Justia Real Estate & Property Law Opinion Summaries

In 2010, the City of Sandy Springs and two individual homeowners, John E. Balsam and Jerry Burnstein, filed suit against Fulton County, its Board of Commissioners, and its Director of Public Works. Sandy Springs sought a declaratory judgment, mandamus, and injunctive relief on whether Fulton County retained ownership of and responsibility for two drainage retention ponds and a dam located within Sandy Springs. Following a bench trial, the trial court found in favor of Sandy Springs, and Fulton County appealed, contending that it was prohibited from maintaining the detention ponds pursuant to the Georgia constitution. Under the circumstances of this case, the Supreme Court found that Fulton County retained current ownership of and responsibility for the easements it held over the dam and retention ponds located in Sandy Springs. However, any concomitant responsibility continued only until the easements at issue were legally transferred, terminated, or prospectively abandoned. As a result, to the extent that the trial court's order could be read to indicate that Fulton County had to maintain the easements in perpetuity, the Court reversed. View "Fulton County v. City of Sandy Springs" on Justia Law

CenterPoint Energy Gas Transmission Co., a gas pipeline company that has the power of eminent domain, filed a petition to condemn an easement on property owned by GSS, LLC. The circuit court entered an order of possession, and, after a trial, awarded GSS $64,000 as just compensation. The Supreme Court affirmed, holding that the circuit court (1) did not abuse its discretion in excluding evidence of value of a contiguous parcel of land from a separate case; (2) did not err in granting summary judgment in favor of CenterPoint on GSS’s counterclaims; and (3) did not err in granting summary judgment to CenterPoint. View "GSS, LLC v. Centerpoint Energy Gas Transmission Co." on Justia Law

Appellant entered into a mortgage with Aegis Lending Corporation. The mortgage was later assigned to Pacifica L. Ninteen, and the servicing rights were eventually transferred to Vantium Capital, Inc. (“Acqura”). After foreclosure proceedings were commenced against Appellant, Appellant filed suit against Acqura, alleging numerous state law claims. Specifically, Appellant claimed that Acqura’s violated its Servicer Participation Agreement with Fannie Mae by failing to follow guidelines applicable under the federal Home Affordable Modification Program. The district court dismissed the lawsuit, holding that Minn. Stat. 58.18(1) did not provide a private cause of action for Appellant to pursue damages for Acqura’s alleged violation of its agreement with Fannie Mae and that Appellant therefore lacked standing. The court of appeals affirmed. The Supreme Court reversed, holding that section 58.18(1) provides for a private right of action and therefore gave Appellant standing to pursue her claim. View "Gretsch v. Vantium Capital, Inc." on Justia Law

Plaintiff filed suit against the cities, alleging violations of the Fair Housing Act (FHA), 42 U.S.C. 3601 et seq., federal civil rights laws, and state laws stemming from the cities' demolition of his properties after declaring them nuisances. On remand, the district court concluded that plaintiff failed to state a claim under federal law and that the statute of limitations barred his FHA claims. The court concluded that the district court did not err by ordering the parties to brief the issue of whether plaintiff's complaints stated a claim under federal law; the district court properly considered the relevant evidence and did not err by excluding evidence plaintiff submitted; the district court did not err in concluding that the two-year statute of limitations barred plaintiff's FHA claims; the district court did not err in concluding that plaintiff's complaint, alleging 42 U.S.C. 1981-83 claims, failed to state a claim under federal law; and the district court did not abuse its discretion in denying motions to alter or amend. Accordingly, the court affirmed the judgment of the district court. View "Smithrud v. City of St. Paul, et al." on Justia Law

The City of Lebanon sought to annex several hundred acres of nearby property. The owners of the property subject to the annexation, including Appellees, filed a lawsuit against the City to invalidate the annexation ordinance. The trial court granted Appellees’ motion for summary judgment, concluding that the City, by intentionally manipulating the annexation boundaries to guarantee a successful annexation, violated Appellees’ constitutional rights. The court of appeals affirmed, holding that the boundaries of territory to be annexed must be “natural or regular” and that the boundaries of the proposed annexation in this case did not meet this standard. The Supreme Court reversed and declared the annexation valid, holding (1) the court of appeals erred in applying a “natural or regular” standard; and (2) the City’s annexation fully complied the the statutory requirements and did not violate Appellees’ constitutional rights. View "City of Lebanon v. Goodin" on Justia Law

Plaintiff-appellant Fred Hector appealed the grant of summary judgment that dismissed his action against the City of Fargo for claims involving special assessments against his land. He argued the district court erred in granting Fargo summary judgment, because N.D.C.C. 40-26-07 authorized his action to judicially establish Fargo's special assessments as void to the extent the assessments exceeded Fargo's actual costs of improvements, and his claims were not barred by administrative res judicata. Upon review of the matter, the Supreme Court concluded N.D.C.C. sections 40-26-01 and 40-26-07 authorized a court to review issues about a municipality's special assessments in the context of the adequate legal remedy of an appeal. Furthermore, the issues Hector raised in this action were res judicata. View "Hector v. City of Fargo" on Justia Law

Defendant-appellant Donald Pellicone appealed a Superior Court judgment confirming that New Castle County had certain easements on Pellicone's property. The County sought the easements' validation to carry out a flood control project targeting Little Mill Creek in New Castle County. The issues on appeal to the Supreme Court were: (1) whether the Flood Control Project legally constituted a County project; (2) whether the County's condemnation of Pellicone's property fell within the County's statutory eminent domain authority; (3) whether the County's action was a taking of Pellicone's property for a public use as defined by law; and (4) whether the procedures set forth in Chapter 12, Article 7 adhered to. Answering all questions raised on appeal as "yes," the Supreme Court affirmed the Superior Court's judgment. View "Pellicone v. New Castle County" on Justia Law

"Appellant and the Respondents are neighbors who obviously do not get along." Appellant Ursula Pallares brought suit alleging five claims against two of her neighbors, respondents Sharon Seinar and Lisa Maseng. Pallares claimed respondents had "mounted a campaign to harass and humiliate" her and to "drive her from her home." Pallares outlined four areas of conduct by one or both Respondents involving: (1) code violations; (2) nuisance animals; (3) a petition for a mental evaluation; and (4) requests for restraining orders, which Pallares averred gave rise to civil tort liability. The circuit court granted partial summary judgment to Respondents on Pallares's claims for malicious prosecution, abuse of process, and civil conspiracy. Pallares appealed, and the Supreme Court certified the case for review. Based on careful consideration of the facts in record, the Supreme Court affirmed the circuit court's grant of partial summary judgment to Respondents on Pallares's claim for malicious prosecution. However, the Court reversed the grant of summary judgment on Pallares's claim for abuse of process. View "Pallares v. Seinar" on Justia Law

After the City initiated a "quick take" proceeding to take the property of Clear Sky Car Wash, Clear Sky filed suit to challenge the City's actions. Clear Sky alleged that the City's conduct violated the mandatory real property acquisition policies set forth in the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (URA), 42 U.S.C. 4651, which were applicable to state agencies when, as here, federal funds were involved. The district court granted the City's motion to dismiss. The court affirmed, concluding that section 4651 did not create enforceable rights. Therefore, Clear Sky lacked any basis for a private action to remedy violations under the URA. Further, 42 U.S.C. 1983 did not give Clear Sky enforceable rights to file suit. The court rejected Clear Sky's argument that it had an Administrative Procedure Act, 5 U.S.C. 551 et seq., claim against the USDOT to require it to enforce the policies of section 4651. Accordingly, the court affirmed the judgment of the district court. View "Clear Sky Car Wash LLC v. City of Chesapeake, VA" on Justia Law

Homeowners filed a complaint against the County and certain Developers, alleging that the Mayor had unlawfully exempted certain projects from a height restriction law (“Law”). On December 31, 2008, the circuit court granted partial summary judgment in favor of Homeowners and entered an order for declaratory and injunctive relief. The circuit court subsequently denied Homeowners’ request for attorneys’ fees under the private attorney general doctrine. After the parties appealed, the Maui County Council passed a bill making the Mayor’s previously illegal conduct legal. The intermediate court of appeals (ICA) (1) vacated the circuit court’s December 31, 2008 order because the Law issue was frustrated based on mootness, and (2) concluded that the circuit court did not abuse its discretion in denying attorneys’ fees. The Supreme Court (1) vacated that portion of the ICA’s judgment that vacated the circuit court’s judgments and order, holding (i) when a case is mooted while on appeal, the appellate could should remand the case to the trial court for a consideration of the vacatur issue, and (ii) the ICA did not properly analyze the vacatur issue; and (2) affirmed that portion of the ICA’s judgment that affirmed the circuit court’s denial of Homeowners’ request for attorneys’ fees. Remanded. View "Goo v. Arakawa" on Justia Law