Justia Real Estate & Property Law Opinion Summaries

Third Site is a Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) site that was part of a larger area, under common ownership by the Bankerts, used for recycling industrial wastes. Cleanup initially focused on other sites, but in 1987 and 1992 consultants found concentrations of volatile organic compounds; Third Site was transferring pollutants to Finley Creek, which flows to Eagle Creek Reservoir, which supplies Indianapolis drinking water. The creek was realigned. In 1999, the EPA entered into an Administrative Order by Consent (AOC) with potentially responsible parties. Non-Premium Respondents agreed to undertake an Engineering Evaluation and Cost Analysis (EE/CA) of removal alternatives and to settle a trust to bankroll the EE/CA. Premium Respondents, allegedly de minimis contributors, were entitled to settle out with a one-time Trust contribution under 42 U.S.C. 9622(g). Non-Premium Respondents met their obligations. In 2002, the parties entered into a second AOC to perform work described by the Enforcement Action Memorandum: Non-Premium respondents had the same Trust obligations for removal efforts. The Bankerts are Non-Premium Respondents under both AOCs, but have not met their obligations. In 2008, the Trustees sued the Bankerts and their insurers, seeking cost recovery under CERCLA, 42 U.S.C. 9607(a), and Indiana law. One of the insurers argued that its successful litigation in connection with cleanup of the adjoining site precluded a finding of coverage. Entering summary judgment for the Bankerts, the district court construed the CERCLA claim as seeking contribution under 42 U.S.C. 9613(f), and barred by the statute of limitations, so that issues concerning the insurer were moot. The Seventh Circuit remanded reinstated claims under 42 U.S.C. 9607(a)(4)(B), to recover costs incurred under the 2002 AOC and against the insurer. On rehearing, the court clarified that a party responsible for contamination may obtain an immediately effective release from the EPA in a settlement, or it may obtain only a performance-dependent conditional covenant not to sue with an accompanying disclaimer of liability. Whether, and when, a given settlement “resolves” a party’s liability under 42 U.S.C. 9613(f)(3)(B) is case-specific and depends on its terms. In this case, the AOC did not provide for resolution upon entering into the agreement. View "Bernstein v. Bankert" on Justia Law

In 2009 the Fire Protection District passed an ordinance under which it took over fire alarm monitoring for all commercial properties in the District. Private alarm companies that had previously provided that service sued, alleging interference with their business, illegal monopoly, violations of constitutional rights, and exceeding statutory powers. Before the district court issued an opinion on remand, the District repealed the 2009 ordinance. Under a new ordinance, the District would not own any transmitters and would permit property owners to contract with private companies for alarm transmission, monitoring, and equipment; signals would still be transmitted via the District’s network to the District’s receiver. The district court entered a modified permanent injunction, requiring the District to permit alarm companies to receive and transmit signals directly from property alarm boards, independently of the District. The injunction barred the District from requiring that fire signals be sent to its station, charging residents for fire protection services, or selling or leasing fire alarm system equipment. It required the District to allow alarm companies to use any technology equivalent to wireless transmission and compliant with the NFPA code, to adopt the most current version of the NFPA code, and to refund fees. The Seventh Circuit affirmed as modified. The new injunction sets appropriate boundaries and does not contravene the earlier decision in most ways. The court struck provisions requiring refunds to subscribers and requiring the District to adopt the most current versions of the NFPA code. View "ADT Sec. Servs., Inc. v. Chicago Metro. Fire Prevention Co." on Justia Law

Dayton Title brokered real estate closings and had a trust account at PNC Bank for clients’ funds. In 1998-1999, Dayton facilitated bridge loans from defendants to Chari, from $1.9 million to $3.2 million, for commercial real estate purchases. Defendants would deposit funds into Dayton’s PNC account, which Dayton would transfer to Chari. Chari’s loan payments would pass through Dayton’s account. The first six bridge loans were paid, but not always on time. Defendants provided Chari another bridge loan, for $4.8 million. After the due date, Chari deposited a $4.885 million check into Dayton’s account. The PNC teller did not place a hold on the check. On the same day, Dayton “pursuant to Chari’s instructions” issued checks to defendants. PNC extended a provisional credit for the value of Chari’s check, as is standard for business accounts. After the checks were paid, PNC learned that Chari’s check was a forgery drawn on a non-existing account, exercised its right of “charge back” on the Dayton account, and regained about $740,000 of the provisional credit. Dayton was forced into bankruptcy. Chari declared bankruptcy and was convicted of racketeering, fraud, and forgery. Dayton’s bankruptcy estate and PNC sued, seeking to avoid the $4.885 million transfer to defendants as fraudulent under 11 U.S.C. 548 and Ohio Rev. Code 1336.04(A)(2). The bankruptcy court held that all but $722,101.49 of the transfer was fraudulent. The district court held that all but $20,747.13 of the transfer was not fraudulent. The Sixth Circuit reversed the district court, reinstating the bankruptcy court holding. Dayton did not hold the provisional credit funds in trust; the funds were not encumbered by a lien at the time of transfer. The funds were “assets” held by Dayton, so the transfer satisfied the statutory definition of “fraudulent.” View "In re: Dayton Title Agency, Inc." on Justia Law

These appeals arose out of LJL's exercise of its contractual option to purchase Pitcairn's ownership stake in a jointly owned high-rise luxury residential building in New York City, after which the parties pursued an arbitration to determine the value of the property. Both parties subsequently appealed from the district court's judgment. In LJL's appeal, the court agreed with its contention that the arbitrator's exclusion of Pitcairn's hearsay exhibits was within the arbitrator's authorized discretion and, therefore, vacated the district court's order overturning the arbitrator's determination of the Stated Value. The court agreed with the district court's conclusion that the arbitrator acted in accordance with the terms of the arbitration agreement in refusing to determine the Purchase Price and, therefore, remanded with instructions to confirm the arbitration award in its entirety. In Pitcairn's appeal, the court found no error in the district court's dismissal of Pitcairn's claims for breach of fiduciary duties and breach of the covenant of good faith and fair dealing. Accordingly, the court affirmed the judgment. View "LJL 33rd Street Associates, LLC v. Pitcairn Properties Inc." on Justia Law

The Tribe and CTGW brought suit against the County for imposing property taxes on the Great Wolf Lodge located on the Grand Mound Property, which was tribal land held in trust by the government. At issue was whether state and local governments have the power to tax permanent improvements built on non-reservation land owned by the United States and held in trust for an Indian tribe. The court concluded that Mescalero Apache Tribe v. Jones made it clear that where the United States owns land covered by 21 U.S.C. 465, and holds it in trust for the use of a tribe, section 465 exempts permanent improvements on that land from state and local taxation. Accordingly, under Mescalero, the County was barred from taxing the Great Wolf Lodge during the time in which the Grand Mound Property was owned by the United States and held in trust under section 465. Therefore, the district court erred in granting summary judgment to the County. View "Chehalis Tribes v. Thurston Cnty." on Justia Law

In 1999, I-4 leased Florida land to Lazy Days, with an option to purchase, prohibiting assignment without written consent. In 2008, Lazy Days notified I-4 of its intention to file for Chapter 11 bankruptcy and assign the lease to LDRV. The parties negotiated a settlement agreement in 2009. I-4 consented to assignment. Lazy Days agreed not to “argue against the Bankruptcy Court abstaining from consideration of Lease interpretation issues ... except to the extent necessary in connection with the assumption and assignment of the Lease.” The agreement provided that “there is no intent to, nor is the Lease modified in any respect,” but did not state whether the purchase option survived. The Bankruptcy Court confirmed a reorganization plan incorporating the agreement and closed the case in 2010. In 2011, LDRV attempted to exercise the option. The parties each filed state court lawsuits and LDRV moved to reopen in Bankruptcy Court, which held that the anti-assignment provision was unenforceable and that refusal to honor the option violated the agreement. The district court vacated. The Third Circuit reversed, holding that the Bankruptcy Court properly exercised jurisdiction; the agreement’s exception applied because the proceeding was “in connection with ... assignment of the Lease.” The court rejected arguments that the parties agreed to waive application of 11 U.S.C. 365(f)(3) and that the Bankruptcy Court committed an unconstitutional taking and denied I-4 due process. View "In Re: Lazy Days' RV Ctr., Inc." on Justia Law

The City of Papillion condemned property owned by Appellant for a road project. The City built a new road on Appellant's new property along with an iron fence on the north side of the road, which abutted Appellant's remaining property. Appellant brought suit. The trial court concluded that the City had statutory authority to condemn the property for the fence and that the City's building of the fence was not a second taking that limited Appellant's access to the new road. Appellant appealed these issues. The City cross appealed, arguing that the district court erred in granting Appellant interest, fees, expenses, and costs. The Supreme Court affirmed, holding (1) Appellant failed to timely appeal its claims that the trial court erred in concluding the City had statutory authority to condemn the property for the fence and the City's building of the fence was not a second taking; and (2) the court's award of interest, fees, expenses, and costs was proper. View "Pinnacle Enters. v. City of Papillion" on Justia Law

The County Board of Equalization determined that land owned by Ladd Krings was not agricultural or horticultural land. On appeal, the Tax Equalization and Review Commission (TERC) upheld the Board's decision but further concluded that the value of Krings' property should be equalized with the value of agricultural and horticultural land. Determining that the assessor's assessments of agricultural and horticultural land to be impermissibly low, TERC subsequently equalized Krings' property by reducing its assessed value. The Supreme Court (1) affirmed the portion of TERC's order determining that Krings' land was nonagricultural and nonhoricultural; but (2) reversed the portion of the order in which TERC equalized the value of Krings' nonagricultural, nonhorticultural land with the value of agricultural and horticultural land in the county, as this decision did not conform to the law. Remanded. View "Krings v. Garfield County Bd. of Equalization" on Justia Law

These five appeals concerned seepage over several decades of a toxic dry cleaning chemical into the ground under a Las Vegas shopping center. The court concluded that the application of the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA), 42 U.S.C. 9601 et seq., to soil and groundwater contamination in Nevada did not offend the Commerce Clause; Maryland Square had not shown that it qualified for an exception to CERCLA liability, and it was clearly responsible for reimbursement under Nevada state law; NDEP was entitled to summary judgment against the operator, SBIC, on the CERCLA and state law claims; the district court did not decide the issue raised by Maryland Square's motion for reconsideration, so remand was required to determine whether Maryland Square had Resource Conservation and Recovery Act, 42 U.S.C. 6901 et seq., liability for exposing the contamination to the elements; SBIC was liable to the previous owners under the indemnification provisions of the 1968 and 1982 leases; and the district court erred in holding Melvin Shapiro liable on his personal guaranty because the guaranty operated only prospectively and there was no evidence of spills occurring after he signed the guaranty. View "Voggenthaler v. Maryland Square" on Justia Law

Horace Bounds farmed in the Mimbres basin. Along with the New Mexico Farm and Livestock Bureau, Petitioners brought a facial constitutional challenge against the New Mexico Domestic Well Statute (DWS). Petitioners contended that the DWS violated the New Mexico constitutional doctrine of prior appropriation as well as due process of law. Petitioners' won at the district court level, but not at the Court of Appeals. Agreeing with the substance of the appellate court's opinion, the Supreme Court affirmed, holding the DWS does not violate either the doctrine of prior appropriation set forth in the New Mexico Constitution or the guarantees of due process of law. View "Bounds v. State ex rel. D'Antonio" on Justia Law