Justia Real Estate & Property Law Opinion Summaries

Jimmy Johnson fled from police after being stopped for having an expired vehicle license. Armed, Johnson went to a Carolina Convenience Store in Spartanburg, where he took Saroj Patel hostage. The City's police department negotiated with Johnson in an effort to encourage Johnson to surrender. After the negotiations were unsuccessful, the police department cut off the power to the store and sent tear gas and pepper spray into the building's ventilation system in another attempt to induce surrender. After a twelve-hour standoff, the police decided to breach the building with a bulldozer, which resulted in severe physical damage to the property. Given the condition of the store, the City asked Carolina Convenience to tear it down for code violations. After Carolina Convenience refused, the City demolished the building. Carolina Convenience then brought claims for inverse condemnation and negligence against the City for damages to the store. The circuit court granted the City's summary judgment motion as to the inverse condemnation claim, but denied it as to the negligence claim. The jury returned a verdict in the City's favor as to the negligence claim. The store appealed only the inverse condemnation ruling, but the court of appeals affirmed, finding the circuit court properly granted summary judgment as to the inverse condemnation claim. Finding that the Court of Appeals erred in its analysis of the takings claim, the South Carolina Supreme Court simply held that damage to the property during the police department’s hostage rescue effort did not constitute a taking as contemplated by the State Constitution. The Supreme Court affirmed the Court of Appeals’ decision as modified. View "Carolina Convenience Stores v. City of Spartanburg" on Justia Law

Williams Alaska Petroleum owned the North Pole refinery until 2004. Williams knew that the then-unregulated chemical sulfolane was present in refinery property groundwater, but it did not know that the sulfolane had migrated off the refinery property via underground water flow. Flint Hills Resources Alaska bought the North Pole refinery from Williams in 2004 pursuant to a contract that contained detailed terms regarding environmental liabilities, indemnification, and damages caps. Almost immediately the Alaska Department of Environmental Conservation informed Flint Hills that sulfolane was to be a regulated chemical and that Flint Hills needed to find the source of the sulfolane in the groundwater. The Department contacted Flint Hills again in 2006. Flint Hills’s environmental contractor repeatedly warned Flint Hills that sulfolane could be leaving the refinery property and that more work was necessary to ascertain the extent of the problem. In 2008, Flint Hills drilled perimeter wells and discovered the sulfolane was migrating beyond its property and had contaminated drinking water in North Pole. A North Pole resident sued Flint Hills and Williams, and Flint Hills cross-claimed against Williams for indemnification. After extensive motion practice the superior court dismissed all of Flint Hills’s claims against Williams as time-barred. Flint Hills appealed. After review, the Supreme Court held that the superior court correctly applied the contract’s damages cap provision, but concluded that the court erred in finding Flint Hills’s contractual indemnification claims and part of its statutory claims were time-barred. The Court also affirmed the court’s dismissal of Flint Hills’s equitable claims. View "Flint Hills Resources Alaska, LLC v. Williams Alaska Petroleum, Inc." on Justia Law

Joan and Shane Tangedal appealed the grant of summary judgment dismissing their negligence claim against the Lake Region District Health Unit and denying their motion to amend their complaint to add a Lake Region employee, Allen McKay, as a defendant to their lawsuit. In September 2014, the Tangedals sued William and Mavis Mertens, Lake Region, and the Ramsey County Board of Commissioners for damages resulting from the January 2014 collapse of a septic tank on land the Tangedals had purchased from the Mertens in 2009. The Tangedals alleged the Mertens failed to disclose that in 2000 they built an addition to the residence on the land on top of the septic system in violation of applicable state and county regulations. The Tangedals also alleged that, as part of the purchase and as required under North Dakota law and Ramsey County regulations, McKay, the Environmental Health Supervisor for Lake Region, inspected the septic system and negligently certified it as "expected to function satisfactorily and . . . not likely to create an insanitary condition." Lake Region and the Ramsey County Board answered, denying liability and alleging governmental immunity in the performance of a public duty. After review, the Supreme Court concluded Lake Region and McKay had immunity for their alleged acts under N.D.C.C. section 32-12.1-03(3). Therefore, the trial court did not abuse its discretion in denying the Tangedals' motion to amend their complaint and did not err in granting summary judgment dismissal of their claim against Lake Region. View "Tangedal v. Mertens" on Justia Law

In order to receive federal housing funds (42 U.S.C. 2000d; the Fair Housing Act, 42 U.S.C. 3601; and “42 U.S.C. 608(e)(5), 5304(b)(2), and 12705(b)(15)), the City of Chicago must certify that it is in compliance with federal requirements related to reducing the city’s admitted racial segregation. Hanna filed a qui tam suit, alleging that the city violated the False Claims Act because its policies, particularly “aldermanic privilege” and strategic zoning of relatively wealthy neighborhoods, have actually increased segregation, making its certifications false. Under “aldermanic privilege,” the City grants each alderman the “full authority to determine whether and where affordable, multifamily rental housing will be built and renovated in the ward.” The Seventh Circuit affirmed the dismissal of the complaint. Hanna did not allege the circumstances of the purported fraud with sufficient particularity to satisfy Federal Rule of Procedure 9(b). Hanna apparently had no insider information. He did not allege the “time, place, … and the method by which the misrepresentation was communicated” to him. Hanna’s complaint gave no information about which regulatory provisions Hanna thinks the city violated; it does not draw a link between the statutes Hanna cited and any particular alleged false certification. View "Hanna v. City of Chicago" on Justia Law

Baltimore County zoning regulations provide for a planned unit development (PUD) approval process that is partly legislative and partly quasi-judicial or adjudicative. Whalen Properties, LLC, the developer of a proposed PUD, submitted a PUD application to First District Councilman Thomas Quirk of Baltimore County. Thereafter, Stephen Whalen, the owner and principal of Whalen Properties, distributed $8,500 of the company’s money to several individuals with instructions that they deposit the sums into their own accounts and to donate those amounts to Councilman Quirk’s campaign committee. An adjacent landowner challenged the subsequent approval of the PUD, alleging that the appearance of impropriety generated by the donations invalidated the approval process. The circuit court and Court of Special Appeals affirmed the decision. The Court of Appeals affirmed, holding (1) because the introduction and passage of a resolution is a legislative action, the legislative intent is subject to limited judicial review; and (2) an alleged appearance of impropriety generated by illegal campaign contributions does not negate the presumption of validity of the legislative act. View "Kenwood Gardens Condos., Inc. v. Whalen Props., LLC" on Justia Law

The City of Jackson was unable to serve notice to Willie Jordan by certified mail that his property was subject to condemnation and demolition. The City tried notice by publication, and set a hearing for twelve days after the first publication date. The applicable statute required two weeks’ notice. Jordan did not appear at the condemnation hearing. The property was declared condemned, and the house on the property was ordered demolished. After the house was demolished, Jordan filed a notice of tort claim with the city. When he filed his complaint, he alternatively asserted a constitutional claim for deprivation of property without due process. After a bench trial, the trial court awarded Jordan $12,513.53. The city appealed. Finding no reversible error, the Supreme Court affirmed. View "City of Jackson v. Jordan" on Justia Law

Mass. Gen. Laws ch. 148, 26I, the residential sprinkler provision, mandates the installation of automatic sprinklers in certain buildings. Plaintiff, the owner of two vacant apartment buildings that he intended to return to occupancy, argued that the rehabilitation he undertook to the buildings did not trigger the requirement that sprinklers be installed. The City of Holyoke’s fire chief ordered that automatic sprinkler systems be installed in each building. McLaurin then filed these complaints seeking relief in the nature of certiorari and declaratory, arguing that the orders were arbitrary and capricious. A judge of the Housing Court affirmed the chief’s orders. The Supreme Judicial Court vacated the judgment affirming the fire chief’s decision, holding that the Housing Court judge was not in a position to ascertain whether the decision was legally erroneous or arbitrary and capricious. Remanded to the fire chief for further proceedings. View "MacLaurin v. City of Holyoke" on Justia Law

As a result of a partial revaluation of parcels of land located within the Town of Scarborough, including land owned by Plaintiffs, the municipal assessment of the parcels of land increased. Plaintiffs sought abatements from the Town assessor and the Scarborough Board of Assessment Review without success. Plaintiffs appealed the Board’s decision, arguing that they bore an unequal share of the Town’s overall tax burden. The Business and Consumer Docket concluded that Plaintiffs did not have standing to seek remedial relief because Plaintiffs’ properties were not treated differently than the properties of other taxpayers. The Supreme Judicial Court vacated the judgment, holding (1) the Town’s method of assessing separate but abutting parcels held in common ownership resulted in unequal apportionment, and the Board erred in concluding that the unlawful practice did not result in discriminatory assessments of Plaintiffs’ properties; and (2) therefore, Plaintiffs had standing to pursue all of their challenges. Remanded. View "Petrin v. Town of Scarborough" on Justia Law

Appellant James Bingman, Sr. sought to redeem his foreclosed property by offering the City of Dillingham a promissory note for the amount due, without interest, that would mature 20 years later. The taxpayer asserted that his offer would be deemed accepted unless the City satisfied certain requirements to “terminate its power of acceptance.” The City explicitly rejected the offer by letter and, at the close of the statutory redemption period, filed for a tax deed in superior court. The taxpayer intervened, arguing that he had redeemed the property, but the superior court ruled there was no contract between him and the city. The taxpayer appealed; but finding no error, the Alaska Supreme Court affirmed. View "Bingman v. City of Dillingham" on Justia Law

Thirty years ago, the Tenth Circuit decided all boundary disputes between the Ute Indian Tribe, the State of Utah, and its subdivisions. The only thing that remained was for the district court to memorialize that mandate in a permanent injunction. Twenty years ago, the Court modified its mandate in one respect, but stressed that in all others, the Court's earlier decision remained in place. The matter came before the Tenth Circuit again: the State of Utah, one of its cities, and several of its counties sought to relitigate the same boundaries. "Over the last forty years the questions haven’t changed - and neither have our answers." This case and all related matters were reassigned to a different district judge. The court and parties were directed to proceed to a final disposition both promptly and consistently with the Tenth Circuit's mandates in "Ute V," "Ute VI," and this case. View "Ute Indian Tribe of the Uintah v. Myton" on Justia Law