Justia Real Estate & Property Law Opinion Summaries

The Supreme Court affirmed the judgment of the district court dismissing the challenges brought by Salt Lake City to four provisions of the Utah Inland Port Authority Act, holding that the challenged zoning provisions did not violate the Utah Constitution.The Act requires that Salt Lake City, West Valley City, and Magna adopt specific zoning regulations and permissions favorable to developing an inland port in the area. Salt Lake brought this action alleging that four provisions of the Act violated the Utah Constitution's Uniform Operation of Laws and Ripper clauses. The district court rejected the City's claims. The Supreme Court affirmed, holding (1) the zoning provisions were rationally related to a legitimate legislative purpose and therefore did not violate the Uniform Operation of Laws Clause; and (2) the zoning provisions did not delegate municipal functions in violation of the Ripper Clause. View "Salt Lake City Corp. v. Inland Port Authority" on Justia Law

The Supreme Court reversed the order of the district court granting summary judgment in favor of the cities of Pella and Oskaloosa regarding the validity of an agreement between the cities and Mahaska County to establish a regional airport authority, holding that Landowners had standing to challenge the agreement.Landowners brought this action seeking a judgment that the agreement at issue was illegal and an injunction to prevent the transaction. The district court held that Landowners lacked standing to bring the suit and granted summary judgment in favor of the Cities. The Supreme Court reversed, holding (1) by entering into the agreement, the County's Board of Supervisors bound future board to a particular course of legislative action, in violation of the Iowa Constitution; (2) the agreement violated precedent regarding delegation of a municipality's legislative power; and (3) therefore, the district court erred in declaring the agreement to be valid and ordering specific performance by the County of its obligations under the agreement. View "Site A Landowners v. South Central Regional Airport Agency" on Justia Law

In 2008, the City of Gulfport undertook a project to replace the infrastructure associated with its water and sewer systems relating to damage caused by Hurricane Katrina in 2005. The repair project involved federal, state, and local agencies and ultimately cost approximately $85 million to complete. The original design of the Area 3B project, the sewer infrastructure that crossed the Cowan Road property located north of U.S. Highway 90 and east of Highway 605 were to be replaced, and the new infrastructure was to be installed within the City’s existing easements across the properties. The Cowan Road property at issue was located in the Area 3B geographic zone. Robert “Kris” Riemann, P.E., then-director of the City’s department of public works, was notified that John Felsher had inquired about relocating the sewer infrastructure in Area 3B. Based on an agreement with Felsher to relocate the utilities, the City had the Area 3B design drawings redrafted to move the utilities. The City's project manager was notified that the discovery of underground telephone lines and other utilities required that the sewer line being relocated had to cut the northwest corner of the property. Cowan Road filed a complaint in the Chancery Court of Harrison County, Mississippi, advancing a claim for inverse condemnation against the City. The chancery court transferred the case to the Special Court of Eminent Domain in Harrison County. Due to the jurisdictional limits of county court, the case ended up in Harrison County Circuit Court. The circuit court entered an order granting the motion for partial summary judgment filed by the City on the issue of the date of the taking. The parties eventually settled the reverse condemnation claim, and the City agreed to pay $100,000 to Cowan Road & Hwy 90, LLC, for the improper and unlawful taking of its property. The issue before the Mississippi Supreme Court centered on the circuit court's grant of attorneys' fees and expenses: Gulfport argued that Cowan Road should not have been allowed to recover attorneys’ fees under Section 43-37-9. Finding that the statute applied and fees were appropriate, the Supreme Court affirmed. However, the Court found the trial judge abused his discretion by disallowing requests for postjudgment interest. View "City of Gulfport v. Cowan Road & Hwy 90, LLC, et al." on Justia Law

After a judicial foreclosure proceeding for delinquent property taxes, the county generally sells the land at a public auction and pays any proceeds above the delinquency amount to the owner upon demand. Ohio's 2008 land-bank transfer procedure for abandoned property permits counties to bring foreclosure proceedings in the County Board of Revision rather than in court and authorizes counties to transfer the land to landbanks rather than sell it at auctions, “free and clear of all impositions and any other liens.” The state forgives any tax delinquency; it makes no difference whether the tax delinquency exceeds the property’s fair market value. The Board of Revision must provide notice to landowners and the county must run a title search. Owners may transfer a case from the Board to a court. After the Board’s foreclosure decision, owners have 28 days to pay the delinquency and recover their land. They also may file an appeal in a court of general jurisdiction. Owners cannot obtain the excess equity in the property after the land bank receives it.After Tarrify’s vacant property was transferred to a landbank, Tarrify sued under 42 U.S.C. 1983, claiming that the transfers constituted takings without just compensation. The Sixth Circuit affirmed the denial of Tarrify’s motion to certify a class of Cuyahoga County landowners who purportedly suffered similar injuries. While the claimants share a common legal theory—that the targeted Ohio law does not permit them to capture equity in their properties after the county transfers them to a land bank—they do not have a cognizable common theory for measuring the value in each property at the time of transfer. View "Tarrify Properties, LLC v. Cuyahoga County" on Justia Law

Following floods at Houston’s Buffalo Bayou watershed, the federal government built the Barker and Addicks Dams. By 1963, each dam held a large reservoir with gated outflowing conduits. The Army Corps of Engineers’ 2012 Water Control Manual provides that if an inch of rain falls within a 24- hour period or if downstream flooding is expected, the Corps must close the floodgates. If “inflow and pool elevation conditions dictate,” the Corps releases water according to a schedule. The reservoirs were empty before Hurricane Harvey made landfall. On August 25, 2017, the Corps closed the floodgates; more than 30 inches of water poured onto the city in four days. The Corps released water. Some downstream properties were flooded for more than 11 days, some at more than eight feet above the first finished floor. Suits alleging that the flooding constituted an uncompensated, physical taking of property were split. In the Upstream Sub-Docket, the Claims Court found that plaintiffs were owners of land not subject to flowage easements and had valid property interests and that the government flooded plaintiffs’ properties and engaged in a taking. The court dismissed the Downstream Sub-Docket claims, finding that the owners did not articulate a cognizable property interest; “neither Texas law nor federal law creates a protected property interest in perfect flood control.” The court reasoned that the plaintiffs acquired their properties subject to the superior right of the Corps to engage in flood mitigation.The Federal Circuit reversed. The government is not immune from suit under the Flood Control Act of 1928, 33 U.S.C. 702c. There is no blanket rule under Texas law that property rights are held subject to owners’ expectations on acquisition. The Supreme Court has rejected the notion that private property is subject to “unbridled, uncompensated qualification under the police power." View "Milton v. United States" on Justia Law

In 2018, the Indiana Supreme Court held that the state holds exclusive title to Lake Michigan and its shores up to the lake’s ordinary high-water mark. The plaintiffs, who own beachfront property on Lake Michigan’s Indiana shores, believed that their property extended to the low-water mark, and filed suit, alleging that the ruling amounted to a taking of their property in violation of the Fifth Amendment–a “judicial taking.” The defendants were Indiana officeholders in their official capacities: the Governor, the Attorney General, the Department of Natural Resources Director, and the State Land Office Director.The Seventh Circuit affirmed the dismissal of the suit. None of the named officials caused the plaintiffs’ asserted injury or is capable of redressing it, so the plaintiffs lack Article III standing. View "Pavlock v. Holcomb" on Justia Law

The Supreme Court reversed the judgment of the court of appeals reversing the judgment of the trial court against Landlord and in favor of the City of Baytown in this dispute over unpaid utility bills, holding that Landlord's challenge to the City's enforcement action failed to show the intentional taking or damage for public use necessary to establish a constitutional right to compensation.In this action, Landlord alleging that the City's withholding of utility service to collect payment resulted in the loss of a tenant and the disrepair of his property and was a taking in violation of the state or federal constitution. The trial court concluded that Landlord did not establish an intentional taking of private property for public use. The court of appeals reversed. The Supreme Court reversed, holding that the City's utility enforcement actions did not establish a regulatory taking of private property as a matter of law. View "City of Baytown v. Schrock" on Justia Law

The Supreme Court affirmed the judgment of the district court finding that Plaintiff did not qualify for an extended redemption period under Neb. Rev. Stat. 77-1827 and that the tax certificate sale process at issue in this case did not violate Plaintiff's constitutional rights, holding that there was no error.Because Plaintiff did not pay her 2013 property taxes the Lancaster County treasurer to a private party. Three years later, the tax certificate holder applied for and obtained a tax deed to the property. Plaintiff subsequently brought this action seeking to quiet title to the property in her name, arguing that the issuance of the tax deed had violated her rights under the state and federal constitutions and that she had a statutory right to a five-year redemption period under Neb. Rev. Stat. 77-1827. The district court dismissed all claims. The Supreme Court affirmed, holding that the district court did not err when it determined that Plaintiff was not entitled to the statutory extended redemption period or when it dismissed her constitutional claims. View "Nieveen v. TAX 106" on Justia Law

Barber owns land adjacent to Mill Pond and the Mill Pond Dam (built 1836) in Springfield Township, Michigan. Parts of her property “run directly into the Mill Pond” and include parts of the pond itself. The Township and the County (Defendants) are jointly responsible for maintaining the Dam. In 2018, Oakland County conducted a study. The Township ultimately recommended removing the Dam. Defendants hired engineering firms and allocated money to the project. A local newspaper article titled “Mill Pond Dam to be Removed Next Year,” ran in March 2021. Barber alleges that removing the Dam, among other things, will decrease her property value, interfere with her riparian rights, deprive her of her right to use and enjoy her land, physically damage her property, “will likely pollute, impair and destroy natural resources, including . . . surface water, wetlands, and wildlife and natural habitat,” and “may cause flooding and property damage.” She sought to enjoin the Dam-removal project, alleging that it would constitute a taking under the federal and Michigan constitutions and a trespass under Michigan law.The district court granted the Defendants judgment on the pleadings. The Sixth Circuit reversed, finding Barber’s claims ripe, and that she has standing to sue. She plausibly alleges that she faces a risk of “concrete” and “particularized” injuries. Plaintiffs may sue for injunctive relief even before a physical taking has happened. View "Barber v. Charter Township of Springfield, Michigan" on Justia Law

RCW 49.60.227 permitted a court to strike a racially restrictive, legally unenforceable covenant from the public records and eliminate the covenant from the title. This case concerned what under the statute, striking from the public records and eliminating from the title meant, and whether a court order declaring the covenant struck and void was all that was required or allowed. Alex May sought a declaratory action under former RCW 49.60.227 (2006) to have a racially restrictive covenant voided and physically removed from the title to his property and from the public records. Both the trial court and the Court of Appeals concluded that the statute at issue did not allow the physical removal of the covenant from the title but, instead, allowed only for an order voiding the covenant to be filed with the title. In the interim, the legislature amended RCW 49.60.227, clarifying the procedure under which these covenants were struck and eliminated. The Washington Supreme Court held that the interim amendments in Laws of 2021, chapter 256, section 4 applied, and therefore the Supreme Court did not address the statute under which May initially sought to have the covenants removed. Accordingly, the case was remanded to the trial court for relief under Laws of 2021, chapter 256, section 4. View "In re That Portion of Lots 1 & 2" on Justia Law