ALICIA B. KELLY NANCY K - Carolina Academic Press

PROPERTY LAW: A CONTEXT AND PRACTICE CASEBOOKALICIA B. KELLY & N ANCY KNAUERTableofContentsPART ONE: INTRODUCTION TO PROPERTY LAWChapter 1 · Introduction to Property LawPART TWO: INTRODUCTION TO OWNERSHIP AND ACQUISITION OF PROPERTYChapter 2 · Ownership and AcquisitionChapter 3 · Trespass and the Right to ExcludePART THREE: OWNERSHIP STRUCTURES – THE ESTATES SYSTEMChapter 4 · Sharing Property – Gifts, Concurrent Ownership and Family PropertyChapter 5 · Estates In Land – Possessory Estates and Future InterestsChapter 6 · Leasing Property – Landlord Tenant LawPART FOUR: PUBLIC LAND USE LAWChapter 7 · NuisanceChapter 8 · ZoningChapter 9 · Government TakingsPART FIVE: PRIVATE LAND USE LAW: SERVITUDESChapter 10 · Private Land Use Laws – ServitudesPART SIX: REAL ESTATE TRANSACTIONSChapter 11 · Real Estate Transactions & Finance1

PART ONEINTRODUCTION TO PROPERTY LAWChapter 1 · Introduction to Property LawOverviewThe “Why” of Property LawThe “Big Picture” of Property LawCommon Law, Statutory Law, and Constitutional ConsiderationsProperty Law ise 1-1: Identifying Policy RationalesProfessional Development Reflection QuestionsPART TWOINTRODUCTION TO OWNERSHIP AND ACQUISITION OF PROPERTYChapter 2 · Ownership and AcquisitionIntroductionChapter Problem – space saversOverview of Chapter 2Conquest and DiscoveryExercise 2-1 Jonhson v. M’Intosh – The “Courts of the Conqueror”Exercise 2-2 Jonhson RevisitedContemporary Native American Land ClaimsExercise 2-3 Cayuga v. PatakiExercise 2-4 Cayuga RevisitedReparationsGovernment Grant of LandPossession, Labor, and InvestmentWild Animals and BaseballsExercise 2-5 Pierson v. Post – “Beware the Saucy Intruder”Exercise 2-6 Pierson RevisitedExercise 2-7 Popov v. Hayashi – America’s PastimeExercise 2-8 Popov RevisitedNatural ResourcesIntellectual PropertyConstructive TrustsAbandoned, Lost, and Mislaid PropertyAre Finders Really Keepers?Exercise 2-9 Benjamin v. Linder Aviation – Are Finders Really Keepers?Exercise 2-10 Benjamin RevisitedA Thief (Almost) Never has Good Title2

Exercise 2-11 Alamo Rent-a-Car, Inc. v. WilliamsonExercise 2-12 Alamo RevisitedAdverse Possession and Related ConceptsAdverse PossessionExercise 2-13 Van Valkenburgh v. LutzExercise 2-14 Van Valkenburgh RevisitedPolicy Justifications for Adverse PossessionPrescriptive EasementsExercise 2-15 Zuni v. PlattExercise 2-16 ZuniThe Improving TrespasserExercise 2-17 Yeakel v. DriscollExercise 2-18 Yeakel RevistedAdverse Possession of Personal PropertyExercise 2-19 Guggenheim v. LubbellExercise 2-20 Guggenheim RevistedChapter 3 · Trespass and the Right to ExcludeIntroductionChapter Problem – Representing the Convenience Store.Overview of Chapter 3The Traditional Law of TrespassExercise 3-1 Jacque v. Steenberg HomesExercise 3-3 Jacque RevisitedPublic Policy Limitations on the Right to ExcludeNo Right is AbsoluteExercise 3-4 State of New Jersey v. Shack and TejerasExercise 3-5 Shack RevisitedInvestigative Journalism and the Law of TrespassExercise 3-6 Food Lion, Inc. v. Capital Cities/ABC, Inc.Exercise 3-7 Food Lion RevisitedThe Power of Investigative Journalism – Animal Rights ActivismProperty Open to the General PublicExercise 3-8 Uston v. Resorts International Hotel, Inc.Exercise 3-9 Uston RevisitedExercise 3-10 Donovan v. Grand Victoria Casino & ResortExercise 3-11 Donovan RevisitedNon-Discrimination LawsFederal Public Accommodation ProtectionsExercise 3-13 Denny v. Elizabeth Arden Salons, Inc. - A “place of publicaccommodation”?Exercise 3-14 Denny RevisitedState and Local Public Accommodation LawsExercise 3-15 Nat’l Org. for Women, Essex Cnty. Chapter v. Little LeagueBaseball, Inc. - The New Jersey Law Against DiscriminationExercise 3-16 Nat’l Org. for Women Revisited3

The Americans with Disabilities ActExercise 3-17 National Federation of the Blind v. Target – The Americanswith Disabilities Act (ADA)Exercise 3-18 National Federation of the Blind RevisitedBeach Access and Public Trust DoctrineExercise 3-19 Raleigh Avenue Beach Association v. Atlantic Beach Club, Inc.Exercise 3-20 Raleigh Avenue RevisitedHomelessnessExercise 3-21 Pottinger v. City of MiamiExercise 3-21 Pottinger RevisitedPART THREEOWNERSHIP STRUCTURES -ESTATES IN LANDChapter 4 · Sharing Property - Gifts, Concurrent Ownership and Family PropertyIntroductionOverview of Chapter 4GiftsChapter Problem 4-1Lifetime GiftsExercise 4-2—Identifying Lifetime GiftsExercise 4-3 Gruen v Gruen—Distinguishing Gifts Made During Life or at DeathExercise 4-4 Gruen RevisitedConditional GiftsExercise 4-5—Evaluating Gifts Causa MortisConcurrent OwnershipChapter Problem 4-6Types of Co-OwnershipTenants In CommonJoint Tenants With Right of SurvivorshipTenancy by the EntiretiesResolving AmbiguitiesExercise 4-7—Identifying Types of Co-OwnershipShared Bank AccountsExercise 4-8—Evaluating Ownership of Shared Bank AccountsRights and Obligations of Co-TenantsSharing Costs, Benefits and PossessionExercise 4-9 Esteves & OlivasExercise 4-10 Esteves & Olivas RevisitedTransfers by One Co-OwnerLeases & Rent SharingExercise 4-11 Carr v DeckingExercise 4-12 Carr RevistedSeveranceExercise 4-13 Reicherter v. McCauleyExercise 4-14 Reicherter Revisited & More Complexities4

Tenancy by the EntiretiesExercise 4-15 Sawada v EndoExercise 4-16 Sawada RevisitedPartitionExercise 4-17 Ark Land Co. v. HarperExercise 4-18 Ark Land RevisitedFamily PropertyChapter Problem 4-19Married CouplesProperty Regimes During Marriage and At DeathSeparate PropertyCommunity PropertyProperty Law at DivorceExercise 4-20—Understanding Equitable Distribution StatutesExercise 4-21 Harper v. HarperExercise 4-22 Harper RevisitedExercise 4-23 O’Brien v. O’BrienExercise 4-24 O’Brien Revisited & Alternative RemediesCohabitants and Other Family-Type RelationshipsExercise 4-25 Watts v WattsExercise 4-26 Watts Revisited & Alternative ApproachesChapter 5 · Estates in LandIntroductionChapter ProblemOverview of Chapter 5Historical Basis for Estates in LandEstates in LandFee SimpleLife EstateFee TailExercise 5-1Future Interests and Defeasible feesFee Simple DeterminableFee Simple Subject to Condition SubsequentContingent RemaindersRules of ConstructionTrustsInterpretation of Ambiguous Conveyances.Exercise 5-2 Hagaman v. Board of Ed.Exercise 5-3 Hagaman RevisitedRule Against PerpetuitiesExercise 5-6 Deiss v. DeissExercise 5-7 Deiss RevistedProblemsPublic Policy Limitations5

Rule Against Unreasonable Restraints on Alienation.Exercise 5-8 Hankins v. MathewsExercise 5-9 Hankins RevisitedRule Against Unreasonable Restraints on Marriage.Exercise 5-10 Shapira v. Union National Bank et al.Exercise 5-11 Shapira RevisitedRule Against Unreasonable Restraint on Family HarmonyExercise 5-12 Casey v. CaseyExercise 5-13 Casey RevistedEquitable LimitationsWasteExercise 5-14 Keesecker v. BirdExercise 5-15 Keesecker RevisitedCharitable Trusts and Cy PresExercise 5-16 Buck TrustExercise 5-17 Buck RevisitedChapter 6 · Leasing Real PropertyIntroductionChapter Problem 6-1—Complaint & AnswerOverview of ChapterCreating a LeaseholdTypes of LeaseholdsExercise 6-2—Identifying LeaseholdsDistinguished from Other InterestsExercise 6-3 Vasquez v GlassboroExercise 6-4 Vasquez RevisitedNegotiating and Entering Into a LeaseExercise 6-5 Document Review—Model Residential LeaseProtection Against DiscriminationExercise 6-6— Interpreting Statutes—Federal Fair Housing ActExercise 6-7 Sullivan v. HernandezPossession & Enjoyment of LeaseholdDelivering PossessionThe Implied Warranty of HabitabilityExercise 6-8 Javins v. First Nat’l. Realty & Hilder v. St. PeterExercise 6-9—Understanding the Warranty & Remedies for BreachThe Implied Covenant of Quiet Enjoyment & Constructive EvictionExercise 6-10 Minjack v. RudolphExercise 6-11 Minjack Revisited & Landlord’s Liability for Acts ofOthersTort Liability for Personal InjuryConsumer ProtectionTenant’s Restrictions on UseTransferring the LeaseholdTenant’s Transfer by Assignment or Sublease6

Exercise 6-12—Distinguishing Between Assignments and SubleasesRestrictions on Tenant’s TransferExercise 6-13 Kendall v. Ernest PestanaExercise 6-14—Evaluating and Applying Limits on TransferEnding a TenancyEarly TerminationTenant Abandonment & Landlord’s Duty To MitigateExercise 6-15 Sommer v. KridelEvictionExercise 6-16 Berg v. WileyProhibited RetaliationExercise 6-17 Hillview Associates v. Bloomquist; Edwards .v HabibSecurity DepositsPART FOURPUBLIC LAND USE LAWChapter 7 · NuisanceIntroductionChapter ProblemOverview of Chapter 7The Law of NuisanceExercise 7-1 Babb, Elstrom, and Jackson v. Lee County Landfill – ParticlesExercise 7-2 Babb RevisitedExercise 7-3 Page County Appliance Center, Inc. v. Honeywell, Inc. –Hypersensitive UseExercise 7-4 Page RevisitedExercise 7-5 Spur Industries, Inc. v. Webb Development Co. – Coming to theNuisanceExercise 7-6 Spur RevisitedStatutory Reform and Public NuisanceExercise 7-7 Apple Hill Farms Dev., LLP v. Price – Right to Farm LawsExercise 7-8 Apple Hill Farms RevisitedUtility and Harm in Contemporary Contexts: Alternative EnergyExercise 7-9 Fontainebleau Hotel Corp. v. Forty-Five Twenty-Five, Inc. – Rights to“Light and Air”Exercise 7-10 Fontainebleau Hotel Corp. RevisitedExercise 7-11 Prah v. Maretti – Solar EnergyExercise 7-12 Prah RevisitedExercise 7-13 Sowers v. Forest Hills Subdivision - Wind TurbinesExercise 7-14 Sowers RevisitedChapter 8 · ZoningIntroductionChapter ProblemOverview of Chapter 87

The Power to ZoneExercise 8-1 Village of Euclid v. Ambler Reality, Co.Exercise 8-2 Village of Euclid RevisitedThe Zoning ProcessExercise 8-3 Save Our Rural Environment v. Snohomish County – Spot ZoningExercise 8-4 Save Our Rural Environment v. Snohomish County – RevisitedExercise 8-5 Rando v. Town of North Attleboro – Contract ZoningExercise 8-6 Rando v. Town of North Attleboro – RevisitedExercise 8-7 Cochran v. Fairfax County of Board of Zoning Appeals – VariancesExercise 8-8 Cochran v. Fairfax County of Board of Zoning Appeals – RevisitedExclusionary Zoning – Federal and State LawExercise 8-9 Village of Arlington Heights – Federal LawExercise 8-10 Village of Arlington Heights – RevisitedExercise 8-11 Southern Burlington County NAACP v. Township of Mount Laurel(Mount Laurel I) – State LawExercise 8-12 Southern Burlington County NAACP v. Township of Mount Laurel(Mount Laurel I) – RevisitedExercise 8-13 Britton v Town of Chester – The RemedyExercise 8-14 Britton v Town of Chester –RevisitedNot In My Backyard (NIMBY)Exercise 8-15 Village of Belle Terre v. Boraas – Federal LawExercise 8-16 Village of Belle Terre v. Boraas – Federal LawExercise 8-17 Charter Township of Delta v. Dinolfo – State LawExercise 8-18 Charter Township of Delta v. Dinolfo – State LawExercise 8-19 Riverside v. Wellness Center – Medical MarijuanaExercise 8-20 Riverside v. Wellness Center – Medical MarijuanaChapter 9 · Government TakingsIntroductionChapter ProblemOverview of Chapter 7Direct Takings: Condemnation and the Power of Eminent DomainExercise 9-1 Hawaii Housing Authority v. Midkiff – Public UseExercise 9-2 Hawaii Housing Authority RevisitedExercise 9-3 Kelo v. New London – Public UseExercise 9-4 Kelo RevisitedExercise 9-5 JJ Newberry Co. v. City of East Chicago – Just CompensationExercise 9-6 JJ Newberry RevisitedIndirect Takings: When Does a Takings Occur?Exercise 9-7 PruneYard Shopping Center v. Robbins – Conflicting RightsExercise 9-8 PruneYard RevisitedExercise 9-9 Loretto v. Teleprompter Manhattan CATC Corp. – Permanent PhysicalInvasionExercise 9-10 Loretto RevisitedExercise 9-11 Babbit v. Youpee – Core Property RightExercise 9-12 Babbit Revisited8