Justia North Dakota Supreme Court Opinion Summaries

Benjamin Jones and Melanie Jones were married in 2003 and have two minor children. They resided in Glenburn, North Dakota, and purchased a modular home and surrounding acreage from Melanie's parents under a contract for deed. During the COVID-19 pandemic, payments on the contract were suspended, and no payments have been made since, leaving an outstanding debt. In March 2023, Benjamin filed for divorce. In February 2024, Melanie's father notified the parties of his intention to declare default and cancel the contract for deed. The trial was held later that month.The District Court of Renville County granted the divorce, awarded primary residential responsibility of the children to Benjamin, and divided the property and debts. The court found zero equity in the marital home due to nonpayment and the intention to foreclose. It reserved ruling on the final value of the marital home and debt consolidation loan for six months. The court awarded Melanie spousal support of $900 per month for 10 years and ordered her to pay $590 per month in child support.The North Dakota Supreme Court reviewed the case. It affirmed the award of primary residential responsibility to Benjamin, finding no clear error in the lower court's decision. However, it reversed the lower court's reservation of ruling on the marital home and debt consolidation loan valuations, as well as the valuation of the marital home and corresponding debt without specific findings on the valuation date. The Supreme Court also found error in the child support calculation for omitting spousal support and in-kind income.The Supreme Court remanded the case for the lower court to clarify the valuation date for the marital property and debt, make specific findings if another valuation date is fair and equitable, redistribute the marital estate if valuations change, reconsider spousal support in light of any redistribution, and recalculate child support to include spousal support. View "Jones v. Jones" on Justia Law

Casey Hoff applied for a building permit from the City of Burlington to add an addition to his home, which is located within the city's floodplain. Hoff, an experienced contractor, provided appraisals and plans to the city officials, who approved the permit based on the information provided. However, after Hoff began construction, it was later determined that the remodel constituted a "substantial improvement" under the city's floodplain ordinances, requiring additional compliance measures. The city subsequently refused to issue a certificate of occupancy, leading Hoff to sue the city.The District Court of Ward County held a bench trial and denied Hoff's claims for a writ of mandamus, declaratory judgment, injunction, and inverse condemnation. The court found that Hoff did not comply with the city's floodplain ordinances and that the remodel was a substantial improvement. The court also granted summary judgment dismissing Hoff's negligence claim, concluding that the city was immune under N.D.C.C. § 32-12.1-03.The North Dakota Supreme Court affirmed the district court's decision. The court held that Hoff did not establish a clear legal right to a certificate of occupancy, as he did not comply with the city's ordinances. The court also found no abuse of discretion in denying Hoff's declaratory judgment and injunction claims. Additionally, the court concluded that Hoff failed to establish a "special relationship" with the city, which is necessary to overcome the city's immunity from negligence claims. The court also rejected Hoff's inverse condemnation claim, finding no total regulatory taking occurred. View "Hoff v. City of Burlington" on Justia Law

In 2021, Sharon Ceynar initiated a divorce action against William Ceynar. Following a bench trial, the District Court of McKenzie County, Northwest Judicial District, granted the divorce and divided the marital estate. Sharon received $1,218,903.90 in net assets, while William received $681,827.35. The court ordered the sale of the couple's real estate and mineral interests at public auction, with 55% of the proceeds going to William and 45% to Sharon.William appealed, arguing that the district court erred in its division of the marital estate, particularly given his large inheritance. The North Dakota Supreme Court reviewed the case, noting that property distribution decisions are not reversed unless clearly erroneous. The court emphasized that the district court's findings are presumed correct and that it does not reweigh evidence or judge witness credibility on appeal.The Supreme Court found that the district court had properly considered the Ruff-Fischer guidelines, which include factors such as the duration of the marriage, the parties' ages, health, and financial circumstances. The district court had noted the long-term nature of the marriage and the need for both parties to have income-generating assets for retirement. Although William argued that his inheritance should result in a larger share of the marital estate, the court found that the district court had appropriately considered this factor and had not erred in its division.The Supreme Court also addressed William's contention that the district court erred in ordering the sale of the real property, noting that the court had the authority to do so to achieve an equitable distribution. The court affirmed the district court's judgment, concluding that the property division was equitable and not clearly erroneous. View "Ceynar v. Ceynar" on Justia Law

In January 2017, Bruce Higgins, Rebekka Higgins, the Estate of Judy Devney, and John L. Devney sought a judgment to quiet title to mineral interests in Williams County and recover oil and gas proceeds. The defendants, Maynard Lund, Kjersti Eide, Don Eide, and Jennifer Eide, denied the allegations and counterclaimed for quiet title. XTO Energy, Inc., Continental Resources, Inc., and Whiting Petroleum, Corp. requested dismissal of the complaint.The District Court of Williams County held a bench trial in April 2018 to interpret a 1964 warranty deed. The court found that the deed reserved Milton Higgins' entire interest in the top parcel and quieted title accordingly, resulting in a 50/50 split of the partnership mineral acres between the successors of Milton Higgins and Howard Lund. The court awarded the plaintiffs $237,000 in royalty damages plus fees and costs. In 2021, the court granted summary judgment motions by the plaintiffs, determining that the 1952 royalty deed conveyed a floating royalty rather than a fixed royalty. Final judgment was entered in January 2024.The North Dakota Supreme Court reviewed the case and affirmed the lower court's decisions. The court held that the 1964 warranty deed was ambiguous, allowing for extrinsic evidence to determine the parties' intent, and concluded that the reservation applied to both the top and bottom parcels. The court also found no valid stipulation regarding the interpretation of the 1952 royalty deed and determined that the deed conveyed a floating royalty. The court affirmed the district court's interpretation of the deeds and the division of the suspended oil and gas proceeds. View "Higgins v. Lund" on Justia Law

Northstar Center, LLC entered into a real estate contract with Lukenbill Family Partnership, LLLP to purchase a 120-acre parcel of land. The contract was later assigned to Northstar by Templeton Enterprises, LLC. The agreement included an option to purchase an additional 105-acre parcel, which was amended to a commitment to purchase. Northstar provided a promissory note for a tax increase payment due by January 1, 2014, but paid it late. Lukenbill sold the disputed property to Tundra Properties, LLC, leading Northstar to sue for breach of contract and intentional interference with contract.The District Court of Williams County granted summary judgment in favor of Northstar on its breach of contract claim against Lukenbill and its intentional interference with contract claim against Tundra. The court also granted summary judgment in favor of Lukenbill on its indemnification claim against Tundra and dismissed Tundra’s breach of warranty claim against Lukenbill. The court held a bench trial on Northstar’s damages due to Lukenbill’s breach.The North Dakota Supreme Court reviewed the case and found that the district court erred in granting summary judgment for Northstar on its breach of contract and intentional interference claims. The Supreme Court determined that genuine issues of material fact existed regarding whether Northstar breached the contract by failing to make the tax increase payment on time and whether Tundra had knowledge of the contract amendments. The court also found that the district court improperly resolved factual disputes regarding Tundra’s knowledge and intent, and whether Tundra acted without justification.The Supreme Court affirmed the dismissal of Tundra’s breach of warranty claim but reversed the summary judgments on Northstar’s breach of contract and intentional interference claims, as well as Lukenbill’s indemnification claim. The case was remanded for further proceedings consistent with the Supreme Court’s opinion. View "Northstar Center v. Lukenbill Family Partnership" on Justia Law

Christine Berger and Brian Repnow were in a decade-long relationship but never married. During their relationship, they accumulated various properties and businesses. In August 2021, Berger filed a lawsuit seeking partition, conversion, promissory estoppel, and unjust enrichment, requesting an equitable division of their accumulated real and personal property or monetary damages. Repnow claimed sole ownership of the properties and requested denial of Berger's claims.The District Court of Mercer, South Central Judicial District, held a two-day bench trial in October 2023. The court granted Berger's partition claim for the Expansion Drive property, awarding her sole ownership, and determined that the other properties and vehicles were solely owned by Repnow. The court also granted Berger's unjust enrichment claim, awarding her $64,000 for her contributions to Repnow's properties, and denied the claims of conversion and promissory estoppel. The court awarded the Dream Girls Boutique business to Repnow and Powerhouse Nutrition to Berger.The North Dakota Supreme Court reviewed the case. The court affirmed the district court's finding that the parties intended to share ownership of the Expansion Drive property and the award of Powerhouse Nutrition to Berger. However, it reversed the decision to award 100% of the Expansion Drive property to Berger, stating that the district court should have considered the parties' respective ownership interests and made an equitable division. The court also found that the district court failed to complete the unjust enrichment analysis and adequately explain the $64,000 award.The North Dakota Supreme Court remanded the case for the district court to determine the parties' respective ownership interests in the Expansion Drive property and make an award consistent with those interests. The court also instructed the district court to complete the unjust enrichment analysis and provide a clear explanation for the $64,000 award if necessary. View "Berger v. Repnow" on Justia Law

KNB Properties LLC and Delta Dawn, LLP, appealed a judgment and an order denying their motion to alter or amend the judgment. They argued that the district court erred in granting summary judgment in favor of Cass County. The case revolves around whether KNB needed the County’s approval under its subdivision ordinance for its development of an unplatted parcel of land in Stanley Township, which KNB bought in October 2017. KNB constructed a commercial building on the parcel and later subdivided it into two parcels, conveying one to Delta Dawn by warranty deed in 2021.The District Court of Cass County initially denied the parties’ cross-motions for summary judgment, finding disputed issues of material fact. Later, it granted the County’s motion for summary judgment, concluding that KNB’s creation of two auditor’s lots and the conveyance of one lot to Delta Dawn in 2021 triggered the subdivision ordinance. The court issued a permanent injunction requiring compliance with the subdivision ordinance before any further development, sale, or transfer of the parcel. KNB and Delta Dawn’s counterclaim was dismissed with prejudice.The Supreme Court of North Dakota reviewed the case and concluded that the subdivision ordinance was not violated until the act of subdivision in 2021. The court held that the County’s authority was not implicated until KNB platted the parcel into two parcels and conveyed one to Delta Dawn. The court found that the district court erred in granting a permanent injunction and that the proper remedy was to void the conveyance of the 12.451-acre parcel to Delta Dawn, thus restoring the KNB parcel to its original size. The Supreme Court reversed the judgment and the order denying the motion to alter or amend the judgment and remanded with instructions to enter an amended judgment vacating the auditor’s lots and restoring the parties to their original positions. View "Cass Co. v. KNB Properties" on Justia Law

The City of Fargo, a home rule municipality, adopted zoning ordinances prohibiting the sale of firearms and ammunition as home occupations and in non-farm commercial use zoned districts. In 2023, the North Dakota legislature passed House Bill 1340, amending N.D.C.C. §§ 40-05.1-06 and 62.1-01-03 to limit the authority of political subdivisions, including home rule cities, regarding firearms and ammunition. Fargo filed a declaratory judgment action challenging the constitutionality of H.B. 1340 and seeking a declaration that the amended statutes did not void its ordinances.The District Court of Cass County granted summary judgment in favor of the State, holding that H.B. 1340 did not violate the North Dakota Constitution and expressly preempted and voided Fargo’s zoning ordinances. Fargo appealed the decision.The North Dakota Supreme Court reviewed the case de novo and affirmed the district court’s judgment. The court held that H.B. 1340 was a valid exercise of the legislature’s constitutional authority to define the powers of home rule cities. The court concluded that the amended statutes were constitutional as applied to Fargo’s home rule charter and ordinances. The court also determined that H.B. 1340 preempted and rendered void Fargo’s zoning ordinances prohibiting the sale of firearms and ammunition, as the legislature had expressly limited the authority of political subdivisions in this area. View "City of Fargo v. State" on Justia Law

Three petitioners sought to quiet title in mineral rights for parcels of real property in McKenzie and Williams Counties, North Dakota. They argued that the state relinquished any claim to these mineral rights when a specific chapter of the North Dakota Century Code became effective in 2017. The petitioners claimed that the state abandoned the minerals, leaving them "up for grabs," and that they claimed the minerals by filing the lawsuit.In the McKenzie County District Court, the petitioners attempted service of process by publication on "unknown persons." Wesley and Barbara Lindvig answered, claiming ownership of the mineral rights. The petitioners' motions to strike the Lindvigs' answer and for default judgment were denied. The court granted the Lindvigs' motion to dismiss for failure to state a claim and awarded attorney’s fees, concluding the petitioners' action was frivolous. The petitioners appealed.In the Williams County District Court, the petitioners filed a similar lawsuit. Wesley and Barbara Lindvig, along with Kenneth and Mary Schmidt, answered and moved to dismiss on several grounds, including non-compliance with procedural rules and lack of ownership by the petitioners. The court granted the motion to dismiss and awarded attorney’s fees, finding the petition frivolous. The petitioners appealed.The North Dakota Supreme Court reviewed the cases and affirmed the dismissals, holding that the petitioners had no interest in the disputed minerals and could not maintain a quiet title action. The court also affirmed the award of attorney’s fees to the Schmidts in the Williams County case. However, it reversed the award of attorney’s fees to the Lindvigs in both cases and remanded for further findings on whether the Lindvigs owned mineral interests subject to the petitioners' claims. View "Nelson v. Lindvig" on Justia Law

Three petitioners sought to quiet title in mineral rights for parcels of land in McKenzie and Williams Counties, North Dakota. They argued that the state relinquished any claim to these mineral rights when a specific chapter of the North Dakota Century Code became effective in 2017. The petitioners claimed that the state abandoned the minerals, making them available for claim, and that they had claimed them by filing the lawsuit.In the McKenzie County case, the petitioners attempted service by publication on unknown persons. Wesley and Barbara Lindvig answered, claiming ownership of the mineral rights. The petitioners' motions to strike the Lindvigs' answer and for default judgment were denied. The district court dismissed the case for failure to state a claim and awarded attorney’s fees to the Lindvigs, concluding the action was frivolous. The petitioners appealed.In the Williams County case, the petitioners made similar claims. Wesley and Barbara Lindvig, along with Kenneth and Mary Schmidt, answered and moved to dismiss on several grounds, including improper service and lack of ownership by the petitioners. The district court granted the motion to dismiss and awarded attorney’s fees, finding the petition frivolous. The petitioners appealed.The North Dakota Supreme Court reviewed the cases and affirmed the dismissals, holding that the petitioners had no interest in the disputed minerals and could not maintain a quiet title action. The court also affirmed the award of attorney’s fees to the Schmidts in the Williams County case. However, it reversed the award of attorney’s fees to the Lindvigs in both cases, remanding for further findings on whether the Lindvigs had a connection to the disputed mineral interests. View "Nelson v. Persons Unknown" on Justia Law