Justia Real Estate & Property Law Opinion Summaries

A group of residents and business owners in Salt Lake City filed a lawsuit against the city, alleging that the city's failure to eliminate encampments of unsheltered people on public land interfered with their use and enjoyment of their properties. The residents claimed that the city, as a landowner, had a duty to maintain its properties free of nuisance. The city argued that the residents were attempting to use the court to force the city to exercise its enforcement powers in a specific way, and that under the public duty doctrine, the city had no duty to the residents regarding its failure to use those powers.The Third District Court in Salt Lake County dismissed the residents' complaint with prejudice, ruling that the public duty doctrine precluded their claims. The court found that the residents failed to allege that the city breached a duty owed specifically to them, rather than a duty owed to the public at large. The court concluded that the city owed no duty to the residents individually apart from its general duty to enforce laws and protect the public.The Utah Supreme Court reviewed the case and affirmed the district court's dismissal. The court held that the public duty doctrine, which protects government actors from civil liability for failing to perform duties owed to the public, precluded the residents' claims of public and private nuisance. The court found that no special relationship existed between the residents and the city that would exempt the residents' claims from the public duty doctrine's preclusion. The court emphasized that the public duty doctrine applies to omissions by government actors performing public duties and that the residents did not demonstrate any unique duty owed to them by the city. View "Barrani v. Salt Lake City" on Justia Law

Charley Johnson, trustee of the Charley E. Johnson Revocable Living Trust, purchased approximately 21 acres of land bordering the Tonto National Forest in Gila County, Arizona. Johnson later discovered that many of the improvements on the land, including a house, barn, well, and corrals, were actually on National Forest Service (NFS) land due to an erroneous survey. To resolve this, Johnson filed an application under the Small Tracts Act (STA) to purchase the encroached land. The U.S. Forest Service eventually sold Johnson a 0.59-acre parcel that included the house, barn, and well but excluded the corrals, claiming they were authorized range improvements owned by the United States.The United States District Court for the District of Arizona granted summary judgment in favor of the United States, holding that the Forest Service's decision to exclude the corrals was not subject to judicial review under the Administrative Procedure Act (APA) because it was committed to agency discretion by law. The court also found that the Forest Service's reliance on an appraisal valuing the 0.59-acre parcel at $27,000 was not arbitrary or capricious.The United States Court of Appeals for the Ninth Circuit reversed the district court's decision. The Ninth Circuit held that the APA's narrow exception for actions committed to agency discretion did not apply to discretionary conveyances under the STA. The court found that the STA and its regulations provide meaningful standards for evaluating the Forest Service's decisions, making them subject to judicial review. The Ninth Circuit remanded the case to the district court to determine whether the Forest Service's decision to exclude the corrals from the STA sale was arbitrary, capricious, an abuse of discretion, or otherwise not in accordance with law. View "JOHNSON V. USA" on Justia Law

In this case, 4022 Georgia Avenue, LLC (4022 LLC) acquired a townhouse in Washington, D.C., in April 2018, which it later sold in two units in 2020. In June 2021, the new owners reported significant structural issues, leading to an inspection by the Department of Consumer and Regulatory Affairs (DCRA). DCRA issued an order to correct (December OTC) to 4022 LLC in December 2021, directing it to address various building code violations. 4022 LLC appealed the order, arguing it could not comply without the cooperation of the new owners.The Office of Administrative Hearings (OAH) held a hearing in April 2024 and issued a final order in May 2024, affirming the December OTC. OAH found that 4022 LLC's appeal did not meet the criteria for appeals under the relevant regulations, as it did not specify which provisions of the building code were incorrectly interpreted or applied. OAH also found that 4022 LLC was responsible for the violations due to its warranty obligations under the Condominium Act.The District of Columbia Court of Appeals reviewed the case and held that OAH did not err in its findings. The court concluded that 4022 LLC's failure to identify specific provisions of the building code in its appeal constituted a failure to comply with the criteria for appeals. The court also found that OAH's reliance on the Property Maintenance Code, instead of the Building Code, did not constitute reversible error, as the criteria for appeals were substantively similar. Finally, the court held that OAH did not err in finding 4022 LLC responsible for the violations, as substantial evidence supported this finding based on the LLC's warranty obligations.The court affirmed OAH's order, upholding the December OTC and the requirement for 4022 LLC to address the building code violations. View "4022 Georgia Avenue v. Department of Buildings" on Justia Law

The case involves a dispute over the South Dakota Department of Corrections' (DOC) decision to purchase state-owned agricultural land in Lincoln County for a new men's state prison, authorized by House Bill 1017 (HB 1017). The plaintiffs, a group of private individuals and a non-profit corporation, sought declaratory and injunctive relief against the State of South Dakota, the DOC, and the DOC Secretary, arguing that the State must comply with local zoning regulations, which do not permit a prison in an agricultural district without a conditional use permit or rezoning.The Circuit Court of the Second Judicial Circuit in Lincoln County dismissed the plaintiffs' action. The court found that only two plaintiffs had standing based on alleged property value decreases. However, it dismissed the case on the grounds of sovereign immunity and preemption, determining that the DOC's actions were discretionary and that state law preempted local zoning regulations.The South Dakota Supreme Court reviewed the case and affirmed the lower court's dismissal. The Supreme Court held that the plaintiffs lacked a justiciable claim of right to enforce the local zoning ordinance against the State. The court emphasized that the Declaratory Judgments Act does not create substantive rights and that the plaintiffs failed to identify any statutory or other legal authority granting them a private right to enforce the zoning ordinance. Consequently, the case was deemed non-justiciable, and the court did not address the merits of the sovereign immunity and preemption claims. View "Jensen v. Dept Of Corrections" on Justia Law

Residents of South Seaside Park filed a petition to deannex their community from Berkeley Township and annex it to the Borough of Seaside Park. South Seaside Park is geographically isolated from the mainland section of Berkeley Township, requiring residents to drive 13-16 miles through seven other municipalities to reach the mainland. The community has limited municipal facilities and relies more on Seaside Park for services. The petitioners argued that deannexation would benefit them economically and socially, while not significantly harming Berkeley Township.The Township Council referred the petition to the Planning Board, which conducted 38 hearings over four years. The Planning Board's professional planner, who was supposed to be impartial, instead assisted the Township in opposing the deannexation. Additionally, some Planning Board members made public comments against the petition. The Planning Board ultimately recommended denying the petition, and the Township Council followed this recommendation.Plaintiffs sought judicial review of the Council's decision. The trial court found that the Planning Board's process was biased and that the Township's denial of the petition was arbitrary and unreasonable. The court also found that the denial was detrimental to the economic and social well-being of South Seaside Park residents and that deannexation would not significantly harm Berkeley Township. The Appellate Division affirmed the trial court's decision.The Supreme Court of New Jersey reviewed the case and agreed with the lower courts. It held that the Planning Board failed to conduct an impartial review and that plaintiffs met their burden of proof under N.J.S.A. 40A:7-12.1. The Court affirmed the trial court's order for deannexation, allowing South Seaside Park to seek annexation by Seaside Park. View "Whiteman v. Township Council of Berkeley Township" on Justia Law

The case involves a dispute over the interpretation and application of Idaho Code section 63-602G, which governs the homestead property tax exemption. In 2020, the Idaho Legislature amended the statute to remove the April 15 application deadline and added that the exemption "shall be effective upon the date of the application." The Idaho State Tax Commission issued guidance stating that the exemption should not be prorated based on the application date, which was supported by an Attorney General Opinion. However, Latah and Lincoln Counties disagreed and prorated the exemption based on the application date.The Counties petitioned for judicial review in their respective district courts, which were consolidated. The district court ruled in favor of the Counties, determining that the Tax Commission exceeded its authority and that the statute was ambiguous, allowing for proration based on legislative intent. The Tax Commission appealed the decision.The Supreme Court of Idaho reviewed the case and held that the plain language of Idaho Code section 63-602G requires the retroactive application of the homestead exemption to January 1 of the tax year during which the application was submitted, regardless of the application submission date. The Court found that the statute was unambiguous and that the exemption applies to the entire tax year, not prorated based on the application date.The Court also determined that the Tax Commission did not exceed its statutory authority when it issued the May 2022 Order directing the Counties to apply the full homestead exemption. The Court concluded that the Tax Commission's order was within its constitutional and statutory powers to ensure uniformity and compliance with property tax laws.The Supreme Court of Idaho reversed the district court's order, vacated the judgment, and remanded the case for entry of an order affirming the Tax Commission’s May 2022 Order. View "Latah County v. Idaho State Tax Commission" on Justia Law

In this case, the Prince George’s County Council, sitting as the District Council, engaged in a 2009 comprehensive rezoning process known as a sectional map amendment for subregions 5 and 6. Several property owners, including Christmas Farm and MCQ Auto Servicenter, were affected by this rezoning. Christmas Farm sought a more intensive zoning classification but failed to file the required ethics affidavit. MCQ’s property was downzoned, but MCQ successfully petitioned for a revisory petition, resulting in the restoration of its original zoning classification.The Circuit Court for Prince George’s County and the Appellate Court of Maryland reviewed the zoning decisions multiple times, resulting in several remands to the District Council. The courts found that the District Council failed to comply with procedural requirements, including the failure to provide notice and an opportunity to be heard. The most recent remand occurred in 2019, where the District Council adopted sectional map amendments without holding a public hearing or notifying the affected property owners.The Supreme Court of Maryland reviewed whether a 2021 countywide rezoning constituted a substantive change in the law that rendered moot the property owners' assertions of error from the 2019 proceeding. The Court also examined whether the District Council erred in failing to provide notice and an opportunity to be heard and whether it complied with the Appellate Court’s prior remand order.The Supreme Court of Maryland held that the 2021 countywide rezoning was not a comprehensive rezoning or a substantive change in the law that rendered the property owners' assertions moot. The rezoning was a technical mapping exercise intended to align zoning classifications with the new zoning ordinance. The Court also held that the District Council failed to comply with state and local laws requiring notice and a public hearing and did not follow the Appellate Court’s remand instructions. The judgment of the Appellate Court was affirmed, and the case was remanded for further proceedings consistent with the opinion. View "County Council of Prince George's County. v. Robin Dale Land LLC" on Justia Law

Marjorie Johnson, the owner of farmland, was denied a permit by the Village of Polk to drill a new well for irrigating her farmland. She sought a declaratory judgment that the ordinance requiring a permit for new wells in the village’s wellhead protection area was invalid, arguing it was preempted by the Nebraska Ground Water Management and Protection Act (NGWMPA) and violated state law by interfering with her existing farming operations.The district court for Polk County denied her request for declaratory judgment and her petition in error. The court found that the ordinance was not preempted by the NGWMPA, as the Legislature intended for both local natural resources districts (NRDs) and municipalities to have control over water sources. The court also found that the ordinance did not interfere with Johnson’s existing farming operations, as the land was previously irrigated through an agreement with a neighbor, and it was the dispute with the neighbor, not the ordinance, that resulted in the land being dryland.The Nebraska Supreme Court reviewed the case and affirmed the district court’s decision. The court held that the ordinance was enacted under the necessary statutory grant of power to the municipality, as the Wellhead Protection Area Act and other statutes granted villages the authority to adopt controls to protect public water supplies. The court also found no field or conflict preemption by the NGWMPA, as the Legislature did not intend to deprive municipalities of their statutory authority to require permits for wells within wellhead protection areas. Finally, the court agreed that the ordinance did not interfere with Johnson’s existing farming operations, as the existing farming at the time of the permit request was dryland farming, and it was the neighbor’s actions, not the ordinance, that prevented irrigation. View "Johnson v. Village of Polk" on Justia Law

A real estate developer, HK Baugh Ranch, LLC, petitioned the Texas Public Utility Commission (PUC) to release its undeveloped land, River Bend Ranch, from the certificate of convenience and necessity (CCN) issued to Crystal Clear Special Utility District (Crystal Clear). Crystal Clear, a federally indebted utility district, sued the PUC’s Chair and Commissioners in federal court, alleging that Texas Water Code § 13.2541, which allows for decertification, was preempted by 7 U.S.C. § 1926(b). This federal statute protects certain federally indebted utilities from curtailment of their service areas while their loans are outstanding.The United States District Court for the Western District of Texas issued a preliminary injunction preventing the PUC from decertifying River Bend Ranch. The district court applied the “physical ability” test from Green Valley Special Utility District v. City of Schertz, determining that Crystal Clear likely made its service available to HK Baugh and was thus entitled to the protections of § 1926(b). The court concluded that § 1926(b) likely expressly preempts Texas Water Code § 13.2541, resolving the remaining preliminary injunction factors in favor of Crystal Clear.The United States Court of Appeals for the Fifth Circuit reviewed the case. The court held that the district court did not err in concluding that Crystal Clear would likely satisfy the “physical ability” test. However, the appellate court found that the district court erred in holding that § 1926(b) expressly preempts Texas Water Code § 13.2541. The appellate court remanded the case to the district court to determine whether § 1926(b) otherwise preempts Texas Water Code § 13.2541 and to address all preliminary injunction factors as necessary. The preliminary injunction remains in place pending further proceedings. View "Crystal Clear v. HK Baugh Ranch" on Justia Law

Upper Missouri Waterkeeper and seven Broadwater County residents challenged the approval of a subdivision by 71 Ranch, LP, arguing it did not meet the "exempt well" exception for a water rights permit. They sought attorney fees under the Montana Water Use Act, the Uniform Declaratory Judgments Act (UDJA), and the Private Attorney General Doctrine. The District Court denied their request for fees under all three claims.The First Judicial District Court found that the subdivision's environmental assessment was inadequate and that the County abused its discretion in approving the subdivision. The court ruled in favor of Upper Missouri on most claims but denied their request for attorney fees. The plaintiffs appealed the denial of fees.The Montana Supreme Court reviewed the case and agreed with the District Court that the Water Use Act did not authorize fees. However, the Supreme Court reversed the denial of fees under the UDJA, finding that the District Court abused its discretion. The Supreme Court held that the equities supported an award of attorney fees and that the declaratory relief sought by Upper Missouri was necessary to change the status quo. The case was remanded to the District Court to determine a reasonable amount of fees and their apportionment. The Supreme Court did not address the private attorney general claim. View "Upper Missouri v. Department of Natural Resources and Conservation" on Justia Law