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QUESTION OF FACT WHETHER THE ENCROACHMENT OF A FIRE ESCAPE HOVERING OVER A PORTION OF DEFENDANT’S PROPERTY WAS HOSTILE AND CONTINUOUS FOR THE PRESCRIPTIVE PERIOD (SECOND DEPT).

The Second Department, reversing Supreme Court, determined defendant’s motion for summary judgment in this prescriptive easement action should not have been granted. A fire escape on plaintiff’s building hovers over a portion of defendant’s land, which had been used as parking lot. The defendant argued the encroachment by the fire escape was permissive, not hostile, because the fire escape did not interfere with the use of the parking lot. The Second Department held that was question of fact whether a prescriptive easement had been created before the alleged permissive use:

The defendant, in moving, inter alia, for summary judgment declaring that the plaintiff does not have a prescriptive easement, established, prima facie, that the fire escape on the rear of plaintiff’s building that encroaches several feet above the defendant’s property was not hostile, but permissive … . Specifically, the defendant submitted evidence that the fire escape did not interfere with the operation of a parking lot on its property from June 1, 1991, to October 15, 2014. In opposition, however, the plaintiff raised triable issues of fact as to whether the use of the subject fire escape, which hovers over a portion of the defendant’s property, has been adverse, open and notorious, and continuous for the prescriptive period … . The plaintiff asserted that the subject fire escape has been in place since at least 1902, and that the period of prescription could have been satisfied and the easement created by the time of the alleged permissive use … . Barrett v A&P Pac. Owner, LLC, 2020 NY Slip Op 00396, Second Dept 1-22-20

 

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