Justia Landlord - Tenant Opinion Summaries

The Ninth Circuit affirmed the district court's judgment on the pleadings in an action challenging a city ordinance that limits the rights of landlords to commence and conduct buyout negotiations. The panel held that the Ordinance did not prevent plaintiffs, an individual property owner and several landlord organizations, from commencing buyout negotiations if a tenant refuses to sign the disclosure form; the Disclosure Provision did not violate plaintiffs' First Amendment rights; the creation of a publicly searchable database of buyout agreements did not violate landlords' right to privacy under the California Constitution; the Ordinance did not violate landlords' rights to equal protection or due process; and the Condominium Conversion Provision did not violate landlords' "liberty of contract." View "San Francisco Apartment Assoc. v. City and County of San Francisco" on Justia Law

Winn-Dixie filed suit against Big Lots, Dollar General, and Dollar Tree, to enforce a grocery exclusive provision of its leases. At issue on appeal was the district court's ruling on remand. The district court found that none of the Alabama stores was violating the grocery exclusive provisions. In regard to the Florida stores, the district court ruled that the definitions of "groceries" and "sales area" in Winn-Dixie Stores, Inc. v. 99 Cent Stuff-Trail Plaza, LLC, 811 So. 2d 719 (Fla. 3d DCA 2002), applied. The Eleventh Circuit reversed the district court's judgment as to the Dollar General and Big Lots stores in Florida and remanded with instructions for the district court to apply to those stores, which had leases dated before February 20, 2002, the same definitions of "groceries" and "sales area" that it applied to the Florida stores with leases dated after February 20, 2002. The court affirmed as to the Alabama stores. View "Winn-Dixie Stores, Inc. v. Dolgencorp, LLC" on Justia Law

Winn-Dixie filed suit against Big Lots, Dollar General, and Dollar Tree, to enforce a grocery exclusive provision of its leases. At issue on appeal was the district court's ruling on remand. The district court found that none of the Alabama stores was violating the grocery exclusive provisions. In regard to the Florida stores, the district court ruled that the definitions of "groceries" and "sales area" in Winn-Dixie Stores, Inc. v. 99 Cent Stuff-Trail Plaza, LLC, 811 So. 2d 719 (Fla. 3d DCA 2002), applied. The Eleventh Circuit reversed the district court's judgment as to the Dollar General and Big Lots stores in Florida and remanded with instructions for the district court to apply to those stores, which had leases dated before February 20, 2002, the same definitions of "groceries" and "sales area" that it applied to the Florida stores with leases dated after February 20, 2002. The court affirmed as to the Alabama stores. View "Winn-Dixie Stores, Inc. v. Dolgencorp, LLC" on Justia Law

At issue in this action against Tenant, which abandoned leased property and then surrendered the property, was whether the district court correctly awarded damages to the date Landlord, which elected to sell the property, reached a tentative agreement to sell the property rather than to an actual sale date. The Supreme Court affirmed the district court’s damages award, holding that, although Landlord did not elect to accept Tenant’s abandonment and terminate the lease, the duration of finalizing the sale was not reasonable. The court, however, reversed the district court’s dismissal of Tenant’s out-of-state guarantor for lack of jurisdiction, holding that the guaranty established sufficient connections to Nebraska. View "Hand Cut Steaks Acquisitions, Inc. v. Lone Star Steakhouse & Saloon of Nebraska, Inc." on Justia Law

When a landlord sues a tenant for breach of contract based on a residential lease and the trial court enters judgment in the landlord’s favor and the judgment includes damages for unpaid rent and other expenses, a post-judgment interest rate of six percent applies pursuant to Md. Code Ann., Cts. & Jud. Proc. (“CJ”) 11-107(b) rather than the post-judgment interest rate of ten percent under CJ 11-107(a).Landlords initiated actions for breach of contract against Tenants. The district court entered judgments in Landlords' favor, but the judgments did not delineate the portions thereof that were comprised of unpaid rent, as opposed to other expenses. Thereafter, Debt Collector engaged in collections activity on Landlords’ behalf. Debt Collector sought to apply the post-judgment interest rate of ten percent under CJ 11-107(a). Tenants filed complaints against Debt Collector, arguing that CJ 11-107(b) applied. The federal district court certified the question of which legal rate of post-judgment interest on the judgment awarded applied. The Supreme Court answered as set forth above. View "Ben-Davies & Moore v. Blibaum & Associates, P.A." on Justia Law

Burkhalter Kessler Clement & George LLP (Burkhalter) subleased a portion of its office space to the Eclipse Group LLP (Eclipse). The sublease contract had a provision for an award of reasonable attorney fees to the prevailing party in the event of a lawsuit. Burkhalter later filed a complaint against Eclipse alleging breach of contract; Burkhalter also named Jennifer Hamilton, a managing partner of Eclipse, as an alter ego defendant. The two defendants were jointly represented by Avyno Law P.C. (Avyno). Burkhalter prevailed against Eclipse on the breach of contract claim; Hamilton prevailed against Burkhalter on the alter ego theory (she was dismissed with prejudice). The trial court granted Burkhalter’s motion for its attorney fees, but denied Hamilton’s motion for her attorney fees. There was no explanation for the court’s denial. Hamilton appealed, and the Court of Appeal reversed: here, both Burkhalter and Hamilton were prevailing parties on the contract. On remand, the trial court was directed to award Hamilton reasonable attorney fees that were incurred by Avyno solely in her defense, subject to the court’s sound discretion. View "Burkhalter Kessler Clement & George, LLP v. Hamilton" on Justia Law

Notestine, a nonprofit corporation with 26 U.S.C. 501(c)(3) status as a charitable institution, owns the 11-unit residential rental property developed as low-income housing under 12 U.S.C. 1701q. Construction costs were $1.5 million. The federal capital advance was $1.3 million. The “project rental assistance” contract requires tenants to be at least 62 years old and have income under 50 percent of the area median. Rent is tied to tenant income at $407 per month, including utilities, with any overage payable to HUD. Tenants pay up to 30 percent of their adjusted gross income on rent, with HUD subsidizing any difference. Capital Advance Program Use and Regulatory Agreements were recorded on title, in effect at least 40 years from 2013, unless released by HUD. An auditor valued the property at $811,120 for 2013, a Logan County reappraisal year. Notestine sought a reduction, arguing that the building's value was $165,000, based on actual rent and expenses. The Board of Tax Appeals adopted the opinion of Notestine’s appraiser, who valued the property at $75,000. The Supreme Court of Ohio affirmed. Although market rents and expenses constitute a “rule” when valuing low-income government housing generally, that rule is presumptive, not conclusive. In this case, the rents are minimal, and federal subsidization is strictly controlled by HUD-imposed restrictions on the accumulation of surpluses. There is no evidence that any adjustment from contract rent to market rent would eliminate the “affirmative value” of government subsidies. View "Notestine Manor, Inc. v. Logan County Board of Revision" on Justia Law

In this commercial dispute over an exclusive use clause in a lease for space in a shopping center, the Nevada Supreme Court held that the doctrine of claim preclusion did not prevent the tenant from suing its landlord for contract damages after having won an earlier suit against the landlord for declaratory judgment, where both suits concern the same underlying facts. The court explained that the preclusion doctrine makes an exception for declaratory judgment actions, which are designed to give parties an efficient way to obtain a judicial declaration of their legal rights before positions become entrenched and irreversible damage to relationships occurs. Furthermore, in a case involving a continuing or recurrent wrong, a party may sue separately for after-accruing damages. Accordingly, the court affirmed the judgment awarding contract damages to the tenant. View "Boca Park Marketplace Syndications Group, LLC v. Higco, Inc." on Justia Law

Richard Turley appealed the grant of summary judgment in favor of the United States, acting on behalf of the United States Postal Service, awarding specific performance of an option to purchase real estate from Turley. The purchase option was contained in a lease of the premises that the Postal Service had renewed on several occasions. Turley argued on appeal: (1) the lease had expired when the Postal Service attempted to exercise the purchase option because he had not received notice that the government was exercising its final option to renew the lease; (2) even if the lease was renewed, the Postal Service did not properly exercise the purchase option because it continued to negotiate for a new lease after it purported to exercise the option; and (3) equity precluded enforcement of the purchase option because the Postal Service attempted to use the purchase option as leverage to negotiate a better lease agreement. The Tenth Circuit was not persuaded. The Court found the lease-renewal option was properly exercised when the notice was delivered to the proper address, even though Turley refused to retrieve it. And Turley has presented no legal or equitable doctrine that would forbid a party who exercises (and is bound by) an option to purchase from pursuing an alternative arrangement. View "United States v. Turley" on Justia Law

The carbon monoxide detector in an apartment sounded. A maintenance worker replaced the batteries; the alarm later sounded again. The following morning, tenants called Virginia Natural Gas (VNG). VNG’s inspector measured the apartment’s CO levels as hazardous, turned off the gas, and “red-tagged” the furnace. A maintenance worker later declared that he had checked the furnace and vent pipes for leaks, found an attic vent pipe loose, reattached it, and rechecked the CO level, Although not licensed to make heating system repairs, he used screws to secure the sections, contrary to specifications. A code enforcement officer determined that CO levels were within the acceptable range, without visiting the attic or inspecting the equipment. Weeks later, the alarm sounded again. A VNG inspector red-tagged the furnace. With a new furnace installed, the CO levels remained high. The adjoining apartment's furnace was venting into the attic. When the flue was repaired, CO levels dropped. The tenants suffered injuries. In their suit, the court ruled that the tenants failed to establish the requisite level of negligence for punitive damages. They were permitted, over the landlord’s objection, to increase their prayers for compensatory damages. The jury awarded three tenants $200,000 each and a fourth $3,500,000. The Supreme Court of Virginia reversed in part and remanded for a new trial. The court erred in admitting the testimony of an environmental medicine specialist, which had not been disclosed under Rule 4:1(b)(4)(A)(i); erred in admitting testimony regarding alleged defects in the installation of the new furnace--such defects were after-the-fact and not relevant; in permitting amendment of the prayers for relief; in granting a spoliation instruction with regard to tenants’ inability to inspect the furnace. View "Emerald Point, LLC v. Hawkins" on Justia Law