Justia Landlord - Tenant Opinion Summaries
T & C Construction Services, LLC v. City of St. Albans
The case involves T & C Construction Services and Theodore Miller (collectively, T & C), who operate a rental building in St. Albans, West Virginia. The City of St. Albans inspected the premises after a tenant reported a fire, revealing numerous fire hazards and building code violations. The City issued two citations for these violations, and the St. Albans Municipal Court fined T & C $81,250.00 for the fire code violations and $116,900.00 for the building code violations. After T & C failed to appeal these orders, the City sought enforcement in the Circuit Court of Kanawha County.The Circuit Court of Kanawha County issued a cease-and-desist order that enjoined T & C from operating its rental business on the premises, granted the City a money judgment for the criminal fines, and appointed a special commissioner to sell the property to satisfy the judgment. T & C appealed this enforcement order to the Supreme Court of Appeals of West Virginia.The Supreme Court of Appeals of West Virginia affirmed the lower court's decision to grant injunctive relief, rejecting T & C’s challenges to the injunctive relief. The court found that the lower court had jurisdiction to grant injunctive relief and did not abuse its discretion in doing so. However, the court reversed the lower court's appointment of a special commissioner to sell the property. The court held that the issuance and return of a writ of fieri facias showing “no property found” is a precondition to a circuit court’s jurisdiction to order the sale of a debtor’s property to satisfy a judgment for a criminal fine. The case was remanded for proceedings consistent with this opinion. View "T & C Construction Services, LLC v. City of St. Albans" on Justia Law
WEC 98C-3 LLC v. SFA Holdings Inc.
This case involves a dispute over unpaid rent for a department store in an Illinois mall. The store was operated by CPS Partnership, which leased the retail space from WEC 98C-3 LLC. Saks Inc. guaranteed that it would pay the rent if CPS could not. However, when CPS stopped paying rent, Saks did not make any payments to WEC. This led to WEC defaulting on its mortgage, and the property was purchased by 4 Stratford Square Mall Holdings, LLC (“Stratford”) at a foreclosure auction. Initially, WEC sued Saks for damages. Later, Stratford intervened with its own claim for damages. The district court ruled only on Stratford’s claim for unpaid rent, finding that it was entitled to payment from Saks.The district court's decision was appealed to the United States Court of Appeals for the Seventh Circuit. Saks argued that Stratford lacked standing to sue, that the district court erred in certifying its judgment for immediate appeal, and that the district court erred in rejecting Saks’s affirmative defenses. The appellate court found that Stratford did have standing to sue Saks, and the district court properly certified its judgment for appeal. On the merits, the appellate court concluded that Saks could not mount any of its desired defenses as it had waived its right to present affirmative defenses to liability in the guaranty that it signed. Therefore, the appellate court affirmed the district court’s judgment. View "WEC 98C-3 LLC v. SFA Holdings Inc." on Justia Law
Stone, vs. Invitation Homes, Inc.
The case revolves around Lisa Stone, a tenant who signed a lease agreement that required her to provide maintenance services for which she alleges she was not compensated, in violation of Minnesota law. She initiated a class-action lawsuit against Invitation Homes, Inc., the parent company of her landlord, and THR Property Management, L.P., the manager of the leased property. Stone later amended her complaint to include various subsidiaries of Invitation Homes as defendants. Some of these subsidiaries argued that Stone lacked standing to sue them as she had not alleged that they had caused any injuries.The district court denied the subsidiaries' motion to dismiss. The subsidiaries appealed this decision to the court of appeals, which reversed the district court's decision and dismissed Stone's claims against the subsidiaries. The court of appeals reasoned that Stone lacked standing to bring her claims under the theory for standing found by the district court, and the juridical-link doctrine was improperly raised by Stone for the first time on appeal and did not apply in this case.Stone appealed to the Supreme Court of Minnesota, arguing that she has standing against the subsidiaries under the juridical-link doctrine. This doctrine posits that in a class action in which a named plaintiff has not alleged an injury caused by all defendants, a class may be certified when all defendants are linked by a conspiracy or concerted scheme that harmed the class. However, the Supreme Court affirmed the decision of the court of appeals, stating that Stone had forfeited the ability to have the merits of standing under the juridical-link doctrine determined on appeal as she failed to assert standing based on the juridical-link doctrine in the district court. View "Stone, vs. Invitation Homes, Inc." on Justia Law
United States v. Winder
In March 2021, Jeffrey A. Winder and Heather Durbin rented a room at a motel. During check-in, the motel manager, Gary McCullough, warned Winder that any illegal activity would result in eviction. The next day, McCullough entered the room for cleaning and discovered a backpack containing what appeared to be methamphetamine. He immediately called 911 and informed the responding officers about his discovery. Upon the officers' arrival, McCullough granted them permission to enter the room, which led to them finding more drugs and a handgun. Winder and Durbin were later arrested when they returned to the motel; another gun and more drugs were found in their vehicle.Before trial, Winder moved to suppress all the evidence obtained from the warrantless search of the motel room, arguing that his Fourth Amendment rights were violated. A magistrate judge recommended that the motion to suppress be denied. The district court adopted this recommendation, ruling that Winder had been evicted at the time of the search and that the officers had probable cause to search the backpack based on McCullough's account. Winder pleaded guilty conditionally to one count of possession of methamphetamine with intent to distribute and one count of possession of a firearm in furtherance of a drug trafficking crime, reserving his right to appeal the denial of his motion to suppress.On appeal to the United States Court of Appeals for the Eighth Circuit, the court affirmed the district court's denial of the motion to suppress. The court found that Winder was lawfully ejected from the motel room prior to the officers' entry, thus eliminating his expectation of privacy. The court also ruled that the officers' search of the backpack did not violate the Fourth Amendment as it did not exceed the scope of McCullough's private search. Consequently, the use of a drug dog and the subsequent seizure of evidence did not violate Winder's Fourth Amendment rights. Therefore, the judgment of the district court was affirmed. View "United States v. Winder" on Justia Law
Pummill v. Patterson
This case involves a dispute between members of Black Gold Enterprises, LLC, a company formed in 2013, including plaintiff Adam Pummill, plaintiff Kurtis Robertson, and defendant Joshua T. Patterson. The source of the dispute was the payment of rent from Patterson's businesses to Black Gold for the use of a property. Patterson eventually stopped paying rent, leading to the involvement of a receiver, James Galipeau, to manage the property.The Supreme Court of the State of Montana considered the appeal by Patterson against the award of fees to the receiver and his attorney from interplead funds held by the Clerk of Court, arguing that the District Court abused its discretion. Patterson also contested the District Court's decision that the lien on the property, arising from a loan agreement between Patterson's business and Black Gold, was invalid.The Supreme Court, applying the Hickey factors to assess the reasonableness of the receiver's fees, found no abuse of discretion by the District Court. The court concluded that the receiver's work in the complex, time-consuming case was essential, and the sale of the property (Black Gold's only asset) was reasonably executed. The court also found that the District Court had the inherent power to distribute interplead funds for services related to the receivership, rejecting Patterson's claim that the dispersal should have waited until a final disposition.Thus, the Supreme Court affirmed the District Court's decisions regarding the award of the receiver and attorney fees and the method of their payment. The court did not address the issue of the validity of the lien on the property. View "Pummill v. Patterson" on Justia Law
Westminster Management v. Smith
The Supreme Court of Maryland has ruled that the term "rent" under Real Property § 8-401, as applied to residential leases, refers to the fixed, periodic payments a tenant is required to make for use or occupancy of a rented premises. This definition excludes additional charges such as late fees, attorney’s fees, and court costs. The court also ruled that any provision in a residential lease that allows a landlord to allocate payments of "rent" to other obligations, thereby subjecting a tenant to eviction proceedings based on failure to pay "rent", violates Real Property § 8-208(d)(2). Further, penalties for late payment of rent, capped at 5% of the monthly amount of rent due, are inclusive of any costs of collection other than court-awarded costs. Finally, the court ruled that the Circuit Court erred in declining to review the merits of the tenants’ second renewed motion for class certification. The case has been remanded for further proceedings in line with these holdings. View "Westminster Management v. Smith" on Justia Law
Terry v. Pub. Serv. Co. of N.C
In this case, the Supreme Court of North Carolina was asked to consider whether the Court of Appeals erred in reversing and remanding the trial court’s decision to grant summary judgment in favor of the defendant, a landlord, in a lawsuit brought by the plaintiff, a tenant. The plaintiff had suffered serious burns in an explosion caused by a gas leak in the rental property. He claimed that the landlord had been negligent, violated the Residential Rental Agreements Act (RRAA), and breached the implied warranty of habitability.The Supreme Court held that the Court of Appeals erred in reversing the trial court’s decision. The Court found that the plaintiff had failed to provide any evidence that he had notified the landlord of the issues with the flooring or the heating system, or that the landlord had any actual knowledge of these issues. Consequently, the landlord's duty under the RRAA had not yet arisen. Therefore, the landlord could not be held liable for negligence, violation of the RRAA, or breach of the implied warranty of habitability.The Court further clarified that the RRAA does not completely abrogate the common law principle of caveat emptor (let the buyer beware) in relation to repairs and dangerous conditions on leased residential premises. The RRAA only imposes a duty on the landlord to make repairs after receiving notice or acquiring actual knowledge of the need for them. Therefore, the Court reversed the decision of the Court of Appeals on all of the plaintiff's claims, reinstated the trial court's order granting summary judgment in favor of the defendant, and dismissed the matter. View "Terry v. Pub. Serv. Co. of N.C" on Justia Law
Davitt v. Krage
The United States Court of Appeals for the Eighth Circuit affirmed a district court's grant of summary judgment, based on qualified immunity, in favor of government attorneys Michael Spindler-Krage and Thomas Canan. The plaintiff, Michael Davitt, had brought a 42 U.S.C. § 1983 action against Spindler-Krage and Canan, alleging they violated his Fourth and Fourteenth Amendment rights when they advised police that Davitt could be removed from his hotel room without eviction proceedings.During the COVID-19 pandemic, Olmsted County, Minnesota, arranged temporary, non-communal housing for elderly and vulnerable homeless individuals. Davitt, who was 69 years old and homeless, was moved into a Super 8 hotel room. When the county stopped paying for his room, Davitt refused to leave, citing a Minnesota governor's executive order temporarily prohibiting evictions. Spindler-Krage and Canan, after reviewing the relevant state law, the executive order, and the Agreement for Hotel Guests, advised the police that Davitt was a hotel guest, not a tenant protected by the executive order.In granting Spindler-Krage and Canan summary judgment based on qualified immunity, the district court found that no case law, statute, or other legal authority clearly established that Davitt was a tenant with a constitutionally protected right to his hotel room. The court also found that the advice provided to the police was objectively reasonable. The Court of Appeals agreed, ruling that Spindler-Krage and Canan did not violate Davitt’s clearly established rights and were thus entitled to qualified immunity.
View "Davitt v. Krage" on Justia Law
Players Place II Condominium Association, Inc. v. K.P. and B.F.
The Supreme Court of New Jersey delivered an opinion concerning an appeal by condominium owners who claimed they were discriminated against because of their need for an emotional support animal (ESA) that exceeded the weight limit set by the condominium association's pet policy. The owners argued that their ESA, a 63-pound dog, was necessary for one of the owners who had been diagnosed with several mental health conditions. The court considered whether the trial court correctly dismissed the disability discrimination claims under New Jersey's Law Against Discrimination (LAD) and how requests of this type should be evaluated under the LAD.The court held that individuals seeking an accommodation must show they have a disability under the LAD and demonstrate that the requested accommodation may be necessary to afford them an "equal opportunity to use and enjoy a dwelling." The housing provider then has the burden to prove that the requested accommodation is unreasonable. Both sides should engage in good-faith, interactive dialogue in this process. If the parties cannot resolve the request, courts may be called on to balance the need for, and benefits of, the requested accommodation against cost and administrative burdens it presents. With this framework, the court found that the owners' claims should not have been dismissed and remanded the matter. View "Players Place II Condominium Association, Inc. v. K.P. and B.F." on Justia Law
DoCouto v. Blue Water Realty, LLC
The plaintiff, Lourenco DoCouto, appealed a decision by the Superior Court of Rhode Island that dismissed his case against defendants Blue Water Realty, LLC and Louis Bachetti. The dispute centered around a property DoCouto claimed he had an option to purchase. DoCouto argued that the Superior Court erred in applying the doctrine of res judicata, dismissing his complaint for failure to timely serve defendants, and in determining that the District Court had jurisdiction over his equitable claims in the eviction proceedings.The Supreme Court of Rhode Island affirmed the Superior Court's decision. The court found that the parties in the eviction proceedings were the same or in privity with the parties in the present case. It also determined that DoCouto’s counterclaim in the eviction proceedings had alleged the same facts and arose out of the same transactions as those set forth in the current complaints. Therefore, the doctrine of res judicata applied, barring DoCouto’s claims.Moreover, the court disagreed with DoCouto’s claim that the District Court lacked jurisdiction over his equitable claims. As the eviction action pertained to a lease agreement, the court held that the District Court had the requisite jurisdiction over DoCouto’s equitable claims according to the Rhode Island statute. Lastly, the court rejected DoCouto’s argument that the District Court lacked jurisdiction over his request for compensatory damages for services rendered because the amount in controversy exceeded the statutory limit relative to District Court jurisdiction. The statutory maximum set forth had no bearing on the District Court’s subject matter jurisdiction over landlord-tenant cases such as this one. View "DoCouto v. Blue Water Realty, LLC" on Justia Law