Justia Real Estate & Property Law Opinion Summaries

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

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

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

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

This case concerned the ownership of subsurface rights to a tract of land, the Eleanor Siddons Warrant, located in Rush Township, Centre County. The parties’ claims depended on whether a 1935 tax sale resulted in the transfer of the entire property or merely the surface rights. After extensive review of the historical law regarding tax sales of unseated land in Pennsylvania, the Pennsylvania Supreme Court concluded that the tax sale related to the entire property at issue, including both the surface and subsurface estates. Accordingly, the Court affirmed the Superior Court’s order vacating the grant of summary judgment in favor of the Appellants and remanding to the trial court for the grant of summary judgment to the Appellee. View "Herder Spring Hunting Club v. Keller" on Justia Law

In this appeal, the issue presented for the Pennsylvania Supreme Court's review was whether the Superior Court properly applied the doctrine of estoppel by deed to conclude that an oil and gas lease between Appellee, Anadarko E. & P. Co., L.P. and Appellants, Leo and Sandra Shedden, covered the oil and gas rights to 100% of the property identified in the lease, notwithstanding the fact that, unbeknownst to them, Appellants owned only a one-half interest in the oil and gas rights to the property at the time the lease was executed, and, consequently, received a bonus payment only for the oil and gas rights they actually owned. Upon review, the Supreme Court held that the Superior Court properly affirmed the trial court's grant of summary judgment in favor of Anadarko based on estoppel by deed. View "Shedden v. Anadarko E&P Co." on Justia Law

Appellees were 34 individuals who owned or resided on properties adjacent to a 220-acre farm in York County, owned since 1986 by appellant George Phillips. Phillips operated his own farm, Hilltop Farms, and leased part of the land to appellant Steve Troyer, who raised various crops. Appellants Synagro Central, LLC and Synagro Mid-Atlantic are corporate entities engaged in the business of recycling biosolids for public agencies for land application; they contracted with municipalities to recycle and transport biosolids, which were then used as fertilizer. Over approximately 54 days between March 2006 and April 2009, approximately 11,635 wet tons of biosolids were applied to 14 fields at the farm. The biosolids were spread over the fields’ surface and not immediately tilled or plowed into the soil. Appellees contended that as soon as the biosolids were applied, extremely offensive odors emanated. In July 2008, appellees filed two similar three-count complaints, which were consolidated; they also filed an amended complaint in 2010. In Count I, appellees alleged appellants’ biosolids activities created a private nuisance. Count II alleged negligence by appellants in their duty to properly handle and dispose of the biosolids. Count III alleged appellants’ biosolids activities constituted a trespass on appellees’ land. Appellees sought injunctive relief, compensatory and punitive damages, and attorney’s fees and costs. In October 2009, after receiving the third notice of violation from the PaDEP, Synagro suspended the use of biosolids at Hilltop Farms, rendering appellees’ request for injunctive relief moot. The last application of biosolids at the farm occurred in April 2009. Appellants moved for summary judgment on the basis that appellees’ nuisance claims were barred by the one-year statute of repose in section 954(a) of the Right To Farm Act (RTFA). The issue this appeal presented for the Supreme Court's review was whether a trial court or a jury should have determined the applicability of section 954(a), and whether the trial court properly concluded the land application of biosolids as fertilizer is a “normal agricultural operation,” rendering section 954(a) applicable. The Court held that section 954(a) was a statute of repose; its applicability, as determined by statutory interpretation, was a question of law for courts to decide. Further, the trial court properly held biosolids application fell within the RTFA’s definition of “normal agricultural operation,” which barred appellees’ nuisance claims. Accordingly, the Court reversed the portion of the Superior Court’s order that reversed the grant of summary judgment for appellants on the nuisance claims; the remainder of the order was affirmed. View "Gilbert v. Synagro Central" on Justia Law