Justia Nevada Supreme Court Opinion Summaries

Homeowner attended a first Foreclosure Mediation Program (FMP) mediation with Citimortgage, after which Defendant was denied a loan modification. The district court subsequently ordered a second mediation. PennyMac Corp. later obtained beneficial interest in the deed of trust and promissory note and attended the second mediation. The mediator determined that PennyMac failed to bring the promissory note, deed of trust, and other documents to the mediation and that PennyMac's representative lacked authority to negotiate. Homeowner filed a petition for judicial review, requesting sanctions, attorney fees, and a judicially imposed loan modification. The district court imposed sanctions against PennyMac but declined to impose a loan modification or monetary sanctions beyond the amount of attorney fees. The Supreme Court affirmed, holding (1) Homeowner had standing to challenge the district court's order on appeal; and (2) the district court acted within its discretion in denying an FMP certificate and in determining sanctions. View " Jacinto v. PennyMac Corp." on Justia Law

Respondents were involved in the development and construction of Holcomb Condominiums (Condos). Appellant was the homeowners' association for Condos. Appellant filed, on behalf of itself and all condominium homeowners, a constructional defect complaint against Respondents, alleging a variety of defects and claims for negligence and breach of warranty. The district court dismissed Appellant's complaint as time-barred by the two-year contractual limitations period found in nearly identical arbitration agreements attached to each of the homeowners' purchase contracts. The court also denied as futile Appellant's request to amend its complaint to add causes of action for willful misconduct and fraudulent concealment based on missing roof underlayment, finding that the claim would also be time-barred by the contractual limitations period. The Supreme Court reversed and remanded, holding (1) arbitration agreements containing a reduced limitations period that are attached to and incorporated into purchase contracts are unlawful; (2) the district court erred in finding Appellants' negligence-based claims and breach of warranty claims were time-barred; and (3) because the contractual limitations provision was unenforceable, the district court's denial of the motion to amend on this basis was improper. View "Holcomb Condo. Homeowners' Ass'n v. Stewart Venture, LLC" on Justia Law

In 2009, Respondents hired a construction company (Company) to construct a shooting range. Respondents paid Company's bills as the construction continued through the summer and fall. By September, Company had billed $48,810. Respondents paid $46,000 by October but then refused to pay anything further. Soon thereafter, Company quit the project, which was largely finished. The range opened for business soon after. At the end of the year, Respondents installed soundproofing to the building. In March 2010, Company recorded its mechanics lien. In August, Company filed a complaint against Respondents seeking to recover $40,000 in damages and costs. The district court held the lien was not timely and was therefore frivolous and ordered the lien released, ruling that the "work of improvement" of constructing the shooting range concluded more than ninety days before Company filed the lien. At issue on appeal was whether the soundproofing constituted a "work of improvement." The Supreme Court affirmed, holding that the district court did not clearly err in finding that the soundproofing was not within the scope of the "work of improvement" or finding that the lien was untimely and frivolous. View "I. Cox Constr. Co. v. CH2 Invs., LLC" on Justia Law

Respondents sought to permanently enjoin their neighbor, Appellant, from constructing a wind turbine on his residential property, asserting that the proposed turbine would constitute a nuisance. The district court agreed and granted the permanent injunction. The Supreme Court affirmed the order granting a permanent injunction prohibiting the wind turbine's construction, holding (1) the aesthetics of a wind turbine alone are not grounds for finding a nuisance, but a nuisance in fact may be found when the aesthetics are combined with other factors, such as noise, shadow flicker, and diminution in property value; and (2) substantial evidence supported the district court's finding that the proposed residential wind turbine would be a nuisance in fact. View "Sowers v. Forest Hills Subdivision" on Justia Law

Appellant Corporation executed a promissory note secured by a deed of trust on property to Respondents. Appellant did not pay annual property taxes, and a delinquent-tax certificate was issued. Because Corporation also did not make the payments due on Respondents' note, Respondents recorded a notice of default and election to sell. After a nonjudicial foreclosure sale, Respondents purchased the property and brought this action against Appellants for the deficiency. Because Respondents did not record the trustee's deed until after the two-year period to redeem the property from the delinquent-tax certificate ran out, the county treasurer held the property in trust until Respondents paid the back taxes and penalties due. Appellants argued that Respondents could not validly foreclose while the county treasurer held the property in trust on the delinquent-tax certificate and that, without a valid foreclosure, Respondents were precluded from recovering a deficiency judgment. The district court disagreed and awarded Respondents a deficiency judgment against Corporation. The Supreme Court affirmed, holding that the foreclosure sale was proper, and thus, the deficiency judgment was also proper. View "Bldg. Energetix Corp. v. EHE, LP" on Justia Law

The City brought an eminent domain action to acquire a forty-foot-wide strip of real property from Respondent. Respondent's predecessor-in-interest originally acquired title to this property through a federal land patent that reserved a thirty-three-foot-wide easement across the strip of property for "roadway and public utilities purposes." The City asserted that it sought to utilize its existing rights to the thirty-three-foot right-of-way under the federal land patent's easement and to attain, by condemnation, the remaining seven-foot portion of land. The district court granted Respondent partial summary judgment and awarded Respondent $394,490 in compensation, concluding that the City lacked any right to use the easement because the federal patent did not specifically name the City. The Supreme Court reversed, holding that the district court erred in (1) determining that the federal land patent did not create a thirty-three-foot-wide easement, as the plain meaning of the patent's language created a valid public easement; (2) determining that the City's proposed use of the easement constituted a taking, as the use of this easement was within its scope and did not strip Respondent of a property interest; and (3) awarding Respondent just compensation and attorney fees. View "City of Las Vegas v. Cliff Shadows Prof'l Plaza, LLC" on Justia Law

Respondents brought an action against Appellants, alleging breach of contract and fraud- and tort-based claims based on their purchase of two furniture stores from Appellants. The district court entered judgment for Respondents. The court allowed Respondents to rescind the agreement and awarded them damages. Although they appealed the judgment, Appellants did not obtain a stay of execution. Thus, despite the pending appeal, Respondents obtained a writ of execution on the judgment, allowing them to execute against one appellant's personal property. Respondents subsequently purchased Appellants' rights and interests in the district court action. Respondents moved to substitute as real parties in interest and dismiss the appeal on the basis that they acquired Appellants' claims and defenses at the sheriff's sale. The Supreme Court denied Respondents' motion, holding that Nevada's judgment execution statutes do not include the right to execute on a party's defenses to an action, as permitting a judgment creditor to execute on a judgment in such a way would cut of a debtor's defenses in a manner inconsistent with due process principles. View "Butwinick v. Hepner" on Justia Law

Petitioner, a developer, helped construct a planned development (the "community"). The community HOA sued the developers, sellers, and builders of the development, including Petitioner, on behalf of the individual homeowners, alleging construction-defect-based claims for breach of implied and express warranties and negligence. Thereafter, the community HOA filed a motion for the district court to determine that its claims satisfied the class action requirements of Nev. R. Civ. P. 23. The district court concluded that the HOA did not need to satisfy the requirements of Rule 23 and thus allowed the action to proceed without conducting a class action analysis. Petitioner sought a writ of mandamus or prohibition, claiming that the district court acted arbitrarily and capriciously by refusing to undertake a class action analysis. The Supreme Court granted Petitioner's petition to the extent that it directed the district court to analyze the Rule 23 factors in this case. In so doing, the Court clarified the application of D.R. Horton v. District Court when a homeowners' association seeks to litigate construction-defect claims on behalf of its members under Nev. Rev. Stat. 116.3102(1)(d). View "Beazer Homes Holding Corp. v. Dist. Court " on Justia Law

Appellant, a Nevada homeowner, elected mediation pursuant to the Nevada Foreclosure Mediation Program (FMP) to produce a loan modification. When the mediation did not result in a loan modification, Appellant filed a petition for judicial review asking for sanctions against Respondent, BAC Home Loans Servicing, LP (BAC), alleging that BAC failed to comply with the FMP's document production and good faith requirements. The district court rejected Appellant's petition, finding (1) there was no irregularity as to the submitted documents; (2) BAC met its burden of showing a lack of bad faith; and (3) absent a timely appeal, a letter of certification would issue. The Supreme Court affirmed, holding (1) although BAC's document production lacked a key assignment, Appellant filled the gap with a document he produced; and (2) the district court therefore did not abuse its discretion in denying sanctions and allowing the FMP certificate to issue. View "Einhorn v. BAC Homes Loans Servicing" on Justia Law

Petitioners, corporate entities and an individual that serviced and brokered loans for the acquisition and development of real property, faced a civil suit and a criminal investigation in connection with an alleged Ponzi scheme. Petitioners filed a motion with the district court in their civil case to stay any depositions and written discovery that would require their employees and officers to make testimonial statements, asserting that the evidence could be used by the FBI in their criminal investigation. The district court summarily denied the motion without prejudice. Petitioners subsequently petitioned the Supreme Court for a writ of mandamus or prohibition directing the district court to grant their motion to stay. The Supreme Court denied the requested relief, holding that the district court did not abuse its discretion in determining that, on balance, the interests of Petitioners in a stay did not outweigh the countervailing interests involved and in therefore denying the motion to stay. View "Aspen Fin. Servs. v. Dist. Court" on Justia Law