Justia Real Estate & Property Law Opinion Summaries

The Supreme Court affirmed in part and reversed in part the decision of the district court granting summary judgment in favor of Anaconda-Deer Lodge County in this dispute over the status of a road, holding that the district court did not err in concluding that the County’s use of the upper branch of the road did not amount to a taking but that Letica Land Company, LLC was not constitutionally entitled to litigation expenses and that both Letica and the County were responsible for their individual trial costs.At issue was the status of Modesty Creek Road, located near the boundary between Anaconda-Deer Lodge County (the County) and Powell County. Letica filed a complaint and sought a preliminary injunction barring public use of the road until a judgment established the existence of a right-of-way over either or both the upper and lower branches. The district court granted summary judgment in favor of the County and dismissed Letica’s takings claims. The Supreme Court held (1) the district court did not err in granting summary judgment in the County’s favor; (2) because a taking did not occur, Letica was not constitutionally entitled to compensation or litigation expenses; and (3) the district court erred in holding Letica accountable for the County’s trial costs. View "Letica Land Co., LLC v. Anaconda-Deer Lodge County" on Justia Law

Julian Bearrunner appealed after being convicted of class A misdemeanor criminal trespass and class A misdemeanor engaging in a riot, charges stemming from protests near the Dakota Access Pipeline. On appeal, Bearrunner argued the district court misinterpreted the criminal trespass statute by finding that the pasture was "so enclosed as manifestly to exclude intruders" as required to convict him of the trespassing charge. Bearrunner also argued the district court erred in finding that his conduct was "tumultuous and violent" as required to convict him of the engaging in a riot charge. Upon reviewing the record, the North Dakota Supreme Court concluded Bearrunner's conviction of class A criminal trespass under N.D.C.C. 12.1-22-03(2)(b) was supported by substantial evidence. However, there was not substantial evidence that Bearrunner engaged in violent conduct sufficient to support a conviction for the class A misdemeanor of engaging in a riot. Whether a fence is so enclosed as manifestly to exclude intruders is a finding of fact. Appellant's conduct did not rise to the level of "tumultuous and violent" as required under N.D.C.C. 12.1-25-01. View "North Dakota v. Bearrunner" on Justia Law

Defendant Lisa Jacobs appealed both a jury verdict and a permanent injunction issued by the trial court in favor of plaintiffs Lorraine and Peter MacDonald. Defendant seasonally resided in Fitzwilliam, New Hampshire. According to plaintiffs, in 2012 they purchased a vacation home that abuts or was near defendant’s family’s property. Thereafter, defendant began letter-writing campaigns in which she falsely accused plaintiffs of, among other things, a variety of illegal activities. In 2016, plaintiffs sued defendant for defamation. Following a trial, the jury found that defendant’s statements were defamatory and that they were made with malice, thereby warranting the award of special damages. In addition, the trial court, finding defendant’s statements “vast and disturbing,” issued a permanent injunction prohibiting defendant from, inter alia, going within a five-mile radius of plaintiffs’ home in Fitzwilliam and from entering plaintiffs’ hometown in Sterling, Massachusetts. On appeal, defendant argued the trial court erred by: (1) denying a mistrial when plaintiffs’ counsel made a “golden rule” argument to the jury; (2) denying her motion for summary judgment because New Hampshire required proof of “actual damages” for defamation; (3) applying an incorrect standard to plaintiffs’ claim for enhanced compensatory damages; (4) determining that defendant’s speech was not of “public concern;” (5) admitting prejudicial other bad act evidence; and (6) “ordering [her] physical removal . . . from her family’s vacation property” in Fitzwilliam and “banishing” her from Sterling. The New Hampshire Supreme Court found no reversible error and affirmed the trial court's judgment. View "MacDonald v. Jacobs" on Justia Law

Websites like Airbnb serve as intermediaries, providing homeowners a forum for advertising short-term rentals of their homes and helping prospective renters find rooms and houses for temporary stays. Chicago’s 2016 Shared Housing Ordinance requires interested hosts to acquire a business license; its standards include geographic eligibility requirements, restrictions on how many units within a larger building can be rented, and a list of buildings where such rentals are prohibited. Approved hosts are subject to health, safety, and reporting requirements, including supplying clean linens and sanitized cooking utensils, disposing of waste and leftover food, and reporting illegal activity known to have occurred within a rented unit. Keep Chicago Livable and six individuals challenged the Ordinance. The Seventh Circuit remanded for a determination of standing, stating that it was not clear that any plaintiff had pleaded or established sufficient injury to confer subject matter jurisdiction to proceed to the merits. The individual owners did not allege with particularity how the Ordinance (and not some other factor) is hampering any of their home-sharing activities; the out-of-town renters did not convey with sufficient clarity whether they still wish to visit Chicago and, if so, how the Ordinance is inhibiting them. All Keep Chicago Livable contends is that the alleged uncertainty around the Ordinance’s constitutionality burdens its education and advocacy mission; it does not allege that it engages in activity regulated by the Ordinance. View "Keep Chicago Livable v. Chicago" on Justia Law

Loren Prout filed an inverse condemnation action alleging Department of Transportation (Caltrans) violated the Fifth Amendment in 2010 by physically occupying without compensation a long, narrow strip of Prout’s land fronting California Highway 12, to make highway improvements. The land taken was a 1.31-acre strip, 20 feet wide and about 6,095 feet long. Caltrans cross-complained for breach of contract, promissory estoppel, and specific performance, alleging Prout agreed to dedicate the strip by deed for highway purposes 20 years earlier when he obtained an encroachment permit for a subdivision he was developing. Prout’s subdivision map stated the strip of land fronting Highway 12, shown by hash marks on the map, was “IN THE PROCESS OF BEING DEEDED TO CALTRANS FOR HIGHWAY PURPOSES.” No deed was ever signed or recorded. After a bench trial on the bifurcated issue of liability, the trial court found Caltrans validly accepted the offer of dedication by physically occupying the strip for its highway improvements, and the court awarded specific performance on Caltrans’s cross-complaint and ordered Prout to execute a deed. On appeal, Prout claims the evidence is insufficient to support the trial court’s finding that he agreed to dedicate the entire strip of land, as opposed to just a small area needed to connect the subdivision’s private road to the state highway. The Court of Appeal concluded Prout’s challenge was barred by his failure to file a timely petition for writ of mandamus, and his inverse condemnation claim failed because substantial evidence supported the trial court’s finding that Prout made an offer to dedicate the entire strip of land in 1990 and did not revoke the offer before Caltrans accepted it by physically using the strip to make highway improvements in 2010-2011. View "Prout v. Dept. of Transportation" on Justia Law

In 2000, Ann Arbor passed an ordinance requiring certain homeowners to undergo structural renovations to their homes to alleviate stormwater drainage problems affecting the city and surrounding areas. The city paid or reimbursed the homeowners for the renovations. In 2014, homeowners affected by the ordinance sued in Michigan state courts, alleging that the city’s actions amounted to a taking without just compensation under the Michigan Constitution; they filed an “England Reservation” in an attempt to preserve federal takings claims for subsequent adjudication. The homeowners lost in state court and then filed suit in federal court, citing the Fifth Amendment and 42 U.S.C. 1983. The district court dismissed the Fifth Amendment claim as issue precluded and the section 1983 action as claim precluded. The Sixth Circuit affirmed. The court did not address whether Michigan law is coextensive with federal law. If the takings jurisprudence of the two constitutions is coextensive, then issue preclusion bars subsequent litigation of the federal takings claims after litigation of the state takings claims. If the takings jurisprudence of the two constitutions is not coextensive, then claim preclusion bars subsequent litigation of the federal takings claim because it should have been brought with the state claim in the first instance in the Michigan court. View "Lumbard v. Ann Arbor" on Justia Law

In 2004-2006, Pulte purchased 540 acres of Clarksburg land, then governed by the 1994 Master Plan, which divided development into four stages. In the fourth stage, the area containing Pulte’s land was to be developed into residential communities. Pulte’s land was designated as a receiving property for Transferable Development Rights (TDRs) and was zoned for one-acre lots. Pulte could increase the allowable density to two units per acre by purchasing TDRs from agricultural properties in other Montgomery County areas, which would restrict future development of the agricultural property. Pulte invested 12 million dollars in TDRs. Under the Plan, there were prerequisites to Stage 4 development. All had occurred by 2009. The Plan stated that Stage 4 developments can proceed once public agencies and the developer have complied with all “implementing mechanisms,” which included Water and Sewer Plan amendments. Pulte submitted its Water and Sewer Request to the County and the Maryland-National Capital Park and Planning Commission in 2009, with a $10,000 filing fee. The County never acted on Pulte’s application. In 2012, Pulte submitted a Pre-Application Concept Plan to the Commission, which rejected the plan. The agencies refused to meet and stopped responding to Pulte’s communications but reopened the Plan to study the watershed in which Pulte’s land is located and ultimately imposed regulatory changes that severely reduced the number of dwellings Pulte could build and imposed additional costly burdens. The Fourth Circuit affirmed the dismissal of Pulte’s due process, equal protection, and regulatory taking claims, stating that federal courts are not the appropriate forum to challenge local land use determinations. Pulte had no constitutional property interest in developing its land as it had contemplated, and local authorities had a plausible, rational basis for their actions. View "Pulte Home Corp. v. Montgomery County" on Justia Law

Rasooly unsuccessfully appealed a 2015 “Notice and Order to Repair or Demolish Structure" for his vacant Oakley building, then sought judicial review. The city agreed to rescind the Notice; Rasooly was to provide plans responsive to city comments and complete all required work by April 2017. Rasooly’s counsel said more time was required for the work. The city replied that at least stabilization work must be done within the time requested. Rasooly’s counsel did not respond. For several months, Rasooly and the city’s permit center manager communicated by e-mail. On March 1, 2017, the city issued a new notice and order that the property be repaired or demolished, physically posted the notice on the property, and sent it by certified mail to a post office box listed as Rasooly’s address on county tax rolls. The mailing was returned undelivered. After the 20-day period for administrative appeal lapsed, the city advised Rasooly’s attorney of the notice on April 4, 2017. On April 5, Rasooly filed suit. The city cited Rasooly’s failure to exhaust administrative remedies. The court of appeal affirmed the dismissal of Rasooly's petition, finding that the city complied with the Code and rejecting an argument that the “nail & mail” procedures were constitutionally deficient in the absence of efforts at personal service. View "Rasooly v. City of Oakley" on Justia Law

The Court of Federal Claims held that the government effected a physical taking of a 10-acre peninsula on the island of Culebra in Puerto Rico, when the Fish and Wildlife Service faxed its claim of ownership to a gun mount located on the peninsula to a potential purchaser. The location of the government’s claim had been disputed for many years. After the fax was sent, a potential buyer of the land around the claimed area backed out. The Federal Circuit reversed, first holding that the claim was not untimely under the Tucker Act, 28 U.S.C. 1491. Even if Plaintiffs “knew or had reason to know of the government’s claims" before 2006, a mere government assertion of ownership does not constitute a taking. The scope and location of the government’s alleged taking was not previously fixed as it was in the 2006 fax. The government’s mere sharing of information about its claim of ownership with a third party does not constitute a physical taking (or a per se regulatory taking) of that property; the government did not physically occupy part of Plaintiffs’ property, require Plaintiffs to suffer a permanent physical invasion, directly appropriate Plaintiffs’ property, constitute the functional equivalent of an ouster of Plaintiffs’ possession, or deprive Plaintiffs of all economically beneficial use of Plaintiffs’ property. View "Katzin v. United States" on Justia Law

The Supreme Court reversed the decision of the court of appeal reversing the circuit court’s interlocutory judgment concluding that Lexington-Fayette Urban County Government (LFUCG) properly exercised its power of eminent domain in the taking of a permanent easement on Appellee’s land for the public purpose of constructing a storm water culvert and drainage system, holding that the circuit court’s finding was not clearly erroneous.Specifically, the Court held that the court of appeals (1) failed to give appropriate deference to the circuit court’s finding that LFUCG acted in good faith; (2) improperly extended the holding in Sprint Communications v. Leggett, 307 S.W.3d 109 (Ky. 2010); and (3) failed to follow controlling precedent by requiring that local governments condemn property in fee simple when a lesser interest would be equally effective. View "Lexington-Fayette Urban County Government v. Moore" on Justia Law