Justia Real Estate & Property Law Opinion Summaries

In Fairbanks, Alaska, a man, Timothy Teslow, cut down a grove of birch trees on a property that was up for sale by its owner, Wallace Cox. The property was subsequently bought by David and Rhetta Bragg. The Braggs sued Teslow for damages, claiming that he had trespassed on the property and cut down the trees without permission. However, midway through the proceedings, they decided not to oppose Teslow's motion for summary judgment, believing their claims were not viable. The Superior Court of the State of Alaska ruled in favor of Teslow and awarded him full attorney’s fees, finding that the Braggs' claims were frivolous and that they had filed the lawsuit with an improper purpose. The Braggs appealed this decision.The Supreme Court of the State of Alaska held that one of the Braggs' claims was not frivolous and that the finding of an improper purpose was clearly wrong. The court vacated the award of full attorney’s fees and remanded the issue of fees for further consideration. However, the court affirmed the denial of the Braggs' motion for relief from the judgment under Alaska Civil Rule 60(b), stating that the incompetent advice of their attorney is not a ground for relief from judgment under this rule. View "Bragg v. Teslow" on Justia Law

The Supreme Court reversed the order of the district court denying the State's civil in rem action for forfeiture of $75,000 in United States currency seized by law enforcement officers from Lorenzo Gallaga, holding that the district court erred in applying Wyoming's forfeiture and controlled substances laws.In denying the State's action for forfeiture, the district court concluded that the State failed to meet its burden of showing that Gallaga's presence in Wyoming with the $75,000 was an act in furtherance of a conspiracy to facilitate a violation of the Wyoming Controlled Substances Act. The Supreme Court reversed, holding that the district court erred in denying the State's civil forfeiture claim because the State met its burden of proving that the currency seized from Gallaga was traceable to the exchange of controlled substances or otherwise used to facilitate activities which, if undertaken, would violate the Act. View "State v. Gallaga" on Justia Law

The Homeowners Association alleged that M/I’s subcontractors caused construction defects in a Hanover Park development by using defective materials, conducting faulty workmanship, and failing to comply with building codes. The Association alleged that it would be required to repair the defects and “damage to other property caused by the [d]efects.” M/I demanded a defense from Acuity as the additional insured on a commercial general liability policy that Acuity issued to one of its subcontractors on which M/I was an additional insured. Acuity sought a declaratory judgment, arguing that the complaint failed to allege any “property damage” caused by an “occurrence” as those terms are defined by the policy and interpreted by Illinois law. The circuit court granted Acuity summary judgment.The Illinois Supreme Court held that the allegations sufficiently fall within the initial grant of coverage requirement that there be “property damage” caused by an “occurrence.” The court remanded for further consideration of whether policy exclusion bar coverage. To hold that all construction defects that result in property damage to the completed project are always excluded would mean that the exclusions in the policy related to business risk become meaningless. The business risk exclusions contemplate that some construction defects that result in property damage are covered and some are not, depending on various factors. View "Acuity v. M/I Homes of Chicago, LLC" on Justia Law

The Supreme Court affirmed the judgment of the State Corporation Commission dismissing Verizon Virginia LLC's petition for a declaratory judgment for lack of subject matter jurisdiction, holding that the Commission lacked subject matter jurisdiction over Verizon's petition pursuant to Va. Code 33.2-1815(B) and 33.2-1821.Verizon, a telecommunications company, filed a petition for a declaratory judgment with the Commission requesting a declaration that either Capital Beltway Express LLC (CBE) or The Lane Construction Corporation was responsible for costs pursuant to section 33.2-1815(B) to relocate some of Verizon's utility facilities, as required by the Virginia Department of Transportation in the underlying project to extend portions of the I-495 express lanes. The Commission dismissed the petition for lack of jurisdiction. Verizon appealed, arguing that sections 33.2-1815(B) and 33.2-1821 granted the Commission jurisdiction to resolve which party was responsible for the costs of the utility relocations necessitated by the project. The Supreme Court affirmed, holding that the Commission correctly concluded that it lacked subject matter jurisdiction over Verizon's petition. View "Verizon Virginia LLC v. SCC" on Justia Law

The holders of the second priority mortgage, Ray and Susan Montierth brought a foreclosure action against the holders of the first priority mortgage, Hendrik Dorssers and Justice Prevails, LLC, (collectively “Dorssers”), and a variety of other parties with an interest in the real property. In their pleadings, Dorssers asserted that their priority interest as the holder of the first priority mortgage still prevailed over all other encumbrances. In Dorssers view, a payment made by the debtor—years after the statute of limitations had run on the mortgage—revived the previously stale claim to foreclose their first priority mortgage and reinitiated the statute of limitations under Idaho Code section 5-238. However, on summary judgment the district court concluded that Idaho Code section 5-238 only applied when the payment was made prior to the lapse of the statute of limitations. Accordingly, the district court granted summary judgment to the Montierths after finding that no payment had been made by the obligor prior to the lapse of the statute of limitations and concluding that Dorssers’ mortgage was unenforceable as a matter of law. The district court subsequently denied Dorssers’ motion for reconsideration and objection to the proposed judgment. Thereafter, the district court entered a judgment and decree of foreclosure in favor of the Montierths, which specifically stated: “[t]hat the [Montierths’] lien interest is superior in time to all other parties’ liens, except the mortgage of Hendrik Dorssers and Justice Prevails, LLC, which is time barred and therefor [sic], unenforceable.” On appeal, Dorssers argue the district court erred: (1) in concluding that the partial payments did not extend the statute of limitations for enforcement of the first priority mortgage under Idaho Code section 5-238; (2) in the alternative, in concluding that a junior lien holder could quiet title to a senior lien holder; and (3) in issuing an order to quash the lis pendens they recorded after the appeal was filed. The Idaho Supreme Court reversed, finding the district court erred in its determinations: (1) to revive the statute of limitations the payment must have been made prior to the lapse of the statute of limitations; (2) the “transfer of money” was not a payment in recognition of the debt as a matter of law; and (3) the payment was not made by an obligor as a matter of law. In addition, the Court found the district court erred in striking the lis pendens. The matter was remanded for further proceedings. View "Montierth v. Dorssers" on Justia Law

The Supreme Court affirmed the judgment entered by the district court following a jury verdict in favor of Plaintiff on his nuisance claim against Glacier Electric Co-op, Inc., holding that the district court did not err by instructing the jury that damages could be awarded for nuisance.Plaintiff sued Glacier for damages caused by the flooding of his property, and the case proceeded to a jury trial on both nuisance and negligence claims. The jury returned a verdict in favor of Plaintiff, finding that Glacier's paving of an alleyway between the properties constituted a nuisance that damaged his property, and awarded $250,000 in damages on the nuisance claim. The Supreme Court affirmed, holding that the jury instructions in this case did not constitute reversible error. View "Winkowitsch v. Glacier Electric Cooperative, Inc." on Justia Law

The Supreme Court affirmed in part and reversed in part the judgment of the district court granting prescriptive easements over two roadways to Defendants, concluding that remand was required with instructions to conform the findings of fact, conclusions of law, and judgment to reflect the Court's holding in this case.Specifically, the Supreme Court held (1) the district court erred by concluding that Defendants acquired a prescriptive easement over Quarter Gulch Road; (2) the district court correctly concluded that the prescriptive easement over Olson Road was appurtenant; and (3) remand was required to reflect this Court's holding that the Defendants' prescriptive easement over Olson Road was limited in scope to the historic agricultural, recreational, and residential uses of the road by Defendants and their predecessors between approximately 1948 and 1997. View "Faber v. Raty" on Justia Law

In December 2019, Paul Hanks slipped and fell on a patch of ice after exiting a vehicle in the passenger unloading zone at the Boise Airport. Hanks sued defendants the City of Boise, Republic Parking System, LLC, and United Components, Inc. for negligence. Hanks argued that Defendants had a duty to maintain the airport facilities in a safe condition and that Defendants failed in that duty by not keeping the passenger unloading zone free of ice. Respondents the City of Boise and Republic Parking System, LLC moved for summary judgment, arguing they had met all legal duties owed to Hanks. The district court agreed and granted summary judgment. Finding that the district court did not err in its grant of summary judgment, the Idaho Supreme Court affirmed the district court. View "Hanks v. City of Boise" on Justia Law

The Supreme Court affirmed the judgment of the district court finding that an outbuilding Michael Troy Jerup constructed violated the setback requirements governing the properties of Jerup and his neighboring property owner, J. William Winney, Jr., but denying Winney's request for an order requiring that the structure be removed or relocated, holding that there was no error.Specifically, the Supreme Court held (1) the district court erred in denying Winney's request for an injunction on the ground that it was untimely; (2) the district court erred in ruling that proof of an injury was an element of Winney's request for an order enjoining Jerup's violation of the protective covenants; and (3) a weighing of the equities did not support issuance of a mandatory injunction requiring the destruction of Jerup's outbuilding, and this Court affirms the district court's ruling on that alternate basis. View "Winney v. Jerup" on Justia Law

In Dencember 2022, Olson Family Limited Partnership (“Olson”) served a summons and complaint on Velva Parks, LLC through Velva Parks’ registered agent, Legalinc Corporate Services Inc. (“Legalinc”). Olson alleged it entered into a contract for deed with Velva Parks for the sale of its mobile home park to Velva Parks. Olson alleged Velva Parks breached their contract for deed by failing to pay the final balloon payment of $406,414 when it became due December 1, 2022. Olson sought to have the contract judicially terminated and canceled. Velva Parks appealed an order denying its motion to vacate the default judgment entered after Velva Parks failed to answer or otherwise appear withn 21 days after being served with the summons and complaint. The North Dakota Supreme Court affirmed, concluding the district court did not abuse its discretion in denying Velva Parks’ motion to vacate. View "Olson Family Limited Partnership v. Velva Parks, LLC" on Justia Law