Articles Posted in Supreme Court of Pennsylvania

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Appellees Steven and Mary Szabo, owned real property where they operate a hair salon and skin care business. The property abutted Route 19 and Old Washington Road, was improved with a parking lot and commercial structure. Appellant, the Pennsylvania Department of Transportation (PennDOT or Department) developed a road expansion plan to connect Route 19 with Old Washington Road by means of an exit ramp that would run across a section of the Szabos land, identified in the declaration of taking as Parcel 5. The Department attempted to purchase the property from the Szabos; however, the parties could not come to an agreement. The issue this case presented for the Pennsylvania Supreme Court's review was whether a failure to file preliminary objections to a declaration of taking resulted in waiver under Section 306 of the Eminent Domain Code, 26 Pa.C.S. sections 101-1106 (Code). After careful review, the Court held that the declaration did not establish the extent or effect of the taking. Accordingly, the failure to file preliminary objections within thirty days of service did not result in waiver of the right to assert ownership and seek just compensation, and therefore the Court affirmed the decision of the Commonwealth Court to remand the matter for an evidentiary hearing. View "Szabo v. PennDOT" on Justia Law

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Kenneth Taggart appealed a superior court order affirming a trial court’s verdict on mortgage foreclosure in favor of Great Ajax Operating Partnership (“Great Ajax”). The Pennsylvania Supreme Court concluded Great Ajax or its predecessors failed to provide pre-foreclosure notice before initiating a second mortgage foreclosure action as required by the Loan Interest and Protection Law, 41 P.S. sections 101-605 (“Act 6”). In reaching this conclusion, the Court held the purposes of Act 6 were served by requiring each action in mortgage foreclosure to be preceded by a separate pre-foreclosure notice. A lender may not recycle a stale pre-foreclosure notice that it issued in connection with a prior complaint in mortgage foreclosure. Because Great Ajax failed to provide a separate pre-foreclosure notice before initiating the second action, the superior court's judgment was reversed. View "JP Morgan Chase Bank v. Taggart" on Justia Law

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In this appeal, the issue presented to the Pennsylvania Supreme Court was whether an exception to the Political Subdivision Tort Claims Act applied ― the real property exception to governmental immunity ― and, in particular, whether the absence of padding on a gym wall, into which a student ran during gym class, causing injury, fell within the exception. In 2012, then-nine-year-old Jarrett Brewington ran in a relay race during gym class at Walter G. Smith Elementary School in Philadelphia. While Jarrett was running, he tripped and fell, causing him to propel into the wall at the end of the gym, hit and cut his head, and lose consciousness. No padding covered the gym wall, which was made of concrete. Jarrett was later diagnosed with a concussion, was absent from school for one to two months after the incident, and continued experiencing headaches and memory problems years later. In 2013, Jarrett’s mother, Syeta Brewington, brought an action against Walter G. Smith Elementary School and the School District of Philadelphia (collectively, the “School”), alleging Jarrett’s injuries occurred because of a defective and dangerous condition of the premises, namely, the concrete gym wall, and that the School was negligent in failing to install padded safety mats to cushion the wall. In response, the School filed, inter alia, a motion for summary judgment, raising the defense of governmental immunity, and claiming that the real property exception to governmental immunity under the Act did not apply. The Pennsylvania Supreme Court found the lack of padding of a gym wall could constitute negligence in the care, custody, and control of real property, and, thus, fell within the Act’s real estate exception. View "Brewington v. Phila. Sch. Dist." on Justia Law

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In this premises liability case, John Stapas sued Giant Eagle and related entities (collectively Giant Eagle) for injuries he sustained at a GetGo convenience store. At the time of the incident, Stapas was 17 years old and worked full-time as a busboy and dishwasher at a restaurant, earning $8.25 per hour plus $14.00-$20.00 per shift in tips. In 2007, Stapas went to GetGo after his restaurant shift. At GetGo, he was talking to his friend, Crystal Stogden, who worked the night shift there. Minutes after Stapas arrived, a customer exiting the store held the door open for Brandon McCallister to enter. McCallister had been banned from patronizing that GetGo location. McCallister, who appeared intoxicated, started arguing with Stogden about his ban. Stapas was not initially involved in the argument. After about one minute, Stapas intervened to attempt to diffuse the argument and protect Stogden and another female employee, LaToya Stevens. Eventually, Stapas, McCallister, Stogden, and Stevens exited the store into the parking lot area. Outside the store, McCallister’s friend was waiting for him. Stapas told Stogden to get back inside the store, and Stevens remained outside. McCallister continued screaming at the employees as Stapas followed him to his vehicle, insisting that he leave. As they approached McCallister’s car, McCallister initiated a physical fight with Stapas. During the fight, McCallister pulled out a gun, which he had concealed on his person, and shot Stapas four times. Stapas missed six weeks of work while recovering from the injuries, and he continued to have daily stomach pain from the shooting. In this appeal by allowance, we consider whether Giant Eagle was required to object to the jury’s verdict awarding future lost wages to preserve its challenge to the verdict, which Giant Eagle labeled as a weight of the evidence challenge in its post-trial motion. The Pennsylvania Supreme Court concluded that an objection to a jury’s verdict premised on trial errors, correctable before the jury is discharged, must be raised before the jury is discharged. Accordingly, the Court reversed the Superior Court’s order awarding Giant Eagle a new trial on damages. View "Stapas. v. Giant Eagle" on Justia Law

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In 1999, Appellant Leo Dolan, Jr. and Cherie Dolan entered into an agreement of sale with Bentley Homes, Ltd., Garvin Mitchell Corporation, Chadwell Associates, L.P., Chadwell Realty, Inc. and Harrison Community Association (hereinafter “Bentley”) for a new custom house. Hurd Millwork Company, Inc. (Hurd) provided many of the windows used in the construction of Appellant’s home. Within a year, the house developed substantial defects, including air and water leaks around the windows. Hurd filed an action against Bentley for unpaid invoices related to the construction of Appellant’s home and other homes in the same development. Bentley filed a counterclaim against Hurd for providing defective windows. In October 2002, Bentley and Hurd entered into a settlement containing admissions that numerous homes in the development suffered from extensive defects and leaks. During the pendency of the litigation between Hurd and Bentley, Appellant experienced additional problems with his home including severe leaks, rotted wood and issues with a stucco wall. Bentley made some repairs to the home, but the leaks continued to worsen. Appellant hired a civil engineer to assess the home and determine what repairs were required to fix the problems with the house. The repairs and associated costs amounted to $826,695.99. The house was purchased for $1,941,669.00. In this appeal by permission, the issue presented for the Pennsylvania Supreme Court's review was the proper role of an appellate court when reviewing a non-jury decision where it deems the trial court’s opinion pursuant to Pennsylvania Rule of Appellate Procedure 1925(a) inadequate, but the trial judge is no longer available to provide a supplemental opinion. The Supreme Court concluded that where a Rule 1925(a) opinion is deemed inadequate and the trial judge is unavailable to provide a supplemental opinion, the appellate court should review the legal issues raised in the appellant’s Rule 1925(b) statement of errors complained of on appeal. When deciding issues of law an appellate court is not required to defer to the conclusions of a trial court. Applying this standard and scope, the Superior Court will be able to review the entire record and ultimately determine whether the trial court correctly decided the legal issues raised in Bentley’s appeal. View "Dolan v. Hurd Millwork Co., Inc." on Justia Law

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The Pennsylvania Supreme Court granted review to determine rightful title to a parcel of real property claimed by competing grantees, each of whom invoked a real or purported conveyance from the property’s owner. An additional issue under consideration was the application of res judicata and collateral estoppel during estate administration proceedings with regard to an earlier order of the Orphans’ Court determining the validity of a will. Relying upon a presumption that valid delivery of a deed occurs on the date of its execution and acknowledgment, the Superior Court held that title to the real estate vested in the grantee of the earlier, unrecorded instrument. The Superior Court further held that, where the Orphans’ Court determined that a will was valid and permitted a photocopy of that will to be probated, a participating party’s subsequent claim that the will was revoked was barred by the doctrines of res judicata and collateral estoppel. The Supreme Court determined the Orphans’ Court’s decision was supported by competent evidence, the court applied the correct principles of law in evaluating the question of delivery, and the court did not abuse its discretion in determining who possessed superior title to the property at issue by virtue of the 2006 Deeds. In reversing the Orphans’ Court’s decision on that issue, the Superior Court erred. When the parties litigated the alleged dissipation of estate assets, they did so within the context of those same estate administration proceedings. The Supreme Court concluded that a party’s challenge to the Orphan’s Court’s order did not arise within the context of subsequent litigation following a “final order,” but, rather, was advanced within the same proceedings as the challenged order; neither res judicata nor collateral estoppel served to preclude her claim. In this regard as well, the order of the Superior Court was reversed. View "In Re: Estate of Plance; Appeal of: Plance" on Justia Law

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In consolidated cross-appeals, the Pennsylvania Supreme Court accepted review to consider whether three statutory provisions, the “Donated or Dedicated Property Act” (“DDPA”), the “Project 70 Land Acquisition and Borrowing Act” (“Project 70 Act”), and the Eminent Domain Code, allow Appellant Downingtown Borough (“Borough”) to sell four parcels of land to private housing developers , Appellants Progressive Housing Ventures, LLC and J. Loew and Associates, Inc. (“Developers”). The four parcels comprised a public community park owned and maintained by the Borough, and were held by the Borough as trustee. After review, the Court vacated the order of the Commonwealth Court with respect to the Borough’s proposed sale to Developers of two southern parcels, reversed the order regarding the proposed sale by the Borough to Developers of two northern parcels, and reversed the order of the Commonwealth Court involving the Borough’s grant of easements to Developers over all parcels. The Borough was required to obtain court approval before selling the parcels, and easements over the land would have subordinated public rights to the parcels to private rights. View "Downingtown Borough (Friends of Kardon Park, Aplts)" on Justia Law

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At issue in this case was the ownership and use of certain undesignated property and the road that ran the length of a peninsula jutting into Lake Meade, the man-made lake at the heart of a planned community. Property owners complained about loitering and trespassing, and accused their governing homeowners association (HOA) of not enforcing community rules to encourage the bad behavior. The property owners took the HOA to court in a quiet title action to settle ownership over the undesignated property, specifically that they owned the property at issue, that the HOA asserted wrongful possession over the property at issue, and that the HOA intentionally and unreasonably allowed trespass and loitering. The Pennsylvania Supreme Court affirmed in part, and reversed in part, finding that the property owners have an easement across the property at issue, like the other owners in the community. “Although the Superior Court seemed skeptical about the complained-of uses of the disputed property, it evidently recognized that it would be premature to venture a legal opinion on that subject.” The Supreme Court reversed the superior court under directing the entry of judgment in the Starlings’ favor on their claim for injunctive relief regarding the use of disputed property, as well as its reversal of the trial court’s determination that the HOA did not own the property in fee simple subject to Subdivision owners’ access easements and any other established rights-of-way. View "Starling v. Lake Meade Prop." on Justia Law

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The underlying litigation arose out of a land-ownership dispute between Jean Louse Villani, who was a co-plaintiff with her late husband until his death, and defendants John Seibert, Jr. and his mother, Mary Seibert (“Appellants”). Appellants prevailed in both an initial quiet title action and ensuing ejectment proceedings. During the course of this dispute, the Villanis were represented by Thomas Schneider, Esquire (“Appellee”). Appellants notified Mrs. Villani and Appellee that they intended to pursue a lawsuit for wrongful use of civil proceedings based upon Mrs. Villani’s and Appellee’s invocation of the judicial process to raise purportedly groundless claims. In November 2012, Mrs. Villani countered by commencing her own action seeking a judicial declaration vindicating her position that she did nothing wrong and bore no liability to Appellants. In this interlocutory direct appeal by permission, the issue presented was whether a legislative enactment recognizing a cause of action for wrongful use of civil proceedings infringed upon the Pennsylvania Supreme Court’s constitutionally prescribed power to regulate the practice of law, insofar as such wrongful-use actions may be advanced against attorneys. As was relevant here, Appellee contended that the statutory scheme embodying a cause of action for wrongful use of civil proceedings, the “Dragonetti Act,” was an unconstitutional incursion by the General Assembly upon the Court’s power under Article V, Section 10(c). Given this asserted defect, he claimed that attorneys should be immunized from any liability under these statutory provisions. Appellee has failed to establish that the Dragonetti Act clearly and palpably violated the Pennsylvania Constitution, or that the Supreme Court should per se immunize attorneys, as attorneys, from the application of the substantive tort principles promulgated by the political branch in the Dragonetti Act. View "Villani v. Seibert" on Justia Law

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In this appeal, the issue presented for the Supreme Court's review was whether a contractor could maintain an action under the Contractor and Subcontractor Payment Act (CASPA) against a property owner’s agents. Beginning in 2005, Appellant Scungio Borst & Associates (SBA) entered into a series of written and oral construction contracts with Appellee 410 Shurs Lane Developers, LLC (410 SLD), which 410 SLD’s part-owner and president, Appellee Robert DeBolt, executed on 410 SLD’s behalf. Therein, SBA agreed to improve real property owned by 410 SLD in connection with the development of a condominium complex, and did so until November 2006, when SBA’s contracts were terminated with approximately $1.5 million in outstanding payments due. SBA requested payment, but 410 SLD, again through DeBolt, refused. Accordingly, SBA sued 410 SLD; its alleged successor corporation, Appellee Kenworth II, LLC; and DeBolt in his personal capacity. SBA asserted, among other claims, violations of CASPA. After careful review, the Supreme Court held that a contractor could not maintain an action under CASPA, and, accordingly, affirmed the order of the Superior Court. View "Scungio Borst & Assoc. v. 410 Shurs Lane Developers, LLC" on Justia Law