Opinion
20210073-CA
12-22-2022
ROBBEN ANN OLDROYD, Appellant, v. FARRELL LYNN OLDROYD, Appellee.
Brent D. Wride, Attorney for Appellant Brian E. Arnold and Lauren Schultz, Attorneys for Appellee
Second District Court, Morgan Department The Honorable Noel S. Hyde No. 134500028
Brent D. Wride, Attorney for Appellant
Brian E. Arnold and Lauren Schultz, Attorneys for Appellee
Judge Michele M. Christiansen Forster authored this Opinion, in which Judges Gregory K. Orme and David N. Mortensen concurred.
CHRISTIANSEN FORSTER, JUDGE
¶1 Prior to their marriage, Robben Ann Oldroyd (Ann) and Farrell Lynn Oldroyd (Farrell) built a home on property owned by Ann. Ann paid for the materials and contractors used in the construction of the home, and Farrell contributed his skills and labor to build the specialty log home. When the parties divorced many years later, a dispute arose regarding their relative interests in the home. This is the third time questions relating to their dispute have come before this court. In the current appeal, we are asked to consider whether the district court erred in awarding Farrell a share of Ann's premarital equity in the home based on its application of the contribution and extraordinary situation exceptions to the separate-property presumption. We conclude that the contribution exception does not apply to premarital contributions and that the extraordinary situation exception does not apply because Farrell had other means of protecting his alleged interest in the home. Accordingly, we reverse the district court's ruling and remand with instructions for the court to award the disputed equity to Ann.
BACKGROUND
¶2 This is the third time this matter has come before this court. See Oldroyd v. Oldroyd (Oldroyd I), 2017 UT App 45, 397 P.3d 645; Oldroyd v. Oldroyd (Oldroyd II), 2019 UT App 155, 474 P.3d 467. Each appeal has concerned the parties' home. Ann purchased the land on which the home was built before the parties were married. Oldroyd I, 2017 UT App 45, ¶ 2. While Ann and Farrell were dating, Ann arranged to have the home built. Id. Ann paid for the costs of materials and construction, but Farrell contributed "supervision, labor, work, expertise, and conceptual direction" for the construction. Id. ¶¶ 2, 4 (quotation simplified). Subsequently, the parties married and lived together in the home, but the land and home remained in Ann's name alone. Id. ¶ 2.
¶3 While both parties agree that Ann should receive a credit for what she spent on the land on which the home was built, the parties disagree about how the remaining equity in the home should be distributed. Farrell argues that all remaining equity should be shared equally between the parties. Ann, on the other hand, maintains that she should receive a credit for both the amount she spent on the land and the amount she spent on construction costs before the parties divide the remaining equity.
Ann has never disputed that Farrell should receive half the equity gained through the home's appreciation during the marriage.
¶4 In its original findings of fact and conclusions of law in the parties' divorce, the district court found that Farrell's non-monetary contributions were "roughly equal" to Ann's financial contributions and that he had therefore acquired "a separate premarital interest in the improvements on the property." Id. ¶ 4 (quotation simplified). However, we overturned that determination on appeal because the court "did not explain what legal theory gave rise to that equitable interest." Id. ¶ 8.
¶5 On remand, the district court again determined that Farrell had a premarital interest in the home but this time premised its ruling on a theory of unjust enrichment. Oldroyd II, 2019 UT App 155, ¶ 4. However, we once again reversed the court's ruling, this time on the basis that Farrell had never asserted an unjust enrichment claim. Id. ¶¶ 7-9.
¶6 In Oldroyd II, we further explained that Farrell's pleadings did not raise a claim that he had acquired a premarital interest in the home. Rather, Farrell asserted that because he had "exerted hours and money into the home, including trade work," he "should be awarded a sum certain from [Ann's] equity in the home for all the work he has completed on the home, and for value of his trade work that he has performed for investment on the marital home." Id. ¶ 7 (quotation simplified). In other words, Farrell raised not an equitable claim "for a premarital interest in property," but "a claim for an equitable award of a portion of [Ann's] premarital asset." Id. However, because the district court had not considered equitable bases on which Farrell might be entitled to a share of Ann's premarital interest, we left open the possibility that the court might determine that such an award was appropriate. Id. ¶ 11 & n.3.
¶7 On remand, the district court, for the third time, awarded Farrell a share of equity in the home. This time, the court recognized that the property was Ann's premarital asset but concluded that Farrell was entitled to a portion of Ann's premarital equity based on the contribution exception and the extraordinary situation exception. Ann again appeals.
ISSUE AND STANDARD OF REVIEW
¶8 Ann asserts that the district court erred in awarding Farrell a share of her equity in the home because Farrell's contributions occurred prior to the marriage and the extraordinary situation exception is not applicable. "We generally defer to a trial court's categorization and equitable distribution of separate property," Lindsey v. Lindsey, 2017 UT App 38, ¶ 26, 392 P.3d 968 (quotation simplified), so long as the court's judgment "fall[s] within the spectrum of appropriate resolutions," id. ¶ 29.
ANALYSIS
¶9 Historically, we have recognized three equitable exceptions that may justify an award of one spouse's premarital property to the other spouse: (1) the commingling exception, (2) the contribution exception, and (3) the extraordinary situation exception. See Lindsey v. Lindsey, 2017 UT App 38, ¶ 33, 392 P.3d 968. Only the contribution exception and the extraordinary situation exception are at issue in this case.
¶10 As a threshold matter, we note that it is somewhat unclear from the district court's discussion whether it was relying on the contribution exception, the extraordinary situation exception, or both exceptions in awarding the disputed funds. The parties' arguments on appeal primarily concern the applicability of the extraordinary situation exception, and they appear to be operating under the assumption that the court's decision rested on that exception. However, given that the court's application of the extraordinary situation exception was based on its determination that Farrell's premarital contributions made it equitable to award him a share of Ann's premarital property, we think it appropriate to address both exceptions in our analysis.
I. Contribution Exception
¶11 "Under the contribution exception, a spouse's separate property may be subject to equitable distribution [upon divorce] when the other spouse has by his or her efforts or expense contributed to the enhancement, maintenance, or protection of that property, thereby acquiring an equitable interest in it." Lindsey v. Lindsey, 2017 UT App 38, ¶ 35, 392 P.3d 968 (quotation simplified). Common examples include a spouse working for the other spouse's premarital business without taking a salary, see, e.g., Rappleye v. Rappleye, 855 P.2d 260, 263 (Utah Ct. App. 1993), or a couple using marital funds to make improvements to or pay a mortgage on a premarital property, see, e.g., Schaumberg v. Schaumberg, 875 P.2d 598, 601 (Utah Ct. App. 1994). However, as we noted in Oldroyd II, "[p]revious cases addressing equitable division of premarital assets have involved contributions made to those assets during the course of the marriage," and "Utah courts have not had the opportunity to assess the extent to which one spouse's premarital contributions to another spouse's premarital assets may be considered in the context of a divorce court's equitable division of property." 2019 UT App 155, ¶ 11 n.3, 474 P.3d 467.
We have discovered one case in our research that appears to have used the contribution exception to affirm an award of a share of one spouse's premarital property to another spouse. See Barber v. Barber, 792 P.2d 134 (Utah Ct. App. 1990). However, the analysis in that case is rather superficial, and we consider it to be of limited utility in our discussion.
¶12 Having now been presented with the opportunity to consider the applicability of the contribution exception to premarital contributions, we are convinced that it does not apply in this context. Unlike a married person, an unmarried person has no reasonable expectation of any benefit from or entitlement to separate property owed or acquired by their significant other. Here, Farrell chose to assist Ann in building her home without seeking compensation.At that time, even though he may have expected to eventually marry Ann and live in the home with her, he had no guarantee that would happen. "As a general rule, . . . premarital property is viewed as separate property, and equity usually requires that each party retain the separate property he or she brought into the marriage." Walters v. Walters, 812 P.2d 64, 67 (Utah Ct. App. 1991) (quotation simplified), superseded by statute on other grounds as stated in Whyte v. Blair, 885 P.2d 791 (Utah 1994). Only "where unique circumstances exist" may a trial court "reallocate premarital property as part of a property division incident to divorce." Id. "Generally, trial courts are . . . required to award premarital property, and appreciation on that property, to the spouse who brought the property into the marriage." Elman v. Elman, 2002 UT App 83, ¶ 18, 45 P.3d 176.
Ann did pay Farrell approximately $18,000 to $19,000 while he was working on the home, but the district court found that this was a gift to help Farrell with some specific expenses rather than compensation for his services in helping to build the home. See Oldroyd I, 2017 UT App 45, ¶ 3, 397 P.3d 645.
¶13 Farrell had several options for protecting his interests, which he chose not to take advantage of. First, he could have entered into a contract with Ann requiring her to pay him for his services. Second, he could have negotiated a prenuptial agreement acknowledging his premarital contributions and granting him an interest in the home in case of divorce. Third- though likely an undesirable option given his relationship to Ann-Farrell could have filed a lawsuit bringing a quasi-contract claim, such as unjust enrichment, to obtain compensation for his services. However, the contribution exception is simply not one of the options available where the contributions occurred prior to the parties' marriage.
II. Extraordinary Situation Exception
¶14 Just as Farrell's premarital contributions to Ann's premarital asset cannot support an award to him of Ann's separate property under the contribution exception, they also cannot support an award under the extraordinary situation exception.
¶15 "The bar for establishing an extraordinary situation is high, traditionally requiring that invasion of a spouse's separate property is the only way to achieve equity." Lindsey v. Lindsey, 2017 UT App 38, ¶ 46, 392 P.3d 968 (quotation simplified). “A quintessential extraordinary situation arises when a spouse owns separate property but lacks income to provide alimony.” Id. In that circumstance, “an equitable distribution of the [separate property] would be well within the trial court's discretion.” Kunzler v. Kunzler, 2008 UT App 263, ¶ 37, 190 P.3d 497 (Billings, J., concurring in part and dissenting in part); see also Burt v. Burt, 799 P.2d 1166, 1169 (Utah Ct. App. 1990) ("The court may award an interest in the inherited property to the non-heir spouse in lieu of alimony."). The doctrine has also been applied in situations where a person did not contribute directly to their spouse's premarital asset but their contributions to the marital estate allowed their spouse to enhance their own separate assets rather than the marital estate. See Henshaw v. Henshaw, 2012 UT App 56, ¶ 20 & n.7, 271 P.3d 837 (affirming an award of premarital ranch property to a wife, despite the fact that the value of the ranch had depreciated during the marriage, because the wife had borne "the financial burdens of the family in order to allow [the husband] to work almost exclusively on the ranch"); Elman v. Elman, 2002 UT App 83, ¶ 24, 45 P.3d 176 (affirming an award of stock in a premarital business to a wife whose income-earning activities allowed her husband to quit his job and devote time to managing and growing his premarital assets rather than contributing to marital assets). Taking on "domestic burdens" to make possible a spouse's full-time participation in a premarital business may also be an extraordinary situation where the bulk of the business's value is developed during the marriage. Savage v. Savage, 658 P.2d 1201, 1204 (Utah 1983).
¶16 But none of those examples reflect the situation we have here. Farrell seeks a portion of Ann's premarital asset as payment for the work he did on the home prior to the couple's marriage, not because Ann lacks the resources to pay alimony or enhanced her own separate asset during the marriage in lieu of contributing to the marital estate. And as we discussed above, Farrell had several options to protect his financial interests and to be compensated for his contributions to the home before marrying Ann. The fact that he chose not to employ any of these options does not give rise to the type of inequity that can be addressed only through the extraordinary situation exception. As a general matter, "equitable relief should not be used to assist one in extricating himself from circumstances which he has created." Utah Coal & Lumber Rest., Inc. v. Outdoor Endeavors Unlimited, 2001 UT 100, ¶ 12, 40 P.3d 581 (quotation simplified). Thus, the district court exceeded its discretion in awarding Farrell a portion of Ann's premarital asset based on the extraordinary situation exception.
CONCLUSION
¶17 Because we conclude that the contribution exception does not apply to premarital contributions to premarital property, that exception cannot be used to award Farrell a portion of Ann's premarital interest in the home. Moreover, because Farrell had several options for seeking reimbursement for his premarital efforts, which he declined to exercise, awarding him an interest in the home at this stage of the proceedings is not justified under the extraordinary situation exception. Accordingly, we reverse the court's award of the disputed portion of the home's equity and remand with instructions to award the disputed equity to Ann.