Justice Green delivered the opinion of the Court.
In this case, a landowner sued its neighbor, the operator of an adjacent wastewater disposal facility, on the theory that deep subsurface wastewater trespassed beneath the landowner's property. The jury returned a verdict in the wastewater disposal facility's favor. After a series of appeals that included an opinion and remand from this Court, the court of appeals reversed the jury's verdict. 383 S.W.3d 274, 289 (Tex.App.-Beaumont 2012). Today we hold that the jury instruction properly included lack of consent as an element of a trespass cause of action that a plaintiff must prove, and that the trial court properly denied the plaintiff's motion for directed verdict on the issue of consent. We reverse the court of appeals' judgment, reinstate the trial court's judgment that the landowner take nothing, and decline the invitation to address the remaining question presented in this appeal-namely, whether deep subsurface wastewater migration is actionable as a common law trespass in Texas.
FPL Farming Ltd. owns land in Liberty County, Texas, which it uses primarily for rice farming. It owns all of the surface and non-mineral subsurface rights to this land. Environmental Processing Systems (EPS) leased a five-acre tract on an adjacent property, where it constructed and operated a wastewater disposal facility. EPS began operating this facility under a 1996 permit from the Texas Natural Resource Conservation Commission (TNRCC).
In 1999, EPS applied to the TNRCC/TCEQ to amend its permits to increase the volume of wastewater it could inject into the Frio formation. FPL Farming, by then the surface owner of the Frost property, requested a hearing to contest the permit amendments. The administrative law judge acknowledged that wastewater would likely enter the subsurface of FPL Farming's land in the future, but found that FPL Farming did not have the right to exclude EPS from the deep subsurface because FPL Farming's right to obtain its own injection well permit would not be impaired. The TNRCC/TCEQ granted EPS's permit amendments upon the recommendation of the administrative law judge, and the district court affirmed. The court of appeals also affirmed, noting the possibility that "should the waste plume migrate to the subsurface of FPL Farming's property and cause harm, FPL Farming may seek damages from EPS." FPL Farming, Ltd. v. Tex. Natural Res. Conservation Comm'n, No. 03-02-00477-CV, 2003 WL 247183, at *5 (Tex.App.-Austin Feb. 6, 2003, pet. denied) (mem.op.) (citation omitted).
Less than three years after the court of appeals affirmed the permit amendments, FPL Farming sued EPS and alleged that wastewater had migrated into the deep subsurface of its land, possibly contaminating the briny groundwater beneath it. FPL Farming sued for injunctive relief and damages for trespass, negligence, and unjust enrichment. At trial, the contested issues were whether EPS's injected wastewater had actually entered beneath FPL Farming's land, whether FPL Farming consented to the alleged entry (either by its own conduct or through Frost's), and the amount of damages, if any. The trial court excluded the settlement agreement between Frost and EPS. Before the jury verdict, the trial court denied FPL Farming's no-evidence motion for a directed verdict on the issue of whether EPS provided evidence that FPL Farming or Frost had consented to the subsurface entry. The jury charge included consent in the definition of trespass over FPL Farming's objection that consent should be treated as an affirmative defense:
(emphasis added). The jury answered "No."
Following a jury verdict for EPS on all claims and issues, the trial court entered a take-nothing judgment. The court of appeals affirmed, holding that FPL Farming could not recover in tort, as a matter of
Both parties petitioned this Court for review. EPS challenges the court of appeals' decision recognizing a trespass cause of action under these circumstances and holding that consent is an affirmative defense. FPL Farming challenges the court of appeals' decision affirming the denial of its motion for directed verdict and reversing the settlement agreement's exclusion. We granted both petitions for review. 57 TEX. SUP. CT. J. 53 (Nov. 22, 2013).
We first consider whether lack of consent is an element of the trespass cause of action (on which the plaintiff bears the burden) or whether consent is an affirmative defense (on which the defendant bears the burden). If lack of consent is an element of a trespass cause of action as the jury charge instructed here, then we need not address whether Texas law recognizes a trespass cause of action for deep subsurface wastewater migration because the jury found in EPS's favor on all of FPL Farming's claims and any error would be harmless. See TEX. R. APP. P. 61.1(a); see also Gilbert Wheeler, Inc. v. Enbridge Pipelines (E. Tex.), L.P., 449 S.W.3d 474, 486 (Tex.2014) (declining to address a question related to a trespass allegation because "even if the submission of the trespass cause of action was error, it was harmless").
We have not squarely addressed the question of which party bears the burden of proving consent in a trespass action, nor have the courts of appeals answered it uniformly.
Examining our historical treatment of trespass is important because we adhere to prior decisions that have established rules relating to property rights unless, or until, the Legislature modifies those rules. See Friendswood Dev. Co. v. Smith-Sw. Indus., Inc., 576 S.W.2d 21, 29 (Tex.1978) (stating that "[t]he doctrine of stare decisis has been and should be strictly followed by this Court in cases involving established rules of property rights," but giving effect to subsequent changes in legislative policy); see also Southland Royalty Co. v. Humble Oil & Ref. Co., 151 Tex. 324, 249 S.W.2d 914, 916 (1952) (stating that when this Court reviews property rights, previously established rules "should not be changed in the absence of other controlling circumstances, even though good reasons might be given for a different holding") (quoting Tanton v. State Nat'l Bank of El Paso, 125 Tex. 16, 79 S.W.2d 833, 834 (1935)); cf. Marcus Cable Assocs., L.P. v. Krohn, 90 S.W.3d 697, 702 (Tex.2002) (acknowledging "[t]he emphasis our law places upon ... important public policies by promoting certainty in land transactions"). A review of this Court's trespass-related jurisprudence reveals that a common definition of trespass has emerged over time that is consistent with the trespass definition submitted to the jury in this case.
This Court has consistently defined a trespass as encompassing three elements: (1) entry (2) onto the property of another (3) without the property owner's consent or authorization. Our review of this Court's trespass cases begins with our first recorded opinions.
Hall v. Phelps, Dallam 435, 436 (Tex.1841). The Court noted that the trial court refused the defendant's proposed instructions, which sought to depict the parties' transaction as consensual and not coerced. Id. at 436-37 (noting, for example, one proposed instruction: "If [the jury] believed the parties compromised their difficulties and settled the same, they should find for the defendant."). Instead, the Court approved the trial court's instructions,
Id. at 437 (emphasis added). After the plaintiff proved that "the defendant's entry on the land was without any right to enter," the trial court ruled in the plaintiff's favor and issued an injunction prohibiting the defendant from entering the plaintiff's land.
In 1878, the now-Supreme Court of Texas had an opportunity to review jury instructions that involved trespass issues. In Houston & Great Northern Railroad Co. v. Meador, 50 Tex. 77 (1878), a landowner's heirs sued a railroad company and alleged it negligently constructed a railroad through the landowner's property by damaging fences and failing to install cattle guards, which caused livestock to enter the property and damage crops. Id. at 81. The railroad requested a jury instruction on the defense that because it used independent contractors to construct the railroad, the contractors were solely liable for any damages caused by their own negligence. Id. at 81, 83-84. The trial court denied the railroad's proposed instruction based on an exception to independent contractor liability rules that an employer can still be held liable if it authorized an independent contractor to commit a wrongful act. Id. at 82-84. Apart from the question of negligence, the case turned on whether the railroad caused the independent contractors to wrongfully trespass on the landowner's property because causing such a wrongful act would have made the railroad responsible for the independent contractor's negligence. Id. at 84. The Court approved of the trial court's instruction that defined trespass:
Id. at 83 (emphasis added). In approving this instruction, the Court noted that "[u]nder the evidence, it was for the jury to say whether [the landowner] had consented to the entry on his premises or not." Id. at 84.
In a trespass to try title case in 1881, this Court defined a trespasser as "one who, not having the title to land, without
In 1889, in a case involving questions of trespass and the lawful recovery of personal property, a married couple alleged that a group of defendants entered their home, removed rented furniture, and threatened the wife. Loftus v. Maxey, 73 Tex. 242, 11 S.W. 272, 272 (1889). The parties contested the issue of whether the couple consented to the defendants' entry, and this Court approved of a jury instruction that read: "If the proof satisfy you that the defendants... did take and remove the bed, as alleged in the plaintiffs' petition, without the consent of [the plaintiffs], ... then you will find for plaintiffs for such an amount as you may deem proper and adequate...." Id. (emphasis added).
Later, in 1926, this Court noted that construction and maintenance of a dam on another's property for thirty-five years would constitute a continuing trespass if it occurred without the landowner's consent. See Motl v. Boyd, 116 Tex. 82, 286 S.W. 458, 476 (1926), disapproved of on other grounds by Valmont Plantations v. State, 163 Tex. 381, 355 S.W.2d 502 (1962). Ten years later, in a premises liability case, this Court defined a trespasser, in part, as someone who "enters upon the property of another without any right, lawful authority, or express or implied invitation, permission, or license." Tex.-La. Power Co. v. Webster, 127 Tex. 126, 91 S.W.2d 302, 306 (1936) (citation omitted). Later still, in Shell Oil Co. v. Howth, 138 Tex. 357, 159 S.W.2d 483 (1942), a case involving adverse claims to mineral land, this Court distinguished another case by explaining that "[t]he entry of the [defendant] on the land without the consent of [the landowner] constituted a trespass and ouster in denial of [the landowner's] rights. That was the gravamen of the wrong, and a recovery was based upon that ground." Id. at 491 (emphasis added) (citing Humble Oil & Ref. Co. v. Kishi, 276 S.W. 190, 190-91 (Tex. Comm'n App.1925, judgm't adopted), judgm't set aside on reh'g, 291 S.W. 538 (Tex. Comm'n App.1927, holding approved)).
In recent years, this Court's definition of a common law trespasser has remained consistent with our historical precedent. In 1997, we cited a writ refused, court of appeals case for its holding that "every unauthorized entry upon land of another is a trespass." Trinity Universal Ins. Co. v. Cowan, 945 S.W.2d 819, 827 (Tex.1997) (emphasis added) (quoting McDaniel Bros. v. Wilson, 70 S.W.2d 618, 621 (Tex.Civ. App.-Beaumont 1934, writ ref'd)). In a 2006 premises liability case, we stated that "[a] trespasser at common law was one who entered upon property of another without any legal right or invitation, express or implied." State v. Shumake, 199 S.W.3d 279, 285 (Tex.2006) (emphasis added) (citing Tex.-La. Power Co., 91 S.W.2d at 306). Two years later, in a case involving a trespass allegation, we once again approvingly quoted the rule from McDaniel Brothers that "every unauthorized entry upon land of another is a trespass even if no damage is done or injury is slight, and gives a cause of action to the injured party." Coastal Oil & Gas Corp. v. Garza Energy Trust, 268 S.W.3d 1, 12 n. 36 (Tex. 2008) (emphasis added) (quoting McDaniel Bros., 70 S.W.2d at 621).
In sum, the definition of a common law trespass has remained constant throughout this Court's jurisprudence and has become a well-established rule relating to property rights. At its core, a "[t]respass to real property is an unauthorized entry upon the land of another, and may occur when one enters — or causes something to enter — another's property." Barnes, 353 S.W.3d at 764 (emphasis added) (citations omitted). We have never departed from the inclusion of lack of consent or authorization in the definition of a trespass. With this well-established definition of a trespass in mind, we next address whether the jury charge properly placed the burden of proving an unauthorized entry, or lack of consent, on the plaintiff.
FPL Farming argues that section 167 of the Restatement (Second) of Torts clearly establishes that consent is an affirmative defense to a trespass claim. See RESTATEMENT (SECOND) OF TORTS § 167 cmt. c (1965). Comment c to section 167, the provision defining the trespass cause of action, states: "Burden of proof. The burden of establishing the possessor's consent is upon the person who relies upon it." Id. Despite FPL Farming's contrary contention, it is not clear from this language which party is "the person who relies upon [consent]," and the only case in Texas that has cited this comment is the court of appeals' opinion below.
A handful of courts of appeals have stated that consent is an affirmative defense to be pleaded and proven by the defendant, but the issue is far from settled.
Id. Subsequent courts of appeals' opinions have merely cited Stone Resources for this rule of law in dicta, and perhaps hastily used the term "affirmative defense" to describe the proposition.
Applying the 20801, Inc. factors, we are mindful that consent is an issue in only a fraction of trespass cases, as represented by the dearth of case law on point. The fact that consent (or authorization) is rarely contested reflects "the assumption that landowners normally have no reason to expect trespassers or know about them," Shumake, 199 S.W.3d at 285, and landowners or possessors will normally not be presented with the opportunity to provide consent or authorization before an entry occurs.
Regarding the second 20801, Inc. factor, we do not believe it will be difficult for a landowner or possessory interest holder to prove lack of consent or authorization. After all, the landowner or possessor who is bringing suit is in the best position to provide evidence on whether an alleged trespasser's presence was unauthorized because only "someone acting with the authority of the landowner or one with rightful possession" can authorize, or consent to, the entry. Gen. Mills Rests. Inc., 12 S.W.3d at 835; see also Armintor v. Cmty. Hosp. of Brazosport, 659 S.W.2d 86, 90 (Tex.App.-Houston [14th Dist.] 1983, no writ); cf. Tex.-La. Power Co., 91 S.W.2d at 306 (indicating that only "the owner or person in charge" can authorize entry onto the property). Given these parameters, it makes sense to treat consent, or lack thereof, as an element of the trespass cause of action rather than as an affirmative defense. Otherwise, a trespass cause of action would require plaintiffs to prove only an entry onto their property, which ignores our well-established definition that the entry is actionable only if it is unauthorized or without consent.
Relatedly, we recognize the fundamental notion that "[g]enerally, an owner of realty has the right to exclude all others from use of the property." Severance v. Patterson, 370 S.W.3d 705, 709 (Tex.2012); see also Marcus Cable Assocs., L.P., 90 S.W.3d at 700. Of course, this right to exclude may be relinquished, see, e.g., Marcus Cable Assocs., L.P., 90 S.W.3d at 700 (granting an easement is a relinquishment of the right to exclude), and therefore, mere entry onto the property of another may not always be actionable as a trespass. Further, we have stated that "[t]he misfeasance or the wrongful act is the trespass." Lyle v. Waddle, 144 Tex. 90, 188 S.W.2d 770, 773 (Tex.1945) (emphasis added). This aligns with our well-established definition that trespass is "an unauthorized entry upon the land of another." See, e.g., Barnes, 353 S.W.3d at 764 (emphasis added). It follows that an entry onto the land of another is wrongful, and therefore actionable, if it is without consent or authorization. Cf. City of Watauga, 434 S.W.3d at 591 (recognizing that consent prevents a defendant's conduct
In conclusion, we hold that the jury charge here provided the well-established definition of a trespass, which includes lack of consent or authorization as an element of the cause of action. Because the charge provided the correct definition and resulted in a jury verdict and judgment in favor of EPS, any error in submitting the trespass question about a possible deep subsurface water migration was harmless. See TEX. R. APP. P. 61.1(a); see also Gilbert Wheeler, Inc., 449 S.W.3d at 486 (declining to address a question related to a trespass allegation because "even if the submission of the trespass cause of action was error, it was harmless"). Therefore, without the need to decide whether Texas law recognizes a trespass cause of action for deep subsurface water migration, we next address whether the trial court properly denied FPL Farming's motion for directed verdict.
FPL Farming moved for a directed verdict on the basis that EPS provided no evidence to support any of the affirmative defenses it pleaded, which included consent and authorization.
As discussed above, we agree with the trial court that consent is not an affirmative defense to a trespass action, but rather lack of consent or authorization is an element of a trespass cause of action that a plaintiff must prove. Accordingly, FPL Farming's motion for directed verdict relied on an erroneous premise because EPS was not obligated to prove that FPL Farming consented to the alleged entry. Cf. Croucher v. Croucher, 660 S.W.2d 55, 58 (Tex.1983) (stating that no-evidence challenges "are appropriate when the party without the burden of proof complains of a ... finding"). Instead of moving for a directed verdict that EPS provided no evidence of consent, FPL Farming's motion should have sought relief on the ground that it established as a matter of law an element of its cause of action on which it bore the burden of proof — lack of consent or authorization. See id. (citing O'Neil v. Mack Trucks, Inc., 542 S.W.2d 112, 113 (Tex.1976)) ("When ... the party having the burden of proof appeals from an adverse fact finding in the trial court, the point of error should be that the matter was established as a matter of law...."); see also Dow Chem. Co. v. Francis, 46 S.W.3d 237, 241 (Tex.2001) (per curiam).
Despite FPL Farming's reliance on the wrong burden in its motion for directed verdict, we will consider its contentions because "[i]t is our practice to liberally construe the points of error in order to obtain a just, fair and equitable adjudication of the rights of the litigants." Holley v. Watts, 629 S.W.2d 694, 696 (Tex. 1982); see also O'Neil, 542 S.W.2d at 114. Thus, liberally construing FPL Farming's contentions, FPL Farming would have been entitled to a directed verdict if it conclusively established, as a matter of
FPL Farming's challenge to the trial court's denial of its motion for directed verdict fails even when we liberally construe its contentions. We agree with the court of appeals' holding that FPL Farming was not entitled to a directed verdict on the issue of consent, albeit for different reasons than the court of appeals stated.
EPS challenged the trial court's exclusion of the 1996 settlement agreement between FPL Farming's predecessor-in-title and EPS at the time of the initial permit applications, and the court of appeals held that the trial court erroneously excluded it from evidence. We need not address the admissibility of the settlement agreement, however, because the jury found in EPS's favor. Thus, even if the trial court erroneously excluded the settlement agreement, any error was harmless. See TEX. R. APP. P. 61.1(a). Because we are rendering judgment in favor of EPS and not remanding the case for a new trial, the admissibility of the settlement agreement is an unnecessary inquiry.
Similarly, because it prevailed at trial, EPS was not harmed by the submission of a jury question asking whether it committed a trespass by causing deep subsurface wastewater to migrate underneath FPL Farming's property. This lack of harm eliminates the need to address whether Texas law recognizes a trespass cause of action for deep subsurface wastewater migration.
Accordingly, we neither approve nor disapprove of the court of appeals' analysis and holding on these remaining issues.
Lack of consent is a required element of a trespass cause of action that the plaintiff must prove, and the jury charge here correctly reflected the longstanding definition of trespass in Texas. Additionally, FPL Farming failed to conclusively establish that it did not consent to EPS's alleged entry in connection with its motion for directed verdict, so the trial court did not err in denying the motion and submitting the issue to the jury. There was no harmful error in excluding the settlement agreement because the jury found for EPS without considering it. Finally, any error in submitting the question of trespass for deep subsurface wastewater migration was harmless because the jury found no such liability, which obviates the need to address whether this is a viable cause of action in Texas. Accordingly, we reverse the court of appeals' judgment and reinstate the trial court's judgment that FPL Farming take nothing.
Watson, 918 S.W.2d at 645-46. The court of appeals held that the trial court erred by refusing this tendered definition and question, and by failing to include them in the charge. See id. at 641-42.