Justia Civil Procedure Opinion Summaries

By 2011, due to weathering and aging, the condition of the concrete stairs leading to the entrance of the Oil City Library (the “library”) had significantly declined. Oil City contracted with Appellants Harold Best and Struxures, LLC, to develop plans for the reconstruction of the stairs and to oversee the implementation of those design plans. The actual reconstruction work was performed by Appellant Fred Burns, Inc., pursuant to a contract with Oil City (appellants collectively referred to as “Contractors”). Contractors finished performing installation work on the stairs by the end of 2011. In early 2012, Oil City began to receive reports about imperfections in the concrete surface, which also began to degrade. In September 2013, Oil City informed Burns of what it considered to be its defective workmanship in creating the dangerous condition of the stairs. Between February 28, 2012 and November 23, 2015, the condition of the stairs continued to worsen; however, neither Oil City nor Contractors made any efforts to repair the stairs, or to warn the public about their dangerous condition. In 2015, Appellee David Brown (“Brown”) and his wife Kathryn exited the library and began to walk down the concrete stairs. While doing so, Kathryn tripped on one of the deteriorated sections, which caused her to fall and strike her head, suffering a traumatic head injury. Tragically, this injury claimed her life six days later. Brown, in his individual capacity and as the executor of his wife’s estate, commenced a wrongful death suit, asserting negligence claims against Oil City, as owner of the library, as well as Contractors who performed the work on the stairs pursuant to their contract with Oil City. The issue this case presented for the Pennsylvania Supreme Court was whether Section 385 of the Restatement (Second) of Torts imposed liability on a contractor to a third party whenever the contractor, during the course of his work for a possessor of land, creates a dangerous condition on the land that injures the third party, even though, at the time of the injury, the contractor was no longer in possession of the land, and the possessor was aware of the dangerous condition. To this, the Court concluded, as did the Commonwealth Court below, that a contractor may be subjected to liability under Section 385 in such circumstances. View "Brown v. Oil City, et al." on Justia Law

Samsara rented San Francisco office space from Rreef for a ten-year term, to be in “delivery condition” by November 1, 2019. Samsara provided an $11,384,368.00 letter of credit as “collateral for the full performance.” In 2021, Samsara sued, asserting that in July 2019, after Rreef had certified “delivery condition,” Samsara discovered that the premises were contaminated with lead and asbestos and that after Samsara conducted testing, Rreef cut off its access to the premises. The next day, Rreef served Samsara a 5-day notice to pay rent or quit based on Samsara’s alleged failure to pay rent for August-September 2021 ($1,826,697.95). Rreef subsequently filed an unlawful detainer complaint, alleging that Samsara stopped paying rent and had created a pretext to avoid its lease obligations. In October 2021, Rreef sought a writ of attachment in the unlawful detainer action, seeking $3,796,175.51: the amount demanded in the 5-day notice and $1,784,477.53 for October-November.The court granted Rreef’s application. The court of appeal reversed and remanded. The court rejected Samsara’s arguments that the amount that Rreef sought to attach must be reduced under Code of Civil Procedure 483.015(b)(4) by the amount remaining on the letter of credit and that the trial court erroneously refused to consider Samsara’s affirmative defenses of waiver and estoppel. However, the trial court declined to consider Samsara’s retaliatory eviction defense and whether Rreef sought attachment for an improper purpose. View "Rreef America Reit II Corp, YYYY v. Samsara, Inc." on Justia Law

The Supreme Court conditionally granted relief in this mandamus proceeding arising out of a dispute between Property Owners and a Homeowners Association (HOA) regarding enforcement of amended restrictive covenants, holding that the trial court abused its discretion in compelling joinder of the other owners.Property Owners sued the HOA in this case requesting a declaratory judgment that the amended restrictions could not be enforced against them because the required percentage of owners did not approve the amended restrictions. The trial court granted the HOA's motion to abate the claims until Property Owners joined all 700 other owners in the subdivision as parties or face dismissal of their suit. The court of appeals denied Property Owners' ensuing petition for writ of mandamus. The Supreme Court granted a writ of mandamus and ordered the trial court to vacate its order, holding that the trial court clearly abused its discretion in granting the motion to abate and ordering Property Owners to join the other property owners and that Property Owners lacked an adequate remedy by appeal. View "In re Kappmeyer" on Justia Law

Defendant-landowner Sisters & Brothers Investment Group, LLP (SBIG) appealed an environmental-division enforcement order: enjoining it from using real property in the City of Burlington; ordering it to address site-improvement deficiencies as required by an agreement executed by a prior owner and the City; and imposing $66,759.22 in fines. SBIG purchased the subject property in 2004, which was then in use as a gas and service station, a preexisting, nonconforming use permitted under the City’s zoning ordinance. The property had eighteen parking spaces that were required to be used in connection with the service-station business. Following an unappealed 2002 notice of violation (NOV), the prior owner and the City signed an agreement on June 16, 2004—one day before SBIG purchased the property—which set out specific requirements to cure those violations. The agreement required the prior owner to take certain steps if it wished to sell the property and provided that the agreement was “specifically enforceable and . . .binding upon the successors and assigns of” the previous owner. The City did not enforce compliance with the agreement before this action. At some point after 2004, SBIG began renting out a small number of parking spaces to private individuals. This was not a permitted use under the zoning ordinance. In July 2017, the gas and service station closed, and SBIG thereafter increased the number of parking spaces it rented out to private individuals. Following complaints about the private-parking use and graffiti, the City contacted SBIG in 2018 about bringing the property into compliance with the zoning ordinance. SBIG took no remedial action, and the City issued an NOV. In June 2019, the Development Review Board (DRB) affirmed the NOV with respect to the change-of-use violation, finding the nonconforming use as a gas and service station had been discontinued for more than one year, which constituted abandonment of that use. In March 2020, the City filed a complaint in the environmental division to enforce the decision and sought fines. The Vermont Supreme Court determined the trial court erroneously found that SBIG knew or should have known about the 2004 agreement, therefore, it reversed the judgment order, directed the trial court to strike the condition requiring SBIG to address the site-improvement deficiencies in the agreement, and remanded for the court to recalculate fines without considering whether SBIG violated the agreement’s terms. View "City of Burlington v. Sisters & Brothers Investment Group, LLP" on Justia Law

In 1973, the brothers’ father, Marvin, purchased property in Sequatchie County. In 1997, he obtained a $200,000 home equity line of credit. A Deed of Trust was recorded. The terms of the loan required monthly interest payments until the maturity date—May 2007—when a final balloon payment of the entire outstanding balance would become due. The loan’s maturity date passed but Regions did not demand payment of the entire balance, refinance the loan, or foreclose on the property, but continued to accept monthly interest payments. After Marvin’s death, the brothers used the property for their trucking business and made payments on the loan through the business account. Regions learned of Marvin’s death in 2011 but continued to accept payments. In 2017, the brothers realized that Regions was sending statements demanding payment of the entire debt. A Regions representative informed them that the property would be foreclosed on with “no further discussion.” In 2018, Regions filed a foreclosure action, requesting a declaration that the loan’s maturity date had been extended. Based on an apparent tax lien, the IRS removed the case to federal court.The Sixth Circuit affirmed summary judgment in favor of the brothers. Tennessee law provides a 10-year statute of limitations for the enforcement of liens. The maturity date of the loan was never extended; Tennessee law requires a written instrument, “duly executed and acknowledged,” and “filed for record with the register of the county.” View "Regions Bank v. Fletcher" on Justia Law

Plaintiff-appellant Jayde Downey appealed the dismissal of her case after a trial court sustained without leave to amend the demurrers of defendants-respondents Ara and Vahram Sevacherian (collectively, Sevacherian) and the City of Riverside (City) to Downey’s operative complaint. Downey alleged causes of action for dangerous condition of property and negligence arising out of an automobile collision involving Downey’s daughter, Vance. In that pleading, Downey alleged the collision occurred “because [City] created or permitted to exist, a dangerous condition of public property” and because Sevacherian maintained vegetation and trees on their property so as to cause an unsafe obstruction to the view of vehicular traffic. She alleged that because she was on the phone with Vance and heard the sounds of the crash and its aftermath, she was “present, or virtually present” at the scene when the collision happened, thereby causing Downey "serious emotional injuries and damages." The trial court ruled Downey’s allegations were “insufficient to show that Downey had a contemporaneous awareness of the injury-producing event—not just the harm Vance suffered, but also the causal connection between defendants’ tortious conduct and the injuries Vance suffered.” Downey contended the court erred; that because she contemporaneously perceived the event causing injury to Vance, she adequately alleged a claim for negligent infliction of emotional distress as a bystander. The Court of Appeal reversed the trial court, finding that under the circumstances, Downey should be given an opportunity to allege facts establishing she had the requisite “‘contemporaneous sensory awareness of the causal connection between the negligent conduct and the resulting injury.’” View "Downey v. City of Riverside" on Justia Law

In 2006, Respondent Jerome Silvernagel took out a second mortgage on a home. He agreed to make monthly payments to pay down the principal and 10% annual interest, with any remaining balance due in 2036. Silvernagel alone signed the promissory note, agreeing to repay the underlying loan. But both he and Respondent Dan Wu signed the deed of trust securing payment of the note. The deed of trust contained an acceleration clause, giving the lender the power to declare the entire loan immediately due and payable upon default. When exercised, acceleration authorized the lender to foreclose on the property to satisfy the outstanding debt and any related fees. In 2012, a bankruptcy court discharged Silvernagel’s personal liability on the mortgage under Chapter 7 of the Bankruptcy Code. Silvernagel had stopped making payments on the note before the discharge and made no payments since. The discharge prohibited creditors from attempting to collect the debt from Silvernagel directly, but it did not extinguish “the right to enforce a valid lien, such as a mortgage or security interest, against the debtor’s property after the bankruptcy.” In 2019, US Bank allegedly threatened to foreclose on the property if Silvernagel did not make payments on his mortgage. Silvernagel and Wu (hereinafter collectively, “Silvernagel”) filed this case in response, requesting declaratory relief to prevent US Bank’s enforcement of the deed of trust. He argued that US Bank’s interest was extinguished by the six-year statute of limitations on debt collection. Alternatively, he asserted that the doctrine of laches prevented enforcement of the agreement. The trial court dismissed the case, determining that US Bank’s claim had not accrued (meaning that the six-year limitation period hadn’t even commenced). A division of the court of appeals reversed, holding that the statute of limitations began to run upon Silvernagel’s 2012 bankruptcy discharge, barring US Bank’s claim. The Colorado Supreme Court reversed the judgment of the court of appeals: when there is no evidence that the lender accelerated payment on the mortgage agreement, a claim for any future payment doesn’t accrue until that payment is missed under the agreement’s original terms. View "US Bank, N.A. v. Silvernagel, et al." on Justia Law

In 2017, the County initiated an administrative tax foreclosure against BSI. The County Board of Revision (BOR) issued its final adjudication of foreclosure in June 2019. Because the County had opted for the alternative right of redemption, BSI had 28 days to pay the taxes before the County took title to the property. Days later, BSI filed a Chapter 11 bankruptcy petition, which automatically stayed the BOR’s final judgment and 28-day redemption period. The bankruptcy court granted the County relief from the stay on January 17, 2020. The BOR determined that the statutory redemption period expired on January 21, 2020. On January 30, rather than sell the property, the County transferred it to its land bank (Ohio Rev. Code 323.78.1). When a county sells foreclosed property at auction, it may not keep proceeds beyond the taxes the former owner owed; if the county transfers the property to the land bank, “the land becomes ‘free and clear of all impositions and any other liens.’”BSI filed suit, 42 U.S.C. 1983, alleging that a significant difference between the appraised value of the property and the amount that the County alleged BSI owed meant that the County’s action violated the Takings Clause. The district court dismissed the case under the two-year statute of limitations. The Sixth Circuit reversed. The limitations period began to run when the redemption period ended on January 21, 2020. If BSI paid its delinquent taxes during that period, the County would have been prohibited from taking the property. View "Beaver Street Investments, LLC v. Summit County, Ohio" on Justia Law

Consolidated appeals arose from a dispute between Richard Bentley and his brother, James Randall Bentley ("Randy"), and from a dispute between Richard and his ex-wife, Leslie Bentley. In case no. CV-19-7, an action concerning the administration of the estate of Richard and Randy's father, Dedrick William Bentley ("the estate action"), Richard, as coexecutor of Dedrick's estate, asserted cross-claims against Randy, as the other coexecutor of the estate. Richard sought, among other things, the return of certain real property previously owned by their parents to Dedrick's estate and sought to eject Randy from that property. Randy moved for summary judgment on those cross-claims, which was granted by the circuit court. Although the circuit court certified its partial summary judgment as final pursuant to Rule 54(b), Ala. R. Civ. P., that certification was improper, and therefore Richard's appeal of the partial summary judgment (appeal no. SC- 2022-0522) should have been dismissed. In case no. CV-20-900058 ("the fraudulent-transfer action"), Leslie sued Richard seeking to set aside, pursuant to the Alabama Fraudulent Transfer Act ("the AFTA") the allegedly fraudulent transfer of assets that Richard had obtained or inherited from Dedrick's estate to a trust that Richard had created. Leslie moved for summary judgment, which was granted by the circuit court, and Richard appealed (appeal no. SC-2022- 0526). Finding no error in that judgment, the Alabama Supreme Court affirmed. View "Bentley v. Bentley" on Justia Law

Sheryl Lyne, individually and as the personal representative of the estate of Robert L. Kawzinski, filed suit against Debra Ann Kawzinski ("Debra Ann") to quiet title to a piece of real property to which Lyne and Debra Ann both claimed an ownership interest. Lyne further requested that the circuit court require the property to be sold and the proceeds divided among the rightful owners of the property. The circuit court entered a summary judgment in favor of Lyne. Debra Ann appealed. The Alabama Supreme Court dismissed Debra Ann's appeal as untimely filed. View "Kawzinski v. Lyne" on Justia Law