Justia Nebraska Supreme Court Opinion Summaries

Woodsonia Hwy 281, LLC (Woodsonia) owned a retail shopping mall in Grand Island, Nebraska, and leased space to American Multi-Cinema, Inc. (AMC). Woodsonia planned to redevelop the mall and sought to terminate AMC's lease under the eminent domain provisions of the lease agreement. Woodsonia claimed that the lease was terminated after conveying AMC's leasehold interest to the Community Redevelopment Authority (CRA) under threat of condemnation. AMC disputed the termination, arguing that the conditions for termination under the lease were not met.The County Court for Hall County overruled AMC's motion to dismiss for lack of subject matter jurisdiction, finding that the lease was terminated under the eminent domain provisions and granted Woodsonia restitution of the premises. AMC appealed to the District Court for Hall County, which affirmed the County Court's decision, reasoning that the lease provisions allowed Woodsonia to transfer AMC's leasehold interest under threat of condemnation.The Nebraska Supreme Court reviewed the case and determined that the forcible entry and detainer action presented a title dispute, as the court needed to resolve whether AMC's leasehold interest was validly terminated. The court held that such a title dispute could not be determined in a forcible entry and detainer action, which is limited to determining the immediate right of possession without addressing title issues. Consequently, the County Court lacked subject matter jurisdiction and should have dismissed the action.The Nebraska Supreme Court vacated the judgment of the District Court and remanded the case with directions to vacate the County Court's judgment and dismiss the action for lack of jurisdiction. View "Woodsonia Hwy 281 v. American Multi-Cinema" on Justia Law

A law firm, Sherrets Bruno & Vogt LLC (SBV), sued Timothy E. Montoya, an Arizona resident, in the District Court for Douglas County, Nebraska, to collect unpaid attorney fees. These fees were part of a divorce settlement agreement from an Arizona court, where Montoya agreed to pay his ex-wife's attorney fees to SBV. Montoya failed to make the payments and did not respond to the lawsuit or appear in court.The District Court for Douglas County overruled SBV's motion for default judgment and dismissed the case for lack of personal jurisdiction. The court found that Montoya's only contact with Nebraska was through phone calls to SBV's Nebraska office, which did not establish sufficient minimum contacts to confer personal jurisdiction. The court gave SBV an opportunity to present facts establishing jurisdiction but found the evidence insufficient.The Nebraska Supreme Court reviewed the case and affirmed the lower court's decision. The court held that an objection to personal jurisdiction is not waived by default when a nonresident fails to respond to process served out of state and does not appear. It also held that a trial court may raise personal jurisdiction on its own motion when deciding whether to enter a default judgment because the defendant has failed to appear. The court concluded that SBV failed to make a prima facie showing of personal jurisdiction over Montoya, as the limited communications and agreement to pay fees to a Nebraska office did not establish the necessary minimum contacts. Therefore, the dismissal of the case for lack of personal jurisdiction was affirmed. View "Sherrets Bruno & Vogt v. Montoya" on Justia Law

Marvin T. Jose Mateo filed a petition in the Hall County Court seeking to establish a minor guardianship for his 18-year-old brother, Tomas J. The petition also requested immigration-related factual findings under the Uniform Child Custody Jurisdiction and Enforcement Act (UCCJEA). Tomas had been in Marvin's care since 2019, and they had been living in Grand Island, Nebraska, since January 2022. Tomas was attending high school and planned to join the U.S. Marines after graduation. Marvin testified that Tomas' parents were in Guatemala and did not provide financial support.The county court denied the guardianship petition, noting that Tomas was already 18 years old and that Marvin had a power of attorney from Tomas' parents, which allowed him to care for Tomas without a guardianship. The court did not make the requested factual findings under the UCCJEA. Marvin filed a motion to alter or amend the judgment, arguing that the court applied the wrong legal standard and failed to consider Tomas' best interests. The court overruled the motion, reiterating that Marvin had been able to care for Tomas without a guardianship and suggesting that the petition was filed primarily to obtain immigration findings.The Nebraska Supreme Court reviewed the case and concluded that the UCCJEA did not apply because Tomas was no longer a "child" under the UCCJEA when the petition was filed. The court determined that other Nebraska statutes gave the county court jurisdiction over the minor guardianship proceeding. However, the court found that the appeal became moot once Tomas reached the age of majority, as the relief of appointing a minor guardian was no longer available. The court dismissed the appeal, concluding that none of the exceptions to the mootness doctrine applied. View "In re Guardianship of Tomas J." on Justia Law

Nancy Johnson and Domenico Zurini were involved in a motor vehicle accident in Omaha, Nebraska. Just before the 4-year statute of limitations expired, Johnson and her husband filed a negligence complaint against Zurini in the district court for Douglas County. After attempting to serve summons, they discovered that Zurini had died before the complaint was filed. They then had a special administrator appointed and moved to revive the action in the name of the special administrator. The district court initially granted the motion, and the Johnsons filed an amended complaint naming the special administrator as the defendant. The special administrator entered a voluntary appearance and then moved to vacate the order of revivor and dismiss the amended complaint, arguing that no viable action had been commenced within the statute of limitations. The district court agreed and dismissed the action as time barred.The Johnsons appealed, and the case was moved to the Nebraska Supreme Court's docket. The court reviewed whether the Johnsons properly commenced their negligence action within the applicable statute of limitations. The court noted that the original complaint, which named a deceased person as the sole defendant, was a legal nullity and did not validly commence an action under Nebraska law. The court also found that the amended complaint, which named the special administrator as the defendant, was filed after the limitations period expired and did not relate back to the original complaint under Nebraska's relation back statute.The Nebraska Supreme Court affirmed the district court's decision, holding that the original complaint was a legal nullity and did not commence an action. The amended complaint was time barred, and the relation back statute did not apply. The court also found no abuse of discretion in the district court's decision to vacate the order of revivor and substitution. View "Johnson v. Antoniutti" on Justia Law

Lizette Aguilar petitioned for a domestic abuse protection order against Ana Valdez-Mendoza, her daughter's stepmother, under Neb. Rev. Stat. § 42-924. Aguilar alleged that Valdez-Mendoza physically assaulted her during a visit to drop off her daughter at the home of her ex-husband, Fernando Mendoza, who is married to Valdez-Mendoza. The district court issued an ex parte protection order, which was affirmed after a hearing. Valdez-Mendoza appealed, arguing that the court erred in concluding that she and Aguilar were related by "affinity" under Neb. Rev. Stat. § 42-903.The district court for Madison County found that Aguilar and Valdez-Mendoza had a relationship by "affinity" because Aguilar is related to her daughter, and the daughter's father is married to Valdez-Mendoza. The court overruled Valdez-Mendoza's motion to dismiss and affirmed the protection order, reasoning that the statutory phrase "related by affinity" was broad enough to include their relationship.The Nebraska Supreme Court reviewed the case and concluded that the district court erred in its interpretation of "affinity." The court defined "affinity" as the relationship arising from the marriage contract between one spouse and the blood relations of the other, not extending to Aguilar herself, who is not related by consanguinity to Mendoza. Therefore, Aguilar and Valdez-Mendoza were not related by affinity under § 42-903. The court reversed the district court's decision and vacated the protection order. View "Aguilar v. Valdez-Mendoza" on Justia Law

Richard Muller filed a claim against the estate of John Weeder, deceased, under the Nebraska Probate Code. Muller’s claim was based on a modified judgment entered in his favor against Weeder in a separate fence dispute action before Weeder's death. The county court appointed Margene Cork as the personal representative of Weeder’s estate in October 2017. Muller filed a "Statement of Claim" in December 2017 and a "Petition for Allowance of Claim" in September 2023. Cork, as the personal representative, resisted the claim and moved to strike it. The county court held a hearing and allowed Muller’s claim against the estate.The county court for Boyd County granted Muller’s petition and allowed his claim. The Estate appealed the decision, arguing that the county court lacked jurisdiction and that the law-of-the-case doctrine should apply based on a prior appeal in the fence dispute action. The appeal was initially directed to the Nebraska Court of Appeals but was moved to the Nebraska Supreme Court.The Nebraska Supreme Court reviewed the case and determined that the county court had subject matter jurisdiction over Muller’s claim against the estate. The court noted that the county court has exclusive original jurisdiction over all matters relating to decedents’ estates. The court also rejected the Estate’s argument that the law-of-the-case doctrine applied, as the prior decision was made in a different action and not in the current probate case. The Supreme Court affirmed the county court’s judgment allowing Muller’s claim against the estate. View "In re Estate of Weeder" on Justia Law

Phillip and Jodi Peterson hired Brandon Coverdell Construction, Inc. (BCC) to perform work on their home following a hailstorm. The Petersons were dissatisfied with the quality of BCC's work, while BCC was unhappy with the Petersons' partial payment. Both parties accused each other of breaching their written agreement and filed lawsuits in the county court. The county court ruled in favor of BCC, finding that the Petersons committed the first material breach.The Petersons appealed to the District Court for Douglas County but failed to file a statement of errors. They obtained a continuance to amend the bill of exceptions in the county court. The district court eventually found that the county court had committed plain error by entering judgment in favor of BCC, concluding that the written agreement was an unenforceable illusory contract. BCC then appealed to the Nebraska Supreme Court.The Nebraska Supreme Court reviewed the case and found that the district court erred in considering the supplemental bill of exceptions, which was not properly part of the record. The Supreme Court also determined that the county court did not commit plain error. The county court's decision to focus on the issues presented by the parties, rather than the enforceability of the contract, did not result in damage to the integrity, reputation, or fairness of the judicial process. Consequently, the Nebraska Supreme Court reversed the district court's order and remanded the case with directions to affirm the county court's judgment. View "Peterson v. Brandon Coverdell Constr." on Justia Law

Jennings Plant Services, LLC, and its members, Spencer and Tarin Jennings, filed a lawsuit against Ellerbrock-Norris Agency, Inc., and Elliot Bassett, alleging that Ellerbrock-Norris failed to provide competent insurance advice. Specifically, Jennings claimed that Ellerbrock-Norris advised them not to add a company-owned vehicle, a Ford F-150, to their commercial insurance policies, which led to a lack of coverage when the vehicle was involved in a fatal collision. This resulted in a significant judgment against Jennings in a federal wrongful death case brought by Kacey Kimbrough, the special administrator of the estate of Shawn Thomas Kimbrough.In the U.S. District Court for the District of Nebraska, Kimbrough obtained a judgment of $5,436,266.87 against Jennings Plant Services. As part of a partial settlement, Jennings assigned Kimbrough a right to 85% of any proceeds from their state lawsuit against Ellerbrock-Norris. Kimbrough then sought to intervene in the state lawsuit under Neb. Rev. Stat. § 25-328, claiming an interest in the litigation due to her assigned right to a portion of the proceeds.The District Court for Washington County denied Kimbrough's motion to intervene, finding that she had no direct cause of action against either Jennings or Ellerbrock-Norris and no legal interest in the subject matter of the underlying litigation. The court determined that Kimbrough's interest was indirect and insufficient to warrant intervention under § 25-328.The Nebraska Supreme Court affirmed the district court's decision, holding that Kimbrough's alleged interest in the proceeds of the lawsuit was too attenuated to constitute a direct and legal interest in the litigation. The court concluded that Kimbrough, as a mere creditor with an indirect interest, did not meet the statutory requirements for intervention. View "Jennings Plant Services, LLC v. Ellerbrock-Norris Agency" on Justia Law

A landowner, Main St Properties LLC (MSP), entered into a conditional zoning agreement with the City of Bellevue, Nebraska, in 2012. The agreement allowed the City to rezone MSP’s property if MSP violated the agreement by parking U-Haul vehicles north of the building. The City issued multiple violation notices to MSP over the years, citing breaches of the agreement.MSP did not appeal the first three violation notices but did appeal a fourth notice issued in June 2020. While this appeal was pending, the City rezoned MSP’s property back to its original classification, citing the multiple violations as the basis for this action.MSP filed two lawsuits against the City: one seeking declaratory and injunctive relief and the other challenging the rezoning through a petition in error. The district court granted summary judgment for the City in both cases, finding that the City acted within its rights under the agreement and that the rezoning was not arbitrary or unreasonable.The Nebraska Supreme Court reviewed the case. It determined that the City’s action to rezone the property was legislative, not judicial, and thus not subject to a petition in error. Consequently, the court dismissed the appeal related to the petition in error and vacated that judgment. However, the court affirmed the district court’s summary judgment in the declaratory and injunctive relief case, holding that the City properly exercised its rights under the agreement after MSP committed multiple violations. The court also found that the stay provision in Neb. Rev. Stat. § 19-909 did not apply to the City’s legislative action and that there were no genuine issues of material fact precluding summary judgment. View "Main St Properties v. City of Bellevue" on Justia Law

Active Spine Physical Therapy, LLC (Active Spine) and its owners, Sara and Nicholas Muchowicz, were sued by 132 Ventures, LLC (Ventures) for breach of contract and personal guarantee after failing to pay rent and common area maintenance (CAM) charges under a lease agreement. Ventures had purchased the property in a foreclosure sale and sought damages for unpaid rent and CAM charges from June 2020 to February 2021. Active Spine argued that the lease was invalid due to fraudulent inducement and that they were under a COVID-19-related rent abatement.The district court initially ordered restitution of the premises to Ventures and denied Active Spine's request for a temporary injunction. A separate bench trial found Active Spine and the Muchowiczes liable for breach of contract. On appeal, the Nebraska Supreme Court affirmed the restitution order but reversed the breach of contract judgment, remanding for a jury trial.At the jury trial, Ventures presented evidence of unpaid rent and CAM charges, while Active Spine argued that Ventures failed to provide notice of budgeted direct expenses, a condition precedent to their obligation to pay CAM charges. The jury found in favor of Ventures, awarding $593,723.82 in damages. Active Spine and the Muchowiczes moved for a new trial or judgment notwithstanding the verdict (JNOV), arguing errors in the jury's damage calculations and the lack of notice of budgeted direct expenses.The Nebraska Supreme Court reviewed the case and found that the district court did not abuse its discretion in admitting the exhibits as business records and not summaries under Neb. Rev. Stat. § 27-1006. The court also held that Active Spine and the Muchowiczes failed to preserve their arguments for appeal regarding the costs of new tenancy, COVID-19 abatement, and the amended lease. The court affirmed the district court's denial of the motion for new trial or JNOV, concluding that the jury's verdict was supported by sufficient evidence. View "132 Ventures v. Active Spine Physical Therapy" on Justia Law