Justia Real Estate & Property Law Opinion Summaries

In a dispute involving the foreclosure of a home, the Supreme Court of Alabama upheld the decisions of the lower court in favor of the purchasers of the foreclosed property and the mortgagee. The original homeowners, the Littlefields, defaulted on their mortgage payments and the property was subsequently foreclosed on by Planet Home Lending, LLC ("Planet"), and then sold to Terry Daniel Smith and Staci Herring Smith. The Littlefields refused to vacate the property, leading the Smiths to initiate an ejectment action against them. The Littlefields responded with counterclaims against the Smiths and Planet, arguing that the foreclosure was void because Planet had failed to comply with the mortgage's notice requirements. The Supreme Court of Alabama rejected the Littlefields' arguments, holding that any alleged noncompliance with the notice requirements would have rendered the foreclosure voidable, not void. The court concluded that because the Littlefields did not challenge the foreclosure before the property was sold to the Smiths, who were considered bona fide purchasers, the foreclosure could not be set aside. The court also noted that the Littlefields failed to challenge other rulings related to their counterclaims against Planet and their forfeiture of redemption rights, leading to these aspects of the lower court's judgment being affirmed as well. View "Littlefield v. Smith" on Justia Law

The Supreme Court of Alabama reversed a lower court's judgment regarding the denial of a preliminary plat for a proposed development within the geographical limits of the City of Montgomery. The plaintiffs, T Investments, LLC, and FHM Company, LLLP, contested the Montgomery Circuit Court's judgment that refused their petition for a writ of mandamus directing the City of Montgomery Planning Commission to conditionally approve their preliminary plat. The Supreme Court found that the City of Montgomery Planning Commission's decision to deny approval on the basis of "safety reasons" was insufficiently specific and did not comply with the requirement that valid and sufficiently clear grounds for the denial of a subdivision plat be recorded. The court held that the failure to meet this requirement resulted in the automatic approval of the preliminary plat and ordered the lower court to grant the petition for the writ of mandamus. View "T Investments, LLC v. City of Montgomery Planning Commission" on Justia Law

McMurray Contracting, LLC ("McMurray"), appealed a circuit court's denial of its second motion to compel arbitration of this case commenced by Kenneth Hardy and his wife Helen Hardy. The Hardys filed suit in December 2022 alleging they "retained" McMurray to perform restoration work to their house damaged in Hurricane Sally. The Hardys specifically alleged that McMurray "did not complete all restoration work in a good and workmanlike manner, and has refused to correct numerous deficiencies through [the Hardys'] property," and that McMurray "performed work and charged for materials that were never approved." The Alabama Supreme Court found McMurray's notice of appeal was not timely filed so as to invoke the Supreme Court's jurisdiction. Accordingly, it dismissed McMurray's appeal. View "McMurray Contracting, LLC v. Hardy" on Justia Law

The issue this case presented for the Alabama Supreme Court's review centered on the redemption of residential real property sold at a tax sale, specifically, the definition of the term "preservation improvements" as used in the applicable redemption statute, § 40-10-122, Ala. Code 1975. The property at issue had served as a rental home in a residential neighborhood. The property owner, J.C. King III, stopped paying property taxes in 2015 after a fire extensively damaged the property and rendered it uninhabitable. The State of Alabama purchased the property at a 2016 tax sale, and in 2019 the property was ultimately sold in its uninhabitable state to Anderson Realty Group, LLC ("ARG"). ARG spent $88,812 to extensively renovate and restore the property to a habitable condition, and in 2020 it filed a complaint seeking to quiet title to the property. King counterclaimed to redeem the property and disputed whether the extensive renovations to the property could be considered "preservation improvements" due to be included in the redemption amount pursuant to § 40-10-122(c). The trial court agreed with King, holding that "preservation improvements" included only those amounts expended by ARG to keep the property from further deterioration, the value of which it concluded was $10,000, and it entered a judgment setting the redemption amount accordingly. ARG appealed, and the Court of Civil Appeals reversed that judgment, holding that the trial court had erred in limiting the "preservation improvements" to the cost of repairs undertaken to keep the property in the same condition it was in at the time of the tax sale. To this, the Alabama Supreme Court concurred and affirmed the Court of Civil Appeals. View "Ex parte J.C. King III" on Justia Law

Andrew Spraggins's driveway crossed a neighboring tract of land owned by Ammons Properties, LLC ("Ammons"). After a dispute arose between Spraggins and Ammons, Spraggins filed a complaint asking a circuit court to declare he had an easement for the portion of his driveway that crossed Ammons' property. Ammons filed a counterclaim alleging that Spraggins was liable for several tortious acts. Following a bench trial, the circuit court ruled that Spraggins had an easement across Ammons' property and denied Ammons' counterclaims. Ammons appealed. Finding no reversible error, the Alabama Supreme Court affirmed the judgment. View "Ammons Properties, LLC v. Spraggins" on Justia Law

Debbie Berry appealed a circuit court's grant of summary judgment in favor of PHH Mortgage Corporation ("PHH") on PHH's ejectment claim and Berry's breach-of-contract counterclaim. The Alabama Supreme Court affirmed the judgment because Berry waived most of the arguments she raises on appeal by failing to address the effects of her prior settlement with PHH's predecessor and because her other appellate arguments failed to demonstrate that the circuit court erred. View "Berry v. PHH Mortgage Corporation" on Justia Law

Douglas Byrne appealed the grant of summary judgment in favor of Vera Fisk regarding Byrne's premises-liability negligence claim against Fisk. On December 8, 2018, Byrne was a mail carrier working for the United States Postal Service. That evening, Byrne was responsible for a delivery route different from his usual route. Byrne attempted to deliver mail to Fisk's residence. Although Fisk's home was not on his usual delivery route, Byrne had likely delivered mail there before, including within the preceding year. It was dark outside, and it was raining. Fisk's porch lights were not turned on, but Byrne was wearing a headlamp, which was on at the time. Byrne was also wearing slip-resistant boots, as required by his employer. Byrne crossed the five tiled steps leading to Fisk's tiled front porch, where her mailbox was located, "holding the handrail and being careful." However, Byrne slipped and fell backward down the steps. Byrne suffered three fractures in his right femur and a fracture in his hip socket. He was hospitalized for nine days, underwent multiple weeks of rehabilitation, and returned to work in May 2019. In December 2020, Byrne filed suit against Fisk and fictitiously named parties, alleging there were defects in Fisk's premises about which Fisk knew or should have known and that Fisk should have remedied the defects or should have warned him about or guarded him from the defects. Byrne's complaint asserted a negligence claim and a "wantonness/recklessness" claim. Fisk answered Byrne's complaint, moved for and received a summary judgment. The Alabama Supreme Court reversed, finding genuine issues of material fact exist regarding whether a defect or unreasonably dangerous condition existed on Fisk's premises; whether Fisk had knowledge of the alleged defect; whether the alleged defect proximately caused Byrne's injuries; and whether the darkness of Fisk's premises or the rainfall present there constituted open and obvious hazards. View "Byrne v. Fisk" on Justia Law

In consolidated appeals, the City of Orange Beach ("the City") appealed a judgment entered in favor of Ian Boles in regard to a dispute over the City's inspection of Boles' property. Between 2013 and 2015 Boles constructed two eight-bedroom duplexes on property he owned located within the City limits ("the beachfront property"). In September 2015, Boles filed a building-permit application seeking a permit to construct two additional multiple-level duplexes on the beachfront property. Additionally, in October 2015, Boles filed a separate building-permit application for the construction of a single-family dwelling on another parcel of property that Boles owned within the City limits ("the Burkhart Drive property"). At the time of each permit request, Boles completed a "Home Builders Affidavit" attesting that he was the owner of the property; that he would be acting as his own contractor on the proposed project, which would not be offered for sale; and that he was, thus, exempt from the requirement that he be licensed under Alabama's Home Builders Licensure Law. The building-permit packages provided to Boles explained that a certificate of occupancy for the proposed structure would not be issued until, among other things, "a subcontractor list has been submitted to the [City's] Finance Department." Boles also received with each package a blank subcontractor form for identifying all subcontractors for the proposed project, which specified that it was due within 10 days of the issuance of the building permits. Boles proceeded with construction on the two properties without completing or returning the subcontractor form for either property. Boles's electrical subcontractor apparently contacted the City to request an electrical meter-release inspection upon completion of the electrical portion of that project; the City refused. Boles contended the City either lacked the authority to and/or were exceeding their authority in refusing to inspect the beachfront property until the City received information to which, according to Boles, it was not entitled. The Alabama Supreme Court concluded the trial court erred both in submitting Boles's damages claims to a jury and in denying the City's motion seeking a judgment as a matter of law. The trial court's judgment was reversed, and these matters were remanded for further proceedings. View "City of Orange Beach v. Boles." on Justia Law

John and Amy Penrose bought a house in Montgomery. After moving in, they discovered multiple problems with the house and sued several parties that had been involved in the transaction, alleging that those parties' negligent or intentional acts had prevented the Penroses from discovering the house's problems before the purchase closed. During discovery, the Penroses failed to provide timely and complete responses to the defendants' discovery requests or to appear at two hearings on the resulting motions to compel. Following the second missed hearing, the circuit court dismissed the Penroses' lawsuit with prejudice. Invoking Rule 60(b), Ala. R. Civ. P., the Penroses moved the trial court to reinstate their lawsuit, arguing among other things that the dismissal violated their due-process rights because no defendant had moved for dismissal and because the trial court had given them no indication that it was considering that sanction. The trial court denied their motion. The Penroses appealed. Finding no reversible error, the Alabama Supreme Court affirmed. View "Penrose v. Garcia, Jr., et al." on Justia Law

Alex and Jane Galea fell behind on the mortgage payments for their house in Tuscaloosa; as a result, the property was sold at a foreclosure sale. The property was eventually conveyed to the Secretary of Veterans Affairs ("SVA"), which sent formal notice to the Galeas demanding they vacate the property. After the Galeas refused to do so, SVA initiated an ejectment action. The Galeas stated in their answer that they had evidence to prove that the foreclosure sale here was illegal, but they apparently never submitted that evidence to the trial court. Indeed, as the trial court noted in its judgment, the Galeas "did not offer any valid testimony or evidence" that would refute the evidence submitted by SVA. The trial court ultimately entered a summary judgment in favor of SVA. The Galeas appealed. But finding no reversible error in the trial court's judgment, the Alabama Supreme Court affirmed. View "Galea v. Secretary of Veterans Affairs" on Justia Law