Justia Wisconsin Supreme Court Opinion Summaries

A group of non-tribal landowners formed an association to regulate the use of parcels in a residential development on land historically belonging to a Native American tribe. After the tribe reacquired several lots through a designated tribal member, the association amended its restrictive covenants to prevent transfer of land to sovereign nations and to block removal of property from county tax rolls. The tribal member purchased multiple lots for the tribe and requested the federal government hold the land in trust. The association then filed suit in state court, seeking to enforce its covenants and prevent the tribe from reacquiring and exempting the land from local control.The Menominee County Circuit Court initially denied the tribe’s motion to dismiss. Later, after reconsideration, the circuit court dismissed the case, finding that federal law preempted the covenants and that tribal sovereign immunity barred the suit. The association appealed. While the state appeal was pending, the federal Bureau of Indian Affairs and the Interior Board of Indian Appeals determined that federal law required acquisition of the lots into trust, and federal court affirmed dismissal of the association’s challenge, citing federal preemption. The association clarified it still sought a declaration on the enforceability of certain covenants.The Supreme Court of Wisconsin reviewed the case following certification from the court of appeals. It held that the tribe’s sovereign immunity barred the lawsuit, finding no congressional abrogation or waiver of immunity. The court also rejected arguments for in rem or immovable property exceptions to tribal immunity and concluded that immunity extended to the tribal member because the tribe was the real party in interest. The judgment of dismissal by the Menominee County Circuit Court was affirmed. View "Legend Lake Property Owners Association, Inc. v. Keshena" on Justia Law

A landlord served a residential tenant with an eviction notice for nonpayment of rent during a period when the governor had ordered a temporary ban on such notices due to the COVID-19 pandemic. The tenant responded by counterclaiming that the landlord violated the Wisconsin Consumer Act (WCA), specifically Wis. Stat. § 427.104(1)(j), which bars attempts to collect a debt under an “agreement to defer payment” when the right to collect does not exist. The tenant also alleged the lease was void under Wis. Stat. § 704.44(10) and Wis. Admin. Code § ATCP 134.08(10) because it permitted eviction for a crime committed in relation to the property but lacked the required notice of domestic abuse protections.The Marathon County Circuit Court dismissed the landlord’s eviction claim since the notice was issued during the moratorium. The court also held that the WCA did not apply to the lease and found the lease was not void under the cited statutes and regulations, concluding that the tenant was not entitled to damages or attorney fees. The tenant’s attorney was denied intervention for attorney fees but was later allowed to intervene to appeal that issue.The Court of Appeals reversed, holding for the first time that a residential lease with monthly rent payments is a “consumer transaction” and an “agreement to defer payment” under the WCA, and that serving the eviction notice violated the Act. The appellate court also found the lease void for omitting the required domestic abuse notice and allowed recovery of double damages and attorney fees.The Supreme Court of Wisconsin reversed the appellate court. It held that a typical residential lease with monthly rent payments is not an “agreement to defer payment” under Wis. Stat. § 427.104, so the WCA does not apply. Even if the lease were void, the tenant showed no pecuniary loss, precluding recovery of damages, costs, or attorney fees under Wis. Stat. § 100.20(5) or § 425.308(1). View "Koble Investments v. Marquardt" on Justia Law

Gerald Lorbiecki, a steamfitter, was diagnosed with and later died from mesothelioma, a disease caused by asbestos exposure. He alleged that part of his exposure occurred while working at Pabst Brewing Company’s brewery in the mid-1970s, where he was employed by an independent contractor. The facility contained extensive asbestos-insulated piping, and Lorbiecki and other workers removed and replaced this insulation using methods that generated airborne asbestos dust. Evidence showed that Pabst was aware of the presence and dangers of asbestos during this period but did not undertake abatement or enforce protective measures.The Milwaukee County Circuit Court, after dismissing Lorbiecki’s common-law negligence claim, allowed his claim under Wisconsin’s safe-place statute to proceed. At trial, a jury found Pabst liable under the statute for failing to provide a safe workplace, awarded compensatory and punitive damages, and apportioned liability among Pabst and several non-party companies. The court entered judgment for Lorbiecki against Pabst, applying statutory caps to certain damages and including a portion of liability attributed to another company based on the non-delegable duty under the safe-place statute.On appeal, the Wisconsin Court of Appeals largely affirmed the trial court’s rulings. The Supreme Court of Wisconsin reviewed the case and held that Pabst could be liable under the safe-place statute to an employee of an independent contractor, as the statute imposes a heightened, non-delegable duty of care that supersedes common-law limitations. The Court also found sufficient evidence to allow the jury to consider punitive damages. However, it ruled that the statutory cap on punitive damages applies only to the compensatory damages recoverable from the sole remaining defendant, Pabst, and not to the total compensatory damages found by the jury. The Supreme Court affirmed in part and reversed in part the decision of the court of appeals. View "Estate of Lorbiecki v. Pabst Brewing Company" on Justia Law

A dispute arose between Sojenhomer LLC and the Village of Egg Harbor over the Village's decision to condemn a small portion of Sojenhomer's property to build a sidewalk. The Village aimed to improve safety at a dangerous intersection by constructing a sidewalk along County Highway G. Sojenhomer, however, contested the condemnation, arguing that Wisconsin statutes prohibit property acquisition by condemnation to establish or extend a "pedestrian way," which it claimed included sidewalks.The Door County Circuit Court ruled in favor of the Village, holding that sidewalks are not pedestrian ways and thus the Village had the authority to condemn the property for sidewalk construction. Sojenhomer appealed this decision.The Court of Appeals reversed the lower court's decision, concluding that sidewalks are indeed pedestrian ways as defined by Wisconsin statutes. The court reasoned that sidewalks fall within the broad definition of a pedestrian way as "a walk designated for the use of pedestrian travel."The Supreme Court of Wisconsin disagreed with the Court of Appeals' interpretation. The court held that when read in context, the definition of pedestrian way does not include sidewalks. The court noted that the statutory language, history, and broader context indicate that sidewalks and pedestrian ways are distinct, non-overlapping categories. Therefore, the court concluded that the statutes did not prohibit the Village from condemning Sojenhomer's property to build a sidewalk. The decision of the Court of Appeals was reversed. View "Sojenhomer LLC v. Village of Egg Harbor" on Justia Law

The Supreme Court affirmed the decision of the circuit court declaring the Town of Buchanan's transportation utility fee (TUF) to be a property tax subject to the Town's levy limit, holding that funds raised for utility districts under Wis. Stat. 66.0827 are property taxes subject to municipal levy limits.After the circuit court concluded that the money raised for the district fund was subject to the Town's property tax limit Appellants appealed, arguing that the TUF was unlawful. The Supreme Court affirmed, holding that the Town did not follow the lawful procedures that a municipality must follow for funding public improvements because the imposition of property taxes over the Town's levy limits required the consent of the Town's voters and because nothing in the statutes permitted the Town to bypass those levy limits for the purpose of imposing a TUF on property owners in the municipality. View "Wis. Property Taxpayers, Inc. v. Town of Buchanan" on Justia Law

In this special assessment appeal, the Supreme Court affirmed the decision of the court of appeals affirming the circuit court's dismissal of the Village of Mukwonago as a defendant due to improper service of a notice of appeal, holding that Petitioner's failure to comply with Wis. Stat. 66.0703(12)(a) required dismissal of this action.Petitioner challenged the special assessment district created by the Village in 2019 alleging jurisdiction pursuant to section 66.0703(12). The Village filed a motion to dismiss, arguing that the circuit court lacked subject matter jurisdiction or competency to proceed because Greenwald did not serve a written notice of appeal on the Village clerk. The circuit court granted the motion, and the court of appeals affirmed. The Supreme Court affirmed, holding (1) Wis. Stat. 801.14(2) did not apply in this case; and (2) the plain meaning of section 66.0703(12)(a) mandates service of written notice on the Village clerk, and because Greenwald did not accomplish this requirement, dismissal was warranted. View "Greenwald Family Ltd. Partnership v. Village of Mukwonago" on Justia Law

The Supreme Court affirmed the decision of the court of appeals in this insurance dispute over damages allegedly caused by the poor construction of an in-ground pool, holding that this Court overrules the portions of Wisconsin Pharmacy Co. v. Nebraska Cultures of California, Inc., 876 N.W.2d 72 (Wis. 2016), stating that "property damages" must be to "other property" for purposes of determining an initial grant of coverage in a commercial general liability (CGL) policy.Due to the damages caused by the cracking of Homeowner's pool, Homeowner was forced to demolish the entire pool structure and construct a new one. Two insurers on appeal had issued CGL policies to the pool's general contractor, and a third insurer issued a CGL policy to the supplier of the pump mix used for the pool's construction. All three insurers sought a declaration that their policies did not provide coverage to Homeowner. The Supreme Court held, under the circumstances of this case, that none of the insurers were entitled to summary judgment and accordingly remanded the cause back to the circuit court for further proceedings. View "5 Walworth, LLC v. Engerman Contracting, Inc." on Justia Law

The Supreme Court affirmed the decision of the court of appeals concluding that rezoning by amending a local government's zoning ordinance is legislative in character, and therefore, due process did not require an impartial decision-maker.Trustee Jan Miller (Trustee Miller), who served on the Village Board of Lyndon Station, cast the deciding vote in favor of an application filed by her daughter and son-in-law to amend the Village's zoning ordinance to rezone their residential property for commercial development. Thomas Miller (Miller), a local business owner, sought certiorari review of the Village's Zoning Board Appeals' decision upholding the Board's vote to amend the zoning ordinance. The circuit court reversed, concluding that Trustee Miller was not a fair and impartial decision-maker, and therefore, her participation in the vote violated due process. The court of appeals reversed. The Supreme Court affirmed, holding that the Village Board's action was legislative in nature, and therefore, Miller was not entitled to an impartial decision-maker. View "Miller v. Zoning Bd. of Appeals of Village of Lyndon Station" on Justia Law

In this lawsuit stemming from the Wisconsin Department of Transportation's (DOT's) closure of a driveway connecting DEKK Property Development, LLC's property to State Trunk Highway (STH) 50, the Supreme Court affirmed the decision of the court of appeals reversing the order of the circuit court granting DEKK motion for summary judgment, holding that summary judgment should be granted in DOT's favor.DEKK filed an action under Wis. Stat. 32.05(5) challenging DOT's right to remove DEKK's rights of access to STH 50. The circuit court granted summary judgment for DEKK, reasoning that DEKK had "some sort of right of access" to the driveway, entitling it to compensation from the closure. The court of appeals reversed and held for DOT on the merits. The Supreme Court affirmed, holding that DEKK was not permitted to recover damages for the driveway closure under section 32.05(5) because the access rights allegedly lost by DEKK were distinct from the taking described in DOT's jurisdictional offer. View "DEKK Property Development, LLC v. Wisconsin Dep't of Transportation" on Justia Law

Pagoudis owns and is the sole member of both Sead LLC and Kearns LLC. During negotiations to purchase property from the Keidls, Pagoudis received a real estate condition report (RECR) signed by Amy Keidl. Pagoudis then signed the offer to purchase, which states that the contract is between the Keidls and Pagoudis "or assigns." Sead LLC then executed the negotiated contract and took title. Months later, Sead LLC assigned the property to Kearns LLC. After the purchase, defects were discovered that Keidl failed to disclose in the RECR, ranging from water and mildew in the basement, to insect infestations, to an unwanted piano.Pagoudis, Sead, and Kearns sued the Keidls for breach of contract, common law misrepresentation, and statutory misrepresentation. The circuit court dismissed the case, deciding that each of the parties lacked standing to pursue their stated claims; Pagoudis and Kearns were not parties to the original transaction and Sead transferred the property before filing the action and no longer has an interest in the property.The Wisconsin Supreme Court concluded that Pagoudis's and Kearns's claims against Keidl were properly dismissed. Sead's claims, however, were remanded, it was a party to the contract, received representations from the Keidls, and purchased the property. View "Pagoudis v. Keidl" on Justia Law