Justia Real Estate & Property Law Opinion Summaries

The case involves Mountain Valley Pipeline, LLC (Appellee), which is constructing an interstate natural gas pipeline. The company acquired easements on properties along the pipeline’s route through condemnation actions under the Natural Gas Act. One such property was owned by Frank Terry, John Coles Terry, and Elizabeth Terry (Appellants), which was encumbered by temporary and permanent easements on 8.37 acres. After the district court granted Appellee immediate possession of the easements, the case proceeded to a jury trial to determine the amount of just compensation owed by Appellee to Appellants for the easements. The jury rendered a $523,327 verdict, which Appellee challenged, arguing that the verdict resulted from the jury improperly mixing expert testimony. The district court agreed with Appellee and granted judgment as a matter of law, vacating the jury verdict and entering a judgment for $261,033.The United States Court of Appeals for the Fourth Circuit reversed the district court’s judgment as a matter of law and remanded with instructions to reinstate the $523,327 verdict. The court held that the jury’s verdict was within the range of credited testimony and could be supported using residential values alone, without the need to venture beyond the credited testimony. The court also reversed the district court’s grant of a new trial. Additionally, the court vacated and remanded the district court’s order denying Appellants’ second motion for attorney’s fees and costs, leaving these issues for the district court to consider in the first instance. View "Mountain Valley Pipeline, LLC v. 8.37 Acres of Land" on Justia Law

The case involves a dispute between Peter M. Beckerman and Ricky and Monica Conant over a deeded right-of-way over the Conants' driveway. The parties own abutting waterfront properties in Rome, Maine. Beckerman's property, the Conant property, and a third property, formerly known as the Bruce Pooler lot, are connected to South Crane Lane by a horseshoe-shaped driveway that runs across all three properties. Beckerman has a deeded right-of-way over the Conants' driveway to access South Crane Lane.Previously, Beckerman had filed an action against the Poolers, previous owners of the other two lots, to establish the location of the common boundaries of the three lots. The parties settled the action at mediation, resulting in a consent order in 2002 that established the current boundaries of the three properties. As part of the settlement, Beckerman secured a right-of-way over the driveway on the Bruce Pooler lot in order to access South Crane Lane.In 2012, Beckerman filed a post-judgment motion for contempt, alleging that the Conants were in contempt of the 2002 consent judgment by impeding his use of the right-of-way over the Conant lot. The court denied Beckerman’s motion for contempt because the language of the consent order was ambiguous. Beckerman appealed and the court affirmed the denial of the contempt but vacated the portion of the court’s determination regarding whether Beckerman had an easement by deed.On remand, after a three-day bench trial, the court entered a judgment declaring that Beckerman has a deeded right-of-way over the Conants’ driveway and enjoining the Conants from interfering with that right-of-way. The Conants appealed the judgment.The Maine Supreme Judicial Court affirmed the judgment. The court found that the language of the 2016 judgment was clear and specific, and the Superior Court did not abuse its discretion in finding the Conants in contempt. The court also found that the Superior Court did not err in concluding that Beckerman may use the entire paved driveway as needed to access his property. The court further held that the doctrine of claim preclusion did not apply in this instance as there was no valid final judgment entered with respect to Beckerman’s August 2016 motion for contempt. Lastly, the court held that the Superior Court was within its discretion to award Beckerman attorney fees under M.R. Civ. P. 66(d)(3)(C). View "Beckerman v. Conant" on Justia Law

The case revolves around a dispute between a real estate salesperson, James Kennedy II, and a real estate broker, Weichert Co. Kennedy worked for Weichert from 2012 to 2018 under two written agreements that identified him as an independent contractor. After his affiliation with Weichert ended, Kennedy filed a class action lawsuit alleging that Weichert violated the Wage Payment Law (WPL) by misclassifying him and other real estate salespersons as independent contractors and unlawfully deducting fees and expenses from their commissions.The trial court denied Weichert's motion to dismiss Kennedy's complaint, ruling that the question of Kennedy's status was not determined by the parties' agreement, but by the legal standard that generally governs employee classification issues under the WPL, known as the "ABC" test. The Appellate Division affirmed this decision, but noted that the 2018 amendments to the New Jersey Real Estate License Act, or the Brokers Act, authorized real estate brokers and salespersons to enter into independent contractor relationships. However, it held that these amendments applied prospectively and thus governed only a brief portion of Kennedy's claim.The Supreme Court of New Jersey reversed the lower courts' decisions. It held that the parties' agreement to enter into an independent contractor business affiliation is enforceable under N.J.S.A. 45:15-3.2, and Kennedy, as an independent contractor, was not subject to the WPL pursuant to N.J.S.A. 34:11-4.1(b). Therefore, the trial court erred when it denied Weichert’s motion to dismiss the complaint. The case was remanded for the dismissal of Kennedy’s complaint. View "Kennedy v. Weichert Co." on Justia Law

The case revolves around a dispute between Harley Channelview Properties, LLC (Channelview) and Harley Marine Gulf, LLC (Harley Marine) over a property lease agreement. The original lease, signed in 2011, included a provision granting Harley Marine an option to purchase the property. In 2012, Channelview bought the property, subject to the Harley Marine lease. Over time, Channelview concluded that Harley Marine's purchase option had expired, and it invested $15 million in property improvements. However, Harley Marine believed the purchase option was still valid and attempted to buy the property in 2020. When Channelview refused to transfer the property, Harley Marine sued for breach of contract and sought specific performance.The trial court granted Harley Marine's motion for partial summary judgment on its contract claim and ordered Channelview to transfer the property title to Harley Marine within 30 days, even though the court acknowledged that its ruling was "interlocutory" and other issues remained unresolved. Channelview appealed, arguing that the trial court's order was equivalent to a temporary injunction.The court of appeals dismissed Channelview's appeal, ruling that the trial court had granted "permanent" relief, and thus the order was not a "temporary" injunction from which an appeal could be taken. Channelview then petitioned the Supreme Court of Texas for review.The Supreme Court of Texas reversed the court of appeals' decision. The court held that the trial court's order had the character and function of a temporary injunction because it required immediate action based on an interim ruling that a claim had merit and was effective during the pendency of the suit. The court noted that the order was "interlocutory," not final, and the trial court could modify it at any time until final judgment. The court remanded the case to the court of appeals for consideration of the merits of the appeal. View "HARLEY CHANNELVIEW PROPERTIES, LLC v. HARLEY MARINE GULF, LLC" on Justia Law

The case revolves around the dispute over whether the main roads within the Deerfield Estates subdivision in Newton County, Mississippi, are private or public. In 2001, the Newton County Board of Supervisors voted to accept the two main roads of the subdivision into the county road system. However, the roads were never added to the official county road registry. In 2020, the subdivision filed a complaint seeking a declaratory judgment that the roads are public and an injunction mandating the county to add them to the registry and perform repairs.The Newton County Chancery Court held that the roads had become public roads via express common law dedication and ordered that the roads be added to the county map and road register. The county appealed this decision, arguing that the subdivision's claims were barred by the doctrine of laches or the general three-year statute of limitations.The Supreme Court of Mississippi affirmed the lower court's decision. It held that the county's 2001 acceptance of the roads was effective and that the roads served public interest or convenience. The court also found that the county's failure to add the roads to the registry and the map in a timely manner did not negate the county's explicit acceptance of the dedication. Furthermore, the court ruled that the county could not invoke the doctrine of laches or the general three-year statute of limitations to bar the subdivision's request for a declaratory judgment that the roads are public roads. View "Newton County, Mississippi v. Deerfield Estates Subdivision Property Owners Association, LLC" on Justia Law

In 2015, GPT Maple Avenue Owner, LP (GPT) purchased a property that was subject to a lease to Equinix, LLC (Equinix). At the time of GPT’s acquisition, the remaining term of the lease was 26 years. The Los Angeles County Assessor’s Office (Assessor) determined that GPT’s acquisition resulted in a “change in ownership” permitting reassessment for property tax purposes because, at the time of the sale, the remaining term of the lease was under 35 years. This was based on the statutes implementing Proposition 13, which state that whether the transfer of a lessor’s interest in taxable real property results in a change in ownership generally depends on the length of the remaining lease term at the time of the transfer.Equinix appealed the Assessor’s 2015 change in ownership determination to the Los Angeles County Assessment Appeals Board, which found in favor of the county. Equinix and GPT then presented a refund claim to the county, which the county denied. Equinix and GPT filed a lawsuit, and the trial court ruled in favor of the county, concluding that, under the “express language” of the relevant statutes, the sale of the Property to GPT in March 2015 resulted in a change in ownership because at the time of sale the remaining term of Equinix’s lease was less than 35 years.In the Court of Appeal of the State of California Second Appellate District Division One, the court affirmed the trial court’s decision. The court found that under the unambiguous language of the relevant statute, the 2015 transaction is a change in ownership permitting reassessment. The court rejected the appellants' arguments that the statute is inconsistent with Proposition 13 and another section in the statutory scheme. The court also rejected the appellants' argument that the statute is inconsistent with the overarching rules set forth in another section of the law. The court concluded that the Legislature was not required to adhere to the task force’s recommendations and that the statute as enacted did not render the law illogical. View "Equinix LLC v. County of Los Angeles" on Justia Law

This case involves a dispute over an easement, a right to cross or otherwise use someone else's land for a specified purpose. The plaintiffs, Kinderhaus North LLC, Prime Properties ME LLC, and Karen and Brian Fullerton (collectively, the Fullertons), own four lots in a subdivision and have an expressly deeded easement across a lot owned by the defendants, Karl and Stephanie Nicolas. The Fullertons claimed that the Nicolases had obstructed their easement by installing a granite lamp post and several trees. The Fullertons removed some of these trees, leading to a dispute over whether they had the right to do so and whether they had committed a timber trespass by cutting down the trees.The Business and Consumer Docket found that the Fullertons had an expressly deeded easement across the Nicolases' property, but that the easement was ambiguous as to its scope and purpose. The court found that the Fullertons did not have an unlimited right to use the full length and width of the easement as a driveway, and that the trees and lamp post did not prevent vehicle or pedestrian passage within the easement. The court also found that Karen Fullerton had committed a timber trespass by intentionally cutting down four trees within the easement, and awarded the Nicolases damages for this trespass. The court further found that Karen Fullerton had committed a common law trespass by entering the Nicolases' property without their consent, and awarded nominal and punitive damages for this trespass. The court granted summary judgment for the Nicolases on the Fullertons' slander of title and abuse of process claims.The Fullertons appealed, and the Maine Supreme Judicial Court vacated the lower court's judgment on several issues and remanded for further findings. The court held that the Fullertons had the right to remove obstacles within their easement, and that Karen Fullerton was therefore an "owner" within the meaning of the timber trespass statute. The court also held that punitive damages may be awarded in common law trespass cases where nominal damages are awarded, but remanded for the lower court to make further findings under the guidelines established by the U.S. Supreme Court for determining punitive damages. The court affirmed the lower court's judgment in all other respects. View "Kinderhaus North LLC v. Nicols" on Justia Law

The case involves Northland Investment Corporation (N Co.), a landlord of multiunit residential buildings, and the Public Utilities Regulatory Authority (PURA). N Co. sought a declaratory ruling from PURA that it could use ratio utility billing (RUB) to recoup utility costs from tenants in buildings without individual meters. Under RUB, N Co. would bill tenants for their proportionate share of utility usage, calculated based on factors like unit square footage and number of occupants. PURA concluded that RUB violated the statute because it prohibited charging a tenant for utilities they did not exclusively use. However, PURA suggested N Co. could use the "building in" methodology, incorporating estimated utility costs into fixed rent.PURA's decision was appealed to the trial court, which remanded the case back to PURA for further consideration of whether its decision on RUB conflicted with its conclusion on the "building in" approach. PURA reaffirmed its prior ruling, and N Co. appealed again to the trial court, which dismissed the appeal. N Co. then appealed from the trial court's judgment.The Supreme Court of Connecticut upheld the trial court's decision, agreeing with PURA's determination that the statute prohibits N Co.'s proposed use of RUB to recoup building-wide utility costs by billing tenants for their estimated proportionate share of the total cost. The court concluded that the "building in" approach was acceptable as it allowed for consistent and predictable payments each month and placed the risk of higher-than-anticipated utility usage on the landlord. View "Northland Investment Corp. v. Public Utilities Regulatory Authority" on Justia Law

The case involves Tony Paletta, the petitioner, and Nelson Phillips, III, Nathan Phillips, Robert Nelson Phillips, II, and the West Virginia Department of Transportation, Division of Highways, the respondents. The petitioner and the Phillips respondents own adjacent land in Harrison County, West Virginia. A road, Harrison County Route 36/5 (CR 36/5), crosses the Phillips respondents' property and provides access to the petitioner's property. The road was never improved by the West Virginia Division of Highways (WVDOH) but appears on WVDOH maps for Harrison County beginning in 1937. After the Phillips respondents impeded the petitioner's access by way of CR 36/5, the petitioner brought suit in circuit court seeking an order requiring the Phillips respondents to remove the gates/fences and allow him access to his property, using CR 36/5.The Circuit Court of Harrison County granted summary judgment in favor of the Phillips respondents, finding that CR 36/5 was not a public road. The court based its decision on several factors, including the lack of specific description of the road, the WVDOH's admission that the road no longer exists in an identifiable form, and the lack of plans by the WVDOH to make any improvements to CR 36/5.The Supreme Court of Appeals of West Virginia reversed the lower court's decision, finding that the circuit court erred in concluding that CR 36/5 is not a public road and in granting summary judgment in favor of the Phillips respondents. The court held that the burden of showing that a public road was abandoned falls on the party asserting the abandonment. In this case, the Phillips respondents failed to demonstrate that CR 36/5 was discontinued or abandoned. The court concluded that CR 36/5 was properly made a part of the state road system in 1933 and was never properly abandoned, discontinued, vacated, or closed by the WVDOH in the manner prescribed by West Virginia law. Therefore, the case was remanded for further proceedings consistent with the court's opinion. View "Paletta v. Phillips" on Justia Law

The case revolves around a major land development project proposed for multiple parcels of real estate in North Kingstown, Rhode Island. The project was approved by the North Kingstown Planning Commission in 2012. The North Kingstown Town Council amended the zoning ordinance to create a Compact Village District (CVD) zone, which included the developers' property. In 2017, the town council again amended the zoning ordinance for the town’s CVD zone, limiting commercial building coverage and providing a ratio of buildings on the property. The developers challenged the ordinance in federal court, alleging that their project had vested prior to the 2017 ordinance’s limitations. After mediation and settlement discussions, a proposed consent judgment was prepared. The town council approved the consent judgment and the planning commission approved the developers’ preliminary plan for the project.The North Kingstown Zoning Board of Review upheld the planning commission's decision, concluding that the consent judgment recognized the developers’ vested rights and that the project was not bound by the subsequent 2017 zoning amendments. Rickey Thompson, a property owner within 200 feet of the project, filed an action in the Superior Court seeking a declaratory judgment that the town council was not authorized to enter into the consent judgment and that the planning commission should not have relied upon the terms of the consent judgment to review the developers’ application for preliminary plan approval.The Superior Court granted the defendants' motion for summary judgment, finding that Thompson had made an improper collateral attack on the consent judgment, as a nonparty, and that the town had the authority to enter into the agreement. Thompson appealed this decision.The Supreme Court of Rhode Island affirmed the judgment of the Superior Court. The court found that Thompson, as a nonparty to the consent judgment, lacked the requisite standing to challenge the agreement and was thus barred from making a collateral attack on what is a valid, final judgment in federal court. The court also found that the town had the authority to enter into the agreement and the consent judgment did not illegally constrain the planning commission’s authority. The court rejected Thompson’s argument that the consent judgment illegally amended the town’s zoning ordinance. The court also found that Thompson's argument that the town and the developers engaged in contract zoning was not raised in Superior Court and was thus waived. View "Thompson v. Town of North Kingstown Zoning Board of Appeals" on Justia Law