Justia Real Estate & Property Law Opinion Summaries

The Supreme Court reversed the declaratory and injunction entered by the district court enjoining the City of Arapahoe, Nebraska from enforcing an ordinance against Brooke Wilkison to prohibit his retention of a pit bull at his home within the city limits, holding that Brooke failed to show that allowing him to retain the dog in his home was necessary.The district court's order determined that the city ordinance, if enforced against Brooke, would violate the federal Fair Housing Act (FHA), 42 U.S.C. 3601 to 3619, by permitting a discriminatory housing practice and precluding Brooke from mitigating the ill effects of his handicap by living with his emotional assistance animal. The Supreme Court reversed, holding (1) the district court did not err in holding that the FHA applies to the ordinance enacted by the city; but (2) Brooke failed to prove that an accommodation from the city's ban on certain breeds of dogs was essential to his equal enjoyment of his property. View "Wilkison v. City of Arapahoe" on Justia Law

The Supreme Court affirmed the decision of the district court finding that it lacked jurisdiction over the assessment decision of the Board of Equalization of the City of Omaha exercising a quasi-judicial function as a result of Appellant's failure to file an appeal bond with the city clerk within twenty days, holding that the statutory scheme requires that an appellant execute a bond with the city clerk within twenty days, which Appellant did not do in this case.Appellant personally appeared before the Board to protest a proposed special assessment to be levied on his property. The Board denied Appellant's protest. The City Council for the City of Omaha subsequently levied the special assessment on Appellant's property. Appellant appealed, The district court found that Appellant had failed to comply with Neb. Rev. Stat. 14-813 by not filing an appeal bond with the city clerk within twenty days, thus dismissing Appellant's appeal for lack of jurisdiction. The Supreme Court affirmed, holding that the district court correctly dismissed Appellant's appeal for lack of jurisdiction. View "Glasson v. Board of Equalization of City of Omaha" on Justia Law

In this declaratory judgment action in which ex-husband (Husband) sought a declaration that he was entitled to one-half of the proceeds of a home awarded to the ex-wife (Wife) in the divorce decree and sold two years later when Wife decided to remarry, the Supreme Court affirmed the judgment of the district court declaring that Wife had timely refinanced the house and that, therefore, Husband was not entitled to one-half of the proceeds from its later sale, holding that the district court's judgment was correct.A provision in the dissolution decree stated that Wife would have the home refinanced into her own name within twelve months of entry of the decree and that, if she did not, the house should be sold and the parties should equally divide any proceeds. Wife was approved for refinancing within one year of the entry of the dissolution decree, but the bank did not schedule closing on the refinance until thirteen months after the entry of the dissolution decree. The Supreme Court affirmed, holding that because Wife made a good faith effort to complete refinancing within twelve months and Husband did not incur any harm as a result of the delay in closing, the sale of the house and equal division of the proceeds was not required. View "Bayne v. Bayne" on Justia Law

The Supreme Court affirmed the judgment of the district court granting summary judgment in favor of Defendants - E&A Consulting Group (E&A), Sanitary Improvement District No. 237 (SID No. 237), and the City of La Vista (the City) - in this case alleging that Defendants were negligent in ways that led to Plaintiffs’ homes being flooded, holding that the district court did not err in granting summary judgment for Defendants.Specifically, Plaintiffs alleged that Defendants owed a legal duty to design and build a drainage solution for a 100-year storm or rain event. The Supreme Court disagreed, holding (1) Plaintiffs did not object to the failure of E&A and SID No. 237 to file statements of undisputed fact cited to the record as required by Neb. Rev. Stat. 25-1332(2) and therefore waived this argument on appeal; and (2) the district court did not err in granting summary judgment in this negligence action because Plaintiffs failed to show that any breaches by Defendants were the proximate cause of the flooding. View "Ecker v. E & A Consulting Group, Inc." on Justia Law

The Supreme Court affirmed the judgment of the district court dismissing Plaintiffs’ claims seeking a declaratory judgment that a redevelopment project in the City of Falls City was not planned or adopted in accordance with the Community Development Law, Neb. Rev. Stat. 18-2101 to 18-2144, and requesting a permanent injunction to prevent the project from proceeding, holding that all of Plaintiffs’ assignments of error were without merit.Specifically, the Supreme Court held (1) all of Plaintiffs’ claims challenging the procedure by which the redevelopment project was adopted and the validity and enforceability of the redevelopment agreement and bond were foreclosed by sections 18-2129 and 18-2042.01; and (2) two meetings challenged in this suit did not violate Nebraska’s Open Meetings Act, Neb. Rev. Stat. 84-1407 to 84-1414. View "Salem Grain Co. v. City of Falls City" on Justia Law

The Supreme Court reversed the judgment of the district court quieting title to certain land in Terry and Linda Brown after finding that the Browns established their entitlement to the disputed land by adverse possession, holding that the Browns’ interest in the disputed land began with permission and did not ripen into adverse possession.On appeal, the State argued that the district court erred when it found that the Browns’ evidence satisfied their burden of proof and established their entitlement to the disputed land by adverse possession. The Supreme Court agreed and reversed, holding that where the Browns’ use of the disputed land began with permission of a lease, the Browns failed to establish that their possession of the disputed land was under a claim of ownership, and therefore, their possession did not ripen into title by adverse possession. View "Brown v. Jacobsen Land & Cattle Co." on Justia Law

The Supreme Court affirmed the judgment of the district court granting summary judgment in favor of the owners of the Quart House Pub and its premises (collectively, Quart House) in this negligence action brought by Lee and Amy Larsen and Plattsmouth Chiropractic Center, Inc. (collectively, Plattsmouth Chiropractic), holding that summary judgment was proper.A fire that broke out in the basement of Quart House Pub the fire spread and damaged property belonging to Plattsmouth Chiropractic. Plattsmouth Chiropractic sued Quart House alleging that equipment located in the basement of the pub had been negligently maintained. The district court granted summary judgment for Quart House. The Supreme Court affirmed, holding (1) the district court did not abuse its discretion in striking the testimony of Plattsmouth Chiropractic’s expert as to the cause of the fire; and (2) without that testimony, Plattsmouth Chiropractic could not present evidence that would allow a finder of fact to find that negligent maintenance caused the fire. View "Larsen v. 401 Main Street, Inc." on Justia Law

The Supreme Court reversed the judgment of the district court dismissing Appellant’s appeal from a condemnation of Appellant’s land by the City of Papillion, Nebraska for lack of jurisdiction but affirmed the district court’s denial of Appellant’s motion for sanctions, holding that it was error to dismiss the condemnation action appeal for lack of jurisdiction.The City condemned land owned by Appellant. Following nearly five years and one judicial recusal, the district court dismissed Appellant’s condemnation appeal for lack of jurisdiction. The court also denied Appellant’s motion for sanctions asserting that the City’s motion for summary judgment was legally frivolous. The Supreme Court held (1) the district court incorrectly concluded that it lacked jurisdiction under the circumstances of this case; and (2) the court did not abuse its discretion in denying Appellant’s motion for sanctions. View "Pinnacle Enterprises, Inc. v. City of Papillion" on Justia Law

The Supreme Court affirmed the district court’s order affirming the findings and modifying a cease and desist order of the Lower Loup Natural Resources District (LLNRD) Board directing Appellant to suspend use of ground water wells, holding that LLNRD had authority to impose a suspension of ground water access for noncompliance with LLNRD’s annual reporting requirements.Specifically, the Court held (1) the district court did not err in determining that LLNRD had authority to impose a suspension of ground water access for noncompliance with reporting requirements; (2) Appellant’s due process rights were not violated in the proceedings before the Board; (3) Appellant was not denied the possibility of competent judicial review; (4) the suspension of Appellant’s ground water access was not a taking without just compensation; (5) the district court did not err in declining to supplement LLNRD’s record and receive exhibits 4 and 5; (6) Appellant was not entitled to attorney fees because he was not the prevailing party; and (7) the district court did not err in its modification of the duration of Appellant’s penalty. View "Prokop v. Lower Loup Natural Resources District" on Justia Law

The Supreme Court affirmed the order of the district court granting Defendants’ motions to dismiss Plaintiff’s claim under the State Tort Claims Act (STCA), holding that the district court did not err in dismissing Plaintiff’s action against the State.Plaintiff, an inmate in the custody of the Nebraska Department of Correctional Services (DCS), alleged in his complaint that his personal property was seized and improperly disposed of by DCS personnel. The district court concluded (1) Plaintiff’s claims against the individual defendants were barred by qualified immunity, and (2) as to the State, the claim was barred under Neb. Rev. Stat. 81-8,219(2) because the claim was an exception to the STCA’s waiver of sovereign immunity. Defendant appealed from the portion of the order dismissing his action against the State. The Supreme Court affirmed, holding that because the DCS personnel that detained Defendant’s property were “law enforcement officer[s]” covered by the exception to the waiver of sovereign immunity under section 81-8,219(2), the State did not waive sovereign immunity from Defendant’s claims. View "Rouse v. State" on Justia Law