Justia Real Estate & Property Law Opinion Summaries

The case involves a class action lawsuit brought by homeowners in the Falcon Ridge subdivision in Billings, Montana, against Buscher Construction and Development, Inc., and other related entities and individuals (collectively referred to as the "Buschers"). The homeowners alleged that the Buschers negligently designed and developed the subdivisions, failed to construct homes to mitigate against the possibility of differential settlement on hydro-collapsible soils, and failed to disclose material adverse facts known to them as the original owners of all the lots within the subdivision.The District Court of the Thirteenth Judicial District, Yellowstone County, certified the class action. The Buschers appealed this decision, arguing that the proposed class did not satisfy the prerequisites for class certification under Montana Rule of Civil Procedure 23(a) and that the court abused its discretion by certifying the class under Rule 23(b)(3).The Supreme Court of the State of Montana affirmed the lower court's decision. The court found that the proposed class satisfied the commonality and typicality requirements of Rule 23(a). The court also found that the class action was superior to other methods for fairly and efficiently adjudicating the controversy, as required by Rule 23(b)(3). The court concluded that the homeowners' claims were not dependent upon individual conduct but on the Buschers' alleged uniform negligence. The court also noted that the lower court has the discretion to revisit certification if class claims no longer predominate as the case proceeds. View "Busher v. Cook" on Justia Law

The case revolves around a dispute between Lori Lundeen, a property developer, and Lake County, Montana. Lundeen planned to develop a 60-lot subdivision, Wild Horse RV Resort, on her property in Lake County. She intended to use roads through the Big Arm townsite for access to her development. The Board of Lake County Commissioners granted conditional approval for the development. However, the Confederated Salish and Kootenai Tribes contested the County’s ownership, regulatory authority, and right to use the access routes. Lundeen alleges that she relied on Lake County and the Lake County Attorney to research her access issue. After an eight-month moratorium on Lundeen’s development application, the Board conditionally approved an amended road layout for the development. Lundeen claims the Lake County Attorney represented to her that the Tribes’ claim was baseless and that she could proceed with the development.The District Court of the Twentieth Judicial District, Lake County, granted Lake County’s motion to dismiss Lundeen's lawsuit for failure to state a claim. The court reasoned that Lundeen was on inquiry notice of the negligent misrepresentation when she became aware the Tribes had blocked off her property. The court also determined the discovery and accrual rules for the statute of limitations were satisfied no later than when the Tribes blocked Lundeen’s access. Based on the applicable three-year statute of limitations, the court found Lundeen’s claims filed were time-barred.The Supreme Court of the State of Montana reversed the lower court's decision and remanded the case for further proceedings. The Supreme Court found that Lundeen had sufficiently asserted facts that, if accepted as true and viewed in the light most favorable to her, establish a basis for the claims asserted in her complaint. Therefore, the court concluded that the District Court erred by granting Lake County’s motion to dismiss for failure to state a claim. View "Lundeen v. Lake County" on Justia Law

The case involves the Gardiner-Park County Water and Sewer District (District) and the Knight family (Knights). The Knights own a property in Gardiner, Montana, under which the District has a prescriptive easement for a sewer line. In 2016, a survey revealed that part of the Knights' house and porch was built within the easement and over the sewer line. The District requested the Knights to remedy the easement violation, but the parties failed to reach an agreement. Consequently, the District filed a lawsuit seeking a declaratory judgment that the Knights violated the District’s easements and caused damage to a retaining wall. The Knights counterclaimed, alleging that the District's Board Members had not taken and filed an oath of office, thus rendering any action they took invalid.The District Court of the Sixth Judicial District, Park County, granted a declaratory judgment in favor of the District and summary judgment in favor of the individual Board Members. The court held that the District’s Board Members were not legally required to file oaths of office and were immune from personal liability for any actions taken related to the Knights. The court also held a joint hearing on the District’s Motion for Declaratory Judgment and the individual Board Members’ Motion for Summary Judgment.The Supreme Court of the State of Montana affirmed the lower court's decision. The court concluded that there was no requirement for board members of a local water and sewer district to take and file an oath of office as they were not public officers of the state, nor members of the legislature or executive. The court also held that the Board Members were immune from suit in an action against the governmental entity for the same subject matter, even when oppression, fraud, or malice had been alleged. The court found no violation of the Knights' due process rights when the District Court entertained oral argument on a summary judgment motion and a declaratory judgment action at the same hearing. The case was remanded for the District Court to consider an award of attorney fees, if any, under the Declaratory Judgments Act. View "Gardiner-Park v. Knight" on Justia Law

The case revolves around a dispute over a Major Land Use Permit issued to Susan Dietz, individually and as Trustee of G&M Trust (G&M), by Flathead County, Montana. G&M had purchased two adjacent 11.5-acre tracts on the shore of Lake Five and began several remodeling, demolition, and construction projects on both tracts. G&M received notices of multiple violations from both the Department of Environmental Quality and Flathead County, advising that these new structures violated local zoning regulations. G&M then submitted an application proposing new structures for short-term/vacation nightly rentals. The application was initially accepted by the County, who issued a Major Land Use Permit, later voided by the District Court.The District Court of the Eleventh Judicial District, Flathead County, voided the Major Land Use Permit issued to G&M, permanently enjoined all future construction or expansion of use or conversion of G&M’s property to any commercial use without first obtaining legal access and complying with all State and local statutes and regulations, ordered restoration of G&M’s property to its previously unaltered condition, and awarded attorney fees and costs to Friends of Lake Five, Inc. (FLF).The Supreme Court of the State of Montana affirmed in part, reversed in part, and remanded for further proceedings. The court affirmed the District Court's decision to void the Major Land Use Permit and its award of attorney fees and grant of permanent injunction. However, it reversed the District Court's requirement that G&M restore the property to its previous unaltered condition outside of the lakeshore zone. The case was remanded for further proceedings consistent with this opinion. View "Friends of Lake 5 v. County Commission" on Justia Law

The case revolves around a dispute between Debra and Sidney Schutter (the Schutters) and the State of Montana Board of Land Commissioners (the Board) over the ownership of a water right, identified as Claim 13169. The Schutters use a groundwater well on their private property to irrigate four parcels of land, one of which is school trust land owned by the State of Montana. The Board objected to the Schutters' claim of exclusive ownership of the water right, asserting that the State holds an ownership interest in the portion of the water right used to irrigate the school trust land.The Montana Water Court granted summary judgment to the Board, adding the State as a co-owner of Claim 13169, but only for the portion of the claim appropriated to irrigate the school trust land. The Schutters appealed this decision, arguing that the Water Court erred in applying the precedent set in a previous case, Pettibone, and that no portion of Claim 13169 is appurtenant to the school trust land.The Supreme Court of the State of Montana affirmed the Water Court's decision. The court held that the portion of Claim 13169 used to irrigate the school trust land is appurtenant to that land and, therefore, the State is a co-owner of that portion of the right. The court also rejected the Schutters' argument that the Water Court erred in applying the Pettibone precedent, stating that the Schutters' reliance on the point of diversion as singularly controlling was misplaced. The court concluded that the Schutters used the school trust land they leased to qualify for and establish the parameters of Claim 13169, and without the ability to claim a beneficial use on the school trust land, the Schutters' claim to a water right would have been different, perhaps smaller. View "Schutter v. Board of Land Commissioners" on Justia Law

Phoenix Capital Group Holdings, LLC, an oil and gas mineral rights investment firm, acquired mineral interests on two sections of real property in Richland County, Montana. The previous owner, Katherine Solis, had been approached multiple times by Kraken Oil and Gas LLC, an energy production company, to secure a lease of the mineral interests or to participate in drilling wells. Solis consistently refused to engage with Kraken. After Phoenix acquired the mineral interests, it expressed a desire to participate in the oil and gas production from the wells being drilled by Kraken. However, Kraken responded that the mineral interests had been deemed “non-consent” due to Solis’s lack of participation, and it was authorized to recover risk penalties.The Board of Oil and Gas Conservation of the State of Montana held a hearing and determined that Kraken had made unsuccessful, good faith attempts to acquire voluntary pooling in the spacing unit, and that Phoenix, as a successor in interest, was bound to Solis’s decision not to participate. The Board therefore determined that the mineral interests owned by Phoenix would be subject to forced pooling and that Kraken could recover risk penalties from Phoenix. Phoenix requested a rehearing from the Board, but that request was denied. Phoenix then filed a Complaint seeking injunctive relief from the Board decision in the Thirteenth Judicial District Court, Yellowstone County. The District Court issued an Order granting Kraken and the Board’s motions for summary judgment, and dismissing Phoenix’s Complaint.In the Supreme Court of the State of Montana, Phoenix appealed the District Court's decision. The Supreme Court affirmed the lower court's decision, holding that the Board correctly interpreted the statutory force-pooling requirements, and that its decision to force pool Phoenix’s mineral interests was reasonable. The court also held that Kraken’s letters to Solis constituted written demands that gave Solis the option to either participate or face assessment of risk penalties. The court concluded that risk penalties were imposed, not pursuant to the presumption in § 82-11-202(3), MCA (2021), but under § 82-11-202(2), MCA, which requires an owner pay risk penalties when “after written demand, [the owner] has failed or refused to pay the owner’s share of the costs of development or other operations . . . .” View "Phoenix Capital v. Board of Oil & Gas" on Justia Law

This case involves a dispute between members of Black Gold Enterprises, LLC, a company formed in 2013, including plaintiff Adam Pummill, plaintiff Kurtis Robertson, and defendant Joshua T. Patterson. The source of the dispute was the payment of rent from Patterson's businesses to Black Gold for the use of a property. Patterson eventually stopped paying rent, leading to the involvement of a receiver, James Galipeau, to manage the property.The Supreme Court of the State of Montana considered the appeal by Patterson against the award of fees to the receiver and his attorney from interplead funds held by the Clerk of Court, arguing that the District Court abused its discretion. Patterson also contested the District Court's decision that the lien on the property, arising from a loan agreement between Patterson's business and Black Gold, was invalid.The Supreme Court, applying the Hickey factors to assess the reasonableness of the receiver's fees, found no abuse of discretion by the District Court. The court concluded that the receiver's work in the complex, time-consuming case was essential, and the sale of the property (Black Gold's only asset) was reasonably executed. The court also found that the District Court had the inherent power to distribute interplead funds for services related to the receivership, rejecting Patterson's claim that the dispersal should have waited until a final disposition.Thus, the Supreme Court affirmed the District Court's decisions regarding the award of the receiver and attorney fees and the method of their payment. The court did not address the issue of the validity of the lien on the property. View "Pummill v. Patterson" on Justia Law

The Supreme Court of the State of Montana affirmed a lower court's decision that an insurance agency, Rames Inc., formerly known as Central Insurance Agency, had a duty to procure additional insurance coverage for a construction company, TCF Enterprises Inc., also known as Malmquist Construction. Rames was found to have breached that duty, thereby breaching the standard of care and negligently misrepresenting that it had obtained the coverage. The court also found that the policy's professional services exclusion would not have barred coverage for defense and indemnity. The dispute arose after Malmquist was sued by a developer due to a construction defect and realized it wasn't covered as an additional insured under a subcontractor's insurance policy as it had believed. Rames had been told by the subcontractor to add Malmquist as an additional insured, but it failed to do so. The jury awarded damages to Malmquist in the amount of $1,022,257.85. Rames appealed, but the Supreme Court upheld the lower court's decision. View "TCF Enterprises, Inc. v. Rames, Inc." on Justia Law

In a dispute arising from a failed subdivision in Missoula County, Montana, a group of property purchasers, led by Gilbert and Judith Johnston, claimed that Flying S Title and Escrow, Inc., breached a purported contract to provide title insurance for the properties they bought. The properties were originally platted as lots, but the purchasers believed that they would eventually be reconfigured into larger parcels. However, the necessary infrastructure was not installed and the amended plat was never recorded, so the parcels never came into existence. The purchasers claimed that pro forma documents provided by Flying S constituted a contract to insure the parcels. The Supreme Court of Montana disagreed, ruling that the pro forma documents did not constitute a contract, but were merely an offer to issue a title insurance policy for the parcels, subject to the terms stated in the documents. The court noted that a contract for title insurance could not exist under the pro forma documents because the parcels, and the title thereto, never existed. Furthermore, the court found that Flying S had not been unjustly enriched by the purchasers' premium payments because it had provided, as agreed, title insurance for the transaction completed by the purchasers to buy the lots. Therefore, the court affirmed the lower court's decision in favor of Flying S Title and Escrow, Inc. View "Johnston v. Flying S Title & Escrow, Inc." on Justia Law

In this case, the Supreme Court of the State of Montana addressed a dispute over a settlement agreement regarding the sale of a house and the subsequent release of construction-related claims. Daniel Perl and Sandra Perl (collectively, "the Perls"), who are the plaintiffs and appellants, entered into discussions with Christopher Grant and other related parties (collectively, "the Grants"), who are the defendants and appellees. The Perls had purchased a home from the Grants and later became dissatisfied with the construction quality. After negotiations, the parties, through text messages, appeared to reach an agreement wherein the Grants would buy back the property for $2.8 million, and the Perls would release all claims related to the house's construction. However, the Perls later objected to several terms in the formal documents prepared by the Grants' attorney and disputed the existence of an enforceable settlement agreement.The lower court, the Eleventh Judicial District Court, Flathead County, granted the Grants' motion for summary judgment and denied the Perls' cross-motion for partial summary judgment. The lower court held that there was indeed an enforceable settlement agreement.The Supreme Court of the State of Montana affirmed the lower court's decision. The Supreme Court found that the parties' text messages satisfied the statute of frauds and constituted an enforceable settlement agreement. The court pointed out that the text messages contained all the essential elements of a contract, including the parties, the subject matter, a reasonably certain description of the property, the purchase price, and mutual assent. The court also found that the Perls' objections to non-material terms in the formal documents did not invalidate the settlement agreement. Therefore, the Supreme Court affirmed the lower court's decision to grant the Grants' motion for summary judgment and deny the Perls' cross-motion for partial summary judgment. View "Perl v. Grant" on Justia Law