Chapter 1 Introduction

1.1 What Is Property?

1.1.1 Relations Among People Regarding Valued Resources

1.1.2 Ownership v. Bundles of Rights

1.1.3 Individual Entitlement v. Property as a System

1.1.4 Regulation v. Construction of a Property System

1.1.5 Legal Relations

1.2 Core Tensions Within Property Law

1.2.1 Right to Exclude v. Right of Access

1.2.2 Privilege to Use v. Security from Harm

1.2.3 Power to Transfer v. Limits on Disaggregation

1.2.4 Immunity from Loss v. Power to Acquire

1.3.1 Rule Choices, Hard Cases, and Competing Arguments

1.3 Recurring Themes

1.3.2 Social Context

1.3.3 Formal v. Informal Sources of Rights

1.3.4 The Alienability Dilemma

1.3.5 Contractual Freedom and Minimum Standards

1.3.6 Systemic Norms

1.4 Theories of Property

1.4.1 Normative Approaches

1.4.1.1 Justice, Liberty, or Rights-Based Approaches

1.4.1.2 Utilitarian or Consequentialist Approaches

1.4.1.3 Social Relations Approaches

1.4.2 Justificatory Norms

1.4.2.1 Possession

1.4.2.2 Labor (Desert)

1.4.2.3 Personality and Human Flourishing

1.4.2.4 Efficiency

1.4.2.5 Justified Expectations

1.4.2.6 Distributive Justice

PART Ⅰ THE RIGHT TO EXCLUDE AND THE RIGHT OF ACCESS

Chapter 2 Trespass and Public Accommodations Law

2.1 Introduction

2.2 Excluding or Admitting People

2.2.1 Private Property (Closed to the Public)

2.2.2 Shared Use or Possession

2.2.3 Public Accommodations (Open to the Public)

2.3 Common Law Limits on the Right to Exclude

2.3.1 Consent

2.3.2 Estoppel

2.3.3 Necessity

2.3.4 Public Policy or Social Need

2.3.5 Prescription

2.4 Objects

2.4.1 Encroaching Structures

2.4.2 Vegetation and Trees

2.4.3 Aviation

2.4.4 Pollution

2.5 Animals

2.6 Public Accommodations Laws

2.6.1 Title Ⅱ of the Civil Rights Act of 1964

2.6.2 Civil Rights Act of 1866

2.6.3 Americans with Disabilities Act of 1990

2.6.4 State Laws

2.7.1 United States Constitution

2.7 Free Speech Rights of Access to Private Property

2.7.2 State Constitutions

2.7.3 Labor Laws

2.8 Public Trust Doctrine

PART Ⅱ RELATIONSHIPS AMONG NEIGHBORS

Chapter 3 Nuisance

3.1 Introduction

3.2 Private Nuisance

3.2.1 Test

3.2.2 Remedies

3.2.3 Types of Nuisances

3.3 Public Nuisance

3.4.1 Diffuse Surface Water (Flooding)

3.4 Water Rights

3.4.2 Streams and Lakes

3.4.3 Groundwater

3.5 Support Rights

3.5.1 Lateral Support

3.5.2 Subjacent Support

3.6 Light and Air

Chapter 4 Adverse Possession

4.1 Introduction

4.2 Elements

4.2.1 Actual Possession

4.2.2 Open and Notorious

4.2.4 Continuous

4.2.3 Exclusive

4.2.5 Adverse or Hostile

4.2.6 For the Statutory Period

4.2.7 Under Color of Title

4.3 Justifications for Adverse Possession

4.4 Typical Cases

4.4.1 Color of Title

4.4.2 Border Disputes

4.4.3 Squatters

4.4.4 Cotenants

4.5 Procedures and Effects of Adverse Possession

4.5.1 Level of Proof Required

4.5.2 Effect on Prior Encumbrances

4.6 Claims Against the Government

4.7 Informal Transfers of Tifie to Setfie Boundary Disputes

4.7.1 Improving Trespasser

4.7.2 Dedication

4.7.3 Oral Agreement

4.7.4 Acquiescence

4.7.5 Estoppel

4.8 Adverse Possession of Personal Property

Chapter 5 Licenses and Easements

5.1 Introduction

5.2 Licenses

5.3 Implied Easements

5.3.1 Easement by Estoppel

5.3.2 Constructive Trust

5.3.3 Implied From Prior Use

5.3.4 Necessity

5.4 Prescriptive Easements

5.5 Express Easements

5.5.1 Formal Requirements to Create

5.5.2 Substantive Limitations

5.5.3 Running with the Land (Appurtenant v. In Gross)

5.5.4 Scope, Location, and Extension of Appurtenant Easements

5.5.5 Scope and Apportionment of Easements in Gross

5.6 Terminating Easements

Chapter 6 Covenants

6.1 Introduction

6.2 Formal Requirements

6.2.1 Writing

6.2.2 Notice

6.2.3 Intent to Run

6.2.4 Privity of Estate

6.3 Substantive Requirements

6.3.1 Touch and Concern

6.3.2 Enforcement in Gross

6.4 Implied Reciprocal Negative Servitudes

6.5 Remedies

6.6 Interpretation of Ambiguous Covenants

6.7 Public Policy Limitations

6.7.1 Racial Restrictions

6.7.2 Unreasonable Restraints on Alienation

6.7.3 Unreasonable Restraints on Competition

6.7.4 Public Policy

6.8.1 Changed Conditions

6.8 Modifying or Terminating Covenants

6.8.2 Relative Hardship

6.8.3 Conduct of the Parties

6.8.4 Statutory Regulation

PART Ⅲ COMMON OWNERSHIP

Chapter 7 Present Estates and Future Interests

7.1 Introduction

7.2 Fee Simple

7.3 Defeasible Fees

7.3.1 Fee Simple Determinable/Possibility of Reverter

7.3.2 Fee Simple Subject to Condition Subsequent/Right of Entry

7.3.3 Fee Simple Subject to Executory Limitation/Executory Interest

7.4.1 Remainders and Reversions

7.4 Life Estates

7.4.2 Contingent and Vested Remainders

7.4.3 Destructibility of Contingent Remainders

7.4.4 Doctrine of Worthier Title

7.4.5 Rule in Shelley s Case

7.5 Trusts

7.6 Interpretation of Ambiguous Conveyances

7.6.1 Presumption Against Forfeitures

7.6.2 Waste

7.6.3 Cy pres

7.6.4 Changed Conditions

7.7 Regulatory Rules

7.7.1 Abolition of Fee Tail

7.7.2 Restrictions on New Estates

7.7.3 Unreasonable Restriants on Alienation

7.7.4 Rule Against Perpetuities

7.7.5 Racial Restrictions

7.7.6 Restraints on Marriage

7.7.7 Public Policy

7.7.8 Judicial Sale of Property Subject to Future Interests

Chapter 8 Concurrent Ownership

8.1 Introduction

8.2 Ownership in Common

8.2.1 Tenancy in Common

8.2.2 Joint Tenancy

8.2.3 Tenancy by the Entirety

8.3 Interpretation of Ambiguities

8.4 Rights and Obligations of Cotenants

8.4.1 Partition

8.4.2 Joint Management

8.4.3 Contribution for Repairs and Maintenance

8.4.4 Rental Benefits and Obligations

8.4.5 Leasing

8.4.6 Adverse Possession

8.5 Common Interest Communities

8.5.1 Condominiums

8.5.2 Cooperatives

8.5.3 Affordable Housing Arrangements

8.6 Business Property

8.6.1 Partnerships

8.6.2 Corporations

8.6.3 Franchises

8.7 Nonprofit Organizations

8.8 Governmental Ownership

Chapter 9 Family Property

9.1 Introduction

9.2 Historical Background

9.2.1 Dower and Curtesy

9.2.2 Married Women s Property Acts

9.3 Marital Property

9.3.1 Separate Property

9.3.2 Community Property

9.3.3 Tenancy by the Entirety

9.4.1 Male-Female Couples

9.4 Unmarried Couples

9.4.2 Same-Sex Couples

9.5 Parents and Children

9.6 Inheritance

9.6.1 Wills and Will Substitutes

9.6.2 Intestate Succession

PART Ⅳ REGULATION OF THE MARKET FOR SHELTER

Chapter 10 Leaseholds

10.1 Introduction

10.2 Distinguishing Leaseholds from Other Interests

10.3 Types of Tenancies (Leasehold Estates)

10.3.1 Term of Years

10.3.2 Periodic Tenancy

10.3.3 Tenancy at Will

10.3.4 Tenancy at Sufferance

10.4.1 Tenant s Duty to Pay Rent

10.4 Tenant s Obligations and Landlord s Remedies

10.4.2 Tenant s Duty to Operate

10.4.3 Illegality

10.4.4 Landlord s Remedies

10.4.4.1 Forfeiture (Landlord s Recovery of Possession)

10.4.4.2 Holding the Tenant to a New Tenancy

10.4.4.3 Self-help v. Summary Process

10.4.4.4 Surrender, Reletting, Damages, and the Duty to Mitigate Damages

10.5 Landlord s Obligations and Tenant s Remedies

10.5.1 Landlord s Duty to Deliver Possession

10.5.2 Security Deposits

10.5.4 Antieviction Laws

10.5.3 Actual Eviction

10.5.5 Rent Control

10.6 Tenant s Right to Habitable Premises

10.6.1 Constructive Eviction

10.6.2 Housing Codes

10.6.3 Implied Warranty of Habitability

10.6.4 Retaliatory Eviction

10.6.5 Landlord s Tort Liability

10.6.6 Consumer Protection Laws

10.6.7 Lead Paint Laws

10.7 Transfers by Landlord or Tenant

10.7.1 Landlord s Right to Transfer the Reversion

10.7.2 Tenant s Rights to Assign or Sublet

Chapter 11 Real Estate Transactions

11.1 Introduction

11.2 Brokers

11.3 Sales Contract (Purchase and Sale Agreement)

11.3.1 The Attorney s Role

11.3.2 Statute of Frauds

11.3.3 What Constitutes Breach

11.3.3.1 Fraud

11.3.3.2 Warranty of Habitability for New Homes

11.3.3.3 Marketable Title

11.3.3.4 Good Faith Effort to Obtain Financing

11.3.4 Remedies for Breach

11.3.4.1 Buyer s Remedies

11.3.4.2 Seller s Remedies

11.3.5 Risk of Loss During Executory Period

11.3.6 Death of a Contracting Party

11.3.7 Mistake

11.4 Deeds and Title Protection

11.4.1 Formal Requirements

11.4.1.1 Writing

11.4.1.2 Delivery

11.4.2 Substantive Requirements

11.4.2.1 Forgery

11.4.2.2 Fraud

11.4.3 Title Covenants

11.4.4 Marketable Title Acts

11.4.5 Recording Acts

11.4.5.1 How the System Works

11.4.5.2 Types of Recording Acts

11.4.5.3 Chain of Title Problems

11.4.6 Title Insurance

11.4.7 Title Registration

11.5 Real Estate Finance

11.5.1 Mortgages

11.5.2 Installment Land Contracts

11.5.3 Equitable Mortgages

Chapter 12 Fair Housing Law

12.1 Introduction

12.2 Intentional Racial or National Origin Discrimination

12.2.1 U.S. Constitution

12.2.2.1 Prohibited Bases of Discrimination

12.2.2.2 Covered Dwellings

12.2.2 Fair Housing Act of 1968

12.2.2.3 Exemptions

12.2.2.4 Prohibited Conduct

12.2.2.5 Standards of Proof

12.2.2.6 Standing

12.2.2.7 Advertising

12.2.2.8 Remedies

12.2.3 Civil Rights Act of 1866

12.3 Sex Discrimination

12.4 Disability Discrimination

12.5 Familial Status Discrimination

12.5.1 Families with Children

12.5.2 Marital Status

12.7 Sexual Orientation Discrimination

12.6 Religious Discrimination

12.8 Disparate Impact Claims

12.8.1 Race

12.8.2 Sex

12.8.3 Disability

12.8.4 Familial Status

12.8.4.1 Families with Children

12.8.4.2 Group Homes and Nontraditional Families

12.8.5 Religion

12.8.6 National Origin

12.9 Economic Discrimination

12.9.1 Intentional Wealth-based Discrimination

12.9.2 Exclusionary Zoning

12.9.3 The Right to Be Somewhere: Homelessness and Loitering Laws

PART Ⅴ PUBLIC LAND USE PLANNING

Chapter 13 Land Use Regulation

13.1 Introduction

13.2 Planning Process

13.2.1 Federal, State, and Local Regulation

13.2.2 Zoning Enabling Acts

13.2.3 Comprehensive Plan

13.2.4 Zoning Ordinance

13.2.5 Board of Adjustment or Board of Zoning Appeals

13.3 Zoning Laws

13.3.1 Lot and Building Regulations

13.3.2 Use Regulation

13.3.3 Special Exceptions

13.3.4 Contract or Conditional Zoning

13.3.5 Floating Zones

13.3.6 Overlay Zones

13.4 Protection of Pre-Existing Property Rights

13.4.1 Prior Nonconforming Uses

13.4.2 Variances

13.4.3 Vested Rights

13.5 Rezoning: Limits on Preferential Zoning

13.5.1 Conformity with Comprehensive Plan

13.5.2 Spot Zoning

13.6 Nonzoning Land Use Controls

13.6.1 Building and Housing Codes

13.6.2 Subdivision Regulations

13.6.2.1 Subdivision Approval

13.6.3 Growth Management and Regional Planning

13.6.2.2 Planned Unit Developments

13.6.4 Historic Landmarks

13.6.5 Environmental Protection

13.6.5.1 Wetlands Regulations

13.6.5.2 Endangered Species Laws

13.6.5.3 Hazardous Waste Laws

13.6.6 Telecommunications Towers

13.7 Constitutional Limits on Land Use Regulations

13.7.1 First Amendment

13.7.1.1 SLAPP Suits

13.7.1.2 Free Speech

13.7.1.3 Religious Uses

13.7.2 Procedural Due Process

13.7.3.1 Protection from Arbitrary Regulations

13.7.3 Substantive Due Process

13.7.3.2 Privacy (Family Integrity)

13.7.4 Equal Protection

Chapter 14 Regulatory Takings

14.1 Introduction

14.2 Historical Background

14.2.1 Before 1922

14.2.2 1922 to 1978

14.2.3 After 1978

14.3 Categorical Takings

14.3.1 Core Property Rights

14.3.1.1 Physical Invasions

14.3.1.2 Right to Pass on Property at Death

14.3.1.3 Other Core Rights?

14.3.2 Deprivation of all Economically Viable Use

14.3.3 Vested Rights

14.4 General Balancing Test

14.4.1 Character of Government Action

14.4.2 Economic Impact (Diminution in Value)

14.4.3 Interference with Reasonable Investment-backed Expectations

14.4.4 Fairness and Justice

14.5 Judicial Takings

14.6 Exactions

14.7 Takings Legislation

14.8 Public Use Requirement

14.8.1 U.S. Constitution

14.9.1 Just Compensation

14.8.2 State Constitutions

14.9 Remedies for Regulatory Takings

14.9.2 Procedures

14.10 Tribal Property

PART Ⅵ　TRIBAL PROPERTY

Chapter 15 American Indian Property

15.1 Introduction

15.2 Tribal Title

15.2.1 Original Indian Title (Aboriginal Title)

15.2.2 Recognized Title

15.2.3 Executive Order Title

15.3 Individual Title

15.3.1 Restricted Trust Allotments

15.4.1 Original Indian Title

15.3.2 Assignments

15.4 Compensability

15.4.2 Recognized Title

15.4.3 Executive Order Title

15.4.4 Restricted Trust Allotments

15.5 Protection of Tribal Possession

15.5.1 Restraint on Alienation

15.5.2 Extinguishment

15.6 Reparations

15.6.1 Indian Claims Commission Act

15.6.2 Eastern Land Claims

15.6.3 Land Claims Settlement Acts

15.6.4 Breach of Trust Claims

15.6.5 Native American Graves Protection and Repatriation Act

15.7 Tribal Easements

15.7.1 Hunting and Fishing Rights

15.7.2 Water Rights

PART Ⅶ　PERSONAL AND INTELLECTUAL PROPERTY

Chapter 16 Personal and Intellectual Property

16.1 Introduction

16.2 Personal Property

16.2.1 Wild Animals

16.2.2 Finders

16.2.3 Gifts

16.2.4 Bailments

16.2.5 Good Faith Purchasers

16.3 Intellectual Property

16.2.7 Accession and Fixtures

16.2.6 Adverse Possession

16.3.1 Copyright

16.3.2 Patents

16.3.3 Trademarks

16.3.4 Unfair Competition

16.3.5 Publicity Rights

16.3.6 Moral Rights of Artists

16.3.7 Cultural Property

16.4 Human Bodies

Table of Cases

Tables of Statutes

Table of Restatements

Index