Justia Real Estate & Property Law Opinion Summaries

Three non-profit corporations, each formed by littoral homeowners in the Portlock neighborhood of East Honolulu, purchased narrow beachfront reserve lots that separated their homes from the ocean. In 2003, Hawai‘i enacted Act 73, which declared certain accreted lands—land gradually added to the shoreline by natural forces—to be public property, preventing private parties from registering or quieting title to such land. Shortly after purchasing the lots, the non-profits (the Ohanas) filed an inverse condemnation action, alleging that Act 73 resulted in an uncompensated taking of accreted land seaward of their lots, in violation of the Hawai‘i Constitution. The parties stipulated that, if a taking occurred, just compensation would be based on the fair market rental value of the accreted land.The Circuit Court of the First Circuit initially granted partial summary judgment to the Ohanas, and the Intermediate Court of Appeals (ICA) affirmed in part, holding that Act 73 effected a taking of existing accreted lands. On remand, after a bench trial with expert testimony, the circuit court found that the fair market rental value of the accreted land was zero dollars, based on credible evidence that the land’s use was highly restricted and had no market value. The court declined to award nominal damages or attorneys’ fees. The ICA affirmed, finding the circuit court’s factual determinations were supported by substantial evidence and that sovereign immunity barred attorneys’ fees.The Supreme Court of Hawai‘i affirmed the ICA’s judgment. It held that the circuit court did not err in awarding zero dollars as just compensation, nor in declining to award nominal damages, because the Ohanas suffered no compensable loss. The court further held that the just compensation clause of the Hawai‘i Constitution does not waive sovereign immunity for attorneys’ fees in inverse condemnation cases. View "Maunalua Bay Beach Ohana 28 v. State" 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

After the owners of a residential property in a common interest development defaulted on their homeowners association (HOA) assessments, the HOA, through its agent Delphi Law Group, LLP, initiated a nonjudicial foreclosure sale. Bird Rock Home Mortgage, LLC was the highest bidder at the initial auction and paid the bid amount. However, Delphi did not immediately transfer the deed, instead extending the bidding period under Civil Code section 2924m. During this extended period, Breaking Ground, LP submitted a higher bid and ultimately received the trustee’s deed to the property.The Superior Court of San Diego County presided over the dispute that followed. Bird Rock sued Breaking Ground, Microcredit Loan Fund, Inc., and Delphi, seeking declaratory relief and to quiet title, arguing that section 2924m did not apply to nonjudicial foreclosure sales enforcing liens for unpaid HOA assessments. Delphi filed a cross-complaint in interpleader regarding the rights to the property and sale proceeds. The case proceeded to a bench trial based on stipulated facts and briefs, with the central issue being whether section 2924m’s extended bidding period applied to this type of foreclosure sale.The California Court of Appeal, Fourth Appellate District, Division One, reviewed the trial court’s judgment de novo. The appellate court held that section 2924m does apply to nonjudicial foreclosure sales enforcing liens for unpaid HOA assessments when the governing declaration creates a contractual lien with a power of sale, qualifying as a “mortgage” under the relevant statutory scheme. The court affirmed the trial court’s judgment, upholding the validity of the sale and deed to Breaking Ground, denying Bird Rock’s claims, and ordering distribution of the sale proceeds. The judgment was affirmed, and costs were awarded to the respondents. View "Bird Rock Home Mortgage v. Breaking Ground" on Justia Law

A group of neighbors opposed the development of a public sports park on a 65-acre parcel in Maui. The State Department of Land and Natural Resources (DLNR) sought and received a special use permit from the County of Maui Planning Commission to build the park. Several future members of the neighbors’ group, Maui Lani Neighbors, Inc. (MLN), received notice of the permit hearing, attended, and some testified, but none formally intervened in the proceedings. After the permit was granted, one future MLN member filed an administrative appeal but later dismissed it. MLN was then incorporated and filed a lawsuit in the Circuit Court of the Second Circuit, challenging the permit on zoning, environmental, constitutional, and procedural grounds.The Circuit Court of the Second Circuit dismissed most of MLN’s claims, holding that they should have been brought as an administrative appeal of the Planning Commission’s decision under Hawai‘i Revised Statutes (HRS) § 91-14, and that MLN failed to exhaust administrative remedies. The Intermediate Court of Appeals (ICA) affirmed, but with different reasoning on some points. The ICA held that the administrative process provided an exclusive remedy for most claims, but allowed that some environmental claims under HRS chapter 343 (the Hawai‘i Environmental Policy Act, or HEPA) could proceed in circuit court if they did not seek to invalidate the permit.The Supreme Court of Hawai‘i affirmed the ICA’s judgment in most respects, but clarified that MLN’s claims under HRS chapter 343 were not subject to the exhaustion doctrine and could be brought directly in circuit court. The court held that, except for HEPA claims, MLN was required to challenge the permit through an administrative appeal, and that the declaratory judgment statute (HRS § 632-1) did not provide an alternative route. The court remanded the case to the circuit court to consider the HEPA-based claims. View "Maui Lani Neighbors v. State" on Justia Law

Several borrowers executed mortgage agreements with a lender, granting the lender a lien on their respective properties in Hawai‘i. Between 2008 and 2009, the borrowers defaulted on their mortgage loans, and the lender foreclosed on the properties through nonjudicial foreclosure sales. The lender was the winning bidder at each sale and subsequently conveyed the properties to third parties. In 2019, the borrowers filed suit, alleging wrongful foreclosure, unfair or deceptive acts and practices (UDAP), and sought quiet title and ejectment against the current titleholders. They requested both monetary damages and the return of title and possession of the properties.The Circuit Court of the Third Circuit granted summary judgment in favor of the lender and the titleholders. The court found that the borrowers could not establish compensatory damages because their outstanding mortgage debts at the time of foreclosure exceeded any damages they claimed, even when accounting for loss of use and other asserted losses. The court also determined that the borrowers’ quiet title and ejectment claims were barred by the statute of limitations and that the titleholders were bona fide purchasers. The borrowers appealed, and the Supreme Court of Hawai‘i accepted transfer of the case.The Supreme Court of Hawai‘i affirmed the circuit court’s summary judgment. The court held that, under its precedents, borrowers must establish compensatory damages after accounting for their mortgage debts to survive summary judgment on wrongful foreclosure and UDAP claims. Here, the borrowers’ debts exceeded their claimed damages. The court further held that claims for return of title and possession are subject to a six-year statute of limitations for wrongful foreclosure actions, which barred the borrowers’ claims. Additionally, the court concluded that the titleholders were bona fide purchasers, as the foreclosure affidavits did not provide constructive notice of any defects. View "McCullough v. Bank of America, N.A." on Justia Law

In 1922, the Territory of Hawai‘i issued a Land Patent for a 3.99-acre property to a trustee for the Church of Jesus Christ of Latter-Day Saints, with a deed restriction requiring the property to be used “for Church purposes only.” If used otherwise, the property would revert to the Territory. Over the years, the property changed hands several times, with each transaction referencing the original deed restriction. The current owners, Hilo Bay Marina, LLC and Keaukaha Ministry LLC, are not religious institutions and sought to have the restriction removed, arguing it was void under Hawai‘i Revised Statutes § 515-6(b), and violated both the Hawai‘i and Federal Establishment Clauses.The Circuit Court of the Third Circuit granted summary judgment for the State of Hawai‘i and its Board of Land and Natural Resources, finding that the deed restriction was a permissible form of early use-zoning, did not violate the cited laws, and was covered by the statutory exemption for religious use. The court also concluded that the restriction did not violate either the Hawai‘i or Federal Establishment Clauses, applying both the Lemon test and the more recent “historical practices and understandings” standard from Kennedy v. Bremerton School District.On appeal, the Supreme Court of the State of Hawai‘i reviewed the case de novo. The court found that the record did not support the lower court’s conclusion that the deed restriction was an early form of use-zoning. It held that the State’s enforcement of the restriction violated the Hawai‘i Establishment Clause, as it required the State to actively police religious use and entangled the government with religious affairs. The court reversed the Circuit Court’s judgment for the State, vacated its ruling on the Federal Establishment Clause, and held that summary judgment should be entered for the plaintiffs. View "Hilo Bay Marina, LLC v. State" on Justia Law

After the death of Arthur L. Bacon, Richard D. Gaynor, acting as the personal representative of Bacon’s estate, filed a lawsuit against Tom L. Larkin and Jerome B. Williams. The complaint alleged that a durable power of attorney in favor of Larkin was recorded shortly after Bacon’s death, though it was purportedly executed in 2019. It further claimed that, just hours before Bacon died, Larkin executed a deed transferring all of Bacon’s real property to Williams. The estate sought to void the conveyance and requested damages.Williams and Larkin each filed motions to dismiss. The Talladega Circuit Court granted Larkin’s motion to dismiss on March 3, 2025, but did not resolve the claims against Williams. On the same day, the court ordered the plaintiff to amend the complaint within 30 days to include necessary heirs or real parties in interest. Gaynor requested more time to respond, which both defendants opposed. On April 11, 2025, Gaynor filed a notice of appeal to the Supreme Court of Alabama, challenging the dismissal of Larkin. Subsequently, the circuit court entered an order stating that the dismissal of Larkin was a final order for purposes of appeal, referencing Alabama Rules of Civil Procedure.The Supreme Court of Alabama reviewed whether it had jurisdiction over the appeal. The Court held that, because the circuit court’s order did not dispose of all claims against all parties and lacked a proper Rule 54(b) certification at the time the notice of appeal was filed, there was no final judgment. The Court declined to remand for possible certification and dismissed the appeal for lack of a final, appealable order. View "Gaynor v. Larkin" on Justia Law

A charter city in California was required by state law to update its housing element—a component of its general plan addressing housing needs—by October 15, 2021. The city submitted a draft housing element to the California Department of Housing and Community Development (HCD), which found the draft would comply with state law if adopted. However, the city refused to adopt the revised housing element, citing concerns about environmental impacts and the number of affordable housing units required. The city also filed a federal lawsuit challenging the constitutionality of the Housing Element Law, which was ultimately dismissed for lack of standing.The People of California, represented by the Attorney General and the HCD, filed a petition for writ of mandate in the Orange County Superior Court, later transferred to the San Diego County Superior Court, seeking to compel the city to adopt a compliant housing element. The Kennedy Commission, an affordable housing advocacy group, intervened. The trial court granted the State’s petition for writ of mandate, finding the city had a ministerial duty to adopt a compliant housing element, but the court’s order did not include a 120-day compliance deadline or provisional remedies limiting the city’s permitting and zoning authority, as requested by the State. The court also stayed further proceedings due to pending appeals and unresolved cross-petitions.The California Court of Appeal, Fourth Appellate District, Division One, reviewed the case. It held that Article 14 of Chapter 3 of Division 1 of Title 7 of the Government Code, which includes the 120-day compliance deadline and provisional remedies, applies to enforcement actions against charter cities. The court directed the trial court to vacate its prior order and issue a new order including the required compliance deadline and provisional remedies, and to lift its stay and expeditiously resolve remaining issues. The court declined to order entry of final judgment while other pleadings remained unresolved. View "Kennedy Commission v. Superior. Ct." on Justia Law

A hotel in the Town of Newburgh, New York, agreed to provide long-term housing to asylum seekers as part of a program initiated by New York City. In response, the Town alleged that the hotel’s actions violated local zoning and occupancy ordinances, which limited hotel stays to transient guests for no more than 30 days. The Town inspected the hotel, found modifications suggesting long-term use, and filed suit in the Supreme Court of the State of New York, Orange County, seeking to enjoin the hotel from housing asylum seekers for extended periods. The state court issued a temporary restraining order, but allowed the asylum seekers already present to remain pending further orders.The hotel removed the case to the United States District Court for the Southern District of New York, arguing that the Town’s enforcement was racially motivated and violated Title II of the Civil Rights Act of 1964, thus justifying removal under 28 U.S.C. § 1443(1). The district court found that removal was improper because the hotel had not sufficiently pleaded grounds for removal under § 1443(1), and remanded the case to state court.While the hotel’s appeal of the remand order was pending before the United States Court of Appeals for the Second Circuit, the underlying state court action was discontinued with prejudice after the asylum seekers left and the City ended its program. The Second Circuit determined that, because the state court case was permanently terminated, there was no longer a live controversy regarding removal. The court held the appeal was moot and, following standard practice when mootness occurs through no fault of the appellant, vacated the district court’s remand order and dismissed the appeal. View "Town of Newburgh v. Newburgh EOM LLC" on Justia Law

In this case, a condominium unit was sold at a foreclosure sale in 2014 to Tyroshi Investments after the original owner defaulted on both her mortgage and condominium assessments. The condominium association conducted the sale, and Tyroshi subsequently rented out the unit. In 2015, the mortgage and deed of trust were transferred to U.S. Bank, which then initiated its own judicial foreclosure and purchased the unit at a second sale in 2016. Both Tyroshi and U.S. Bank recorded their deeds at different times, and for a period, Tyroshi’s tenants continued to occupy the unit while U.S. Bank paid taxes and assessments. In 2020, Tyroshi was denied access to the unit, leading to litigation over rightful ownership.The Superior Court of the District of Columbia held a bench trial and determined that U.S. Bank’s claims to quiet title and invalidate the 2014 foreclosure sale were timely, applying a fifteen-year statute of limitations for actions “for the recovery of lands” under D.C. Code § 12-301(a)(1). The court declared the 2014 sale invalid and found U.S. Bank to be the legal owner. Tyroshi appealed, arguing that the claims were untimely.The District of Columbia Court of Appeals reviewed the case and held that the fifteen-year limitations period applies only to possessory actions, such as ejectment or adverse possession, not to claims like wrongful foreclosure or breach of contract, which are subject to shorter limitations periods. The court found that U.S. Bank’s claims were time-barred, except for a portion of its unjust enrichment claim related to payments made within three years of the suit. The appellate court reversed the trial court’s judgment and remanded for consideration of the unjust enrichment claim. View "Tyroshi Investments, LLC v. U.S. Bank, NA, Successor Trustee to LaSalle Bank NA" on Justia Law