airport after being told to keep out.  The court listed a series of incidents, including viewing gravestones, looking at boats stored at the airport, and leaving a note on someone’s truck.  The court determined that he was within his rights to the extent that he was using the runway and taxiways for take off and landing, but the half dozen or so other occasions amounted to trespass.  (attending a holiday party, inspecting a suspicious light, inspecting grave stones, etc.)

However there was no reason to believe that this resulted in any actual damages or diminution of value.  Consequently the court awarded the debtor nominal damages of $100.

The court went through a similar analysis of the debtor’s actions in blocking the defendant.  The defendant claimed he suffered psychological damages which prevented him from enjoying his life-long love of flying.  However, the court only awarded $500 for the cost of hiring a pilot and $100 nominal damages for interference with the easement.

The court declined to award any damages for annoyance and discomfort because of the reciprocal nature of the mutual trespasses.

Next, each party attempted to assert a nuisance claim.  Under state law nuisance is something that causes “hurt, inconvenience, or damage to another” regardless of whether it was otherwise lawful.  However it “shall not be fanciful, or as would affect only one of fastidious taste, but it shall be such as would affect an ordinary, reasonable man.”

After reviewing a variety of case law, the court addressed a series of grievances raised by the debtor and concluded that, while they may have been “annoying or upsetting to the individuals involved and may have angered [the debtor’s principal],” they did not meet the test for a nuisance.  Similarly, the defendant failed to establish a claim for nuisance.  Most of his claims were more in the nature of trespass as opposed to nuisance.

The court similarly rejected claims for tortious interference because there was insufficient evidence of interference or resulting harm.

With respect to punitive damages claims, it was necessary to show “willful misconduct, malice, fraud, wantonness, oppression, or that entire want of care which would raise the presumption of conscious indifference to consequences.”  Since the purpose of punitive damages was solely to “punish, penalize, or deter defendant,” the court decided that the parties were sufficiently punished by the protracted litigation.  (Also because the airport was being sold, there was no need for a future deterrent effect.)

The court gave similar treatment to the request for attorney fees and expenses.  Neither side had “wholly clean hands and pure motive,” so the court used its discretion to deny the requests.

So, at the end of the day, the plaintiff received a damage award of $100, the defendant received a damage award of $600, and each was enjoined from interfering with the other’s rights.

It appears that the parties were sniping at each for more than five years, and each was convinced that it was entirely in the right.  Obviously the court did not agree, and the parties did not have much to show for litigation that spanned a few years.

DISCLAIMER: Because of the generality of this update, the information provided herein may not be applicable in all situations and should not be acted upon without specific legal advice based on particular situations.

© Pepper Hamilton LLP | Attorney Advertising

Written by:

Pepper Hamilton LLP

Pepper Hamilton LLP on:

Readers' Choice 2017
Reporters on Deadline

"My best business intelligence, in one easy email…"

Your first step to building a free, personalized, morning email brief covering pertinent authors and topics on JD Supra:
Sign up using*

Already signed up? Log in here

*By using the service, you signify your acceptance of JD Supra's Privacy Policy.
Custom Email Digest
Privacy Policy (Updated: October 8, 2015):

JD Supra provides users with access to its legal industry publishing services (the "Service") through its website (the "Website") as well as through other sources. Our policies with regard to data collection and use of personal information of users of the Service, regardless of the manner in which users access the Service, and visitors to the Website are set forth in this statement ("Policy"). By using the Service, you signify your acceptance of this Policy.

Information Collection and Use by JD Supra

JD Supra collects users' names, companies, titles, e-mail address and industry. JD Supra also tracks the pages that users visit, logs IP addresses and aggregates non-personally identifiable user data and browser type. This data is gathered using cookies and other technologies.

The information and data collected is used to authenticate users and to send notifications relating to the Service, including email alerts to which users have subscribed; to manage the Service and Website, to improve the Service and to customize the user's experience. This information is also provided to the authors of the content to give them insight into their readership and help them to improve their content, so that it is most useful for our users.

JD Supra does not sell, rent or otherwise provide your details to third parties, other than to the authors of the content on JD Supra.

If you prefer not to enable cookies, you may change your browser settings to disable cookies; however, please note that rejecting cookies while visiting the Website may result in certain parts of the Website not operating correctly or as efficiently as if cookies were allowed.

Email Choice/Opt-out

Users who opt in to receive emails may choose to no longer receive e-mail updates and newsletters by selecting the "opt-out of future email" option in the email they receive from JD Supra or in their JD Supra account management screen.


JD Supra takes reasonable precautions to insure that user information is kept private. We restrict access to user information to those individuals who reasonably need access to perform their job functions, such as our third party email service, customer service personnel and technical staff. However, please note that no method of transmitting or storing data is completely secure and we cannot guarantee the security of user information. Unauthorized entry or use, hardware or software failure, and other factors may compromise the security of user information at any time.

If you have reason to believe that your interaction with us is no longer secure, you must immediately notify us of the problem by contacting us at In the unlikely event that we believe that the security of your user information in our possession or control may have been compromised, we may seek to notify you of that development and, if so, will endeavor to do so as promptly as practicable under the circumstances.

Sharing and Disclosure of Information JD Supra Collects

Except as otherwise described in this privacy statement, JD Supra will not disclose personal information to any third party unless we believe that disclosure is necessary to: (1) comply with applicable laws; (2) respond to governmental inquiries or requests; (3) comply with valid legal process; (4) protect the rights, privacy, safety or property of JD Supra, users of the Service, Website visitors or the public; (5) permit us to pursue available remedies or limit the damages that we may sustain; and (6) enforce our Terms & Conditions of Use.

In the event there is a change in the corporate structure of JD Supra such as, but not limited to, merger, consolidation, sale, liquidation or transfer of substantial assets, JD Supra may, in its sole discretion, transfer, sell or assign information collected on and through the Service to one or more affiliated or unaffiliated third parties.

Links to Other Websites

This Website and the Service may contain links to other websites. The operator of such other websites may collect information about you, including through cookies or other technologies. If you are using the Service through the Website and link to another site, you will leave the Website and this Policy will not apply to your use of and activity on those other sites. We encourage you to read the legal notices posted on those sites, including their privacy policies. We shall have no responsibility or liability for your visitation to, and the data collection and use practices of, such other sites. This Policy applies solely to the information collected in connection with your use of this Website and does not apply to any practices conducted offline or in connection with any other websites.

Changes in Our Privacy Policy

We reserve the right to change this Policy at any time. Please refer to the date at the top of this page to determine when this Policy was last revised. Any changes to our privacy policy will become effective upon posting of the revised policy on the Website. By continuing to use the Service or Website following such changes, you will be deemed to have agreed to such changes. If you do not agree with the terms of this Policy, as it may be amended from time to time, in whole or part, please do not continue using the Service or the Website.

Contacting JD Supra

If you have any questions about this privacy statement, the practices of this site, your dealings with this Web site, or if you would like to change any of the information you have provided to us, please contact us at:

- hide
*With LinkedIn, you don't need to create a separate login to manage your free JD Supra account, and we can make suggestions based on your needs and interests. We will not post anything on LinkedIn in your name. Or, sign up using your email address.