Justia Real Estate & Property Law Opinion Summaries

2 Crooked Creek, LLC (2CC) and Russian Ferro Alloys, Inc. (RFA) filed an action against the Cass County Treasurer, seeking to recover monetary damages under the Michigan General Property Tax Act (the GPTA) in connection with defendant’s foreclosure of certain property. In 2010, 2CC purchased property for development, but failed to pay the 2011 real-property taxes and, in 2013, forfeited the property to defendant. From January through May 2013, defendant’s agent, Title Check, LLC, mailed via first-class and certified mail a series of notices to the address listed in the deed. The certified mail was returned as “Unclaimed—Unable to Forward,” but the first-class mail was not returned. Meanwhile, 2CC constructed a home on the property, obtaining a mortgage for the construction from RFA. A land examiner working for Title Check visited the property; determined it to be occupied; and being unable to personally meet with any occupant, posted notice of the show-cause hearing and judicial-foreclosure hearing on a window next to the front door of the newly constructed home. Title Check continued its notice efforts through the rest of 2013 and into 2014, mailing various notices as well as publishing notice in a local newspaper for three consecutive weeks. After no one appeared on 2CC’s behalf at the show-cause hearing or the 2014 judicial-foreclosure hearing, the Cass Circuit Court entered the judgment of foreclosure. The property was not redeemed by the March 31, 2014 deadline, and fee simple title vested with defendant. 2CC learned of the foreclosure a few weeks later. In July 2014, 2CC moved to set aside the foreclosure judgment on due-process grounds. These efforts failed because the circuit court concluded defendant’s combined efforts of mailing, posting, and publishing notice under the GPTA provided 2CC with notice sufficient to satisfy due process. In an unpublished per curiam opinion, the Court of Appeals affirmed. 2CC moved to set aside the foreclosure judgment, filing a separate action in the Court of Claims for monetary damages under MCL 211.78l(1), alleging it had not received any notice required under the GPTA. After a bench trial at the Court of Claims and at the close of 2CC’s proofs, the court granted an involuntary dismissal in favor of defendant, holding, in relevant part, that 2CC had received at least constructive notice of the foreclosure proceedings when the land examiner posted notice on the home. 2CC appealed as of right, and the Court of Appeals also affirmed. Finding no reversible error, the Michigan Supreme Court affirmed too. View "2 Crooked Creek, LLC v. Cass Cty. Treas." on Justia Law

The Supreme Court reversed the order of the circuit court dismissing the underlying eminent domain action, holding that the sua sponte dismissal of this action without notice and an opportunity to be heard required reversal of the circuit court's order.In 1990, Respondent, the Wheeling Creek Watershed Protection and Flood Prevention Commission, filed a condemnation proceeding against Petitioners' property. In 1991, Respondent received right of entry and Petitioners received Respondent's statement of just compensation. The matter lay dormant until 2018 when Petitioners filed a motion for further proceedings to determine just compensation. The circuit court (1) concluded that estoppel, laches, and applicable statutes of limitation or repose prevented Petitioners from resurrecting the matter; and (2) sua sponte found that Petitioners' withdrawal of Respondent's estimate of just compensation without further proceedings until now was sufficient proof of accord and satisfaction. The Supreme Court reversed, holding (1) the circuit court erred by failing to notify the parties of its intent to dispose of the matter and provide them a meaningful opportunity to respond and be heard; and (2) none of the doctrines espoused by the circuit court to preclude further prosecution prevented Petitioners from resurrecting this matter. View "Scherich v. Wheeling Creek Watershed Protection & Flood Prevention Commission" on Justia Law

The State of Alaska claimed the right under Revised Statute 2477 (RS 2477) to clear land and permit the use of boat launches, camping sites, and day use sites within an alleged 100-foot right of way centered on a road on land belonging to an Alaska Native corporation, Ahtna, Inc. Ahtna sued, arguing that its prior aboriginal title prevented the federal government from conveying a right of way to the State or, alternatively, if the right of way existed, that construction of boat launches, camping sites, and day use sites exceeded its scope. After years of litigation and motion practice the superior court issued two partial summary judgment orders: (1) holding as a matter of law that any preexisting aboriginal title did not disturb the State’s right of way over the land; and (2) holding as a matter of law that the right of way was limited to ingress and egress. To these orders, the Alaska Supreme Court concluded the superior court did not err, therefore affirming both grants of partial summary judgment. View "Ahtna, Inc. v. Alaska, Department of Transportation & Public Facilities, et al." on Justia Law

Plaintiff David Demarest filed suit against the Town of Underhill, seeking a declaration that he had a right of vehicle access over a Town trail, and appealing the Selectboard’s decision denying his request for highway access to a proposed new subdivision on his property. The superior court granted summary judgment in favor of the Town, concluding that plaintiff’s request for declaratory relief was barred by claim preclusion and that the Town acted within its discretion in denying the permit. On appeal, plaintiff argued the trial court erred in applying claim preclusion, and that the Town exceeded its authority under the statute in denying his request for access. Finding no reversible error, the Vermont Supreme Court affirmed judgment. View "Demarest v. Town of Underhill" on Justia Law

Daughter Deborah George appealed the civil division’s determination that her father, decedent Theodore George, was the sole owner of a vehicle at the time of his death and that the vehicle was properly included in his estate. Decedent purchased the vehicle at issue, a 1979 Cadillac Eldorado, in 1992. The Vermont Department of Motor Vehicles (DMV) issued a Certificate of Title to decedent in 1994 in his name only. The copy of the title in the record contained no assignment of ownership to daughter. In 2006, decedent submitted a Vermont Registration, Tax, and Title Application to the DMV. Decedent’s name was listed in the space provided for the owner, and daughter’s name was listed in the adjacent space provided for a co-owner. Next to daughter’s name, a handwritten annotation said, “add co-owner.” The form directed applicants to select rights of survivorship if more than one owner was listed and provides that “if no box is checked joint tenants will be selected.” Decedent made no indication. At the bottom of the form, decedent signed the application; the line for the co-owner’s signature was left blank. No bill of sale accompanied the 2006 Registration Application. The DMV issued registration certificates naming both decedent and daughter for 2012-2013, 2014-2015, and 2017-2018. On appeal of the civil division's determination, daughter argued that decedent’s act in changing the registration to reflect joint ownership effectively transferred an interest in the vehicle to her. Alternatively, she argued that decedent’s act demonstrated his intent to make a gift of joint ownership. The Vermont Supreme Court concluded there was insufficient evidence that decedent transferred an interest in the vehicle to daughter under either theory and affirmed. View "In re Estate of Theodore George" on Justia Law

The Supreme Court vacated the decision of the court of appeals affirming the decision of the district court concluding that the county board of adjustment legally granted an area variance to certain property owners, holding that the board of adjustment acted illegally in granting the variance from the county zoning ordinance.The Board of Adjustment of Cerro Gordo County granted the application for a variance filed by Gregory and Lea Ann Saul that allowed them to construct a pergola twenty-one inches from the property line. The local ordinance required a six-foot setback. The district court concluded that the board acted legally in granting the variance. The court of appeals affirmed. The Supreme Court vacated the judgment of the court of appeals and reversed the district court, holding that the Sauls did not meet their burden to establish unnecessary hardship. View "Earley v. Board of Adjustment of Cerro Gordo County" on Justia Law

The Supreme Court reversed the order of the circuit court denying Petitioners' motion for summary judgment, holding that Petitioners were immune from Respondent's lawsuit pursuant to the litigation privilege and the Noerr-Pennington doctrine.Petitioners executed an oil and gas lease to a company that assigned 2,300 acres of Petitioners' tract to Respondent for a storage project. Respondent then applied to FERC for a certificate of public convenience and necessity to construct and operate a storage field. Petitioners intervened in the FERC proceeding. FERC eventually granted Respondent's request. When Respondent did not complete construction of the storage facility within the required amount of time it sought a three-year extension. Petitioners opposed the extension, and FERC denied Respondent's request to extend the timeframe. Thereafter, Petitioners filed suit against Respondent alleging breach of contract and seeking declaratory judgment. Respondent filed a counterclaim alleging, inter alia, breach of contract. Petitioners filed a motion for summary judgment, asserting that they were immune from suit pursuant to the litigation privilege and the Noerr-Pennington doctrine. The circuit court denied the motion. The Supreme Court reversed, holding that the litigation privilege and Noerr-Pennington doctrine provided Petitioners with immunity from all of Respondent's counterclaims. View "Smith v. Chestnut Ridge Storage, LLC" on Justia Law

Sweeney bought the 39-acre Point Buckler Site, located in Suisun Marsh in the San Francisco Bay's Grizzly Bay, which apparently was previously operated as a managed wetland for duck hunting. Sweeney undertook unpermitted construction and development, including restoring an exterior levee and opening a private recreational area for kiteboarding. The San Francisco Bay Conservation and Development Commission (BCDC) inspected the Site, noting the unauthorized work and multiple violations; the levee construction work had removed tidal flow to the Site’s interior and dried out tidal marsh areas. BCDC concluded the Site never functioned as a managed wetland and had long reverted to a tidal marsh. Sweeney was directed to stop work and informed that a marsh development permit was required to develop the Site; BCDC indicated that any work that could not be retroactively approved would need to be removed.The Regional Water Quality Control Board commenced separate proceedings, citing violations of the federal Clean Water Act and the California Water Code. BCDC staff observed that additional work had been performed since the earlier inspection. The Board issued a cleanup and abatement order (CAO), imposed administrative civil liabilities and required payment of approximately $2.8 million in penalties. The superior court set aside those orders.The court of appeal reversed. In issuing the CAO, the Board did not violate the requirements of Water Code section 13627; the CAO satisfied the Porter-Cologne Water Quality Control Act criteria for enforcement actions and did not conflict with the Suisun Marsh Preservation Act. The court rejected arguments that the definition of waste cannot include earthen material, that the activities did not constitute “discharges,” and that any discharges were not into “waters of the state.” View "Sweeney v. California Regional Water Quality Control Board" on Justia Law

The Supreme Court reversed the judgment of the district court reversing a Department of Natural Resources and Conservation (DNRC) contested case decision granting RC Resources, Inc. (RCR) a beneficial water use permit under pertinent provisions of the Montana Water Use Act (MWUA) - Mont. Code Ann. 85-2-301(1), -302(1), and -311 - holding that the district court erred.The permit at issue would have authorized RCR to annually appropriate 857 acre-feet of groundwater that will flow into the underground adits and works of the proposed Rock Creek Mine. Based on its construction of Mont. Code Ann. 85-2-311(1)(a)(ii)(B), the district court reversed the issuance of the beneficial use permit. The Supreme Court reversed, holding (1) DNRC correctly concluded that, as used in section 85-2-311(1)(a)(ii), "legal demands" does not include consideration of whether the subject use complies with applicable Montana Water Quality Act nondegradation standards; and (2) section 85-2-311(2) does not violate the right to a clean and healthful environment as applied to the objectors' MWQA nondegradation objections to the proposed MWUA beneficial use permit. View "Clark Fork Coalition v. Montana Department of Natural Resources & Conservation" on Justia Law

At the center of this appeal was a dispute between the Polo Golf and Country Club Homeowners’ Association (the “HOA”) and Forsyth County over the validity of Section 4.2.2 of Forsyth County’s Addendum to the Georgia Stormwater Management Manual, an ordinance that made HOAs “responsible for maintenance of all drainage easements and all stormwater facilities within the entire development.” The HOA argued that Section 4.2.2 was unconstitutional and otherwise invalid, and that individual lot owners were responsible for maintaining stormwater infrastructure on their lots. Variants of this case were litigated and appealed multiple times before the Georgia Supreme Court and other Georgia courts, including a 2019 appeal to the Georgia Supreme Court. On remand from the Supreme Court's "Polo Golf II" decision, the trial court evaluated and rejected the HOA’s remaining claims that Section 4.2.2 was invalid because it required the HOA to trespass on the private property of homeowners, constituted involuntary servitude under the United States and Georgia Constitutions, and exceeded the scope of the ordinance that authorized Forsyth County to promulgate the Addendum. The trial court thus denied the HOA’s motion for summary judgment and granted the defendants’ cross-motion for summary judgment. The HOA appealed. Finding no reversible error, the Supreme Court affirmed. View "Polo Golf & County Club Homeowners Assn., Inc. v. Cunard et al." on Justia Law