Justia Idaho Supreme Court Opinion Summaries

This case involves a dispute over a real estate and construction contract. The plaintiffs, Myles Davis and Janelle Dahl, sued their homebuilder, Blast Properties, Inc., and Tyler Bosier, alleging breach of contract, fraud, and violations of the Idaho Consumer Protection Act. The plaintiffs sought to amend their complaint to include a prayer for relief seeking punitive damages. The U.S. District Court granted the plaintiffs' motion to amend their complaint, but certified a question to the Supreme Court of the State of Idaho due to inconsistencies in the interpretation of Idaho Code section 6-1604(2), which prohibits claimants from including a prayer for relief seeking punitive damages in their initial pleading.The U.S. District Court asked the Supreme Court of the State of Idaho to determine the proper means a trial court must apply when considering a motion to amend a pleading to include a prayer for relief seeking punitive damages pursuant to Idaho Code section 6-1604(2). The Supreme Court of the State of Idaho rephrased the question to clarify the obligations of a trial court under Idaho Code section 6-1604(2) when ruling upon a motion to amend a complaint or counterclaim to include a prayer for relief seeking punitive damages.The Supreme Court of the State of Idaho held that section 6-1604(2) requires the trial court to conduct a careful examination of the evidence submitted by the moving party in support of its motion to amend and the arguments made to determine whether there is a "reasonable probability" that the evidence submitted is: (1) admissible at trial; and (2) "sufficient" to support an award of punitive damages. The word "sufficient" means that the claim giving rise to the request for punitive damages must be legally cognizable and the evidence presented must be substantial. The court clarified that the clear and convincing evidentiary standard is the standard for a jury, not the trial court when it is ruling on a motion to amend a pleading to include a prayer for relief seeking punitive damages. View "Davis v. Blast" on Justia Law

The case involves a dispute between Blaine Simmons, a landowner, and Tom Loertscher and Josh Williams, cattle owners. Simmons owns land in Bonneville County, Idaho, which is part of a herd district established in 1919. The herd district prohibits livestock from running at large within its boundaries. Loertscher owns Hi Willow Ranch Corporation, which has a permit to graze cattle on a portion of the Bureau of Land Management (BLM) land adjacent to Simmons' property. The BLM land is designated as open range, where livestock may graze and roam freely. Over time, cattle allegedly owned by Williams, grazing on the Loertscher Allotment, have strayed onto Simmons' property. Simmons repeatedly complained to Loertscher and Williams about this and set conditions for them to retrieve their cattle from his land.Simmons filed a small claims action against Loertscher and Williams alleging herd district violations and nuisance. The magistrate judge ruled in favor of Loertscher and Williams, stating that herd district laws do not apply to the Loertscher Allotment, which is on BLM land and designated as open range. The judge also stated that Loertscher and Williams have a common law right to enter Simmons’s Parcel at reasonable times and in a reasonable manner to retrieve their cattle. Simmons appealed this decision to the district court, which affirmed the magistrate court's decision.The Supreme Court of the State of Idaho affirmed the district court's decision. The court concluded that the district court's interpretation of Idaho Code section 25-2402, which excludes open range from any herd district and reinstates Idaho’s “fence-out” rule with respect to cattle straying from open range, was consistent with the history of herd district law and the effect of the 1963 amendment. The court also affirmed the district court's decision regarding the conditions governing the retrieval of cattle from Simmons’s Parcel. The court found that Simmons did not preserve this issue for appeal before the district court, and the issue was waived before this Court. View "Simmons v. Loertscher" on Justia Law

The case revolves around a dispute over a permit application to repair and maintain Imperial Gulch Road (IGR), which provides access to the property of the appellant, Jeffrey "Jae" Hill. The respondent, Blaine County, denied the permit application, concluding that it did not have the authority to issue the permit because it had previously declined to validate IGR. Hill filed a petition for judicial review of the Board’s decision.The district court affirmed the Board’s denial in part and vacated its decision in part. The court concluded that the Board did not validate IGR and therefore the Board lacked authority to issue the requested permit. However, the court remanded the matter back to the Board to determine if the Board had authority to issue the permit under a public easement theory. Hill appealed, arguing that the district court erred by determining that the Board had not validated IGR.The Supreme Court of the State of Idaho affirmed the district court’s decision. The court held that the district court did not err when it affirmed the Board’s decision that it lacked authority to grant Hill’s permit because it had not validated IGR. The court found that Hill failed to establish that the Board’s decision denying his permit was arbitrary, capricious, or an abuse of discretion. The court did not disturb the district court’s order vacating the Board’s decision in part and remanding the matter to the Board for further proceedings. View "Hill v. Blaine County" on Justia Law

In July 2018, Heather Lee Hawking rented a room at a Super 8 hotel in Boise, Idaho, where she housed approximately fifty cats. Over five days, the cats caused extensive damage to the room. Hawking was subsequently charged with and convicted of misdemeanor malicious injury to property. After the incident, the hotel was sold to a new owner. Following Hawking's conviction, the magistrate court conducted an evidentiary hearing to determine restitution owed to the victim. Hawking appealed the Order for Restitution and Judgment.The magistrate court awarded the new owner of the Super 8 hotel $3,708.40 in restitution, reasoning that the new owner took the property in a damaged condition due to the real estate contract and "stepped into the shoes of the previous owners" through that contract. Hawking appealed this decision to the district court, which affirmed the magistrate court's order. Hawking then appealed to the Idaho Court of Appeals, which also affirmed the district court's decision. Hawking subsequently petitioned the Supreme Court of the State of Idaho for review.The Supreme Court of the State of Idaho reversed the district court's order affirming the magistrate court's restitution award. The court found that the State failed to establish that Super 8 was an entity or an assumed business name of a person or entity, and that Super 8 suffered economic loss or injury as a result of Hawking's criminal conduct. The court concluded that the State's failure to establish these elements was fatal to its restitution claim. The court remanded the case to the district court with instructions to vacate the Order for Restitution and Judgment and remand the matter to the magistrate court for further proceedings consistent with this opinion. View "State v. Hawking" on Justia Law

This case involves a dispute between two neighboring landowners, David W. Axelrod, as Trustee of the David W. Axelrod Family Trust, and Reid Limited Partnership (RLP), over real property and easement rights. Axelrod purchased a property in Teton County in 2003, which was not accessible by road. Michael Reid, who owned and operated an organic dairy farm on land owned by RLP, leased land adjacent to Axelrod's property. Axelrod built an access road through the RLP property, which led to a series of disputes between the parties. In 2017, Axelrod filed a lawsuit seeking clarification about his easement rights. The parties reached a settlement agreement, which required Axelrod to build a new road along a different easement and Reid to pay for the installation of a cattle guard. However, disagreements arose over the placement and cost of the cattle guard, leading to further litigation.The district court granted Axelrod's motion for summary judgment, concluding that Axelrod did not have an express easement for use of the RLP Easement, but he did have an easement by estoppel. The court also found that Reid had breached the settlement agreement by failing to pay for the cattle guard. Reid appealed the decision.The Supreme Court of the State of Idaho affirmed the district court's decision in part and vacated it in part. The court affirmed the grant of summary judgment against Reid and the dismissal of RLP's counterclaims for conversion and violation of the implied covenant of good faith and fair dealing. The court also affirmed the judgment on Axelrod's breach of contract claim and the refusal to allow amendment of the pleadings to add Reid Family Limited Partnership as a party. However, the court vacated the dismissal of RLP's trespass claim and the award of attorney fees to Axelrod against RLP, remanding for further proceedings. View "Axelrod v. Reid Limited Partnership" on Justia Law

In this case, David W. Axelrod, as Trustee of the David W. Axelrod Family Trust, and Reid Limited Partnership (RLP), along with Michael Reid, an individual, were neighboring landowners in Teton County, Idaho. Axelrod purchased a parcel of land in 2003 that was not accessible by road. Reid, who owned and operated an organic dairy farm nearby, leased land adjacent to Axelrod's parcel. Axelrod had two options for building an access road: build along two easements provided in his deed or build onto an existing dirt road that came through the RLP property. Reid preferred Axelrod to build onto the existing dirt road, which Axelrod did in 2004. However, in 2011, the relationship between Axelrod and Reid began to sour, leading to a series of disputes and legal actions.The District Court of the Seventh Judicial District, State of Idaho, Teton County, initially concluded that Axelrod did not have an express easement for use of the RLP Easement, but he did have an easement by estoppel. The parties then executed a settlement agreement and stipulated to dismiss the suit. However, disagreements over the implementation of the settlement agreement led to further litigation. The district court granted Axelrod's motion for summary judgment, concluding that Reid, as the nonmoving party, had failed to properly support any assertion of fact or address the assertions of fact in Axelrod’s motion for summary judgment.On appeal, the Supreme Court of the State of Idaho affirmed the district court's grant of summary judgment against Reid individually and affirmed the district court’s judgment dismissing RLP’s counterclaims for conversion and violation of the implied covenant of good faith and fair dealing. The Supreme Court also affirmed the judgment of the district court on Axelrod’s breach of contract claim and the judgment of the district court refusing to allow amendment of the pleadings to add Reid Family Limited Partnership (RFLP) as a party. However, the Supreme Court vacated the judgment of the district court dismissing RLP’s trespass claim and remanded for further proceedings. The Supreme Court also vacated the attorney fee award as against RLP and remanded for determination of an appropriate fee award at the conclusion of the proceedings. View "Axelrod v. Reid Limited Partnership" on Justia Law

The case involves the Idaho Department of Health and Welfare's (the Department) action to set aside a transfer of real property from two Medicaid recipients, Robert Gilbert and Juanita Gilbert, to their five grandchildren. The Department had provided Robert and Juanita with Medicaid benefits totaling over $140,000. In 2005, Robert and Juanita executed two quitclaim deeds transferring their interest in real property to themselves and their grandchildren. After their deaths, the Department filed an action to set aside the two quitclaim deeds, alleging that the estates did not receive adequate consideration for the transfer of their interests in the real property. One of the grandchildren, Earle L. Beason, argued that the Department’s action was barred by the statute of limitations and that Robert and Juanita received adequate consideration for their interests in the property.The District Court of the Seventh Judicial District of the State of Idaho granted the Department’s motion for summary judgment and entered a judgment in favor of the Department setting aside the quitclaim deeds. The court concluded that the Department’s action was timely and that the Department had demonstrated the absence of a genuine issue of material fact regarding adequate consideration. Earle L. Beason appealed the decision.The Supreme Court of the State of Idaho affirmed the district court’s decision. The court held that the Department’s action was timely filed pursuant to Idaho Code section 5-224, the catch-all statute of limitation, which provides a four-year limitation period when an action for relief is not otherwise provided for. The court also affirmed the district court’s grant of summary judgment in favor of the Department because Earle L. Beason did not establish a genuine issue of material fact regarding adequate consideration. View "Idaho Department of Health and Welfare v. Beason" on Justia Law

The Supreme Court of the State of Idaho affirmed a lower court's decision upholding the denial of a preliminary plat application by Renaissance Project Development, LLC for phases two through five of the Shoshone Heights Subdivision. The Twin Falls County Board of Commissioners denied the application due to safety concerns surrounding the ability of residents to evacuate the subdivision in an emergency through a single, gated point of egress.In 2007, Renaissance purchased Shoshone Heights from Casper Southgate, LLC, and obtained approval for a planned unit development (PUD) from the City of Twin Falls. However, the county took over management of the area after the first phase of the subdivision was built. In 2021, Renaissance filed an application seeking approval to construct a thirty-six residential lot subdivision on the property. The county denied the application due to concerns about the lack of a second egress point and the associated safety risks.Renaissance appealed the denial, arguing that the county's decision was arbitrary, capricious, and influenced by bias. It also contended that the denial was fundamentally unfair due to the fact that other subdivisions in the area only had one egress point. However, the court found that the county's decision was rooted in the express approval standard of the health and safety provisions of the Twin Falls City Code, and provided a reasoned statement for the decision, satisfying the requirements of the Idaho Code. Therefore, the court affirmed the lower court's decision dismissing the petition for judicial review. View "Renaissance Project Development, LLC v. Twin Falls" on Justia Law

This case involved a property dispute between neighbors Robert and Debra Talburt and Miles and Leanne Millard in Idaho. The Millards sought to establish their rights to a disputed tract of land and two easements, as well as breach of contract damages for maintenance of a shared well. The Talburts countered by constructing a fence within the roadway easement, stating they were relocating the roadway easement, and locking the pump house for the shared well. The Supreme Court of Idaho affirmed the district court's judgement in favor of the Millards on their claims related to the easements and ordered the Talburts to remove the fence and cease efforts to block access to the shared well. The court also found the Talburts' attempt to relocate the roadway easement to be unlawful, invalid, and void. However, the district court found that the Millards had abandoned their breach of contract claim and failed to establish a right to the disputed property. The Supreme Court also affirmed the district court's award of a portion of the Millards' attorney fees and costs to them. View "Millard v. Talburt" on Justia Law

This case involves a dispute between Melissa Sanchez, a tenant, and Chris and Jennifer Pickering, her landlords, over the terms of a lease agreement for a mobile home owned by the Pickerings. Sanchez believed the agreement was a lease-to-own contract, while the Pickerings asserted it was a lease with a purchase option contract. After the Pickerings initiated an eviction action due to Sanchez's alleged violations of the agreement, Sanchez caused extensive damage to the home.The Pickerings sued Sanchez for waste, claiming she caused $40,000 in damages and sought treble damages. Sanchez counterclaimed, alleging violation of the Idaho Consumer Protection Act (ICPA), breach of contract, unjust enrichment, and retaliatory eviction. The district court found Sanchez liable for damages to the residence and awarded treble damages. It also determined that there was no deception on the Pickerings' part to sustain Sanchez's ICPA claim, the agreement was unenforceable due to a lack of mutual understanding, and that the Pickerings were unjustly enriched by the $10,000 down payment and offset the Pickerings' damages award by this amount. The remaining claims were dismissed.On appeal, the Supreme Court of Idaho affirmed the district court's decision. The court found substantial and competent evidence supporting the district court's decision that the Pickerings did not engage in a deceptive act under the ICPA. The court also rejected Sanchez's contention that the district court's damages award should have been reduced to reflect an insurance payment received by the Pickerings as Sanchez failed to provide an adequate record for review. Finally, the court upheld the district court's unjust enrichment award, finding that Sanchez had not demonstrated an abuse of discretion. The Pickerings were awarded attorney fees for having to respond to the collateral source issue. View "Pickering v. Sanchez" on Justia Law