Justia Real Estate & Property Law Opinion Summaries

Articles Posted in US Court of Appeals for the Federal Circuit
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In this case, Nova Group/Tutor-Saliba (“NTS”) was awarded a construction contract by the United States Department of the Navy to build a new aircraft carrier maintenance pier at a naval base. The contract required NTS to demolish an old pier, design and build a replacement pier, and construct a new structure known as the Mole Quaywall, which would be designed by the government. During construction, NTS encountered unexpected subsurface soil conditions that complicated and increased the cost of the project. NTS sought additional compensation from the government alleging differing site conditions.The United States Court of Appeals for the Federal Circuit affirmed the decision of the United States Court of Federal Claims which had denied NTS's claim for additional compensation. The Court of Federal Claims found that NTS had not established a Type I differing site condition because the contract documents disclosed that NTS would encounter unpredictable subsurface conditions and possible obstructions. It also found that NTS had failed to prove a Type II differing site condition, as it had not demonstrated that any of the potential causes for hard driving were unknown or unusual in the region or materially different from comparable work. The Court of Appeals agreed with these findings and also ruled that the parol evidence rule had not been violated as NTS claimed. The Court of Appeals found that the parol evidence rule does not prevent a party from presenting evidence that a recital of fact in an integrated agreement may be untrue, and the challenged evidence was not introduced to modify any term of the contract. Therefore, the appeal by NTS was denied and the decision of the Court of Federal Claims was affirmed. View "NOVA GROUP/TUTOR-SALIBA v. US " on Justia Law

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In 1882-1883, the Railway acquired property and constructed the now-abandoned railroad line. In 2008, the Railway filed a notice of exemption from formal abandonment proceedings with the Surface Transportation Board (STB). The Illinois Department of Natural Resources showed interest in railbanking and interim trail use under the 1983 National Trails System Act Amendments, 16 U.S.C. 1247(d). The STB issued a Notice of Interim Trail Use (NITU). The owners of property adjoining the railroad line sued, alleging takings by operation of the Trails Act with respect to 51 parcels; 22 parcels were conveyed by instruments including the words “right of way” (ROW Agreements); three were conveyed by instruments including the words “for railroad purposes” (Purpose Agreements); and three are those for which no instruments were produced.The Claims Court granted the government summary judgment, finding that the Railway held the ROW Agreement and Purpose Agreement parcels in fee simple and that the owners failed to show that they had cognizable property interests in the non-instrument parcels. The Federal Circuit reversed. The court rejected the government’s argument that using the term “right of way” in the ROW Agreements referred to the land conveyed, not a limitation on the interest conveyed. For the Purpose Agreements, the Claims Court mistakenly relied on cases discussing deeds that did not include an expression of purpose in the granting clause. Illinois law indicates that the Railway obtained, at most, an easement over the non-instrument parcels. View "Barlow v. United States" on Justia Law

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In 1907, the then-owner executed the “Stimson deed,” transferring to the Railroad “its successors and assigns, the right to cross said right of way at any point or points where such crossing is desired” the land at issue. POTB later took ownership of the railroad. A 2007 storm caused severe damage to the railroad tracks. POTB did not repair the damage, resulting in the disbandment of the Oregon Tillamook Railroad Authority. POTB, with governmental entities, established the Salmonberry Trail Intergovernmental Agency, to construct “a new multi-use trail” that would “connect[] to a wide network of existing recreation[al] trails and parks, educational opportunities, and heritage sites” over portions of the railroad line. In 2016, POTB filed a notice of intent to abandon service of the portions of the railroad line at issue with the Surface Transportation Board, which issued a Notice of Interim Trail Use (NITU) allowing interim trail use and railbanking under the National Trails System Act Amendments, 16 U.S.C. 1247(d).The Claims Court and Federal Circuit rejected Stimson’s claim that the creation of the trail constituted a Fifth Amendment taking. Railbanking and interim trail use are within the scope of the easement. Stimson failed to show abandonment for all purposes and had no compensable property interest in the land to which the deed pertained. View "Stimson Lumber Co. v. United States" on Justia Law

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Jenkins purchased a 1987 Oldsmobile and a 2001 Chevrolet and transferred the titles to his mother, Buchanan, retaining exclusive use of both vehicles. The DEA, investigating Jenkins for drug conspiracy crimes, seized the vehicles, which were towed to an impound lot. The DEA obtained a search warrant, which was executed in October 2012. In April 2013, Jenkins pled guilty and was sentenced to 252 months of imprisonment. In October, the impound lot sent letters to the address on file for Buchanan notifying her that the vehicles could be reclaimed upon payment of towing and storage charges. Buchanan did not receive the letters, having moved. No letter was addressed to Jenkins. Jenkins acknowledged that he “was informed" to pick up the vehicles. In February 2014, the impound lot sent final notices to Buchanan, who was incarcerated, then sold the vehicles, retaining the proceeds.In 2017, Jenkins moved in his criminal case for the return of the cars (FRCP 41(g)). The government responded that the cars “are available for return.” The court dismissed the motion. In 2019, Jenkins unsuccessfully sought monetary compensation in excess of $10,000, then filed a civil action under the Little Tucker Act, 28 U.S.C. 1346(a)(2), alleging a physical taking of his vehicles. The Sixth Circuit vacated summary judgment. While the government’s police power may preclude liability for an initial seizure, there is no police power exception that precludes takings liability for the period after the property is not needed for criminal proceedings. The court noted a factual issue of abandonment and affirmed the dismissal of the due process clause for lack of jurisdiction, without prejudice. View "Jenkins v. United States" on Justia Law

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The Missouri River, in its natural state, experienced annual flooding that constantly morphed its path and the topography of its floodplain, rendering it unproductive for development. The 1944 Flood Control Act (FCA) authorized the construction of dams to create a reservoir storage system. The FCA required the Army Corps of Engineers to promote navigation and flood control and, secondarily, fish and wildlife conservation. Under the 1945 Bank Stabilization and Navigation Project, the Corps altered the River’s water flow (location, volume, and rate); the floodplain was no longer dynamic by 1980. The Corps' 1979 Master Manual prioritized flood control over recreation and wildlife By 2005, 95 percent of the floodplain was developed for agricultural, urban, and industrial uses. The programs had significant environmental side effects, eliminating fish and bird habitats and interrupting wildlife breeding cycles. In 1986, Congress authorized the Corps to purchase River-adjacent land to recreate lost habitats. The Fish and Wildlife Service (FWS) placed several species on the endangered species list. The Corps did not make changes recommended by FWS, concerned about exacerbating flooding. Lawsuits followed. The district court ordered the Corps to revise its Master Manual,.The 2004 Master Manual was intended to restore the River to a more natural state.About 372 plaintiffs who operate River-adjacent farms in six states sued, alleging the 2004 Changes caused frequent and severe flooding on their farms and amounted to permanent, physical takings under the Fifth Amendment. The Claims Court determined there was a taking and awarded compensation for the diminished value of the land but dened damages for lost crops. The Federal Circuit affirmed with respect to the takings claims but vacated the denial of crop damages and a finding that the Government did not causally contribute to 2011 flooding. View "Ideker Farms, Inc. v. United States" on Justia Law

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Property owners sought compensation for an alleged taking pursuant to the National Trails System Act, 16 U.S.C. 1241–51. When a railroad wishes to relinquish responsibility over a railroad corridor, it must seek permission to abandon the corridor. Under the Trails Act, before abandonment is consummated, other entities can intervene to railbank the corridor and preserve it for future railroad use. The railbanking intervention process allows a railroad to negotiate with the intervening entity to assume financial and managerial responsibility for the corridor by operating it as a recreational trail. The issuance of a Notice of Interim Trail Use (NITU) allowing interim trail use and railbanking constitutes a Fifth Amendment taking if the railroad was granted an easement, interim trail use and railbanking were beyond the scope of that easement, and the NITU caused a delay in termination of the easement.The Claims Court found that the property interests at issue were easements, but that interim trail use was within the scope of the easements. The Federal Circuit reversed. The Claims Court erred in interpreting Missouri law and in concluding that interim trail use was within the scope of the easements; railbanking is not within the scope of the easements. With no causation dispute, the NITU issuance constituted a taking. View "Behrens v. United States" on Justia Law

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The 1976 Magnuson–Stevens Act contemplated “[a] national program for the conservation and management of the fishery resources of the United States,” 16 U.S.C. 1801(a)(6), and established the United States 200-mile Exclusive Economic Zone (EEZ). A 2007 amendment established national criteria for quota-based fishing programs, (limited access privilege programs) and authorized the quota-based fishing permits and licenses at issue in this Fifth Amendment takings claim, in which fishing businesses challenged four different permitting, licensing, and endorsement requirementsThe Federal Circuit affirmed the dismissal of the suit for lack of a cognizable property interest in the fishing endorsements, licenses, and permits, separate from or appurtenant to their fishing vessels. Precedent establishes that fishing permits and licenses issued under the Act are revocable privileges, not compensable property interests. The Magnuson–Stevens Act refers to “congressional intent not to confer any right, title, or interest, and to preserve the government’s authority to revoke privileges enjoyed in” fishing licenses and permits. The National Marine Fisheries Service’s regulations did not create compensable property rights in permits or licenses. licenses; permits did not have the essential characteristics of compensable property—transferability and the right to exclude others. There is no inherent right in vessel ownership to fish within the EEZ. View "Fishermen's Finest, Inc. v. United States" on Justia Law

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The Indiana Southwestern Railway Company sought to abandon railway easements, in which the owners had reversionary interests. The Surface Transportation Board (49 U.S.C. 10903) issued a Notice of Interim Trail Use and Abandonment (NITU). Negotiations with potential railbanking sponsors failed. Eventually, the NITU expired, Railway abandoned its easements without entering into a trail use agreement, and the landowners’ fee simple interests became unencumbered by any easements.The landowners sought compensation for an alleged taking arising under the National Trails System Act Amendments of 1983, 16 U.S.C. 1247(d), claiming that the government had permanently taken their property in April 2001, when the NITU became effective. The Claims Court found that the government had taken the property but that the taking lasted only from the date the NITU went into effect until it expired. The Federal Circuit affirmed in part. The landowner’s property was temporarily taken under the Trails Act. The NITU delayed the reversion of the owners’ interests. The Railway would have otherwise relinquished its rights to its right-of-way during the NITU period. The court remanded for a determination as to the compensation and interest to which the owners are entitled. View "Memmer v. United States" on Justia Law

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The Claims Court certified a class of landowners who owned property along a railroad corridor that was converted to a recreational trail under the National Trails System Act. Denise and Gordon Woodley, who jointly owned property along the railroad, were members of the class seeking just compensation under the Fifth Amendment. The Woodleys challenged a proposed settlement and fee award and won a remand that entitled them to access to certain documents used in the calculations of class member compensation and attorneys’ fees.After approval of a settlement agreement that required payment of compensation to the class under the Uniform Relocation Assistance and Real Property Acquisition Policies Act, 42 U.S.C. 4654(c), the Woodleys successfully sought attorney’s fees for work performed by counsel they jointly hired. Denise separately sought attorney’s fees for work performed by her attorney-spouse, Gordon, explaining that he was one of her lawyers throughout the proceeding; she also sought to recoup certain expenses. The Claims Court denied the motion, reasoning that pro se litigants cannot recover attorney’s fees and expenses and that Gordon, as a co-plaintiff and joint owner of the property at issue, was pro se and not compensable. The Federal Circuit affirmed in part. Denise is not entitled to attorney’s fees for the legal work performed by her attorney-spouse. The court remanded for a determination of the proper reimbursement, if any, of her claimed expenses. View "Haggart v. United States" on Justia Law

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Following floods at Houston’s Buffalo Bayou watershed, the federal government built the Barker and Addicks Dams. By 1963, each dam held a large reservoir with gated outflowing conduits. The Army Corps of Engineers’ 2012 Water Control Manual provides that if an inch of rain falls within a 24- hour period or if downstream flooding is expected, the Corps must close the floodgates. If “inflow and pool elevation conditions dictate,” the Corps releases water according to a schedule. The reservoirs were empty before Hurricane Harvey made landfall. On August 25, 2017, the Corps closed the floodgates; more than 30 inches of water poured onto the city in four days. The Corps released water. Some downstream properties were flooded for more than 11 days, some at more than eight feet above the first finished floor. Suits alleging that the flooding constituted an uncompensated, physical taking of property were split. In the Upstream Sub-Docket, the Claims Court found that plaintiffs were owners of land not subject to flowage easements and had valid property interests and that the government flooded plaintiffs’ properties and engaged in a taking. The court dismissed the Downstream Sub-Docket claims, finding that the owners did not articulate a cognizable property interest; “neither Texas law nor federal law creates a protected property interest in perfect flood control.” The court reasoned that the plaintiffs acquired their properties subject to the superior right of the Corps to engage in flood mitigation.The Federal Circuit reversed. The government is not immune from suit under the Flood Control Act of 1928, 33 U.S.C. 702c. There is no blanket rule under Texas law that property rights are held subject to owners’ expectations on acquisition. The Supreme Court has rejected the notion that private property is subject to “unbridled, uncompensated qualification under the police power." View "Milton v. United States" on Justia Law