Justia Real Estate & Property Law Opinion Summaries

The Court of Appeals ruled that the Board of Appeals of Baltimore County erred in reversing an administrative law judge's determination that substantial changes existed between an original development plan and a later proposed development plan, holding that, contrary to the Board's conclusion, the doctrine of collateral estoppel did not bar approval of the later-proposed development plan.After a hearing, the Board issued an opinion concluding that the ALJ erred as a matter of law in ruling that the most recent development plan modification at issue was not barred by collateral estoppel. The circuit court reversed the Board's decision, concluding that the Board misapplied the law and misconstrued the facts in making its decision. The court of special appeals reversed. The Court of Appeals reversed, holding that the Board erred in concluding that collateral estoppel barred the approval of the most recent development plan. View "Becker v. Falls Road Community Ass'n" on Justia Law

Long Beach Harbor Resort, LLC (the Resort), leased a parcel of land located on the Public Trust Tidelands from the City of Long Beach. The Mississippi Supreme Court was asked to determine whether the Resort is required to enter into a separate lease with the Secretary of State for the use of the tidelands property or whether the Resort already had a valid lease allowing use of the tidelands in question. The Court found that the State of Mississippi had, through its Boundary Agreement and Tidelands Lease with the City of Long Beach, ratified the prior lease entered into between the City and the Resort. Accordingly, the Court affirmed the chancery court’s grant of summary judgment in favor of the Resort and found that the Resort had a valid tidelands lease as ratified by the Secretary of State. View "Mississippi v. Long Beach Harbor Resort, LLC" on Justia Law

Plaintiff purchased four contiguous lots in Santa Monica in 1994. In 2004, Planitiff demolished the structures and erected four single-family homes. In 2009, Plaintiff rented one of the units to Defendant. At issue in this case is whether Plaintiff's property was subject to the City of Santa Monica’s (City) rent control law. The trial court found that it was.The Second Appellate District affirmed, finding that because the house is an “accommodation” under section 7060.2(d) of the Ellis Act; it was constructed on the same property as the five former rent-controlled units; and it was offered for rent within five years from when the five units were withdrawn from the rental market. The legislative history of the Ellis Act makes clear the Legislature intended to discourage landlords from evicting tenants from rent-controlled accommodations under the false pretense of leaving the rental business. View "Hirschfield v. Cohen" on Justia Law

Richards sold her home six days before filing a chapter 7 bankruptcy petition, netting $36,793.60, which Richards placed into escrow with the Wilkey law firm, which represents Richards in her bankruptcy proceeding. Richards disclosed the sale of her residence on her Statement of Financial Affairs and provided a copy of the escrow ledger to the Trustee. Richards claimed that the proceeds from the sale were exempt under 11 U.S.C. 522(d)(1) as proceeds from the sale of Richards’s residence. The chapter 7 Trustee filed an objection, which the bankruptcy court sustained, finding no language in section 522(d)(1) that would permit the exemption of the proceeds from the prepetition sale of the Richards’s homestead.The Sixth Circuit Bankruptcy Appellate Panel affirmed. The proceeds were not being “used as a residence” at the time the petition was filed. Section 522(d)(1) provides for an exemption in “the debtor’s aggregate interest, not to exceed $25,150 in value, in real property or personal property that the debtor or a dependent of the debtor uses as a residence.” The language of the Code is unambiguous, vesting no exemption power in the proceeds arising out of the prepetition sale of a debtor’s homestead. View "In re: Richards" on Justia Law

The Supreme Court affirmed the judgment the district court denying TEP Rocky Mountain LLC's (TEP RM) motion to dismiss this action, granting summary judgment to Record TJ Ranch Limited Partnership (TJ Ranch) on several issues, and ruling that TEP RM had breached the parties' agreements, holding that there was no error.TJ Ranch brought this action seeking payment under a surface use and damage agreement governing oil and gas development and production of ranch lands. TEP RM filed a motion to dismiss for lack of personal jurisdiction, which the district court denied. The court ultimately concluded that TJ Ranch was entitled to payment. The Supreme Court affirmed, holding that the district court (1) correctly exercised personal jurisdiction over TEP RM; (2) did not clearly err in its findings; and (3) did not abuse its discretion in denying TEP RM's motions to stay. View "TEP Rocky Mountain LLC v. Record TJ Ranch Limited Partnership" on Justia Law

The U.S. Department of Housing and Urban Development (HUD) oversees the Section 8 low-income housing assistance program, 42 U.S.C. 1437f. New Lansing renewed its Section 8 contract with Columbus Metropolitan Housing Authority in 2014 for a 20-year term. In 2019, at the contractual time for its fifth-year rent adjustment, New Lansing submitted a rent comparability study (RCS) to assist CM Authority in determining the new contract rents. Following the 2017 HUD Section 8 Guidebook, CM Authority forwarded New Lansing’s RCS to HUD, which obtained an independent RCS. Based on the independent RCS undertaken pursuant to HUD’s Guidebook requirements, the Housing Authority lowered New Lansing’s contract rents amount.The Sixth Circuit affirmed the dismissal of New Lansing’s suit for breach of contract. The Renewal Contract requires only that the Housing Authority “make any adjustments in the monthly contract rents, as reasonably determined by the contract administrator in accordance with HUD requirements, necessary to set the contract rents for all unit sizes at comparable market rents.” HUD has authority to prescribe how to determine comparable market rents, the Renewal Contract adopted those requirements, and thus the Housing Authority was required to follow those HUD methods. The Housing Authority did not act unreasonably by following the requirements in the 2017 HUD guidance. View "New Lansing Gardens Housing Limited Partnership v. Columbus Metropolitan Housing Authority" on Justia Law

Gerald Neeser, in his capacity as trustee of the Gerald E. Neeser Revocable Living Trust (Neeser), owned two adjacent parcels of land, Lots 3 and 4, on the south shore of Spirit Lake in Kootenai County, Idaho. Inland Empire Paper Company (IEP) owned several hundred acres of land adjacent to Neeser’s, which it used to grow and harvest timber. Neeser filed a complaint alleging that he had a prescriptive easement over IEP’s land, specifically a road known as the “M1 Road,” for ingress and egress to his property. Both parties moved for summary judgment. The district court granted Neeser’s motion for summary judgment after concluding that Neeser had established a prescriptive easement over IEP’s land benefiting Lots 3 and 4 and that there were no genuine issues of material fact regarding that issue. Several months later, IEP moved the district court to reconsider its order on summary judgment, which the district court denied. IEP timely appealed. Finding that the district court abused its discretion in declining to strike portions of Neeser’s declaration that was outside of his personal knowledge, and that Neeser did not offer admissible evidence eliminating issues of material fact regarding the elements of a prescriptive easement, the Idaho Supreme Court reversed the grant of summary judgment. View "Neeser v. Inland Empire Paper Company" on Justia Law

TVA's “15-foot rule” provided that TVA would remove all trees from rights-of-way if the trees had the potential to grow over 15 feet tall, even if the trees did not pose a threat to power lines. Owners claimed that the National Environmental Policy Act (NEPA) required the TVA to prepare an environmental impact statement (EIS) for the rule because it was a new major federal action. Following two remands, TVA conceded that the rule violated NEPA and asserted that it had published a notice in the Federal Register to inform the public that it would prepare a programmatic EIS to evaluate the 15-foot rule. The court issued an injunction but stated that the plaintiffs would need to file a separate lawsuit to challenge the sufficiency of the EIS. TVA later successfully moved to dissolve the injunction, claiming that it had held a statutory public comment period and issued a final programmatic EIS, rejecting the 15-foot rule and adopting “Alternative C: Condition-Based Control Strategy.”The Sixth Circuit reversed. The district court has not yet determined, in light of the administrative record, whether TVA took a hard look at the environmental consequences of its action, and TVA’s action has not been shown to be so different from the 15-foot rule as to warrant a whole new suit to obtain judicial review. View "Sherwood v. Tennessee Valley Authority" on Justia Law

Andrew Ashmore, agent for appellant Breckenridge Property Fund 2016, LLC, (“Breckenridge”) arrived at a foreclosure sale with endorsed checks to support Breckenridge’s bid. Jesse Thomas, agent for Cornerstone Properties, LLC, (“Cornerstone”) was also present. Before the auction, the auctioneer provided Ashmore and Thomas a packet of paperwork. The last page contained a requirement that endorsed checks would not be accepted as payment for a bid. Because Ashmore only had endorsed checks, the auctioneer gave Ashmore one hour to cure the payment defect, but the auction eventually proceeded with Ashmore unable to secure a different form of payment. The property ultimately sold to Cornerstone. Breckenridge filed a complaint against the two respondents and a third defendant, alleging: (1) violations of Idaho Code section 45-1506; (2) estoppel; and (3) negligence/negligence per se, seeking mainly to void the sale to Cornerstone. Breckenridge also recorded a lis pendens against the property. The district court ultimately entered summary judgment for all defendants and quashed the lis pendens. The Idaho Supreme Court found the district court abused its discretion in awarding attorney fees to Cornerstone and the auctioneer under Idaho Code section 12-120(3). The judgment was affirmed in all other respects. View "Breckenridge Property Fund 2016, LLC v. Wally Enterprises, Inc., et al." on Justia Law

Olive Fountain Land Company, LLC (“Olive Fountain”), and Greenfield Family Trust (“Greenfield Trust”), owned neighboring properties along Lake Coeur d’Alene in Kootenai County, Idaho. Olive Fountain had permission to construct an easement road across Greenfield Trust’s land to access its undeveloped property. However, portions of the construction did not occur along the agreed and specified boundaries of the easement. Additionally, logs from the construction were sold by Olive Fountain’s agent in violation of an earlier easement agreement requiring any trees removed from the right of way to remain on Greenfield Trust’s property. Following a bench trial, the district court determined that by partially constructing a road across Greenfield Trust’s property outside the easement boundaries, Olive Fountain had committed a willful and intentional trespass under Idaho Code section 6-202. The court also determined there was a timber trespass, which entitled Greenfield Trust to recover treble damages from Olive Fountain. However, when addressing civil trespass damages, the court found the testimonial evidence on property damages from Greenfield Trust’s witnesses to be neither credible nor reasonable, and only awarded $50 in nominal damages. Greenfield Trust appealed, arguing that the court erred and abused its discretion in refusing to award damages for the diminution in property value. Finding no such abuse of discretion nor error, the Idaho Supreme Court affirmed. View "Greenfield Family Trust v. Olive Fountain Land Company, LLC" on Justia Law