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TABLE OF CONTENTS Page PART I: INTRODUCTION CHAPTER 1 What Is ?Property?? ? 1.01 An ?Unanswerable? Question? . . . . . . . . . . . . . . . . . . 1 ? 1.02 Property and Law . . . . . . . . . . . . . . . . . . . . . . . . . 2 ? 1.03 Defining Property: What Types of ?Rights? Among People? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 ? 1.04 Defining Property: Rights in What ?Things?? . . . . . . . . . 7 CHAPTER 2 Jurisprudential Foundations of Property Law ? 2.01 Why Recognize Private Property? . . . . . . . . . . . . . . . 11 ? 2.02 First Occupancy (aka First Possession) . . . . . . . . . . . . 13 ? 2.03 Labor-Desert Theory . . . . . . . . . . . . . . . . . . . . . . . 14 ? 2.04 Utilitarianism: Traditional Theory . . . . . . . . . . . . . . 16 ? 2.05 Utilitarianism: Law and Economics Approach . . . . . . . . 18 ? 2.06 Liberty or Civic Republican Theory . . . . . . . . . . . . . . 20 ? 2.07 Personhood Theory . . . . . . . . . . . . . . . . . . . . . . . . 21 PART II: RIGHTS IN PERSONAL PROPERTY CHAPTER 3 Property Rights in Wild Animals ? 3.01 The Origin of Property Rights . . . . . . . . . . . . . . . . . 23 ? 3.02 The Capture Rule in General . . . . . . . . . . . . . . . . . 24 ? 3.03 Evaluation of the Capture Rule . . . . . . . . . . . . . . . . 28 ? 3.04 Rights of Landowners . . . . . . . . . . . . . . . . . . . . . . 29 ? 3.05 Regulation by Government . . . . . . . . . . . . . . . . . . . 30 vii 0007 VERSACOMP (4.2 ) ? COMPOSE2 (4.43) 02/06/07 (17:06) UNDERSTANDING FIRST AMENDMENT LAW J:\VRS\DAT\00585\FM.GML --- LU3165FM.STY --- POST 46 Page CHAPTER 4 Finders of Personal Property ? 4.01 Finders as Owners . . . . . . . . . . . . . . . . . . . . . . . . 33 ? 4.02 Who Is a ?Finder?? . . . . . . . . . . . . . . . . . . . . . . . . 34 ? 4.03 Categories of ?Found? Property . . . . . . . . . . . . . . . . 35 ? 4.04 Rights of Finder Against Original Owner . . . . . . . . . . 37 ? 4.05 Rights of Finder Against Third Persons Generally . . . . . 38 ? 4.06 Rights of Finder Against Landowner . . . . . . . . . . . . . 39 ? 4.07 Statutes Defining Rights of Finders . . . . . . . . . . . . . 42 CHAPTER 5 Gifts of Personal Property ? 5.01 Gifts in Context . . . . . . . . . . . . . . . . . . . . . . . . . 45 ? 5.02 What Is a Gift? . . . . . . . . . . . . . . . . . . . . . . . . . . 46 ? 5.03 Gifts Inter Vivos . . . . . . . . . . . . . . . . . . . . . . . . . 46 ? 5.04 Gifts Causa Mortis . . . . . . . . . . . . . . . . . . . . . . . . 52 ? 5.05 Restrictions on Donor?s Autonomy . . . . . . . . . . . . . . . 53 CHAPTER 6 Intellectual Property ? 6.01 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 ? 6.02 Copyrights . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 ? 6.03 Patents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61 ? 6.04 Trademarks . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66 ? 6.05 Rights in News: International News Service v. Associated Press . . . . . . . . . . . . . . . . . . . . . . . . . 70 ? 6.06 Rights of Publicity . . . . . . . . . . . . . . . . . . . . . . . 71 CHAPTER 7 Other Personal Property Rules ? 7.01 Accession . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74 ? 7.02 Adverse Possession of Personal Property . . . . . . . . . . . 75 ? 7.03 Bailments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77 viii TABLE OF CONTENTS 0008 VERSACOMP (4.2 ) ? COMPOSE2 (4.43) 02/06/07 (17:06) UNDERSTANDING FIRST AMENDMENT LAW J:\VRS\DAT\00585\FM.GML --- LU3165FM.STY --- POST 68 Page ? 7.04 Bona Fide Purchasers . . . . . . . . . . . . . . . . . . . . . . 80 ? 7.05 Property Rights in Body Parts . . . . . . . . . . . . . . . . . 82 PART III: ESTATES AND FUTURE INTERESTS CHAPTER 8 History of the Estates in Land System ? 8.01 The Estates System . . . . . . . . . . . . . . . . . . . . . . . 89 ? 8.02 Defining ?Estate? and ?Future Interest? . . . . . . . . . . . 90 ? 8.03 Property Law in Feudal England . . . . . . . . . . . . . . . 90 ? 8.04 Property Law in Post-Feudal England . . . . . . . . . . . . 95 ? 8.05 Estates in Land in the Early United States . . . . . . . . . 98 ? 8.06 Trends in Modern Law Governing Estates in Land . . . . 100 CHAPTER 9 Present Estates ? 9.01 A Byzantine System . . . . . . . . . . . . . . . . . . . . . . . 104 ? 9.02 Creation of Estates . . . . . . . . . . . . . . . . . . . . . . . 104 ? 9.03 Classifying Estates . . . . . . . . . . . . . . . . . . . . . . . . 105 ? 9.04 Estates: Freehold or Nonfreehold? . . . . . . . . . . . . . . 105 ? 9.05 Basic Categories of Freehold Estates . . . . . . . . . . . . . 106 ? 9.06 Freehold Estates: Absolute or Defeasible? . . . . . . . . . . 115 ? 9.07 Freehold Estates: Legal or Equitable? . . . . . . . . . . . . 122 ? 9.08 Restrictions on Transfer: Rule Against Restraints on Alienation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 123 ? 9.09 Restriction on Use: Waste . . . . . . . . . . . . . . . . . . . 124 CHAPTER 10 Concurrent Ownership ? 10.01 The Nature of Concurrent Ownership . . . . . . . . . . . . 127 ? 10.02 Types of Concurrent Estates . . . . . . . . . . . . . . . . . . 128 ? 10.03 Rights and Duties of Cotenants . . . . . . . . . . . . . . . . 137 ? 10.04 Termination of Concurrent Estates . . . . . . . . . . . . . . 141 TABLE OF CONTENTS ix 0009 VERSACOMP (4.2 ) ? COMPOSE2 (4.43) 02/06/07 (17:06) UNDERSTANDING FIRST AMENDMENT LAW J:\VRS\DAT\00585\FM.GML --- LU3165FM.STY --- POST 93 Page CHAPTER 11 Marital Property ? 11.01 Gender and Marital Property . . . . . . . . . . . . . . . . . 146 ? 11.02 Traditional Common Law System . . . . . . . . . . . . . . . 146 ? 11.03 Modern Common Law System . . . . . . . . . . . . . . . . . 148 ? 11.04 Community Property System . . . . . . . . . . . . . . . . . . 155 ? 11.05 Conflict Between the Systems: The Problem of Migrating Couples . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 158 ? 11.06 Attempts to Avoid the Systems: Premarital Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 159 ? 11.07 The Future of Marital Property Law?: Uniform Marital Property Act . . . . . . . . . . . . . . . . . . . . . . . . . . . 159 ? 11.08 Property Rights of Unmarried Couples . . . . . . . . . . . . 160 CHAPTER 12 Introduction to Future Interests ? 12.01 Future Interests in Context . . . . . . . . . . . . . . . . . . 165 ? 12.02 What Is a Future Interest? . . . . . . . . . . . . . . . . . . . 166 ? 12.03 Why Create a Future Interest? . . . . . . . . . . . . . . . . 166 ? 12.04 Types of Future Interests . . . . . . . . . . . . . . . . . . . . 167 ? 12.05 Classifying Future Interests: An Overview . . . . . . . . . 169 ? 12.06 Common Law Approach to Future Interests . . . . . . . . . 170 ? 12.07 Modern Future Interest Legislation . . . . . . . . . . . . . . 171 ? 12.08 Contemporary Relevance of Future Interests . . . . . . . . 171 CHAPTER 13 Future Interests Held by the Transferor ? 13.01 Three Future Interests . . . . . . . . . . . . . . . . . . . . . 173 ? 13.02 Types of Future Interests . . . . . . . . . . . . . . . . . . . . 174 ? 13.03 Transfer of Interest . . . . . . . . . . . . . . . . . . . . . . . 175 ? 13.04 Other Rights of Interest Holder . . . . . . . . . . . . . . . . 176 ? 13.05 Modern Reforms . . . . . . . . . . . . . . . . . . . . . . . . . 177 x TABLE OF CONTENTS 0010 VERSACOMP (4.2 ) ? COMPOSE2 (4.43) 02/06/07 (17:06) UNDERSTANDING FIRST AMENDMENT LAW J:\VRS\DAT\00585\FM.GML --- LU3165FM.STY --- POST 118 Page CHAPTER 14 Future Interests Held by the Transferee ? 14.01 An Intricate Common Law Maze . . . . . . . . . . . . . . . 180 ? 14.02 Classifying Future Interests Held by the Transferee . . . 181 ? 14.03 Remainders . . . . . . . . . . . . . . . . . . . . . . . . . . . . 182 ? 14.04 Executory Interests . . . . . . . . . . . . . . . . . . . . . . . 190 ? 14.05 Consequences of the Distinction Between Remainders and Executory Interests . . . . . . . . . . . . . . . . . . . . . . . 192 ? 14.06 Creation of Interests . . . . . . . . . . . . . . . . . . . . . . . 193 ? 14.07 Transfer of Interests . . . . . . . . . . . . . . . . . . . . . . . 193 ? 14.08 Other Rights of Interest Holders . . . . . . . . . . . . . . . 194 ? 14.09 Four Special Restrictions on Contingent Future Interests Held by Transferees . . . . . . . . . . . . . . . . . . . . . . . . . . 196 ? 14.10 The Rule Against Perpetuities: At Common Law . . . . . . 197 ? 14.11 The Rule Against Perpetuities: Modern Reforms . . . . . . 208 ? 14.12 The Doctrine of Worthier Title . . . . . . . . . . . . . . . . 212 ? 14.13 The Rule in Shelley?s Case . . . . . . . . . . . . . . . . . . . 213 ? 14.14 The Destructibility of Contingent Remainders . . . . . . . 214 PART IV: LANDLORD AND TENANT CHAPTER 15 Introduction to Landlord-Tenant Law ? 15.01 Landlord-Tenant Law in Context . . . . . . . . . . . . . . . 216 ? 15.02 What Is a Leasehold Estate? . . . . . . . . . . . . . . . . . . 216 ? 15.03 Leasehold Estate Distinguished from Nonpossessory Interests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 217 ? 15.04 Historical Evolution of Landlord-Tenant Law . . . . . . . . 218 ? 15.05 Categories of Leasehold Estates . . . . . . . . . . . . . . . . 220 ? 15.06 Modern Revolution in Landlord-Tenant Law . . . . . . . . 227 TABLE OF CONTENTS xi 0011 VERSACOMP (4.2 ) ? COMPOSE2 (4.43) 02/06/07 (17:06) UNDERSTANDING FIRST AMENDMENT LAW J:\VRS\DAT\00585\FM.GML --- LU3165FM.STY --- POST 142 Page CHAPTER 16 Creation of the Tenancy ? 16.01 The Lease . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 234 ? 16.02 Selection of Tenants . . . . . . . . . . . . . . . . . . . . . . . 236 ? 16.03 Tenant?s Duty to Pay Rent . . . . . . . . . . . . . . . . . . . 240 ? 16.04 Landlord?s Duty to Deliver Possession . . . . . . . . . . . . 247 ? 16.05 Tenant?s Duty to Occupy . . . . . . . . . . . . . . . . . . . . 249 CHAPTER 17 Condition of Leased Premises ? 17.01 ?Let the Tenant Beware?? . . . . . . . . . . . . . . . . . . . 252 ? 17.02 The Common Law Foundation . . . . . . . . . . . . . . . . . 253 ? 17.03 The Problem of Substandard Housing . . . . . . . . . . . . 256 ? 17.04 Constructive Eviction . . . . . . . . . . . . . . . . . . . . . . 257 ? 17.05 Illegal Lease Doctrine . . . . . . . . . . . . . . . . . . . . . . 263 ? 17.06 The Implied Warranty of Habitability: New Common Law . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 263 ? 17.07 The Statutory Warranty of Habitability . . . . . . . . . . . 271 ? 17.08 Landlord Liability for Personal Injury . . . . . . . . . . . . 271 ? 17.09 Fixtures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 275 CHAPTER 18 Transfer of Leasehold Interest ? 18.01 Transfers in General . . . . . . . . . . . . . . . . . . . . . . 277 ? 18.02 Distinguishing Between Assignment and Sublease . . . . . 278 ? 18.03 Assignment . . . . . . . . . . . . . . . . . . . . . . . . . . . . 280 ? 18.04 Sublease . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 283 ? 18.05 Should the Assignment-Sublease Distinction Be Abolished? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 284 ? 18.06 Tenant?s Right to Assign or Sublease . . . . . . . . . . . . . 285 ? 18.07 Transfers by Landlord . . . . . . . . . . . . . . . . . . . . . . 291 xii TABLE OF CONTENTS 0012 VERSACOMP (4.2 ) ? COMPOSE2 (4.43) 02/06/07 (17:06) UNDERSTANDING FIRST AMENDMENT LAW J:\VRS\DAT\00585\FM.GML --- LU3165FM.STY --- POST 165 Page CHAPTER 19 Termination of the Tenancy ? 19.01 The Struggle for Possession . . . . . . . . . . . . . . . . . . 294 ? 19.02 Surrender . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 294 ? 19.03 Abandonment . . . . . . . . . . . . . . . . . . . . . . . . . . . 295 ? 19.04 Landlord?s Right to Terminate Lease . . . . . . . . . . . . . 303 ? 19.05 Self-Help Eviction . . . . . . . . . . . . . . . . . . . . . . . . 308 ? 19.06 Ejectment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 311 ? 19.07 Summary Eviction Proceedings . . . . . . . . . . . . . . . . 311 PART V: THE SALE OF LAND CHAPTER 20 The Sales Contract ? 20.01 Anatomy of a Sales Transaction . . . . . . . . . . . . . . . . 316 ? 20.02 Role of the Attorney . . . . . . . . . . . . . . . . . . . . . . . 319 ? 20.03 Role of the Real Estate Broker . . . . . . . . . . . . . . . . 319 ? 20.04 Requirements for Valid Contract . . . . . . . . . . . . . . . 322 ? 20.05 A Typical Sales Contract . . . . . . . . . . . . . . . . . . . . 328 ? 20.06 Contract Provisions on Title . . . . . . . . . . . . . . . . . . 329 ? 20.07 Contract Provisions on Financing . . . . . . . . . . . . . . . 335 ? 20.08 Closing the Transaction . . . . . . . . . . . . . . . . . . . . . 336 ? 20.09 Remedies for Breach of Contract . . . . . . . . . . . . . . . 337 CHAPTER 21 Condition of the Property ? 21.01 ?Let the Buyer Beware?? . . . . . . . . . . . . . . . . . . . . 343 ? 21.02 Seller?s Duty to Disclose Defects . . . . . . . . . . . . . . . 344 ? 21.03 Broker?s Duty to Disclose Defects . . . . . . . . . . . . . . . 350 ? 21.04 Builder?s Implied Warranty of Quality . . . . . . . . . . . . 351 ? 21.05 Risk of Loss Before Conveyance . . . . . . . . . . . . . . . . 354 TABLE OF CONTENTS xiii 0013 VERSACOMP (4.2 ) ? COMPOSE2 (4.43) 02/06/07 (17:06) UNDERSTANDING FIRST AMENDMENT LAW J:\VRS\DAT\00585\FM.GML --- LU3165FM.STY --- POST 189 Page CHAPTER 22 The Mortgage ? 22.01 The Role of Security for Debt . . . . . . . . . . . . . . . . . 357 ? 22.02 What Is a Mortgage? . . . . . . . . . . . . . . . . . . . . . . 358 ? 22.03 Evolution of the Mortgage . . . . . . . . . . . . . . . . . . . 359 ? 22.04 Creation of a Mortgage . . . . . . . . . . . . . . . . . . . . . 360 ? 22.05 The Secured Obligation . . . . . . . . . . . . . . . . . . . . . 362 ? 22.06 Foreclosure of Mortgage . . . . . . . . . . . . . . . . . . . . 365 ? 22.07 Special Mortgagor Protection Laws . . . . . . . . . . . . . . 368 ? 22.08 An Alternative Financing Device: The Installment Land Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 371 ? 22.09 Other Financing Devices . . . . . . . . . . . . . . . . . . . . 373 CHAPTER 23 The Deed ? 23.01 The Deed in Context . . . . . . . . . . . . . . . . . . . . . . 375 ? 23.02 Evolution of the Deed . . . . . . . . . . . . . . . . . . . . . . 376 ? 23.03 Types of Deeds . . . . . . . . . . . . . . . . . . . . . . . . . . 377 ? 23.04 Requirements for Valid Deed . . . . . . . . . . . . . . . . . 379 ? 23.05 Interpretation of Deeds . . . . . . . . . . . . . . . . . . . . . 390 ? 23.06 Recordation of Deeds . . . . . . . . . . . . . . . . . . . . . . 390 ? 23.07 Effect of Forgery . . . . . . . . . . . . . . . . . . . . . . . . . 391 ? 23.08 Effect of Fraud . . . . . . . . . . . . . . . . . . . . . . . . . . 391 ? 23.09 Estoppel by Deed . . . . . . . . . . . . . . . . . . . . . . . . 392 CHAPTER 24 Fundamentals of Land Title ? 24.01 The Problem of Conflicting Title Claims . . . . . . . . . . . 394 ? 24.02 General Rule: First in Time Prevails . . . . . . . . . . . . . 395 ? 24.03 First Exception to General Rule: Subsequent Bona Fide Purchaser Prevails . . . . . . . . . . . . . . . . . . . . . . . . 395 ? 24.04 Who Is a Bona Fide Purchaser?: Notice Jurisdictions . . . 396 ? 24.05 Who Is a Bona Fide Purchaser?: Race-Notice Jurisdictions . . . . . . . . . . . . . . . . . . . . . . . . . . . 390 xiv TABLE OF CONTENTS 0014 VERSACOMP (4.2 ) ? COMPOSE2 (4.43) 02/06/07 (17:06) UNDERSTANDING FIRST AMENDMENT LAW J:\VRS\DAT\00585\FM.GML --- LU3165FM.STY --- POST 214 Page ? 24.06 What Constitutes Notice? . . . . . . . . . . . . . . . . . . . . 401 ? 24.07 Second Exception to General Rule: The ?Shelter Rule? . . 405 ? 24.08 Special Rule for Race Jurisdictions: First Purchaser for Value to Record Prevails . . . . . . . . . . . . . . . . . . . . . . . . 405 ? 24.09 Why Protect the Bona Fide Purchaser? . . . . . . . . . . . 406 CHAPTER 25 The Recording System ? 25.01 The Recording System in Context . . . . . . . . . . . . . . . 409 ? 25.02 Purposes of the Recording System . . . . . . . . . . . . . . 410 ? 25.03 Anatomy of the Recording System . . . . . . . . . . . . . . 411 ? 25.04 Procedure for Recording Documents . . . . . . . . . . . . . 412 ? 25.05 Procedure for Searching Title . . . . . . . . . . . . . . . . . 413 ? 25.06 Recorded Documents That Provide Constructive Notice . . 417 ? 25.07 Recorded Documents That Do Not Provide Constructive Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 418 ? 25.08 Effect of Marketable Title Acts . . . . . . . . . . . . . . . . 426 ? 25.09 Technology and the Future of the Recording System . . . 427 CHAPTER 26 Methods of Title Assurance ? 26.01 Title Assurance in Context . . . . . . . . . . . . . . . . . . . 430 ? 26.02 Covenants of Title . . . . . . . . . . . . . . . . . . . . . . . . 431 ? 26.03 Title Opinions and Abstracts . . . . . . . . . . . . . . . . . . 439 ? 26.04 Title Insurance Policies . . . . . . . . . . . . . . . . . . . . . 440 ? 26.05 Registration of Title . . . . . . . . . . . . . . . . . . . . . . . 448 PART VI: OTHER TRANSFERS OF LAND TITLE CHAPTER 27 Adverse Possession ? 27.01 ?Title by Theft?? . . . . . . . . . . . . . . . . . . . . . . . . . 452 ? 27.02 Evolution of Adverse Possession . . . . . . . . . . . . . . . . 452 TABLE OF CONTENTS xv 0015 VERSACOMP (4.2 ) ? COMPOSE2 (4.43) 02/06/07 (17:06) UNDERSTANDING FIRST AMENDMENT LAW J:\VRS\DAT\00585\FM.GML --- LU3165FM.STY --- POST 240 Page ? 27.03 Requirements for Adverse Possession . . . . . . . . . . . . . 453 ? 27.04 Procedural Aspects of Adverse Possession . . . . . . . . . . 463 ? 27.05 Special Restrictions on Adverse Possession . . . . . . . . . 463 ? 27.06 Policy Rationales for Adverse Possession . . . . . . . . . . 465 CHAPTER 28 Transfer of Property at Death ? 28.01 Death and Property . . . . . . . . . . . . . . . . . . . . . . . 470 ? 28.02 The Will . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 470 ? 28.03 The Trust . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 473 ? 28.04 Intestate Succession . . . . . . . . . . . . . . . . . . . . . . . 479 ? 28.05 Escheat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 482 PART VII: OWNERS AND NEIGHBORS CHAPTER 29 Nuisance ? 29.01 ?An Impenetrable Jungle?? . . . . . . . . . . . . . . . . . . . 483 ? 29.02 What Is a Private Nuisance? . . . . . . . . . . . . . . . . . . 485 ? 29.03 Evolution of Nuisance Law . . . . . . . . . . . . . . . . . . . 487 ? 29.04 Elements of Private Nuisance . . . . . . . . . . . . . . . . . 488 ? 29.05 Defenses to Liability for Private Nuisance . . . . . . . . . . 493 ? 29.06 Remedies for Private Nuisance . . . . . . . . . . . . . . . . 494 ? 29.07 Public Nuisance . . . . . . . . . . . . . . . . . . . . . . . . . 498 ? 29.08 Special Problem: Landowner Liability for Hazardous Substance Contamination . . . . . . . . . . . . . . . . . . . . . . . . . . 499 CHAPTER 30 Trespass ? 30.01 The Right to Exclude . . . . . . . . . . . . . . . . . . . . . . 501 ? 30.02 What Is a Trespass? . . . . . . . . . . . . . . . . . . . . . . . 502 ? 30.03 Trespass and Rights of Migrant Farmworkers . . . . . . . 504 ? 30.04 Trespass and Freedom of Speech . . . . . . . . . . . . . . . 505 xvi TABLE OF CONTENTS 0016 VERSACOMP (4.2 ) ? COMPOSE2 (4.43) 02/06/07 (17:06) UNDERSTANDING FIRST AMENDMENT LAW J:\VRS\DAT\00585\FM.GML --- LU3165FM.STY --- POST 264 Page ? 30.05 Trespass and Beach Access . . . . . . . . . . . . . . . . . . . 507 ? 30.06 Encroachments . . . . . . . . . . . . . . . . . . . . . . . . . . 508 ? 30.07 Good Faith Improvers . . . . . . . . . . . . . . . . . . . . . . 509 CHAPTER 31 Surface, Subsurface, and Air Space Rights ? 31.01 Attributes of Ownership . . . . . . . . . . . . . . . . . . . . 511 ? 31.02 Water Rights . . . . . . . . . . . . . . . . . . . . . . . . . . . 512 ? 31.03 Public Trust Doctrine . . . . . . . . . . . . . . . . . . . . . . 516 ? 31.04 Right to Support . . . . . . . . . . . . . . . . . . . . . . . . . 517 ? 31.05 Boundary Line Doctrines . . . . . . . . . . . . . . . . . . . . 518 ? 31.06 Subsurface Rights . . . . . . . . . . . . . . . . . . . . . . . . 520 ? 31.07 Rights in Airspace: How High? . . . . . . . . . . . . . . . . 522 PART VIII: LAND USE CONTROLS?PRIVATE CHAPTER 32 Easements ? 32.01 The Easement in Context . . . . . . . . . . . . . . . . . . . . 526 ? 32.02 What Is an Easement? . . . . . . . . . . . . . . . . . . . . . 527 ? 32.03 Express Easements . . . . . . . . . . . . . . . . . . . . . . . 530 ? 32.04 Easements Implied from Prior Existing Use . . . . . . . . 531 ? 32.05 Easements by Necessity . . . . . . . . . . . . . . . . . . . . . 535 ? 32.06 Prescriptive Easements . . . . . . . . . . . . . . . . . . . . . 539 ? 32.07 Irrevocable Licenses or ?Easements by Estoppel? . . . . . . 543 ? 32.08 Other Types of Easements . . . . . . . . . . . . . . . . . . . 545 ? 32.09 Scope of Easements . . . . . . . . . . . . . . . . . . . . . . . 545 ? 32.10 Transfer of Easements . . . . . . . . . . . . . . . . . . . . . 548 ? 32.11 Termination of Easements . . . . . . . . . . . . . . . . . . . 549 ? 32.12 Negative Easements . . . . . . . . . . . . . . . . . . . . . . . 551 ? 32.13 Licenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 553 ? 32.14 Profits a Prendre . . . . . . . . . . . . . . . . . . . . . . . . . 553 TABLE OF CONTENTS xvii 0017 VERSACOMP (4.2 ) ? COMPOSE2 (4.43) 02/06/07 (17:06) UNDERSTANDING FIRST AMENDMENT LAW J:\VRS\DAT\00585\FM.GML --- LU3165FM.STY --- POST 289 Page CHAPTER 33 Real Covenants ? 33.01 The Birth of Private Land Use Planning . . . . . . . . . . 556 ? 33.02 What Is a Real Covenant? . . . . . . . . . . . . . . . . . . . 557 ? 33.03 Policy Implications of Private Land Use Restrictions . . . 558 ? 33.04 Creation of a Real Covenant . . . . . . . . . . . . . . . . . . 559 ? 33.05 Termination of Real Covenants . . . . . . . . . . . . . . . . 570 ? 33.06 Remedies for Breach of Real Covenants . . . . . . . . . . . 571 ? 33.07 Scholarly Perspectives on Real Covenants . . . . . . . . . . 571 ? 33.08 The Restatement (Third) of Property: Servitudes . . . . . . 572 CHAPTER 34 Equitable Servitudes ? 34.01 The Equitable Servitude in Context . . . . . . . . . . . . . 576 ? 34.02 What Is an Equitable Servitude? . . . . . . . . . . . . . . . 577 ? 34.03 Evolution of the Equitable Servitude . . . . . . . . . . . . . 578 ? 34.04 Creation of an Equitable Servitude . . . . . . . . . . . . . . 579 ? 34.05 Special Problem: Equitable Servitudes and the Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . 583 ? 34.06 Termination of Equitable Servitudes . . . . . . . . . . . . . 586 ? 34.07 Remedies for Breach of Equitable Servitudes . . . . . . . . 591 ? 34.08 The Restatement (Third) of Property: Servitudes . . . . . . 592 CHAPTER 35 Condominiums and Other Common Interest Communities ? 35.01 A New Model of Home Ownersh . . . . . . . . . . . . . . . 595 ? 35.02 Types of Common Interest Communities . . . . . . . . . . . 596 ? 35.03 Restrictive Covenants and the Common Interest Community . . . . . . . . . . . . . . . . . . . . . . . . . . . . 598 ? 35.04 The Owners Association . . . . . . . . . . . . . . . . . . . . 604 xviii TABLE OF CONTENTS 0018 VERSACOMP (4.2 ) ? COMPOSE2 (4.43) 02/06/07 (17:06) UNDERSTANDING FIRST AMENDMENT LAW J:\VRS\DAT\00585\FM.GML --- LU3165FM.STY --- POST 316 Page PART IX: LAND USE CONTROLS?PUBLIC CHAPTER 36 Fundamentals of Zoning ? 36.01 The Land Use Revolution . . . . . . . . . . . . . . . . . . . . 607 ? 36.02 What Is ?Zoning?? . . . . . . . . . . . . . . . . . . . . . . . . 608 ? 36.03 The Birth of Zoning . . . . . . . . . . . . . . . . . . . . . . . 608 ? 36.04 A Sample Zoning Ordinance . . . . . . . . . . . . . . . . . . 610 ? 36.05 The Constitutionality of Zoning . . . . . . . . . . . . . . . . 613 ? 36.06 Zoning and the Nonconforming Use . . . . . . . . . . . . . 616 ? 36.07 Zoning and Vested Rights . . . . . . . . . . . . . . . . . . . 619 CHAPTER 37 Tools for Zoning Flexibility ? 37.01 A Modern Approach to Zoning . . . . . . . . . . . . . . . . . 621 ? 37.02 Zoning Amendments . . . . . . . . . . . . . . . . . . . . . . . 623 ? 37.03 Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 628 ? 37.04 Special Exceptions (aka Conditional or Special Uses) . . . 631 ? 37.05 New Zoning Tools . . . . . . . . . . . . . . . . . . . . . . . . 633 ? 37.06 The Subdivision Process . . . . . . . . . . . . . . . . . . . . 635 CHAPTER 38 Modern Zoning Controversies ? 38.01 From ?Zoning? to Land Use Regulation . . . . . . . . . . . 637 ? 38.02 Zoning and the Constitutional Framework . . . . . . . . . 639 ? 38.03 ?Family? Zoning . . . . . . . . . . . . . . . . . . . . . . . . . 641 ? 38.04 Exclusionary Zoning . . . . . . . . . . . . . . . . . . . . . . . 646 ? 38.05 Aesthetic Zoning . . . . . . . . . . . . . . . . . . . . . . . . . 652 ? 38.06 Growth Control and Zoning . . . . . . . . . . . . . . . . . . 655 CHAPTER 39 Eminent Domain ? 39.01 Eminent Domain in Context . . . . . . . . . . . . . . . . . . 657 TABLE OF CONTENTS xix 0019 VERSACOMP (4.2 ) ? COMPOSE2 (4.43) 02/06/07 (17:06) UNDERSTANDING FIRST AMENDMENT LAW J:\VRS\DAT\00585\FM.GML --- LU3165FM.STY --- POST 339 Page ? 39.02 The Takings Clause of the Fifth Amendment: ?Nor Shall Private Property Be Taken For Public Use, Without Just Compensation? . . . . . . . . . . . . . . . . . . . . . . . . . . 658 ? 39.03 ?Nor Shall Private Property . . . ? . . . . . . . . . . . . . . . 660 ? 39.04 ?. . . Be Taken . . . ? . . . . . . . . . . . . . . . . . . . . . . 660 ? 39.05 ?. . . For Public Use . . . ? . . . . . . . . . . . . . . . . . . . 661 ? 39.06 ?. . . Without Just Compensation? . . . . . . . . . . . . . . . 666 ? 39.07 Eminent Domain Procedure . . . . . . . . . . . . . . . . . . 669 CHAPTER 40 Land Use Regulation and the Takings Clause ? 40.01 The Takings Problem . . . . . . . . . . . . . . . . . . . . . . 672 ? 40.02 The Foundation Era of Regulatory Takings: 1776?1922 . . 674 ? 40.03 The Pennsylvania Coal Co. v. Mahon Revolution and Its Aftermath: 1922?1978 . . . . . . . . . . . . . . . . . . . . . . 676 ? 40.04 Overview of the Modern Era in Regulatory Takings: 1978? Present . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 680 ? 40.05 Basic Modern Standard for Regulatory Takings: Penn Central Transportation Co. v. New York City (1978) . . . . . . . . . 682 ? 40.06 Special Rule for Permanent Physical Occupations: Loretto v. Teleprompter Manhattan CATV Corp. (1982) . . . . . . . . 687 ? 40.07 Special Rule for Loss of All Economically Beneficial or Productive Use: Lucas v. South Carolina Coastal Council (1992) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 689 ? 40.08 Special Rule for Exactions: The Nollan-Dolan Duo (1987/ 1994) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 694 ? 40.09 Remedies for Regulatory Takings . . . . . . . . . . . . . . . 698 Table of Cases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . TC-1 Index . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I-1 xx TABLE OF CONTENTS 0020 VERSACOMP (4.2 ) ? COMPOSE2 (4.43) 02/06/07 (17:06) UNDERSTANDING FIRST AMENDMENT LAW J:\VRS\DAT\00585\FM.GML --- LU3165FM.STY --- POST 364
Library of Congress Subject Headings for this publication:
Property -- United States.