Justia Real Estate & Property Law Opinion Summaries

Ann Tierney Smith owned real property in West Virginia but failed to pay the assessed real estate taxes for 2016. As a result, the Mercer County Sheriff sold a tax lien on the property to Ed Boer. Boer sought a tax deed and provided the West Virginia State Auditor’s Office with a list of individuals to be notified about the right to redeem the property, including Smith. However, Boer did not include Smith’s current mailing address, which was available in county records. Notices sent by mail were returned as undeliverable, and attempts at personal service were unsuccessful, leading to notices being posted at the property and other addresses. After the redemption deadline passed, G. Russell Rollyson, Jr., an employee of the State Auditor’s Office, issued a tax deed to Boer. Smith learned of the deed in late 2020.Smith, and later her estate representatives, sued Rollyson and Boer under 42 U.S.C. § 1983, alleging deprivation of property without due process. The United States District Court for the Southern District of West Virginia granted summary judgment to Rollyson, finding him entitled to qualified immunity. The court determined that while Rollyson could have directed Boer to search county records for Smith’s address after the mailed notices were returned, the duty to do so was not clearly established at the time. The estate representatives appealed the decision.The United States Court of Appeals for the Fourth Circuit reviewed the district court’s summary judgment and qualified immunity rulings de novo. The Fourth Circuit held that it was not clearly established on April 1, 2019, that Rollyson was required to have Boer search county records anew for Smith’s address after the mailed notices were returned. The court found that existing precedent did not prescribe a specific follow-up measure and that Rollyson’s actions did not violate clearly established law. The judgment of the district court was affirmed. View "Ann deWet v. G. Russell Rollyson, Jr." on Justia Law

Two former employees of a large technology company, along with a real estate developer and related individuals and entities, were alleged to have engaged in a kickback scheme involving real estate transactions in Northern Virginia. The employees, responsible for managing real estate deals for the company, allegedly steered contracts to the developer’s firm in exchange for secret payments funneled through a network of trusts and entities. The scheme purportedly inflated the company’s costs for both leasing and purchasing properties, with millions of dollars in kickbacks distributed among the participants. The company discovered the scheme after a whistleblower report, conducted an internal investigation, and reported the matter to federal authorities.The United States District Court for the Eastern District of Virginia granted summary judgment in favor of the defendants on several claims, including those under the Racketeer Influenced and Corrupt Organizations (RICO) Act, fraud, unjust enrichment, and conversion, and partially on a civil conspiracy claim. The district court found that the company failed to establish the existence of a RICO enterprise, did not show injury to its business or property, and that equitable claims were precluded by the availability of legal remedies or the existence of contracts. The court also ruled that an attorney defendant could not be liable for conspiracy with his clients.The United States Court of Appeals for the Fourth Circuit reversed the district court’s summary judgment. The appellate court held that genuine disputes of material fact existed regarding the existence of a RICO enterprise, whether the company suffered financial harm, and the viability of the fraud, unjust enrichment, conversion, and civil conspiracy claims. The court clarified that the company was entitled to pursue legal and equitable remedies in the alternative and that the attorney’s potential liability for conspiracy could not be resolved on summary judgment. The case was remanded for further proceedings. View "Amazon.com, Inc. v. WDC Holdings LLC" on Justia Law

Columbia Gas Transmission operates a natural gas pipeline that crosses a parcel of land owned by RDFS, LLC. Columbia holds an easement to operate and maintain the pipeline on this parcel. When a coal company planned to mine beneath the parcel, Columbia sought access to mitigate potential harm to its pipeline. RDFS denied access, leading Columbia to file a lawsuit. The district court granted a preliminary injunction allowing Columbia to proceed with its mitigation efforts.The United States District Court for the Northern District of West Virginia first considered Columbia's motion for a preliminary injunction. The court applied the four factors from Winter v. Natural Resources Defense Council, Inc., concluding that Columbia was likely to succeed on the merits, would suffer irreparable harm without access, and that the balance of equities and public interest favored Columbia. The court also granted Columbia's motion for partial summary judgment to condemn a temporary easement under the Natural Gas Act, finding that Columbia met all necessary requirements.The United States Court of Appeals for the Fourth Circuit reviewed the district court's grant of the preliminary injunction for abuse of discretion. The appellate court found that Columbia's easement provided broad authority to access the entire parcel for maintenance, including mitigation work. The court rejected RDFS's argument that the easement was vague and limited by Columbia's prior use. The court affirmed the district court's ruling, concluding that Columbia's right to access the parcel for mitigation was consistent with maintaining the pipeline and did not unreasonably burden RDFS's property. The ruling of the district court was affirmed. View "Columbia Gas Transmission, LLC v. RDFS, LLC" on Justia Law

Craig Lussi, a homeowner on Gibson Island, Maryland, sought to build an assisted living facility for elderly people with disabilities. The Gibson Island Corporation, a homeowners association, opposed the project, citing a restrictive covenant prohibiting business use of homes without approval. Lussi requested an exemption as a reasonable accommodation under the Fair Housing Act (FHA) and Maryland law, but the Corporation imposed four conditions, which Lussi found unreasonable. Negotiations failed, leading to litigation.The United States District Court for the District of Maryland granted summary judgment to the Corporation, finding that Lussi could not show the requested accommodation was necessary for providing equal housing opportunities. The court also dismissed Lussi's retaliation and discrimination claims, concluding there was no evidence of adverse actions or discriminatory intent by the Corporation.The United States Court of Appeals for the Fourth Circuit reviewed the case. The court found that the district court erred in its analysis of the necessity element by focusing on the removal of the Corporation's conditions rather than the requested exemption itself. The appellate court held that the exemption was necessary to provide equal housing opportunities for disabled individuals on Gibson Island. The court also found genuine disputes of material fact regarding the reasonableness of the Corporation's conditions, which should be resolved by a jury.Additionally, the appellate court determined that Lussi's retaliation and discrimination claims presented jury questions. The court noted evidence suggesting the Corporation's stated reasons for opposing the project might be pretextual and that community hostility towards disabled residents could imply discriminatory intent.The Fourth Circuit vacated the district court's summary judgment in favor of the Corporation and remanded the case for further proceedings. View "Group Home on Gibson Island, LLC v. Gibson Island Corp." on Justia Law

Brian and Susan Fernaays own a house on lot 31 in Brewers Creek Subdivision, Isle of Wight County, Virginia. A 20-foot drainage easement, shared with lot 32, contains an underground stormwater drainage pipe that has deteriorated over time, causing significant erosion. The Fernaayses estimate the repair cost at $150,000 and sued Isle of Wight County, claiming the County owns the easement and is responsible for maintaining the pipe. They argued that the County's failure to maintain the pipe resulted in an unconstitutional taking of their property under both the Virginia and U.S. Constitutions.The United States District Court for the Eastern District of Virginia reviewed the subdivision plat and the Declaration of Covenants and Restrictions. The court found that the easement was not dedicated to the County, meaning the County had no duty to maintain the drainage pipe. Consequently, the court granted summary judgment in favor of the County.The United States Court of Appeals for the Fourth Circuit affirmed the district court's decision. The appellate court concluded that the Brewers Creek Partnership did not unequivocally dedicate the drainage easement to the County. The court noted that the plat and the Declaration of Covenants and Restrictions did not manifest an intent to dedicate the easement or the pipe to the County. The language in the documents suggested that the easements were for the benefit of the lot owners and that the County was only permitted to use them, not obligated to maintain them. Therefore, the County was not responsible for the damage, and the Fernaayses, as property owners, would have to bear the maintenance costs. The judgment of the district court was affirmed. View "Fernaays v. Isle of Wight County" on Justia Law

Steve Kovachevich, a homebuyer, was required to purchase private mortgage insurance (PMI) when he took out a mortgage with a down payment of less than 20%. After a year, he requested his mortgage servicer, LoanCare, to cancel his PMI. LoanCare initially denied the request, stating he had not paid down enough of his mortgage to qualify for cancellation under the Homeowners Protection Act (HPA). However, LoanCare agreed to voluntarily cancel the PMI upon meeting certain conditions, which Kovachevich fulfilled. Subsequently, he sought a refund of the prepaid PMI premiums from the mortgage insurer, National Mortgage Insurance Corporation (NMIC), but was denied.The United States District Court for the Eastern District of Virginia dismissed Kovachevich’s claim under the HPA, ruling that he was not entitled to a refund of unearned premiums under § 4902(f) because his PMI was canceled voluntarily and not under the statutory benchmarks of the HPA. The court also dismissed his state-law claims of unjust enrichment and conversion, stating it lacked subject-matter jurisdiction after dismissing the federal claim.The United States Court of Appeals for the Fourth Circuit reviewed the case. The court affirmed the district court’s dismissal of Kovachevich’s HPA claim, agreeing that § 4902(f) only mandates refunds for PMI canceled under the statutory benchmarks, not for voluntary cancellations. However, the appellate court vacated the dismissal of the state-law claims and remanded them to the district court to consider whether to exercise supplemental jurisdiction over those claims. View "Kovachevich v. National Mortgage Insurance Corporation" on Justia Law

William Elam and his relatives, the Earlys, are in a dispute over the ownership of a set of Norman Rockwell drawings given to their grandfather, Stephen T. Early, by the artist in 1943. Elam claims sole ownership, while the Earlys assert they are part-owners. The drawings were allegedly gifted to Elam's mother, Helen, by her father upon her college graduation in 1949, but there is no documentary evidence of this gift. The drawings remained in the family home until 1956, then moved with Grandmother Early to a new house, and eventually to Helen's house in 1960. Helen later loaned the drawings to the White House in 1978.The United States District Court for the Eastern District of Virginia granted summary judgment in favor of Elam, finding that his possession of the drawings created a presumption of ownership under Virginia law, which the Earlys failed to rebut. The court determined that Helen had actual possession of the drawings from 1960 to 1978, and the Earlys' evidence, including hearsay testimony, was insufficient to create a genuine dispute of material fact.The United States Court of Appeals for the Fourth Circuit affirmed the district court's decision. The appellate court agreed that the presumption of ownership applied due to Helen's possession and that the Earlys did not provide sufficient evidence to establish superior title. The court also upheld the dismissal of the Earlys' common law counterclaims for conversion, detinue, and breach of bailment, as well as their conspiracy claim, as these claims could not survive without establishing superior title to the drawings. View "Elam v. Early" on Justia Law

NCO Financial Systems, Inc. (NCO) entered into a lease agreement with Montgomery Park, LLC (Montgomery Park) for over 100,000 square feet of office space in Baltimore, Maryland. The lease allowed NCO to terminate early after eight years if certain conditions were met. NCO attempted to terminate early, but Montgomery Park claimed the conditions were not satisfied. NCO vacated the premises and stopped paying rent, leading Montgomery Park to send a default notice. NCO then filed a lawsuit seeking a declaratory judgment that it had properly terminated the lease and that the rent was based on misrepresented square footage.The United States District Court for the District of Maryland found in favor of Montgomery Park after a bench trial, awarding it $9,854,566.95 plus ongoing interest. The court also set a schedule for determining Montgomery Park’s claim for costs, fees, and expenses. Montgomery Park filed a motion seeking approximately $3.8 million for these costs, which NCO opposed on several grounds, including the lack of a proper demand for payment and the inclusion of fees for defending against NCO’s initial suit.The United States Court of Appeals for the Fourth Circuit reviewed the case. The court concluded that Montgomery Park made a valid demand for payment when it filed its motion for costs, fees, and expenses on August 24, 2022. The court held that default interest should run only from the date of this demand, not from when the costs were incurred, and remanded the case to recalculate the interest. The court affirmed the district court’s award of costs, fees, and expenses, including those incurred in defending against NCO’s claims and expert witness fees, finding no abuse of discretion or error in the district court’s decisions.The Fourth Circuit affirmed in part, vacated in part, and remanded with instructions to recalculate the default interest. View "NCO Financial Systems, Inc. v. Montgomery Park, LLC" on Justia Law

Shelby Roberts rented an apartment from Ansley at Roberts Lake Apartments. After a dispute over the lease termination, Ansley retained her $500 security deposit and sent her an invoice for $791.14 for additional damages. Roberts believed these charges were fabricated and refused to pay. Ansley referred the debt to Carter-Young, a collection agency, which reported the debt to credit reporting agencies. Roberts disputed the debt, but Carter-Young only confirmed the debt with Ansley without further investigation. Roberts sued Carter-Young for failing to conduct a reasonable investigation under the Fair Credit Reporting Act (FCRA).The United States District Court for the Middle District of North Carolina dismissed Roberts' claim, stating that her dispute involved legal, not factual, matters, and thus did not require Carter-Young to investigate under the FCRA. The court held that the FCRA did not mandate investigations into legal disputes.The United States Court of Appeals for the Fourth Circuit reviewed the case. The court held that to state a claim under the FCRA, a plaintiff must allege facts showing that the information in their credit report is inaccurate or incomplete and that this inaccuracy is objectively and readily verifiable by the furnisher. The court found that both legal and factual disputes could form the basis of a claim if they meet this standard. The Fourth Circuit vacated the district court's dismissal and remanded the case for further proceedings to determine if Roberts' allegations met the new standard of being objectively and readily verifiable. View "Roberts v. Carter-Young, Inc." on Justia Law

Susan Carpenter, as trustee for the H. Joe King, Jr. Revocable Trust, sold two properties in North Carolina in April 2020. Both properties were part of homeowners’ associations managed by William Douglas Management, Inc. Carpenter paid fees for statements of unpaid assessments required for the sales, which she claimed were excessive under North Carolina law. She filed a class action lawsuit against William Douglas and NextLevel Association Solutions, Inc., alleging violations of state laws, including the prohibition of transfer fee covenants, the Unfair and Deceptive Trade Practices Act, and the Debt Collection Act, along with claims of negligent misrepresentation, unjust enrichment, and civil conspiracy.The case was initially filed in North Carolina state court but was removed to the United States District Court for the Western District of North Carolina. The district court dismissed Carpenter’s complaint for failure to state a claim, concluding that the fees charged were not transfer fees as defined by state law and that the companies were not deceptive or unfair in charging them.The United States Court of Appeals for the Fourth Circuit reviewed the case. The court affirmed the district court’s dismissal, holding that the fees charged for the statements of unpaid assessments did not qualify as transfer fees under North Carolina law. The court also found that the fees were not unfair or deceptive under the Unfair and Deceptive Trade Practices Act. Consequently, Carpenter’s additional claims of unjust enrichment, violation of the Debt Collection Act, negligent misrepresentation, and civil conspiracy were also dismissed, as they were contingent on the success of her primary claims. View "Carpenter v. William Douglas Management Inc" on Justia Law