Justia Real Estate & Property Law Opinion Summaries

The City of Rapid City applied a deicer to the streets adjacent to property owned by the Ruperts. The Ruperts sued the City, claiming that the deicer ran onto their property and destroyed several pine trees. The trial court granted the Ruperts' motion for summary judgment on their inverse condemnation claim, and a jury awarded the Ruperts $126,530 to compensate them for the damage to their property. The Supreme Court affirmed in part and reversed in part, holding (1) the trial court did not err in granting summary judgment in favor of the Ruperts on their inverse condemnation claim, but the measure of damages used at trial for purposes of calculating the just compensation award was erroneous; (2) the trial court properly denied the Ruperts' request for attorney fees; and (3) the trial court's grant of summary judgment in favor of the City on the Ruperts' claims of negligence and trespass did not constitute reversible error. Remanded for a new trial on damages. View "Rupert v. City of Rapid City" on Justia Law

The City brought an eminent domain action to acquire a forty-foot-wide strip of real property from Respondent. Respondent's predecessor-in-interest originally acquired title to this property through a federal land patent that reserved a thirty-three-foot-wide easement across the strip of property for "roadway and public utilities purposes." The City asserted that it sought to utilize its existing rights to the thirty-three-foot right-of-way under the federal land patent's easement and to attain, by condemnation, the remaining seven-foot portion of land. The district court granted Respondent partial summary judgment and awarded Respondent $394,490 in compensation, concluding that the City lacked any right to use the easement because the federal patent did not specifically name the City. The Supreme Court reversed, holding that the district court erred in (1) determining that the federal land patent did not create a thirty-three-foot-wide easement, as the plain meaning of the patent's language created a valid public easement; (2) determining that the City's proposed use of the easement constituted a taking, as the use of this easement was within its scope and did not strip Respondent of a property interest; and (3) awarding Respondent just compensation and attorney fees. View "City of Las Vegas v. Cliff Shadows Prof'l Plaza, LLC" on Justia Law

Plaintiffs the State and the Vermilion Parish School Board filed a "Petition for Damages to School Lands" in 2004 seeking damages and remediation of a sixteenth section of property in Vermilion Parish owned by the State and managed by the School Board. The property was allegedly polluted by oil and gas exploration and production performed pursuant to an oil, gas and mineral lease originally granted on the property in 1935 and a surface lease entered into in 1994. The plaintiffs claimed damage to the land’s soil, surface waters and ground waters. Plaintiffs raised various causes of action including negligence, strict liability, unjust enrichment, trespass, breach of contract and violations of both the Mineral Code and the Civil Code. Several defendants were named in the original petition and in supplemental and amending petitions as companies which conducted, directed, controlled or participated in various oil and gas exploration and production activities as operators and/or working interest owners, and/or joint venturers in the mineral interest. At the time of this appeal, the remaining defendants were Union Oil Company of California; Union Exploration Partners; Carrollton Resources, L.L.C.; Chevron USA Inc.; and Chevron Midcontinent, L.P. In a motion for summary judgment, Chevron USA Inc. sought dismissal from suit, which was denied. Upon review of Chevron's argument that it should have been dismissed from the suit, the Supreme Court agreed with the court of appeal’s conclusion that there seemed to be a genuine issue of material fact as to Chevron USA Inc.’s successor status to Union Oil Company of California, and as such, should not have been dismissed from the case. Consequently, the Court affirmed the court of appeal’s opinion in this regard. View "Louisiana v. Louisiana Land & Exploration Company" on Justia Law

Bethel brought this action asserting that the County's zoning regulations, which prevented Bethel from constructing a church, violated the Religious Land Use and Institutionalized Persons Act (RLUIPA), 42 U.S.C. 2000cc et seq., the United States Constitution, and the Maryland Declaration of Rights. The district court granted summary judgment to the County on all claims. The court concluded that the County had presented no evidence that its interest in preserving the integrity of the rural density transfer zone could not be served by less restrictive means, like a minimum lot-size requirement or an individualized review process. Therefore, the court reversed the district court's grant of summary judgment to the County on Bethel's substantial burden claim. The court affirmed in all other respects and remanded for further proceedings. View "Bethel World Outreach Ministries v. Montgomery County Council" on Justia Law

Respondent William Rines appealed a superior court order that enjoined him from excavating on his property until he obtained a local use variance from Petitioner Town of Carroll. Ultimately, the trial court concluded that respondent's excavation was exempt from the permitting requirements, the Town's zoning ordinance required the variance before respondent began excavating, and that state law did not preempt the local zoning ordinance. Upon review, the Supreme Court affirmed the trial court's injunction, but remanded the case with respect to the calculation of attorney's fees. View "Town of Carroll v. Rines" on Justia Law

A builder sued a homebuyer in a Utah state district court for failing to pay some charges for his home's construction; the homebuyer counterclaimed, alleging that the construction was defective. Shortly before the Utah state court rendered a judgment, the homebuyer sued the builder in an Idaho state district court, seeking to void the builder's allegedly fraudulent transfer of a ranch and appurtenant water shares in Franklin County, Idaho. The homebuyer also filed and recorded the Utah judgment in Franklin County, creating a lien on all of the builder's currently owned and after-acquired real property located there. The builder reversed the transfer, and therefore the ranch became subject to the lien. However, the homebuyer continued to prosecute the fraudulent-transfer action, and did not request a writ of execution. A few months later, the builder declared bankruptcy. In a settlement agreement, the bankruptcy trustee agreed to lift the automatic stay on the homebuyer's fraudulent-transfer action, and also abandoned the ranch from the bankruptcy estate. The homebuyer's judgment lien was not discharged in the builder's bankruptcy, but apparently all in personam causes of action were discharged. The fraudulent-transfer action was repeatedly delayed, and after five years from the entry of the Utah judgment, the homebuyer's lien expired. The homeowner had never attempted to renew the judgment, and had never requested a writ of execution from the Idaho district court. The builder then moved for summary judgment; the homebuyer filed a cross-motion for summary judgment, arguing that he was entitled to a writ of execution. The Idaho district court granted the builder's motion for summary judgment, denied the homebuyer's motion for summary judgment. Upon review, the Supreme Court concluded that the district court properly granted summary judgment in favor of the builder because no relief could be granted based on the expired lien, and because there was no timely request of a writ of execution for the Utah judgment. View "Grazer v. Jones" on Justia Law

Mariner's Cove Townhomes Association appealed the district court's grant of summary judgment on the pleadings for the United States. The district court held that the Association was not entitled to just compensation for the diminution of its assessment base resulting from the government's condemnation of fourteen properties in the Mariner's Cove Development. The court found that the Association's right to collect assessments was a property interest, but the loss of the Association's assessment base was incidental to the condemnation and was barred by the consequential loss rule. Accordingly, the court held that the loss of the Association's right to collect assessments on those properties was not compensable under the Takings Clause of the Fifth Amendment. View "United States v. Land" on Justia Law

Defendant Derrick Reuben Smith was convicted by a jury on one count of conspiracy to commit wire fraud in relation to real estate mortgages. The district court declared a mistrial as to four other counts on which the jury could not reach a verdict, and later dismissed these counts without prejudice. At sentencing, the district court calculated an advisory sentencing range of thirty-seven to forty-six months' imprisonment. The court then sentenced Defendant to forty months' imprisonment and ordered payment of restitution. On appeal, Defendant objected to the district court’s dismissal of the mistried counts without, rather than with, prejudice. He also raised two challenges to the district court's calculation of actual loss in its determination of the applicable sentencing range. Finding no error in the district court's judgment, the Tenth Circuit affirmed Defendant's conviction and sentence. View "United States v. Smith" on Justia Law

Petitioners filed a petition for judicial review of the Baltimore City Council's approval of a planned unit development (PUD) with a Wal-Mart supercenter. Both Petitioners' residences were approximately 0.4 miles away from the PUD. The Mayor and City Council of the City, the owners of the property, and the developers of the PUD (Respondents) filed motions to dismiss, alleging that Petitioners lacked standing to challenge the PUD. The circuit court granted Respondents' motions and dismissed Petitioners' petition for review. The court of special appeals affirmed, concluding that Petitioners did not qualify for prima facie aggrieved status and that they had failed to show any special aggrievement different from the general public. The Supreme Court granted certiorari and held that the circuit court did not err in its judgment, as Petitioners failed to allege specific facts that they had been specially aggrieved in a manner different than the public generally. View "Ray v. Baltimore" on Justia Law

In 1961, the U.S. Bureau of Land Management (BLM) issued a right-of-way grant to the Alaska Department of Public Works conveying a "road building material site" along the Denali Highway with no expiration date and no rental fee. After the Alaska Native Claims Settlement Act (ANCSA) was enacted in 1971, the United States conveyed the surface and subsurface estates encompassing the State's material site to Ahtna, Inc., an Alaska Regional Native Corporation. The conveyance was "subject to" the "[r]ights-of-way for Federal Aid material sites." ANCSA allowed the federal government to waive administration of the rights-of-way, which BLM did in 1984. The BLM waiver stated that the State was the grantee of the right-of-way at issue, and instead of providing an expiration date the waiver described the term of duration of the right-of-way as "[p]erpetual." The waiver entitled Ahtna to "any and all interests previously held by the United States as grantor," but the waiver explicitly stated there were no rental or other revenues associated with the right-of-way. The State removed material from the site until 1988, but the State did not use material from the site for the next 20 years. The State began using the site again in 2008. Ahtna demanded compensation for the removal of gravel from the material site and directed the State to cease and desist further entry onto Ahtna lands. The State responded that its right to remove the gravel pre-existed Ahtna's title interest. The State filed suit against Ahtna, and the parties filed cross-motions for summary judgment. The superior court granted summary judgment to the State, concluding that the State had a valid interest in the material site right-of-way under the Federal-Aid Highway Act, and that Ahtna could not cancel the right-of-way for nonuse or abandonment so long as the State operated and maintained the Denali Highway. Ahtna appealed. Upon review, the Supreme Court concluded that under the assumption that BLM's waiver transferred administrative authority to Ahtna, that authority did not include the right to cancel the State's interest in the material site for nonuse or abandonment without consent from the State. Accordingly, the Court affirmed the superior court's grant of summary judgment to the State. View "Ahtna, Inc. v. Alaska Dept. of Trans. & Public Facilities" on Justia Law