Justia Real Estate & Property Law Opinion Summaries

The plaintiffs in this case, Jimmie Jackson, E. Simms Hardin, and KSD Properties, LLC, untimely paid ad valorem taxes to the City of New Orleans on their respective properties, and were assessed penalties, fees, and interest thereon for various tax years between 2003 and 2009. Plaintiffs filed a class action suit against the City, seeking a declaration that Ordinance Number 22207, and the collection of any penalties, fees, and interest collected thereunder, violated the statutes and constitution of Louisiana, and that the application of Ordinance Number 22207 to this case violated U.S. Constitutional guarantees of due process and equal protection. The district court issued rulings on the City's exceptions and on the plaintiffs' motion for summary judgment, which: granted the City's exception of no cause of action as to Jackson and Hardin, dismissing these plaintiffs (for failing to comply with the city ordinance requiring payment under protest); denied the City's objections of no cause of action and prescription as to plaintiff KSD; and granted KSD's motion for summary judgment (upon a finding of unconstitutionality as to Ordinance Number 22207). Both plaintiffs and the City filed motions for new trial. The City's motion was granted in part, to dismiss KSD's claims as to its 2008 tax penalty and fees for failure to state a cause of action and to amend the judgment accordingly (for KSD's failure to timely assert a protest as to the penalty and fees assessed for that year's delinquent tax payment); the motions for new trial were denied in all other respects. On appeal to the Supreme Court, the City argued the district court erred in granting summary judgment by declaring Ordinance Number 22207 unconstitutional. After review of the district court record and the applicable law, the Supreme Court affirmed the district court's decision and remanded the case for further proceedings. View "Jackson v. City of New Orleans" on Justia Law

The issue before the Supreme Court in this case centered on the limitation of liability afforded to a member of a limited liability company (LLC). In 2007, Mary Ogea signed a contract entitled "Custom Home Building Agreement" for Merritt Construction, LLC, to build a home on an undeveloped parcel of land she owned. On behalf of the LLC, its sole member, Travis Merritt, signed the contract. The contract did not specifically describe the type of foundation to be provided for the home. After the construction work had advanced well past the point of building the foundation and framing the home, Ogea hired another concrete contractor to pour a driveway and patio. This concrete contractor informed Ogea that he believed there were problems with the concrete work for the home's foundation. Ogea then hired a licensed engineer, Charles Norman, to inspect the structure. Norman conducted several inspections and concluded there were indeed significant problems with the slab foundation. Ogea notified the LLC of the problems with the foundation. Based on her consultations with Norman, Ogea requested a refund of all monies she paid to the LLC (approximately $94,000) and sought demolition of the unfinished home. The LLC did not reply to the refund request. Ogea did not make the final installment payment called for in the contract, and the LLC ceased all work on the home. Ogea then sued the LLC and Merritt individually. Ogea sought to recover the money she had expended for the home, plus other damages under the New Home Warranty Act. The district court rendered judgment against both Merritt and the LLC "in solido" for various items of damages. Both Merritt and the LLC appealed. The court of appeal reduced the amount of the general damage award, but affirmed the imposition of personal liability on Merritt. After reviewing the record and the controlling legal principles, the Supreme Court reversed the lower courts' judgment of personal liability against Merritt and dismissed the claims against him. View "Ogea v. Merritt" on Justia Law

The issue before the Supreme Court in this matter centered on whether defects in load-bearing walls were a result of "any defect" due to noncompliance with the buildings standards subject to a one year peremptive period, or whether they constituted a "major structural defect" subject to a peremptive period of five years. This case stemmed from damages caused by a home flooding. The District Court found the defects in the four exterior load-bearing walls constituted a major structural defect under the Act to which the five-year warranty period applied and awarded plaintiff Barbara Shaw damages. The Court of Appeal reversed, finding the plaintiff's claim was for a defect in workmanship subject to a one year peremptive period. After review, the Supreme Court reversed, finding the record supported the failure of the load-bearing walls affected the "load-bearing functions to the extent the home becomes unsafe, unsanitary, or is otherwise unlivable," as provided by La. Rev. Stat. 9:3143. Thus, it constituted a major structural defect and the five-year warranty applied. View "Shaw v. Acadian Builders & Contractors, LLC" on Justia Law

The Supreme Court granted certiorari in this case to determine whether the New Home Warranty Act ("NHWA") provided the exclusive remedy between a home builder and a purchaser of residential property, where the builder failed to disclose known defects in the home in a Residential Property Disclosure Statement. The NHWA provides the "exclusive remedies, warranties, and preemptive periods as between builder and owner relative to home construction," but, when the new home is occupied by the builder for some time period before being sold, the builder/seller must also comply with the provisions of the RPDA. As the RPDA does not "limit or modify any obligation between buyers and sellers created by any other statute or that may exist in law," a seller can be liable for fraud for violating the RPDA. In this case, the trial court found the Meltons committed fraud by making a willful misrepresentation of a known defect and this was not manifest error. After reviewing the record and the applicable law, the Supreme Court reversed the judgment of the court of appeal and held that the purchasers were not limited to the provisions of the NHWA under the facts of this case. View "Stutts v. Melton" on Justia Law

Plaintiffs owned an undivided five-sixths interest of land on which they executed an oil and gas lease to Prestige Exploration, Inc. Plaintiffs ownership interests were managed by Regions Bank who helped negotiate the terms of the lease. Prestige acquired the lease on behalf of Defendant Matador Resources Company. The issue before the Supreme Court centered on the extension of that lease. Plaintiffs sought to rescind or reform the extension agreement to make it applicable only to a portion of their property. After several preliminary partial summary judgment rulings, a jury found in favor of Defendant for the extension to cover the entirety of Plaintiffs' land interest. The appellate court affirmed in part, reversed in part, and reformed the lease to extend only to the portion of land for which Plaintiffs asked. Upon review, the Supreme Court found that Plaintiffs were precluded from rescinding the agreement on "excusable error." Further, the Court found no manifest error in the district court proceedings. The Court reversed the appellate court's judgment and reinstated the trial court's judgment in its entirety. View "Peironnet v. Matador Resources Co." on Justia Law

The issue before the Supreme Court in this case involved a 1925 tax sale and the failure to give notice of the pending tax sale to the property owner. The specific issue in the present case was whether "Mennonite Board of Missions v. Adams," (462 U.S. 791 (1983)), could be applied retroactively to invalidate this 1925 tax sale. Plaintiffs, owners of oil, gas, and mineral interests, filed suit against four groups of record landowners including Pirate Lake Oil Corporation, the Mayronne Group, the Handlin-Jones Group, and the Zodiac Group, to determine the parties entitled to the proceeds of production. The Mayronne and Handlin-Jones Groups filed a motion for summary judgment, arguing the Zodiac Group had no interest in the property. The District Court granted the motion for summary judgment and dismissed the Zodiac Group’s claims of ownership in the property with prejudice. The Court of Appeal affirmed, finding the Zodiac Group’s ancestor in title was never the record owner of the property. Further, the Zodiac Group traced its ownership of the property to a 1925 tax sale, and there was no evidence the Sheriff provided notice of the sale to the record owner of the property, as required by the Fourteenth Amendment Due Process Clause under "Mennonite." Upon review, the Supreme Court found that "Mennonite" could not apply retroactively to invalidate the 1925 tax sale for lack of notice. Further, while the Zodiac Group’s ancestor in title was not the record owner of the property, any defect was cured by the five-year peremptive period of Article X, section 11 of the 1921 Louisiana Constitution. Accordingly, the Court reversed the judgments of the lower courts. View "Quantum Resources Management, LLC v. Pirate Lake Oil Corp." on Justia Law

Plaintiffs the State and the Vermilion Parish School Board filed a "Petition for Damages to School Lands" in 2004 seeking damages and remediation of a sixteenth section of property in Vermilion Parish owned by the State and managed by the School Board. The property was allegedly polluted by oil and gas exploration and production performed pursuant to an oil, gas and mineral lease originally granted on the property in 1935 and a surface lease entered into in 1994. The plaintiffs claimed damage to the land’s soil, surface waters and ground waters. Plaintiffs raised various causes of action including negligence, strict liability, unjust enrichment, trespass, breach of contract and violations of both the Mineral Code and the Civil Code. Several defendants were named in the original petition and in supplemental and amending petitions as companies which conducted, directed, controlled or participated in various oil and gas exploration and production activities as operators and/or working interest owners, and/or joint venturers in the mineral interest. At the time of this appeal, the remaining defendants were Union Oil Company of California; Union Exploration Partners; Carrollton Resources, L.L.C.; Chevron USA Inc.; and Chevron Midcontinent, L.P. In a motion for summary judgment, Chevron USA Inc. sought dismissal from suit, which was denied. Upon review of Chevron's argument that it should have been dismissed from the suit, the Supreme Court agreed with the court of appeal’s conclusion that there seemed to be a genuine issue of material fact as to Chevron USA Inc.’s successor status to Union Oil Company of California, and as such, should not have been dismissed from the case. Consequently, the Court affirmed the court of appeal’s opinion in this regard. View "Louisiana v. Louisiana Land & Exploration Company" on Justia Law

In October 2003, insurance agency Plaintiff Kennedy, Lewis, Renton & Associates, Inc. ("KLR"), secured a property insurance policy with Louisiana Citizens Property Insurance Corporation ("Citizens") for Plaintiff Kirk Prest on property located in Boothville, Plaquemines Parish. Hurricane Ivan damaged Plaintiffs' buildings in 2004. Plaintiffs subsequently made repairs and undertook new construction on the property insured by Citizens. Because they were penalized for being underinsured for their losses in Hurricane Ivan, Plaintiffs wanted to ensure their property was properly covered by sufficient amounts of insurance in the future. The total amount of insurance coverage on the property was $350,000. As each phase of reconstruction and expansion was completed, Plaintiffs requested increased coverage on their buildings. There was a mistake on the form sent requesting increased coverage, in that the words "renew policy" were typed in rather than "increasing coverage." However, the comments immediately below correctly described the increased amounts of coverage on the buildings requested by the policy holder. Hurricane Katrina hit southeast Louisiana on August 29, 2005, eleven days after an August 2005 policy change request. At that time, Plaintiffs believed they had a total of $540,000 in insurance coverage on their property. The KMR insurance agent assisting Plaintiffs in requesting the coverage increases also believed Plaintiffs had coverage in that amount. In May 2006, Citizens sent a letter to Plaintiffs, advising them the policy had been reviewed and the requested increases in the policy limits would not be honored. According to Citizens, Plaintiffs only had the original $350,000 worth of coverage on their property. Plaintiffs filed suit against Citizens, seeking payment of the full policy amounts, including the amount of the requested coverage increases, attorney fees and penalties. In the alternative, Plaintiffs also sought recovery from KLR. After engaging in pretrial discovery, Plaintiffs and Citizens entered into a settlement agreement in late 2008. Without admitting liability, Citizens settled the claims against it for a total of $540,000 from Citizens. After trial on the merits against KLR, the trial court rendered judgment in favor of Plaintiffs, finding KLR was negligent in its handling of its clients' requests for coverage increases. KLR appealed both the finding of liability and the award of damages. The appellate court agreed with the trial court's finding of negligence in part, holding there was manifest error in the trial court's finding the insurance agency failed to exercise reasonable diligence with regard to a July 2005 request for increased coverage. The Supreme Court granted KLR's writ, primarily to determine the correctness of the trial court's award of general damages. After review, the Supreme Court found that the trial court abused its discretion in awarding general damages and reversed that portion of the damage award. View "Prest v. Louisiana Citizens Property Insurance Corp." on Justia Law

At issue in this case was whether the court of appeal erred in holding the district court erred in finding that a governmental entity proved a sufficient public necessity for expropriating property. Upon review, the Supreme Court concluded that court of appeal did not properly apply the manifest error standard of review. As such, the Court reversed the judgment of the court of appeal and reinstated the judgment of the district court. View "Lafayette City-Parish Consolidated Gov't v. Person" on Justia Law

The issue on appeal before the Supreme Court in this case concerned whether a written settlement agreement compromising a contested property insurance claim constituted a "proof of loss" under La. Rev. Stat. 22:1892(A)(1) sufficient to trigger the penalties set forth in La. Rev. Stat. 22:1892(B) for the insurer's arbitrary and capricious failure to timely pay the settlement funds. Plaintiff, Katie Realty, Ltd., filed suit against defendant, Louisiana Citizens Property Insurance Corporation (Citizens), for its untimely handling of plaintiff's Hurricane Gustav property damage claim. The matter was settled through mediation. When Citizens failed to timely pay the settlement funds, plaintiff filed a motion to enforce settlement and assess penalties pursuant to La. Rev. Stat. 22:1892 and 1973. In accordance with La. Rev. Stat. 22:1892(B)(1), the District Court awarded plaintiff $125,000 in penalties. The court of appeal affirmed, finding the settlement agreement constituted sufficient "proof of loss" under the provisions of La. Rev. Stat. 22:1892(A)(1) and Citizens' misconduct warranted the imposition of penalties under La. Rev. Stat. 22:1892(B)(1). Upon review, the Supreme Court concluded that the written settlement agreement did not constitute satisfactory proof of loss under the provisions of La. Rev. Stat. 22:1892(A)(1) sufficient to trigger the penalties set forth in La. Rev. Stat. 22:1892(B)(1). Accordingly, the Court reversed the judgment of the court of appeal and rendered judgment awarding plaintiff $5,000 in statutory penalties for Citizens' failure to timely pay the settlement funds in accordance with the provisions of La. Rev. Stat. 22:1973(B)(2) and (C). View "Katie Realty, Ltd. v. Louisiana Citizens Property Ins. Corp." on Justia Law