xv
Table of Contents
—————
Page
PREFACE TO THE THIRD EDITION MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMv
ACKNOWLEDGEMENTS MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM ix
TABLE OF CASES MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMxxvii
Chapter One. Basic Property Concepts: Possession and
Ownership MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 1
I. Is it Property? MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM3
Moore v. Regents of the University of California MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
3
Moore v. Regents of the University of CaliforniaMMMMMMMMMMMMMMMMMMMM7
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
13
Midler v. Ford Motor Co. MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
16
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
19
Problem: Creating the Treasure TroveMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM20
II. Who Is the Owner? MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM22
A. Discovery and OccupancyMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM22
Johnson and Graham's Lessee v. McIntosh MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
22
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
30
B. Capture MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 38
Pierson v. Post MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
38
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
42
Problem: Ahab, Olive, and the WhaleMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM44
C. The Capture AnalogyMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM45
Texas American Energy Corporation v. Citizens Fidelity Bank &
Trust Company MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM MM
45
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
48
Popov v. Hayashi MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
49
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
55
Note on Water LawMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM57
D. Finders (and, Incidentally, ''Constructive'' Possession) MMMMMM59
Armory v. Delamirie MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
59
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
60
Note on BailmentsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM60
Hannah v. Peel MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
62
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
67
E. Adverse PossessionMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM71
Teson v. Vasquez MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
71
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
82
Charlton v. Crocker MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
86
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
92
The Good Neighbor ProblemMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM96
Mediation: The Patio ProblemMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM97
III. What Does it Mean to Be the Owner? MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM98
State v. Shack MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
100
xvi
TABLE OF CONTENTS
Page
III. What Does it Mean to Be the Owner?—Continued
Cross v. Texas MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
105
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
111
Problems: Bruce Wayne and WestgateMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM112
Complex Negotiation Problem: The School and the ShelterMMMMM113
Chapter Two. Common Law Estates MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 115
I. Introduction MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 115
A Brief History of the English Feudal SystemMMMMMMMMMMMMMMMMMMMMMMMM116
II. Fee Simple Absolute and Life EstateMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM118
Practice Problems MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 122
Black v. Black MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
122
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
126
Pigg v. Haley MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
127
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
133
Woodrick v. Wood MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
138
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
140
III. An Introduction to Future Interests: Remainders and Rever-
sionsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 141
Practice Problems MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 147
A Diversion: The Fee TailMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM147
IV. The Defeasible Fees: Present Possessory Estates Subject to
Conditions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 152
Practice Problems MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 155
Mayor and City Council of Ocean City v. Taber MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
155
Higbee Corporation v. Kennedy, Executor MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
161
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
164
Review Problems MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 167
V. Executory Interests: The Last of the Future InterestsMMMMMMMMMMMM168
Practice Problems MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 172
Note on TrustsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM172
VI. Rules Furthering Marketability: Destructibility, Shelley's
Case, Worthier Title, and PerpetuitiesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM174
A. The Destructibility of Contingent RemaindersMMMMMMMMMMMMMMMMM175
B. The Rule in Shelley's Case and the Doctrine of Worthier
Title MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 177
Seymour v. Heubaum MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
177
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
181
C. The Rule Against PerpetuitiesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM182
Note: The Modern Rule Against PerpetuitiesMMMMMMMMMMMMMMMMMMM182
North Carolina National Bank v. Norris MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
183
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
186
Practice Problems MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 188
Note: Statutory Reforms of the RuleMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM189
Final Review ProblemsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM192
Closing Note MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 194
Chapter Three. Concurrent Ownership MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 197
Introduction: Property in FamiliesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM197
I. Forms of Concurrent OwnershipMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM200
A. Tenancy in CommonMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM200
Chosar Corporation v. Owens MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
202
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
206
xvii
TABLE OF CONTENTS
Page
I. Forms of Concurrent Ownership—Continued
B. Joint Tenancy and Tenancy by the EntiretyMMMMMMMMMMMMMMMMMMMMM207
1. Joint TenancyMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM207
Williams v. Studstill MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
210
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
212
2. Tenancy by the EntiretyMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM214
Schwab v. Krauss MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
215
Notes MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
216
United States v. Craft MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
220
Notes MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
229
C. Management and Disposition of Concurrently-Held Prop-
ertyMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 231
Johnson v. Hendrickson MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
232
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
235
Problem MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 239
Note on Transfer-on-Death (TOD) StatutesMMMMMMMMMMMMMMMMMMMM240
Notes MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
245
PROBLEM MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 248
D. Condominiums MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 248
M. Rait, Lollipop Condominiums: Air Rights, the Takings
Clause, and Disclosure Under New York's New Guidelines
MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 253
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
254
II. Property Claims in MarriageMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM256
A. Claims Against the OwnerMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM257
Pezza v. Pezza MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
259
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
264
Note: On Morals in the Law OfficeMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM265
B. Community PropertyMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM269
Boggs v. Boggs MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
270
C. Uniform Marital Property Act (UMPA) MMMMMMMMMMMMMMMMMMMMMMMMMMM274
Probate, Trust and Real Property Section, Indiana State
Bar Association, ''Uniform Marital Property Act''MMMMMMMMM274
Notes MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
277
Chapter Four. The Landlord-Tenant Relationship MMMMMMMMMMMMMM 280
Introduction MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 280
I. Nonadversarial Resolution of Landlord-Tenant DisputesMMMMMMMM280
The Inexperienced Landlord: A Mediation Exercise for Property
Law MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 281
Riskin, Mediation and Lawyers MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
283
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
289
II. The Landlord-Tenant Concept: Separating Possession From
Ownership of LandMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM289
A. Nonfreehold EstatesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM290
S. Kurtz, Moynihan's Introduction to the Law of Real
Property MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM MM 290
City of New York v. Utsey MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
293
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
295
Problem MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 297
B. Exchange of Possession for RentMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM298
Paradine v. Jane MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
298
xviii
TABLE OF CONTENTS
Page
II. The Landlord-Tenant Concept: Separating Possession From
Ownership of Land—Continued
Santa Fe Trail Neighborhood Redevelopment Corp v. W.F. Coen
& Company MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
299
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
303
III. Creation of the RelationshipMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM304
A. The LeaseMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM304
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
314
B. Allocating Risks Through Leases—Public Policy and Ethical
Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 314
Vermes v. American District Telephone Co. MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
314
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
317
T. Shaffer, American Legal EthicsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM318
Problems MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 320
IV. Selection of TenantsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM321
A. Prohibited DiscriminationMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM321
Asbury v. Brougham MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
325
Jancik v. Department of Housing and Urban Development MMMMMMMMMM
329
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
333
B. Integration MaintenanceMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM341
Davis v. New York City Housing Authority MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
341
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
344
V. The Landlord-Tenant Relationship—A Regulated Contractual
Relationship MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM MM 346
A. Right/Duty to PossessMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM346
Adrian v. Rabinowitz MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
346
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
349
Slater v. Pearle Vision Center, Inc. MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
349
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
354
B. Transfer of Leasehold InterestsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM355
Davis v. Vidal MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
355
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
360
Julian v. Christopher MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
362
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
365
Berger, Hard Leases Make Bad LawMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM366
C. Condition of the PremisesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM368
1. Implied Covenant of Quiet Enjoyment-Constructive
Eviction MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 368
Dyett v. Pendleton MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
368
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
369
Blackett v. Olanoff MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
369
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
371
2. Implied Warranty of HabitabilityMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM375
Javins v. First National Realty Corporation MMMMMMMMMMMMMMMMMMMMMMMMM
375
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
384
A Note on Landlord Tort LiabilityMMMMMMMMMMMMMMMMMMMMMMMMMMMMM387
3. Waste MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 391
Rumiche Corporation v. Eisenreich MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
391
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
393
Uniform Residential Landlord and Tenant ActMMMMMMMMMMMM394
4. Security DepositsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM396
W. Stoebuck & D. Whitman, The Law of Property,
Third Edition MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 396
xix
TABLE OF CONTENTS
Page
V. The Landlord-Tenant Relationship—A Regulated Contractual
Relationship—Continued
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
397
D. Public Regulation of the Responsibilities for Leased Prem-
isesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 399
1. Statutory ResponsibilitiesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM399
Uniform Residential Landlord and Tenant ActMMMMMMMMMMMM399
Wisconsin Statutes AnnotatedMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM401
Chicago Board of Realtors v. City of Chicago MMMMMMMMMMMMMMMMMMMMMMMM
402
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
409
2. Retaliatory EvictionMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM411
Edwards v. Habib MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
411
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
414
Possession of a Lawyer is Nine-Tenths of the LawMMMMMMM416
A Note on Maintaining Affordable Housing Through
Government Subsidy, Rent Control, and Long Term
Leases MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 416
Problem MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 420
VI. Special Procedural RulesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM421
A. Prohibition Against Self HelpMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM421
Harkins v. Win Corporation MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
421
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
425
Problem MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 426
B. Holdovers MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 427
Bockelmann v. Marynick MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
427
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
429
C. Mitigation of DamagesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM430
Austin Hill Country Realty, Inc. v. Palisades Plaza, Inc. MMMMMMMMMMMMM
430
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
435
VII. A Second Look at Dispute ResolutionMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM436
Salsich and Fitzgerald, Mediation of Landlord-Tenant Disputes:
New Hope for the Implied Warranty of Habitability? 436
Mediation From a Law Student PerspectiveMMMMMMMMMMMMMMMMMMMMMMMMMM441
John O. Marley v. House Circle ApartmentsMMMMMMMMMMMMMMMMMMMMMMMMMM442
Ross v. GrahamMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM444
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
446
Chapter Five. Real Estate Transactions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 448
I. The Participant and Their RolesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM448
A. The Service GroupsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM448
Braunstein, Structural Change and Inter-Professional
Competitive Advantage: an Example Drawn From Residential
Real Estate Conveyancing MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM448
B. Conveyancing and the Practice of LawMMMMMMMMMMMMMMMMMMMMMMMMMMMM454
In re Opinion No. 26 of the Committee on the Unauthorized
Practice of Law MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
455
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
462
Morgan, The Evolving Concept of Professional Responsi-
bilityMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 466
II. The Basic Documents in the Real Estate TransactionMMMMMMMMMMMMM470
A. The Brokerage AgreementMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM472
Margaret H. Wayne Trust v. Lipsky MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
473
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
475
B. The ContractMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM477
xx
TABLE OF CONTENTS
Page
II. The Basic Documents in the Real Estate Transaction—Contin-
ued
Purchase Agreement MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 478
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
482
Kuhn v. Spatial Design, Inc. MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
486
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
489
C. The DeedMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM490
General Warranty DeedMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM490
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
491
Theriault v. Murray MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
493
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
496
Pipes v. Sevier MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
497
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
504
In the Matter of David T. Austern, Respondent MMMMMMMMMMMMMMMMMMMMMMMMMM
505
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
509
III. Title AssuranceMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM511
A. The Contractual Obligation of the Vendor to Provide
Marketable Title MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 511
Voorheesville Rod & Gun Club, Inc. v. E.W. Tompkins Co., Inc. MMM
512
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
515
B. Deed CovenantsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM517
St. Paul Title Insurance Corporation v. Owen MMMMMMMMMMMMMMMMMMMMMMMMMMMM
517
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
521
C. Recording ActsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM523
Mugaas v. Smith et ux. MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
526
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
528
D. The Chain of TitleMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM530
Palamarg Realty Company v. Rehac MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
532
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
539
Ball v. Vogtner MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
541
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
545
E. Notice MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 548
Hatcher v. Hall MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
548
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
551
Review Problems MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 553
F. Title Record ReformMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM554
1. Specific Statutory ReformMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM554
2. Marketable Title ActsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM556
Ohio Rev.Code §§ 5301.47 et seq. MMMMMMMMMMMMMMMMMMMMMMMMMMMMMM557
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
560
Heifner v. Bradford MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
562
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
566
Problem: Suburban SecretsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM567
G. Title RegistrationMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM567
H. Title InsuranceMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM569
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
574
Moore v. Title Insurance Co. of Minnesota MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
576
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
581
I. Lender LiabilityMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM585
Page v. Frazier MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
585
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
590
IV. The Condition of the PremisesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM591
A. Risk of Loss While the Property Is Under ContractMMMMMMMMMMM591
Skelly Oil Company v. Ashmore MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
591
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
599
xxi
TABLE OF CONTENTS
Page
IV. The Condition of the Premises—Continued
B. Remedies for Defects in the Premises After the Property
Is Transferred MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 601
Rose, Crystals and Mud in Property LawMMMMMMMMMMMMMMMMMMMMMMMMM601
Tusch Enterprises v. Coffin MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
602
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
614
Thomson v. McGinnis MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
616
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
621
Stambovsky v. Ackley MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
623
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
626
Parker v. Columbia Bank MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
630
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
640
V. Financing the Acquisition and Development of LandMMMMMMMMMMMMMM642
A. Elements of the LoanMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM645
1. The NoteMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM645
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
649
Nelson & Whitman, Real EstateMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM650
2. The Mortgage (and Mortgage Substitutes) MMMMMMMMMMMMMMMMMM652
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
671
(a) The Mortgage ConceptMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM673
Preble & Cartwright, Convertible and Shared Appreciation
Loans: Unclogging the Equity of Re-
demptionMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 673
Harms v. Sprague MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
675
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
677
(b) The Purchase Money MortgageMMMMMMMMMMMMMMMMMMMMMMMMMMM678
(c) Mortgage AlternativesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM678
Duvall v. Laws, Swain & Murdoch, P.A. MMMMMMMMMMMMMMMMMMMMMMM
678
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
684
(d) Possessory Rights of MortgageesMMMMMMMMMMMMMMMMMMMMMMMMMM686
United States v. Maryland Bank and Trust Company MMMMM
687
Note: The Impact of Environmental Regulation on
Real Estate FinanceMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM692
B. The Foreclosure Process—Balancing Debtor and Creditor
Interests MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM MM 698
Nelson & Whitman, Real Estate Finance LawMMMMMMMMMMMMMMMMMM699
First State Bank of Forsyth v. Chunkapura MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
702
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
707
Chapter Six. The Law of Neighbors: Servitudes and Nuisances
MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 711
I. Servitudes MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 712
A. Affirmative Rights to Use Property: Easements, Licenses,
and Profits MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 714
1. Definitions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 714
2. Creation MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 715
(a) By Express ConveyanceMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM715
Willard v. First Church of Christ, Scientist, Pacifica MMMMMMM
716
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
720
(b) By Implication From Pre-Existing Use or Necessi-
tyMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 722
Cordwell v. Smith MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
723
xxii
TABLE OF CONTENTS
Page
I. Servitudes—Continued
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
731
Problem MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 733
(c) By PrescriptionMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM734
Plettner v. Sullivan MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
734
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
737
(d) Irrevocable LicenseMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM740
Camp v. Milam MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
740
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
745
3. Scope, Succession, and ProtectionMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM747
Aztec Limited, Inc. v. Creekside Investment Company MMMMMMMMMMMM
747
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
751
Problem: Drafting an EasementMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM753
4. Termination of Servitudes in General and Easements
in Particular MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 754
Tract Development Service, Inc. v. Kepler MMMMMMMMMMMMMMMMMMMMMMMMMMMMM
755
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
760
B. Negative Rights and Affirmative Obligations: Covenants,
Equitable Servitudes, Negative EasementsMMMMMMMMMMMMMMMMMMM761
1. Historical Development and Traditional Requirements761
Wheeler v. Schad MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
763
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
767
2. Creation MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 768
(a) Express ProvisionMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM768
(b) By ImplicationMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM768
Warren v. Detlefsen MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
768
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
771
(c) By PrescriptionMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM773
Problem: Ancient LightsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM773
3. Validity, Interpretation, and ScopeMMMMMMMMMMMMMMMMMMMMMMMMMMMMM774
(a) Traditional Servitude LawMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM774
(i) Horizontal PrivityMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM775
Moseley v. Bishop MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
775
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
779
(ii) The Touch and Concern RequirementMMMMMMMMMMMM780
French, Servitudes Reform and the New Restatement
of Property: Creation Doctrines
and Structural SimplificationMMMMMMMMMMMMMMMMMMMMM781
Reichman, Toward a Unified Concept of Servi-
tudesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 782
Whitinsville Plaza, Inc. v. Kotseas MMMMMMMMMMMMMMMMMMMMMMMMM
783
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
788
(b) Interpretation or Invalidation to Promote Public
Policy MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 789
Blevins v. Barry-Lawrence County Association for Retarded
Citizens MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
791
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
793
4. Succession to ServitudesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM794
(a) The Running of BurdensMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM794
(i) The Vertical Privity RequirementMMMMMMMMMMMMMMMMMM794
(ii) Notice MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 797
Bishop v. Rueff MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
797
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
801
xxiii
TABLE OF CONTENTS
Page
I. Servitudes—Continued
(b) The Running of BenefitsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM801
C. Termination MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 802
El Di, Inc. v. Town of Bethany Beach MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
802
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
807
II. Neighborhood GovernanceMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM813
A. Generally MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 813
B. Developer-Property Owner RelationsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM813
Brown v. McDavid MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
813
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
819
C. Interpretation and Enforcement of Servitudes by Property
Owners Associations MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM MM 820
Smith v. Butler Mountain Estates Property Owners Association,
Inc. MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM MM
820
Commercial Wharf East Condominium Association v. Waterfront
Parking Corp. MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
827
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
833
Montgomery County Code, Chapter 24B MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
836
D. Extension, Modification, and Termination of Restrictions
by Property Owners AssociationsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM840
Ridge Park Home Owners v. Pena MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
840
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
841
Spring Lake EstatesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM844
Problems MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 846
III. Nuisance MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 848
A. Private NuisanceMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM848
Blanks v. Rawson MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
850
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
853
Carpenter v. Double R Cattle Company, Inc. MMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
854
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
864
B. Public NuisanceMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM870
Armory Park Neighborhood Association v. Episcopal Community
Services in Arizona MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
870
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
877
C. Nuisance Law and the EnvironmentMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM878
IV. Surface Water and SupportMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM880
Westland Skating Center, Inc. v. Gus Machado Buick, Inc. MMMMMMMMMMMMMMMM
880
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
884
Chapter Seven. Public Regulation of Land Use MMMMMMMMMMMMMMMMMMM 887
I. The ''Takings'' QuestionMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM887
A. Public PurposeMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM888
Kelo, et al., v. City of New London, Connecticut, et al. MMMMMMMMMMMMMMMMM
891
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
905
B. Has Property Been Taken? MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM908
1. Per Se TakingsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM908
Loretto v. Teleprompter Manhattan CATV Corp. et al. MMMMMMMMMMMM
908
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
913
2. Ad Hoc TakingsMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM913
Pennsylvania Coal Company v. Mahon MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
913
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
917
Penn Central Transportation Company v. City of New York MMMM
919
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
932
xxiv
TABLE OF CONTENTS
Page
I. The ''Takings'' Question—Continued
3. Per se Takings RevisitedMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM933
Lucas v. South Carolina Coastal Council MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
933
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
940
R.T.G., Inc. v. Ohio MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
942
Note and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
950
C. Exactions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 950
Nollan v. California Coastal Commission MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
950
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
957
Salsich, Keystone Bituminous Coal, First English and Nol-
lan: A Framework for Accommodation? MMMMMMMMMMMMMMMMMMMMMMMM960
D. Just CompensationMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM962
Almota Farmers Elevator & Warehouse Co. v. United States MMMMMMMM
962
United States v. 50 Acres of Land et al. MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
966
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
968
II. Zoning—The Most Popular Form of Public Land Use Regula-
tionMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 969
A. The Concept of ZoningMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM969
Ambler Realty Co. v. Village of Euclid, Ohio MMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
969
Village of Euclid v. Ambler Realty Co. MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
973
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
978
B. Managing Change Through Zoning AdministrationMMMMMMMMMMM983
Bell v. City of Elkhorn MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
983
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
987
Problem MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 990
C. Adding Flexibility to the ProcessMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM991
Collard v. Incorporated Village of Flower Hill MMMMMMMMMMMMMMMMMMMMMMMMMMM
992
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
996
Note on Planned Unit Developments and Other Techniques
for Increasing FlexibilityMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM997
Note on Oregon's Statewide Land Use Regulation System999
D. Segregation of Undesired UsesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM1001
State ex rel. Stoyanoff v. Berkeley MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
1001
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
1006
E. Exclusionary Zoning—Impermissible Segregation of Undesired
People MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 1008
1. State ResponsesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM1008
Southern Burlington County N.A.A.C.P. v. Township of
Mount Laurel MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
1008
Southern Burlington County N.A.A.C.P. v. Township of
Mount Laurel MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
1014
Notes and Questions MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
1019
2. Fair Housing StatutesMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM1025
F. Non Adversarial Resolution of Land Use DisputesMMMMMMMMMMMM1026
P. Salsich & T. Tryniecki, Land Use Regulation: A Legal
Analysis and Practical Application of Land Use Law, 2d
Ed. MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 1027
xxv
TABLE OF CONTENTS
Page
II. Zoning—The Most Popular Form of Public Land Use Regula-
tion—Continued
Problem MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 1029
T. Shaffer & R. Cochran, Lawyers, Clients, and Moral
Responsibility MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 1029
A Note on Further ReadingMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM1035
G. Does Zoning Serve a Useful Purpose? MMMMMMMMMMMMMMMMMMMMMMMMMMMMMM1035
INDEX MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM 1037
*