Justia Real Estate & Property Law Opinion Summaries

The Supreme Court reversed the judgment of the court of appeals directing the trial court to dismiss for lack of jurisdiction Homeowners' suit against the City of Brownville for negligence brought under the Texas Tort Claims Act, holding that Homeowners successfully invoked the statutory waiver of governmental immunity set forth in Tex. Civ. Prac. & Rem. Code 101.021(1)(A).Homeowners filed this action against the City to recover for property damage they received after about two feet of water from a resaca that served as part of the City's water-draining system spilled over its banks and into their homes. The City filed a plea to the jurisdiction, which the trial court denied. The court of appeals reversed and directed the trial court to grant the City's plea to the jurisdiction. The Supreme Court reversed, holding that Homeowners, at least at this stage, met their burden to create a fact issue precluding dismissal. View "Rattray v. City of Brownsville" on Justia Law

The Supreme Court affirmed the summary judgment in favor of Landowners in this oil-and-gas dispute over how to calculate Landowners' royalty under the terms of a mineral lease with Producers, holding that there was no error in the proceedings below.At issue in a declaratory judgment action was whether, based on language in the subject leases, Landowners' royalty was payable not only on gross proceeds but also on an unaffiliated buyer's post-sale postproduction costs if the producers' sales contracts stated that the sales price had been derived by deducting such costs from published index prices downstream from the point of sale. The trial court granted summary judgment for Landowners as to these types of marketing arrangements. The Supreme Court affirmed, holding that the broad language of the lease unambiguously contemplated such a royalty base. View "Devon Energy Production Co., L.P. v. Sheppard" on Justia Law

Landlords purchased two derelict Berkeley single-family homes and converted them into triplexes. One house had been operated as an unpermitted rooming house and the other had been registered as a rooming house since 2000. After the units were rented, a dispute arose as to whether the properties were subject to Berkeley’s Rent Stabilization and Eviction Ordinance. Landlords contended the new units were exempt from local rent control under the Costa-Hawkins Rental Housing Act, Civil Code 1954.50, which provides an exemption for residential units that have a certificate of occupancy issued after February 1, 1995. Berkeley’s Rent Stabilization Board disagreed as to four of the six units. The Board concluded two units in each building were carved from space that had been rented for residential use before the current certificates of occupancy were issued; those units reflect a mere conversion from one form of residential use to another, rather than an expansion of the housing stock. Only an attic unit in one building and a basement unit in the other are exempt from local rent control as new constructionThe court of appeal agreed. Because the four units in dispute were converted from space long dedicated to residential use, precedent indicates that Costa-Hawkins does not exempt them from local rent control as new construction. View "NCR Properties, LLC v. City of Berkeley" on Justia Law

In this foreclosure proceeding, the Supreme Court vacated the judgment of the intermediate court of appeals (ICA) affirming the circuit court's order granting Deutsche Bank's motion for summary judgment on its complaint to foreclose a mortgage, holding that Deutsche Bank did not establish that it had standing to foreclose.In 2006, Blaine Yata executed a note and mortgage to New Century Mortgage Corporation. The mortgage was later assigned to Deutsche Bank National Trust Company, as trustee for Morgan Stanley ABS Capital I Inc. Trust 2006-NC4 (Deutsche Bank). When Yata defaulted on the note, Deutsche Bank brought a complaint to foreclose on the mortgage. The circuit court granted summary judgment for Deutsche Bank. The ICA affirmed. The Supreme Court vacated the ICA's judgment on appeal, holding (1) the ICA misapplied U.S. Bank Trust, N.A. v Verhagen, 489 P.3d at 419 (2021) in determining that Deutsche Bank's documents were admissible; and (2) even if the documents were admissible, they would not establish that Deutsche Bank had possession of the note when it filed the complaint. View "Deutsche Bank National Trust Co. v. Yata" on Justia Law

The Supreme Court vacated the order of the trial court concluding that a constitutional taking of Landowners' property occurred from government-induced flooding, holding that whether the flooding's interference was substantial enough to create a taking was a question left unresolved by the trial court's findings.In 2009, the Town of Linden and Montgomery County approved a drainage-improvement plan that called for a reconstruction project that included a drainage easement on Landowners' property. After completion of the project, portions of Landowners' property flooded after any heavy rainfall, encumbering their farming enterprise. Landowners sued the Town and County for inverse condemnation. After remand, the trial court concluded that the project amounted to a taking. The Supreme Court vacated the trial court's order, holding (1) the trial court properly analyzed the government-induced flooding as a permanent physical invasion; and (2) the statutory right of entry set forth in Ind. Code Ann. 36-9-27-33 does not exempt a county from liability for a takings claim. View "Town of Linden v. Birge" on Justia Law

The Supreme Judicial Court answered a certified question as follows: no warranty is implied by the use of the term "Warranty Deed" to describe an instrument which "grants...real property with the buildings and improvements thereon...being the same premises conveyed to GRANTOR" by prior deed.The United States District Court for the Western District of Washington certified to the Supreme Judicial Court the question of whether, under Maine law, any warranty was implied by use of the term "Warranty Deed" to describe the instrument at issue and, if so, which warranty or warranties were implied. The Supreme Judicial Court answered the question in the negative, concluding that no warranty was implied by the use of the term "Warranty Deed" to describe an instrument that "grants...real property with the buildings and improvements thereon...being the same premises conveyed to GRANTOR" by prior deed. View "Kneizys v. Federal Deposit Insurance Corp." on Justia Law

People who do not want an eldercare facility built near them have been fighting the project since 2017. Others want the facility, saying the project would fit the neighborhood and the public needs it. The trial court rejected the opponents’ challenge, which was based on Los Angeles zoning laws, the California Environmental Quality Act, and the Coastal Act. These neighbors appealed. The three respondents—the City of Los Angeles, the California Coastal Commission, and the developer— defend the trial court ruling. At issue is whether a reasonable person could agree with the City’s conclusion that adding this urban building to this urban area was compatible with the plan for Brentwood and Pacific Palisades.   The Second Appellate District affirmed. The court explained that a reasonable person could have reached the same conclusion as the City: that this proposal for an urban building is compatible with the plans for this urban area. Further, the court explained that it was for the Commission to weigh conflicting evidence; and the court may reverse only if a reasonable person could not have reached the same conclusion. For example, the neighbors raise the specter of a parking calamity, but the Commission concluded the nominal increase in traffic would not significantly displace street parking for hikers bound for the trails. The eldercare facility would, after all, include underground parking. This logic is sound. Substantial evidence supports the Commission’s and the City’s decisions. View "Pacific Palisades Residents Assn., Inc. v. City of Los Angeles" on Justia Law

The Supreme Court answered two questions of law certified by the United States Bankruptcy Court for the District of Hawai'i concerning a putative class action alleging wrongful foreclosure.Specifically, the Court answered (1) an action alleging a wrongful nonjudicial foreclosure of land court property that seeks only damages against the foreclosing lender is not barred by the entry of a transfer certificate of title to a buyer at a foreclosure sale; and (2) the pendency of a putative class action tolls the time during which a class member may commence an individual action, and the time for commencing an individual action is tolled until a clear denial of class certification. View "Yanagi v. Bank of America" on Justia Law

BrunoBuilt, Inc., was constructing a custom home on a vacant lot in 2016 when a landslide occurred beneath the Terra Nativa subdivision in the Boise foothills. Following damage to the lot, BrunoBuilt filed a professional negligence suit against numerous engineers and engineering firms involved in the construction of the subdivision, arguing that they failed to identify preexisting landslide conditions and other geological circumstances that made residential development unsafe at this site. In the fall of 2018, BrunoBuilt discovered additional damage to the finished custom home itself. It then brought suit against additional defendants, including Briggs Engineering, Inc., and Erstad Architects. Briggs Engineering moved for summary judgment, which the district court granted. The court concluded that BrunoBuilt’s action was time barred by the two-year statute of limitations under Idaho Code section 5-219(4). BrunoBuilt appealed this decision, arguing that the malpractice claim did not begin to accrue until there was damage to the custom home, rather than just the land. To this the Idaho Supreme Court disagreed with BrunoBuilt’s analysis and affirmed the district court that BrunoBuilt’s claim was time barred. View "Brunobuilt, Inc. v. Briggs Engineering, Inc." on Justia Law

The Supreme Court reversed the order of the trial court denying a motion for summary judgment brought by a contractor in this action seeking subrogation recovery and other relief, holding that the contractor was entitled to summary judgment.The company that had a sprinkler system installed and other commercial tenants in the building that was flooded when the sprinkler system malfunctioned incurred property damages. The company's insurer sued the contractor who performed the work on the sprinkler system for subrogation recovery, and the remaining commercial tenants sued the contractor to recover damages. The contractor filed a motion for summary judgment, which the trial court denied. The Supreme Court reversed, holding that the contractor, as a matter of law, owed no duty to the non-contract tenants. View "U.S. Automatic Sprinkler Corp. v. Erie Insurance Exchange" on Justia Law