Justia Real Estate & Property Law Opinion Summaries

After an investigation, the City of Houston declared the Park Memorial condominiums uninhabitable. Because the condominium owners did not apply for an occupancy certificate or make necessary repairs within the requisite period of time, the City ordered all residents to vacate the complex. A group of owners later brought this inverse-condemnation action, alleging that their property was taken when they were forced to vacate. The trial court sustained the City’s plea to the jurisdiction, concluding that the owners had not alleged a taking. The court of appeals reversed. The Supreme Court reversed, holding that the condominium owners’ claim failed because they did not allege a taking. View "City of Houston v. Carlson" on Justia Law

The Morris Family LLC (Morris Family) owns certain property abutting U.S. Highway 212 in the City of Watertown. In a 1970 condemnation action against Morris Family’s predecessor in title, the State sought to acquire the necessary “right of way and rights of access” in accordance with its plan to turn Highway 212 into a four-lane, controlled-access highway. The parties to the condemnation action eventually settled. In 2010, Morris Family filed a complaint against the City and State, claiming unconstitutional taking or damaging of property for the loss of access from their property to Highway 212 and violation of due process stemming from the State’s and City’s denial of access. The circuit court granted summary judgment for the State, concluding that the State was granted complete control of access for the land in the 1970 judgment. The Supreme Court affirmed, holding that the motion for summary judgment was properly before the circuit court and that the court did not err when it granted summary judgment on all claims and dismissed the case. View "Morris Family LLC v. S.D. Dep’t of Transp." on Justia Law

In 2011, a tornado ripped through the downtown area of the City of Springfield, Massachusetts and caused significant damage. City officials quickly determined that the South Commons Condominiums were among the properties that suffered substantial damage. The City hired a private company to demolish most of those buildings the next evening. The owners of the condos brought suit against the City, its officials, and the demolition company that took down the buildings, claiming violations of the owners’ procedural and substantive due process rights under 42 U.S.C. 1983, as well as various violations of Massachusetts state law. The district court dismissed the federal claims for failure to state a claim and dismissed the state claims without prejudice as an exercise of its discretion to deal with pendent claims. The Supreme Court affirmed, holding that when a city decides buildings are so damaged that they must be immediately demolished, and when the city does so pursuant to a state law that authorizes the use of summary procedure to respond to such an emergency, the remedy for any wrong, absent behavior that objectively “shocks the conscience,” must come from the remedies the state itself supplies rather than from a federal suit premised on the U.S. Constitution’s due process clause. View "South Commons Condo. Ass’n v. Charlie Arment Trucking, Inc." on Justia Law

Municipalities City of Spencer and the Town of Forest Park, and Blaze’s Tribute Equine Rescue, acting under a search warrant, seized 44 abused and neglected horses from plaintiff-appellant Ann Campbell’s properties. After a forfeiture hearing, a state district court in Oklahoma issued an order granting Spencer and Forest Park’s joint forfeiture petition. Campbell later sued the municipalities (and Blaze) in federal court under 42 U.S.C. section 1983. The district court dismissed Campbell’s complaint, applying both claim and issue preclusion to prevent relitigation of matters common to the state court forfeiture proceeding. Campbell appealed. After review, the Tenth Circuit concluded the district court properly dismissed Campbell’s 1983 claims: because Campbell could have raised her constitutional claims in the forfeiture proceeding but did not do so, and because the Court's allowing her to raise these claims in this appeal would impair the Municipalities’ rights established in that proceeding, the Court held that the district court properly concluded that claim preclusion disallowed Campbell from pursuing her constitutional claims. View "Campbell v. City of Spencer" on Justia Law

After the City decided to undertake road improvements along South Avenue in Missoula, Montana, Plaintiffs, a group of landowners who owned property along South Avenue, contested the City’s assessment of the width of the right-of-way on a section of the street. The district court concluded that the City’s actions constituted a taking. The Supreme Court reversed in part and remanded for a redetermination of damages. Plaintiffs filed a petition for rehearing asking the Court to award both attorney’s fees and costs incurred for the appeal. The Supreme Court denied the petition. On remand, Plaintiffs agreed to reduce their “taken property” value and asked the district court to assess both attorney’s fees and costs against the City for the appeal. The district court determined that Plaintiffs were the prevailing party on appeal and awarded them appellate attorney’s fees and costs. The City appealed, arguing that the Court’s refusal to award fees in its order on rehearing constituted “law of the case.” The Supreme Court affirmed the district court’s award of appellate attorney’s fees and costs, holding that the district court correctly concluded that Plaintiffs had a constitutional right to be made whole through an award of attorney fees and costs on appeal.View "Wohl v. City of Missoula" on Justia Law

Respondent, the City of Concord (City) appealed a superior court decision granting summary judgment in favor of petitioner Northern New England Telephone Operations, LLC d/b/a FairPoint Communications - NNE (FairPoint), in its equal protection challenge to the City’s taxation of FairPoint’s use and occupation of public property, and striking the tax levied against FairPoint. In order to provide telecommunications services throughout the City, FairPoint maintained poles, wires, cables, and other equipment within the City’s public rights-of-way. For the 2000 to 2010 tax years, the City imposed a real estate tax upon FairPoint for its use and occupation of this public property. Prior to 2010, the City did not impose a right-of-way tax upon Comcast, which used the City’s rights-of-way to provide cable services pursuant to a franchise agreement. The City began imposing the tax upon Comcast in 2010 in response to a ruling by the New Hampshire Board of Tax and Land Appeals (BTLA) that, notwithstanding the franchise agreement, Comcast was subject to the tax. Prior to 2008, the City did not impose the same tax upon Public Service of New Hampshire (PSNH) because it was unaware that PSNH had used and occupied the rights-of-way. Similarly, the City did not tax certain other users of its rights-of-way for their use and occupation of public property during the relevant tax years because it was not aware of their usage. FairPoint brought an action challenging, in relevant part, the constitutionality of the City’s right-of-way tax assessments against it for the 2000 through 2010 tax years. The parties filed cross-motions for summary judgment. In granting FairPoint’s motion, and denying the City’s motion, the trial court ruled, as an initial matter, that "intentionality" was not a required element of FairPoint’s equal protection claim. Upon review, the Supreme Court concluded that FairPoint’s equal protection claim was one of "selective enforcement," and not an equal protection challenge to the tax scheme itself. Thus, because the trial court applied an erroneous legal standard in ruling that the City selectively imposed the tax upon FairPoint, the Court vacated the trial court’s rulings and remanded for further proceedings. View "Northern New England Telephone Operations, LLC v. City of Concord" on Justia Law

Plaintiff filed suit against the Association under the Federal and Florida Fair Housing Acts (FHA), 42 U.S.C. 3604(f)(3)(b) and Fla. Stat. 760.23(9)(b). Plaintiff alleged that the Association violated these statutes when it enforced its pet weight policy and demanded that plaintiff remove his emotional support dog from his condominium. The jury awarded plaintiff damages and the district court awarded plaintiff attorneys' fees. The Association appealed. The court concluded that plaintiff was entitled to partial summary judgment on the refusal-to-accommodate element; plaintiff offered sufficient evidence to show he has a disability within the meaning of the FHA; plaintiff produced evidence supporting the conclusion that the requested accommodation was necessary; the jury instructions do not warrant reversal; in allowing the dog to remain in the courtroom, the district court did not abuse its discretion; and the district court did not err in awarding attorneys' fees. Because there was no merit to any of the arguments the Association made on appeal, the court affirmed the jury's verdict and the district court's order.View "Bhogaita v. Altamonte Heights Condo Assoc." on Justia Law

Property Owners filed an action against Montgomery County, asserting a claim of regulatory taking under Tenn. Const. art. I, 21, for which they sought compensation pursuant to the inverse condemnation statute. The County filed a motion to dismiss for failure to state a claim. The trial court denied the motion. The Court of Appeals reversed in part and remanded, holding (1) the Property Owners’ regulatory takings claim should be dismissed because the Court had not yet recognized regulatory takings under the state Constitution; but (2) the Property Owners alleged facts sufficient to state a claim for inverse condemnation. The Supreme Court reversed the Court of Appeals’ judgment insofar as it reversed the trial court’s judgment and dismissed the Property Owners’ regulatory taking claim, holding (1) like the Takings Clause of the federal Constitution, Tenn. Const. art. I, 21 encompasses regulatory takings; and (2) the Property Owners’ complaint was sufficient to allege a state constitutional regulatory taking claim, for which they may seek compensation under Tennessee’s inverse condemnation statute.View "Phillips v. Montgomery County" on Justia Law

Landowners filed a complaint against the City of North Las Vegas for inverse condemnation and precondemnation damages. The district court awarded Landowners precondemnation damages and attorney fees, costs, and prejudgment interest. The Supreme Court affirmed the district court’s orders with the exception of the prejudgment interest award, which the Court reversed, concluding that the district court erred in failing to calculate prejudgment interest from the date on which the resulting injury arose. The City sought rehearing of that order on the prejudgment issue and on issues concerning the statute of limitations and standing. Although rehearing was not warranted, the Court took the opportunity to clarify the relevant law, holding (1) the Court’s dispositional order properly concluded that prejudgment interest should be calculated from the date of taking, which was the first date of compensable injury; (2) the City could not raise its statute of limitations argument for the first time on rehearing, and even if it could, that defense was inapplicable to the facts of this case; and (3) rehearing was not warranted to clarify whether the City can assert a standing defense on remand. View "City of N. Las Vegas v. 5th & Centennial, LLC" on Justia Law

The Porretto family owned several acres of property between the Galveston Seawall and the Gulf of Mexico. Due to the State’s repeated recharacterization of the Porretto’s property as public property, the Porrettos had difficulty selling the property. The Porrettos sued the State, arguing that the State’s claims made it impossible for them to sell their property and therefore amounted to a compensable taking. The trial court held that the State’s actions had resulted in a compensable taking and awarded the Porrettos $5.012 million as damages for the lost market value of the property taken. The court of appeals reversed, concluding that the State’s actions did not constitute a taking. The Supreme Court agreed with the court of appeals' conclusion that the State’s conduct did not constitute a taking and affirmed. View "Porretto v. Tex. Gen. Land Office" on Justia Law