Justia Real Estate & Property Law Opinion Summaries

Articles Posted in US Court of Appeals for the Eighth Circuit
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The case involves Sanimax USA, LLC, who sued the City of South Saint Paul, Minnesota, under 42 U.S.C. § 1983, alleging that the city's zoning and odor ordinances violated the First Amendment and Equal Protection Clause. Sanimax contended that the city enacted these ordinances in retaliation for Sanimax challenging prior ordinances and that the ordinances unfairly singled out Sanimax. The district court granted the city's motion for summary judgment on all counts.Sanimax operates a rendering plant in South Saint Paul that processes animal carcasses and organic byproducts, emitting pungent, foul odors that have drawn numerous complaints from nearby residents and businesses. Sanimax was designated as a "Significant Odor Generator" by the city, and later challenged the constitutionality of the city's odor ordinance, alleging that it was unconstitutionally vague.The United States Court of Appeals For the Eighth Circuit affirmed the district court's decision. The Court found that Sanimax failed to show that the city's actions were a direct retaliation for Sanimax's prior lawsuits challenging the city's ordinances. Additionally, the Court rejected Sanimax's argument that it was unfairly singled out, finding that Sanimax was not similarly situated to other businesses due to the significantly higher number of odor complaints it generated. Lastly, the Court rejected Sanimax's argument that the city's odor ordinance was unconstitutionally vague, finding that the ordinance provided sufficient notice of the prohibited conduct and did not lend itself to arbitrary enforcement. View "Sanimax USA, LLC v. City of South St. Paul" on Justia Law

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The case in question pertains to a dispute over the enforceability of dragnet clauses within mortgages used to secure loans funding Frank Welte’s farming operations. The Vera T. Welte Testamentary Trust, of which Frank Welte is the sole beneficiary, pledged its property as security for these loans, which were provided by Roger Rand, another Iowa farmer. The Trust's primary asset is 160 acres of farmland that were leased to Frank. Upon Rand's death, his estate initiated a foreclosure action against the Trust's farmland. The Trust subsequently filed for chapter 12 bankruptcy, which led to a stay of the foreclosure action against the Trust.The Estate filed a proof of claim and a motion to dismiss the Trust’s bankruptcy petition, alleging that the Trust was not a business trust as required by chapter 12. The Trust objected to the Estate’s proof of claim. The Iowa state court ruled that the dragnet clauses in the mortgage documents secured the loans made to Frank in excess of the face amount of the promissory notes.The United States Bankruptcy Court for the Northern District of Iowa, however, held that the dragnet clauses were not enforceable, thereby concluding that the Trust no longer owed a debt to the Estate. Following this, the United States District Court for the Northern District of Iowa gave preclusive effect to the judgment of the Iowa Court of Appeals concerning the enforceability of the clauses and the amounts owed thereunder.The Trust and the Estate both appealed the district court’s order. The United States Court of Appeals for the Eighth Circuit dismissed the appeal and cross-appeal due to lack of jurisdiction, as the district court's order was not final and required further proceedings in the bankruptcy court. View "The Security National Bank of Sioux City, IA v. Vera T. Welte Testamentary Trust" on Justia Law

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In the case before the United States Court of Appeals for the Eighth Circuit, One Love Housing, LLC, a company that operates a residential sober living home in Anoka, Minnesota, sued the City of Anoka for refusing to grant a waiver from the city's zoning regulations. The regulations permit only a single family or a group of not more than four unrelated persons to reside together in the area where the sober home is located. One Love wanted to accommodate seven unrelated recovering addicts in the home. One Love and two residents of the home alleged that the city violated the Americans with Disabilities Act and the Fair Housing Act by refusing to grant this waiver.The district court granted One Love summary judgment on its claim that the city failed to reasonably accommodate the sober home's request. The court ordered the city to grant the waiver for One Love to house seven unrelated individuals recovering from substance abuse. The city appealed this decision.The United States Court of Appeals for the Eighth Circuit reversed the district court's decision and remanded the case for further proceedings. The appellate court held that the district court erred by considering evidence that was not presented to the city council when it denied One Love's request for a waiver. The appellate court also found that the district court erred in granting summary judgment to One Love because there was a genuine dispute over whether the requested accommodation was reasonable and necessary. The court stated that the financial viability of One Love's sober home is relevant only if One Love can prove that the service it offers provides a therapeutic benefit that is necessary for people recovering from alcohol or drug abuse to successfully live in a residential neighborhood without relapsing. The court concluded that there are genuine issues of disputed fact on these issues. The court also declined to rule on One Love's disparate treatment and disparate impact claims, leaving those for the district court to address on remand. View "One Love Housing, LLC v. City of Anoka, MN" on Justia Law

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Show Me State Premium Homes wants its purchase of a foreclosed property to be free and clear of all other interests, including those belonging to the United States. Getting what it wants would require a “judicial sale.” After removing the case the United States filed a motion to dismiss. Its position was that there could be no foreclosure without a judicial sale. The district court agreed, declined to exercise supplemental jurisdiction over what remained, and remanded to state court.   The Eighth Circuit affirmed the judgment of the district court but modified the dismissal of the ejectment and damages claims to be without prejudice. The court explained that a buyer’s interest is only “inchoate” before it gets a valid deed, not after. And here, title vested once the bond company “exercised its right to have the legal title transferred.” No “judicial sale” ever took place, and it is too late to hold one now, meaning that the interests held by the United States have never been foreclosed. View "Show Me State Premium Homes, LLC v. George McDonnell" on Justia Law

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Defendant is a landlord, who allegedly terminated a lease based on Tenants' family status. The United States brought a claim against Defendant under the Fair Housing Act (FHA). A jury awarded Tenants $14,400 in compensatory damages and $60,000 in punitive damages. Defendant landlord filed post-trial motions, which were denied.Defendant appealed, and the Eighth Circuit affirmed, finding that there was sufficient evidence that Defendant landlord acted with at least reckless indifference and the district court did not err in submitting the punitive damages issue to the jury. The Eighth Circuit also held that the award was not unconstitutionally excessive View "United States v. Louis Rupp, II" on Justia Law

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Continental Resources, Inc. operates an input well on Timothy and Tracy Browns’ land in Harding County, South Dakota. The Browns sued Continental, seeking compensation for damage to the surface of their land and Continental’s use of their pore space. Continental removed the case to federal court and twice moved for partial summary judgment. The district court granted both motions, finding that Plaintiffs: (1) released Continental from liability for surface damage; and (2) could not recover damages under South Dakota law for Continental’s pore space use.   The Eighth Circuit affirmed. The court explained that section 45-5A-4 clearly articulates three categories of compensable harm. Plaintiffs sought damages for lost use, which is not one of the categories. They try to infuse ambiguity into the statutory scheme by pointing to Chapter 45-5A’s purpose and legislative findings sections. While these sections may help a court interpret ambiguous statutory language, the court found none in Section 45-5A-4. Accordingly, the court held that Plaintiffs have not suffered compensable harm under South Dakota law, so the district court did not err in granting summary judgment. View "Timothy Brown v. Continental Resources, Inc." on Justia Law

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Plaintiffs made contracts for deed for two properties of farmland in South Dakota with L & L Partnership, owned in part by Defendants. After several foreclosure proceedings and state court cases, Plaintiffs lost all interest in the properties. Years later, the Plaintiffs sued the Defendants for fraud, conversion, and breach of contract. The district court dismissed their claims for lack of standing, res judicata preclusion, and failure to plead fraud with particularity.   The Eighth Circuit affirmed, holding that because Plaintiffs have no interest in the properties, they cannot show they suffered an injury in fact that would likely be redressed by judicial relief and have no standing to pursue the claim. The court explained that Plaintiffs do not have standing because they have not suffered an injury in fact, that would likely be redressed by judicial relief. The South Dakota Supreme Court held that Plaintiffs' equitable ownership of the property and all rights under the contract for deed, including the right to cure any default, were transferred. Further, the court wrote that Plaintiffs have no legal or equitable rights in the properties. View "David Finneman v. Walter Laidlaw" on Justia Law

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Plaintiffs filed a civil suit against an insurer based on allegations that the insurer negligently advised them that they did not need to purchase a builder's risk policy for a hotel project. The district court granted the insurer's motion for summary judgment, finding that the insurer had no duty to give advice about different coverages or to ensure that adequate coverage existed and that plaintiffs failed to show the existence of a special relationship between the agent and the insureds that would give rise to additional duties on the agent's part to ensure the insured had adequate coverage.The Eighth Circuit affirmed, finding that the trial court did not err in its resolution of the motion for summary judgment. View "I Square Management, LLC v. McGriff Insurance Services, Inc." on Justia Law

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After Nygard removed his driveway and was about to pour a new one, an Orono inspector told Nygard that he needed a permit. The next day, Nygard finished the driveway and applied for a permit. The new driveway was narrower than the previous one. The city responded with a form, imposing several conditions. Nygard crossed out some conditions, initialed the modified form, and returned it. After several exchanges, the city notified Nygard that he must agree to the conditions or “this matter will be turned over to the prosecuting attorney.” Nygard did not acknowledge the conditions. A police officer drafted a statement of probable cause, alleging that “work had been completed without having first obtained a permit” and listing some alleged deficiencies in its construction. According to the Nygards, the police did not inspect the property and some allegations were not true.Nygard was acquitted of violating the city code. The Eighth Circuit affirmed the dismissal of his suit under 42 U.S.C. 1983, claiming the code was void for vagueness and alleging First Amendment retaliation, abuse of process, and malicious prosecution. Nygard’s prosecution was not based on falsehoods. The report did not claim that the conditions were required by the code but that Nygard had not agreed to the conditions and had replaced a driveway without a permit. Any failure to investigate did not defeat probable cause; the city already knew that he installed a driveway without a permit. View "Nygard v. City of Orono" on Justia Law

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Defendant and her then-husband bought a condo for $525,000 with the intention of making it their primary residence. To finance the purchase, the couple took out a mortgage with the Plaintiff bank. Defendant did not sign the note but consented to her husband doing so. The mortgage contained a "future advances" clause, which granted Plaintiff a security interest in the Mortgage covering future funds Defendant's husband might borrow.Four years later, Defendant's husband borrowed additional funds from Plaintiff to keep his business afloat. Defendant did not sign the note. A few months later, Defendant's husband filed for Chapter 7 bankruptcy and the condo was sold for $650,000, approximately $250,000 of which was deposited in escrow. The couple divorced and Defendant moved out of the state.In Defendant's husband's bankruptcy case, the court held a portion of the escrowed sale proceeds must pay down his business notes pursuant to the mortgage’s future advances clause and that he could not claim a homestead exemption. Plaintiff was granted summary judgment on its claims that Defendant's proceeds were also subject to the future advances clause and that Plaintiff could apply those proceeds to Defendant's husband's business note.Defendant appealed on several grounds, including unconscionability, contract formation, and public policy, all of which the court rejected, affirming the district court's granting of summary judgment to Plaintiff. View "Sanborn Savings Bank v. Connie Freed" on Justia Law