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Full Opinion
RENDERED: SEPTEMBER 19, 2025; 10:00 A.M.
NOT TO BE PUBLISHED
Commonwealth of Kentucky
Court of Appeals
NO. 2024-CA-0559-MR
THOMAS MOORHEAD; CONNIE
MOORHEAD; AND EDWARD PETE
VANHORN APPELLANTS
APPEAL FROM LAWRENCE CIRCUIT COURT
v. HONORABLE JOHN K. HOLBROOK, JUDGE
ACTION NO. 19-CI-00237
JERRY RICHARDS; LAURA JANE
PHELPS; AND VICKI RICHARDS APPELLEES
AND
NO. 2024-CA-0686-MR
JERRY RICHARDS AND VICKI
RICHARDS CROSS-APPELLANTS
CROSS-APPEAL FROM LAWRENCE CIRCUIT COURT
v. HONORABLE JOHN K. HOLBROOK, JUDGE
ACTION NO. 19-CI-00237
THOMAS MOORHEAD; CONNIE
MOORHEAD; EDWARD PETE
VANHORN; AND LAURA JANE
PHELPS CROSS-APPELLEES
OPINION
AFFIRMING IN PART,
REVERSING IN PART,
AND REMANDING
** ** ** ** **
BEFORE: ACREE, EASTON, AND L. JONES, JUDGES.
JONES, L., JUDGE: These appeals, considered together, involve a boundary
dispute and timber. Thomas and Connie Moorhead hired logger Pete Vanhorn to
cut trees on approximately seventeen acres of disputed land. Jerry and Vicki
Richards at all times claimed ownership of the land and filed the underlying
lawsuit after the logging occurred, claiming trespass and violation of KRS1
364.130. The Moorheads countersued, claiming they were the rightful owners of
the property either by deed or by adverse possession. The trial court ultimately
found the land belonged to the Richardses, but declined to award treble damages
and legal costs under KRS 364.130, finding the Moorheads had color of title. For
the reasons stated herein, we affirm in part, reverse in part, and remand for
additional proceedings related to damages and costs.
1
Kentucky Revised Statute.
-2-
Factual and Procedural Background
Jerry and Vicki Richards purchased land in Lawrence County in 1993.
Although they live in Ohio, the Richardses frequently visited the property. Connie
Moorhead’s family has owned at least three parcels2 of land, adjacent to the
Richardses’ for several generations; and Connie was deeded an additional parcel in
2018. After receiving the property, the Moorheads sought to log it and hired Pete
Vanhorn for that purpose. The Moorheads went to the Richardses, who claimed
ownership and did not agree to the logging. Vanhorn suggested the Moorheads get
a land survey before he logged the disputed area. The Moorheads reached out to
the Richardses to ask if they would pay for half of the cost of the survey and they
refused. The Moorheads hired surveyor Chris Slone. Slone conducted a partial
survey of approximately 600 linear feet and placed four pins in the ground to mark
what he believed was the boundary between the Richardses’ and Moorheads’
properties. The area the Moorheads wished to log was within what Slone
determined was their property, so Vanhorn began cutting and removing trees. In
response, the Richardses filed the underlying lawsuit.
The Richardses hired professional surveyor Bart Flaugher. Flaugher
testified that, although he was not able to survey the Richardses’ property based on
2
It is undisputed that one of the parcels was sold to a third party and is not at issue in the instant
action.
-3-
the deed description alone, he obtained the deeds for the surrounding properties
and worked backward using all of the deed descriptions, including that of the
Moorheads. Flaugher determined the seventeen-acre parcel that was logged by the
Moorheads belonged to the Richardses. He testified that he located Slone’s pins
during his survey and did not agree with the placement. Prior to the bench trial,
Flaugher was disclosed as an expert witness and the Moorheads did not object.
Connie and Thomas Moorhead also testified, as did Jerry Richards and Pete
Vanhorn. Chris Slone, who performed the partial survey for the Moorheads, did
not testify. There was no direct evidence submitted regarding stumpage.3 Rather,
Vanhorn explained that the Moorheads were to receive one-third of the total
amount received at market for the logs and Vanhorn would receive two-thirds
based on his labor.
The trial court entered findings of fact and conclusions of law in
which it ruled the property at issue belonged to the Richardses. The trial court
relied on the testimony and survey of Flaugher, which it found to be more reliable
than the testimony of the Moorheads, who both stated the property boundary as
they knew it primarily came from what Connie’s family had indicated over the
years. The trial court rejected the Moorheads’ argument regarding adverse
3
Stumpage is defined as “1. The timber standing on land. 2. The value of the standing timber.
3. A license to cut the timber. 4. The fee paid for the right to cut the timber.” BLACK’S LAW
DICTIONARY (12th ed. 2024).
-4-
possession, reasoning that, even though Connie’s family may have used the
disputed area in the past for cows, it had not been used as such in years, and the
fact that a barbed wire fence was still running through trees in the area did not
enable her to “tack on” to the prior owners’ use. The trial court awarded the
Richardses the full market value of the logs, or $11,707.89, but declined to award
treble damages due to lack of evidence of stumpage.
The Moorheads filed a motion to alter, amend, or vacate the judgment.
They took issue with the trial court’s reliance on Flaugher’s survey and testimony.
The trial court heard the motion and arranged to visit the properties with counsel
for the parties. The court entered amended findings of fact and conclusions of law,
but did not substantively change its original order. The Richardses then filed a
motion for costs, attorney’s fees, and prejudgment interest. The Moorheads
continued to argue they had color of title based on the description in their deed and
therefore were not responsible for paying treble damages, costs, or attorney’s fees.
The trial court ultimately agreed with the Moorheads and reduced the amount of
damages awarded to the Richardses to $3,902.63 (i.e., one-third of the original
amount) and declined to award costs or attorney’s fees. Both parties appealed.
Standard of Review
As indicated herein, the Moorheads’ first argument is unpreserved and
we therefore review only for palpable error. Ford v. Commonwealth, 628 S.W.3d
-5-
147, 155 (Ky. 2021); CR4 61.02. Relief can be granted only upon a showing of
manifest injustice as a result of the error. Id. “Manifest injustice is error [that] so
seriously affect[s] the fairness, integrity, or public reputation of the proceeding as
to be shocking or jurisprudentially intolerable.” W.H.J. v. J.N.W., 705 S.W.3d 55,
59 (Ky. App. 2024) (internal quotation marks and citation omitted)
With regard to the other arguments raised by the parties on appeal,
[t]he appropriate standard for the review of the [trial]
court’s findings is not to reverse unless they are clearly
erroneous. In order for us to reverse, there must be no
substantial evidence to support the trial court’s ruling.
Croley v. Alsip, 602 S.W.2d 418 (Ky. 1980). If believed
to support the respective positions, the findings of the
trial judge are not clearly erroneous. Hensley v. Stinson,
287 S.W.2d 593 (Ky. App. 1956). Matters of law are
reviewed de novo. Caesars Riverboat Casino, LLC v.
Beach, 336 S.W.3d 51 (Ky. 2011).
Penix v. Delong, 473 S.W.3d 609, 612 (Ky. 2015).
Analysis
We begin by addressing the Moorheads’ arguments. They first
contend that the trial court erred by relying on the survey performed by Flaugher
because the trial court failed to consider KRE5 702 relating to expert testimony,
and the trial court’s judgment was not based upon substantial evidence of record.
4
Kentucky Rule of Civil Procedure.
5
Kentucky Rule of Evidence.
-6-
This allegation of error is unpreserved. In contravention of RAP6 32(A)(4), the
Moorheads fail to indicate where in the record the argument is preserved. For that
reason alone, we may treat it as unpreserved. Ford, 628 S.W.3d at 155. Further,
careful review of both the written and video record before us shows the Moorheads
never contested Flaugher’s qualification as an expert witness pursuant to KRE 702
to the trial court.7 In fact, when the trial court heard argument on February 22,
2024, counsel for the Moorheads did not argue that Flaugher did not qualify as an
expert in his field (i.e., surveying), rather they asserted that his opinion in this
matter should not be considered an expert opinion. The Moorheads argued
Flaugher’s survey was “just a drawing” and that the case should be boiled down to
6
Kentucky Rule of Appellate Procedure.
7
KRE 702 provides
[i]f scientific, technical, or other specialized knowledge will assist
the trier of fact to understand the evidence or to determine a fact in
issue, a witness qualified as an expert by knowledge, skill,
experience, training, or education, may testify thereto in the form
of an opinion or otherwise, if the proponent demonstrates to the
court that it is more likely than not that:
(1) The testimony is based upon sufficient facts or
data;
(2) The testimony is the product of reliable
principles and methods; and
(3) The witness’ opinion reflects a reliable
application of the principles and methods to the
facts of the case.
-7-
“lay people discussing where they believed the boundaries to be.” KRE 702 was
not raised at any point.
The Richardses had disclosed Flaugher as an expert witness prior to
trial with no objection from the Moorheads. Nor did the Moorheads request a
hearing pursuant to Daubert v. Merrell Dow Pharmaceuticals, Inc., 509 U.S. 579
(1993), regarding the reliability of Flaugher’s methods.8 Once the trial was
underway, counsel for the Richardses spent a good deal of time eliciting testimony
from Flaugher regarding his training, experience, and employment before
continuing to substantive questioning. Although the Moorheads did not call their
surveyor as a witness to counter Flaugher, they thoroughly cross-examined
Flaugher regarding his methods and the survey he ultimately produced on behalf of
the Richardses. There was no objection to entry of Flaugher’s survey into the
record. Though there was no formal request during the trial for the court to accept
Flaugher as an expert, there was no objection either. “[T]he decision to qualify a
witness as an expert rests in the sound discretion of the trial court.” McGuire v.
Commonwealth, 595 S.W. 3d 90, 95(Ky. 2019) (citation omitted). This was a
bench trial, and extensive testimony was given concerning Flaugher’s
qualifications and experience. “Based upon this background, we cannot say the
8
“[T]he failure to conduct a Daubert review does not amount to palpable error[.]” Davis v.
Commonwealth, 147 S.W.3d 709, 728 (Ky. 2004) (citation omitted).
-8-
trial court’s failure formally to qualify [Flaugher] as an expert witness before
allowing him to offer the testimony at issue created a probability of a different
result or error so fundamental as to threaten [the Moorheads’] entitlement to [a fair
trial].” Id. (internal quotation marks and citations omitted). The trial court clearly
found Flaugher’s methods reliable and his testimony credible. Based on the record
before us, there was no manifest injustice and, therefore, no palpable error.
We next turn to whether the Moorheads have color of title. This
argument is tied to their assertion that they had claim to the disputed property by
adverse possession, but it is also tied to the Richardses’ arguments on appeal. The
Richardses contend that the trial court erred by finding the Moorheads had color of
title with regard to KRS 364.130.
To have color of title does not mean a person has title in fact, but
rather, the appearance of title. Meece v. Feldman Lumber Co., 290 S.W.3d 631,
633 (Ky. 2009). The trial court did not address color of title in the context of the
Moorheads’ adverse possession claim, although it did acknowledge it as a factor.
Rather, the trial court found the Moorheads did not establish the other factors
necessary for adverse possession. The trial court correctly found that “[f]ive
elements must be satisfied before adverse possession will bar record title: 1)
possession must be hostile and under a claim of right, 2) it must be actual, 3) it
must be exclusive, 4) it must be continuous, and 5) it must be open and notorious.”
-9-
Elsea v. Day, 448 S.W.3d 259, 263 (Ky. App. 2014) (internal quotation marks and
citations omitted). Each element must be maintained for a minimum of fifteen
years and must be proven by clear and convincing evidence. Id.
The Moorheads looked to a barbed wire fence they claimed was
erected by Connie’s family approximately 100 years ago marking the true
boundary between the properties. They could not specifically say who built the
fence or when. Although it remains, the fence is deeply embedded in trees. The
Moorheads had not maintained the fence or installed a new one since they acquired
the property, and they did not present any evidence that the Richardses knew of or
were made aware that the Moorheads considered the fence to be the boundary
between the properties. There was testimony that at some point in the past, the
fence had been used to contain cattle by Connie’s family, but no dates were given.
The trial court found the fence had not been used in many years, and certainly not
since the Moorheads acquired the property in 2018. We agree with the trial court
that the necessary elements of adverse possession were not satisfied by the
Moorheads by clear and convincing evidence.
We next address whether the Moorheads had color of title in regard to
KRS 364.130. The statute provides, in relevant part:
(1) Except as provided in subsections (2) and (4)[9] of
this section, any person, regardless of state of mind or
9
It is undisputed that KRS 364.130(2) and (4) are not applicable in the instant action.
-10-
whether the person believes to be authorized or not,
who cuts or saws down, or causes to be cut or sawed
down to convert to his own use timber growing upon
the land of another without legal right or without color
of title in himself to the timber or to the land upon
which the timber was growing shall pay to the rightful
owner of the timber three (3) times the stumpage value
of the timber and shall pay to the rightful owner of the
property three (3) times the cost of any damages to the
property as well as any legal costs incurred by the
owner of the timber.
Id.
From 1994 until 2017, the statute required a showing that the
person cutting the timber did so with the intent to convert it to his/her use. See
Penix, 473 S.W.3d at 613-14. However, the statute now indicates that an award of
treble damages is possible “regardless of state of mind or whether the person
believes to be authorized or not” unless the person has legal right or color of title.
In its initial order and again in its first amended order, the trial court found the
Richardses were not entitled to treble damages because they did not produce
evidence of stumpage, but awarded them the full market value of the timber.
However, in its second amended order, the trial court was persuaded by the
Moorheads’ argument that they had color of title pursuant to their deed, and the
trial court reduced the amount of damages awarded to the Richardses. We do not
agree with the trial court that the Moorheads presented clear and convincing
evidence of color of title and therefore reverse the trial court on that issue.
-11-
At trial Connie testified her understanding of the boundaries of her
property came solely from what she was told by her family over the years. This
included the barbed wire fence that she testified was at least 100 years old. She
testified that Slone’s survey—albeit only partial—followed the barbed wire fence
line. At no point in her testimony did Connie state she relied on the deed
description for her understanding of the property boundary or that she ever referred
to the deed prior to logging.
Thomas Moorhead also testified at trial. Over the objection of the
Richardses, the trial court permitted Thomas to mark on Flaugher’s survey where
he believed the boundaries of the Moorhead property to be as the deed description
was read aloud. The effect was that Thomas was seemingly able to understand the
property boundary based solely upon the description contained in the deed.
However, his testimony did not hold up on cross-examination. Counsel for the
Richardses referred back to Thomas’s deposition, taken on July 20, 2023. To wit:
Q: Okay, and how do you know that it’s your property?
A: By a survey that was done.
Q: Okay. So you were relying on the survey that was
done by Chris Slone?
A: Correct.
Q: Okay. And tell me where do you believe that the
boundary line is on your property?
-12-
A: Where the survey was done at.
Q: Okay. Is there a fence there, I believe?
A: Yes.
Q: Okay. Does the deed to your property, in the deed
description, does it mention a fence?
A: I’m not for sure.
Q: Well, did you look at the deed before you started
logging the property?
A: Yes.
Q: Okay. And when [you] looked at the deed, how were
you able to determine from your deed that the fence was
the boundary line?
A: I didn’t determine that; the surveyor did.
Thomas admitted on cross-examination that the word “fence” does not
appear in his deed description and that he does not know where the boundary line
is from reading the deed; rather, his understanding comes only from the partial
survey conducted by Chris Slone and what Connie’s family indicated over the
years.
In finding that the disputed property belonged to the Richardses based
on the survey conducted by Flaugher, the trial court acknowledged the limitations
-13-
of the descriptions contained in the deeds of both parties.10 We agree. However,
the trial court then found:
[r]econsidering [the Moorheads’] argument, the Court
finds that the [Moorheads] had objective color of title
based upon their deed and the deed description which
provided adequate information for Mr. Slone to conduct
his partial survey. Because the [Moorheads’] deed
contains an adequate description with identifiable
historical markers which (relying upon) their surveyor
placed four survey stakes purporting to be the boundary
line with the [Richardses’] property.
Unfortunately, we do not know what information Slone relied on to
conduct his partial survey because he did not testify. He could have relied on the
deed, the existence of the fence, the understanding of the Moorheads, some
combination of sources, or other information. There simply was no evidence in
that regard. We disagree with the trial court that the deed can be so limited as to
prevent determination of the boundary line while at the same time be sufficient to
afford color of title. “When there is uncertainty as to whether the description
embraces the land in question, the claim of color of title fails.” Meece, 290 S.W.3d
at 636. The evidence at trial shows the Moorheads relied on the survey performed
by Slone, rather than the deed, for their claim to the disputed property. “A bare
survey does not give color of title[.]” Holcomb v. Swift Coal & Timber Co., 65
10
See Second Amended Findings of Fact, Conclusions of Law, and Judgment, section III.
-14-
S.W.2d 741, 744 (Ky. 1933). We therefore reverse the trial court’s finding that the
Moorheads had color of title pursuant to KRS 364.130.
It is undisputed that KRS 364.130(2) and (4) are inapplicable to the
instant action. Therefore, the Richardses are entitled to treble damages and legal
costs pursuant to the statute. With regard to damages, the only evidence provided
of stumpage was that the Moorheads received one-third of the total market value of
the logs, which was $3,902.63 (the other two-thirds being for labor and other
services related to the logging and processing of the timber). Although the
Richardses question the trial court’s calculations, they failed to provide any other
evidence. Treble damages equal $11,707.89, which is what the trial court initially
ordered as the full market value. In other words, the trial court’s initial order
regarding damages was correct, but for different reasons.
The Richardses also seek $67,113.23 in attorney’s fees and costs. The
trial court declined any award because it found the Moorheads possessed color of
title. Because we conclude the Moorheads did not possess color of title, the
Richardses are entitled to “legal costs” as well as treble damages. KRS 364.130
(1). On remand, the trial court must make a determination of reasonable attorney’s
fees and costs. The Moorheads argued below that amount of attorney’s fees
requested was extremely high and unreasonable. The trial court must consider the
-15-
arguments of both parties in this regard. As explained in Dingus v. FADA Service
Company, Inc., 856 S.W.2d 45 (Ky. App. 1993):
The dispute over the amount of the fees is a matter within
the sound discretion of the trial court. Reasonableness of
an attorney fee must encompass the time involved, the
task assigned, and the degree of difficulty of the work
under the circumstances. Reasonableness of attorney’s
fee is for the trial court to determine, subject only to the
abuse of discretion.
Id. at 50.
Conclusion
For the foregoing reasons, the judgment of the Lawrence Circuit Court
is affirmed in part, reversed in part, and remanded for further proceedings related
to damages and legal costs pursuant to KRS 364.130.
ALL CONCUR.
BRIEFS FOR APPELLANTS/CROSS- BRIEFS FOR APPELLEES/CROSS-
APPELLEES: APPELLANTS:
Don A. Bailey11 Laura Jane McIlvoy
Louisa, Kentucky Lexington, Kentucky
11
This Court entered an order on January 7, 2025, granting Don A. Bailey’s motion to withdraw
as counsel for the Moorheads. The Moorheads were given thirty (30) days to find additional
counsel, but no other attorney entered an appearance in this Court. Although Mr. Bailey filed
briefs prior to withdrawing, the Moorheads have been proceeding pro se since January 7, 2025.
-16-
Case Information
- Court
- Ky. Ct. App.
- Decision Date
- September 19, 2025
- Status
- Precedential