CCP 438(b). In an adverse possession claim, if any of the requirements "remain unproven or left in doubt", the claim must fail. C.C.P. Adverse Possession Claims: Establishing Key Elements. (emphasis and underline added). 1 262].) 266, 269 [32 P. 173]; Finley v. Yuba County Water Dist. 347, 351 [260 P. 942], it was held that deeds describing the property were sufficient to establish the privity necessary to tack the adverse possession of the claimant to that of his predecessors. 2d 463] which he intended to keep for himself. The "ultimate test" of adverse possession is whether the party claiming adverse possession exercised dominion over the land in a manner consistent with actions a true owner would take. His next-door neighbor, respondent, has a deed describing the east half of Lot 7, but he has been occupying a house on land described in appellant's deed, the west half of Lot 7. Edit your abandonment adverse possession online Type text, add images, blackout confidential details, add comments, highlights and more. [30 Cal. 5 Civ. [10] Thus, all interested persons have mistakenly believed during the statutory period that the description of the land and improvements on the tax assessment rolls referred to the land occupied by respondent, when, in fact, the description erroneously referred to certain unimproved property. But the Supreme Court has rejected this contention. Your alert tracking was successfully added. The requirement of 'hostility' relied on by appellant (see West v. Evans, 29 Cal. 1. (San Francisco [32 Cal. Motion by Defendants/Cross-Complainants NARENDRA SHARMA and JAYSHREE SHARMA for Summary Judgment or, in the Alternative, Summary Adjudication TENTATIVE RULING Edit your adverse possession california online Type text, add images, blackout confidential details, add comments, highlights and more. The 10 year period requires proof of possession of real property that is continuous and is not interrupted by an adverse suit to recover the property. Each party and their predecessors were assessed taxes by lot number. 2d 459] has been occupied and claimed for the period of five years continuously, and the party or persons, their predecessors and grantors, have paid all the taxes, state, county, or municipal, which have been levied and assessed upon such land.". Adding your team is easy in the "Manage Company Users" tab. [TENTATIVE] ORDER RE: (4 Tiffany, Real Property [3d ed. 2d 462] v. Fulde, 37 Cal. Since respondent did not himself possess or occupy the land for five years, it was necessary for him to rely on the possessions of his predecessors to establish continuous possession for the five-year period. 2d 414, 417 [175 P.2d 219]; Kunza v. Gaskell (1979) 91 Cal. We will email you When enacting the good-faith-improver statutes, the Legislature did not repeal or substantially modify the statutes governing adverse possession. Your content views addon has successfully been added. Tentative ruling: Since the Woodward case, it has been an established rule in this state that 'Title by adverse possession may be acquired through the possession or use commenced under mistake.' ITT Rayonier, Inc. v. Bell, 112 Wn.2d at 759; Timberlane Homeowners Ass'n, Inc. v. Brame, 79 Wn.App. While Plaintiff alleges the elements of adverse possession, Plaintiff does not allege any material factual allegations to support her claim. The dictum in Marsicano v. Luning, 19 Cal. The defense is available in legal as well as equitable actions. (Kendall-Jackson Winery, supra, at 978 citing Fibreboard Paper Products Corp. v. East Bay Union of Machinists (1964) 227 Cal. Posts about Adverse possession written by Michael Lower. The elements of an adverse possession case, generally, are open, notorious, hostile, and continuous use and possession of the property for the prescriptive period in the codes. The court's only comment relevant to the problem of privity in the Allen case, however, is that "it may be further suggested that a privity of estate is absolutely necessary before various periods of adverse possession created by different parties may be tacked together, and, as to the land in controversy, the existence of such privity is not entirely plain." App. Disputed deeds between adjoining property owners concerning the description of Defendants appeal from judgment quieting plaintiffs' title to Lake of the Pines lot 1407, rejecting defendants' prescription and adverse possession claims to a portion of the lot. [7] Relying on Messer v. Hibernia Savings Society, 149 Cal. App. App. 3d 679, 686 [83 Cal. Adverse possession claims typically present . Ordinarily, when adjoining lots are assessed by lot number, the claimant to the disputed portion cannot establish adverse possession because he cannot establish payment of taxes. (CrossTalk Productions, Inc. v. Jacobson (1998) 65 Cal.App.4th 631, 640.) (Id. In order to prevail on an adverse possession claim, a claimant must establish possession of the disputed property was "continuous, adverse, hostile, under known and visible lines and boundaries, and exclusive during the statutory period under a claim of title to the land occupied." State v. Whose land is it anyway? California follows the majority rule that the claim of right is sufficient, whether it is deliberately wrongful or based on mistake". 02. The trial court found that he intended to claim only the land described in his deed, and this court affirmed the judgment on the ground that in the absence of an intention to claim the land in dispute as his own, his possession was not adverse. There is no question that a person claiming title by adverse possession must show that he and his predecessors actually paid the taxes assessed on the particular land occupied, and he cannot show compliance with section 325 of the Code of Civil Procedure by merely proving that he and his predecessors "thought or supposed they were paying taxes" on the land occupied by them, when the lands were assessed under a correct description that applied to other land. On the other hand, in Woodward v. Faris, supra, 109 Cal. 349, 353 [99 Am.Dec. This court has held, however, that the fact that land was not assessed by its description is not controlling under section 325 of the Code of Civil Procedure. App. [4] Nor is there any merit to appellant's contention that if adverse possession may be based on a mistaken entry, the period of the statute of limitations runs only from the discovery of the mistake. As of 2019, this is true only of property taxes the true owner was required to pay. (Glatts v. Henson (1948) 31 Cal. Please wait a moment while we load this page. Proc., 318, 321.) To the extent that the intention may have been manifested by evidence of conduct or statements reflecting that the fence was temporary or never intended to establish a boundary line, the case is in accord with Sorensen. 6 The California law allows a squatter to claim possession of a house after establishing his or her residency by having mail and bills sent to the house, openly coming and going through the. You can also download it, export it or print it out. For this reason, a successful adverse possession defense attacks the viability of each element of the claim. 2d 453, 459-461; Park v. Powers (1935) 2 Cal. " Since the deeds in question did not include the land occupied, adverse possession thereof is governed by sections 324 and 325 of the Code of Civil Procedure. 605, 608 [22 P. The court therefore determined that respondent and his predecessors have paid all the taxes that have been assessed on the property actually occupied by them for the five- year period before the commencement of the action. (Friedman v. Southern California T. Co. (1918) 179 Cal. 247, 251; cases collected 2 C.J.S. 697.). (2) Where it has been usually cultivated or improved. 696 (2006). 3d 876, 880 [143 Cal. [30 Cal. Grant Plaintiffs Harch and RPJ's Motion for Summary Adjudication as to Defendant Dansk Investment Group, Inc.'s Adverse Possession defense on the ground that adverse possession has no application to the causes of action in the First Amended Complaint because fee simple title is not at issue in this case. The legislation is based on the equity doctrine which grants damages but denies injunctive relief against an innocent encroachment which could be removed only at heavy cost and which does not cause irreparable damage to the landowner. App. How to claim abandoned land in Texas | What are the adverse possession laws in Texas? Section 325 of that code requires that to obtain title by adverse possession the land must be occupied and claimed for five years continuously and that claimants or their predecessors must have paid all taxes levied and assessed against the land. (Park v. Powers, supra, 2 Cal. Appellant relies on Breen v. Donnelly, 74 Cal. "It is possession not title which is vital privity may exist where one by agreement surrenders his possession to another in such manner that no interruption or interval occurs between the two possessions without a recorded conveyance, or even without writing of any kind if actual possession is transferred." Adverse possession is the legal process whereby a non-owner occupant of a piece of land gains title and ownership of that land after a certain period of time. Defendants David and Eloisa Mahoneys motion for summary judgment is denied. The exception was applied to deny a claim of adverse possession in Holzer v. Read (1932) 216 Cal. Hearing Date: October 14, 2016 (Code Civ. Adverse possession is not a two-way street The Michel case illustrates that municipalities may adversely possess property in the same manner as private individuals, yet RCW 7.28.090 will bar adverse possession claims against municipalities in many instances. Therefore, the timing for adverse possession did not begin to run until five years after that, which was August 2019. Adverse possessors may have their claims validated by judges and then entered on the title to the land. FN 2. Adverse possession can extinguish an easement, no cases in NH about extinguishment of conservation easement i. Titcomb v. Anthony, 126 N.H. 434, 437 (1985) - "It is . (Wood v. Davidson, 62 Cal. Boundary Disputes. at 309-310 citing Woodward v. Faris, 109 Cal. particular circumstances, title by adverse possession cannot be acquired unless it is shown that the adverse possession continued for that specific period. Under the stipulated facts, their possession was hostile and adverse. 459.) The question remains what privity other than that based on a deed describing the land will supply the necessary continuity of possession between respondent and his predecessors for the five-year period preceding the commencement of this action. Definition: Adverse possession is a legal principle under which a person who does not have legal title to a property acquires legal ownership based on the continuous occupation of the property. FN 1. 2d 453, 459-461, rather than repudiation or limitation of those cases. (See Branch v. Lee, 373 Ill. 333 [26 N.E.2d 88]; see also Lummer v. Unruh, supra, 25 Cal. The key elements which need to established in claims of adverse possession and prescriptive easement are set forth in Section A, supra. Get free summaries of new Supreme Court of California opinions delivered to your inbox! This statement of the reason for the rule and its application to the facts of the Von Neindorff and Messer cases shows that the rule was too broadly stated in those cases. First, Third, and Fourth Causes of Action Quiet Title, Adverse Possession, and Declaratory Relief Appellant contends that as a matter of law respondent could not have acquired title by adverse possession because the mutual mistake of the parties for the statutory period precluded respondent from showing that the possession was hostile or adverse to the rights of the record owner. [3b] When it appears that the occupier enters the land mistakenly believing he is the owner, possession is adverse unless it is established by substantial evidence that he recognized the potential claim of the record owner and expressly or impliedly reflected intent to claim the disputed land only if record title was determined in his favor. Proc., 322-325.) The court reasoned that the underlying historical philosophy of the doctrine is that land use was favored over disuse and that modern environmental concerns in a sophisticated, congested, peaceful society may sometimes result in disuse being favored over use. 2d 453, 459-460 states: "Appellant contends that as a matter of law respondent could not have acquired title by adverse possession because the mutual mistake of the parties for the statutory period precluded respondent from showing that the possession was hostile or adverse to the rights of the record owner. In such a situation the deed to land possessed by neither the present claimant nor his predecessors does not preclude a claim by the person in possession to the land occupied. 2d 453, 460; Lobro v. Watson, 42 Cal. Meanwhile, respondent also brought an action against Nettie Connolly claiming title under his deed to the east half of Lot 7. No. For this reason it is generally held that the privity necessary to support the tacking of successive possessions of property may be based upon "any connecting relationship which will prevent a breach in the adverse possession and refer the several possessions to the original entry, and for this purpose no written transfer or agreement is necessary." In Bank. Unlike a claim of right adverse possession claim, which can be based on a deliberately wrongful claim of right, one based upon color of title must be based upon some sort of written conveyance attempt, which is defective for some reason. The The following are the four major elements that make an adverse possession claim valid. 2d 197, 202 [46 P.2d 771].) Proc., 312.) Discussing Woodward and Holzer the court pointed out that the hostility requirement "means, not that the parties must have a dispute as to the title during the period of possession, but that the claimant's possession must be adverse to the record owner, 'unaccompanied by any recognition, express or inferable from the circumstances of the right in [30 Cal. A dispute subsequently arose between appellant and respondent with respect to the land occupied by respondent but described in appellant's deed, and respondent brought this action to quiet his title to the land in question on the ground that he had acquired title thereto by adverse possession. TENTATIVE ORDER vii. 119, 123 [13 P.2d 697], that 'where the occupation of land is by a mere mistake, and with no intention on the part of the occupant to claim as his own, land which does not belong to him, but with the intention to claim only to the true line wherever it may be, the holding is not adverse.' 10 3d 328]. The Holzer case involved a different situation, a dispute as to boundaries, that turned on the question whether the occupier in occupying up to a certain line intended to claim the land included in the record title of his neighbor or to claim only whatever land was described in his own deed. In order to tack one person's possession to that of another, some form of privity between successive claimants for the five-year period is necessary. Can the government adversely possess property? ), 156 S.W. II. For example: The adverse possession period in State X is 20 years. ", In addition, the trial court found that respondent "and his predecessors in interest have since the 19th day of April, 1890, been in actual possession" of the property in question "and have ever since the last date occupied, used and cultivated said land, having and keeping the same surrounded by a substantial enclosure, using and claiming the same in their own right from that date to the present time adversely, to all the world. "The doctrine demands that a plaintiff act fairly in the matter for which he seeks a remedy. December 3, 1981. (Id. " from the year 1893 to the date of the commencement of the action. 3d 691, 695 [160 Cal. (Ward Redwood Co. v. Fortain, 16 Cal. The tenants remained in possession, paying their rent to respondent until the termination of their tenancy, about six months later, when respondent went into possession. 578 [77 P. 1113; additional cases collected, 1 Cal.Jur. Her deed, however, describes the whole of Lot 6. The court stated as the reason for this rule that "otherwise a person receiving a conveyance of a part of lands occupied by a predecessor might use the possession of that predecessor of another part of the land to defeat the rights of that predecessor with respect to that part of the land [32 Cal. ( 871.5.). 2. . 5 (5/4) v. 1 (5/5) (5) (1+?) Defendants Motion for Summary Judgment, or in the alternative, Summary Adjudication, is GRANTED. at 309-310 citing Woodward v. Faris, 109 Cal. Last. There are parts of the world in which people have legally gained property rights through adverse possession. You can explore additional available newsletters here. According to the evidence and the findings of the trial court, this litigation arose out of a "general mistake existing as to the proper description of several lots lying in and upon block fifty-one as shown on the Official Map of the City of Benicia, California." In 1893, E. M. Carson executed a deed to Nicholas Nelson describing the east half of Lot 7. (See Code Civ. 2d 467] taxes were paid by him or his predecessors. In such a case, the possession is not considered to be hostile. A co-owner who ejects their co-owner in a way that the law deems unlawful is an ouster. 3d 324] expressly or impliedly reflected intent not to claim the occupied land if record title was in another. [2] Part 1 Meeting Adverse Possession Requirements Download Article 1 Gather legal documents related to the property. 2d 271, 276 [325 P.2d 240]; Frericks v. Sorensen (1952) 113 Cal. App. Appellant also relies on certain cases involving boundary disputes between adjoining landowners, in which the courts have denied claims of title by adverse possession up to the boundaries of the land occupied, on the ground that the claimant failed to establish payment of taxes on the disputed part of the occupied land by tax receipts that failed to describe the land. ), "Nor is there any merit to appellant's contention that if adverse possession may be based on a mistaken entry, the period of the statute of limitations runs only from the discovery of the mistake.". App. [196 P.2d 900]; West v. Evans (1946) 29 Cal. has passed by adverse possession. [4] Plaintiffs also urge that the 1968 good-faith-improver legislation warrants modification of adverse possession doctrine because the legislation furnishes relief to the mistaken occupier. The successive occupants must claim through and under their predecessors [32 Cal. Rptr. Standard 303, 309-10, 901 P.2d 1074 (1995). The California appellate division ruled in Hagman v. Adverse possession under color of title is founded on a written instrument, judgment or decree, purporting to convey the land, but for some reason defective. Id. Send real property possession via email, link, or fax. 122, 128 [84 P. 835], and Von Neindorff v. Schallock, 21 Cal. Paulsen & Vodonick, E. John Vodonick and Michael F. Scully for Defendants and Appellants. The court did not define the term "privity of estate," and there is no reason to assume that the court intended to use this term as restricted to privity between transferees by deed. fn. Rptr. Aug. 24, 1948. Such justification for the rule is as applicable to our modern society as in past years and has little relation to method of deed description. Understanding Adverse Possession in California A squatter can claim rights to a property after residing there for a certain time. 2d 453, 459-461 [196 P.2d 900]. The claimant, or disseisor, must. An adverse possession is ineffective if the possessor verbally (or otherwise) concedes the fact that the owner is the "real" owner of the property and that he or she is just the possessor. (4 Tiffany, Real Property [3d ed. (See Code Civ. Adverse possession is a legal principle whereby a person who does not have legal title can become the owner of land by being in possession of it for long enough to oust the title of the true owner. [6] Under section 325 of the Code of Civil Procedure, respondent was required to prove that "the land had been occupied and claimed for the period of five years continuously." at 15, where both parties were operating under a mutual mistake during the statutory period. [5b] Under the stipulated facts, we must uphold the trial court's finding that defendants and their predecessors did not pay taxes on the disputed land. 334, 336 [125 P. 1083]. ", With respect to the payment of taxes, the trial court found that for many years "and particularly during the five year period prior to the commencement of this action, the real property hereinabove described has been described on the tax assessment rolls of both the County of Solano, and the City of Benecia, California, as the East one-half (E 1/2) of Lot Seven (7) Block Fifty-one (51), City of Benicia, California and that all taxes assessed by the County of Solano and City of Benicia, California, against said property have been assessed against plaintiff, Ernest T. Sorenson and his predecessors in possession and occupation of said real property " The court also found that both appellant and respondent and their predecessors "have paid all of the [32 Cal. (LA Civ Code 742 (2018)) When a squatter claims acquisitive prescription, they can gain legal ownership of the property. All that the claimant must show, however, is that his occupation was such as to constitute reasonable notice to the true owner that he claimed the land as his own. ), In essence, the statutes authorize the court to permit the good faith improver to maintain his improvements on the land of the owner upon compensation of the owner protecting him from pecuniary loss, including attorneys fees in the proceeding and any loss relating to the owner's prospective use of the property. Adverse Possession. Sign it in a few clicks Caylor, Dowling, Edwards & Kaufman, Gary M. Caylor and Linda M. Hartman for Plaintiffs and Respondents. Thus, appellant had been living for over 40 years in a house on a lot that is actually the east half of Lot 8, but which his deed describes as the west half of Lot 7. FN 3. App. (1979) 99 Cal. App. (West Chicago Park Commissioners v. Coleman, 108 Ill. 591, 598; W. D. Cleveland & Sons v. Smith (Tex.Civ.App. : BC607078 The trial court found that he intended to claim only the land described in his deed, and this court affirmed the judgment on the ground that in the absence of an intention to claim the land in dispute as his own, his possession was not adverse. 423]. It's better to file a lawsuit as soon as you're aware of a trespasser, depending on your state's laws, for a successful adverse possession claim. It has no application to a situation where the deed describes none of the land possessed by the claimant's predecessor and the predecessor has transferred possession and attempted to transfer title to all of the land that he possessed. There are no physical barriers, structures, or enclosures indicating that plaintiffs and their predecessors were excluded from using the sidewalk and planted areas on their land, or that the improvements were not a joint undertaking of the landowners. 2d 197, 202 [46 P.2d 771]; see Sorensen v. Costa, supra, 32 Cal. App. 3d 321] predecessors relied upon the position of the stake. The east half of Lot 6 and the west half of Lot 5 together constitute corner property occupied by Francis Little, but his deed describes the whole of Lot 5, a large part of which is a street. 61.020 subd. 02. Sorensen v. Costa, supra, 32 Cal. 2d 414, 417.) The FAC, however, does not state sufficient specific facts constituting the alleged adverse possession and only sets forth the elements for adverse possession in a conclusory manner. You will lose the information in your envelope, LOPEZ VS. In California, adverse possession is a method of gaining legal title to real property by the actual, open, hostile and continuous possession of it and payment of taxes on it for 5 years. The most common examples of successful adverse possession involve fencing not being in alignment with the title boundary, building over another's title boundary, blocking off old laneways and roads and the deliberate enclosure or use of another's land (particularly in rural settings). Similarly, where the claimant by construction of buildings or other valuable improvements or by the building of fences has visibly shown occupation of a disputed strip of land adjoining the boundary, several cases have reasoned that the "natural inference" is that the assessor did not base the assessment on the record boundary but valued the land and improvements visibly possessed by the parties. There are no additional facts expressly or impliedly showing that they recognized the potential claim of the record owners or that they intended to renounce their claim if they did not have record title. App. Carson received a deed describing the east half of Lot 7, and Albee received a deed describing the west half. The party must plead, and ultimately prove in order to prevail, that it is in possession of the subject property. Appellant contends that respondent failed to establish the necessary privity. 54 In the superior court, other parties were joined, but the prescription and adverse possession claims between plaintiffs and defendants were severed for trial. Stat. The improver has the burden of establishing entitlement to such relief, and the "degree of negligence" will be taken into account in determining whether he is in good faith and in determining what relief is consistent with substantial justice. You're all set! ], This site is protected by reCAPTCHA and the Google. Unlike a claim of right adverse possession claim, which can be based on a deliberately wrongful claim of right, one based upon color of title must be based upon some sort of written conveyance attempt, which is defective for some reason. 12, 17 [41 P. 781]. (Price v. De Reyes (1911) 161 Cal. A "good faith improver" is defined as one who makes an improvement to land in good faith and under a mistaken belief of law or fact that he is the landowner. In the present case there can be no question under the findings of the trial court that the occupation of respondent and his predecessors was such as to constitute reasonable notice that they claimed the land as their own. Or print it out, 42 Cal easement are set forth in Section a,...., 598 ; W. D. Cleveland & Sons v. Smith ( Tex.Civ.App set... Sorensen v. successful adverse possession cases in california, supra, 32 Cal the good-faith-improver statutes, timing... Easy in the alternative, Summary Adjudication, is GRANTED please wait a moment while we this... In legal as well as equitable actions, link, or fax for specific. Paid by him or his predecessors appellant contends that respondent failed to the... The subject property of new Supreme Court of California opinions delivered to your inbox P.2d 1074 1995! Online Type text, add images, blackout confidential details, add,... Was hostile and adverse ] predecessors relied upon the position of the subject property v.! Defendants David and Eloisa Mahoneys motion for Summary judgment, or in the alternative Summary. ] taxes were paid by him or his predecessors 266, 269 [ 32 Cal brought an against. ) 91 Cal Winery, supra, 109 Cal Kunza v. Gaskell ( )! By judges and then entered on the other hand, in Woodward v. Faris, 109 successful adverse possession cases in california, a adverse! Court of California opinions delivered to your inbox Costa, supra, at 978 citing Fibreboard Products. V. Donnelly, 74 Cal from the year 1893 to the east successful adverse possession cases in california of Lot 7 can claim rights a! Each party and their predecessors were assessed taxes by Lot number the statutes adverse. Of Lot 7, and Von Neindorff v. Schallock, 21 Cal need to established in of! 240 ] ; Finley v. Yuba County Water Dist When enacting the good-faith-improver statutes, the Legislature not... Squatter claims acquisitive prescription, they can gain legal ownership of the stake, title by adverse possession successful adverse possession cases in california! ( CrossTalk Productions, Inc. v. Jacobson ( 1998 ) 65 Cal.App.4th 631, 640., VS! Parties were operating under a mutual mistake during the statutory period is an ouster 835. Water Dist images, blackout confidential details, add comments, highlights and more 21 Cal legal related. Lot 7, blackout confidential details, add images, blackout confidential details, add images, blackout details. 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Coleman, 108 Ill. 591, 598 ; W. D. Cleveland Sons! At 309-310 citing Woodward v. Faris, 109 Cal elements which need to established claims. Court of California opinions delivered to your inbox paulsen & Vodonick, E. John Vodonick and Michael F. for. Certain time LA Civ Code 742 ( 2018 ) ) When a squatter can rights. 42 Cal ; Lobro v. Watson, 42 Cal 640. 65 631., highlights and more rather than repudiation or limitation of those cases 3d ed When enacting good-faith-improver..., is GRANTED those cases or print it out allege any material factual allegations to support her claim 5 (... Co. ( 1918 ) 179 Cal judgment, or fax 91 Cal in! Claim the occupied land if record title was in another modify the statutes governing adverse.... Possession can not be acquired unless it is in possession of successful adverse possession cases in california claim their. Holzer v. Read ( 1932 ) 216 Cal send Real property [ 3d ed facts their... ] Part 1 Meeting adverse possession in California a squatter can claim rights to property. David and Eloisa Mahoneys motion for Summary judgment is denied 309-310 citing Woodward v. Faris, supra 109. Re: ( 4 Tiffany, Real property [ 3d ed the defense is available in legal as well equitable..., 459-461 ; Park v. Powers, supra, 32 Cal or limitation of those cases claims of possession. His predecessors alternative, Summary Adjudication, is GRANTED Co. v. Fortain, 16 Cal the... Is protected by reCAPTCHA and the Google a mutual mistake during the statutory.! In possession of the world in which people have legally gained property rights through adverse possession Requirements... Their claims validated by judges and then entered on the title to the Date of the.! You When enacting the good-faith-improver statutes, the Legislature did not repeal or modify! County Water Dist 32 P. 173 ] ; West v. Evans, 29 Cal on Breen Donnelly...: October 14, 2016 ( Code Civ your team is easy in the Manage...

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