Justia Real Estate & Property Law Opinion Summaries

Nine Black, female, low- to moderate-income first-time homebuyers purchased condominium units at the RiverEast at Grandview Condominium complex through the District of Columbia’s Housing Purchase Assistance Program. Shortly after moving in, they encountered severe habitability issues, including foundation problems, sewage, and mold. Their attempts to resolve these issues were unsuccessful, leading them to file a thirteen-count lawsuit against the developers, the District of Columbia Department of Housing and Community Development (DHCD), and the RiverEast at Grandview Condominium Owner’s Association. The developers later filed for bankruptcy, and the plaintiffs were forced to evacuate their units.The Superior Court of the District of Columbia granted motions to dismiss the plaintiffs’ claims against the District and the Association for failure to state a claim. The court found that DHCD, as a District agency, was non sui juris and thus incapable of being sued. It also concluded that the plaintiffs failed to state a claim under the District of Columbia Consumer Protection Procedures Act (CPPA) because the District could not be considered a “merchant” under the statute. The court dismissed other claims, including violations of the District of Columbia Human Rights Act (DCHRA), breach of contract, intentional infliction of emotional distress (IIED), and negligence.The District of Columbia Court of Appeals reversed the trial court’s dismissal of the CPPA claim, holding that the District could be considered a merchant under the statute. The case was remanded for further consideration of whether the District’s trade practices were unfair or deceptive. The appellate court affirmed the dismissal of the DCHRA, breach of contract, IIED, and negligence claims, finding that the plaintiffs failed to sufficiently allege facts to support these claims. The court also upheld the trial court’s denial of the plaintiffs’ request to amend their complaint. View "May v. River East at Grandview" on Justia Law

In 2022, the San Francisco Board of Supervisors passed an ordinance extending the notice period for landlords pursuing at-fault evictions. The San Francisco Apartment Association and Small Property Owners of San Francisco Institute sought a writ of mandate to prevent the City and County of San Francisco from enforcing the ordinance, arguing it was preempted by state law. The trial court partially granted the petition, finding the ordinance preempted only for nonpayment of rent evictions. Both parties appealed.The San Francisco Superior Court initially ruled that the ordinance conflicted with state law only regarding nonpayment of rent, citing a split in authority on notice periods for other fault-based evictions. The court referenced Tri County Apartment Association v. City of Mountain View, which invalidated extended notice periods, and Rental Housing Association of Northern Alameda County v. City of Oakland, which allowed them. The trial court felt bound by Rental Housing and limited its ruling to nonpayment of rent.The California Court of Appeal, First Appellate District, reviewed the case and concluded that the entire ordinance was preempted by state law. The court found that the ordinance was procedural, not substantive, as it extended the state-mandated three-day notice period to a minimum of 13 days, conflicting with the Unlawful Detainer Act's timelines. The court determined that state law fully occupies the field of landlord-tenant notification timelines, making the local ordinance invalid.The Court of Appeal reversed the trial court's judgment in part, ruling that the entire ordinance was preempted by state law, and directed the superior court to issue a writ of mandate preventing the City and County of San Francisco from enforcing the ordinance. The plaintiffs were awarded their costs on appeal. View "S.F. Apartment Assn. v. City & County of S.F." on Justia Law

The case involves a historic Black burial ground in Montgomery County, Maryland, known as Moses Cemetery. The land, which contains the remains of many individuals, including formerly enslaved persons, was sold and developed into an apartment complex and parking lot in the 1960s. The development process desecrated the burial ground, and it is likely that human remains are still interred there. The current owner of the property is the Housing Opportunities Commission of Montgomery County (HOC). The plaintiffs, including descendants of those buried in Moses Cemetery and a local church, sought to challenge HOC's plan to sell the land to a developer.The Circuit Court for Montgomery County granted the plaintiffs' request for a preliminary injunction to prevent the sale and later issued a writ of mandamus compelling HOC to file an action under Maryland's Business Regulation Article § 5-505 before selling the property. The court found that there was overwhelming evidence of the burial ground's existence and that many bodies likely remain on the property.The Appellate Court of Maryland reversed the circuit court's decision, holding that § 5-505 is an optional procedure for selling burial grounds and does not impose a mandatory duty on HOC to file an action before selling the land. The Appellate Court reasoned that the statute is designed to allow certain burial grounds to be sold free from claims but does not require this procedure to be followed in all cases.The Supreme Court of Maryland affirmed the Appellate Court's judgment in part and reversed it in part. The Court held that the common law of burial places in Maryland provides an appropriate framework for disputes regarding burial grounds and that extraordinary relief in the form of a writ of mandamus was not appropriate. The Court remanded the case to the circuit court, allowing the plaintiffs to seek leave to amend their complaint to state a claim for relief based on an alleged violation of specific rights protected under the common law of burial places. The Court also held that § 5-505 does not abrogate the common law of burial places and provides an optional procedure for selling burial grounds. View "BETHESDA AFRICAN CEMETERY COALITION, v. HOUSING OPPORTUNITIES COMMISSION OF MONTGOMERY COUNTY" on Justia Law

The case involves a dispute over the distribution of compensation following an eminent domain action by the Department of Transportation (DOT) against Bloomsbury Estates, LLC (the Developer) and Bloomsbury Estates Condominium Homeowners Association, Inc. (the Association). The DOT took a portion of the property, which included development rights held by the Developer under a condominium declaration. The Developer and the Association disagreed on how to apportion the compensation for the taking.In the Superior Court of Wake County, the trial court granted summary judgment in favor of the Developer, distributing the majority of the compensation to the Developer based on the valuation of development rights. The Association argued that unresolved issues in separate litigation regarding the validity of the development rights should affect the distribution. The trial court, however, concluded that the validity of the development rights had been settled in a separate action and was not subject to relitigation in the eminent domain proceeding.The North Carolina Court of Appeals reversed the trial court's decision, holding that the unresolved issues in the separate litigation were material to the distribution of the compensation and that a jury should determine the credibility of the appraisers' valuations.The Supreme Court of North Carolina reviewed the case and held that the trial court did not err in granting summary judgment. The Supreme Court concluded that all issues related to the title and interests in the property had been resolved in the N.C.G.S. § 136-108 hearing, and the trial court properly used the appraisals to determine the distribution of the compensation. The Supreme Court reversed the Court of Appeals' decision, affirming the trial court's distribution of the compensation. View "Department of Transportation v. Bloomsbury Estates, LLC" on Justia Law

SCS Carbon Transport, LLC (SCS) plans to develop a pipeline network to transport carbon dioxide (CO2) through South Dakota. Several landowners (Landowners) along the proposed route refused to allow SCS pre-condemnation survey access, which SCS claims is authorized by SDCL 21-35-31. Landowners sued in both the Third and Fifth Judicial Circuits, seeking declaratory and injunctive relief to prevent the surveys. These proceedings resulted in a consolidated appeal from six lawsuits filed by Landowners and one by SCS.The Third Circuit granted SCS summary judgment, determining that SCS was a common carrier and that SDCL 21-35-31 was constitutional. The Fifth Circuit also granted SCS summary judgment, adopting the Third Circuit’s reasoning. Landowners appealed, arguing that SCS is not a common carrier, CO2 is not a commodity, and that SDCL 21-35-31 violates the takings and due process clauses of the state and federal constitutions.The Supreme Court of South Dakota reversed the circuit courts’ grants of summary judgment on the common carrier issues. The court held that SCS’s ability to conduct pre-condemnation surveys depends on whether it is a common carrier vested with the power of eminent domain. The record did not demonstrate that SCS is holding itself out to the general public as transporting a commodity for hire. The court also found that the circuit courts abused their discretion in denying Landowners’ request for further discovery.The court further held that SDCL 21-35-31 only authorizes limited pre-condemnation standard surveys, which are minimally invasive superficial inspections. The statute, as strictly interpreted, does not violate the federal or state constitutions. The court concluded that any actual damage caused by the surveys must be justly compensated, with the amount determined by a jury. The case was remanded for further proceedings consistent with this opinion. View "Strom Trust v. SCS Carbon Transport, LLC" on Justia Law

This case involves a dispute over the sale of surplus state property owned by the Idaho Transportation Department (ITD). The property, located at 3311 West State Street in Boise, was declared surplus after a flood rendered its largest building unusable. The Idaho Department of Administration (DOA) initiated a bidding process, and the petitioners, a group of business entities, submitted the highest bid. Despite negotiating a purchase and sale agreement, the DOA did not finalize the sale due to legislative actions that revoked its authority to dispose of the property and transferred control back to the ITD Board.The petitioners filed an original action in the Idaho Supreme Court seeking writs of prohibition and mandate. They argued that the legislative provisions revoking the DOA's authority were unconstitutional, violating the single-subject rule of the Idaho Constitution. They sought a declaratory judgment to invalidate these provisions and compel the DOA to complete the sale. The Idaho House of Representatives and its Speaker intervened, and the State Board of Examiners disclaimed further participation, having fulfilled its statutory duties.The Idaho Supreme Court held that the petitioners lacked standing to bring the action. The court found that while the petitioners demonstrated a distinct and palpable injury from the halted sale, they failed to show that a favorable decision would redress their injury. The court noted that the petitioners did not have a legally enforceable right to purchase the property, as the DOA had discretion in concluding the sale. Additionally, the court determined that the petitioners did not meet the criteria for relaxed standing, as other parties, such as the DOA and ITD, could potentially bring the constitutional claim. Consequently, the court dismissed the petition for writs of prohibition and mandate. View "Hawkins Companies, LLC v. State" on Justia Law

A group of property owners sued Columbia County over stormwater drainage issues that caused damage to their property. The property, purchased in 1996, contained a metal pipe used in the County's stormwater system. Over the years, heavy rains caused the pipe to fail multiple times, leading to significant property damage. The property owners sent a notice to the County in October 2013, outlining their claims, but the County declined to make repairs. The property owners then filed a lawsuit in March 2014, seeking damages and an injunction to prevent further damage.The trial court found in favor of the property owners, ruling that the County maintained a nuisance that amounted to a taking without just compensation. The court awarded damages and issued a permanent injunction against the County. The County appealed to the Court of Appeals, which affirmed some parts of the trial court's decision and vacated others. The Court of Appeals vacated the damages award for harms incurred after the October 2013 notice and reversed the award of attorneys' fees. However, it upheld the injunction against the County.The Supreme Court of Georgia reviewed the case and vacated the Court of Appeals' decision to uphold the injunction, ruling that it exceeded the bounds of the Georgia Constitution's limited waiver of sovereign immunity. The Court directed the Court of Appeals to remand the case to the trial court to consider a new injunction within the constitutional limits. The Supreme Court also concluded that it should not have granted certiorari on the issue of damages for harms incurred after the October 2013 notice, as the Court of Appeals' ruling was specific to the facts of this case and did not establish a general rule of law. The petition for certiorari on this issue was therefore denied. View "Satcher v. Columbia County" on Justia Law

Anthony Barron, a civilian contractor, drowned while driving through a low water crossing at Camp Bullis, a U.S. military facility near San Antonio, Texas. The crossing was not closed or guarded despite regulations requiring such measures during heavy rain. Barron’s parents sued the United States under the Federal Tort Claims Act, alleging general negligence, premises liability, and negligent undertaking.The United States District Court for the Western District of Texas dismissed the claims, citing sovereign immunity and the discretionary function exception. On appeal, the Fifth Circuit reversed, finding that the regulation mandating the gate be locked or guarded was non-discretionary. On remand, the district court granted summary judgment for the government, ruling that Texas law barred the general negligence and premises liability claims and that the negligent undertaking claim was inadequately pleaded.The United States Court of Appeals for the Fifth Circuit reviewed the case de novo. It affirmed the district court’s summary judgment on the general negligence and premises liability claims, agreeing that Texas law precludes recovery under these theories. However, the appellate court disagreed with the district court’s finding that the negligent undertaking claim was inadequately pleaded. The Fifth Circuit found that the plaintiffs had sufficiently alleged the elements of negligent undertaking.Given the uncertainty in Texas law regarding whether a negligent undertaking claim can proceed when a premises liability claim is barred by the natural accumulation doctrine, the Fifth Circuit certified this question to the Supreme Court of Texas. The appellate court retained jurisdiction pending the state court’s response. View "Barron v. United States" on Justia Law

The City of Helena appealed a decision by the Shelby Circuit Court that allowed the Pelham Board of Education (PBE) to acquire, develop, and use a piece of real property within Helena's corporate limits for an athletic field and parking lot to serve Pelham High School students. The property, purchased by the PBE in 2021, is adjacent to Pelham High School but located within Helena. Helena argued that the PBE lacked the authority to construct and operate school facilities outside Pelham's corporate limits and that the project violated Helena's zoning ordinance.The Shelby Circuit Court ruled in favor of the PBE, stating that city zoning ordinances do not apply to governmental functions performed by a government body. The court found that the PBE's construction of the athletic field was a governmental function related to public education, which is exempt from local zoning regulations. Helena appealed, arguing that the PBE's actions were not authorized under Alabama Code § 16-11-9 and that the project did not comply with Helena's zoning ordinance.The Supreme Court of Alabama affirmed the circuit court's decision. The court held that § 16-11-9 does not restrict a city board of education's powers to the geographic boundaries of the city it serves. The court also concluded that the PBE's construction and operation of the athletic field constituted a governmental function related to public education, which is exempt from municipal zoning ordinances. Therefore, Helena's zoning ordinance could not be enforced against the PBE's project. The court affirmed the circuit court's order, allowing the PBE to proceed with the development and use of the property. View "City of Helena v. Pelham Board of Education" on Justia Law

Citizens of a town submitted a document they claimed was a petition for a referendum to reverse a zoning ordinance that reclassified certain properties. The document contained 1,051 signatures but did not mention the ordinance number or request a referendum. The town's Board of Commissioners reviewed the document and determined it did not meet the requirements of the town's charter for a valid petition for referendum. The citizens then refiled the document with a cover page referencing the ordinance and requesting a referendum, but the signature pages remained unchanged.The Circuit Court for Harford County ruled that the Commissioners' determination was invalid because they did not first verify the signatures and did not act by ordinance or resolution. The court ordered the town to verify the signatures and proceed with the referendum process if the signatures were valid.The Supreme Court of Maryland reviewed the case and held that the Commissioners correctly determined the document did not meet the charter's requirements. The court found that the charter did not require the Commissioners to verify signatures before determining the petition's validity. The court also held that the Commissioners were authorized to make their determination by a verbal motion, which was memorialized in the meeting minutes, and did not need to adopt an ordinance or resolution.The Supreme Court of Maryland vacated the Circuit Court's judgment and remanded the case for entry of a declaratory judgment consistent with its opinion, affirming that the citizens were not entitled to a writ of mandamus or permanent injunctive relief. View "Town of Bel Air v. Bodt" on Justia Law