Justia Real Estate & Property Law Opinion Summaries

Mason, an African-American Ohio resident sued against all 88 Ohio county recorders for violating the Fair Housing Act’s prohibition against making, printing, or publishing “any . . . statement” indicating a racial preference, such as a racially restrictive covenant. Mason’s complaint included copies of land records, recorded in 1922-1957, that contain racially restrictive covenants. There is no allegation that such covenants have been enforced since the 1948 Supreme Court decision prohibiting enforcement of such covenants. Mason maintains that permitting documents with restrictive covenants in the chain of title to be recorded or maintained and making them available to the public violated the Act. Mason alleges that defendants “discouraged the Plaintiff and others from purchasing real estate ... by creating a feeling that they ... do not belong in certain neighborhoods” and that defendants’ actions “damage and cloud the title to property owned by property owners.” Mason’s counsel stated that Mason became aware of the covenants while looking to buy property, a fact not contained in the complaint. The Sixth Circuit affirmed that Mason lacked standing. A plaintiff must show that he suffered a palpable economic injury distinct to himself; any alleged injury was not caused by the county recorders, who are required by Ohio statute to furnish the documents to the public; county recorders cannot redress the alleged harm, as they have no statutory authority to edit the documents. View "Mason v. Adams County Recorder" on Justia Law

The Fifth Circuit vacated the district court's grant of summary judgment in an action brought by a landowner against the City over the City's use of his residential property to drain and filter storm-sewer runoff. The court held that there were disputed factual issues as to whether the City had an easement over the landowner's land and he was entitled to a declaratory judgment and monetary damages. The court also held that, even if the City has an easement, there was a disputed factual issue regarding whether the City must accommodate the landowner's use of his property by installing subsurface drain pipes as it has done elsewhere in the City. The court held that the landowner's Fifth Amendment takings claim was time-barred and affirmed the district court's judgment as to this claim. View "Redburn v. City of Victoria" on Justia Law

A right to visibility of private property from a public road is not a cognizable right giving rise to a protected property interest.Adams Outdoor Advertising Limited Partnership brought a takings claim against the City of Madison, asserting that its property was taken when the City constructed a pedestrian bridge over the Beltline Highway that blocked the visibility from the highway of the west-facing side of Adams’ billboard. The court of appeals affirmed the circuit court’s grant of summary judgment in favor of the City, concluding that Adams failed to demonstrate a cognizable right underlying its asserted protected property interest. On appeal to the Supreme Court, Adams argued that a taking occurred because the City deprived it of all economically beneficial use of the west-facing side of its billboard. The Supreme Court disagreed, holding that Adams’ taking claim failed. View "Adams Outdoor Advertising Limited Partnership v. City of Madison" on Justia Law

The Eleventh Circuit affirmed the denial of the City's motions for judgment as a matter of law and for a new trial in an inverse condemnation action. In this case, the underlying dispute involved a beachfront parcel owned by plaintiffs, which experienced significant public usage. The court held that the evidence at trial supported the jury's finding that a physical taking occurred through the continuous occupation of plaintiffs' property by members of the general public where the City encouraged public occupation by placing beach access signs, clearing vegetation, creating nearby parking spaces, hosting events at the property, and refusing to remove trespassers. The court also held that there was no basis to grant a new trial. Finally, on the City's request for fee simple ownership of the beach parcel upon payment of the judgment—the court held that such relief was not warranted under Florida law and the district court did not abuse its discretion in denying the City's request to transfer title. The court held that the City has paid for, and was entitled to, a permanent easement across plaintiffs' beach property for the benefit of the public and directed the district court to amend its judgment to reflect this permanent easement. View "Chmielewski v. City of St. Pete Beach" on Justia Law

The Ninth Circuit reversed the district court's judgment and remanded with instructions to enter judgment in favor of defendant in an action brought by the owner of a mobile home park alleging that the City engaged in an unconstitutional taking. Plaintiff alleged that the City violated the Fifth Amendment when it approved a lower rent increase than he had requested. The panel applied the factors in Penn Central Transportation Co. v. City of New York, 438 U.S. 104 (1978), and held that plaintiff did not present sufficient evidence to create a triable question of fact as to the economic impact caused by the City's denial of larger rent increases; plaintiff failed to present sufficient evidence supporting its investment-backed expectations claim; and the character of the City's action could not be characterized as a physical invasion by the government. Based on the evidence, the panel held that no reasonable finder of fact could conclude that the denials of plaintiff's requested rent increases were the functional equivalent of a direct appropriation of the property. View "Colony Cove Properties, LLC v. City of Carson" on Justia Law

Thorncreek, a Park Forest townhouse complex, applied to the Village for a permit to use a vacant townhouse as a business office but began to conduct its business from the townhouse without a permit. The Village cited it for zoning violations and operating without the required permit. The Village later filed suit to halt the zoning and operating violations and to redress certain building-code violations. Thorncreek counterclaimed against the Village and 10 officials, claiming civil-rights violations under 42 U.S.C. 1981, 1983, 1985, and 1986 and the Illinois Civil Rights Act. Two Thorncreek "areas" went into foreclosure. Thorncreek blamed the Village’s regulatory overreach in denying a business license, interfering with business operations, refusing to grant a conditional use permit, failing to issue a certificate of occupancy, and unequally enforcing a building-code provision requiring electrical upgrades, based on irrational animus against Clapper, the owner, and racial bias against its black residents. A jury found the Village and Village Manager Mick liable for a class-of-one equal-protection violation; found Mick and Kerestes, the director of community development, liable for conspiracy (section 1985(3)); otherwise rejected the claims, and awarded $2,014,000 in compensatory damages. Because the jury rejected the race-based equal-protection claim, the judge struck the verdict against Kerestes. The judge awarded $430,999.25 in fees and $44,844.33 in costs. The Seventh Circuit affirmed, rejecting challenges to the judgment against Mick, the admission of evidence concerning Clapper’s wealth, and the admission of Thorncreek’s financial records. View "Thorncreek Apartments I, LLC v. Village of Park Forest" on Justia Law

The Supreme Court affirmed in part and reversed and remanded in part the circuit court’s judgment and decree of foreclosure finding in favor of Bank and against Appellant on his counterclaims against Bank and his third-party complaint against the former vice president of commercial lending at Bank (“VP”). The court held (1) the circuit court erred in failing to submit Appellant’s legal counterclaims and third-party claims to the jury; (2) the circuit court erred in granting Bank and VP’s motion to strike Appellant’s jury trial demand based on a predispute jury-waiver clause contained in the loan agreement; and (3) Marvell Light & Ice Co. v. General Electric Co., 259 S.W. 741 (1924), is overruled to the extent that it holds that there is a per se new business rule preventing lost profits unless the business is an old business. View "Tilley v. Malvern National Bank" on Justia Law

The Court of Appeals affirmed the judgment of the circuit court finding that the Dormant Mineral Interests Act (the Act), Md. Code Ann. Envir. 15-1201 through 15-1206, is constitutional and terminating Petitioners’ mineral interests.The Act authorizes a circuit court, under certain circumstances, to terminate a dormant severed mineral interest, thus effecting a merger of that mineral interest with the estate overlying it. Owners of surface estates (Respondents), invoked the Act, seeking termination of dormant mineral interests held by Petitioners. The circuit court entered a final order merging the terminated mineral interests of Petitioners into the surface estates of Respondents. The Supreme Court affirmed, holding that the Act does not violate Article 24 of the Maryland Declaration of Rights or Article III, section 40 of the Maryland Constitution because the Act is not retrospective and vested rights are not subject to Maryland’s enhanced protection rule. View "Ellis v. McKenzie" on Justia Law

Due process required junior water rights holders in Diamond Valley be given notice and an opportunity to be heard in proceedings by the district court considering the curtailment of water rights. In this case, a vested, senior water rights holder has asked the district court to order the State Engineer to curtail junior water rights in the Diamond Valley Hydrographic Basin. The Nevada Supreme Court held that the district court's consideration of the matter at the upcoming show cause hearing could potentially result in the initiation of curtailment proceedings. Therefore, junior water rights holders could possibly be deprived of their property rights and were entitled to due process. View "Eureka County v. The Seventh Judicial District Court" on Justia Law

The Supreme Court affirmed in part and reversed in part the judgment of the district court dismissing Appellants’ complaint without leave to amend. The complaint stemmed from Nebraska Department of Natural Resources’s (DNR) issuance of closing notices to holders of surface water permits, which barred Appellants from using the surface waters of the Republican River and its tributaries to irrigate their crops. Appellants alleged claims for relief under 42 U.S.C. 1983 and that they had been subject to an inverse condemnation. Appellants also alleged that their due process rights had been violated and sought restitution. The district court dismissed the amended complaint pursuant to Neb. Rev. Stat. 6-1112(b)(6) without leave to amend. The Supreme Court held (1) Appellants failed to state a claim for inverse condemnation; but (2) the district court erred in failing to find that it lacked subject matter jurisdiction over Appellants’ claims for relief under 42 U.S.C. 1983, due process, and restitution. The court remanded with directions to dismiss for lack of subject matter jurisdiction those claims barred by sovereign immunity. View "Cappel v. State" on Justia Law