Justia Idaho Supreme Court Opinion Summaries

Appellant Sean Mocabee and Respondent Lindsey Wilson lived together, but were not married. In 2013, after receiving a large inheritance, Wilson fully funded the purchase of a home in Kootenai County, Idaho. Per Wilson’s instruction to the title company, Mocabee’s name was included on the deed. In 2017, Wilson and Mocabee split. Shortly thereafter, Wilson filed a complaint against Mocabee for quiet title, unlawful detainer and partition of the home. Mocabee answered and counterclaimed, seeking partition and for the district court to declare Mocabee owned a fifty percent interest in the home. Mocabee also moved for summary judgment arguing the statute of limitations barred Wilson’s quiet title action. The district court granted Mocabee’s motion for summary judgment as to the quiet title action. Then case then proceeded to trial on the partition action. Mocabee filed a motion in limine asking the district court to exclude evidence demonstrating Wilson did not intend to give Mocabee a fifty percent ownership interest in the home. The district court denied the motion. After a bench trial, the district court concluded Wilson had a one hundred percent ownership interest in the home because she had contributed one hundred percent of the purchase price and the evidence did not establish Wilson intended to give Mocabee any ownership interest. As a result, the district court held that a partitioning of the home was unnecessary. Mocabee timely appealed, arguing the district court erred in: (1) using partition statutes to deprive him of any interest in the home; (2) denying Mocabee’s motion in limine; and (3) concluding Mocabee did not own a fifty percent ownership interest in the home by way of a gift from Wilson. Finding no reversible error, the Idaho Supreme Court affirmed the district court's judgment. View "Wilson v. Mocabee" on Justia Law

This case arose out of a stabbing that took place outside of an Idaho Falls bar. Steven and Audra Fell were patrons of the First Street Saloon, owned and operated by Fat Smitty’s L.L.C. (Fat Smitty’s). Towards the end of the evening, an altercation took place that resulted in Steven Fell being stabbed by another patron, LaDonna Hall. The Fells filed a complaint against Fat Smitty’s, alleging Fat Smitty’s breached its duty to: (1) warn the Fells, as invitees, of any hidden or concealed dangers in the bar; (2) keep the bar in a reasonably safe condition; and (3) protect the Fells from reasonably foreseeable injury at the hands of other patrons at the bar. The district court granted summary judgment in favor of Fat Smitty’s, ruling that the Fells’ claims were barred by Idaho’s Dram Shop Act because the Fells failed to give Fat Smitty’s timely notice of their claims. The Fells appealed the district court’s grant of summary judgment. Finding no reversible error, the Idaho Supreme Court affirmed. View "Fell v. Fat Smitty's" on Justia Law

The Lorenzen Revocable Trust (“Lorenzen”) and David and Cynthia Pearson owned neighboring properties near Hayden Lake in Kootenai County, Idaho. The properties shared a common driveway. The properties were originally part of a 1,400 acre estate. Over the years, parcels were carved off the estate and frequently replatted. Two of those parcels included a cabin owned by Lorenzen and the “Red Barn” property owned by the Pearsons. The Pearsons purchased the Red Barn property in 2013 via quitclaim deed. Although the easement language was not in the Pearsons’ deed, the easements originally granted and reserved in a 1976 deed were recorded with the county and listed as exceptions from coverage in Pearsons’ title insurance policy. From 2013 onward, disputes over the shared driveway began. The disputes culminated in 2016 when Pearsons installed an electronic gate to control access to the shared driveway. In October 2016, Phyllis Lorenzen filed a complaint seeking a declaratory judgment to define the rights concerning the parties’ easement and access rights, as well as listing other causes of action. Four days later, Lorenzen filed a motion for a preliminary injunction against Pearsons, seeking to enjoin them “from blocking or otherwise interfering with access” via the shared driveway. The district court granted the motion for a preliminary injunction, ordering Pearsons to provide an access code or remote control to the gate and restraining both parties “from blocking or otherwise interfering with access” to their respective properties via the shared driveway. The next month, Phyllis Lorenzen passed away. Pearsons later filed an answer and counterclaim, arguing that Phyllis Lorenzen’s death “ended the express easement” from the 1976 quitclaim deed. They also filed a motion to dissolve the court’s prior preliminary injunction. The district court denied Pearsons’ motions, and the case proceeded to trial with the injunction remaining in effect. In 2018 following a jury trial, the district court issued a decision finding that the easement language in the quitclaim deeds was ambiguous; both parties had express easements granted to them as well as their heirs, successors and assigns. The district court then denied Pearsons’ motion to reconsider from the bench. Pearsons argued on appeal that the district court erred in establishing a legal description of the easement from the Plaintiff’s land survey. They argued this matter required another hearing to present evidence to establish an accurate metes-and-bounds description. The Idaho Supreme Court affirmed, finding Pearsons failed to provide an alternative metes-and-bounds survey for the district court to consider despite having had months to do so. "Only after their counsel was repeatedly unavailable to the court when it tried to request information or schedule such a hearing, did the district court accept and utilize the only legal description admitted as evidence. Pearsons cannot complain over the results of their inaction now, especially when they failed to object to the admittance of the land survey as evidence at trial." View "Lorenzen v. Pearson" on Justia Law

This appeal arose from a contractual dispute between the Christopher W. James Trust (“the Trust”) and Idaho Mineral Springs, LLC, a water bottling company owned by Helmut Tacke. In 2000, Tacke built Idaho Mineral Springs’ bottling facility on approximately 10 acres of a 374 acre parcel he owned in Lemhi County, Idaho. He installed a high-density polyester pipeline running about eight-tenths of a mile from a spring on the property to the water-bottling plant. From 2000 to 2013, Tacke sold little to no bottled water. By March 2013, Tacke owed on two promissory notes secured by mortgages on the property. That same year, Tacke’s machinery malfunctioned and he needed to obtain new equipment. Tacke negotiated an agreement with Christopher James (“James”), who, with his wife, Debra, were trustees of the Trust and the Firstfruits Foundation (“Firstfruits”), a 501(c)(3) nonprofit foundation. The Agreement called for Firstfruits to pay off the outstanding loans on the property. In exchange, Tacke transferred title to 364 acres of the property, retaining the 10 acres of land where Idaho Mineral Springs’ operations were conducted. The Agreement further provided that the Trust would loan Idaho Mineral Springs $500,000 for two years with a 5% interest rate. Because James expected that the U.S. dollar would depreciate against the Australian dollar and precious metals, the Agreement called for the loan to be repaid in specified quantities of gold, silver and Australian dollars (“the commodity basket”). The Agreement also called for quarterly interest payments of 1.25% based upon the value of the commodity basket. Firstfruits entered into a joint venture with another nonprofit, Youth Employment Program, which sought to develop and manage the 364 acres. A conflict arose between the parties over Tacke’s waterline: Adams removed Tacke’s mainline and replaced it with a new PVC system. Adams reduced the flow to Idaho Mineral Springs from 91 gallons per minute (a discharge rate that Adams believed “could collapse the mainline”) to 30 gallons per minute. Tacke claimed that the new water system prohibited a direct flow of water from the spring to his plant and operated at a dramatically lower pressure than Tacke needed for Idaho Mineral Springs’ operations. Tacke appealed the district court’s ultimate judgment in favor of the Trust for $653,793.40. The Idaho Supreme Court reversed and remanded, finding that the awards of contract damages and prejudgment interest had to be vacated because the Trust failed to prove the value of the commodity basket. The matter was remanded for further proceedings. View "Christopher W. James Trust v. Tacke" on Justia Law

Travelers Insurance Co. appealed a district court decision to affirm a final order of the Idaho Department of Insurance in favor of Ultimate Logistics, LLC (“Ultimate”). The Department of Insurance’s final order upheld a hearing officer’s determination that two mechanics working for Ultimate were improperly included in a premium-rate calculation made by Travelers. In its petition for review, Travelers argued the Department of Insurance acted outside the scope of its statutory authority in determining that the mechanics could not be included in the premium-rate calculation. The district court rejected this argument. Finding no reversible error in the district court's order, the Idaho Supreme Court affirmed. View "Travelers Insurance v. Ultimate Logistics, LLC" on Justia Law

Max Pease failed to stop his vehicle before rear-ending Brent Weddle’s vehicle. The force of the collision caused Weddle’s vehicle to cross over into oncoming traffic and collide with a pickup truck owned by Mabel Robin Blackeagle. Dana McCandless was the driver of the pickup truck and Blackeagle was a passenger. A jury found Pease and Weddle negligent and awarded damages as a result. Dissatisfied with the amount of the verdict, McCandless and Blackeagle moved for a new trial on the comparative negligence and damages, and argued there were errors at trial to warrant a new one. The district court granted their motion in part and ordered a new trial unless Pease agreed to an additur of $4,000. Pease accepted the additur. McCandless and Blackeagle appealed the district court’s order on their motion for a new trial. Finding no reversible error, the Idaho Supreme Court affirmed the district court’s order. View "McCandless v. Pease" on Justia Law

In 2010, Noell Industries, Inc. sold its interest in a limited liability company for a net gain of $120 million. Noell Industries reported the income to Idaho, but paid all of the resulting tax on the gain to the Commonwealth of Virginia, its commercial domicile. Following an audit, the Idaho Tax Commission concluded the net gain was “business income” pursuant to Idaho Code section 63-3027(a)(1) and, thus, apportionable to Idaho. Noell Industries sought judicial review before the Ada County District Court pursuant to Idaho Code section 63-3049(a). The district court ruled that the Commission erred when it: (1) determined that Noell Industries paid insufficient taxes in 2010; and (2) assessed additional tax and interest against it. The Commission appealed. Finding no reversible error in the trial court's judgment, the Idaho Supreme Court affirmed. View "Noell Industries v. Idaho Tax Commission" on Justia Law

After Christine Nelson quit her job at Franklin Building Supply in Pocatello, Idaho, due to what she described as a hostile and demeaning work environment, she filed for unemployment benefits with the Department of Labor. The Department denied Nelson’s request for benefits, concluding that she quit her job without good cause because “reasonable alternatives were not exhausted prior to quitting.” Nelson mailed her protest via the U.S. Postal Service (“USPS”) from Pocatello, Idaho. Her letter arrived at the Department’s offices in Boise on March 7, one day past the deadline. Because the postmark did not indicate the date of mailing, Nelson’s protest was dismissed by the Department for being untimely. After a hearing, an appeals examiner concluded that although there was a USPS postmark stamped on the envelope, the red ink “blend[ed] with the red stamps,” obscuring the date. Thus, while the distribution center could be discerned from the postmark, “the remainder of the postmark [was] illegible.” Because the envelope lacked a date on the postmark, the appeals examiner concluded that the envelope should be treated as if it had no postmark at all, thereby making the date of filing the date received, which was March 7, 2019 - one day too late. Nelson timely appealed the decision of the appeals examiner to the Industrial Commission, arguing that the letter was mailed by March 1 and that she had no control over its late arrival or the absence of a legible postmark. The Commission concurred with the appeal's examiner. The Department of Labor nor the Industrial Commission considered Nelson's reason for appealing in the first place: that she lacked good cause to leave her employment. Focusing instead on the timeliness of her appeal, the Idaho Supreme Court determined the Department and Commission were mistaken in holding Nelson's filing was too late: "since once a letter is deposited for mailing it is entirely within the control of the USPS, the obscured date on the postmark stamp could only have been a result of USPS error. Thus, by the application of reason and common sense, the delivery of this letter on March 7—even with an illegible date on the postmark—conclusively proves that Nelson must have deposited her appeals letter into USPS custody on or before the March 6 filing deadline." The decision in this matter was reversed and remanded for consideration of the merits of Nelson's case. View "Nelson v. IDOL and Franklin Group" on Justia Law

Joanie Smith was employed by the Glenns Ferry Highway District (the District) when she witnessed the District’s office manager overpaying herself on several occasions. Smith reported the overpayments to the District’s superintendent. Sometime after Smith reported these overpayments, the District terminated Smith’s employment. Smith filed suit, alleging adverse employment action in the form of discharge. At trial, the trial court ruled it would use the jury in an advisory capacity concerning any front pay damages. The jury returned a special verdict for Smith, awarding her both back pay and front pay. Following the jury’s verdict, the trial court rejected the jury’s verdict awarding front pay, and entered a reduced award. The trial court reasoned that: (1) the jury’s verdict with respect to front pay was advisory because front pay was an equitable remedy when awarded in lieu of reinstatement; (2) Smith had not properly pleaded “failure to promote” as an adverse action in addition to discharge; and (3) the jury had incorrectly used an erroneous full-time employment status in calculating front pay. The trial court also reduced Smith’s requested attorney fees to an amount less than she had contracted to pay. Smith unsuccessfully moved for post-judgment relief. Smith appealed, and the District cross-appealed, arguing that the issue of back pay also sounded in equity, and that the trial court should have reduced the jury award of back pay. After review, the Idaho Supreme Court determined the trial court erred: (1) when it ruled that there was no right to a jury trial on the issue of front pay; (2) by refusing to include the adverse action of “failure to hire” in the jury instructions and special verdict form; (3) by failing to instruct the jury on the “risk of uncertainty” to be borne by the District in its determination of damages; and (4) by denying Smith post-judgment interest. The Court determined the "failure to hire" instruction and "risk of uncertainty" errors were not prejudicial, and the jury award of front pay should have been reinstated. Smith’s request for entry of judgment nunc pro tunc was declined; however, on remand the trial court was asked to determine whether judgment nunc pro tunc should be entered as of the date of the jury’s verdict. Furthermore, the trial court abused its discretion in reducing the award of attorney fees from the amount Smith requested. The matter was remanded for further proceeedings. View "Smith v. Glenns Ferry Hwy Dist" on Justia Law

Sharon Walsh retained Swapp Law, PLLC, d/b/a Craig Swapp & Associates ("CS&A") after she was involved in two car accidents in 2013. In the negligence action stemming from the first accident, Walsh followed firm employee Stephen Redd’s advice and settled the case. Walsh then changed representation and, with her new counsel, settled the second case. On March 2, 2017, Walsh filed this action alleging, among other things, that CS&A was negligent in advising her to settle the first case while the second case was still pending and by failing to advise her of an underlying subrogation responsibility in the first case. CS&A moved for summary judgment. It argued that Walsh’s claim was time-barred under Idaho Code section 5-219(4)’s two-year statute of limitations because her malpractice claim began to accrue when she released the first claim. The district court agreed and granted the motion. Walsh timely appeals. Based on its review of the record, the Idaho Supreme Court determined the district court did not err in awarding summary judgment to CS&A. The district court properly determined that Walsh’s claim was time barred under Idaho Code section 5-219 because her cause of action accrued when she signed the release of claims for the First Collision case more than two years prior to her filing the action at hand. Further, the district court properly determined that the fraudulent-concealment provision of Idaho Code section 5-219(4) did not apply because Walsh was put on inquiry of CS&A’s alleged malpractice in June 2015, more than one year prior to filing this action. The district court’s decision granting CS&A’s motion for summary judgment and its final judgment were thus affirmed. View "Walsh v. Swapp Law" on Justia Law