Justia Real Estate & Property Law Opinion Summaries

Diamond Sands Apartments, LLC owns and operates a 360-unit apartment complex in Las Vegas, Nevada, where units are leased for long-term stays under agreements prohibiting unauthorized subletting. Clark County received numerous complaints regarding short-term rentals in certain units, which included disturbances such as loud parties. The County investigated and verified that some units were being rented for short-term stays through Airbnb. After notifying Diamond Sands of the violations and conducting follow-up inspections, the County issued two administrative citations assessing $2,000 fines for each violation, as permitted under its ordinance, which prohibits unauthorized short-term rentals and allows for fines between $1,000 and $10,000 per violation.Diamond Sands filed suit in the United States District Court for the District of Nevada, raising facial and as-applied challenges to the County’s ordinance under the Eighth Amendment’s Excessive Fines Clause. The company sought declaratory and injunctive relief, arguing that the ordinance unconstitutionally penalized property owners for short-term rental activity conducted by tenants. The district court denied Diamond Sands’ motion for a preliminary injunction, finding that the fines were not grossly disproportionate to the gravity of the violations and that Diamond Sands had not demonstrated a likelihood of success on the merits.The United States Court of Appeals for the Ninth Circuit reviewed the denial of the preliminary injunction for abuse of discretion and underlying legal issues de novo. The court held that the district court did not abuse its discretion, finding that Diamond Sands bore some culpability due to its knowledge and failure to prevent ongoing violations. The fines imposed were at the low end of the authorized range, and the ordinance aimed to deter harm to residents. The court also determined that Diamond Sands had not shown the ordinance was unconstitutional in every application. Therefore, the Ninth Circuit affirmed the district court’s denial of the preliminary injunction. View "DIAMOND SANDS APARTMENTS, LLC V. CLARK COUNTY NEVADA" on Justia Law

Petitioners are owners and residents of units in SoHo and NoHo buildings designated under New York City’s Joint Living-Work Quarters for Artists (JLWQA) program, which, since 1971, has limited legal occupancy to certified artists or those who obtained amnesty through later amendments. In 2021, the City rezoned the area, allowing JLWQA units to be voluntarily converted to unrestricted residential use upon payment of a one-time fee calculated by square footage. The fee supports an arts fund. Petitioners challenged this fee, claiming it was an unconstitutional condition and a taking under the Fifth Amendment.The case was first heard in New York Supreme Court, which dismissed the petition, finding that the fee was a monetary obligation not subject to the Takings Clause. The Appellate Division, First Department, reversed, holding that the fee was a permit condition subject to heightened scrutiny under the Nollan and Dolan unconstitutional conditions doctrine. The court found that the City failed to show the fee had an essential nexus to a legitimate governmental interest or was roughly proportional to any harm caused by conversion, declared the fee unconstitutional, and enjoined its enforcement.The New York Court of Appeals reviewed the case and reversed the Appellate Division’s order. The Court of Appeals held that petitioners did not have a compensable property interest within the meaning of the Takings Clause regarding the opportunity to convert their JLWQA units. The fee did not constitute a taking because it did not diminish or extinguish existing property rights, nor was it imposed in lieu of a direct appropriation of property. The Court further clarified that a standalone monetary fee for conversion does not implicate the Takings Clause and that heightened scrutiny under Nollan/Dolan only applies to direct exactions or in-lieu-of-property conditions. Judgment was granted for the City. View "Matter of Coalition for Fairness in Soho & Noho, Inc. v City of New York" on Justia Law

Several trusts and entities purchased properties in Nevada that were subject to deeds of trust held by Fannie Mae or Freddie Mac. After unsuccessful attempts in state court to extinguish the deeds of trust and quiet title, each property remained encumbered. Between 2022 and 2024, foreclosure proceedings were initiated on these properties, with Fannie Mae and Freddie Mac acting through their conservator, the Federal Housing Finance Agency (FHFA). In response, the plaintiffs brought suit against the FHFA and its Director, seeking to prevent foreclosure and challenging the constitutionality of the FHFA’s funding mechanism under the Appropriations Clause and the nondelegation doctrine.The United States District Court for the District of Nevada reviewed the case. The district court denied the plaintiffs’ motions for preliminary relief, then dismissed their amended complaint with prejudice, finding that the FHFA’s funding structure was constitutional. The court determined that the Recovery Act, which created the FHFA and provides for its funding via regulatory assessments rather than Congressional appropriations, met constitutional standards by specifying both a source and purpose for the funds. The court also found that the Recovery Act’s limitation to “reasonable costs” provided an intelligible principle, satisfying the nondelegation doctrine. Leave to amend was denied as futile.The United States Court of Appeals for the Ninth Circuit affirmed the district court’s judgment. The appellate court held that the plaintiffs had Article III standing, but rejected their arguments on the merits. It concluded that the FHFA’s funding mechanism, as established by the Recovery Act, does not violate the Appropriations Clause because it identifies a source and purpose for expenditures, consistent with the Supreme Court’s decision in Consumer Financial Protection Bureau v. Community Financial Services Association of America, Limited. It further held the mechanism does not violate the nondelegation doctrine, as the statute provides an intelligible principle. The judgment of dismissal was affirmed. View "DAISEY TRUST v. FEDERAL HOUSING FINANCE AGENCY" on Justia Law

The plaintiffs in this case are trustees who own a property in Kīhei, Maui, which they use as a vacation home for personal use. In 2021, Maui County reclassified their property as a “short-term rental” based solely on zoning, not actual use, resulting in a higher property tax rate. The plaintiffs paid the assessed taxes but did not utilize the administrative appeals process available through the Maui County Board of Review. Instead, they filed a class action in the Circuit Court of the Second Circuit, seeking a refund and alleging that the County’s collection of the higher taxes was unconstitutional, violated due process, and resulted in unjust enrichment.The Circuit Court of the Second Circuit granted the County’s motion to dismiss, finding it lacked subject matter jurisdiction. The court determined that under Hawai‘i Revised Statutes chapter 232 and Maui County Code chapter 3.48, the proper procedure for contesting real property tax assessments—including constitutional challenges—requires first appealing to the County Board of Review and, if necessary, then to the Tax Appeal Court. Because the plaintiffs bypassed these required steps and missed the statutory deadline to appeal, the court dismissed the case with prejudice.On appeal, the Supreme Court of the State of Hawai‘i affirmed the circuit court’s dismissal. The Supreme Court held that the Tax Appeal Court has exclusive jurisdiction over appeals regarding real property tax assessments, including those raising constitutional issues, and found that the plaintiffs’ claims were time-barred due to their failure to timely pursue the established administrative remedies. As a result, the Supreme Court affirmed the circuit court’s judgment dismissing the plaintiffs’ claims for lack of subject matter jurisdiction. View "Piezko v. County of Maui" on Justia Law

The plaintiffs owned and operated a hotel that had a record of serious structural and safety problems, including a window and a stone falling from the building, and repeated failures to correct code violations. After a fire occurred without activation of the sprinkler system, a follow-up inspection revealed that several fire code violations remained unaddressed, along with new violations. Based on these findings, the city’s building administrator ordered the hotel to be closed immediately, citing imminent safety risks. The owners sought to appeal and demanded hearings, but the city cited the COVID-19 pandemic as a reason for delay and directed them to other appellate avenues. The closure order was lifted once the most urgent hazards were remedied, and the owners eventually fixed all violations.The United States District Court for the District of Minnesota granted summary judgment to the city and the building administrator, finding no violations of procedural due process or the Fifth Amendment, and that qualified immunity protected the administrator in his individual capacity. The plaintiffs appealed, challenging the procedural due process provided for the closure, the application of qualified immunity, and asserting that the closure constituted a regulatory taking.The United States Court of Appeals for the Eighth Circuit affirmed the district court’s judgment. The court held that, even assuming a protected property interest existed, the risk of erroneous deprivation was low due to specific regulations and the availability of prompt post-deprivation remedies. The court also found that swift action in the face of public safety threats justified summary administrative action without additional pre-deprivation process. Regarding qualified immunity, the court determined that no clearly established law prohibited the administrator’s conduct. Finally, the court held that the temporary closure was a lawful exercise of police power and did not amount to a compensable regulatory taking. View "reVamped LLC v. City of Pipestone" on Justia Law

HRT Enterprises owned an 11.8-acre parcel adjacent to Detroit’s Coleman A. Young International Airport, with about 20 percent of the property falling within a regulated runway “visibility zone” that restricted development. Over time, the City of Detroit acquired other properties in a nearby area for airport compliance but did not purchase HRT’s. By late 2008, HRT’s property had become vacant and vandalized, and HRT alleged it could no longer use, lease, or sell the property due to City actions and regulatory restrictions.HRT first sued the City in Michigan state court in 2002, alleging inverse condemnation, but the jury found for the City; the Michigan Court of Appeals affirmed, and the Michigan Supreme Court denied leave to appeal. In 2008, HRT sued in federal court, but the United States District Court for the Eastern District of Michigan dismissed the action without prejudice because HRT had not exhausted state remedies. HRT then filed a second state suit in 2009, which was dismissed on res judicata grounds; the Michigan Court of Appeals affirmed. HRT did not seek further review.In 2012, HRT filed the present action in federal court, alleging a de facto taking under 42 U.S.C. § 1983. The district court denied the City’s preclusion arguments, granted summary judgment to HRT on liability, and held that a taking had occurred, leaving the date for the jury. A first jury found the taking occurred in 2009 and awarded $4.25 million; the court ordered remittitur to $2 million, then a second jury, after a new trial, awarded $1.97 million.The United States Court of Appeals for the Sixth Circuit affirmed the district court’s rulings, holding that HRT’s claim was ripe, not barred by claim or issue preclusion, that the district court properly granted summary judgment on liability, and that its remittitur decision was not an abuse of discretion. View "HRT Enterprises v. City of Detroit" on Justia Law

A non-profit religious organization sought to build an outdoor grotto, including a shrine, plaza, and walking path, on land adjacent to its existing church property. The new grotto was planned for a parcel subject to a lease and eventual transfer to the organization. The property was zoned for residential use, and while the church itself predated the zoning ordinance, the construction of accessory religious structures was not directly permitted under the current ordinance unless the church was located adjacent to an arterial street. The organization’s application acknowledged this restriction but requested approval for the project and setback variances.The Park Hills Board of Adjustment held a public hearing, received input both for and against the project, and ultimately approved the conditional use permit and variances, conditioned on the property transfer. Neighbors opposed to the project, specifically the Frederics, challenged the Board’s decision in the Kenton Circuit Court, arguing that the Board exceeded its authority under local ordinances and state law. The circuit court ruled in favor of the defendants, finding that the church was “grandfathered” due to its pre-zoning existence and that the Board did not act arbitrarily. The court did not address the federal Religious Land Use and Institutionalized Persons Act (RLUIPA) claim raised during summary judgment.On appeal, the Kentucky Court of Appeals reversed, holding the Board acted arbitrarily and exceeded its authority, as the expansion constituted an impermissible enlargement of a nonconforming use under both the zoning code and state law. The court also found no RLUIPA violation, reasoning that the ordinance did not impose a substantial burden on religious exercise.The Supreme Court of Kentucky granted discretionary review. The Court held that the RLUIPA defense was properly before it, as it had been tried by implied consent of the parties. On the merits, the Court concluded that denial of the permit did not impose a substantial burden under RLUIPA, applying the Sixth Circuit’s standard. The Court also found that the zoning ordinance did not violate RLUIPA’s equal-terms provision. The Court affirmed the Court of Appeals’ ruling, vacating the Board’s grant of the permit and variances. View "MISSIONARIES OF SAINT JOHN THE BAPTIST, INC. V. FREDERIC" on Justia Law

A developer challenged the legality of “recreation fees” imposed by a municipality on builders of new subdivisions. The developer argued that the town’s fees, charged in lieu of dedicating land for public recreation, either exceeded statutory limits or were unconstitutional because they were not proportionate to each development’s impact. The developer further alleged that the municipality did not use the fees as required, instead commingling them with general funds and failing to create or improve public recreation areas near the developments.In the Superior Court of Wake County, the developer pursued a putative class action seeking declaratory relief and a refund of all such fees paid since November 2017. The Superior Court certified a class including all payers of the recreation fees, finding several common legal questions appropriate for resolution on a class-wide basis. These included whether the fees violated statutory requirements, whether their calculation was legally proper, whether their use complied with statutory mandates, and whether they were constitutionally proportionate. The municipality appealed directly to the Supreme Court of North Carolina, arguing that individualized factual inquiries predominated over common issues and that a class action was not the superior method of adjudication.The Supreme Court of North Carolina held that the class as certified did not satisfy the predominance requirement for class actions. The Court explained that several claims—such as whether fees exceeded fair market value or were roughly proportional—would require individualized, fact-intensive determinations for each class member, resulting in mini-trials that would overwhelm the common legal issues. Consequently, the Supreme Court vacated the trial court’s class certification order and remanded for further proceedings, instructing the lower court to reconsider class certification in light of these findings. View "Empire Contractors Inc. v. Town of Apex" on Justia Law

A Texas law, Senate Bill 17, prohibits individuals who are domiciled in certain “designated countries,” including China, from acquiring interests in Texas real estate. The law defines “domicile” as a person’s true, fixed, and permanent home to which the individual intends to return whenever absent. Peng Wang, a Chinese citizen who has lived in Texas for sixteen years on an F-1 student visa, challenged the law’s constitutionality. Wang attends school in Texas, intends to remain in the state after graduation, and does not plan to return to China.The United States District Court for the Southern District of Texas dismissed Wang’s suit for lack of jurisdiction, holding that he lacked standing. The district court found that Wang was not domiciled in China based on his long-term residence and stated intentions to remain in Texas. The court also concluded that Wang faced no substantial risk of future enforcement of the statute against him, citing repeated in-court statements by the Texas Attorney General disavowing any intent to enforce the law against Wang.The United States Court of Appeals for the Fifth Circuit reviewed the case de novo. It affirmed the district court’s dismissal, holding that Wang lacked standing for two independent reasons. First, Wang failed to allege he was domiciled in China, so the statute did not arguably proscribe his conduct. Second, he did not demonstrate a credible threat of enforcement of the law, given the Attorney General’s in-court assurances and lack of any enforcement action or procedures targeting Wang. The Fifth Circuit therefore affirmed the dismissal for lack of jurisdiction. View "Wang v. Paxton" on Justia Law

A city in Alaska amended its zoning code through an ordinance designed to streamline permitting processes, reduce costs, and encourage development. The planning department reviewed the history of conditional use permits and identified certain uses that could be changed to permitted uses across multiple zoning districts. This proposed amendment underwent a series of public meetings and hearings before the city’s planning commission and city council. Notices about these meetings and the ordinance were published, and the ordinance was ultimately adopted by the city council after public participation and minor amendments.A resident challenged the ordinance in the Superior Court for the State of Alaska, Third Judicial District, Homer, claiming the city failed to comply with procedural requirements in its code, did not provide adequate public notice, and that the ordinance lacked a legitimate government purpose, violating substantive due process. He also argued the ordinance was unenforceable and objected to the award of attorney’s fees to the city. The superior court granted summary judgment in favor of the city, finding no genuine issues of material fact, and awarded attorney’s fees to the city, concluding that the city was the prevailing party and the plaintiff’s constitutional claims were frivolous.The Supreme Court of the State of Alaska reviewed the case. It held that the city code required only substantial, not strict, compliance with procedural rules and that the city had substantially complied. The court found the city’s public notices adequate and determined that the ordinance served a legitimate public purpose, rejecting claims of arbitrariness or vagueness. The court also upheld the award of attorney’s fees, finding no abuse of discretion, and concluded the constitutional claims were frivolous, thus not barring a fee award. The Supreme Court affirmed the superior court’s rulings on all issues. View "Griswold v. City of Homer" on Justia Law