Justia Real Estate & Property Law Opinion Summaries

The Supreme Court affirmed the decision of the trial court affirming the order of the Natural Resources Commission (NRC) finding that the Indiana Department of Natural Resources’ (DNR) use of a dam on Appellants’ property was proper, holding that the trial court properly enforced the order but that Appellants could, in the course of complying with the trial court’s order, modify their dam to remove it from the DNR’s jurisdiction under the Dam Safety Act, Ind. Code 14-27-7.5.Appellants had a large pond and related dam on their property. Since the early 2000s, the DNR attempted to exercise jurisdiction over the dam on the grounds that the dam was located in, on, or along a stream. Appellants contested DNR’s findings, largely without success, in administrative tribunals and the courts below. The Supreme Court affirmed, holding (1) the DNR’s definition of the word “stream” was reasonable, and Appellants had adequate notice of what constitutes a stream for purposes of the Dam Safety Act; (2) the DNR presented substantial evidence supporting its classification of Appellants’ dam as a high-hazard dam; and (3) Appellants could modify their dam to remove it from DNR’s future jurisdiction. View "Moriarity v. Indiana Department of Natural Resources" on Justia Law

Ronkowski own 120 acres of undeveloped land in Bayfield County, Wisconsin. Since acquiring the property in 1972, Ronkowski has accessed it via an unpaved road that crosses over neighboring land, including land owned by the U.S. Forest Service. Ronkowski brought suit under the Quiet Title Act seeking recognition of an easement to access their property by way of the unpaved road. The Seventh Circuit affirmed Ronkowski had not established entitlement to an easement. Ronkowski did not make the required showing for an easement by necessity or an easement by implication because the existing forest service road provided them an alternate route by which to reach their property. Ronkowski could not demonstrate that the easement was necessary to access the property; even if traveling by way of forest road would be “inconvenient, difficult or require a high clearance vehicle,” there was no evidence that it is impossible. View "Ronkowski v. United States" on Justia Law

In this appeal, the issue presented to the Pennsylvania Supreme Court was whether an exception to the Political Subdivision Tort Claims Act applied ― the real property exception to governmental immunity ― and, in particular, whether the absence of padding on a gym wall, into which a student ran during gym class, causing injury, fell within the exception. In 2012, then-nine-year-old Jarrett Brewington ran in a relay race during gym class at Walter G. Smith Elementary School in Philadelphia. While Jarrett was running, he tripped and fell, causing him to propel into the wall at the end of the gym, hit and cut his head, and lose consciousness. No padding covered the gym wall, which was made of concrete. Jarrett was later diagnosed with a concussion, was absent from school for one to two months after the incident, and continued experiencing headaches and memory problems years later. In 2013, Jarrett’s mother, Syeta Brewington, brought an action against Walter G. Smith Elementary School and the School District of Philadelphia (collectively, the “School”), alleging Jarrett’s injuries occurred because of a defective and dangerous condition of the premises, namely, the concrete gym wall, and that the School was negligent in failing to install padded safety mats to cushion the wall. In response, the School filed, inter alia, a motion for summary judgment, raising the defense of governmental immunity, and claiming that the real property exception to governmental immunity under the Act did not apply. The Pennsylvania Supreme Court found the lack of padding of a gym wall could constitute negligence in the care, custody, and control of real property, and, thus, fell within the Act’s real estate exception. View "Brewington v. Phila. Sch. Dist." on Justia Law

The Supreme Court affirmed in part and reversed in part the decision of the Board of Tax Appeals (BTA) that reduced the taxable value of a piece of property for tax year 2015, holding that this Court lacked jurisdiction to consider a portion of this appeal and that the remainder of the challenge had merit.The BTA reduced the taxable value of the property from $66,000 to $48,000 and then imposed an additional ten percent reduction to arrive at a value of $43,210. The Cuyahoga County Board of Revision (BOR) and the Cuyahoga County fiscal officer (collectively, the county) appealed. The Supreme Court held (1) because the county did not challenge the initial reduction to $48,000 in its notice of appeal, the Court lacked jurisdiction to consider the county’s challenge to that reduction advanced in the county’s briefing; and (2) the record provided no basis for the BTA to apply an additional ten percent reduction to the property value. View "Yanega v. Cuyahoga County Board of Revision" on Justia Law

In 2012, the Campbell Union School District (CUSD) Governing Board enacted a fee on new residential development under Education Code section 17620. The fee, $2.24 per square foot on new residential construction, was based on a study that projected that “it will cost the District an average of $22,039 to house each additional student in new facilities.” This figure was based on a projected $12.8 million cost to build a new 600-student elementary school and a projected $24.4 million cost to build a new 1,000-student middle school. SummerHill owns a 110-unit residential development project in Santa Clara, within CUSD’s boundaries. In 2012 and 2013, SummerHill tendered to CUSD under protest development fees of $499,976.96. The trial court invalidated the fee and ordered a refund of SummerHill’s fees. The court of appeal affirmed, holding that the fee study did not contain the data required to properly calculate a development fee; it failed to quantify the expected amount of new development or the number of new students it would generate, did not identify the type of facilities that would be necessary to accommodate those new students, and failed to assess the costs associated with those facilities. View "SummerHill Winchester LLC v. Campbell Union School District" on Justia Law

The Supreme Judicial Court affirmed the decision of the single justice that the decision of the Board of Registration of Real Estate Brokers suspending Michael Thomann’s license for ten days, imposing a $1,200 civil penalty, and imposing certain conditions on the reinstatement of his license was supported by substantial evidence and free of any errors of law.An administrative hearing officer concluded that the Board established that Thomas had violated 254 Code Mass. Regs. 2.00(11), 3.00(14)(e) and 3.00(13)(a) by engaging in the business of real estate brokering through an unlicesed limited liability company and by failing to provide a certain notice of agency disclosure to the seller of real property. As a sanction, the Board ordered suspension of Thomann’s license for ten days. On review, the single justice affirmed the Board’s final decision and order. The Supreme Court affirmed, holding that there was no error in the Board’s decision. View "Thomann v. Board of Registration of Real Estate Brokers & Salesmen" on Justia Law

In this water use case, the Supreme Court affirmed the decision of the State of Hawaii Commission on Water Resource Management (Commission) concluding that Appellants waived the right to proceed on the contested case, holding that the Commission’s finding that Appellants waived the right to continue the case was not clearly erroneous or wrong.More than a decade ago, the Supreme Court vacated the issuance of two water use permits and remanded the matter to the Commission. On remand, the parties claiming to be the applicant’s successors in interest submitted a letter to the Commission stating that they did not have the financial resources to continue to pursue the case. Years later, Appellants filed a new water use application. The Commission treated the application as a continuation of the remanded case and then concluded that the letter constituted a waiver of Appellants’ right to continue the original proceedings. The Supreme Court affirmed, holding that the Commission did not err in finding that Appellants expressly waived their right to proceed with the contested case by their letter. View "In re Contested Case Hearing on the Water Use Permit Application Originally Filed by Kukui, Inc." on Justia Law

The Supreme Court reversed the decision of the trial court sustaining Plaintiff’s administrative appeal, holding that the trial court erred in determining that Defendant’s proposed revision of boundary lines between certain adjacent lots constituted a new subdivision under Conn. Gen. Stat. 8-18 and erred in applying section III.F.7 of the Burlington Zoning Regulations (regulations).In finding that Defendant’s proposed lot line revisions constituted a subdivision, the trial court applied section IV.B.5 of the regulations, which requires an increased minimum lot area for new subdivisions. The court also applied section III.F.7, which governs the establishment of non-conforming uses on preexisting lots. The Supreme Court held (1) Defendant’s proposed lot line revisions did not create a subdivision because the revisions did not divide one parcel of land into three or more parts; and (2) Defendant did not propose the establishment of a nonconforming use because the property lines, as revised, met the size requirements applicable to lots in existence as of October 1, 1983, the date the town of Burlington adopted section IV.B.5 of the regulations. View "Cady v. Zoning Board of Appeals" on Justia Law

Larry Alber appealed a January 2018 order amending a 2013 order which found Alber in contempt for failure to abate a nuisance on his property in compliance with a October 2003 judgment. He argued the judgment was satisfied when he filed reports of compliance with the district court and thus the property no longer contained a nuisance subject to abatement. The City of Marion ("City") argued the district court properly amended the 2013 order. The North Dakota Supreme Court concluded the district court did not err in amending its order to clarify that the nuisance on the property remained subject to abatement after Alber's conveyance of the property. The Court therefore affirmed the district court's amended order. View "North Dakota ex rel. City of Marion v. Alber" on Justia Law

At issue before the Mississippi Supreme Court in this case was whether NRG Wholesale Generation’s proffered expert used an acceptable method to determine the “true value” of its power plant in computing ad valorem tax. The expert used a mixture of the sales-comparison approach, the income approach, and the cost approach to determine the true value of the facility. Lori Kerr, the tax assessor for Choctaw County, and Choctaw County, Mississippi (collectively, the “County”), contended that Mississippi law mandates a trended historical cost-less-depreciation approach to calculate the true value of industrial personal property. The circuit court found in favor of the County and excluded NRG’s proffered expert testimony. NRG argued the circuit court abused its discretion. In addition, NRG also argued the circuit court erred in denying its motion to change venue because because many of the jurors knew the county officials named as defendants in this case, a fair trial in Choctaw County was impossible. The Supreme Court held the Mississippi Department of Revenue (the “DOR”) regulation controlled and that NRG’s expert applied an unacceptable method to determine true value. Therefore, the circuit court did not err in excluding NRG’s proffered expert testimony. Additionally, because NRG was afforded a fair and impartial jury, the circuit court did not abuse its discretion in denying the motion to change venue. View "NRG Wholesale Generation LP v. Kerr" on Justia Law