Justia U.S. 8th Circuit Court of Appeals Opinion Summaries

In March 2021, Jeffrey A. Winder and Heather Durbin rented a room at a motel. During check-in, the motel manager, Gary McCullough, warned Winder that any illegal activity would result in eviction. The next day, McCullough entered the room for cleaning and discovered a backpack containing what appeared to be methamphetamine. He immediately called 911 and informed the responding officers about his discovery. Upon the officers' arrival, McCullough granted them permission to enter the room, which led to them finding more drugs and a handgun. Winder and Durbin were later arrested when they returned to the motel; another gun and more drugs were found in their vehicle.Before trial, Winder moved to suppress all the evidence obtained from the warrantless search of the motel room, arguing that his Fourth Amendment rights were violated. A magistrate judge recommended that the motion to suppress be denied. The district court adopted this recommendation, ruling that Winder had been evicted at the time of the search and that the officers had probable cause to search the backpack based on McCullough's account. Winder pleaded guilty conditionally to one count of possession of methamphetamine with intent to distribute and one count of possession of a firearm in furtherance of a drug trafficking crime, reserving his right to appeal the denial of his motion to suppress.On appeal to the United States Court of Appeals for the Eighth Circuit, the court affirmed the district court's denial of the motion to suppress. The court found that Winder was lawfully ejected from the motel room prior to the officers' entry, thus eliminating his expectation of privacy. The court also ruled that the officers' search of the backpack did not violate the Fourth Amendment as it did not exceed the scope of McCullough's private search. Consequently, the use of a drug dog and the subsequent seizure of evidence did not violate Winder's Fourth Amendment rights. Therefore, the judgment of the district court was affirmed. View "United States v. Winder" on Justia Law

The United States Court of Appeals for the Eighth Circuit affirmed a district court's grant of summary judgment, based on qualified immunity, in favor of government attorneys Michael Spindler-Krage and Thomas Canan. The plaintiff, Michael Davitt, had brought a 42 U.S.C. § 1983 action against Spindler-Krage and Canan, alleging they violated his Fourth and Fourteenth Amendment rights when they advised police that Davitt could be removed from his hotel room without eviction proceedings.During the COVID-19 pandemic, Olmsted County, Minnesota, arranged temporary, non-communal housing for elderly and vulnerable homeless individuals. Davitt, who was 69 years old and homeless, was moved into a Super 8 hotel room. When the county stopped paying for his room, Davitt refused to leave, citing a Minnesota governor's executive order temporarily prohibiting evictions. Spindler-Krage and Canan, after reviewing the relevant state law, the executive order, and the Agreement for Hotel Guests, advised the police that Davitt was a hotel guest, not a tenant protected by the executive order.In granting Spindler-Krage and Canan summary judgment based on qualified immunity, the district court found that no case law, statute, or other legal authority clearly established that Davitt was a tenant with a constitutionally protected right to his hotel room. The court also found that the advice provided to the police was objectively reasonable. The Court of Appeals agreed, ruling that Spindler-Krage and Canan did not violate Davitt’s clearly established rights and were thus entitled to qualified immunity. View "Davitt v. Krage" on Justia Law

Defendant is a landlord, who allegedly terminated a lease based on Tenants' family status. The United States brought a claim against Defendant under the Fair Housing Act (FHA). A jury awarded Tenants $14,400 in compensatory damages and $60,000 in punitive damages. Defendant landlord filed post-trial motions, which were denied.Defendant appealed, and the Eighth Circuit affirmed, finding that there was sufficient evidence that Defendant landlord acted with at least reckless indifference and the district court did not err in submitting the punitive damages issue to the jury. The Eighth Circuit also held that the award was not unconstitutionally excessive View "United States v. Louis Rupp, II" on Justia Law

This appeal concerns the scope of a landlord’s duty under the Fair Housing Amendments Act of 1988 to make “reasonable accommodations” for the “handicap” of a tenant. The City of Dubuque approved a measure allowing the local public housing authority to provide residents of mobile-home parks with housing choice vouchers that could be used to supplement their rent payments. Under this voucher program, the federal government provides funds to local public housing agencies, which in turn may distribute them to low-income tenants. As the rent on Plaintiff’s lot increased, she received a voucher and sought to use it to supplement her rent payments, but the companies declined to accept the voucher. Plaintiff requested an injunction requiring the companies to accept her housing choice voucher, and she sought damages for alleged emotional distress. Plaintiff also brought claims under state laws.   The Eighth Circuit vacated the injunction. The court concluded that while the statute requires a landlord to make reasonable accommodations that directly ameliorate the handicap of a tenant, the obligation does not extend to alleviating a tenant’s lack of money to pay rent. The court wrote that the term “reasonable accommodation” is not defined in the statute, but it was adopted against the backdrop of a predecessor statute and must be viewed in the context of a law that forbids discrimination “because of a handicap.” View "Suellen Klossner v. IADU Table Mound MHP, LLC" on Justia Law

The Eighth Circuit affirmed the bankruptcy appellate panel's decision affirming the bankruptcy court's determination that debtor's debt to Lariat is excepted from discharge because it was obtained by actual fraud. The court explained that, although Lariat's claim was partially disallowed against debtor's bankruptcy estate under 11 U.S.C. 502(b)(6), the landlord cap does not foreclose Lariat's argument that the claim should be excepted from discharge under section 523(a)(2)(A). Therefore, Lariat's claim is excepted from discharge under section 523(a)(2)(A) to the extent that it was obtained by actual fraud. In this case, the bankruptcy court did not clearly err in finding that debtor had received a fraudulent transfer from her husband, and the record supports the bankruptcy court's finding that debtor participated in the scheme with the requisite wrongful intent. View "Lariat Companies, Inc. v. Wigley" on Justia Law

Plaintiffs filed suit against the City, alleging that the Rental Property Registration and Inspection Ordinance violated their constitutional rights, breached their consent decree with the City, and violated the Fair Housing Act. The Ordinance implemented uniform residential rental property registration, and a regular inspection program that is phased in accordance with the history of code violations on each property, requiring all rental properties in the City to register with the Permits and Inspections Division before leasing to tenants. The district court denied a preliminary injunction and dismissed plaintiffs' claims.The Eighth Circuit affirmed, concluding that the Ordinance does not violate Metro Omaha's constitutional rights to be free from unreasonable searches and seizures under the Fourth and Fourteenth Amendments. Applying the Nebraska Supreme Court's rules of construction, the court concluded that the plain text of the Ordinance does not authorize warrantless inspections of properties if consent is withheld. Furthermore, pre-compliance review before inspections does not apply here where inspections are permitted only if there is consent, a warrant, or court order. Finally, by withholding consent, property owners are not subject to criminal liability or prohibited from renting their property.The court also concluded that the Ordinance is not unconstitutionally vague in violation of the Fifth Amendment. The court explained that the Ordinance provides adequate notice of the proscribed conduct and does not lend itself to arbitrary enforcement. The court further concluded that Metro Omaha fails to plausibly plead a breach of the consent decree, and that the Ordinance does not violate the Fair Housing Act. View "Metropolitan Omaha Property Owners Ass'n v. City of Omaha, Nebraska" on Justia Law

The Eighth Circuit affirmed the district court's grant of judgment on the pleadings to the city in an action brought by landlord after the city revoked his rental-dwelling license. The court held that Ellis v. City of Minneapolis, 860 F.3d 1106, 1109 (8th Cir. 2017), was controlling in this case, and that landlord failed to allege a plausible claim to relief under the Fair Housing Act. Giving landlord's complaint the honest, fair assessment he invites, the court was left with the inescapable conclusion that his claim was indeed about the city's alleged hyper-enforcement of its housing code against for-profit landlords, which was essentially the same allegation that this court considered and rejected in Ellis. View "Khan v. City of Minneapolis" on Justia Law

The Eighth Circuit affirmed an adverse order by the FAA's Office of Dispute Resolution for Acquisition (ODRA) regarding property Southern leased to the Administration. Southern subsequently sold the property and surrounding land to Prairie Land, assigning its lease with the FAA to Prairie Land. After the FAA refused to vacate the premises, Prairie Land initiated a contract dispute with the ODRA.The court held that the FAA's continued occupancy of the property was permitted, and the ODRA did not err by concluding that the holdover provisions permitted the FAA to holdover on the property until either a new lease was agreed upon or it acquired the property in fee. Therefore, the FAA was fully within its rights to continue possessing the property. View "Prairie Land Holdings, LLC v. FAA" on Justia Law

The Eighth Circuit affirmed summary judgment for tenant in a suit filed by landlord for breach of a terminated lease agreement and waste under Iowa law. The court held that, under section 26.01 of the lease agreement, the sole remedy was lease termination. Therefore, landlord could not recover the alleged contract damages. Furthermore, landlord's claim for waste failed because the parties expressly contracted for that liability in sections 6.06 and 26.01 of the lease. View "Davenport Chester, LLC v. Abrams Properties, Inc." on Justia Law

At issue in this case is a lease for a Gap store in Grand Forks, North Dakota. Gap argues that the lease does not require it to pay for heating, ventilation, and air conditioning (HVAC) expenses and a share of mall operation costs. GK, the mall's management company and owner, disagreed. The district court issued a declaratory judgment in favor of Gap. The court concluded that GK waived the argument that Gap owes it for HVAC expenses under Article 10(B) of the lease. The court also concluded that, reading the ambiguous lease language in conjunction with the extrinsic evidence, a rational factfinder can reach only one conclusion in this case: The parties intended that Gap not be obligated to pay for Center Expenses for the duration of the lease. Because GK points to no evidence that its past HVAC charges were established under Article 11(C), this modification does not affect the district court’s determination that GK breached the lease or its damages award. Accordingly, the court affirmed, modified in part, and remanded the district court's judgment. View "The Gap, Inc. v. GK Development, Inc." on Justia Law