Justia Real Estate & Property Law Opinion Summaries

by
The dispute that arose in this case concerned an easement that lead from the Glenn Highway over residential property to a parcel of land used as a jumping-off point for a Matanuska Glacier tourism business. After years of disagreement over issues related to road maintenance, traffic, safety, and trespass on the homeowner’s property by visitors to the glacier, the homeowner erected a sign stating “No Glacier Access” near the entrance to the road. The business owner filed suit, and the homeowner counterclaimed for defamation based on inflammatory allegations made in the complaint. The superior court largely ruled in favor of the business owner, holding that he had a right to use the easement for his glacier tourism business, that his road maintenance work was reasonably necessary and did not unreasonably damage the homeowner’s property despite minor increases in the width of the road, and that the “No Glacier Access” sign had unreasonably interfered with his use of the easement. The superior court also dismissed the defamation counterclaims and awarded attorney’s fees to the business owner. Finding no reversible error in the superior court’s judgment, the Alaska Supreme Court affirmed the superior court’s judgment in full. View "Wayson v. Stevenson" on Justia Law

by
Byram Café Group, LLC (BCG), moved for summary judgment against Eddie and Teresa Tucker in a premises-liability action arising from Eddie’s slip-and-fall accident. BCG sought judgment as a matter of law based on a lack of evidence supporting any of the elements of a slip-and-fall case. In response, the Tuckers argued that genuine issues of material fact existed as to dangerous conditions that may have caused Eddie’s fall. The circuit court denied BCG’s summary judgment motion. BCG sought interlocutory appeal, which the Mississippi Supreme Court granted. The issue the appeal presented was whether the Tuckers could survive a motion for summary judgment without producing evidence that a dangerous condition existed, that BCG caused the hypothetical dangerous condition, and that BCG knew or should have known about the dangerous condition. As a matter of law, the Supreme Court found the circuit court erred by denying BCG’s motion for summary judgment. Accordingly, the Court reversed and remanded the circuit court’s order. View "Byram Cafe Group, LLC v. Tucker" on Justia Law

by
Finite owns 90.9% of Orient #1, an abandoned Illinois coal mine; the other 9.1% belongs to Royal. In 2004, Keyrock's predecessor acquired an interest in Orient #1 to extract coal mine methane from its section of the property, drilled wells, and, in 2007, obtained a vacuum permit from the Illinois Department of Natural Resources. Finite discovered the pump’s use in 2018 after a test revealed that coal mine methane had been drained extensively from Orient #1. Finite unsuccessfully petitioned the Department for compulsory unitization of the parties’ properties, to require Keyrock to share its methane production with Finite.Finite sued, alleging conversion, trespass, accounting, and common law unitization, and sought to enjoin the use of a vacuum pump. The district court granted the defendants summary judgment, finding that, under the rule of capture (gas that migrates is subject to recovery and possession by the holder of the gas estate on the property to which the gas migrates), the methane could not be owned until extracted regardless of whether extraction occurred by means of a vacuum pump. Finite’s claims hinged on ownership, so the rule of capture foreclosed Finite’s claims.The Seventh Circuit affirmed. Absent illegality, the Department’s issuance of the permit suggests that the use of the vacuum pump to extract methane did not violate Finite’s correlative rights (imposing a duty on owners not to waste natural resources intentionally or negligently as to injure their neighbor).. View "Finite Resources, Ltd. v. DTE Methane Resources, LLC" on Justia Law

by
In this dispute over an award of attorneys' fees under 42 U.S.C. 1988, the First Circuit identified only one defect in the award, thus vacating the existing fee award in the amount of $20,243 and remanding to the district court to enter a modified fee award in the amount of $18,218, holding that the district court abused its discretion in part.The underlying case revolved around a parcel of real property in Puerto Rico formerly owned by Plaintiff. Defendants, including the Puerto Rico Highway and Transportation Authority, moved for summary judgment for Plaintiff's failure to seek just compensation in the Puerto Rico courts before raising a federal takings claim. The district court granted the motion. As to attorney's fees, the district court found that the federal takings claim was frivolous and awarded payment of fees in the amount of $20,243. The First Circuit vacated the award, holding that the time expended in connection with a non-frivolous supplemental tort claim should have been deducted from the fee award. View "Efron v. Mora Development Corp." on Justia Law

by
In this divorce action, the Supreme Court affirmed in part and reversed in part orders entered by two different circuit court judges related to James Farmer's distributional interest in Lakota Lake Camp, LLC and orders related to the release of funds to James's wife, Lori Lieberman, that were previously held by the clerk of court following the execution sale of property owned by Lakota Lake, holding that the court erred in part.Specifically, the Supreme Court held (1) the collection court had subject matter jurisdiction to hear and determine Lori's application for a charging order; (2) the divorce court erred in ordering the release of excess sale proceeds to Lori; and (3) the collection court's order denying Lakota Lake's motion to release to the company the excess sale proceeds from the sale of Granite Perch, the last remaining property owned by Lakota Lake, to Lori must be vacated and the case remanded for further proceedings on the issue. View "Farmer v. Farmer" on Justia Law

by
Hurst sought a loan modification in 2018. Caliber notified Hurst that her application was complete as of April 5, 2018, that it would evaluate her eligibility within 30 days, that it would not commence foreclosure during that period, and that it might need additional documents for second-stage review. On May 1, Caliber requested additional documents within 30 days. Although Hurst responded, she did not meet all of Caliber’s requirements. On May 31, Caliber informed Hurst that it could not review her application. Hurst sent some outstanding documents on June 7, but her application remained incomplete. Caliber filed a foreclosure action on June 18. Hurst spent $13,922 in litigating the foreclosure but continued working with Caliber. Caliber again denied the application as incomplete on August 31 but eventually approved her loan modification and dismissed the foreclosure action.Hurst filed suit under the Real Estate Settlement Procedures Act (RESPA), alleging that Caliber violated Regulation X’s prohibition on “dual tracking,” which prevents a servicer from initiating foreclosure while a facially complete loan-modification application is pending, 12 C.F.R. 1024.41(f)(2); failed to exercise reasonable diligence in obtaining documents and information necessary to complete her application, section 1024.41(b)(1); and failed to provide adequate notice of the information needed to complete its review (1024.41(b)(2)). The district court granted Caliber summary judgment. The Sixth Circuit reversed with respect to the “reasonable diligence” claim. Hurst identified communications where Caliber employees provided conflicting information and had trouble identifying deficiencies. View "Hurst v. Caliber Home Loans, Inc." on Justia Law

by
The Jefferson County, Idaho Board of Commissioners (“the County”) granted Appellant Tina Gilgen a conditional use permit that allowed her to place a mobile home on real property she owned with her husband, Kelly Gilgen. The Gilgen property fell within the City of Ririe’s area of impact (“AOI”). The City of Ririe (“the City”) petitioned for judicial review, claiming the County erroneously approved Gilgen’s application by applying Jefferson County zoning ordinances within the AOI instead of City ordinances, which would have resulted in a denial of Gilgen’s application. The City relied on an area of impact agreement between Jefferson County and the City of Ririe, in which the County specifically agreed to apply the City’s ordinances to property located within the AOI (“AOI Agreement”). After the County filed a notice of non-objection, the district court entered an order granting the City’s petition, reversing the County’s original decision, and remanding the matter to the County. On remand, the County issued an amended decision that denied Gilgen’s application for a conditional use permit. Several months later, Gilgen filed three motions for reconsideration of the district court’s order remanding the case, alleging the district court did not have jurisdiction to consider the City’s petition. Each of the motions was denied. The Idaho Supreme Court determined the City did not have standing to petition the district court for review of the County’s decision. The trial court’s judgment was vacated. View "City of Ririe v. Gilgen" on Justia Law

by
In this case arising from five separate tax lien foreclosure actions the Supreme Court held that reasonable fees and costs incurred after a redemption certificate has issued that were a direct and necessary result of completing that redemption are recoverable even though those expenses were incurred after the redemption.After TFLTC, LLC purchased five liens on five properties it filed an action to foreclosure each property owner's redemption rights. The owners eventually redeemed their tax liens, and certificates of redemption issued. Thereafter, TFLTC sought to recover attorney fees and costs in each separate case pursuant to Ariz. Rev. Stat. 42-18206. Relying on Leveraged Land Co. v. Hodges, 226 Ariz. 382 (2011), the trial courts awarded only fees and costs incurred before redemption. The Supreme Court reversed in part, holding that reasonable fees and costs arising from the redemption itself are recoverable even though the expenses were incurred following the redemption. View "TFLTC, LLC v. Ford" on Justia Law

by
Donna Fisher lived in a mobilehome located in The Groves mobilehome residential community in Irvine, California. In 2011, Fisher filed a verified assessment appeal application with the Assessment Appeals Board No. 3 (the Board) for the County of Orange (the County) contesting the County Assessor’s assessment of the value of the land upon which her mobilehome was sitting for the 2011-2012 fiscal year. She argued the property had suffered a decline in value. Following extensive hearings, the Board issued its findings of fact and determination denying Fisher’s application. Fisher filed suit against the County to challenge the Board’s decision and sought a refund for overpayment of taxes in the amount of $739 for the underlying real property of her mobilehome. Following trial, the trial court issued a statement of decision rejecting Fisher’s challenges to the Board’s findings of fact and determination and entered judgment in favor of the County. Fisher again appealed, but the Court of Appeal affirmed, finding no reversible error. View "Fisher v. County of Orange" on Justia Law

by
The Pennsylvania Environmental Defense Foundation (“PEDF”) challenged for the third time, the use of proceeds from oil and gas leasing on the Commonwealth’s forest and park lands as violative of Article I, Section 27 of the Pennsylvania Constitution, also known as the Environmental Rights Amendment. (“Section 27” or “ERA”). In previous trips before the Pennsylvania Supreme Court, PEDF challenged several 2009-2025 budgetary provisions enacted challenging the use of proceeds from oil and gas leasing on the Commonwealth’s forest and park lands as violative of Article I, Section 27 of the Pennsylvania Constitution, also known as the Environmental Rights Amendment. (“Section 27” or “ERA”). In the first two cases, PEDF challenged several 2009-2015 budgetary provisions enacted in the wake of dramatic increases in oil and gas revenue resulting from Marcellus Shale exploration in Pennsylvania. Applying trust principles, the Pennsylvania Supreme Court held that the budgetary provisions violated Section 27 by utilizing the oil and gas revenue for non-trust purposes via transfers to the General Fund. PEDF v. Commonwealth, 161 A.3d 911 (Pa. 2017) (“PEDF II”); PEDF v. Commonwealth, 255 A.3d 289 (Pa. 2021) (“PEDF V”). The underlying case here was one for a declaratory judgment, and named the Commonwealth and Governor as parties. Here, PEDF raised numerous constitutional challenges to provisions of the General Appropriations Act of 2017 and 2018, as well as the 2017 Fiscal Code amendments, all of which were enacted after the Supreme Court’s decision in PEDF II. After review , the Supreme Court affirmed the Commonwealth Court, whilst rejecting that court;s analysis derived from PEDF III. View "PA Enviro Defense Fdn, Aplt. v. Commonwealth" on Justia Law