Justia Real Estate & Property Law Opinion Summaries

The Supreme Court affirmed the decision of the court of appeals affirming the order of the circuit court that reversed the Department of Administration's approval of a cooperative plan (Plan) between the Village of Kekoskee and the Town of Williamstown and remanded the matter back to the Department, holding that the Department erroneously interpreted Wis. Stat. 66.0307(2) in approving the Plan.The circuit court concluded that section 66.0307(2), the cooperative plan statute, did not permit municipalities to use cooperative plans to absorb and entire town into a village. The court of appeals affirmed, concluding that the Plan changed the City of Mayville's boundary line such that Mayville was required to be a party to the Plan. The Supreme Court affirmed, holding (1) Mayville had standing to seek judicial review of the Plan; (2) the Plan changed Mayville's boundary line, and therefore, section 66.0307(2) required that Mayville be a party to the Plan; and (3) because Mayville was not a party to the Plan, the Department erred in approving the Plan. View "City of Mayville v. State of Wisconsin Department of Administration" on Justia Law

The Benalcazars purchased 43 acres in Genoa Township in 2001. The property sits at the northern end of the Township’s more developed areas and abuts the Hoover Reservoir. The parcel was zoned as Rural Residential; development would have required separate septic systems, clear-cutting, and multiple driveways. In 2018, the Benalcazars obtained rezoning of the property to a Planned Residential District, which permits higher density development. Township residents approved a referendum that prevented the amendment from taking effect, O.R.C. 519.12(H).The Benalcazars sued. In a settlement, the Township agreed to change the zoning designation; the Benalcazars agreed to reduce the proposed development from 64 homes to 56 homes, to provide more open space, and to increase the width of some lots. O.R.C. 505.07 provides “Notwithstanding . . . any vote of the electors on a petition for zoning referendum … a township may settle any court action by a consent decree or court-approved settlement agreement which may include an agreement to rezone.” The district court permitted objectors to intervene, dismissed the Benalcazars’ due process claims, but ruled that the Benalcazars stated a plausible equal protection claim, and approved the consent decree. The Sixth Circuit affirmed. The Benalcazars’ due process and equal protection claims are not “frivolous” but “arguable.” The district court had subject-matter jurisdiction and had the authority to approve a settlement. No other merits inquiry was required. View "Benalcazar v. Genoa Township" on Justia Law

The Supreme Court ruled that the forfeiture of Tyson Timbs's his white Land Rover was unconstitutional, holding that Timbs met his high burden to show that the harshness of his Land Rover's forfeiture was grossly disproportionate to the gravity of the underlying offense and his culpability for the vehicle's misuse.The State filed a civil forfeiture complaint alleging that Timbs had used his Land Rover to illegally purchase, possess, and deal narcotics. The trial court entered judgment for Timbs. The case made its way up to the Supreme Court of the United States. On remand, the Supreme Court held that the Excessive Fines Clause of the Eighth Amendment includes both instrumentality and proportionality limitations for use-based in rem fines like the forfeiture of Timbs's vehicle and that such fines are constitutional if two requirements are met. The Supreme Court held that the forfeiture fell within the Excessive Fines Clauses's instrumentality limit but remanded for the trial court to determine whether the harshness of the forfeiture penalty was grossly disproportional to the gravity of the offense. The trial court determined that Timbs had shown gross disproportionality. The Supreme Court affirmed, holding that Timbs met his burden to show gross disproportionality and that the Land Rover's forfeiture was unconstitutional. View "State v. Timbs" on Justia Law

The Supreme Court accepted certification of a question about theUnderground Facility Damage Prevention and Safety Act, Fla. Stat. Chapter 556, and answered that the Act creates a standalone cause of action and that the cause of action sounds in negligence.The United States Court of Appeals for the Eleventh Circuit certified the question of whether a member-operator has a cause of action under Fla. Stat. 556.106(2)(a)-(c) to recover damages or obtain indemnification from an excavator for payments to a third party for personal injuries related to the excavator's alleged violation of the statute. The Supreme Court answered (1) liability under the Act is subject to proof of proximate causation and to the defense of comparative fault; (2) losses recoverable under the Act can include purely economic damages, independent of personal injury or property damage; and (3) the Act does not create a cause of action for statutory indemnity. View "Peoples Gas System v. Posen Construction, Inc." on Justia Law

The Supreme Court affirmed the partial judgment of the order of the superior court granting injunctive relief in favor of Plaintiff, Read's Landscape Construction, Inc., holding that the trial justice did not err.Plaintiff entered into a purchase and sale agreement to buy a one-acre parcel of property from Defendant, 4N Properties, LLC. Plaintiff later filed a complaint alleging that, during the transaction, Defendant committed fraud in the inducement and misrepresentation by altering a right of way and eliminating Plaintiff's ability to use the right of way. The trial justice granted summary judgment in favor of Plaintiff. Plaintiff then moved for injunctive relief. The trial justice found that Plaintiff met the standard for mandatory permanent injunctive relief and ordered Defendant to remove any impediments located on or adjacent to the right of way. The Supreme Court affirmed, holding (1) Plaintiff acquired an easement appurtenant over the right of way; and (2) the trial justice correctly issued a mandatory permanent injunction in favor of Plaintiff. View "Read's Landscape Construction, Inc. v. Town of West Warwick" on Justia Law

The Supreme Court affirmed the decree of the superior court foreclosing Defendants' rights of redemption in property purchased at a tax sale by Plaintiff, holding that there was no error in the proceedings below. As the result of nonpayment of taxes or fees, the City of East Providence sold Defendants' property to Plaintiff at a tax sale. Plaintiff subsequently filed a petition to foreclose Defendants' right of redemption. In their answer, Defendants argued that the tax sale was improper because the mortgagee was not given notice of the outstanding water bill that had triggered the tax sale. The hearing justice entered a final decree foreclosing all rights of redemption and vesting legal and equitable title to the property in Decathlon. The Supreme Court affirmed, holding that neither of Defendants' arguments on appeal satisfied the requirements for application of the constitutional exception to the raise-or-waive rule. View "Decathlon Investments v. Medeiros" on Justia Law

The First Circuit affirmed the judgment of the district court holding that the Federal National Mortgage Association (Fannie Mae) and the Federal Housing Finance Agency (FHFA) were not subject to Appellants' Fifth Amendment claims, holding that there was no error.Appellants obtained loans secured by mortgages on their real property in Rhode Island. The loans and mortgages were later sold to Fannie Mae while the FHFA was acting as Fannie Mae's conservator. Consistent with Rhode Island law, when Appellants defaulted on their loans Fannie Mae conducted nonjudicial foreclosure sales of the mortgaged properties. Appellants brought suit in a federal district court, arguing that the nonjudicial foreclosure sales violated their procedural due process rights under the Fifth Amendment. The district court dismissed those claims. The First Circuit affirmed, holding that FHFA and Fannie Mae were not government actors subject to Appellants' due process claims. View "Montilla v. Federal National Mortgage Ass'n" on Justia Law

The Supreme Court affirmed the decision of the court of appeals affirming the circuit court's grant of summary judgment in favor of Kemper Independence Insurance Company denying coverage to Appellant for the loss of her home, holding that Kemper was not required to provide coverage for the loss of the home after Appellant's husband intentionally set fire to it.The parties stipulated that, with the intent to deceive, the husband concealed from Kemper facts about his involvement in the fire, and Kemper relied on that concealment and fraud to its detriment. The circuit court concluded that the "concealment or fraud" condition in the insurance policy covering the home barred coverage for Appellant's claims. The court of appeals affirmed. The Supreme Court affirmed, holding (1) the husband was an insured under the terms of the policy; (2) the policy's "concealment or fraud" condition precluded coverage for Appellant; and (3) Wis. Stat. 631.95(2)(f) did not apply. View "Kemper Independence Insurance Co. v. Islami" on Justia Law

In this inverse condemnation complaint brought by a property owner, the Supreme Court affirmed the decision of the court of appeals affirming the circuit court's grant of a motion for judgment on the pleadings filed by the Department of Transportation (DOT), holding that the circuit court properly granted DOT's motion for judgment on the pleadings.Southport Commons, LLC filed suit against DOT, claiming inverse condemnation arising from a construction project that resulted in a change to Southport's land. DOT moved for judgment on the pleadings, asserting that Southport failed to file its notice of claim within three years of when the damage occurred, as required by Wis. Stat. 88.87(2)(c). The circuit court agreed and granted the motion. The court of appeals affirmed. The Supreme Court affirmed, holding (1) the notice of claim period in section 88.87(2)(c) begins to run when the damage happens or takes place; and (2) Southport did not raise a genuine issue of material fact as to the date of damage. View "Southport Commons, LLC v. Wisconsin Department of Transportation" on Justia Law

The Supreme Judicial Court affirmed the Land Court's judgment affirming the decision of the Zoning Board of Appeals of the town of Lynnfield upholding the decision of the building inspector ordering Plaintiff to cease and desist offering his family home for short-term rentals, holding that there was no error.On appeal, Plaintiff argued that the use of his home for short-term rentals constituted a prior nonconforming use that was exempt from the town's zoning bylaw that, as amended, expressly forbade short-term rentals in single-residence zoning districts. The Supreme Judicial Court disagreed, holding that Plaintiff's use of the property for short-term rentals was not a permissible use under the town's zoning bylaw as it existed prior to its amendment. View "Styller v. Zoning Board of Appeals of Lynnfield" on Justia Law