Justia Real Estate & Property Law Opinion Summaries

AGK Sierra De Montserrat, L.P. (AGK) entered into a Purchase and Sale Agreement (PSA) with Comerica Bank (Comerica) for the purchase of lots in a residential subdivision. The PSA included an indemnity provision requiring Comerica to indemnify AGK against claims arising from Comerica's position as the declarant. After the sale, Westwood Montserrat, Ltd. (Westwood) initiated several lawsuits against AGK, claiming declarant rights. Comerica refused to indemnify AGK, leading AGK to sue Comerica for breach of the indemnity provision.The United States District Court for the Eastern District of California found that Comerica breached the indemnity agreement and awarded AGK attorney fees incurred in the underlying lawsuits with Westwood. Additionally, the district court, relying on the Ninth Circuit's decision in DeWitt v. Western Pacific Railroad Co., awarded AGK attorney fees for the present breach of contract suit against Comerica. Comerica appealed the award of attorney fees for the present litigation.The United States Court of Appeals for the Ninth Circuit reviewed the case and reversed the district court's award of attorney fees for the present litigation. The Ninth Circuit held that DeWitt was only binding in the absence of subsequent indications from California courts that the interpretation was incorrect. Since DeWitt, California appellate courts have uniformly indicated that first-party attorney fees are not recoverable under an indemnity provision unless explicitly stated. The Ninth Circuit remanded the case for the district court to determine whether the attorney fees were otherwise recoverable under the PSA's attorney fees provision. The court emphasized that indemnity provisions generally cover third-party claims, not first-party litigation costs, unless specific language indicates otherwise. View "AGK SIERRA DE MONTSERRAT, L.P. V. COMERICA BANK" on Justia Law

The plaintiff, an employee of a subcontractor, was electrocuted while carrying a long-handled aluminum tool at a construction site. The tool either touched or came close to a high-voltage power line owned by the defendant utility company. The plaintiff sustained severe injuries, including amputations and a traumatic brain injury. He filed a lawsuit against the general contractor and the utility company, alleging negligence and premises liability.The Wayne Circuit Court denied the defendants' motions for summary disposition. The Michigan Court of Appeals reversed, holding that the general contractor was not liable under the common work area doctrine and that the utility company did not owe a duty of care to the plaintiff. The plaintiff sought leave to appeal to the Michigan Supreme Court.The Michigan Supreme Court held that the plaintiff presented sufficient evidence to survive summary disposition. The court found genuine issues of material fact regarding three of the four elements of the common work area doctrine for the general contractor. Specifically, there were factual disputes about the height of the power lines and whether the general contractor took reasonable steps to guard against the danger. The court also found that multiple subcontractors were exposed to the risk, satisfying the requirement of a high degree of risk to a significant number of workers in a common work area.Regarding the utility company, the court found genuine issues of material fact about whether the power lines were properly maintained and whether the injury was foreseeable. The court concluded that the utility company had a duty to ensure the safety of the power lines, given the pre-injury communications and the known dangers of high-reaching conductive tools.The Michigan Supreme Court reversed the Court of Appeals' decision and remanded the case to the trial court for further proceedings. View "El-Jamaly V Kirco Manix Construction Llc" on Justia Law

A developer proposed constructing a 12-unit residential condominium in downtown Lafayette, California, on a parcel mostly occupied by a vacant, dilapidated convalescent hospital. The City of Lafayette determined the project was exempt from the California Environmental Quality Act (CEQA) review, classifying it as infill development. Nahid Nassiri, who owns an adjacent office building, challenged this decision, arguing the site had value as habitat for rare species and that the project would significantly affect air quality.The Contra Costa County Superior Court initially granted Nassiri's petition, finding insufficient evidence to support the City's determination that the site had no value as habitat for rare species. However, the court rejected Nassiri's other claims regarding general plan consistency, air quality effects, and mitigation measures. The developer and the City filed a motion for a new trial, arguing that the project site, as defined by recent case law, did not include the area with potential habitat. The trial court granted the motion, leading to the denial of Nassiri's petition.The California Court of Appeal, First Appellate District, reviewed the case. The court found substantial evidence supporting the City's determination that the project site had no value as habitat for rare species, specifically the oak titmouse and Nuttall’s woodpecker. The court also upheld the City's finding that the project would not significantly affect air quality, dismissing Nassiri's reliance on a health risk assessment that did not accurately reflect the project's construction characteristics. Lastly, the court declined to address the "unusual circumstances" exception to the CEQA exemption, as Nassiri did not properly raise this issue in the trial court. The judgment was affirmed. View "Nassiri v. City of Lafayette" on Justia Law

Brett Del Valle was sued by Alum Rock Riverside, LLC in California for breach of contract, resulting in a judgment against him for over $4 million. Alum Rock domesticated this judgment in Utah and recorded it with the Weber County Recorder’s Office. At the time of recording, the property in question was held by a revocable trust established by Brett and his wife, but the trust sold the property to the Mulligans before Alum Rock applied for a writ of execution to seize and sell the property.The Third District Court upheld the writ of execution despite the Mulligans' objections. They argued that Alum Rock failed to create a valid judgment lien because it did not record the judgment in the registry of judgments, that the writ was not available since the trust held the title when the judgment was domesticated, and that the court lacked jurisdiction as the property was in a different judicial district. The district court rejected these arguments, holding that recording the judgment with the county recorder was sufficient to create a lien, the writ was valid because Brett retained ownership indicia over the property, and the court had jurisdiction to issue the writ.The Utah Supreme Court affirmed the district court’s decision. It held that since July 1, 2002, a judgment lien is created by recording the judgment with the county recorder, not by filing it in the registry of judgments. The court also determined that Brett owned the property for purposes of the lien because he retained control over the trust. Finally, the court found no relevant limitation on the district court’s jurisdiction to issue the writ, even though the property was located in a different judicial district. View "Mulligan v. Alum Rock Riverside" on Justia Law

The case involves two nonprofit organizations, the National Federation of the Blind of Texas and Arms of Hope, which use donation boxes to collect items for fundraising. The City of Arlington, Texas, enacted an ordinance regulating the placement and maintenance of these donation boxes, including zoning restrictions and setback requirements. The nonprofits challenged the ordinance, claiming it violated the First Amendment by restricting their ability to place donation boxes in certain areas of the city.The United States District Court for the Northern District of Texas reviewed the case. The court granted summary judgment in favor of Arlington on several counts, including the constitutionality of the setback requirement and the ordinance not being overbroad or a prior restraint. However, the court ruled in favor of the nonprofits on the zoning provision, finding it was not narrowly tailored and thus violated the First Amendment. The court enjoined Arlington from enforcing the zoning provision against the nonprofits.The United States Court of Appeals for the Fifth Circuit reviewed the case. The court held that the ordinance was content-neutral and subject to intermediate scrutiny. It found that the zoning provision, which limited donation boxes to three of the city's 28 zoning districts, was narrowly tailored to serve Arlington's significant interests in public health, safety, welfare, and community aesthetics. The court also upheld the setback requirement, finding it did not burden more speech than necessary and left ample alternative channels of communication. The court concluded that the ordinance's permitting provisions did not constitute an unconstitutional prior restraint.The Fifth Circuit vacated the district court's judgment regarding the zoning provision and rendered judgment in favor of Arlington on that part. The rest of the district court's judgment was affirmed. View "National Federation of the Blind of Texas, Incorporated v. City of Arlington" on Justia Law

AUUE, Inc. applied for a zoning permit to develop a medical center, including a hospital, medical clinic, and professional offices, on five parcels of land in Jefferson Hills Borough. The Borough's Zoning Officer issued a use permit, recognizing that the proposed use was allowed by right in the Office Park District (O-P District), but conditioned the permit on AUUE obtaining further approvals before any development could commence. Residents of Jefferson Hills appealed, arguing that the application violated several provisions of the Borough’s Zoning Ordinance.The Zoning Hearing Board (ZHB) overturned the Zoning Officer’s decision, concluding that the proposed medical center was not permitted by right in the O-P District and that the Zoning Officer exceeded his authority by issuing a permit without ensuring full compliance with the Ordinance. The ZHB identified several violations in the application, including improper use of accessory parking lots and lack of direct access to a collector or arterial road.The Commonwealth Court reversed the ZHB’s decision, holding that the Zoning Officer had the authority to issue a use permit recognizing the proposed use as allowed by right in the O-P District. The court found that the ZHB should have limited its review to whether the proposed use was permitted by right, rather than considering overall compliance with the Ordinance.The Supreme Court of Pennsylvania affirmed the Commonwealth Court’s decision. It held that the Zoning Officer had the authority to issue a use permit for the limited purpose of recognizing that the proposed use was allowed by right in the O-P District. The ZHB was required to limit its review to this issue and was not permitted to overturn the Zoning Officer’s decision based on other potential violations of the Ordinance. View "AUUE, Inc. v. Borough of Jefferson Hills" on Justia Law

David and Amy LeFevre own a residential property in Deering, New Hampshire, adjacent to a property owned by Tiffany and James Hogan. In 2002, a deed (the Spragg-McEwan deed) conveyed the LeFevre property and included a reservation for a 30-foot-wide easement for the benefit of the Hogan property. This easement was intended to provide access and utility purposes. The Hogans began using this easement, leading the LeFevres to file a lawsuit seeking to quiet title and for declaratory and injunctive relief, arguing that the easement was invalid.The Superior Court initially granted a preliminary injunction in favor of the LeFevres. However, upon cross-motions for summary judgment, the Superior Court ruled in favor of the Hogans, finding that the 2002 Spragg-McEwan deed validly created an easement over the LeFevre property. The court denied the LeFevres' motion for reconsideration and clarification, leading to the current appeal.The Supreme Court of New Hampshire reviewed the case and affirmed the lower court's decision. The court held that the Spragg-McEwan deed clearly intended to create an easement for the benefit of the Hogan property. The court rejected the "stranger to the deed" doctrine, which would have invalidated the easement because it was reserved for a third party not named in the deed. The court emphasized that modern principles of deed interpretation prioritize the intent of the parties over archaic formalistic requirements. The court also found that the deed was properly delivered and accepted, as evidenced by its recording and the clear intent expressed in a confirmatory deed. Thus, the easement was validly created, and the Hogans were entitled to use it. View "LeFevre v. Hogan" on Justia Law

Samuel Boytor, an engineer and businessman, and his wife Carol, defaulted on loans they had personally guaranteed. They entered into a settlement agreement with EFS Bank’s successor, restructuring their debt into three new promissory notes secured by mortgages on their properties. PNC Bank, which eventually held these notes, filed a complaint in 2018 against the Boytors for defaulting on two of the notes. PNC sought foreclosure on the Boytors’ residential property and a money judgment for the nonpayment of a separate note.The United States District Court for the Northern District of Illinois held a bench trial and found in favor of PNC on both counts. The court ordered foreclosure on the Boytors’ residential property and issued a deficiency judgment after the property was sold. The Boytors appealed the decision.The United States Court of Appeals for the Seventh Circuit affirmed the district court’s judgment. The appellate court held that PNC had established a prima facie case for foreclosure by presenting the mortgage and underlying note. The Boytors’ affirmative defenses, including lack of consideration and payment of the notes, were rejected. The court found that the $203,000 note was supported by consideration and that the Boytors had not paid the note. Additionally, the court determined that the $200,000 note was not paid, and the release of the mortgage did not extinguish the underlying debt. The court also rejected the Boytors’ argument of accord and satisfaction, finding no evidence of a new arrangement to pay less than the outstanding debt. View "PNC Bank, National Association v. Boytor" on Justia Law

Plaintiff Mark Coziahr filed a class action against Otay Water District, alleging that Otay's tiered water rates for single-family residential customers violated Section 6(b)(3) of Proposition 218, which mandates that property-related fees not exceed the proportional cost of the service attributable to the parcel. The trial court certified the class and found that Otay failed to meet its burden of demonstrating compliance with Section 6(b)(3). In the remedy phase, the court awarded an estimated refund of approximately $18 million, with monthly increases until Otay imposed compliant rates. Otay appealed the liability decision and damages, while Coziahr appealed only as to damages.The Superior Court of San Diego County found that Otay's tiered rates were based on non-cost objectives like conservation and did not correlate with the actual cost of providing water service. The court determined that Otay's reliance on peaking factors and adherence to industry standards were insufficient to justify the tiered rates. The court also found that Otay discriminated against single-family residential customers by charging them more for water than other customer classes without a cogent reason. The court rejected Otay's peaking factor analysis and Mumm's independent analysis as flawed and unsupported by the record.The California Court of Appeal, Fourth Appellate District, Division One, affirmed the trial court's liability determination, holding that Otay did not establish its tiered rates complied with Section 6(b)(3). The court found that Otay's evidence did not withstand independent review and that the trial court properly applied the principles from Capistrano and Palmdale. However, the appellate court reversed the refund amount, finding the trial court's calculations unreasonable due to reliance on projected data and a proxy from another case. The matter was remanded for a new trial on the refund amount, including monthly increases and prejudgment interest. The judgment was otherwise affirmed. View "Coziahr v. Otay Wat. Dist." on Justia Law

A commercial tenant and landlord entered into a contract for the construction and lease of a warehouse, with the landlord also acting as the general contractor. The contract included a waiver of subrogation, where both parties waived subrogation against each other for certain losses, including those caused by their subcontractors. After the warehouse sustained weather damage, the tenant’s insurer sought to recoup insurance payments by suing the subcontractors.The Circuit Court for Baltimore City granted summary judgment in favor of the subcontractors, concluding that they were intended beneficiaries of the waiver of subrogation in the contract between the tenant and landlord. The court did not consider any extrinsic evidence regarding the parties' intent. The Appellate Court of Maryland reversed this decision, finding that the waiver of subrogation in the contract did not unambiguously benefit the subcontractors and that the subcontractors were not intended third-party beneficiaries.The Supreme Court of Maryland reviewed the case and held that the waiver of subrogation in the contract between the tenant and landlord did not extend to the subcontractors. The court found that the language of the waiver was unambiguous and did not show an intent to benefit the subcontractors. However, the court found that the waiver of subrogation included in the subcontracts was ambiguous regarding whether it applied to the tenant’s insurer’s claims against the subcontractors. Therefore, the court held that extrinsic evidence was needed to determine the parties' intent regarding the scope of the subrogation waiver in the subcontracts.The Supreme Court of Maryland affirmed the Appellate Court's decision, reversing the Circuit Court's summary judgment in favor of the subcontractors, and remanded the case for further proceedings to consider extrinsic evidence. View "Lithko Contracting v. XL Insurance America, Inc." on Justia Law