Justia Real Estate & Property Law Opinion Summaries

The Supreme Court affirmed the judgment of the superior court in favor of the Town of Exeter in this action seeking injunctive and declaratory relief challenging the Town's decision to amend its zoning ordinance, which prevented Plaintiff from developing three commercial solar-field projects in Exeter, holding that Plaintiff was not entitled to relief on its allegations of error.On appeal, Plaintiff challenged several aspects of the superior court's judgment denying Plaintiff's request to enjoin enforcement of an emergency moratorium ordinance preventing review of Plaintiff's solar-field projects and to declare that Plaintiff's solar-field projects were vested pursuant to R.I. Gen. Laws 45-24-44. The Supreme Court affirmed, holding that, under this Court's understanding of the relevant law, the trial court properly entered judgment in favor of the Town. View "Green Development, LLC v. Town of Exeter" on Justia Law

The Supreme Court vacated the judgment of the superior court in favor of Plaintiff on its claims of trespass and encroachment and against Defendants on their counterclaim for adverse possession, holding that the trial justice erred in deciding that Defendants failed to satisfy the open and notorious elements of their adverse possession claim.Plaintiff, The Union Cemetery Burial Society of North Smithfield, brought this complaint alleging that Defendants, John and Donna Foisy, had encroached and trespassed on its property at two locations. Defendants filed a counterclaim seeking declaratory and injunctive relief to quiet title pursuant to the doctrine of adverse possession. The trial justice ruled that Plaintiff was entitled to declaratory relief as well as a permanent injunction restraining and enjoining Defendants from further trespass. The Supreme Court vacated the lower court's order and remanded the case for further proceedings, holding that the trial justice overlooked or misconstrued material evidence and failed to take into account relevant and instructive caselaw. View "Union Cemetery Burial Society of North Smithfield v. Foisy" on Justia Law

The Supreme Court affirmed in part and vacated in part the judgment of the superior court in favor of Defendant following the court's summary judgment and grant of motions to strike in favor of Defendant, holding that the hearing justice erred when he granted Defendant's motion for summary judgment as to count five of Plaintiff's complaint.Plaintiff filed a complaint alleging five counts against Defendant stemming from the purchase and lease of a commercial property. A hearing justice granted Defendants' motions to strike an expert disclosure and an affidavit. The Supreme Court vacated the judgment in part, holding that the hearing justice (1) properly granted Defendant's motion to strike the affidavit; but (2) erroneously granted summary judgment as to count five of the complaint. View "Donnelly Real Estate, LLC v. John Crane Inc." on Justia Law

The Supreme Court affirmed the decision of the superior court granting summary judgment and final judgment in favor of third-party defendants, Western Surety Company and the Insurance Company of the State of Pennsylvania (collectively, the Sureties) in this case concerning the scope of the sureties' liability under a performance and payment bond issued in conjunction with a public works project, holding that there was no error.The Rhode Island Department of Transportation (RIDOT) was sued by Apex Development Company in this action alleging that RIDOT and its contractors trespassed and damaged Apex's private property. RIDOT filed a third-party complaint against the Sureties and others, seeking full indemnity and contribution. A hearing justice granted summary judgment for the Sureties, and a final judgment was entered. The Supreme Court affirmed, holding that RIDOT was not entitled to relief on its allegations of error on appeal. View "Apex Development Co., LLC v. State of R.I. Dep't of Transportation" on Justia Law

In these two consolidated cases, the Supreme Court vacated the final judgment granting Respondent the right to redeem its real property in a tax-sale action and from an order granting Respondent's motion to adjudge Petitioner in contempt, holding that there was no offer to redeem to satisfy the strict statutory requirements of R.I. Gen. Laws 44-9-29.After the property at issue, which was owned by Respondent, was sold at a tax sale by the City of Providence Petitioner filed a petition to foreclose on Respondent's right of redemption. Respondent answered by contesting the validity of the tax sale. Respondent then filed a motion to set a redemption figure. The hearing justice set the redemption amount at $65,000. Petitioner failed to deliver the redemption deed, after which Respondent moved to adjudge Petitioner in contempt. The superior court adjudged Petitioner in contempt and granted a motion to stay the order setting a redemption figure. The Supreme Court vacated the final judgment granting Respondent's right of redemption and the order of contempt, holding that, having failed to set forth in its answer an offer to redeem before the fixed return date, Respondent's right to redeem was barred. View "Westconnaug Recovery Co. v. U.S. Bank National Ass'n" on Justia Law

The Supreme Court affirmed the judgment of the superior court granting partial summary judgment in favor of Plaintiff in this foreclosure case, holding that there was no error in the proceedings below.Defendant signed a promissory note in favor of Plaintiff that consolidated numerous debts that Defendant owed Plaintiff in connection with various joint real estate projects. The promissory note was secured by a mortgage on certain real estate. When Defendant did not respond to a notice of default and demand for payment under the promissory note Plaintiff brought this action seeking injunctive relief and damages. Eventually, a second hearing justice granted Plaintiff's motion for partial summary judgment on counts one and two of her six-count complaint. The Supreme Court affirmed, holding that the second hearing justice properly applied the law of the case doctrine when granting Plaintiff's motion for partial summary judgment. View "DiMaggio v. Tucker" on Justia Law

The Supreme Court affirmed the judgment of the superior court in favor of Defendant, in her capacity as the Town of Lincoln's tax assessor, holding that Plaintiff was not entitled to relief on its claims of error.Plaintiff brought this action arguing that Defendant (1) illegally increased the value of Plaintiff's property in light of a solar energy development on a portion of Plaintiff's property for tax years 2019 and 2020, and (2) improperly created a new tax classification not recognized by R.I. Gen. Laws 44-5-11.8(b). The superior court granted judgment in favor of Defendant. The Supreme Court affirmed, holding (1) there was no error in including the presence of a solar energy development as an element of value assessed to real property; and (2) Plaintiff's claim that the tax assessor effectively created a new tax classification for property upon which a solar energy development is located, in contravention of R.I. Gen. Laws 44-5-11.8(b), was unpersuasive. View "Polseno Properties Management, LLC v. Keeble" on Justia Law

The Supreme Court affirmed in part and vacated in part the judgment of the superior court following the grant of Flagstar Bank, FSB's motion for judgment on the pleadings and dismissing this action filed by Plaintiffs for wrongful acceleration, foreclosure, and sale of certain property, holding that the trial justice erred in part.In deciding Flagstar's motion for judgment on the pleadings, the trial court was required to resolve any doubts in favor of the complaining party. However, a disputed issue of material fact existed. The Supreme Court remanded the case in part, holding (1) the trial justice's failure to to resolve the disputed issue of material fact in favor of Plaintiffs, as the complaining party, was erroneous; and (2) the trial justice did not err in concluding that Flagstar complied with 24 C.F.R. 203.604. View "Montaquila v. Flagstar Bank, FSB" on Justia Law

The Supreme Court affirmed the decision of the superior court granting summary judgment in favor of Defendants in this foreclosure action, holding that Plaintiff was not entitled to relief on his claims of error.Plaintiff executed a promissory note and mortgage secured by certain Pawtucket property. After Plaintiff defaulted on the loan, Defendants initiated the foreclosure process and sent Plaintiff the notice of sale. Plaintiff brought this complaint seeking to enjoin Defendants from proceeding with the foreclosure sale. The superior court denied Plaintiff's motion for a preliminary injunction and held a foreclosure sale. Thereafter, the trial judge granted Defendants' motion for summary judgment as to all of Plaintiff's claims. The Supreme Court affirmed, holding (1) were was no genuine issue of material precluding summary judgment; (2) the hearing justice did not err in finding that neither the default notice nor the amount of listed arrearage violated the mortgage or prejudiced Plaintiff; (3) the hearing justice properly disposed of Plaintiff's motions to strike; and (4) the hearing justice did not err in denying Plaintiff's motion to amend his original complaint. View "Degasparre v. Fay Servicing, LLC" on Justia Law

The Supreme Court affirmed the judgment of the superior court in favor of Plaintiff in this case arising from a construction contract, holding that Defendant was not entitled to relief on his assignments of error on appeal.Specifically, the Supreme Judicial Court held that the trial justice (1) did not err in applying the doctrine of merger by deed; (2) did not make a mistake in calculating damages; (3) did not err in denying Defendant's claim that Plaintiff breached the parties' contract; (4) did not err in finding that the implied warranty of habitability did not apply to this case; and (5) properly found that the subcontractors' mechanics' liens were assignable to Plaintiff. View "Premier Land Development v. Kishfy" on Justia Law