property attack outline eslund spring 2011

7/26/2019 Property Attack Outline Eslund Spring 2011

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WHAT IS PROPERTY1. Jacque v. Steenberg Homes, Inc (Wisconsin 1997): No harm, automatic iabiit!

an" #unitive "amages$. Hinman v. %aci&ic 'ir rans#ort (9th ir. 19*+): %ossibe harm, no iabiit!*. Hen"rics v. Stanaer (W- 199): Se#tic v. We, Serious harm, no iabiit!/. oase: he %robem o& Socia ost: costess transactions 0 best bargains,

transact. not costess. Historica 2acgroun": ("ivision not egitimate)

a. ourts o& a3: o&&ers "amages

b. ourts o& equit!: in4unctions (not mere tres#ass)+. 2aer v. Ho3ar" ount! Hunt (56, 19*+): hunters "ogs "isru#t8in4ure &armers,

"ut! to contro a&ter notice su&&icient to issue in4unction7. %ie v. %e"ric (%' 19):ncroachment b! a 3a is a continuing #ermanent

tres#ass 3hich merits an in4uction.a. his is a %ro#ert! ;ight bace" b! an In4unction (qua"rant 1).

.


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i.Conversion: common a3 action &or the tort o& using anotherLs #ro#ert! asoneLs o3n

ii.Replevin: 'ction or reme"! to recover the asset itse& (#us mone!"amages &or in4ur! to the asset)

iii.Trover (e!":action or monetar! com#ensation &or conversion o& #ersona#ro#ert!

e.Wetherbee v. WHN S%;I=; IE 'N 2 SH=WN 'N >= 5=- =

'6-;S %=SSSSI=N unti then #ossessor assume" to havetite.

b.'"verse %ossession: ver! state as a statute o& imitations &or a"verse#ossession.

c.Eessee o& 3ing v. 2urnet (S=S 19*7): 2urnet 3ho has a"verse!#ossesse" it &or $1 !ears, 2urnet 3as a goo" &aith #urchaser so courtgives it to him.

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% (%ossessor) v. = (rue =3ner:%ossessor t!#ica! #resent, = one 3ith su#erior tite

1. Was = (or #re"ecessor in tite ouste" &rom #ossn T B0S=EC !ears agoU=uster 0 a"verse entr! that is actionabe tres#ass against = or #re"ecessors F resute" in actua #ossn

>es:

No: = Wins

*. an % sho3 #rivit! 38 #ro#er #ossessor(s) t o &i in S=EU

$. Has % in #ossn T !earsU

>es:

No

>es:

No

/. Was #ossession o& character require" &or '%U

'ctua

Dcusive

=#en F Notorious

ontinuous

n"er a"verse8hostie caim o& right8tite

>es: '"verse %ossession

= WinsNo

".ar#enter v. ;u#erto (19$): % &ence" in +? &eet &or neighbors % ostbecause it 3as not a goo" &aith caim. he goo" &aith requirement ismeant to "iscourage squatters behavior.

e.Ho3ar" v. @unto (197?) N6 = ;'6 on! "i" a h!#o in cass reating toit.

i.6escri#tion in "ee"s "i" not match the house.ii.Something "eaing 3ith summer occu#anc!

6A#UES SU78ECT TO OWNERSHIP (OR NOT"1 he 2o"!: he bo"! is t!#ica! not #ro#ert! because 3e "ont 3ant

bo"ies8#eo#e to be commo"ities.a 5oore v. ;egents o& the niversit! o& ai&ornia (' 199?): 6iscar"e"

s#een ces. ourt #rotects 3ith In&. on. not 3ith #ro#ert! #rotectresearch. In&orme" consent #rotection is 3ea have to #rove &irst

a Ne3man v. Sath!avags3aran (9th ir. $??$): "ea" chi" cornea

#arents have #ro#ert! interest. State cant "e#rive o& notice

b Hecht v, Su#erior ourt (' 199*): s#erm &or "ecease"s g& S#ermunique #ro#ert! right.

c 2ottom ine on bo"ies: 5oore: et the egisature "e&ine rights as the!3i (in this case because signi&icant mone! is at stae), an" thenNe3man an" Hecht sa! that the egisature is not com#ete!unconstraine", that the constitution #ains a roe.

$ %ubic ;ights: Water3a!s F 'ir3a!sa. ;esources that are too vauabe to #arce into #rivate o3nershi#.b. Navigationa Servitu"e: Krom Ke"era a3. 5embers o& the #ubic can

sue &or access to 3ater3a!s.i. Navigabe 3aters: &rom commerce cause, controe" b! stateii. Navigabe airs#ace: &e" govt has contro.

c. %ubic rust 6octrinei. omes &rom state a3.ii. i"a 3aters: #art o& #ubic trustiii. Non ti"a: submerge" 0 state, not submerge" 0 sub4ect to

#rivate o3nershi#.a Eae 5ichigan Ke"eration v. 'rm! or#s o& ngineers (199?): Eo!a

eD#ansion &or #ubic goo". ourt sa!s &or #rivate an" an" niDesi. ourts ought to be critica o& the state giving over #ubic an"

to #rivate entities 3ithout egisative oversight.ii. %ubic trust is vioate" 3hen the #rimar! #ur#ose is #rivate

interestiii. %ubic trust is vioate" 3hen the state reinquishes #o3er over

#ubic resources.b State o& =regon eD re. hornton v. Ha! (=; 19+9): Homeo3ner 3ants

to &ence in his "r! san" 3ater&ront an". ourt ho"s that the #ubic hasa right to "r! san" beach base" on custom an" a&&irms the in4unction.

c ustom: such usage as b! common consent an" uni&orm #racticesi. 'ncient (ong an" genera)ii. Without interru#tion (no assertion o& #aramount right in

interim)iii. Without "is#ute (#eaceabe)iv. ;easonabe (#ubics use has been a##ro#riate to the an")v. ertain ("e&ine" b! visibe vegetation ine, recogniGe" uses)

vi. =bigator! ( ie a caim o& right, the #ubic acte" ie the! ha"a right, an" it must be uni&orm across an" o3ners.

vii. Not re#ugnant to a3s8custom" hese customar! #rovisions are in &act sub4ect to the 3i o& the

egisature.

OWNER SO6EREI5NTY AND ITS #I9ITS

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1. rimina an" ivi res#ass 'ctionsa. State v. Shac (NJ 1971): E= cant ee# services &rom migrant 3orers.

>ou bring !our rights 3ith !ou.b. Inte or#. v. Hami"i (' $??*): Hami"i sen"s emais, suit &or res#ass to

hatte no actua harm.$. Se& He#: #ro#ert! o3ner using reasonabe &orce to "e&en" their #ro#ert!.

a. 2erg v. Wie! (5N 197): EE ocs restaurant out. 5N sa!s on! reme"! isthrough the courts because o& #otentia &or vioence.

b. Wiiams v. Kor" 5otor re"it om#an! (th ir. 19$): ;e#ossession o&

car actua! #eace&u an" a3&u.c. Wiiams com#are" to 2erg

i 2oth cases have a rue =3ner #itte" against a #resent #ossessor1 5N: 3ant #arties to #revent a breach o& #eace1 ';: et #arties &igure things out unti a ine is crosse".

i Ea3s t!#ica! #rotect #resent #ossession:1 EE8;e#ossesser shou" have someone ese a"4u"icate their

right to recaim.1 I& the = recaims 3ithout a right, 3e charge them 3ith the

same tort as i& the! never ha" a egitimate tite (3rong&ueviction8conversion)

1 -auing #ossession is a 3a! o& avoi"ing vioence.i %erha#s the "i&&erence is rea #ro#ert! v. a car. ars are something

that are more ie! to be "e&aute" on an" 3e 3ant to give theseers8easeho"ers certain #rotections.1 5ost states bar se& he# &or EEs 3ho see eviction1 5ost states "o not bar se& he# &or = seeing re#ossession

*. Dce#tions to the ;ight to Dcu"ea. ommon Ea3 Dce#tions

i. %oo& v. %utnam (- 19?): necessit! 4usti&ies tres#ass.'&&irmative right.

i. 5conico v. Singeton (S 11): hunter on un"ev. an"

ao3e"ii. ston v. ;esorts Internationa Hote (NJ 19$): casino cant

bar uness breaing rues.b. onstitutiona rum#s

i. est: (1) Kirst as i& theres state action, ($) hen baancecom#eting rights.

ii. 5arsh v. 'abama (S=S 19/+): com#an! to3n cant ee#Jehovahs out.

iii. Shee! v. @ramer (S=S 19/): en&orcement o& racia!"iscrim covenant 0 state action an" not ao3e".

iv. 2e v. 5ar!an" (S=S 19+/): ourt bounces on "eci"ingi& a sit in #rotestor being remove" is iegit.

v. 5ora o& the stor!: en&orcement o& #rivate rights o& action thati& "one b! state actor 3ou" be iega, are the ones that are not#ermitte".

'OR9S O' OWNERSHIP1. he 'ngo'merican S!stem o& states

a. %resent %ossessor! InterestsPage 4of 22


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i. Kee ai: not im#ortant an!more. @e#t an" 3ithin boo"inesan" a ma4or #ot "evice in -ictorian noves. 'boishe" ear! onin the nite" States.

ii. Kee Sim#e:1. 'bsoute: argest #acage o& o3nershi# rights &rom

3hich others are carve". No natura en" o ' an"his heirs or o ' in &ee sim#e or to '

$. 6e&easibe: sub4ect to con"itions that cuts short a#otentia KS'

a. Kee Sim#e 6eterminabe: =


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a. In"e&easib! -este": to ' &or i&e, then to 2,, an" 6 an" their Heirs

i. @no3n #ersons an" nocontingencies.

ii.

No con"ition subsequent can cutshort the remain"er.

b. -este" sub4ect to com#ete "ivestment:i. I& occurrence o& a con"ition can

cause the interest to shi&t to

someone eseii. o ' &or i&e Bi&e estateC, then to 2

Bremain"er sub4ect to com#ete"ivestmentC, but i& 2 &ais togra"uate b! 19 then to Bshi&tingeDecutor! interestC.

c. -este" sub4ect to #artia "ivestment (orsub4ect to o#en)

i. o ' &or i&e, then to his chi"renan" heirs 3here 2 an" arechi"ren are area"! aive at the

time o& the grant.ii. Since the cass is sub4ect to o#en,

2 an" have veste" remain"erssub4ect to #artia "ivestment.

*. Con&in*en& rem%iners: on"ition #rece"ent#revents the remain"er &orm being veste". o ' &ori&e, then to his chi"ren an" heirs or o ' &or i&e,then to 2 i& he gra"uates &rom high schoo b! age 19

a. Some uncertaint! remains as to the i"entit!o& the cass o& taers or the occurrence o& acon"ition. When the uncertaint! is resove",

the remain"ers vest in interest.b. he &uture interest can vest (b! the

con"ition being satis&ie") 3ithout the#ossession vesting (' "!ing)

iii. Decutor! Interests: 'n! &uture interest that "oes not meet therequirements to be a remain"er. 19$9): Son 3ants to tear "o3nmansion. His unces, contingent remain"ermen, ob4ecte" tothe raGing o& the mansion to bui" an a#artment bui"ing.ourt sa!s cant "en! them their interest

b. ;estraints on 'ienation: ommon a3 rue 0 no "ea" han" contro.

om#ete restraints on a Kee are -oi" no matter 3hat. ;estraints onother estates (eases) are ao3e" more rea"i!, #artia restraints mustbe reasonabe an" even then are high! "is&avore".

i. Eau"erbaugh v. Wiiams (%' 19+$): covenant restrictingaienation to members o& the Eae 'ssociation. ourt sa!sthat not a restrictions on aienation are 3rong but the! mustbe reasonabe this not reasonabe because boar" an"#er#etua

ii. 5ountain 2ro3 Eo"ge v. oscano (' 19+7): ourt sa!s thatthe #rovision restricting the use o& the an" to the &raterna

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o"ge is a vai" restriction on use. -ai" to restrict the use o&an" even i& that ha" the e&&ect o& a com#ete bar on aienation

c. ;ue 'gainst %er#etuitiesi. 'ctua ;ue: No interest is goo" uness it must vest, i& at a,

not ater than t3oone !ears a&ter some i&e in being at thecreation o& the estate.

ii. Ste#s &or 'na!sis1. Ien&i! %ll &+e in&eres&s re%&e $ &+e *r%n& %n

$r%/e& &+em o!!.

$. As &o !u&ure in&eres&s %ser&%in )+e&+er %n o!&+em %re unves&e %& &+e &ime o! re%&ion %n&+us su$0e& &o RAP-

a. Kuture Interests that are -S6 an" N=sub4ect to ;'%:

i. Kuture interests create" in8retaine"b! the ;&or a nonveste" &uture interestscreate" b! the grant. I& an! interest in the grant isvoi" &or to:

?. De&ermine &+e e!!e& on &+e rem%inin* in&eres&s:ross ou& &+e l%use(s" &+%& esri$e &+e inv%liin&eres&s %n re>re% &+e ei&e *r%n&.

iii. S!m#hon! S#ace v. %ergo"a %ro#erties (N> 199+): =#tionagreement vioate" the ;'%. he atest vesting #oint 3as$??*, $/ !ears a&ter the interest 3as create" (no measuring

i&e because this is a contract).*. 5e"iating on&icts bet3een oncurrent =3ners

a. 2asic oenanciesi. enanc! in ommon (8) No right o& survivorshi# on

"eath o& each enant in ommon her share #asses to herheirs)

1. ach tenants interest in the an" is (1) Se#arate:in"e#en"ent! "escen"ibe, conve!abe, "ivisibe,($)n"ivi"e": each tenant has the right to #ossessthe 3hoe

$.

*. 5o"ern common a3 &avors 8. 5ost coo3nershi#s are bet3een sibings.

ii. Joint enanc! (J) incu"es a right o& survivorshi#1. / unities require" at the time o& creation: ime, ite,

Interest, %ossession

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$.

*. ach Joint enant has the #o3er to uniatera!trans&er his interest 3hie iving an" "oing so createsa 8 because the unities o& time an" tite are

broen.iii. enanc! b! ntiret!: marita #ro#ert! arrangement. =n!

avaiabe &or marrie" cou#es in a certain number o& states.Eie a J eDce#t that !ou cant se uniatera!.

iv. ommunit! %ro#ert!: Kor marrie" cou#es a #ro#ert! that is#urchase" "uring the marriage becomes communit! #ro#ert!.'ienation requires consent o& both.

b. Severance: In a J either tenant can sever the J 3hich converts it to a8. urrent! !ou ma! be ao3e" to conve! to !ourse& to "estro! theJ i& !ou 3ant to eiminate right o& survivorshi#.

i. Harms v. S#rague (IE 19/): =ne brother in J mortgage"

3ithout other no3ing. 6ies F court ho"s that the J is notsevere" b! one tenant mortgaging out his interest.

c. %artition: 'n! cotenant can sue &or #artition &or an! or no reason. hecourt 3i grant it 3i thout inquir! into the reasonabeness. his giveseach cotenant the right to terminate the cotenanc! at an!time.'vaiabe to both J an" t8c

i. 6e&ino v. -eaencis ( 19?): 6e&inos o3n $8* an"-eaencis o3ns 18* o& a 8. 6e&inos 3ant to "eveo# thean" so the! see #artition b! sae.

=. P%r&i&ion $ s%le: #ro#ert! so" an" the #rocee"sare "ivi"e" bet3een the tenants


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i. ;ecor"ing s!stem is a o3 cost o& 3a! o& getting assurancethat !oure acquiring 3hat !oure to". (Nemo 6at !ou cannotconve! 3hat !ou "ont have.)

c. -ersions o& the recor"ing s!stem:i. ;ace Statutes: 2ase" #ure! on the recor"s. I& recor"s &irst,

3ins over 2 even i& 3as a ba" &aith #urchaserii. Notice Statutes: 3ins as ong as ha" no notice (actua,

constructive, inquir!) o& 2s #rior "ee". ' nee"s is goo"&aith

iii. ;aceNotice Statutes: has to "o one more thing, not 4ustoo bac an" as is there a #rior "ee" but must asorecor" &irst. >ou have to not have notice 'N6 3in a race tothe courthouse an" recor" !our "ee" &i rst be&ore 2 recor"shis "ee".

". What can be recor"e"Ui. 6ee"sii. asementsiii. ovenantsiv. 5ortgagesv. Ean" receive" b! "evise

vi. 'n! other encumbrances8caims to use

T+e An*le Ameri%n Ss&em o! Es&%&es @ 'u&ure In&eres&s

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%;SN IN;SS

K;H=E6 S'S N=NK;H=E6 S'S

Kee Sim#e (Kee ai) Ei&e state

erm o& >ears %erio"ic enanc! enanc! at Wi

'bsoute 6e&easibe

In &avor o&


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a. In"e#en"ent ovenants 5o"e: a covenants must be #er&orme" b!both #arties 3ithout regar" to 3hether the other covenants have beenor can be #er&orme"

i. %ara"ine v. Jane (@ings 2ench 1+/7): ourt sa!s that the"ut! to #a! rent cannot be "ischarge" even i& is no ongeron the an". I& EE evicte" not iabe.

ii. Smith v. 5cnan! (5' 197): 1&t. encroachment on seaseho". It "oes not inter&ere. ourt ho"s that i& the EE"eiberate! evicts the &rom 'N> #ortion o& the ease" an"

the has a com#ete "e&ense to rentb. aveat Eessee: 2u!er be3are Kirst, no im#ie" 3arranties (eDce#t

im#ie" 3arrant! o& quiet en4o!ment) an" secon", in"e#en"entcovenants (eDce#t 3here an"or" inter&eres 3ith tenants rights)

i. Sutton v. em#e (Dchequer 6ivision 1/*): No im#ie"3arrant! &or grass ease. is sti require" to #a! rent. ourtem#hasiGes that the EE "i"nt no3 o& the "e&ect 3ith the an".

c. onstructive viction: ;equirements:i. 2reach b! the EE o& some eD#ress or im#ie" "ut!.ii. 2reach substantia an" #ermanent! "e#rives o& bene&icia

en4o!ment or #ossession

iii. has to aban"on the #remises in a reasonabe time.(necessar!, but not su&&icient. an #ut at ris o& #a!ing"oube rent)

". 2acett v. =ano&& (5' 1977): EE eases to a cub neDt "oor to . EE "i"not en&orce noise restrictions in the ease. ourt sa!s that the EEbreache" the covenant o& quiet en4o!ment because he ha" contro overthe noise #robem

e. 'ban"onment:i. hree EE reme"ies to 'ban"onment:

1. reat o&&er as a surren"er an" acce#t the o&&er$. ;eenter an" reet on the tenants beha& (the origina

ease sti eDists EE coects rent &rom $ on 1sbeha& an" 1 is res#onsibe &or the "i&&erence).

*. 6o nothing an" sue &or the rent as it comes "ue no"ut! to mitigate. onsistent 3ith the i"ea o& a easeas a conve!ance o& an estate (it is the tenantsestate)

ii. Sommer v. @ri"e (NJ 1977): Ean"or" "ut! to mitigate.1. Eingering questions:

a. Is the EE then obigate" to tae an!aternate tenantU

i. EE must have a reasonabe basisto re4ect that tenant

b. What i& the EE has no #robem 3ith secon"tenant but 3ants to argue ost voume has em#t! units an" but &or 1s breach he3ou" have ease" another one.

i. 6e#en"s on &ungibiit!: o" tenantcan argue that the a#artment atissue 3as not &ungibe.

&. on"ition o& the %remises:i. Javins v. Kirst Nationa ;eat! or#. (6 ir. 197?): housing

vioations. ourt a##ies im#ie" 3arrant! o& habitabiit! &or EE an" that &aiure ma! be a "e&ense to #a!ing rent, but not acom#ete "e&ense. (Ste# a3a! &rom caveat easee (bu!erbe3are) mo"ern tenant has a right to eD#ect a habitabeiving s#ace.)

ii. ourt eD#icit! mentions the move &rom status to contract.

Ol Common #%) 9oern #%)

No Warrant! M IWH (continuing 3arrant!)

In"e#en"ent ovenantsM

6e#en"ant ovenants@base": breaching #art! "ischarges other #art! o&contractua obigations

Eitera inhabitabi it! M 5inimum Societa Stan"ar"s

g. H!#o: EE o&&ers a#artment &or X+??8mo. enant observes its "e&ectsan" o&&ers X/??8mo. EE agreesP #arties enter into an agreementseparate from the leasestating that enant acno3e"ges "e&ects an",in consi"eration o& 3aiving EELs obigation to re#air them, gets rent atX/??8mo. enant moves in an" sto#s #a!ing rent un"er IWH.

i. I& IWH is #rotecting a societa interest, then in"ivi"uabargaining shou" not be ao3e". 2ut 3hat i& tenant canLta&&or" to #a! an! more than X/??U HeLs out o& uc i& nobargaining ao3e".

ii. 'ssuming IWH a##ies, tenantLs reme"! must be somethingother than maret vaue o& a#artment 3ith "e&ective con"itions(#resumab! the X/?? he bargaine" &or). 5ust com#ensatehim 3ith some &iction beo3 X/??.

h. ;ent ontro: conomists agree rent contro 3i inevitab! re"uce thesu##! o& o3income housing.

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i. ;ent &reeGes: a"o#te" in res#onse to an antici#ate" surge in"eman" &or renta housing, an" are "esigne" to #reventuneD#ecte" har"shi#s to tenants an" 3in"&a #ro&its &or EEs.sua! on! use" &or short term, emergenc! situations (e.g.3ar time).

i. ;ent stabiiGation: government sets a &air rent (ma!be ao3ance o&!ear! Y increase), or #ermits rent increases on! 3hen a#artment isvacate". %erio"ic tenancies, not term o& !ears.

$. oo#s, on"os, F ommon Interest ommunities

a. =vervie3: in a o& these &orms, the Zo3ner[ "oesnLt require all therights in bun"e.

i. oo#eratives (oo#s): ite to the entire bui"ing is o3ne" b!a cor#oration. ach resi"ent o3ns a #ro#rietar! ease(ao3ing &or unimite" tenanc!) an" shares o& this cor#oration.5ortgage &inancing is obtaine" b! the cor#oration &or thebui"ing as a 3hoe. oo# must a##rove the sae o& in"ivi"uaunits.

ii. on"ominiums: 'ssociation o3ns the common areas.;esi"ents o3n their in"ivi"ua units (an" can se 3ithouta##rova o& the 'ssociation). ame secon" a&ter coo#s. Have

better rissharing #ro#erties since occu#ants "onLt serve assureties &or each other.

iii. ommon Interest ommunities: sua! &reestan"ing homes.;esi"enc! requires unusua! "etaie" covenants an"restrictions. hin gate" communit!

b. $??*): oo# o3ner %uman

engages in ob4ectionabe behavior (harassment o& u#stairsneighbor, &!ers) an" 2oar" votes to e4ect him.

1. Levandusky is a case on the boos that encouragescourts to be "e&erentia to business "ecision.

2. '##! business stan"ar" egit: oo# boar"reationshi# is "istinct enough &rom tra"itiona EE8that the statutes com#etent evi"ence stan"ar" issatis&ie" b! the business 4u"gment rue.here is a


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g. S#ur In"ustries v. 6e. . Webb 6eveo#ments ('\ 197$): o3 &ee" otv. retirement communit!. S#ur can be en4oine" but 6W has tocom#ensate S#ur

$. Servitu"es: 'ternative to nuisance a3: resove con&icts bet3een neighbors b!contract that commits to certain behavior regar"ing use o& an".

a. asement: o3ner agrees to)%ive +is ri*+& &o eluecertain in"so& intrusions b! another.

b. ovenant: =3ner agrees to %$ie $ er&%in res&ri&ionson the useo& his an" &or the bene&it o& another.

c. asements !#es

E%semen&s Appur&en%n&2eongs to another #arce o& an"P Zruns3ith the an"[2ene&it o& the easement beongs to3hoever o3ns the bene&ite" #iece o& an"(6ominant ract).2ur"en o& easement beongs to 3hatevero3ns the bur"ene" an" &rom 3hich thebene&it 3as carve" (Servient ract)

E%semen&s in 5ross2eongs to a #articuar grantee. I& the granteeses his an", he retains the easement ingross.

Pro!i& % PrenreEie a narro3 easement in gross: gives6ominant enant right to enter ServientenantLs an" to eDtract something o& vaue

(timber, &ruit, &ish, mineras, etc.)A!!irm%&ive E%semen&'o3s 6ominant enant to mae a&&irmativeuse o& Servient enantLs an" that 3ou"other3ise be a legal wrong.

Ne*%&ive E%semen&6ominant enant has the right to sto# Servientenant &rom "oing something that 3ou"norma! be 3ithin SLs rights.

Priv%&e E%semen&'uthoriGes s#eci&ic name" #arties(in"ivi"uas, etc.) to use an" &or "esignate"#ur#oses.

Pu$li E%semen&'uthoriGes the genera #ubic to use an" &or"esignate" #ur#oses.(;eca Thornton, =regon beach case).

a. asement reationi. D#ress: in 3ritingii. Im#ie": ;esuts &rom the severance o& 6ominant enant (6)

an" Subservient enant (S). ReBuires prior ommono)ners+ip. WIm#ie" b! reservation, 3hen = so" to ', =im#icit! he" an easement to maintain access to ot 2.

iii. %rescri#tion: Non #ermissive use

iv. sto##e: %ermissive use Q "etrimenta reianceb. Sch3ab v. immons (WI 1999): Ean"oce" themseves. ourt sa!s

that vehicuar access is a convenience an" that geogra#hic barriers"ont create a right to easement b! im#ication or necessit!.

". Warsa3 v. hicago 5etaic eiings, Inc (' 19/): rucs turningaroun" in 6s an". Presrip&ive e%semen&require a sho3ing o& use o&the #ro#ert! that has been o#en, notorious, continuous an" a"verse o&an uninterru#te" #erio" equa to the statute o& imitations. 'so mustsho3 a "e&initive an" certain ine o& t rave. N= %'>5N

c. Hobroo v. a!or (@> 197+): ;oa" that 6 use" &or a !ear an"im#rove" on. Eicense (ora agreement bet3een the #arties) cannot berevoe" 3hen there is reiance an" im#rovement

". %enn 2o3ing v. Hot Sho##es (6 ir. 19/9): D#ress easement use"&or a secon" #ur#ose. %2 is en4oine" &rom misuse (but not &rom ause).

e. Summar!: hese cases a &eature a 6 seeing a vauabe #ro#ert!right 3ithout having bargaine" &or it or 3ithout consi"eration. Shou"the court be rescuing 6s 3ho &aie" to bargain eD anteU

Proper& Rule #i%$ili& Rul

Servien& Ten%n& In4unction against 6ominantenantLs use.

No in4unctionto #a! "ama

Domin%n& Ten%n& 6ominant enant gets easement. S has to #a

&. 3o att itu"es:i. Sch3ab (an"oce") an" %enn 2o3ing (misuse) 0 T 'N

a##roachii. Warsa3 (trucs) an" Hobroo (roa") 0 T %=S a##roach

g. Notice ;equirements an" the ommon %aniii. Sanborn v. 5cEean (5I 19$): gas station in a sub"ivision.

onstructive notice or inquir! notice enough to u#ho"restriction.

h. ermination o& Servitu"eiv. 2ootin v. ;in"ge (' 19+/): Ean" is restricte" to singe &ami!

resi"ences (SK;). % o3e" a ot that 3as no goo" &or a SK;but #rime commercia territor!. =3ners stuc 3ith an"3orthess &or its on! ao3e" use. K'I; because the! boughtthe an" no3ing o& the restrictionP there 3as notice.

i. onservation asements: ' t!#e o& #ermanent easement a #ro#ert!or some #ro#ert! can come to the o3ner sub4ect to a imitation.

Page 13of 22


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I


15/22

PU7#IC RE5U#ATION O' #AND USE AND RE5U#ATORY TAIN5S1. ;eguator! aings: concerne" 3ith economic rights associate" 3ith #ro#ert!

a3.a. Ki&th 'men"ment aings ause: ZNor sha #rivate #ro#ert! be taen

&or #ubic use 3ithout 4ust com#ensation.[ '##ies "irect! to &e"eragovernment an" has been he" to a##! to states through the 1/th'men"ment, 6ue %rocess ause.

b. Kour Auestionsi. What is %rivate %ro#ert!U

1. When "eaing 3ith things other than an" this getstric!

ii. ' aingU1. aing 0 Zinverse con"emnation[$. Z>ou have e&&ective! con"emne" m! #ro#ert!P !ou

shou" have taen it through eminent "omain.[iii. %ubic seU

1. @eo v. it! o& Ne3 Eon"on, (S=S $??):revitaiGing area is enough o& a #ubic use to 4usti&!6, even though its going to a #rivate #art!.

a. ItLs oa! to use eminent "omain to trans&er

#ro#ert! &rom #eo#e 3ho have 3a!!!!! toomuch o& it. (Ha3aii case)

b. ourts shou" 4ust ensure thatcom#ensation is &air, #roce"ures are &air,an" that the egisature has a##rove" thetaing.

c. ae a3a! &rom @eo: courts 3i #oice#roce"ures not government en"s.

$. Just om#ensationUa. Just com#ensation 0 maret vaue (3i

o&ten be un"ercom#ensator!)

b. I& government has to #a! K5- an!3a!, 3h!"oesnLt it 4ust bu! the #ro#ert!U H=E6 =ISSS

c. I& o3ner is going to get K5- an!3a!, 3h!3ou"nLt he 4ust seU ;eca: oomerP somevaues ten" to be ost in a K5- cacuation(communit! connections, business goo"3i,etc.)

c. Koun"ationsi. %enns!vania oa v. 5ahon (S=S 19$$) #. 1$9:

%enns!vania is coamining countr!P recogniGes three "istinct

estates: (1) Sur&ace state, ($) 5inera state mineabe

#ortion o& subsi"ence, (*) Su##ort state 3hatever amounto& other3ise mineabe coa that must be e&t in #ace.

1. %enn oa caims that state statute, 3hich require"certain structures to have sub4acent su##ort,constitute" a taing o& its #ro#ert! 3ithout 4ustcom#ensation. 6enominator argument: too 'EE o&the su##ort estate out o& 'EE the su##ort estate 0tota taing.

$. Ho"ing: Eegisature "oesnLt get to absoute! "e&ine3hat constitutes #ubic harm.

ii. %enn entra rans#ortation o. v. it! o& Ne3 >or(S=S 197) #.1$+9 B;estriction on seC %enn notao3e" to bui" on to#. Ho"ing: State reguations "o not gotoo &ar so ong as the eDisting use o& the #ro#ert! is:(1)nim#aire", an" ($)%rovi"ing a reasonabe return on the=3nerLs investment.

1. 2'E'NIN< S &or Ztoo &ar[ Auestion:a. conomic Im#act (6iminution in -aue)b. ;easonabe investmentbace"

eD#ectationsc. haracter o& government action". ;eci#rocit! o& '"vantage

iii. @e!stone 2ituminous oa (S=S 197): Ea3 requirescoa co. to com#ensate. Su##ort estate is a sma &raction o&the minera rights, no3 a 3a! &or the court to "isavo3 the useo& the su##ort estate as the "enominator.

1. 5ahon is not overrue", but its ho"ing ha" beennarro3e" to a siver that can be avoi"e" b! "ecentegisative "ra&ting even though it gives us the 3hoe&rame3or

$. No Eitera =; onstitutiona aing". %h!sica Invasions

i. @aiser'etna v. S (S=S 1979) %rivate #on" ma"enavigabe. Eitera aing an" use the %enn entra 2aancingest #h!sica invasion, so no 6

ii. %rune!ar" Sho##ing enter v. ;obins (S=S 19?):Sho##ing ma ha" strong #oic! against &!er "istribution.Stu"ents "istribute" &!ersP sto##e" b! securit! guar".

1. ' state constitution can give broa"er &ree s#eechrights

a. treats state courtLs ruing as the equivaent

o& ne3 egisationP


16/22

b. Ho"ing: aing o& right to eDcu"e is sub4ectto %enn entraLs baancing test.

iii. @aiser ' o3ners investe" in the #ro#ert! 3ith a reiance ontheir right to eDcu"e.

iv. %rune > the right to eDcu"e "oesnLt a"" economic vaue tothe sho##ing centerP its #ur#ose is to be o#en to the #ubic.No reasonabe investmentbace" eD#ectations.

1. Eoretto v. ee#rom#ter 5anhattan '- or#.(19$) #. 1$+: abe boD, #h!sica invasion.

Ho"ing: %ermanent %h!sica =ccu#ation M'utomatic, %er Se aing. 2ut on! 3orth X1.

$. Noan v. ai&ornia oasta ommission (S=S197): on"ition o& bui"ing #ermit is ao3ing #ubiceasement. assic ;ight o& Wa! asement 0%ermanent %h!sica =ccu#ation M %er Se aing

$.

. Noll%n . %iser>Ae&n%

assic ;ight o& Wa!

asement %er se rue M

aing State im#ose"

asement over E'N6

(more tra"itiona! bought8so") Ean" cose!

associate" 3ith the home. 5ore ie! to

inter&ere 3ith muti#e uses oro#ert! (3ater can on! be

use" b! boats)

NavigationaServitu"e asement Sub4ec

t to 2aancing est Ke"er

a! im#ose" asement over

W'; (ess conventiona!bought8so")

. ;eguation o& sea. Eucas v. South aroina oasta ounci (199$) #. 1$99: Eucas e#t

&rom "eveo#ing his coasta an" because o& nobui" Gone. Eiteraaing an" because ;eguation eiminates a economica! viabe useo& an" M %er se aing

i. Nuisance Dce#tion: I& the on! thing !ou can "o to maeeconomic use o& !our #ro#ert! is a nuisance, then itLs not a#er se taing.

ii. 6enominator 0 Kee Sim#e. Numerator 0 What iseconomica! viabeU

1. conomica! -iabe se 0 6eveo#ment ;ights

iii. Lucasa##arent! tes us that entitements canbe cho##e"u#: ourt sa!s ZI& !ou thought that !enn Central an""eystoneoverturne" Mahon#s"enominator ho"ing, !ouLre3rong.[

1. 2ottom Eine: I& activit! is a nuisance 3ithin the Lucasmeaning, the government 6=S have a &ree #ass

b. 3o categorica eDcusions &rom %enn entra 2aancing est:i. %h!sica Invasion: ;eguations com#eing #ermanent

#h!sica occu#ations.

ii. ;estrictions on se: ;eguations "en!ing alleconomica!bene&icia or #ro"uctive use o& an"

c. 6enominators (#ostEucas): 6iminution in vaue (&actor un"er %ennentra 2aancing test, an" Eucas tota taings test) "e#en"s on the"enominator !ouLre measuring against (vaue o& #ro#ert! be&orereguation). ourt has cautione" against conce#tua severance (ettingeach stic be a ]3hoeL).

i. %aaGGoo v. ;ho"e Isan" (S=S $??1) Su##. *:%aaGGoo o3ne" 3ater&ront #arce, reguate" as coasta3etan"s #rior to his o3nershi#P submitte" various"eveo#ment #ans, a o& 3hich 3ere re4ecte". Kie" taings

action re!ing on Lucas('rgument State "enie" me o& aeconomica! bene&icia use o& an").

1. Ho"ing: Z' ;eguation that 3ou" other3ise beunconstitutiona absent com#ensation is nottrans&orme" into a bacgroun" #rinci#e o& theStateLs a3 b! mere virtue o& the #assage o& tite.[%reserves &uture generationsL right to chaengeunreasonabe imitations on the use an" vaue o&an". =ther3ise, &or those current8o"er o3ners thatcanLt get aroun" to bringing a taings caim, the stateesca#es having to #a! com#ensation.

$. 2acgroun" #rinci#es: Zcommon, share"un"erstan"ings o& #ermissibe imitations "erive"&rom a stateLs ega tra"itionsP incu"e reasonaberestrictions.[ ;oote" in common a3, not egisation:constrains egisature &rom overreaching on beha& oubic ma4orit! vie3s. ourts most! insute" &romma4oritarian #ressures.

a. Nuisance a3 "eas 3e 3ith con&ine"eDternaities a&&ecting &e3 neighborsP ess3e 3ith "i&&use harms (on ecos!stem,etc.), but thatLs oa! the egisature can

sti &i ga#s.


17/22

b. nvironmenta egisation has #ice" u#3here nuisance a3 e&t o&&, but isconstraine" b! 3hat courts have "one innuisance cases.

c. oo great83rong in" o& constraint ongovernment to reguate an" use &or #ubicinterestsU

*. -aue o& reguate" #ro#ert! 0 #ro#ert! vaue Qo##ortunit! to bring a taings caim chaenging the

reguation.a. S#ecuation: 2u! an" sub4ect to restrictions

that "e#ress its vaueP chaenge restrictionsas taings. I& struc, get 3in"&a. ^%otentia! a 3i"eo#en attac on stateLs#o3er to reguate an" uses, es#ecia! to#rotect the environment.

/. 6ecision: Ean"o3ner not "e#rive" o& aeconomica! viabe useP can sti bui" Zsubstantiaresi"ence[ on 1acre #arce. No tota taing un"erLucas.

. =n a##ea, brought u# &or the &irst time that theu#an" #arce is "istinct &rom the 3etan"Ls #ortionPtota taings is 3ith res#ect to the 3etan"Ls area.6i"nLt bring it u# earier, so _ ost this caimP courtbase" "ecision on 3hoe #arce being the"enominator.

+. 3o Eines o& 'rgumenta. %enn entra 2aancing est _ must sho3

that the reguation too too mucho& an"Lsuse8vaue8;I2s.

i. =Lonnor (s. /7): ;eguator!

regime in #ace at time the _acquire" the #ro#ert! sha#esreasonabeness o& eD#ectations.

ii. Scaia (s. /9): No, it "oesnLt.b. Eucas est _ must sho3 that 1??Y o& the

an"Ls "eveo#menta vaue has been taen.ii. Lucas vis a vis !ala$$olo

1. ogether, the cases suggest an erosion o& #ositivistvie3 o& #ro#ert! rights. %robem 3ith #ositivism: i&Z#ro#ert![ as use" in the onstitution means on!rights that a egisature sa!s one has, then theaings ause an" the 6ue %rocess ause o&&er

itte #rotection &rom overreaching egisatures.iii. ahoeSierra %reservation ounci v. ahoe ;egiona

%anning 'genc! (S=S $??$) #. 1**1. =3ner argue" that the moratorium on "eveo#ment

(asting *$ months) amounte" to a tota taing o& herZeaseho"[ equivaent to the "uration o& themoratorium.

$. 2acgroun" In&ormation on em#orar! aingsa. ra"itiona!, i& a an" use restriction 3as

he" to be a taing, the state cou" 3ith"ra3the reguation an" avoi" #a!ing

com#ensation.b. %irst &nglish ven i& the reguation is

3ith"ra3n, the state sti must #a! 4ustcom#ensation "uring the #erio" theunconstitutiona reguation 3as in #ace. ^em#orar! aing (3hat o3ner here isarguing).

*. Ho"ing: N= =N%'E S-;'N.6enominator is the #arce as a 3hoe. 6istinguishe"&rom %irst &nglishbecause this moratorium 3aseD#icit! tem#orar! &rom the ver! beginning.

/.


18/22

7. E'S . %NN N;'E

9. 'EE economica! viabe use re&ers to theWH=E %';E.

1?. I& on! %'; o& the #arce is taen, a##! the %ennentra 2aancing est.


19/22

==. TAIN5S A'TERLUCAS

1$. Was an!thing taenU 6i" govLt action Ztae[8im#air a #rivate #ro#ert! right that = ha" un"er BstateC a3U1*.1/. No taing No >es

1.1+. haracter o& govLt action17.1.

19. %h!sica Invasion No #h!sica invasion8$?. ;estr. on ;t. to Dcu"e ;eguation o& se$1.$$.

$*. %erm. %h!s. =ccu#ation (%%=) No %%= con. viabe use remains No econ. viabe useremains

$/. (Loretto'(ollan) (")A' !runeyard) (!enn.Centr.' "eystone) (MahonU, Lucas)

$.


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*2. asements, #rivieges StatutesU Nuisance, covenants

1 Basi 2 Action/Rem 3 B$i%t 4 #nterest i! se"ere 5 P$'%ic 6 (a)ing*


21/22

43.

1. Basi

c

Prop

erty

Righ

ts

2. Action/Rem

ey !or

Pri"ate

#nter!erence

3. B$i%t

in/#nherent

&imits

4. #nterest i! se"ere

an

con"eye/Aitiona

% %imits 'ase on

consent/re%a.

5. P$'%ic

%imits/#nter!erence

'y go"ernment

6. (a)ing*

7. Righ

t to

Poss

ess

8. Ejectment

(injunction)

9. < a!e"se

#ossession$%

1&. 'ease sets u# ne

#"o#e"t* "ig+ts an,imitations on tit,e

(''- ,a)

11. /u,,

0##"o#"iation%12.

13.14. Pe"manent P+*sica,

ccu#ation %

15. Eminent

omain-aing

16.17. Pe" se test

(un,ess)

('o""etto)

18. Right to

+,c%

$e

19. "es#ass

ontinuous-"

e#eate2&. o" njunction

21.

22. netime-ccasiona,

23. Pu,ic t"ust

custom$

24. P"esc"i#tion :

25.

26. ommon'aP"i!i,ege

(S+ac$)

27. 0ffi"mati!e

Easement

28. P"esc"i#tion:29.

3&. 'icense$

31. P+*sica, in!asion

Easement ,ie

access (;0$) can go

ac u# to #e" se test %

ccasiona, access

(P"une*a")

32.

a,ance

test it+ t+um

on sca,e fo"

33. Righ

t to

-se

an

+no

y0cti

!e

34. $ 35. =uisance 36. =egati!e Easement>"est"icti!e

co!enant-e?uita,e

se"!itue(conitiona, fees)

37. @egu,ation of Ases

E,imination of

!ia,e use (Ba+on'ucas) :

38.

Cia,e use "emains(;e*stone Penn

ent"a,) :

39.4&. Pe" se est

(un,ess

in+e"ent,imit)

41.

42. a,ance

est (it+

t+um onsca,e fo"

go!Dt)

43. Asean

enjo*

Passi!e

44. =uisance(injunction-

amages)

45. =eig+o"Ds"ig+t to use

an enjo*(u# to

nuisance)

46. 0ffi"mati!eeasement (to commit

nuisance)

47. o!Dt FnuisanceF$ 48. $$$

49. Righ 5&. 51. S*stem of 53. @est"icti!e 54. =e ,ega, ,imits on 55. (an e


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PROPERTY: A SEAMLESS WEB

property attack outline eslund spring 2011

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