Property Outline

Monday, November 24, 2008

11:41 PM

Johnston v. M'Intosh
Facts:
Jonston claimed valid title to land !ranted to im by certain cie"s o" certain #ndian tribes
#ssue:
May te court o" te $% reco!ni&e a title to real property obtained by a !rant made by a #ndian 'ribe(
)ule:
Only te $*%* +overnment can e,tin!uis title to #ndians ri!ts to property by capture or by -ar
)ationale:
#ndian inabitants are incapable o" trans"errin! absolute title to oters
.ertainty )educe liti!ation
#" Marsall allo-ed Plainti"" to !et land bac/, it -ould open doors to allo- oters to do
te same
Protect Property )i!ts
Protected #ndian ri!ts by preventin! individuals to try and con0uer tem, as only te
$% +ov* ad tat po-er
.ertainty simpli"ies enables transaction
.apture 1First in
time2 1e,pediency2
$*%* +ov3t captured te land "rom te #ndians and industriali&ed it,
.reatin! 45ctual Pysical Possession4
'e one -o !ets tere "irst !ets te tin!
6abor 'eory
1productive use o"
land2
Jon 6oc/e
7very man as property in is o-n person
8en you add your labor to sometin! you mi, in your o-nersip
7,pectations %ettlin! e,pectations to title, people can plan around teir property

.ertainty vs*
Fairness
Fairness
9i! 5dministrative .osts
:y allo-in! te P to !et te land bac/ it opens te "lood!ates to allo- oters to do
te same
o 'us, creatin! circumstances -ere title may be ta/en a-ay "rom -ite
lando-ners and !iven bac/ to #ndians
First in 'ime #ndians -ere on te land "irst o-ever tey did not utili&e te land or
industriali&e it
6abor 'eory 6abor 'eory is an uncertain rule
8en you invo/e te labor teory it is i! administrative costs because te court no-
as to decide o- muc labor is enou!
Pierson v. Post
Ne- ;or/, Pa!e 1<
Facts:
8ile Post -as in ot pursuit o" te "o,, Pierson s-ooped in captured, /illed and carried it o""
#ssue:
8at constitutes Property ri!ts(
)ule:
Property in -ild animals is only ac0uired by occupancy, and pursuit alone does not constitute occupancy or
vest any ri!t in te pursuer*
)ationale:
$n=o-ned property tat is captured becomes te property o" te person e""ectin! te capture* 'e un=o-ned
tin! must be actually possessed "or it to become property*

.ertainty 1vs* "airness2 'e la- o" capture protects property ri!ts and reduces liti!ation
%aves te court "rom avin! to decide -o labored more
#ncentives to /ill te
no,ious beasts
Preserve sa"ety o" te public
#ncentives to innovate 'e la- o" capture creates incentives to improve tecnolo!y
1i*e* -oever builds te best "o, trap !ets te property2

6abor 'eory >isincentive to labor 16ivin!ston?s dissent2
'e one tat labors is not allo-ed to ta/e possession o" te property
.reates situation -ere people3s labor -ill not result in o-nersip because oters can @ust
come in and ta/e te labored over property
.onservation Over=capture is a result o" te court !ivin! incentives to /ill all te animals
Ghen v. Rich
Massacusetts, Pa!e 2A
Facts:
Man 5 /ills and mar/s te -ale, Man : "inds te -ale
#ssue:
8o o-ns te -ale(
)ule:
'e la- o" custom
'e -ale !oes to te person -o made is mar/ because at te time tey did not ave tecnolo!y to capture a
-ale due to its si&e
)ationale:
Property as a customary root* People en!a!ed in a common activity o"ten develop customs tat !overn teir
relationsips bet-een temselves and to-ard teir ob@ects o" ac0uisition
Fairness #t is "air "or te court to de"er to custom in certain circumstances
8en all te -alers ave been accustomed to a certain -ay o" doin! tis
7,pectations 'e -alers ave developed e,pectations trou! teir set customs
#ncentives to
6abor
'rade usa!e -as necessary to survival o" -alin! industry no one -ould be
involved in te -alin! industry i" tey could not be !uaranteed te "ruits o" is labor
7ncoura!e productivity
.ertainty 'e actual possession o" te animal besto-s te ri!t o" property on te person
-o captured it
%ocietal #nterest .reates a situation tat dis"avors conservation o" te -ild animals
.on"lictin! #nterests
1.ustoms2
8en tere is t-o con"lictin! customs -ic one ta/es precedence(
8at about +reenpeace?s interest in te -ales(
Keeble v. Hickeringill
7n!land, Pa!e 2<
Facts:
Beeble contended 9ic/erin!ill scared duc/s a-ay "rom is pond resultin! in dama!es
#ssue:
>oes a lando-ner ave a ri!t to use is property at is -ill -itout inter"erence(
)ule:
5 person as te ri!t to put is property to use "or is o-n pleasure and pro"it -itout inter"erence
)ationale:
9ad 9ic/erin!ill merely set up decoys on is o-n land near Beeble?s meado- to dra- a-ay duc/s, no action
could be ta/en, because 9ic/erin!ill -ould ave @ust as muc ri!t to set up decoys on is o-n property as
Beeble does on is* :ut 9ic/erin!ill actively disturbed te duc/s on Beeble3s land, causin! dama!es to im*
'us, Justice 9olt concluded tat 4in sort, tat -ic is te true reason "or tis action is not brou!t to
recover dama!e "or te loss o" te "o-l, but "or te disturbance4*
.onservation 7nance conservation since Beeble -ill conserve accordin! to -at e
needs "or is business
Once it is on your property, it is yours to /eep but also yours to -orry about
+ives an incentive to plan "or "uture use
.auses people to tin/ about teir eirs
)i!t to 7,clude People ave te ri!t to e,clude oters "rom usin! teir land 1o-nersip2
>iscoura!e #nter"erence 1bad
beavior2
Malicious inter"erence -it trade
Not inter"erence "or a socially valuable !oal 1as in Pierson v* Post2 but
simple inter"erence
.onstructive Possession 7verytin! above and belo- one?s land is also part o" te land
)i!t to e,clude is part o" constructive possession
7,pectations Beeble e,pected to pro"it "rom is -or/ C is liveliood
6abor 7very person as te ri!t to put is property to use
Beeble -ent trou! e,pense o" settin! up tese decoys and nets "or
is o-n pleasure and pro"it
7nables plannin! and
transaction
%ocially desirable !oal
Furnis te mar/et -it duc/s
.ompetition promotes lo-er costs 1discoura!es monopoly2
INS v. AP
$*%* %upreme .ourt, Pa!e D1
Facts:
5P sued to en@oin #N% "rom publisin!, as its o-n ne-s, stories obtained "rom earlier editions o" 5P
publications
#ssue: >o property ri!ts in ne-s e,ist a"ter publication(
)ule:
'e deliberate ta/in! o" material tat as been ac0uired by anoter, trou! teir e,penditure o" laborE s/ill
and money, and misappropriatin! te material as its o-n in order to reap bene"it, amounts to an unautori&ed
inter"erence -it te normal operation o" le!itimate business practice, but not as property in"rin!ement
)ationale:
;ou sall not reap -at you ave not so-n
>issent:
'e public as an interest in /noc/ o""3s* :randeis3 says tat -e sould de"er to .on!ress since tis relates to a
business o" incentivi&in!*
>icta:
Ne-s loses te ri!t to e,clude -en it is publised* 1'at is -at ma/es it Fuasi=property2
#ncentives to labor 5P is not !oin! to !o trou! all tis labor -en tey /no- tat #N% is !oin!
to come in and s-oop tem
)eapin! te "ruits o" teir e""orts and e,penditure
%ervin! te public
interest
#n"ormation is "reely provided to te public
6abor 5P did all te -or/ but #N% !ot to reap all te bene"its
>isincentives 1to compete, to innovate, to be
productive2
Cheney Bros. v. oris Silk Cor!.
%econd .ircuit, Pa!e DD
Facts:
.eney made sil/ "abric and >oris copied it
#ssue:
8en tere is no -ay to !et a copyri!t can a court set up common la- copyri!t or patent "or reasons o"
@ustice(
)ule:
5bsent a patent or protection under statute, a company only as property interest in te products it creates*
Oters may imitate at teir pleasure*
)ationale:
Man3s property is limited to te tan!ible ob@ects tat embody is invention* 'ere is no remedy "or imitated
products, e,cept trou! statute*
Protect .onsumers Provide te customer -it lo-er cost items 1/noc/=o""s2
Promote .ompetition 8e -ant to prevent monopolies
#nnovation #mprovement on e,istin! productsE repetition "osters improvement
Moore v. Regents o" #C$A
.ali"ornia, Pa!e GH
Facts:
)esearcers at $.65, unbe/no-nst to Moore, used specimens o" is tissue to produce a potentially lucrative
cell line* 'ey told Moore e -as comin! in "or more testin!, but instead tey -ere ta/in! is cells and turnin!
tem into a >N5 strand*
#ssue:
>o -e ave property ri!ts in our or!ans, cells, tissues(
>oes te use o" patient3s e,cised cells -itout consent amount to conversion(
)ule:
'e patient?s consent to treatment, to be e""ective, must be an in"ormed consent, 5N> in solicitin! te
patient?s consent, a pysician as a "iduciary duty to disclose all in"ormation material to te patient?s decision*
'o establis conversion, plainti"" must establis an actual inter"erence -it is o-nersip or ri!t o"
possession*
Notes:
5nalo!y to %tatute 16a- o" 5ccession2 I te addition o" sometin! to personal property trou! te addition
o" labor* #" a party ta/es te property o" anoter in !ood "ait, and improves it, courts are inclined to re-ard
!ood beavior tat appens to be socially bene"icial* 'is -as NO' applied in MooreE rater labor teory -as
applied*
$ni"orm 5natomical +i"t 5ct 1$5+52 I uman or!ans and tissues must be disposed o" by internment or
incineration in order to protect public ealt and uman sa"ety* 'e Moore court too/ tis statute out o" conte,t
in order to prove teir point tat uman body parts are not considered property, but are more li/e 4abandoned4
property*
5noter option available: Moore can sue "or breac o" ri!t to in"ormed consent based on te "iduciary
relationsip -it te doctor*
.ase .omparison:
#mplied 8arranty o" 9abitability
9ilder
5P: ri!t to possession
Mos/3s >issent:
#ne0uality o" :ar!ainin! Po-er: -e souldn3t deny a property ri!t to one, and !ive it to anoter "or te sa/e o"
researc*
)e@ects te 4oter option:4 Moore -ould ave ad to prove dama!es in order to recover "or breac o" "iduciary
duty, and e -ould not ave been able to*
4'o allo- a person to economically bene"it "rom te non=consensual use o" anoter3s tissue can be considered a
modern version o" slavery and indentured servitude*4
6abor 8en anoter party, trou! uni0ue labor, improves sometin!, -e -ant to promote tis
beavior*
#nnovation: pro"itable researc and development are important "or te public and -e -ant to
re-ard it*
%ocial +ood 8e souldn3t treaten people -o are en!a!in! in socially use"ul activities*
7conomic
5r!ument
;ou sould be able to sell everytin! "or pro"it to better te economy* 'e "luctuation in te
mar/et -ill re!ulate te price o" or!ans* %upply and demand e0ual out accordin! to te mar/et*
Moral
5r!ument
8e don3t -ant to commodi"y te bodyE tere are certain tin!s -e don3t -ant to put a dollar
amount on 1e,* Marria!e and a minimum standard "or livin!, embodied in te implied -arranty
o" abitability2
#ncentives 8e -ant to !ive incentives "or people to do researc*
>e"enses:
Posner C 6a- and
7conomics
8e -ant people to ne!otiate "reely in order to brin! up supply and /eep costs do-n "or te
!eneral public
7ncoura!es :ad
:eavior
'e doctors are bene"ittin! "rom not as/in! Moore3s consentE compare -it intentional
trespass in Jac0ue* 8e -ant ne!otiation and !ood "ait beavior*
Ar%ory v. el&%irie
7n!land, Pa!e HG
Facts:
Bid "inds @e-el and too/ it to de"endant3s !oldsmit sop* >e"endant stole te stones and re"used to !ive tem
bac/*
#ssue:
8at ri!ts does a "inder o" property ave(
)ule:
5 "inder as superior title to all e,cept "or te ri!t"ul o-ner*
)ationale:
.ertainty Beeps do-n te costs o" liti!ation because te courts -ould ave to do researc to see -o o-ns
te property
8e protect "inders in order to ave le!al certainty too* Oter-ise, courts -ould ave to determine
-o deserves te propertyJcattel more, and tat -ill be too e,pensive*
)e-ard
9onesty
8e -ant te tin! to !et bac/ to te o-ner, and -en -e re-ard onesty, tere is a better cance
tat tis -ill appen*
H&nn&h v. Peel
7n!land, Pa!e HH
Facts:
9anna "ound a broac at Peel3s ome -ile on military assi!nment on te property* 9e !ave it to police and
te police returned it to Peel* Peel ad never been on te property and 9anna -as not trespassin!*
#ssue:
8o as superior title to te broac, te o-ner or te "inder(
)ule:
'e "inder o" a lost article is entitled to it a!ainst all persons e,cept te real o-ner* 8en te cattel is "ound
on a /no-n person3s property, te lando-ner must be in actual control to assert constructive possession*
)ationale:
9anna -as not trespassin!E e -as on military duty and allo-ed to be in te ouse*
9anna -as meritoriousE e turned over te broac to te police instead o" ta/in! it "or imsel"*
Peel ad never been in actual possession o" te ouse*
.ase 6a- 5utority
:rid!es v*
9a-/es-ort
Possession -as !iven to te "inder, rater tan te o-ner because te cattel ad been lost
rater tan stolen* #t -as not le"t some-ere intentionally*
.armin Possession -as !iven to te property o-ner because te cattel -as imbedded in te mud,
and tere"ore it -as a part o" te land* 'e "inder ad been an employee -en e "ound it*
Policy 5utority
%anctity o" te
9ome
Peel cannot ar!ue tat 9anna violated te sanctity o" is ome because 9anna -as NO' a
trespasser, and Peel -as not in actual possession and te property -as not is ome*
)e-ard +ood
:eavior
9anna turned te broac over to te policeE -e -ant to re-ard people3s onesty
.onstructive
Possession
+enerally, a lando-ner o-ns all tin!s "ound on is property as -ell as te land* 9o-ever, te
policies beind constructive possession, suc as prevention o" trespassin! and promotin!
plannin!Jconservation, are not relevant ere* 8en te policy beind a le!al "iction suc as
constructive possession are absent, e cannot assert te claim*
>e"enses:
%ocietal
:ene"it
5 lando-ner -ill ave to cate!ori&e everytin! in is ome, and be reluctant to open is ome
"or !uests or social bene"it* 8e -ant people to open teir property to oters*
McAvoy v. Me'in&
Massacusetts, Pa!e 10D
Facts:
5 -allet -as inadvertently le"t in a barbersop* 5 customer "ound it, and so-ed it to te barber* 'e barber
asserted o-nersip and -ouldn3t !ive it bac/ to te "inder*
#ssue:
>oes te "inder o" misplaced !oods on anoter3s property obtain title to te !oods(
)ule:
#" property is voluntarily placed in a sop, te sop=o-ner as a duty to !uard property until te o-ner returns
to retrieve it*
)ationale:
Mislaid I te o-ner le"t sometin! lyin! around, but "or!ot
6ost I unintentionally dispossessed
No "inders privile!e ere because te o-ner intentionally put it tere, intendin! to pic/ it up later* For purposes
o" la- -e assume te o-ner intends to be in possession o" is tin!, tere"ore -e must assume e intentionally
le"t it at te barbersop*
.ompare 8it: :rid!es v* 9a-/es-ort
M&nnillo v. Gorski (A'verse Possession)
Ne- Jersey, Pa!e 1A0 1.ontrollin! 6a-2
Facts:
Nei!bor accidentally encroaced 1D inces onto te oter nei!bor3s property, unbe/no-nst to oter
nei!bor*
#ssue:
'o claim adverse possession, must te possessor ave been a-are tat te land in 0uestion -as, in "act, o-ned
by anoter(
)ule:
'o adversely possess a property, you must ave: entry and e,clusive possession, open and notorious, ostile
and under claim o" ri!t and continuous possession*
Notes:
#ntentional vs* +ood Fait 'respasser
'e la- still punises an intentional trespasser, Mannilo -ould ave to tear do-n te ouse
:ecause it -as a minor encroacment and done in !ood "ait, te court allo-ed tem to pay "air mar/et
value "or te encroacment 1eminent domain2
7lements o" 5dverse Possession
112 7ntry and 7,clusive Possession
'e adverse possessor must pysically use te land as property o-ner -ould in accordance -it te
type o" property, location, and usa!e
122 Open and Notorious
$se o" te property is so visible and apparent tat it !ives notice to te le!al o-ner tat someone may
assert claim
1A2 9ostile and $nder .laim o" )i!t
5n adverse possessor must occupy te land -itout te consent o" te o-ner and -it an intention to
remain* 'is element is o"ten called ostility but does not mean ill -ill or malice* #t simply means tat
te adverse possessor as no permission to be tere and also claims te ri!t to stay tere* .onsent or
permission means tat te possessor as occupied in some capacity subordinate to te o-ner3s title*
o >ependin! on @urisdiction, courts loo/ at di""erent metods to determine ostility 1'ree states
o" mind2
Ob@ective: %tate o" mind is irrelevantE acts are -at establis e,pectations and put te
o-ner on notice 1%tal3s pre"erence2
:ad Fait or #ntentional 'respass: %tate o" mind is !uilty, /no-in! -ron!doer, 4#
tou!t # didn3t o-n it but # intended to ma/e it mine*4 'is encoura!es bad beavior,
-ere te -ron!doer /no-s -at e as to do to ma/e te property is 1#n .5 you
ave to ave been payin! ta,es on te land to assert adverse possession2
+ood Fait: %tate o" mind is innocent, 4# tou!t # o-ned it,4 17ncoura!es !ood
beavior and discoura!es bad beavior2
142 .ontinuous Possession
5n adverse possessor must occupy continuously -itout interruption durin! te limitations period*
;ou cannot tac/ on time bet-een multiple people unless relatedJsame use o" te land*
Positives:
Protectin!
7,pectations
Fuote: Oliver 8endell 9olmes: 4'e possessor as come to e,pect continued access to te
property and te true o-ner as "ed tose e,pectations by er actions or "ailure to act*4
;ou cannot cut o"" someone3s e,pectations once tey ave depended on tem to teir
detriment*
First Possession .ompare -it Jonston v* M3#ntos -ere te "irst possessor -as te people -o "irst used
and improved upon te land 1improved in te industrial sense2
6abor Protects te person -o labors 1productive use o" te land2 and punises te person -o as
not used te property productively
Fuiets 'itle %ettles property ri!ts
Fairness :y allo-in! te adverse possessor to claim title 1-o as been usin! it2
Prevents sleepin!
on ri!ts
O-ners -o i!nore people usin! teir land in bra&en violation o" le!al ri!t deserve to be
penali&ed
:y "ailin! to brin! a timely action to recover possession tey create a problem
$se it or lose it: -e -ant property to trans"er, to be used
Ne!atives:
>i""icult to plan "or te
"uture
Ma/es it di""icult "or bot parties to be certain about teir ri!ts to te property
>iscoura!es conservation 7ncoura!es e,ploitation o" te property, encoura!es people to build 1so as to
ma/e productive use o" te land2
7ncoura!es bad
beavior J4bad man4
7ncoura!es people to attempt to ta/e oter people?s property
7ncoura!es disputes 8o o-ns it( :ot parties ave a ri!t to te land
9i! administrative costs
*'Kee"e v. Sny'er
Ne- Jersey, Pa!e 144
Facts:
%nyder un/no-in!ly !ets tree paintin!s "rom a tie"* O3Bee"e -ants tem bac/* %nyder claims 5P*
#ssue:
>oes te 4discovery rule4 apply to stolen art-or/s to toll te statute o" limitations(
)ule:
#n an appropriate case, a cause o" action -ill not accrue until te in@ured party discovers, or by e,ercise o"
reasonable dili!ence and intelli!ence sould ave discovered, "acts -ic "orm te basis o" a cause o" action*
'o establis adverse possession to cattels, te rule o" la- as been tat te possession must be ostile, actual,
visible, e,clusive, and continuous* Open and visible in tis conte,t -ill no- be upon te discovery o" te
missin! cattel:
112 >id te o-ner use due dili!ence to recover te cattel at te time o" te alle!ed dispossessionJte"t(
122 8eter at te time o" te alle!ed dispossessionJte"t tere -as an e""ective metod to put oters on
notice(
1A2 8eter re!isterin! te cattel or reportin! te cattel -it an autoritative institution -ould put
prospective buyers on notice o" te possibility tat tey could be purcasin! in stolen !oods(
)ationale:
'e problem in tis case is te open and notorious element o" 5P since it is very ard "or someone to
notoriously claim a cattel tat tey -ant to en@oy in te privacy o" teir o-n ome*
'e true o-ner does not /no- te location o" er cattel
Fairness >iscovery rule is a muc "airer -ay o" andlin! te problem o" stolen art-or/s tan is te
doctrine o" 5P
'e due dili!ence re0uired under te discovery rule -ill vary -it te nature, value and use
o" te cattel involved
7ncoura!es due
dili!ence
O-ner: o-ners -ill e,ercise due dili!ence in loo/in! "or it, tey -ill re!ister te paintin!s,
insure tem
:ona Fide Purcaser: cautious about -o e purcases tin!s "rom
8o bears te ris/(
+uido 5r!ument
'e :FP transacted -it te tie" and tus is in a better position to @ud!e te caracter o"
te tie" 1:FP is in better position to bear te ris/2
Problems:
>iminises use o"
te cattel
5bility to use te tin! is diminised
'e o-ner cannot use it
'e :FP cannot use it because it is not even isK
$nsettled
e,pectations
'e :FP may ave ad te paintin!s "or a lon! time but -ill still not be able to develop
e,pectations since te o-ner could come and ta/e bac/ te cattel at any time
$ncertainty 'e "air rule is usually te more uncertain rule
Gr+en v. Gr+en
Ne- ;or/, Pa!e 1GG
Facts: Micael +ruen as a vested remainder -it a li"e estate reserved in te !rantor 1Lictor +ruen2*
#ssue: >id te person ma/e a valid !i"t(
)ule: 'o be valid, an inter vivos !i"t must ave tree elements: 1i2 an intent by te donor to ma/e an
irrevocable present trans"erE 1ii2 actual or constructive delivery o" te !i"t to te donee 1in tis case pysical
delivery -ould be pointless and ine""ective proo"2E and 1iii2 acceptance by te donee*
)easonin!: 'us, an inter vivos !i"t di""ers "rom a testamentary disposition, -ic is intent to ma/e a trans"er
only upon te donor3s deat* 5cceptance is evidenced by value o" te !i"t to te donee*
%ettlin! 7,pectations
:undle o" %tic/s #" te ri!t to use is diminised, is tere still possession o" a cattel
'e ri!t to use is di""icult to determine in re!ards to cattels, especially a paintin!
6e!al Fictions 'e #)% cuts trou! le!al "ictions
5lienability One o" te stic/s is te ri!t to sellJ!ive a-ay propertyE e""ect te -ill o" te !rantor
-enever possible
5voidin! 'a,es
1Probate2
'is case isn?t about probate, and +ruen tried to avoid payin! ta,es* :ut tat -on3t
appen
7nablin! 'ransactions 'rans"er o" property to oters
Ri''le v. H&r%on
.ali"ornia, Pa!e 280
Facts: 9usband and -i"e ad @oint tenancy* :e"ore se died, se terminated is ri!t o" survivorsip by
severin! te @oint tenancy*
#ssue: .an a person unilaterally sever a @oint tenancy(
)ule: 5 universal ri!t o" eac @oint tenant is te po-er to e""ect a severance and destroy te ri!t o"
survivorsip by conveyance o" teir interest 14stra-42* 1#n .5, stra- is no lon!er necessary* ;ou must !ive
constructive notice by "ilin! or recordin! your severance o" te @oint tenancy2*
)easonin!: .ourt -anted to preserve te ri!t o" alienability, even in a @oint tenancy, by abandonin! traditional
restrictions*
5r!ument by 5N56O+;, not
autority 1similar to Moore
and Pierson2
'e court analo!i&ed te situation to te livery o" seisin ceremony,
-ic is out o" date no-* 'e la- sould portray te modern realities
o" te @oint tenancy

9olmes #t is revoltin! i" te !rounds "or -ic a rule -as laid do-n ave lon!
since vanised, and te rule simply persists "rom blind imitation o" te
past*
el"ino v. ,e&lencis
Ne- ;or/, Pa!e 2H2
Facts: Property -as eld as a tenancy in common* >el"inos o-ned more o" te land and -anted Lealencis o""
so tey could sell teir portion to a developer* 'ey -anted partition by sale, se -anted partition in /ind* %e
-as in actual possession o" er portion, -ile tey -eren3t really around*
#ssue: 8at are considerations -en determinin! -eter to allo- partition by sale or partition in /ind(
)ule: Partition sales sould only be !ranted -en te party see/in! te sale can prove: 112 partition in /ind is
impractical or ine0uitable or 122 interests o" te o-ners -ould be better promoted by partition by sale, as te
"orced sale o" a party3s interest sould be avoided*
Modern courts pre"er partition by sale, altou! in /ind seems more "air
5nalysis: Partition in /ind -as more lo!ical because tere -as a limited number o" competin! interests and te
relative ease o" division made it practical*
5dverse Possession >e"endant -as in actual possession o" land, open and notorious, "or a
continuous period o" time
6abor Lealencis started and ran er business "or years on tat land C te one -o
labors sould bene"it
7,pectations %e built er business, and e,pected tat se -ould be able to /eep runnin!
it
Fairness 'e >el"inos didn?t ave anytin! invested in te property
Protect 6iveliood vs* Pure
7conomic +ain
'e >el"inos -anted to sell te land as an investment opportunity, -ere
Mrs* Lealencis -anted to continue er liveliood*
%anctity o" te ome %e built er ome tereE -e -ant to protect people?s omes
Ne!atives:
#n"rin!es upon ri!ts to
alienability
'e >el"inos o-ned te land tooE tey sould be able to alienate it -enever
tey -ant*
>is"avors .onservation #" you "avor laborJuse, you dis"avor conservation o" resources
7,pectations
S&-&'o v. .n'o
9a-aii, Pa!e A1A
Facts: 5"ter a car accident, 7ndo and is -i"e ad conveyed teir tenancy by te entirety to teir son, ten te
accident victim sued im*
#ssue: .an one spouse3s creditor ave access to a property eld in tenancy by te entirety(
)ule: 'enancy by te entirety property may not be reaced by separate creditors o" eiter spouse*
5nalysis: :ecause o" te nature o" a tenancy by te entirety, one cannot alienate to a creditor*
Married 8omen?s Property 5cts e0uali&ed men and -omen, meanin! tat neiter can alienate teir property
because it -ould be un"air to te oter person*
Protect %anctity o" te 9ome 5 spouse souldn?t be le"t to be co=tenants -it te !overnment* 'e ome
sould be protected "rom creditors 1ban/ruptcy you can /eep your ome2*
7ncoura!e Family %olidarity 8at about te creditor( No, "amily out-ei!s creditors C even 'O)'
creditors
Ne!ative: 5ssumption o" )is/ 'e -i"e is innocentM 8ell, so are te %a-adas* 8o is better to assume te
ris/ o" a usband not avin! car insurance( 'e -i"e( Or innocent
pedestrians -o ad no idea tey !ot it by someone -itout insurance(
>issent: $nder Married 8omen3s Property 5ct tere is e0uality bet-een te spouses* .ited King v. Green
1NJ2: #" te -i"e ta/es e0ual ri!ts -it te usband in te estate, se must ta/e e0ual disabilities* 'e M8P5
means tat :O'9 spouses can alienate no-*
#S v. Cr&"t: 'e #)% can attac any property -it a lien, re!ardless o" -eter it is a tenancy by te entirety
and -eter only one spouse as de"aulted* 'is is anoter e,ample o" o- te #)% can cut trou! le!al
"ictions -enever it -ants to*
%calia dissents in tis case: it is a "act o" li"e tat most spouses -itout assets are -ives* 'is !reatly
in@ures a -i"eJstay at ome mom -o loses er ome to te #)%*
In re M&rri&ge o" Gr&h&%
.olorado, Pa!e A22
Facts: %e supported ubby trou! scool, e !ets a masters and -ants out* %e claims se olds an interest
in is de!ree and its earnin! potential*
#ssue: .an a de!ree be marital property sub@ect to division upon divorce(
)ule: 5 de!ree cannot be marital property sub@ect to division upon divorce*
5nalysis: 5 de!ree as no caracteristics o" property: #t cannot be split, sold, -illed, e,can!e or sared*
>issent: 'is -as essentially a capital investment* 'e most valuable asset obtained durin! te marria!e -as
te usband3s earnin! capacity* #n oter conte,ts, restitution is te proper remedy, tere"ore, it sould be
applicable no-*
Maoney v* Maoney 1NJ2: 5 pro"essional de!ree cannot be married property because it demeans te concept
o" marria!e* )emedy: 4)eimbursement 5limony4*
O3:rien v* O3:rien 1N;2: Marria!e can be considered an investment in uman capital or a commodity*
5nalo!i&es marria!e to real estate* #nduces eac party to contribute -itout "ear o" loss o" investment*
.O and NJ )ule
N%anctity o" te Marria!eO
)ule o" 6ove, romantic vie- o" marria!e -ere bot parties don?t need a
prenup, and don?t loo/ at teir marria!e as a commodity because tat -ould
be unromantic*
Reality: Promotes selfish
interests
Spouses fear that his or her interests are not protected, and will be
cautious before caring for the other without self interest. Only
reliance/loss of wage damages
NY Rule
arriage is an in!estment
'is actually promotes te Nrule o" loveO better, because people -on3t be
-orried about teir spouse ta/in! all te -ealt* )estitutionJe,pectation
dama!es
G&rner v. Gerrish
Ne- ;or/, Pa!e AGD
Facts: 5 dispute arose as to -eter +erris3s tenancy -as terminable at te -ill o" te lessor*
#ssue: #s tis a tenancy at -ill or a determinable li"e tenancy(
)ule: 'e lease !rants personal ri!t to +erris to terminate at a date o" is coice, -ic is a li"e tenancy*
5nalysis: $nder common la-, tis -ould ave been a tenancy at -ill, but modern contract la- says -e ave to
do -at parties intended*
Beepin! 6a- .urrent and Modern Movin! a-ay "rom strict la-s o" leaseold to contract la-, similar
to )iddle v* 9armon
Property is "ontracts 'e nature o" property transactions are contractual, e""ect te -ill
o" te parties -enever possible*
PosnerJ6a- and 7conomics: .reate incentives "or people to contract and compete, and discoura!e monopolies*
#" te tenants don?t li/e te terms, tey can -al/ a-ay* :ut poor people can?t ta/e a -al/* %ould tere be
minimum standard livin! re0uirements( 6andlords are repeat players, tey /no- o- to -or/ te system*
F95 )ules: 'e F95 is an e,ception and limitation on te ri!t to e,clude*
$nla-"ul >iscrimination
112 Fair 9ousin! 5ct: limits ri!ts o" rentin! to -omever you -ant because tere is a social interest in
land* No one as absolute po-er over one?s land, estate, marria!e, or!ans, etc* 'ere is a social interest
present*
122 .ivil )i!ts 5cts: tis only covers disposition o" property, race and intentional racial discrimination*
.on!ress is -orried about -idespread se!re!ation, not mom P pop establisments*
H&nn&n v. +sch
Lir!inia, Pa!e A84
Facts: 6andlord rents to tenant* 'enant !oes to is place, previous tenant still tere* 8o as to /ic/ im out(
#ssue: 8o as te implied duty to deliver pysical possession to te tenant -en te lease be!ins(
)ule: 5 landlord as te duty to place a tenant in le!al possession o" te rental propertyE i" a previous tenant
still occupies te rental until, te tenant3s only recourse is a!ainst te previous tenant*
5nalysis: 'e landlord sould not be liable "or te -ron!s o" anoter party* 'e ar!ument is made tat tere as
never been a case -ere one party is liable "or te "ault o" anoter* 'is case is a product o" its time, -en
@ud!es ated respondeat superior* 'e court conveniently i!nored tat concept to @usti"y tis rulin!* .ourts used
to "avor bi! corporations myopic*
Fairness %ouldn3t put burden on landlord -en e -as not at "ault* 6andlord !ave te tenant a le!al ri!t
to possession= !ave im te ri!t to e,clude*
Protect 7,pectations 'enant e,pected to move into is property
5ssumption o" )is/
+uido
)ater tan loo/in! at "ault, loo/ at -o is in a better position to assume te ris/ and
-at are te reasonable e,pectations o" te parties are* 6andlords are repeat players,
can lobby "or -at tey -ant
.oase 'eorem #n a vacuum, it doesn?t matter -at te de"ault rule is, or -o it "avors* 5s lon! as it
is a certain rule, te parties -ill be able to bar!ain around it o-ever tey -ant* 'is
-or/s only as lon! as you can adere to Posner, but -at i" te tenant can?t -al/
a-ay(
Fairness 6andlord -as in a better position to assume ris/s, not "air to put burden on 'enant
Ken'&ll v. .rnest Pest&n& Inc.
.ali"ornia, Pa!e AHD
Facts: Pestana arbitrarily -iteld permission "rom Bendall, its tenant, to an assi!nment*
#ssue: .an a commercial lessor -itold consent to an assi!nment by te lessee unreasonably or arbitrarily(
)ule: 8ere a lease provides "or assi!nment only -it te prior consent o" te lessor, consent can only be
-iteld i" te lessor as a commercially reasonable ob@ection to te assi!nment*
Factors to consider under +ood Fait and .ommercial )easonableness
Financial responsibility o" te proposed assi!nee
%uitably o" te use "or te particular property
6e!ality o" te proposed use
Need "or alteration o" te premises
Nature o" te occupancy 1i*e* o""ice, "actory, clinic, etc*2
)ationale:
)i!t to Free 5lienability :ecause property is scarce, -e ave policies a!ainst restraint on alienation*
.alabresi .ommercial lessorsJlessees are in better positions to ne!otiate, unli/e in residential
leases -ic are relatively one=sided
Promote +ood Fait and
Fair >ealin!
%ettle 7,pectations #" te clause ad said, Nunreasonably ob@ectO to a sublessor, ten te tenant -ould
not ave "ormed te obvious e,pectation tat te landlord -ould not -itold
consent -itout !ood reason*
Productivity
6e!al .ertainty
Ne!atives:
#ne0uality o" :ar!ainin!
Po-er
%lavin v* )ent .ontrol :oard
#n 1H8H, .5 codi"ied te oldin! in Bendall -it te decision in Cohen v. Ratinoff: 4.OMM7).#56 landlord
cannot reasonably deny consent*4 'is -as retroactive, meanin! te @ud!e made te la-yer understand te
trend in commercial leasin! la-, rater tan @ust te rule* 'e .oen decision put attorneys on notice tat te
la- -as !oin! to can!e*
Reste v. Coo!er
Ne- Jersey, Pa!e 422
Facts: 6ady rented commercial space -J a constant lea/* 6ive=in careta/er "i,ed on re!ular basis* 8en e died,
landlord "ailed to "i, te lea/ and se ta/es o""* 6andlord sues to recover lost rent*
#ssue: .an a tenant claim constructive eviction -en te landlord causes a substantial inter"erence -it te
en@oyment and use o" te leased premise(
)ule: 8en a landlord causes a substantial inter"erence -it te en@oyment and use o" te leased premises, te
tenant may claim constructive eviction*
)ationale: 'e covenant o" 0uiet en@oyment is e,press or implied* 'e remedy to te breac o" 0uiet en@oyment
is constructive eviction* 5 tenant3s ri!t to claim constructive eviction is lost i" e doesn3t vacate te premises
-itin a reasonable time*
'e .ovenant o" Fuiet 7n@oyment I landlord must /eep tis by assurin! tat a tenant -on3t be disturbed by
oters claimin! title, and tat te property is in a situation unsuitable "or use*
'e )emedy o" .onstructive 7viction: #" a landlord breaces te covenant o" 0uiet en@oyment, te tenant as te
ri!t to treat tat as an eviction and cease payin! rent*
'ere are incentives not to constructively evict
5voidance o" .osts Placin! burden on te party -o is better able to bear te ris/
7,pectations 6andlord: e,pects to !et paid rent
'enant: e,pects to use te property, e,pects property to be liveable* 'e
premises must be suitable "or te property?s use*
5nalo!i&e to 9annan v*
>usc
.ourt movin! to-ard te contractual teory o" leaseolds* :ut 9annan
-as a product o" its time, and didn?t consider te "acts tat bot parties
-ere innocent and tat te tenant e,pects to actually possess land*
)emedy at
.ommon 6a-
5t common la-, a tenant -ould ave to stay at te premises and continue payin! rent, ten
ire a la-yer to brin! suit "or dama!es a!ainst te landlord
Hil'er v. St. Peter
Lermont, Pa!e 4A1
Facts: 9ilder leased residential property -it serious de"iciencies "rom %t* Peter*
#ssue: 8en a landlord breaces te implied -arranty o" abitability, does te tenant ave to abandon te
premises to obtain reimbursement o" te rent paid(
)ule: #n te rental o" any residential d-ellin! unit an implied -arranty e,ists in te lease, -eter oral or
-ritten, tat te landlord -ill deliver over and maintain, trou!out te period o" te tenancy, premises tat are
sa"e, clean, and "it "or uman abitation*
Only applies in residential cases
)emedy: .onstructive eviction -ould be inade0uate because se as no-ere to !o* 9ere, se can stay
5N> not pay rent* 6andlord -ill sue, and tenant -ill invo/e te -arranty* 'is is ris/y, but !ood i" you
-in*
)ationale: .ommon la- courts assumed tere -as e0ual bar!ainin! positions bet-een landlord and tenant*
'oday, urban d-ellers -o are usually not able to deal -it maintenance on te property -ill end up in an
un"air bar!ainin! position*
#ne0uality o"
:ar!ainin!
Po-er
'enants ave an ine0uality o" bar!ainin! po-er since tere is a sorta!e o" sa"e, decent
ousin! in today3s mar/et
'enants cannot @ust -al/ a-ay due to te sorta!e o" ousin!
)i!t to ne!otiate does not serve te !eneral public in tis case since only te destitute -ill
bar!ain a-ay teir minimum standards o" livin!
#nalienable
)i!ts
'ere are certain inalienable ri!ts tat cannot be bar!ained around
#nerent "actors: eat, li!t, ventilation, plumbin!, secure -indo-s and doors, proper
sanitation and improper maintenance
'enants must be protected "rom temselves
Moore: 8e don3t -ant people sellin! teir or!ans "or money, and -e don3t -ant people
-aivin! ealt insurance "or money because eventually someone -ill !et urt and society -ill
!et stuc/ -it te bill* 'us, societal interests protect mar/et inalienable bar!ainin!*
5ssumption o"
)is/
+uido
6andlord is more "amiliar -it te d-ellin! unit and more "inancially able to discover and
cure any "aults and brea/do-ns*
6a- in
7conomics
Posner ar!ument: 8e -ant people to ne!otiate "reely in order to brin! up supply and /eep
costs do-n "or te !eneral public
.ase
.omparison
)este, 9annan, and 9ilda -ere very indicative o" te time* >ecided a!ainst bac/drop o" racial
se!re!ation and social con"lict o" te day* 'us, courts -ere overly sensitive to te realities
"aced by residential tenants*
i""erences o" I/H &n' 0+iet .n1oy%ent
For abitability, tere is a minimum standard o" livin! tat cannot be bar!ained around* ;ou can bar!ain around
0uiet en@oyment
9abitability is only "or residential, 0uiet en@oyment is "or bot
:asic )i!ts: abitability, purcase insurance, can?t sell or!ans
J&c2+es v. Steenberg Ho%es
8isconsin, Pa!e 8<
Facts: %teenber! -ent onto Jac0ues3 property to move a trailer, a!ainst te -ises o" te Jac0ues* 'ey sued "or
one dollar even tou! %teenber! caused no arm to te property*
)ule: Punitive dama!es maybe a-arded a!ainst an intentional trespasser even -en no actual dama!e occurred*
5n intentional trespasser sould bar!ain -it te o-ner, instead o" bein! allo-ed to impose is o-n -ill and
pay a small "ee*
Protectin! 7,pectations Private lando-ners ri!t to e,clude oters is one o" te most essential stic/s in
te bundle o" ri!ts tat are commonly caracteri&ed as property*
Feli, .oen: 4)i!t to e,clude is te "undamental essence o"
property4
%anctity o" te ome
Plannin! and use o" property
7nables property ri!ts to be clear
Privacy and 5utonomy 7very person as a ri!t to te e,clusive en@oyment o" isJer o-n property as
lon! as it does not invade te ri!ts o" oters
5 series o" intentional trespasses can treaten te individuals very o-nersip o"
te land
.ertainty 5 ri!t is ollo- i" te le!al system provides insu""icient means to protect
property
Private lando-ners sould "eel con"ident tat -ron!doers -o trespass upon
teir land -ill be appropriately punised
%ocietal #nterests in
Preservin! Peace and Order
8en lando-ners ave con"idence in teir le!al system tey are less li/ely to
see/ sel" elp remedies
.ompare to Pierson vs* Post
Posner3s 'eoryJ6a- in
7conomics
8en it is an intentional trespasser, e is able to ne!otiate, but as cosen not to
5llo-in! one to buy teir ri!t to enter into anoter3s land !ives no incentive "or
te trespasser to ne!otiate
Punis :ad :eaviorJ)e-ard
+ood :eavior
$nli/e in Mannilo -ere te trespass -as unintentional, te trespassers ere
/no-in!ly acted a!ainst te -ill o" te property o-ners and entered te land*
#ntentional trespassers are not eld to te same standards as unintentional
trespassers
St&te v. Sh&ck
Ne- Jersey, Pa!e 88
Facts: Non=pro"it aid -or/ers !o on !uy3s "arm to elp mi!rant -or/ers* 'ey didn3t a!ree to "arm o-ner3s
conditions, e booted tem o""*
)ule: O-nersip o" real property does not include te ri!t to bar te access to !overnmental services to
mi!rant -or/ers and ence tere -as no trespass violation*
'e "reedom to contract isn?t everytin!E people ave minimum ri!ts*
#mplied 8arranty o"
9abitability
'ey cannot contract a-ay teir basic ri!ts @ust because tey ave a!reed to
-or/ and live on someone else3s property*
'e -or/er3s basic ealt, sa"ety, and -ellness is not ne!otiable
Property )i!ts %erve
9uman Lalues
'itle to real property cannot include dominion over te destiny o" people -om
te o-ner permits to enter upon te premises*
Protect te 9i!ly
disadvanta!ed -o ave
une0ual bar!ainin! po-er
'e "arm -or/ers are unor!ani&ed and -itout economic or political po-er*
'e !overnment reco!ni&es tis pli!t as re0uirin! aid -ic is -y tey passed
suc la-s*
4'ese ends -ould not be !ained i" te intended bene"iciaries could be insulated
"rom e""orts to reac tem*4
#nterpretin! ri!ts as relative Property ri!ts are not absolute*
One sould use is property as not to in@ure te ri!ts o" oters, tere"ore ri!ts
need to be accommodatin!*
Property is a "orm o"
soverei!nty
Morris .oen: 4#" te lar!e property o-ner is vie-ed, as e ou!t to be, as a
-ielder o" po-er over te lives o" is "ello- citi&ens, te la- sould not esitate
to develop a doctrine as to is positive duties in te public interest*4
.ase .omparison 6i/e %t* Peter, te landlord loses is ri!t to e,clude once e opens is property to
te vulnerable
5lso, tere -as an e,pectation o" certain livin! arran!ements and te
mi!rant -or/ers e,pected to receive visitors
M&rsh v. Al&b&%& (A$ 3456)
Facts: 6ady !oes on a road in a to-n o-ned by a company and attempts to pass out Jeova3s 8itnesses3 Flyers*
'e company as er removed, se sues "or violation o" "irst amendment ri!t*
#ssue: .an tose -o come into a company o-ned to-n, be denied "reedom o" press and reli!ion simply
because a sin!le company as le!al title to all o" te to-n(
)ule: 112 O-nersip does not al-ays mean absolute dominion* 122 'e more an o-ner, "or is advanta!e, opens
up is property "or use by te !eneral public, te more do is ri!ts become circumscribed by statutory and
constitutional ri!ts o" tose -o use it*
4:undle o" %tic/s4 =
5ctual possession is
not everytin!
'o ta/e a-ay a ri!t "rom te bundle -ill still leave you oter ri!ts, not all te
ri!ts are necessary to !ive te ri!t o" property
.ite Fuote "rom Mars: 4O-nersip does not al-ays mean absolute dominion*4
.ommon 6a-: 'e company as opened up te community to te
public at lar!e it can3t discriminate bet-een te members o" te
community
7,pectations:
6andlord?s e,pectations diminised because e opened up property
'enant?s e,pectations raised
.ite %tate v* %ac/: Protect te most vulnerable in society
9i!ly disadvanta!ed, unor!ani&ed, vulnerable se!ment o" society
9ave no bar!ainin! po-er
Fuote .oen: 4#" te lar!e property o-ner is vie-ed, as e ou!t to be, as a
-ielder o" po-er over te lives o" is "ello- citi&ens, te la- sould not esitate to
develop a doctrine as to is positive duties in te public interest*4
Free availability o"
in"ormation
.ite Moore: actions tat treaten socially use"ul activities
6e!itimate )eason to
7,clude(
#t is a to-n = company to-n is a to-n and as suc it is bound by te .onstitution
Premises -ere open "or te public = lose ri!t to e,clude
Public interest in te property
1st 5mendment )i!t to "ree speec and assembly 1.onstitutional ri!t2
Fuiet 7n@oyment Peace"ul = residents en@oyment o" te property -as not a""ected by te pamplets
bein! passed out
7,clusivity = )i!t
to e,clude
.ite Jac0ue v* %teenber!: ri!t to e,clude is "undamental
One o" most essential stic/s in te 4bundle o" ri!ts4
7ven tou! trespass -as nominal, .t* a-arded Q100,000 in punitive
dama!es
Fuote :lac/stone: 4'at sole and despotic dominion -ic one man claims and
e,ercises over te e,ternal tin!s o" te -orld, in total e,clusion o" te ri!t o" any
oter individual in te universe4
7,pectations Protectin! e,pectations
Plannin! on use o" property
7nable o-nersip ri!ts to be clear
Privacy and 5utonomy
%ecurin! Order R
Peace 1.ertainty2
.ite Pierson v* Post: deter constant la-lessness, prevent sel"=elp remedies
6e!itimate )eason
to 7,clude(
Not a to-n 1municipality2 = tey are a privately o-ned development
6a- in 7conomics
= )icard Posner
#ntentional trespass is ine""icient because it precludes ne!otiations bet-een te parties
7ncoura!e parties to ne!otiate
9ere, tere -ere no ne!otiations
Fuiet 7n@oyment .ite Bamins/y:
7,pectations o" ' 1tat landlord -ould remove te trespassers2
6 in best position to "i,