RMHP v. Bogdanoff CA5

── RMHP v. Bogdanoff CA5 ── Court: California Court of Appeal Date: April 24, 2026 Category: General Filed 4/24/26 RMHP v. Bogdanoff CA5 NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115. IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA FIFTH APPELLATE DISTRICT RMHP, LLC, F089569 Plaintiff, Cross-defendant and Respondent, (Super. Ct. No. 21CECG01273) v. JOHN BOGDANOFF et al., OPINION Defendants, Cross-complainants and Appellants. APPEAL from a judgment of the Superior Court of Fresno County. Kristi Culver Kapetan, Judge. John Bogdanoff and Manya Bogdanoff, in pro. per., for Defendants, Cross-complainants and Appellants. LloydWinter and Jody L. Winter, Jennifer J. Panicker and Sean Fredin for Plaintiff, Cross-defendant and Respondent. -ooOoo-  This appeal arises from a boundary dispute between the owners of two neighboring properties that were historically under common ownership. One property is the site of a mobile home and recreational vehicle (RV) park, and the other property is largely vacant land, with a mobile home on it. Several structures and a fence belonging to the mobile home park encroach on the other property. In addition, an access road long used by residents of the mobile home park that crosses the other property was barricaded on the other property, leaving the mobile home park with only one point of ingress and egress, that is, its front entrance. The mobile home park sued for quiet title to easements to accommodate its structures that encroached onto the other property and for use of the access road. The owners of the other property counter sued. After a bench trial, the trial court determined that the mobile home park had established entitlement to equitable easements for its encroaching structures and fence, as well as to an implied easement for use of the access road. The owners of the servient property appealed. We affirm. FACTUAL BACKGROUND The Relevant Properties The properties at issue in this case are located on the northwest corner of the junction of State Route 180 (Highway 180) and North Piedra Road (North Piedra Road or Piedra Road) in Sanger. In this area, Highway 180 (also known as E. Kings Canyon Road) runs in a roughly east-west direction and Piedra Road runs in a roughly southwest to northeast direction. RMHP, LLC (RMHP) owns one of the relevant properties, 17604 E. Kings Canyon Road, which for decades has been the site of a mobile home and RV park.1 The RMHP property is bordered to the south by Highway 180, to the east by the property of 1 One of the witnesses at the underlying trial, Kevin Fry, testified he had lived in a mobile home at the park since 1989; the record further indicates the park was established in 1952. 2. the other party in this matter, and to the west by the Kings River.2 RMHP operates the mobile home and RV park under the name Riverbend RV Park. RMHP itself is owned by Russell Martone. We will refer to 17604 E. Kings Canyon Road as the Riverbend property, mobile home park, or park. The other property, 83 North Piedra Road, is a smaller parcel situated adjacent to and east of the Riverbend property, alongside Piedra Road. This property is owned by a married couple, John and Manya Bogdanoff (the Bogdanoffs). We will refer to this p