Justia Real Estate & Property Law Opinion Summaries

The Supreme Court held that when a debtor defaults on a debt secured by a deed of trust and the trustee chooses to sell the property, the trustee's act of recording and serving a notice of trustee's sale does not accelerate the debt as a matter of law.Plaintiff defaulted on a loan for which he executed a promissory note secured by a deed of trust against his residential property. Thereafter, two notices of trustee's sales were recorded, but neither notice invoked an optional acceleration clause included in the promissory note and deed of trust. When the property was not sold, Nationstar Mortgage LLC began servicing the loan. Plaintiff sought declaratory relief, arguing that Nationstar was not permitted to foreclose on the property the six-year statute of limitations contained in Ariz. Rev. Stat. 12-548(A)(1) had expired. The trial court granted summary judgment for Plaintiff, concluding that the notices of trustee's sales accelerated the debt. The Supreme Court reversed and remanded for the entry of summary judgment in favor of Nationstar, holding that the recording a notice of trustee's sale, by itself, is not an affirmative act that accelerates the debt. View "Bridges v. Nationstar Mortgage LLC" on Justia Law

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

The Supreme Court held that delivery of a pre-litigation notice to each of the three addresses referred to in Ariz. Rev. Stat. 42-18202(A)(1)(a)-(c) is sufficient to satisfy the statute's pre-litigation-notice requirement, even if the lienholder has reason to believe that the property owner never received the notice.HNT Holdings, LLC owned three continuous parcels of real property on which property tax payments became became delinquent. Lienholders each purchased a tax lien on one of the parcels and later sought to foreclose on the respective properties. After the statutorily-mandated time, Lienholders filed complaints to foreclose on their tax liens and attempted to serve the complaints on the HNT statutory agent. Three separate trial proceedings resulted in default judgments against HNT. HNT then successfully moved to set the judgments aside. The Supreme Court remanded the case, holding (1) Lienholders' efforts to provide notice to HNT complied with the second method of notice under section 42-18202; and (2) Lienholders were not required to take any other action to provide notice of their intent to foreclose. View "4QTKids, LLC v. HNT Holdings, LLC" on Justia Law

The Supreme Court affirmed in part and reversed in part the judgment of the tax court dismissing Counts I through III of the Attorney General's complaint and granting summary judgment on Count IV, holding that the tax court erred in part.At issue was the scope of three statutes the Attorney General (AG) invoked to challenge an agreement between the Arizona Board of Regents (ABOR) and a private company for the company to construct and operate a hotel and conference center on property owned by ABOR. The Supreme Court held (1) to initiate an action under Ariz. Rev. Stat. 42-1004(E) there must be an applicable tax law to enforce; (2) the AG may bring a quo warranto action pursuant to Ariz. Rev. Stat. 12-2041 to challenge the unlawful usurpation or exercise of a public franchise; and (3) the AG's public-monies claim was subject to the five-year statute of limitations set forth in Ariz. Rev. Stat. 35-212(E). View "State v. Arizona Board of Regents" on Justia Law

The Supreme Court held that a homeowners' association (HOA) may not rely on a general amendment power provision in its covenants, conditions, and restrictions (CC&Rs) to place restrictions on landowners' use of their land only as to those restrictions for which the HOA's original declaration has provided sufficient notice.Plaintiff brought this action against Calabria Ranch Estates, a residential subdivision, and other property owners seeking a declaratory judgment to invalidate recently amended CC&RS that were voted upon without Plaintiff's consent or knowledge. The superior court invalidated portions of the amended CC&RS. Plaintiff appealed, arguing that all of the amendments were invalid without unanimous consent. The Supreme Court reversed in part, holding that an HOA cannot create new affirmative obligations where the original declaration did not provide notice to the homeowners that they might be subject to such regulations. View "Kalway v. Calabria Ranch HOA, LLC" on Justia Law

The Supreme Court held that a recorded judgment lien attaches to homestead property where the judgment debtor has equity in excess of the amount exempt under Arizona law.Pacific Western Bank (PWB) obtained a California judgment against Todd McLauchlan that was domesticated and recorded in Arizona. McLauchlan later filed a Chapter 7 bankruptcy petition identifying an ownership interest in a residence and claiming the statutory homestead exemption in the residence. PWB filed a proof of claim, $552,497 of which was secured by the recorded judgment lien. The remaining $115,985 was unsecured. After McLauchlan received his discharge he sold the residence and realized $56,852 in excess of the $150,000 homestead exemption. PWB filed a motion seeking a determination that McLauchlan's bankruptcy discharge did not affect its interest secured by its recorded judgment. At issue was whether, under Ariz. Rev. Stat. 33-964(B), judgment liens attach to homestead property. The Supreme Court answered in the affirmative. View "In re McLauchlan" on Justia Law

The Supreme Court held that a trial court should consider the totality of the circumstances surrounding a residential purchase loan and identify certain factors in determining whether a loan is a construction loan entitled to anti-deficiency protection or a home improvement loan not entitled to anti-deficiency protection.Homeowners borrowed money from Desert Hills Bank to renovate and expand their property. Later, Homeowners borrowed money from Helvetica Servicing Inc. to pay off the Desert Hills loan. Homeowners' property secured the deed of trust. After Homeowners defaulted on the Helvetica loan, Helvetica sued to judicially foreclose. The trial court entered judgment for Helvetica and entered a deficiency judgment. Homeowners appealed, arguing that the Helvetica loan was entitled to anti-deficiency protection. The trial court ultimately found that the Desert Hills loan was a home improvement loan not entitled to anti-deficiency protection because Homeowners did not build a new home from scratch. The Supreme Court remanded the matter, holding (1) the "built from scratch" standard does not further the legislative objectives of Arizona's anti-deficiency statutes; (2) courts should consider the totality of the circumstances surrounding a loan when determining whether it is a home improvement or construction loan; and (3) the trial court did not make an independent factual determination as to whether the Desert Hills loan was a construction loan or a home improvement loan. View "Helvetica Servicing, Inc. v. Pasquan" on Justia Law

The Supreme Court vacated the portion of the order of the Arizona Corporation Commission requiring a public utility to apply for Commission approval of a proposed condemnation, holding that Ariz. Rev. Stat. 40-285(A) does not give the Commission power over a city's exercise of eminent domain.Section 40-285(A) gives the Commission authority to approve the sale or disposition of a public service corporation's assets. In the instant case, voters authorized and the city council approved the filing of a condemnation action by the City of Surprise of condemning substantially all the assets of Circle City Water Company, LLC, including the right to four thousand acre-feet of water per year from the Central Arizona Project (CAP). A residential developer asked the Commission to enter an order preventing the "sale" of Circle City's CAP allocation to the City. The Commission ordered Circle City to file an application under section 40-285 seeking Commission authorization to "dispose of" its utility. The Supreme Court vacated the order in part, holding that the Commission has no authority to regulate condemnations under section 40-285(A). View "City of Surprise v. Arizona Corporation Commission" on Justia Law

The Supreme Court affirmed the trial court’s judgment in favor of Arizona Snowbowl Resort Limited Partnership (Snowbowl) and the City of Flagstaff on the public nuisance claim brought by the Hopi Tribe, holding that environmental damage to public land with religious, cultural or emotional significance to the plaintiff is not special injury for purposes of the public nuisance doctrine.The Tribe brought a claim of public nuisance based on Snowbowl's use of reclaimed wastewater for snowmaking on Northern Arizona’s San Francisco Peaks. At issue was whether the Hopi sufficiently alleged a “special injury” for an actionable public nuisance claim. The Tribe alleged that it would suffer special injury by the interference with the Tribe’s cultural use of the public wilderness for religious and ceremonial purposes. The trial court ruled that the Tribe failed to satisfy the special injury requirement on the basis of religious or cultural practices. The Supreme Court agreed, holding that while the Tribe sufficiently alleged that the use of reclaimed wastewater on the San Francisco Peaks constituted a public nuisance the Tribe failed to articulate any harm beyond that suffered by the general public. View "Hopi Tribe v. Arizona Snowbowl Resort Limited Partnership" on Justia Law

The Supreme Court held that Ariz. Rev. Stat. 45-108 does not require the Arizona Department of Water Resources (ADWR) to consider unquantified federal reserved water rights when it determines whether a developer has an adequate water supply for purposes of the statute.This case stemmed from the ADWR’s 2013 adequate water supply approving Pueblo Del Sol Water Company’s application to supply water to a proposed development in Cochise County. The superior court vacated ADWR’s decision, concluding that the agency erred in determining that Pueblo’s water supply was “legally available” because ADWR was required to consider potential and existing legal claims that might affect the availability of the water supply, including the Bureau of Land Management’s unquantified federal water right. The Supreme Court vacated the superior court’s decision and affirmed ADWR’s approval of Pueblo’s application, holding that ADWR is not required to consider unquantified federal reserved water rights under its physical availability or legal availability analysis. View "Silver v. Pueblo Del Sol Water Co" on Justia Law