Justia Real Estate & Property Law Opinion Summaries

A resident of a memory-care facility in Massachusetts alleged that the facility’s court-appointed receiver, KCP Advisory Group, LLC, conspired with others to unlawfully evict residents, including herself, by falsely claiming that the local fire department had ordered an emergency evacuation. The resident, after being transferred to another facility, filed suit in the United States District Court for the District of Massachusetts, asserting several state-law claims against KCP and other defendants. The complaint alleged that KCP’s actions violated statutory and contractual notice requirements and were carried out in bad faith.KCP moved to dismiss the claims against it, arguing that as a court-appointed receiver, it was entitled to absolute quasi-judicial immunity. The district court granted the motion in part and denied it in part, holding that while quasi-judicial immunity barred claims based on negligent performance of receivership duties, it did not bar claims alleging that KCP acted without jurisdiction, contrary to law and contract, or in bad faith. The court thus denied KCP’s motion to dismiss several counts, including those for violation of the Massachusetts Consumer Protection Act, intentional infliction of emotional distress, civil conspiracy, fraud, and breach of fiduciary duty. KCP appealed the denial of immunity as to these counts.The United States Court of Appeals for the First Circuit reviewed the district court’s denial of absolute quasi-judicial immunity de novo. The appellate court held that KCP’s alleged acts—removing residents from the facility—were judicial in nature and within the scope of its authority as receiver. Because KCP did not act in the absence of all jurisdiction, the court concluded that quasi-judicial immunity barred all of the resident’s claims against KCP. The First Circuit therefore reversed the district court’s denial of KCP’s motion to dismiss the specified counts. View "Suny v. KCP Advisory Group, LLC" on Justia Law

The dispute centers on approximately 930 acres of agricultural land owned by two trusts near Pocatello, Idaho. The trusts entered into a purchase and sales agreement with a developer, Millennial Development Partners, to sell a strip of land for a new road, Northgate Parkway, which was to provide access to their property. The trusts allege that Millennial and its partners, along with the City of Pocatello, failed to construct promised access points and infrastructure, and that the developers and city officials conspired to devalue the trusts’ property, interfere with potential sales, and ultimately force a sale below market value. The trusts claim these actions diminished their property’s value and constituted breach of contract, fraud, interference with economic advantage, regulatory taking, and civil conspiracy.After the trusts filed suit in the District Court of the Sixth Judicial District, Bannock County, the defendants moved for summary judgment. The trusts sought to delay the proceedings to complete additional discovery, arguing that the defendants had not adequately responded to discovery requests. The district court denied both of the trusts’ motions to continue, struck their late response to the summary judgment motions as untimely, and granted summary judgment in favor of the defendants, dismissing the case with prejudice and awarding attorney fees to the defendants. The trusts appealed these decisions.The Supreme Court of the State of Idaho affirmed the district court’s denial of the trusts’ motions to continue, finding no abuse of discretion. However, it reversed the grant of summary judgment, holding that the district court erred by failing to analyze whether the defendants had met their burden under the summary judgment standard and appeared to have granted summary judgment as a sanction for the trusts’ untimely response. The Supreme Court vacated the judgment and remanded the case for further proceedings, and declined to award attorney fees on appeal. View "Rupp v. City of Pocatello" on Justia Law

After suffering spinal fractures in a car accident, the plaintiff received surgical treatment and post-operative care from a neurosurgeon and a surgical nurse. The plaintiff was insured at the time, and the medical provider received his insurance information but did not bill the insurer. Instead, the provider filed a medical lien for over $180,000 against any potential recovery the plaintiff might obtain from a third-party tortfeasor, pursuant to Idaho Code section 45-704B. The plaintiff’s attorney objected, arguing that the Idaho Patient Act (IPA) required the provider to bill the patient’s insurance before filing such a lien. The provider maintained the lien was proper under the medical lien statute and did not comply with the IPA.The District Court of the Fourth Judicial District, Ada County, reviewed cross-motions for partial summary judgment. The court determined that the medical lien was not subject to the IPA because it did not constitute an “extraordinary collection action” as defined by the Act. The court also found a factual dispute regarding whether the charges were reasonable, ultimately concluding after a bench trial that the physician’s charges were reasonable but the nurse’s charges should be excluded. The court dismissed the plaintiff’s claims with prejudice, and the plaintiff appealed.The Supreme Court of the State of Idaho reversed the district court’s decision, holding that the medical lien did constitute an “extraordinary collection action” under the IPA because it was a lien placed on the patient’s property in connection with a debt. The Supreme Court further held that, because the provider failed to bill the patient’s insurance before filing the lien, as required by the IPA, the lien was invalid. The judgment was vacated, and the case was remanded with instructions to enter judgment for the plaintiff and declare the lien invalid. The Supreme Court also awarded attorney fees on appeal to the plaintiff. View "DeKlotz v. NS Support, LLC" on Justia Law

The plaintiffs owned three contiguous, landlocked parcels in Ammon, Idaho, with no access to a public road. The property directly south, which bordered an arterial road, was owned by another party. In 2017, the plaintiffs sought to sell their parcels and attempted to purchase an easement from the southern neighbor, but negotiations failed. They then filed suit to establish an easement by necessity over the southern property. The defendants, successors to the original southern owner, raised several affirmative defenses but did not initially cite a statute of limitations.The District Court of the Seventh Judicial District granted summary judgment to the plaintiffs, finding they were entitled to an easement by necessity. On the first appeal, the Idaho Supreme Court held that the four-year statute of limitations in Idaho Code section 5-224 applied to such claims and remanded for fact-finding on when the statute accrued. On remand, the district court found the claim accrued in 2004 and was time-barred, granting summary judgment to the defendants. The plaintiffs appealed, arguing the statute of limitations defense was waived, the summary judgment was erroneous, and the prior Supreme Court decision should be reconsidered.The Supreme Court of the State of Idaho reviewed the case again. It held that the statute of limitations in section 5-224 does not apply to easement by necessity claims, departing from its earlier decision. The court reasoned that such easements arise at severance and exist as long as necessity continues, and applying a statute of limitations would undermine Idaho’s public policy favoring the full use of land. The court vacated the district court’s summary judgment for the defendants, reinstated the original grant of summary judgment to the plaintiffs, and remanded solely to determine the proper location of the easement. The plaintiffs were awarded costs on appeal but not attorney fees. View "Easterling v. Clark" on Justia Law

Members of the Crow Tribe who own trust allotments on the Crow Reservation challenged the loss of their historic water rights following the ratification of the Crow Tribe-Montana Compact and the Crow Tribe Water Rights Settlement Act. The Settlement Act, passed by Congress in 2010, codified a negotiated agreement among the Crow Tribe, the state of Montana, and the United States, which defined tribal water rights and provided substantial federal funding for water infrastructure. In exchange, the Tribe and allottees agreed to waive all other water rights claims. The Act required the Secretary of the Interior to publish a Statement of Findings certifying that certain conditions were met, which would trigger the waiver of prior water rights.After the Secretary published the Statement of Findings in June 2016—following a deadline extension agreed to by the Tribal Chairman and the Secretary—several allottees filed suit nearly six years later. They argued that the extension was invalid because, under the Crow Constitution, only the Tribal General Council or Legislature could authorize such an agreement. They also alleged that the Secretary’s action exceeded statutory authority, breached trust obligations, and violated their Fifth Amendment rights. The United States District Court for the District of Columbia dismissed the complaint for failure to state a claim.The United States Court of Appeals for the District of Columbia Circuit reviewed the dismissal de novo. The court held that the Secretary’s publication of the Statement of Findings constituted final agency action reviewable under the Administrative Procedure Act, but found the Secretary reasonably relied on the Tribal Chairman’s authority to extend the deadline. The court further held that the Settlement Act created specific trust duties, but the plaintiffs failed to plausibly allege any breach. The court also concluded that the plaintiffs’ Fifth Amendment claims for takings, due process, and equal protection failed as a matter of law. The judgment of the district court was affirmed. View "Hill v. DOI" on Justia Law

A mother and her son owned real property together in Pennsylvania as joint tenants with the right of survivorship, meaning that if one died, the other would automatically inherit the entire property. After their relationship deteriorated, the mother sought to sever this joint tenancy so that her share would not pass automatically to her son upon her death. She executed a quitclaim deed transferring her interest in the property from herself as grantor to herself as grantee, explicitly stating her intent to sever the joint tenancy and create a tenancy in common. The mother died while litigation over the property was ongoing, and her estate, represented by her executrix, continued the dispute.The Court of Common Pleas of Westmoreland County determined that the mother’s quitclaim deed did not sever the joint tenancy because it did not destroy any of the four unities (title, time, interest, or possession) that define a joint tenancy. The court held that, since the joint tenancy was not severed, the property passed entirely to the son upon the mother’s death by right of survivorship. The court quieted title in favor of the son. The Superior Court of Pennsylvania affirmed this decision, reasoning that a joint tenant’s act must be of such manifestation that the actor cannot retreat from severance, and that a self-conveyance does not meet this standard.The Supreme Court of Pennsylvania reviewed the case to determine whether a quitclaim deed transferring a joint tenant’s interest to herself is sufficient to sever a joint tenancy. The court held that such a self-conveyance is insufficient to sever a joint tenancy because it does not destroy any of the four unities. The court affirmed the Superior Court’s judgment, holding that the joint tenancy remained intact and the property passed to the son by survivorship. View "Grant v. Grant" on Justia Law

A dispute arose over public access to a portion of Estabrook Road in Concord, Massachusetts, which runs through land owned by various private parties, land trusts, and Harvard College. The road consists of a northern section, which was formally laid out by county authorities in 1763, and a southern section, for which no direct layout records exist but which connects to the northern section and an undisputed public way. The abutting landowners sought to bar public access, arguing that the southern section was never a public way and that a 1932 discontinuance order by county commissioners converted the road into a private way, extinguishing public rights. The town of Concord contended that both sections were public ways and that the 1932 order only ended the town’s maintenance obligation, not public access.The Land Court, after a bench trial, found that both the northern and southern disputed sections had been established as public ways, the latter based on circumstantial evidence such as historical use, maintenance, and references in town records. The court also concluded that the 1932 discontinuance under G. L. c. 82, § 32A, terminated only the town’s duty to maintain the road, not the public’s right to use it. The Appeals Court affirmed, modifying the judgment to clarify that both sections were public ways prior to 1932 and that public access was not terminated by the 1932 order.The Supreme Judicial Court of Massachusetts reviewed the case and affirmed the lower courts’ decisions. It held that the Land Court did not err in finding, based on both direct and circumstantial evidence, that the disputed sections were public ways by 1763. The Court further held that the 1932 discontinuance under § 32A relieved the town of maintenance obligations but did not extinguish the public’s right of access to the road. The judgment as modified by the Appeals Court was affirmed. View "Town of Concord v. Rasmussen" on Justia Law

Two children of a decedent alleged that their late stepmother wrongfully transferred assets belonging to their father to herself, depriving them of property they would have received under his will. The assets in question included a house and shares in a corporation. The stepmother, who had married their father after both had children from previous marriages, allegedly used a power of attorney to transfer the property to herself during the father’s cognitive decline. After both the father and stepmother died, the children claimed they were not notified of the stepmother’s estate proceedings and that the disputed property was distributed to the stepmother’s descendants.The District Court for Lincoln County dismissed the children’s complaint, citing the doctrine of jurisdictional priority because a similar proceeding was pending in county court. After the county court dismissed the children’s petition for lack of standing, the district court denied the children’s motion to alter or amend its dismissal, without further explanation. The children appealed, arguing that the district court’s reliance on jurisdictional priority was no longer justified after the county court’s dismissal.The Nebraska Supreme Court held that the children had standing to pursue relief under the Nebraska Uniform Power of Attorney Act, which specifically allows a principal’s issue to petition a court to review an agent’s conduct under a power of attorney. The court found that the doctrine of jurisdictional priority no longer applied once the county court proceeding was dismissed. However, the Supreme Court also determined that the complaint failed to state a claim upon which relief could be granted, as the children would not have inherited the disputed property under the will or by operation of law, even if the transfers were invalid. Nevertheless, the court ruled that the children should be given leave to amend their complaint and reversed and remanded the case with directions to allow amendment. View "Kimball v. Rosedale Ranch" on Justia Law

Several landowners in Colorado owned property subject to a railroad easement held by Great Western Railway of Colorado, LLC. The railroad line, originally used for transporting sugar beets, had fallen into disuse except for railcar storage. In 2008, Great Western sought permission from the Surface Transportation Board (STB) to abandon the line. The STB granted this request and issued a Notice of Interim Trail Use (NITU) to allow negotiations for possible interim recreational trail use. Negotiations failed, and the NITU expired. Instead of abandoning the line, Great Western repeatedly extended its abandonment authority and ultimately decided not to abandon the line, continuing to use it for storage and making some improvements.The landowners sued the United States in the United States Court of Federal Claims, alleging that the issuance of the NITU constituted a temporary taking under the Fifth Amendment. Both parties moved for summary judgment. The Claims Court granted summary judgment to the government, finding that the plaintiffs failed to prove that the NITU caused a taking. Specifically, the court determined that Great Western would not have abandoned the line at the time of the NITU, so the NITU did not delay the vesting of the landowners’ reversionary interests.On appeal, the United States Court of Appeals for the Federal Circuit reviewed the Claims Court’s decision de novo. The Federal Circuit affirmed, holding that to establish a compensable taking in a rails-to-trails case, plaintiffs must show that the issuance of the NITU caused a delay in abandonment that would have otherwise occurred, thereby postponing the vesting of their property interests. The court found that the evidence showed Great Western would not have abandoned the line regardless of the NITU, so causation was not established. The court also rejected arguments that state law abandonment or mere issuance of a NITU alone could establish a taking. The judgment for the government was affirmed. View "SAUER WEST LLC v. US " on Justia Law

Several residential property owners in the Pauoa Beach Subdivision, part of the Mauna Lani Resort in Hawaiʻi, challenged the use of a residential lot (Lot B) owned by Exclusive Resorts PBL1, LLC (PBL1). PBL1’s parent company operates a luxury destination club, allowing its members to stay at properties like Lot B in exchange for annual dues. The plaintiffs argued that this arrangement constituted a prohibited “commercial use” under the subdivision’s governing documents, which restrict commercial activity but allow short-term rentals.The dispute began in the Circuit Court of the Third Circuit, where the court granted summary judgment in favor of PBL1, finding no violation of the residential use restrictions. On appeal, the Intermediate Court of Appeals (ICA) vacated that decision, holding there was a genuine issue of material fact as to whether PBL1’s use amounted to a “gainful occupation, profession or trade,” and remanded for further factual findings. On remand, the circuit court reinterpreted the project documents and initially found PBL1 to be a commercial owner, but ultimately determined, based on evidence of actual use, that PBL1’s activities did not rise to the level of commercial use. The court denied the plaintiffs’ request for an injunction, and both sides appealed again.The Supreme Court of the State of Hawaiʻi reviewed the case. It affirmed the ICA’s conclusion that PBL1’s use of Lot B did not violate the project documents, agreeing that the law of the case doctrine precluded reinterpreting the documents’ meaning. The court also held that the ICA did not abuse its discretion in awarding costs to PBL1. However, it reversed the ICA’s award of attorney fees to PBL1, holding that the relevant contract only allowed prevailing plaintiffs, not defendants, to recover such fees. The ICA’s judgment was affirmed in all other respects. View "Cowan v. Exclusive Resorts PBL1, LLC" on Justia Law