Property Law 8th Edition By Joseph William Singer, Bethany Berger, Nestor Davidson, Eduardo Moises Penalver ISBN 1543838537 978-1543838534

PART ONE PROPERTY IN A FREE AND DEMOCRATIC SOCIETY

Chapter 1 Trespass: The Right to Exclude and Rights of Access

§1 Trespass

§1.1 Public Policy Limits on the Right to Exclude

State v. Shack (1971)

Commonwealth v. Magadini (2016)

§1.2 Limits on the Right to Exclude from Property Open to the Public

Uston v. Resorts International Hotel, Inc. (1982)

§1.3 Trespass Remedies

Glavin v. Eckman (2008)

Jacque v. Steenberg Homes, Inc. (1997)

§1.4 The Relational Nature of Property Rights

§2 Discrimination and Access to “Places of Public Accommodation”

§2.1 The Antidiscrimination Principle

A. Federal Antidiscrimination Law

Civil Rights Act of 1964, Title II

Civil Rights Act of 1986

B. State and Local Laws

New York Executive Law, Art. 15

McClure Management, LLC v. Taylor

§2.2 Discrimination Against Persons with Disabilities

Americans with Disabilities Act of 1990, Title III

§3 Free Speech Rights of Access to Public and Private Property

Lloyd Corporation, Ltd. v. Tanner (1972)

§4 Beach Access and the Public Trust

Matthews v. Bay Head Improvement Association (1984)

§5 The Right to Be Somewhere and the Problem of Homelessness

Martin v. City of Boise

Chapter 2 Competing Justifications for Property Rights

§1 Sovereignty

§1.1 Sovereignty and Indigenous Lands

A. Acquisition from Native Nations

Johnson v. M’Intosh (1823)

B. Competing Justifications for Property Rights

C. Past Wrongs, Present Remedies: Modern Indian Land Claims

§1.2 Sovereignty and Human Property

The Antelope (1825)

§1.3 Sovereign Distribution of Property

A. Homestead Acts and Land Grants

B. Squatters

C. Property After Enslavement

D. Government Distribution Today

§2 Labor and Investment

§2.1 Labor and Intangible Property

International News Service v. Associated Press (1918)

§2.2 Commonly Owned Property: Tragedy or Comedy?

§2.3 Ownership of Labor

§3 Families

§3.1 Child Support

Bayliss v. Bayliss (1989)

Ex parte Christopher (2013)

§3.2 Gifts and Inheritance

§4 Possession

§4.1 Capture

A. Wild Animals

Pierson v. Post (1805)

B. Home Run Baseballs

Popov v. Hayashi (2002)

C. Natural Resources

Elliff v. Texon Drilling Co. (1948)

§4.2 Possession and Real Property

Christy v. Scott (1852)

§4.3 Possession and Personal Property

A. Finders

Armory v. Delamirie (1722)

Charrier v. Bell (1986)

B. Presumption of Title

Willcox v. Stroup (2006)

C. Possession of Stolen Property

§5 Justifications for Property Without Law

Goffman, Asylums: Essays on the Social Situation of Mental Patients and Other Inmates

Chapter 3 What Can Be Owned?

§1 Property Rights in Human Beings

§1.1 Slavery

§1.2 Children

In the Matter of Baby M (1988)

§1.3 Frozen Embryos

§1.4 Body Parts

A. Are Body Parts Property?

Moore v. Regents of the University of California (1990)

B. Markets in Body Parts

Flynn v. Holder (2012)

§2 Property and Personal Identity

Martin Luther King, Jr. Center for Social Change v. American Heritage Products (1982)

Rosa and Raymond Parks Institute for Self-Development v. Target Corp.

§3 Property and Community Identity: Cultural Property

§3.1 Native American Cultural Property

Wana the Bear v. Community Construction, Inc. (1982)

§3.2 The International Dimensions of Cultural Property

Republic of Turkey v. Christie’s Inc. (2019)

§4 Property and Ideas: Intellectual Property

§4.1 The Concept of Intellectual Property

§4.2 Theories of Intellectual Property

§4.3 Unfair Competition and Misappropriation

§4.4 Trademark Law

Qualitex Co. v. Jacobson Products Co. (1995)

§4.5 Copyright Law

A. Original Works of Authorship

B. The Copyright Act

Copyright Act of 1976

C. “Original” Works

Craft Smith LLC v. EC Design LLC (2020)

D. Fair Use

Dr. Seuss Enterprises, L.P. v. ComicMix LLC (2020)

E. Moral Rights

§4.6 Patent Law

A. Patentability

Association for Molecular Pathology v. Myriad Genetics, Inc. (2013)

Juicy Whip, Inc. v. Orange Bang, Inc. (1999)

B. Patent Remedies

eBay, Inc. v. MercExchange, L.L.C. (2006)

PART TWO RELATIONS AMONG NEIGHBORS

Chapter 4 Adverse Possession

§1 Title versus Possession

§1.1 Border Disputes

Brown v. Gobble (1996)

§1.2 Color of Title

Paine v. Sexton (2015)

§1.3 Squatters

Nome 2000 v. Fagerstrom (1990)

§2 Justifications for Adverse Possession: “Roots Which We Should Not Disturb” or “Land Piracy”?

§3 Prescriptive Easements

Frech v. Piontkowski (2010)

§4 Other Informal Ways to Transfer Title to Real Property

§4.1 The Improving Trespasser

A. Removal of Encroaching Structures: Relative Hardship

Hoffman v. Bob Law, Inc. (2016)

B. Enrichment versus Forced Sale

Ward v. Ward (2016)

§4.2 Boundary Settlement

A. Oral Agreement

B. Acquiescence

C. Estoppel

D. Laches

§5 Adverse Possession of Personal Property

O’Keeffe v. Snyder (1980)

Chapter 5 Nuisance: Resolving Conflicts Between Free Use and Quiet Enjoyment

§1 Land Use Conflicts Among Neighbors

§2 Nuisance

§2.1 Defining Unreasonable Interference

Dobbs v. Wiggins (2010)

§2.2 Nuisance Remedies

Boomer v. Atlantic Cement Co. (1970)

§2.3 Nuisance or Trespass?

Johnson v. Paynesville Farmers Union Cooperative Oil Co. (2012)

§3 Light and Air

Fontainebleau Hotel Corp. v. Forty-Five Twenty-Five, Inc. (1959)

Prah v. Maretti (1982)

Law and Economics Analysis of Nuisance

§4 Surface Water

Armstrong v. Francis Corp. (1956)

Policy Arguments and Counterarguments

§5 Support Rights

§5.1 Lateral Support

Noone v. Price (1982)

Massachusetts State Building Code

International Building Code §3307

§5.2 Subjacent Support

Friendswood Development Co. v. Smith-Southwest Industries, Inc. (1978)

Chapter 6 Land Use and Natural Resources Regulation

§1 Land Use Regulation: Origins, Authority, and Process

§1.1 The Roots and Structure of Zoning

§1.2 Zoning Authority and Validity

Village of Euclid v. Ambler Realty Co. (1926)

§1.3 Other Land Use Regulatory Regimes

§1.4 Modernizing Zoning

§1.5 Common Patterns in Land Use Litigation

§2 Constraints on Zoning Authority to Protect Preexisting Property Rights

§2.1 Prior Nonconforming Uses

Town of Belleville v. Parrillo’s, Inc. (1980)

§2.2 Vested Rights

Stone v. City of Wilton (1983)

§3 Administrative Zoning Flexibility and Rezoning

§3.1 Variances

Krummenacher v. Minnetonka (2010)

§3.2 Special Exceptions

§3.3 Rezoning and Challenges to Particularized Zoning Changes

§4 Land Use Regulations Burdening Fundamental Rights

§4.1 Equal Protection and Animus

Village of Willowbrook v. Olech (2000)

§4.2 The Problem of Exclusionary Zoning and State Constitutional Rights

Southern Burlington County NAACP v. Township of Mount Laurel (1975)

§4.3 Zoning and Intimate Association

Village of Belle Terre v. Boraas (1974)

Moore v. City of East Cleveland (1977)

§4.4 Aesthetic Zoning and Expression

Anderson v. City of Issaquah (1993)

§4.5 Freedom of Religion and Religious Land Uses

Westchester Day School v. Village of Mamaroneck (2007)

§5 Environment, Natural Resources, and Land Use Law

§5.1 Owner Liability for Hazardous Wastes

§5.2 Environmental Impact Assessment

§5.3 Climate Change and Land Use Planning: Mitigation and Adaptation

§5.4 Protection of Other Natural Resources

Chapter 7 Servitudes: Rules Governing Contractual Restrictions on Land Use

§1 Servitudes

§2 Easements

§2.1 Definition and Background

§2.2 Creation by Express Agreement

A. Writing (Statute of Frauds)

California Statute of Frauds

New York Statute of Frauds

B. Limits on Negative Easements

C. Running with the Land

§2.3 Interpretation of Ambiguous Easements

A. Appurtenant or In Gross

Green v. Lupo (1982)

B. Scope and Apportionment

Cox v. Glenbrook Co. (1962)

§2.4 Creation of Easements by Implication

A. Easements by Estoppel

Lobato v. Taylor (2002)

B. Easements Implied from Prior Use

Granite Properties Limited Partnership v. Manns (1987)

C. Easements by Necessity

Finn v. Williams (1941)

§2.5 Modifying and Terminating Easements

§3 Covenants

§3.1 Definition and Background

§3.2 Creation of Covenants

A. The Traditional Test

Neponsit Property Owners’ Association v. Emigrant Industrial Savings Bank (1938)

B. The Restatement (Third) and Its Influence

C. Remedies

§4 Covenants in Residential Subdivisions, Condominiums, and Other Multiple Owner Developments

§4.1 Implied Reciprocal Negative Servitudes in Residential Subdivisions

Evans v. Pollock (1990)

§4.2 Common Interest Developments and Property Owners Associations

A. Residential Subdivisions and Condominiums

B. Cooperatives

C. Community Land Trusts and Limited Equity Co-ops

D. Competing Perspectives

§4.3 Relationship Between Unit Owners and Developers

Appel v. Presley Cos. (1991)

§5 Substantive Limitations on Creation and Enforcement of Covenants

§5.1 Review for Reasonableness and Public Policy Violations

A. Covenants

Davidson Brothers, Inc. v. D. Katz & Sons, Inc. (1994)

Nahrstedt v. Lakeside Village Condominium Association, Inc. (1994)

B. Rules and Bylaws

Apple Valley Gardens Association, Inc. v. MacHutta (2009)

Trustees of the Cambridge Point Condominium Trust v. Cambridge Point, LLC (2018)

§5.2 Constitutional Limitations

Shelley v. Kraemer (1948)

§5.3 The Fair Housing Act

§5.4 Restraints on Alienation

Northwest Real Estate Co. v. Serio (1929)

§5.5 Anticompetitive Covenants

§6 Modifying and Terminating Covenants

§6.1 Changed Conditions

El Di, Inc. v. Town of Bethany Beach (1984)

§6.2 Relative Hardship

§6.3 Other Equitable Defenses

§6.4 Statutes

Blakeley v. Gorin (1974)

PART THREE OWNERSHIP IN COMMON

Chapter 8 Concurrent, Family, and Entity Property

§1 Varieties of Common Ownership

§2 Concurrent Tenancies

§2.1 Forms of Concurrent Tenancies

A. Tenancy in Common

B. Joint Tenancy

C. Tenancy by the Entirety

§2.2 Sharing Rights and Responsibilities Between Co-Owners

§2.3 Unilateral Transfers of Rights in Common Property

A. Tenancy in Common

Carr v. Deking (1988)

B. Joint Tenancy

Tenhet v. Boswell (1976)

C. Tenancy by the Entirety

Sawada v. Endo (1977)

§2.4 Partition

Ark Land Co. v. Harper (2004)

§3 Family Property

§3.1 Historical Background

A. Coverture, Dower, and Curtesy

B. Married Women’s Property Acts

C. Same-Sex Marriage

§3.2 Community Property and Separate Property

A. Separate Property

B. Community Property

C. Premarital Agreements

D. Homestead Laws

§3.3 Divorce: Equitable Distribution of Property

North Carolina General Statutes

Revised Code of Washington

§3.4 Child Support

§3.5 Unmarried Partners

Wilbur v. DeLapp (1993)

Tompkins v. Jackson (2009)

§4 Entity Property

Berle & Means, The Modern Corporation and Private Property (1932)

Butler, The Contractual Theory of the Corporation (1989)

Chapter 9 Present Estates and Future Interests

§1 Division of Ownership over Time

§2 Historical Background

§2.1 Medieval Roots

§2.2 Modern Technology

§3 The Contemporary Estates System

§3.1 Fee Simple Interests

A. Fee Simple Absolute

B. Defeasible Fees

§3.2 Life Estates

A. Reversions and Remainders

B. Contingent and Vested Remainders

C. Destructibility of Contingent Remainders

§3.3 Interpretation of Ambiguous Conveyances

Wood v. Board of County Commissioners of Fremont County (1988)

Edwards v. Bradley (1984)

§3.4 Waste

McIntyre v. Scarbrough (1996)

§3.5 Trusts

A. Private Trusts

Phillips v. Estate of Holzmann (1998)

B. Charitable Trusts and the Cy Pres Doctrine

Evans v. Abney (1970)

§4 Restrictions on Estates and Future Interests

§4.1 Rule Against Creation of New Estates (The Numerus Clausus Doctrine)

§4.2 Rule Against Unreasonable Restraints on Alienation

§4.3 Rule Against Perpetuities

A. The Traditional Rule

B. Modern Approaches and the Rise of the Perpetuity

C. Other Statutory Limits on Future Interests

D. Commercial Future Interests: Options to Purchase and Preemptive Rights

Symphony Space, Inc. v. Pergola Properties, Inc. (1996)

§4.4 Rule Against Unreasonable Restraints on Marriage

Estate of Guidotti (2001)

Chapter 10 Leaseholds

§1 Leasehold Estates

§1.1 Categories of Tenancies

§1.2 Commercial and Residential Tenancies

§1.3 Regulation of Landlord-Tenant Relationships

§1.4 Distinguishing Tenancies from Other Property Relationships

Vásquez v. Glassboro Service Association, Inc. (1980)

§2 Conflicts About Occupancy

§2.1 Initial Occupancy: Landlord’s Duty to Deliver Possession

§2.2 During the Leasehold

A. Landlord’s Right to Inspect and Repair

Uniform Residential Landlord and Tenant Act §3.103

B. Tenant’s Right to Receive Visitors and to Marry

C. Tenant’s Duties Not to Commit Waste or Cause a Nuisance, and the Problem of Domestic Violence

D. Tenant Use Restrictions and Obligations

§2.3 Transfers of the Landlord’s Leasehold Interest

§2.4 Assigning and Subleasing

Kendall v. Ernest Pestana, Inc. (1985)

Slavin v. Rent Control Board of Brookline (1990)

§2.5 Tenant’s Right to Terminate Early

§2.6 The End of the Tenancy: Landlord’s Right to Recover Possession versus a Tenant’s Right to Remain

§3 Conflicts About Rent

§3.1 Landlord’s Remedies When Tenant Fails to Pay Rent

§3.2 Landlord’s Duty to Mitigate Damages

Sommer v. Kridel (1977)

§3.3 Security Deposits

§3.4 Rent Regulation

§3.5 Commercial Leases During the Pandemic and Excuse of Performance Doctrines

§4 Tenant’s Rights to Quiet Enjoyment and Habitable Premises

§4.1 The Covenant of Quiet Enjoyment and Constructive Eviction

Minjak Co. v. Randolph (1988)

§4.2 Warranty of Habitability

Javins v. First National Realty Corp. (1970)

§4.3 Landlord’s Tort Liability to Tenants

§4.4 Landlord Liability for Tenant-to-Tenant Discriminatory Harassment

§4.5 Minimum Standards Revisited

PART FOUR THE LEGAL FRAMEWORK OF THE MARKET FOR REAL ESTATE

Chapter 11 Real Estate Transactions

§1 Real Estate Transactions: Structure and Roles

§1.1 Attorneys’ Transactional Roles

§1.2 Phases of the Transaction

A. Pre-Contracting and the Role of Brokers

B. Contracting: The Purchase and Sale Agreement

C. The Executory Period

D. Closing

E. Post-Closing

§2 Purchase and Sale Agreements: Form, Formalities, and Remedies

§2.1 The Terms of the Agreement

Offer to Purchase Real Estate

Standard Form Purchase and Sale Agreement

§2.2 Statute of Frauds versus Part Performance and Estoppel

Burns v. McCormick (1922)

Hurtubise v. McPherson (2011)

§2.3 What Constitutes a Breach of the Contract

A. Misrepresentation and Fraudulent Nondisclosure

Johnson v. Davis (1985)

B. Seller’s Failure to Provide Marketable Title

C. Seller’s Breach of Warranty of Habitability for New Residential Real Estate

D. Buyer’s Failure to Make Good Faith Efforts to Obtain Financing

§2.4 Remedies for Breach of the Purchase and Sale Agreement

A. Buyer’s Remedies

B. Seller’s Remedies

§3 Deeds

§3.1 Essential Terms

Sample Deed

§3.2 Delivery

§3.3 Title Covenants

A. Warranties of Title

B. Remedies for Breach of Warranty of Title

§4 Real Estate Finance

§4.1 The Basic Structure of Real Estate Finance

§4.2 Regulating Mortgage Markets

Commonwealth v. Fremont Investment & Loan (2008)

§4.3 Borrower Defaults, Foreclosure, and Consumer Protection

U.S. Bank National Association v. Ibanez (2011)

§4.4 Foreclosure Sales

Baskurt v. Beal (2004)

§4.5 Alternative Financing Arrangements

A. Installment Land Contracts

Sebastian v. Floyd (1979)

B. Equitable Mortgages

Koenig v. Van Reken (1979)

§5 The Recording System

§5.1 Recording Acts

A. Recording Act Fundamentals

B. How to Conduct a Title Search

C. Types of Recording Acts

D. Types of Notice

E. Who Qualifies for Protection Under the Recording Acts?

§5.2 Chain of Title Problems

Sabo v. Horvath (1976)

§5.3 Fraud and Forgery

Brock v. Yale Mortgage Corporation (2010)

McCoy v. Love (1980)

§5.4 Marketable Title Acts and Other Ways to Clear Title

§5.5 Title Companies and the Recording System

§5.6 Title Registration

Chapter 12 Fair Housing Law

§1 Introduction to Fair Housing

§1.1 Sources of Fair Housing Law

§1.2 The Fair Housing Act

Fair Housing Act, 42 U.S.C. §§3601-3605, 3607, 3613, 3617, 3631

§1.3 Statutory Interpretation, Communications, and the Boundaries of the Fair Housing Act

Fair Housing Council of San Fernando Valley v. Roommate. com, LLC (2012)

§2 Intentional Discrimination or Disparate Treatment

§2.1 Intentional Discrimination on the Basis of Race

Asbury v. Brougham (1989)

§2.2 Discrimination on the Basis of Sex: Sexual Harassment

Quigley v. Winter (2010)

§2.3 Discrimination Based on Familial Status

Human Rights Commission v. LaBrie, Inc. (1995)

§2.4 Discrimination Based on Sexual Orientation and Gender Identity

State ex rel. Sprague v. City of Madison (1996)

§2.5 Source of Income and Other Economic Discrimination

DiLiddo v. Oxford Street Realty, Inc. (2007)

§3 Disparate Impact or Discriminatory Effects Claims

§3.1 HUD’s Discriminatory Effects Rule

§4 Segregation, Integration, and the Fair Housing Act

MHANY Management, Inc. v. County of Nassau (2016)

§5 Housing Discrimination Against People with Disabilities

§5.1 Reasonable Accommodations

Janush v. Charities Housing Development Corp. (2000)

§5.2 Integration and the Example of Group Homes for Personswith Disabilities

Familystyle of St. Paul, Inc. v. City of St. Paul (1991)

§6 Fair Lending

M & T Mortgage Corp. v. Foy (2008)

PART FIVE CONSTITUTIONAL PROTECTION FOR PROPERTY

Chapter 13 Takings Law

§1 Eminent Domain

§1.1 The Eminent Domain Power and the Condemnation Process

§1.2 Public Use

Kelo v. City of New London (2005)

§1.3 Just Compensation

“Damagings” Clauses in State Constitutional Law

§1.4 Expropriating Without “Taking”

Tee-Hit-Ton Indians v. United States (1955)

§2 Regulatory Takings

§2.1 An Introduction to Regulatory Takings

A Note on Regulatory Takings Procedures

§2.2 The Ad Hoc Test: Fairness and Justice

Penn Central Transportation Co. v. New York City (1978)

§2.3 “Per Se” Takings Claims

A. Deprivation of All Economically Viable Use

Lucas v. South Carolina Coastal Council (1992)

B. Physical Invasions

PruneYard Shopping Center v. Robins (1980)

Cedar Point Nursery v. Hassid (2021)

§2.4 Other Special Cases

A. Deprivation of Core Property Rights

B. Vested Rights and Retroactivity

§2.5 Takings Statutes

§3 Exactions and Unconstitutional Conditions

Dolan v. City of Tigard (1994)

§4 Justifying Takings Law

Table of Cases

Table of Statutes

Index