Justia Real Estate & Property Law Opinion Summaries

A jury found defendant-appellant Rodney Brossart guilty of terrorizing, preventing arrest, and failing to comply with the law for estray animals. In 2011, two of Brossart's adult children observed three cow-calf pairs loose on or near Brossart's property and they determined the cattle did not belong to Brossart. The cattle were secured in a fenced "missile site" Brossart leased. One of Brossart's children told him about the cattle after the cattle were secured. The following day, neighbor Chris Anderson discovered three cow-calf pairs had escaped from his fenced property. Anderson tracked the cattle to Brossart's property and spoke to Brossart about the cattle. According to Anderson, Brossart informed him that he would have to buy the cattle back. Anderson returned to his farm and contacted the Nelson County Sheriff's Department. Eric Braathen, a deputy for the Nelson County Sheriff's Department, contacted Fred Frederikson, a licensed peace officer and a brand inspector for the North Dakota Stockmen's Association. While driving to Brossart's farm, Braathen and Frederikson saw Brossart pumping water from a field. Braathen introduced Frederikson to Brossart and Frederikson asked about the cattle and whether he could go look at them. According to Braathen, Brossart informed the officers "if you step foot on my property, you are going to not be walking away." The situation quickly escalated, Braathen attempted to arrest Brossart, Brossart resisted, and Braathen used a taser on Brossart multiple times before he was handcuffed. Brossart was charged with failing to comply with the estray chapter and preventing arrest. He appealed his conviction. After review, the Supreme Court concluded that the district court did not give the jury any instructions explaining what constituted a threat and that communications that are not a "true threat" are protected speech. The district court therefore did not correctly and adequately inform the jury of the applicable law and erred by failing to include a jury instruction defining what constituted a "threat." Brossart's terrorizing conviction was reversed and the case remanded for a new trial on that charge. The Supreme Court affirmed in all other respects. View "North Dakota v. Brossart" on Justia Law

Plaintiff controls the Fig Garden Village outdoor shopping center, which has approximately 60 retailers. Plaintiff has a policy of prohibiting solicitation of donations on the shopping center property; it allows other forms of expressive activity, such as gathering petition signatures, in a designated public forum area only. Solicitors for Nu Creation solicited donations on sidewalk areas adjacent to the entrances of stores within the shopping center. Plaintiff explained its policy regarding solicitation and asked the solicitors to leave, but they refused. Officers would not arrest them without a court order. Plaintiff sought declaratory relief and a temporary restraining order. The trial court granted the ex parte application and issued a TRO. After a hearing, the court issued a preliminary injunction, which did not prohibit all solicitation on plaintiff’s property, but restricted it to a designated public forum area marked on a map attached to the preliminary injunction. The court of appeal affirmed, agreeing that the store entrances and aprons are not a public forum. View "Donahue Schriber Realty Grp., Inc. v. Nu Creation Outreach" on Justia Law

The Commonwealth filed a complaint alleging that Windsor Plaza Condominium violated Va. Code 36-96.3(B)(ii) by failing to make reasonable accommodations in rules or services that were necessary to afford Michael Fishel equal opportunity to enjoy his dwelling. Fishel and his wife moved to intervene in the lawsuit, alleging additional causes of action. The circuit court granted summary judgment for Windsor Plaza. The Supreme Court affirmed in part and reversed in part, holding that the circuit court (1) did not err in ruling that the evidence relating to conversion of a bicycle storage space into an accessible parking space supported a claim for reasonable modification rather than a claim for reasonable accommodation; (2) did not err in ruling granting Windsor Plaza’s motion to strike; (3) erred in ruling that Windsor Plaza’s request for attorney’s fees against the Commonwealth was not barred by sovereign immunity, but the error was harmless; (4) did not err in concluding that the statute of limitations barred the Fishels’ additional claims; and (5) did not err by refusing to award Windsor Plaza attorney’s fees against the Fischels. View "Commonwealth v. Windsor Plaza Condo. Ass'n, Inc." on Justia Law

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

In 2011, in response to an increased number of foreclosures, the City of Springfield enacted two ordinances addressing properties left vacant during or after the foreclosure process. The mediation ordinance established a program requiring mandatory mediation between mortgagors and mortgagees. The foreclosure ordinance required owners of buildings that are vacant or undergoing foreclosure to register with the City. Six banks holding mortgage notes on properties in the City (Plaintiffs) filed suit seeking declaratory and injunctive relief from the enforcement of the ordinances. The federal district court allowed the City’s motion for summary judgment. Plaintiffs appealed, and the First Circuit certified two questions to the Supreme Judicial Court. The Court answered (1) the foreclosure statute preempts the mediation ordinance in whole but does not preempt the foreclosure ordinance; (2) the foreclosure ordinance is preempted by the Massachusetts Oil and Hazardous Material Release Prevention Act and the state sanitary code; and (3) the foreclosure ordinance does not impose an unlawful tax in violation of the Constitution of the Commonwealth of Massachusetts. View "Easthampton Savings Bank v. City of Springfield" 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 prevailing in a condemnation action, petitioners-landowners moved for an award of attorneys' fees pursuant to section 28-2-510(B)(1) of the Eminent Domain Procedure Act. Contrary to petitioners' view, the circuit court determined attorneys' fees should be awarded based on an hourly rate via a lodestar calculation rather than the contingency fee agreement between Petitioners and their attorney. The Court of Appeals affirmed. The Supreme Court interpreted section 28-2-510 and concluded the General Assembly intended for attorneys' fees to be awarded based on a constellation of factors. Specifically, section 28-2-510(B)(1) mandated that in order for a prevailing landowner to recover reasonable attorneys' fees he or she must submit an application for fees "necessarily incurred." Therefore, by implication, the General Assembly precluded a landowner from recovering attorneys' fees based solely on a contingency fee agreement without regards for section 28-2-510. The Court explained that even though the contingency fee agreement is not the sole element in the calculation, it is still a significant component as it may be used to explain the basis for the fee charged by the landowner's counsel. "Our decision should not be construed as somehow condemning or eliminating an attorney's use of a contingency fee agreement. To the contrary, we recognize that the use of these agreements is a legitimate and well-established practice for attorneys throughout our state. This practice may still be pursued. Yet, it is with the caveat that the terms of the agreement are not controlling. Rather, they constitute one factor in a constellation of factors for the court's consideration in determining an award of reasonable litigation expenses to a prevailing landowner under section 28-2-510(B)(1). The court may, in fact, conclude that the contingency fee agreement yields a reasonable fee. However, the court is not bound by the terms of the agreement. " For this case, the Supreme Court held that the Court of Appeals misapplied case law precedent. Furthermore, the Court concluded the circuit court failed to conduct the correct statutory analysis, and remanded this matter to the circuit court. Petitioners' counsel was instructed to submit an itemized statement in compliance with section 28-2-510(B)(1) as counsel's original affidavit failed to identify the "fee charged" and the actual number of hours expended. View "South Carolina Dept. of Trans. v. Revels" on Justia Law

The issue this case presented for the Supreme Court's review centered on the free speech rights of residents in a high-rise cooperative apartment building. A resident who was a regular critic of the building's Board of Directors was interested in running for a Board seat. He asked the Board if he could distribute campaign materials in the building. The Board, citing a House Rule that barred soliciting and distributing any written materials, denied the request. On prior occasions, though, the Board had distributed written updates under apartment doors throughout the building, which criticized the Board's opponents. The resident filed a lawsuit and claimed that the House Rule was unconstitutional. "Different concerns arise when the speaker is an owner, not a visitor, who seeks to exercise the right to free speech in the common-interest community where he or she lives. [...] In those cases, courts should focus on the purpose of the expressional activity . . . in relation to the property's use, and conduct a more general balancing of expressional rights and private property rights." Here, the Board's policy violated the free speech clause of the State Constitution. "The important right of residents to speak about the governance of their community, which presents a minimal intrusion when a leaflet is placed under a neighbor s apartment door, outweighs the Board's concerns."View "Dublirer v. 2000 Linwood Avenue Owners, Inc., et al." on Justia Law