Justia Real Estate & Property Law Opinion Summaries

In 2014, a petition was filed on behalf of the Seacliff Condominium Association for an order requiring Heather R., the owner of a condominium in Seacliff, to undergo an involuntary 72-hour psychiatric evaluation. The petition alleged that Heather was a threat to “herself . . . and her neighbors” based on “[y]ears of confrontation, threats, aberrant and widely swinging behavior suggesting drug use,” including “taking pictures inside people’s houses, inability to have normal social interactions, [and] lying [in] wait to confront neighbors.” After conducting a statutorily required ex parte screening investigation, which did not include an interview with Heather, the superior court master determined that there was probable cause to believe that she was mentally ill and presented a likelihood of serious harm to others. Heather appealed the evaluation order, claiming that the ex parte investigation violated due process and that the master failed to properly conduct the statutorily required screening investigation. Although this appeal was technically moot, the Supreme Court reached the merits of these claims under the public interest exception. The Court vacated the evaluation order because the superior court master failed to conduct the interview as part of the screening investigation required by statute; the Court did not reach the due process question. View "In Re Necessity for the Hospitalization of Heather R." on Justia Law

In an inverse condemnation action, the issue facing the Court of Appeal was a unique situation, where a state agency assumed control of a local flood control process, and it determined to provide less flood protection than historically provided by a local agency in order to protect environmental resources. Plaintiffs, whose properties suffered flooding damage when the lagoon level rose above eight feet msl, filed this action in 2007 for inverse condemnation. They alleged they suffered a physical taking from the Department’s actions, and a regulatory taking by the Commission retaining land use jurisdiction over the subdivision throughout this time instead of transferring it to the County. Plaintiffs also sought precondemnation damages and statutory attorney fees. The trial court found the Department and the Commission (collectively, the State) liable for a physical taking and awarded damages, but it concluded plaintiffs’ claim for a regulatory taking was barred. It rejected the State’s arguments that the statute of limitations barred plaintiffs’ complaint. It awarded plaintiffs attorney fees in the amount they incurred under a contingency agreement, but it denied plaintiffs any precondemnation damages. Both the State and plaintiffs appealed. The Court of Appeal affirmed the trial court’s judgment finding the state agency liable in inverse condemnation for a physical taking of plaintiffs’ properties, and not liable for a regulatory taking. The Court reversed the judgment to the extent the court found another state permitting agency liable in inverse condemnation. View "Pacific Shores v. Dept. of Fish and Wildlife" on Justia Law

As part of a highway improvement project, plaintiff Oregon Department of Transportation (ODOT or the state), brought a condemnation action against defendant Alderwoods (Oregon), Inc., seeking to acquire "[a]ll abutter’s rights of access, if any," between defendant’s property and Highway 99W. The improvement project involved rebuilding the sidewalk along Highway 99W and eliminating two driveways that previously had allowed direct vehicular access from defendant’s property to the highway. Defendant’s property retained access to the highway, however, by means of two driveways onto a city street that ran perpendicular to and intersected the highway. Before trial, the state moved in limine to exclude as irrelevant evidence of any diminution in value of defendant’s property as a result of the loss of the two driveways. The trial court concluded that the elimination of those driveways had not effected a taking of defendant’s right of access to the highway and granted the state’s motion. The Court of Appeals affirmed. The Supreme Court agreed with the appellate court that there was no taking in this case, and affirmed. View "ODOT v. Alderwoods" on Justia Law

Mortgage Electronic Registration Systems, Inc. (MERS) brought this action to set aside a tax sale of real property, arguing that the county’s failure to provide it with notice of the sale violated his right to due process. The purchaser of the real property (Defendant) moved for judgment on the pleadings, asserting that MERS did not tender payment of the sale price plus the accrued taxes before bringing suit, as is statutorily required in a suit challenging the validity of a tax sale, and that MERS did not have a protected interest in the subject property. The trial court granted Defendant’s motion, concluding that MERS did not have an interest in the property. The Court of Appeals on the grounds that MERS lacked standing to file suit. The Supreme Court affirmed on different grounds, holding (1) MERS was not required to tender payment before filing this lawsuit; and (2) MERS acquired no protected interest in the subject property, and therefore, its due process rights were not violated by the county’s failure to notify it of the tax foreclosure proceedings or the tax sale. View "Mortgage Elec. Registration Sys., Inc. v. Ditto" on Justia Law

In 2014, Perfect Puppy, Inc. signed a lease to use a City of East Providence building for a “Puppy Sales store.” Less than two months later, the East Providence city council formally passed an ordinance banning dog and cat sales. Perfect Puppy sued East Providence in state court. The case was removed to federal court on federal-question grounds. The district judge granted East Providence summary judgment on all claims except Perfect Puppy’s takings claim. As for any possible facial-takings challenge, the judge concluded that the claim lacked development. Noting that Perfect Puppy had not asked the state for compensation, the judge deemed the as-applied challenge unripe and remanded the suit to state court for lack of subject-matter jurisdiction. The First Circuit affirmed the judge’s handling of the facial-takings issue and dismissed Perfect Puppy’s appeal for lack of jurisdiction as to that part of the judge’s order remanding the as-applied claim to state court, holding (1) Perfect Puppy failed to bring a facial-takings challenge; and (2) the lack-of-jurisdiction ground for the remand of the as-applied challenge was colorable, which meant that the First Circuit lacked appellate jurisdiction to review the judge’s decision. View "Perfect Puppy, Inc. v. City of East Providence" on Justia Law

In November 2009, County of Alameda voters approved Measures I and J levying special parcel taxes by the Albany Unified School District. Plaintiff-appellant Golden Gate Hill Development Company, Inc. was the owner of a parcel of real property in the City of Albany subject to the tax. In February 2014, appellant filed suit against the County and District seeking a refund of taxes paid under the Measures. Golden Gage Hill alleged the tax rates in the Measures were improper because different rates are imposed on residential and nonresidential properties, as well as nonresidential properties of different sizes. The complaint referenced a recent decision in this district, “Borikas v. Alameda Unified School Dist.” (214 Cal.App.4th 135 (2013)), which declared invalid a different parcel tax with similar rate classifications. Respondents moved to dismiss, contending the complaint failed to state a claim because, under Code of Civil Procedure section 860, et seq. (“the validation statutes”), appellant was required to present its claims in a “reverse validation action” within 60 days of passage of the Measures. The trial court sustained the demurrer without leave to amend. Because appellant has not shown there was a basis for its refund claim independent of the alleged invalidity of the Measures, the Court of Appeal affirmed. View "Golden Gate Hill Development Co. v. County of Alameda" on Justia Law

Petitioner seeks a writ of mandate and/or prohibition asking the superior court to vacate its order granting the petition of real party in interest, the District, for a right of entry pursuant to the Eminent Domain Law, Code Civ. Proc., 1245.010 et seq. The superior court permitted the District to conduct certain investigations and environmental testing on petitioner's property. Petitioner argued that the District's actions constitute a taking requiring the District to file a condemnation suit to litigate the need for the taking and to provide petitioner with just compensation. The court concluded, however, that the District's proposed actions, which are temporary and limited intrusions on the property, neither violate the entry statutes nor do they constitute a taking requiring a jury determination of just compensation. Accordingly, the court denied the writ petition. View "Young's Market Co. v. Super. Ct." on Justia Law

Defendant Lisa Tagalakis Fedor was convicted by jury of knowingly keeping or maintaining a common nuisance. Defendant lived in Manchester with her boyfriend and her two children. In January 2013, the boyfriend approached defendant about allowing Robert Doane to move in with them. Doane was an acquaintance of the boyfriend’s from whom the boyfriend had purchased heroin. Defendant agreed to allow Doane to move into a spare bedroom. Defendant knew that Doane sold drugs and allowed him to continue to do so after he moved in, but asked him not to sell drugs inside the house. After moving in, Doane began selling heroin on the street outside of the residence. Inside the residence, Doane installed a padlock on his bedroom door, but defendant had witnessed Doane in his bedroom, packaging heroin into “individual baggies.” Doane, despite being a convicted felon, also obtained a stolen firearm that he kept in the house. Defendant was charged with one count of conspiracy to commit the sale of a controlled drug and one count of knowingly keeping or maintaining a common nuisance. Defendant moved for JNOV, or, in the alternative, to set aside the verdict. The trial court denied her requests for relief, and this appeal followed. Defendant argued on appeal that: (1) the trial court erred when it denied her motion for JNOV, specifically, that the evidence presented at trial was insufficient to prove that her residence was “used for the selling of the controlled drug heroin” because “drugs were not sold from inside the residence”; and (2) that the evidence was insufficient to support a finding that she “maintained a common nuisance under RSA 318-B:16” because she “did not control or ‘maintain’ Doane’s padlocked room.” The Supreme Court affirmed, concluding that the trial court’s denial of the defendant’s motion to set aside the verdict was supported by the evidence at trial, and did not constitute an unsustainable exercise of discretion. View "New Hampshire v. Fedor" on Justia Law

TAG filed suit against the City, arguing that the City's zoning policies perpetuated racial segregation and had a disparate impact, thus violating the Fair Housing Act, 42 U.S.C. 3604. In 2010, a jury returned a verdict in favor of TAG on the disparate impact claim, but the district court granted the City's motion for a new trial. In 2012, a second jury returned a verdict in favor of the City on both TAG's perpetuation of segregation and disparate impact claims. The court held that TAG’s lost upfront economic expenditures on a detailed development proposal for a specific piece of property, coupled with the denial of a necessary special use permit, constitute injuries-in-fact that are fairly traceable to the City’s actions, thus affording TAG standing to maintain this action. The court also held that the City waived its argument regarding the inconsistency of the jury verdict; the district court should not have reached the merits of that argument, and it therefore erred when it ordered a new trial on that ground. Further, having concluded that the district court erred in ordering a new trial, and that the City has waived its remaining claims of error relating to the 2010 trial, the court reinstated the 2010 judgment in favor of TAG on its disparate impact claim; remanded with instructions that the district court grant a new trial limited only to the issue of damages unless TAG agrees to a remittitur reducing its award to $100,000; and denied reassignment on remand. View "The Anderson Group v. City of Saratoga Springs" on Justia Law

Trona is a sodium carbonate compound that is processed into soda ash or baking soda. Because oil and gas development posed a risk to the extraction of trona and trona worker safety, the Bureau of Land Management (BLM), which manages the leasing of federal public land for mineral development, indefinitely suspended all oil and gas leases in the mechanically mineable trona area (MMTA) of Wyoming. The area includes 26 pre-existing oil and gas leases owned by Barlow. Barlow filed suit, alleging that the BLM’s suspension of oil and gas leases constituted a taking of Barlow’s interests without just compensation and constituted a breach of both the express provisions of the leases and their implied covenants of good faith and fair dealing. The Federal Circuit affirmed the Claims Court’s dismissal of the contract claims on the merits and of the takings claim as unripe. BLM has not repudiated the contracts and Barlow did not establish that seeking a permit to drill would be futile. View "Barlow & Haun, Inc. v. United States" on Justia Law