Justia Civil Procedure Opinion Summaries

A property owner participated in Georgia’s Conservation Use Value Assessment (CUVA) program, which allows for reduced property tax assessments in exchange for maintaining the land for conservation purposes under a ten-year covenant. The property was subsequently sold in part to a new owner, who failed to apply to continue the CUVA covenant by the statutory deadline. As a result, the Hall County Board of Tax Assessors determined that this failure constituted a breach of the covenant, imposed penalties for the breach, and sent tax statements reflecting the penalty to both the original and new property owners.The original owner appealed the Board’s determination to the Hall County Board of Equalization, which denied the appeal. The owner then filed a petition for review in the Superior Court of Hall County, arguing that the Board had not completed required statutory steps before imposing the penalty, that the relevant statutory provision was unconstitutionally vague, and that the wrong penalty provision had been applied. The Superior Court granted summary judgment in favor of the Board on all issues.On further appeal, the Supreme Court of Georgia considered whether the trial court had jurisdiction to rule on the owner’s constitutional claim challenging the statute’s validity. The Supreme Court concluded that, due to a 2022 amendment to OCGA § 9-4-7(c), any constitutional challenge to a statute—even as part of a non-declaratory judgment action—requires service of the proceeding on the Attorney General so the State may defend the statute. Because the owner had not served the Attorney General prior to the trial court’s ruling, the Supreme Court held that the lower court lacked jurisdiction over the constitutional claim. The Court vacated the portion of the trial court’s order addressing the constitutional question and remanded the case to allow proper service on the Attorney General. The Court did not address the owner’s non-constitutional arguments. View "CHESTNUT RIDGE, LLC v. HALL COUNTY BOARD OF TAX ASSESSORS" on Justia Law

Two neighbors in a residential community disagreed about a tree branch that obstructed one neighbor’s view. Jinshu Zhang, the owner seeking the view, used his homeowners association’s dispute resolution process, which included mediation and arbitration services provided by Charles Peterson, an independent mediator. When the association dismissed Zhang’s application, Zhang sued Peterson for breach of fiduciary duty, claiming Peterson was a director or officer of the association and thus owed him such a duty. However, Peterson was neither a director nor an officer, but an independent contractor. Zhang lost his lawsuit against Peterson following a nonsuit at trial, and did not appeal.After that case concluded, Peterson filed a malicious prosecution action against Zhang, alleging Zhang’s earlier suit was baseless and continued without probable cause once Zhang had evidence Peterson was not an officer or director. In response, Zhang filed a special motion to strike under California’s anti-SLAPP statute (Code of Civil Procedure section 425.16), seeking to dismiss Peterson’s malicious prosecution claim. The Superior Court of Los Angeles County denied Zhang’s anti-SLAPP motion, finding Peterson’s case had at least minimal merit based on evidence showing Zhang lacked probable cause and may have acted with malice in pursuing the prior suit.The California Court of Appeal, Second Appellate District, Division Eight, reviewed Zhang’s appeal. The court affirmed the denial of Zhang’s anti-SLAPP motion, holding that the denial of a discretionary sanctions motion in the underlying suit did not establish probable cause under the “interim adverse judgment rule,” and did not bar the malicious prosecution claim. The court concluded that Peterson’s evidence on lack of probable cause and malice was sufficient to allow his case to proceed, and remanded for further proceedings. View "Peterson v. Zhang" on Justia Law

In 2016, the City of Los Angeles established new tiered water rates for residential customers of its Department of Water and Power (LADWP). These rates included a charge that funded a low-income subsidy, which was paid by customers who did not qualify for the subsidy, and utilized progressively increasing charges based on water usage tiers. Stephen and Melinda Dreher, LADWP customers, challenged the constitutionality of two aspects of these rates under article XIII D, section 6 of the California Constitution: (1) the inclusion of a low-income subsidy charge in the rates of non-subsidized customers, and (2) the structure of the tiered rates themselves, arguing they exceeded the proportional cost of water service to each parcel.The Superior Court of Los Angeles County ruled in favor of the Drehers regarding the low-income subsidy charge, finding it unconstitutional and issuing a writ to prevent the City from including this charge in future rates. However, the court denied the Drehers’ request for a refund of previously paid charges, concluding that such a claim was barred because the Drehers had not paid under protest, as required by Health and Safety Code section 5472. The court also found that, aside from the invalid low-income subsidy, the City’s tiered rates complied with constitutional proportionality requirements.On appeal, the California Court of Appeal, Second Appellate District, Division One, affirmed the trial court’s judgment. The appellate court held that the payment under protest requirement of Health and Safety Code section 5472 applies to claims seeking refunds of water delivery charges fixed by city ordinance, and that the Drehers’ failure to comply with this requirement barred their retrospective refund claim. The court further held that the City met its burden to demonstrate that its tiered water rates (excluding the invalid subsidy) did not exceed the proportional cost of service attributable to each parcel, as required by article XIII D, section 6(b)(3). Thus, the judgment was affirmed. View "Dreher v. City of Los Angeles" on Justia Law

A dispute arose from the design and installation of cabinetry in a luxury home in Charleston, South Carolina. Design Gaps, Inc., owned by David and Eva Glover, had a longstanding business relationship with Shelter, LLC, a general contractor operated by Ryan and Jenny Butler. After being dissatisfied with Design Gaps’ performance, the homeowners, Dr. Jason and Kacie Highsmith, and Shelter terminated their contract with Design Gaps and hired Distinctive Design & Construction LLC, owned by Bryan and Wendy Reiss, to complete the work. The Highsmiths and Shelter initiated arbitration against Design Gaps, which led to the arbitrator ruling in favor of the homeowners and Shelter on their claims, and against Design Gaps on its counterclaims, including those for copyright infringement, tortious interference, and unfair trade practices.After the arbitration, Design Gaps sought to vacate the arbitration award in the United States District Court for the District of South Carolina, but the court instead confirmed the award. Concurrently, Design Gaps filed a separate federal lawsuit against several parties, including some who were not part of the arbitration. The defendants moved to dismiss, arguing that res judicata and collateral estoppel barred the new claims, or alternatively, that the claims failed on other grounds such as the statute of limitations and laches. The district court agreed, dismissing most claims based on preclusion or other legal bars, and granted summary judgment on the remaining claims.The United States Court of Appeals for the Fourth Circuit reviewed the district court’s decisions. The court held that res judicata and collateral estoppel applied to bar most of Design Gaps’ claims, even against parties not directly involved in the arbitration but in privity with those who were. For the remaining claims, the court found they were properly dismissed on grounds such as the statute of limitations, waiver, or laches. The Fourth Circuit affirmed the district court’s judgment in full. View "Design Gaps, Inc. v. Distinctive Design & Construction LLC" on Justia Law

Villa Zinfandel, LLC purchased real property in Napa County from a party that acquired it at a foreclosure sale. Christopher Bearman was occupying the property at the time. Villa Zinfandel filed an unlawful detainer complaint against Bearman as a limited civil action, seeking possession and holdover damages, as required by law after purchasing foreclosed property. Meanwhile, a third party, Edward Sanchez, filed a separate unlimited civil action to set aside the trustee’s deed upon sale, alleging violations in the foreclosure process. Bearman moved to consolidate the two actions, arguing that the issues overlapped. The trial court ultimately consolidated both cases for all purposes.Following consolidation, the trial court granted summary adjudication against Sanchez on his claim to unwind the foreclosure, while Villa Zinfandel’s unlawful detainer claim proceeded to trial. At trial, Villa Zinfandel introduced recorded foreclosure documents and the trustee’s deed upon sale. Bearman objected to the admission of these documents, arguing lack of foundation and hearsay, and contended that Villa Zinfandel needed to prove the truth of the recorded statements, not just their existence. The trial court overruled these objections, took judicial notice of the documents’ existence (but not their truth), and found in favor of Villa Zinfandel, awarding damages exceeding the then-applicable $35,000 cap for limited civil actions.On appeal, Bearman argued to the California Court of Appeal, First Appellate District, Division One, that the trial court erred by admitting the recorded documents and by awarding damages above the jurisdictional limit. The appellate court held that the trial court properly took judicial notice of the existence and facial contents of the recorded foreclosure documents and correctly applied legal presumptions regarding the regularity of the trustee’s sale. The court also held that, after consolidation for all purposes with an unlimited civil action, the case was no longer subject to the damages cap for limited civil actions. The judgment in favor of Villa Zinfandel was affirmed. View "Villa Zinfandel v. Bearman" on Justia Law

Jerome and Shaun Cohen operated a Ponzi scheme through their companies, EquityBuild, Inc. and EquityBuild Finance, LLC, from 2010 to 2018. They solicited funds from individual investors and institutional lenders, promising high returns secured by real estate, primarily in Chicago. In reality, the Cohens used new investors’ funds to pay earlier investors and overvalued properties to retain excess capital. By 2018, the scheme collapsed, leaving over $75 million in unpaid obligations. The Securities and Exchange Commission intervened, obtaining a temporary restraining order and having a receiver appointed to liquidate assets and distribute proceeds to victims.The United States District Court for the Northern District of Illinois oversaw the receivership and determined how proceeds from the sale of two properties—7749 South Yates and 5450 South Indiana—should be distributed. Both a group of individual investors and Shatar Capital Partners claimed priority to the proceeds, with Shatar arguing its mortgages were recorded before those of the individual investors. The district court found that Shatar was on inquiry notice of the individual investors’ preexisting interests and thus not entitled to priority, limiting all claimants’ recoveries to their contributed principal, minus any amounts previously received.On appeal, the United States Court of Appeals for the Seventh Circuit reviewed the district court’s distribution order. The appellate court affirmed, holding that under Illinois law, Shatar was on inquiry notice of the individual investors’ interests in both properties at the time it invested, given multiple red flags about the properties’ financing and EquityBuild’s business model. As a result, the individual investors were entitled to priority in the distribution of proceeds. The court also found Shatar’s challenge to the distribution plan moot, as there were insufficient funds to benefit Shatar after satisfying the investors’ claims. View "Securities and Exchange Commission v. Duff" on Justia Law

A group of homeowners, all over the age of 65, entered into contracts for energy efficiency improvements to their homes under California's Property Assessed Clean Energy (PACE) program. This program allows local governments to offer financing for such improvements, with repayment made through voluntary special assessments added to the homeowners’ property tax bills. Most local governments contracted private companies to administer these PACE loans. The homeowners alleged that these private administrators failed to comply with consumer protection and lending laws applicable to consumer lenders, such as providing required warnings and avoiding prohibited security interests. They filed suit under the Unfair Competition Law, seeking injunctive relief and restitution, including the return of assessment monies paid and prohibitions on future collection of delinquent assessments unless the assessments were removed from their properties.The San Diego County Superior Court sustained the defendants’ demurrers, concluding that the plaintiffs were required to exhaust administrative tax remedies before pursuing their claims in court. The California Court of Appeal affirmed, reasoning that because PACE assessments are collected as part of property taxes and the relief sought would invalidate those assessments, plaintiffs first needed to pay the assessments and seek administrative relief through the established tax refund procedures.The Supreme Court of California reviewed the case to determine whether plaintiffs were required to follow statutory procedures for challenging taxes. The court held that when plaintiffs’ claims effectively seek to invalidate PACE assessments or prevent their future collection, they must first pay the assessments and pursue administrative tax remedies. However, the court also held that plaintiffs are not required to use tax challenge procedures for claims that do not directly or indirectly challenge a tax, such as those solely addressing the administration of the PACE program. The judgment was affirmed in part, reversed in part, and the case remanded to consider whether plaintiffs should be allowed to amend their complaints to state only non-tax-related claims. View "Morgan v. Ygrene Energy Fund, Inc." on Justia Law

Zakaria Allaf and Stephanie Crosby rented an apartment from Robb Crawford and later from Shoreline Holdings Five, LLC, with the lease requiring a $1,795 security deposit. The tenants experienced a persistent cockroach infestation and, after unsuccessful remediation attempts, agreed with Crawford to terminate the lease early in January 2022. Upon moving out, Allaf and Crosby were assured by Crawford’s agent that the security deposit would be addressed within thirty days, but no response was received. Eventually, Crawford’s attorney informed Crosby that the deposit was being withheld because Crawford did not consider the lease terminated.Allaf and Crosby filed a small claims action in the Maine District Court (Portland), alleging wrongful retention of the security deposit and breach of the implied warranty of habitability. After a trial, the District Court found in their favor, awarding $6,000 in damages (including double damages for the security deposit and damages for breach of habitability), plus attorney fees and costs. Shoreline appealed to the Cumberland County Superior Court, which affirmed the judgment. Shoreline then appealed to the Maine Supreme Judicial Court, challenging the sufficiency of the evidence supporting liability for wrongful retention and arguing that attorney fees should not be awarded in addition to the $6,000 statutory monetary limit for small claims actions.The Maine Supreme Judicial Court affirmed the judgment. It held that sufficient evidence supported the lower court’s finding that the lease had been terminated by agreement and that Shoreline failed to return the security deposit or provide a written explanation. The Court also held that attorney fees awarded under a fee-shifting statute such as 14 M.R.S. § 6034(2) are considered “costs” and are not included within the $6,000 small claims cap set by 14 M.R.S. § 7482. Thus, the award of attorney fees in addition to $6,000 in damages was proper. Judgment was affirmed. View "Allaf v. Shoreline Holdings Five, LLC" on Justia Law

Four property-specific limited liability companies owned real estate in Wisconsin, which was leased to skilled nursing facilities operated by Kevin Breslin through his company, KBWB Operations, LLC. Breslin and his co-guarantors executed personal guaranties ensuring payment and performance under the leases. The nursing facility tenants defaulted on their rent obligations starting in 2018 and subsequently lost their operating licenses after a court-appointed receiver moved residents out. The tenants also failed to complete a purchase option for the properties, triggering a liquidated damages clause. Plaintiffs later sold the properties at a loss.The plaintiffs sued Breslin, his company, and co-guarantors in the United States District Court for the Northern District of Illinois to enforce the guaranties and recover damages. During the litigation, plaintiffs discovered that one co-guarantor was a California citizen, which destroyed complete diversity and thus federal jurisdiction. Plaintiffs moved to dismiss this non-diverse defendant, arguing he was not indispensable because the guaranties provided for joint and several liability. The district court agreed and dismissed him. Breslin did not oppose the dismissal. Plaintiffs then moved for summary judgment; Breslin, facing criminal charges, invoked the Fifth Amendment and presented no evidence on liability or damages. The district court granted summary judgment to plaintiffs and awarded nearly $22 million in damages across several categories.On appeal, the United States Court of Appeals for the Seventh Circuit held that jurisdiction was proper because the dismissed co-guarantor was not an indispensable party under Rule 19, given joint and several liability. The court affirmed the district court’s findings on most damages but vacated the awards for accelerated rent under one lease (pending further consideration of its enforceability as a liquidated damages clause) and for liquidated damages related to the purchase option (finding it unenforceable as a penalty). The case was remanded for recalculation of damages consistent with these holdings. In all other respects, the judgment was affirmed. View "CCP Golden/7470 LLC v. Breslin" on Justia Law

A homeowners association in San Diego, governed by the Davis-Stirling Act and its own bylaws, held a recall election to remove a board director. The association distributed recall ballot materials, including a candidate statement from the sole candidate seeking to replace the director if the recall succeeded. The sitting director sought to include her own statement in these materials to advocate against her removal but was denied by the elections inspector, who reasoned that only candidate statements were included. The association’s election rules defined “association media” to exclude candidate forms or statements attached to ballots.Previously, the Superior Court of San Diego County, in a separate action brought by the same director, found no violation of the statutory equal-access requirement for association media, concluding that all candidates had equal opportunity to submit statements using the association’s forms for regular board elections. Following the recall, the director filed a new petition and complaint challenging the association’s refusal to distribute her statement, alleging violations of Civil Code section 5105, various Corporations Code provisions, and negligence. After a bench trial, the Superior Court again ruled for the association and the inspector, finding the candidate statement was not “association media” under the relevant statute and that the recall vote met statutory requirements.The California Court of Appeal, Fourth Appellate District, Division One, reversed. It held that “association media” as used in Civil Code section 5105 does encompass ballot materials containing candidate statements distributed by the association during an election. The court concluded the director was entitled to equal access to these materials to advocate her position. The court remanded for further proceedings to determine, under Civil Code section 5145, whether the association’s failure to provide equal access affected the election outcome. The judgment was reversed and remanded with directions. View "Arroyo v. Pacific Ridge Neighborhood Homeowners Assn." on Justia Law