Justia Real Estate & Property Law Opinion Summaries

Plaintiffs, former tenants of the defendant, filed a complaint against their landlord, alleging various breaches and violations related to their tenancies. In response, the defendant filed two unlawful detainer actions against the plaintiffs for nonpayment of rent. These actions were later dismissed without prejudice. Subsequently, a jury found the defendant liable for certain claims, and the plaintiffs filed a new complaint, including a claim for malicious prosecution based on the unlawful detainer actions.The San Francisco Superior Court consolidated the cases and, after a bench trial, found in favor of the plaintiffs on their malicious prosecution claim. The court concluded that the defendant lacked probable cause to file the unlawful detainer actions and rejected the defendant's advice of counsel defense, determining that she did not rely on legal advice in good faith. The court entered judgment for the plaintiffs, and the defendant appealed.The California Court of Appeal, First Appellate District, reviewed the case. The court found that the defendant had asserted a valid advice of counsel defense. The defendant had consulted an attorney, disclosed all relevant facts, and acted on the attorney's advice in good faith. The court determined that the trial court erred in requiring the defendant to prove the attorney's competence and in shifting the burden of the attorney's legal research onto the defendant. Consequently, the appellate court vacated the judgment and remanded the case with instructions to enter a judgment of dismissal in favor of the defendant. The court declined to award costs as the respondents did not appear in the appeal. View "Ceron v. Liu" on Justia Law

Conner Applegate sued Carrington Foreclosure Services, LLC (CFS) and Wilmington Savings Fund Society, FSB (WSF), alleging they violated Civil Code section 2924m during a foreclosure sale of a property in Mill Valley. Applegate claimed that CFS and WSF improperly handled the foreclosure process and rejected his bid, which he submitted as a prospective owner-occupant. The property was initially auctioned on May 12, 2022, with WSF winning the bid. However, the sale was rescinded at WSF's request before it was finalized. Applegate's subsequent bids did not comply with the statutory requirements, and CFS returned his funds.The trial court granted summary judgment in favor of CFS and WSF. The court found that Applegate's claim under section 2924m failed because the statute did not create a private right of action, the sale was lawfully rescinded before it became final, and Applegate's bids did not meet the statutory requirements. Consequently, the court also dismissed Applegate's other claims, which were based on the alleged violation of section 2924m.The California Court of Appeal, First Appellate District, Division Two, affirmed the trial court's decision. The appellate court held that CFS acted within its authority to rescind the sale before it was finalized, as permitted under section 2924g. Additionally, Applegate's failure to comply with the affidavit requirements of section 2924m meant he could not prove he was a prospective owner-occupant eligible to submit a bid. The court also rejected Applegate's request for leave to amend his complaint, citing unexplained delay and lack of diligence. The appellate court concluded that Applegate's remaining claims were derivative of the failed section 2924m claim and thus also failed. View "Applegate v. Carrington Foreclosure Services, LLC" on Justia Law

Joseph Eshagian leased a residential unit in Van Nuys to Manuel Cepeda, who was required to pay $1,000 monthly rent. On December 20, 2022, Eshagian served Cepeda with a three-day notice to pay $8,000 in unpaid rent or quit. The notice did not specify the start date of the three-day period, nor did it clearly state that Cepeda would lose possession if he did not pay by a certain date. On December 27, 2022, Eshagian filed an unlawful detainer complaint seeking possession, unpaid rent, holdover damages, and attorney fees. Cepeda filed an answer denying the allegations and asserting affirmative defenses.The Superior Court of Los Angeles County granted Eshagian’s motion for terminating sanctions due to Cepeda’s failure to comply with discovery orders, struck Cepeda’s answer, and entered a default against him. A possession-only judgment was entered on May 3, 2023. Cepeda’s motion to vacate the judgment was denied, and he appealed to the appellate division of the superior court, which held the possession-only judgment was appealable and reversed the judgment, finding the three-day notice defective.The California Court of Appeal, Second Appellate District, reviewed the case to determine if a possession-only judgment in an unlawful detainer proceeding is appealable when the landlord’s damages claims are unresolved. The court concluded that such a judgment is not appealable because it does not resolve all rights of the parties. However, the court treated Cepeda’s appeal as a petition for writ of mandate due to the uncertainty of the law on appealability at the time of filing.The court found the three-day notice invalid for failing to specify when and how Cepeda had to pay the rent and that he would lose possession if he did not cure the default. Consequently, the complaint did not state a cause of action for unlawful detainer. The court dismissed the appeal, granted the petition, and directed the trial court to vacate the judgment in favor of Eshagian and enter a new judgment in favor of Cepeda. View "Eshagian v. Cepeda" on Justia Law

Elanore Vaughan purchased a ticket and signed an online liability waiver to go tubing at Eagle Island State Park, operated by Gateway Parks, LLC. The next day, Vaughan was injured when her tube went over an embankment and crashed into a flatbed trailer housing snowmaking equipment. Vaughan sued Gateway, alleging negligence and premises liability, claiming Gateway failed to maintain the tubing hill safely and created a hazard by placing the trailer at the end of the tubing run.The District Court of the Fourth Judicial District of Idaho denied Gateway's motion to dismiss Vaughan's complaint. Gateway argued that Vaughan's claims were barred by the liability waiver she signed and the Responsibilities and Liabilities of Skiers and Ski Area Operators Act. The district court found that while the Act applied, there was a genuine issue of material fact regarding the placement of the snowmaking equipment. The court also concluded that the liability waiver did not preclude Vaughan's claims. Gateway then sought and was granted permission to appeal the denial of its motion for summary judgment.The Supreme Court of the State of Idaho reviewed the case and reversed the district court's decision. The court held that the electronic liability waiver Vaughan signed precluded her claims against Gateway. The waiver explicitly acknowledged the risks of tubing, including collisions with manmade obstacles such as snowmaking equipment. The court determined that the waiver's language was broad enough to encompass Vaughan's accident and injuries. Consequently, the court directed the district court to grant summary judgment in favor of Gateway and dismiss Vaughan's complaint. The court also denied Gateway's request for attorney fees on appeal, as the gravamen of Vaughan's lawsuit was a tort, not a commercial transaction. View "Vaughan v. Gateway Park, LLC" on Justia Law

Petitioners sought to validate a portion of West Fork Pine Creek Road in Shoshone County, Idaho, which runs across private property and into public land managed by the Bureau of Land Management. The road is used by recreationalists to access an area known as "the Roller Coaster." Following disputes between local landowners and recreationalists, a petition was filed with the Shoshone County Board of Commissioners to validate the road. The Board denied the petition, citing concerns about environmental impacts, safety, and costs to taxpayers.The petitioners then sought judicial review in the District Court of the First Judicial District of Idaho, arguing that the Board erred in its decision. The district court affirmed the Board's decision, concluding that the Board's findings were supported by substantial and competent evidence. The petitioners appealed to the Supreme Court of Idaho, arguing that the district court erred in affirming the Board's conclusions.The Supreme Court of Idaho reviewed the case and determined that the Board erred in concluding that the 1909 meeting minutes did not establish the road as a public highway. However, the Court found no error in the Board's determination that validating the road was not in the public interest. The Court noted that the Board had considered various factors, including the availability of alternative access routes, the costs of surveying and maintaining the road, and the concerns of private property owners.Ultimately, the Supreme Court of Idaho affirmed the district court's decision, holding that while the road was established as a public highway in 1909, the Board did not abuse its discretion in determining that validation was not in the public interest. Neither party was awarded attorney fees on appeal. View "Jutila v. County of Shoshone" on Justia Law

Kris Hawkins filed a Realty Transfer Certificate in March 2018, indicating that a property in Florence, Ravalli County, had been transferred to the Olson Trust. The Department of Revenue (DOR) requested documentation identifying the trustee of the Trust in April 2018 and January 2019, but it was never provided. In July 2023, Hawkins, claiming to be the trustee, requested an informal review of the DOR’s appraised value of the property, which was not adjusted. Hawkins appealed to the Ravalli County Tax Appeals Board, but there was doubt about her status as trustee. Despite several requests, Hawkins did not provide the necessary documentation.The Ravalli County Tax Appeals Board denied Hawkins’s request for a reduction in value, and she appealed to the Montana Tax Appeal Board (MTAB). MTAB requested confirmation of Hawkins’s role as trustee multiple times. Hawkins filed a declaration for disqualification of MTAB members, alleging bias, but it was unsupported. She also filed a petition for interlocutory adjudication with the District Court, which was struck because the Trust was not represented by an attorney. Hawkins then requested to substitute herself for the Trust and reinstate the petition. MTAB dismissed the appeal due to lack of documentation, and the District Court dismissed the petition for lack of subject matter jurisdiction.The Supreme Court of the State of Montana reviewed the case and affirmed the District Court’s decision. The court held that the District Court lacked subject matter jurisdiction to hear an interlocutory adjudication because the underlying matter had already been dismissed by MTAB. The court found that Hawkins’s affidavit alleging bias was insufficient and that MTAB did not lose jurisdiction after the unfounded declaration. The District Court’s dismissal of the petition was proper. View "Hawkins v. State" on Justia Law

Owners of timeshare estates in a resort sued the County of Riverside, challenging the legality of an annual fee charged for separate property tax assessments. The owners argued that the fee exceeded the reasonable cost of providing the assessment, constituting a tax that required voter approval, which had not been obtained. The trial court rejected the owners' argument and ruled in favor of the County.The Superior Court of Riverside County entered judgment for the County, finding that the fee did not exceed the reasonable cost of providing the separate assessment. The court considered various costs, including those related to a new computer system and assessment appeals, even though these costs were not included in the original budget used to set the fee.The Court of Appeal, Fourth Appellate District, Division One, State of California, reversed the trial court's decision. The appellate court held that the County did not meet its burden to prove that the $23 fee was not a tax requiring voter approval under Article XIII C of the California Constitution. The court found that the County's methodology for setting the fee was flawed, as it included costs unrelated to the specific service of providing separate timeshare assessments and did not accurately reflect the actual cost of the service. The court also ruled that the trial court erred in considering costs incurred after the fiscal year used to set the fee.The appellate court remanded the case for further proceedings to determine the appropriate refund amount and to decide on the declaratory, injunctive, and/or writ relief sought by the owners. The County must prove the reasonable and necessary costs of providing the separate assessment service, excluding costs for valuing the timeshare project as a whole. View "Scott v. County of Riverside" on Justia Law

The plaintiffs, Kathleen Keaten and her daughter Delaney Keaten, lived in a Section 8 housing complex managed by the defendants, Terra Management Group, LLC, and Littleton Main Street LLC. They complained about physical ailments due to suspected methamphetamine fumes from the apartment below. The defendants evicted the tenant in the lower unit but failed to preserve evidence from the apartment. The Keatens later filed a lawsuit under the Colorado Premises Liability Act, alleging permanent injuries from the fumes.The Arapahoe County District Court held a bench trial and ruled in favor of the Keatens, awarding significant damages. The court found that the chemical fumes from the lower unit caused the Keatens' injuries, relying on expert testimony and meth residue levels. The court also drew an adverse inference against the defendants for failing to preserve evidence from the lower unit.The defendants appealed, and the Colorado Court of Appeals affirmed the trial court's judgment. The appellate court agreed that the defendants should have known about their potential liability and upheld the adverse inference sanction. The defendants then petitioned the Supreme Court of Colorado for certiorari review.The Supreme Court of Colorado held that a duty to preserve evidence arises when a party knows or should know that litigation is pending or reasonably foreseeable. The court concluded that any error in the trial court's adverse inference sanction was harmless because the causation finding was based on independent evidence. Therefore, the Supreme Court affirmed the judgment of the court of appeals. View "Terra Mgmt. Grp. v. Keaten" on Justia Law

Michael Kosor, Jr., a homeowner in Southern Highlands, a Las Vegas residential common-interest community, sued the Southern Highlands Community Association (HOA) and its developer, Southern Highlands Development Corporation (SHDC), for declaratory and injunctive relief regarding the homeowners' right to elect the HOA's board of directors. Kosor claimed that the community had surpassed the 75% home-sale threshold, ending the declarant control period, yet SHDC continued to appoint three of the five board members, violating homeowners' voting rights. The HOA and SHDC disputed Kosor's interpretation and calculations.The Eighth Judicial District Court of Clark County denied Kosor's motion for a temporary restraining order, largely denied the HOA's and SHDC's motion to dismiss, and denied Kosor's motion for summary judgment. Kosor then sought to voluntarily dismiss the action without prejudice, but the court dismissed it with prejudice and awarded fees and costs to the HOA and SHDC. Kosor appealed but later withdrew his appeal, acknowledging that he could not reinstate it or raise the same issues again. Subsequently, the HOA and SHDC sought additional fees and costs incurred on appeal, prompting Kosor to file a motion under NRCP 60(b)(4), arguing that the district court lacked subject matter jurisdiction due to noncompliance with NRS 38.310's pre-suit ADR requirement.The Supreme Court of Nevada reviewed the case and held that NRS 38.310, which mandates pre-suit mediation or arbitration for certain HOA-related claims, is a procedural claim-processing rule, not a jurisdictional requirement. The court determined that the district court had jurisdiction despite the parties' noncompliance with NRS 38.310 and properly denied Kosor's motion to vacate its judgment and fee-award orders as jurisdictionally void. The Supreme Court of Nevada affirmed the district court's decision. View "KOSOR VS. S. HIGHLANDS CMTY. ASS'N" on Justia Law

Mary Roth and Aric Roth filed a lawsuit against Gary Meyer and other members of the Meyer family, including trustees of the Jean L. Ehrmantrout Residuary Trust, seeking to quiet title to a 10-acre property in Grant County, North Dakota. Gary Meyer had lived on the property since 1962 and believed he owned it, despite a 1982 conveyance to Dolores Meyer’s father, Anthony Ehrmantrout. Gary and Mary Roth cohabitated on the property from 2002 to 2022, during which time Gary conveyed his interest to Mary via quitclaim deed in 2010, and she later conveyed it to her son, Aric.The District Court of Grant County initially found that Gary Meyer had gained title to the property through adverse possession and quieted title in favor of Aric Roth. The court also ordered Gary Meyer to pay Mary Roth $52,500 for loans she had made to him, finding unjust enrichment. The Meyers appealed, arguing that the district court erred in its findings on adverse possession and unjust enrichment.The North Dakota Supreme Court reviewed the case. The court affirmed the district court’s finding of unjust enrichment, agreeing that Gary Meyer was enriched by the loans and had not repaid them, thus impoverishing Mary Roth. However, the Supreme Court found that the district court erred in its adverse possession analysis. The court noted that adverse possession requires clear and convincing evidence of actual, visible, continuous, notorious, distinct, and hostile possession for 20 years. The court found the district court’s findings insufficient to establish hostile possession, particularly given the family relationship and lack of evidence of hostile acts.The North Dakota Supreme Court affirmed the district court’s judgment on unjust enrichment but reversed the decision to quiet title in favor of Aric Roth. The case was remanded for further proceedings consistent with the Supreme Court’s opinion. View "Roth v. Meyer" on Justia Law