Property Law and Real Estate Commons^™

Data Advantage And Merger Review: Can Entrenchment Theory Reform Antitrust Enforcement?, Shin-Ru Cheng

Seattle University Law Review

A merger involving giant digital companies is likely to dampen competition, as it allows those companies to combine and control data access, enabling them to entrench their dominant positions in relevant markets and extend those positions into related markets. While competition law in many jurisdictions aims to prohibit mergers that may substantially lessen competition or create a monopoly, arguably the review of digital mergers is failing because antitrust agencies lack an effective approach to identify data-generated anticompetitive harms. This Article demonstrates that entrenchment theory, recently reintroduced in the 2023 U.S. Merger Guidelines, would help reform the process of antitrust enforcement. …

Table Of Contents, Seattle University Law Review

Seattle University Law Review

Table of Contents

Caution: Potholes In E-Scooter Data Collection, Dakota Rakestraw

Seattle University Law Review

Lime scooters keep ending up in major waterways in Washington state metro areas, a testament to the ubiquity of e-scooters in the metropolitan landscape. How they get there is unclear. Why they get there is even murkier. Perhaps the answer lies in the implications of modern geolocation data collection through e-scooters and gaps in current data collection regulation curbing individual liberties.

Since September 2020, electric scooters have run Seattle’s streets and have dramatically overtaken ridesharing bike trips. For example, from September 2020 to September 2021, there were about 1.4 million scooter and bike trips with September 2021 seeing 300,000 scooter …

Machinists Preemption In The New Administrative Law, Andrew J. Ziaja

Seattle University Law Review

This Article assesses Machinists preemption—a labor-specific form of implied field preemption—while freshly considering implications both for and of new developments in administrative law. The radical transformation of administrative law in the Supreme Court, particularly its newfound emphasis on clear-statement rules, provides opportunities to reconsider the Machinists rationale. Aligning with scholars who have called to question the doctrine’s “ossifying” influence on labor and employment policy, it argues that the modern-day version of Machinists preemption clashes with the Supreme Court’s newly constrained view of delegated power and its differing conceptions of the major questions doctrine.

On the other hand, Machinists preemption might …

Volume 48 Masthead, Seattle University Law Review

Seattle University Law Review

Volume 48 Masthead

Defining Deference: Impacts Of Abandoning Chevron On Emerging Technology Governance And Administrative Law, R. Aubrey Davis Iii

Seattle University Law Review

Emerging technologies, particularly Artificial Intelligence (AI), often lead to unforeseen legal outcomes. Notable abuses in areas such as facial recognition, employment bias, and housing discrimination are well known. However, legislative responses to these issues either have been largely reactive or there has been no legislative response at all. In lieu of legislation, agencies have sought to fill the gap. For example, the Federal Communications Commission (FCC) recently proposed a rule mandating voter notification for all AI-generated political phone calls citing the Telephone Consumer Protection Act (TCPA) of 1991 as authority. However, the TCPA was originally passed to curtail telemarketing, not …

Intellectual Property Or Modern Folklore? The Problem With Open Gaming Licenses In Tabletop Gaming, Rosie Midget

Seattle University Law Review

This Note addresses how courts and legislatures should address “Open Gaming Licenses” commonly attached to tabletop roleplaying games (TTRPGs), which game publishers use to promote a false image of accessibility—misleading consumers and building goodwill from the misunderstanding. Part I discusses what TTRPGs are, including the defining features of the hobby and culture surrounding it, as well as the unique interplay between publishers and players. Part II explores the question of which elements in a TTRPG system may be subject to copyright protection. Part III examines these elements in practice using Wizards of the Coast’s Dungeons and Dragons TTRPG as a …

From Great Migration To Gentrification: Heirs Property In The Urban Context, Codi Royall

Northern Illinois University Law Review

The current legal framework, including common law doctrine, individual state statutes, and the Uniform Partition of Heirs Property Act (UPHPA), fails to meet the needs of heirs property owners in urban communities. This oversight allows real estate speculators to exploit the law, accelerating gentrification, urban blight, displacement of heirs, and the erosion of generational wealth. While Thomas Mitchell’s scholarship has illuminated the challenges of heirs property, its focus on rural contexts neglects the distinct issues faced by urban heirs.

This Note addresses this gap by examining heirs property through an urban lens, emphasizing the unique historical and legal contexts of …

Revisiting Geography And Sovereignty In The Digital Age, Melvin J. Kelley Iv

Connecticut Law Review

Fair housing advocates have already brought successful lawsuits challenging the use of property technology (“PropTech”) where it has been found to perpetuate or replicate discriminatory practices in a range of contexts including the use of automated screening tools to evaluate prospective tenants. While substantive interventions in unlawful exclusions and differential treatment via PropTech are laudatory, this Article argues that these steps do not go far enough and moreover, that insufficient attention has been paid to the procedural implications of the federal Fair Housing Act (“FHA”) as a source of ex ante enforcement.

The nation’s first fair housing law, the 1866 …

Slum Managers, Anika Singh Lemar

Connecticut Law Review

All sorts of landlords—governmental landlords, cooperatives, large-scale corporate landlords, and mom-and-pops—engage in slumlording to some degree. Despite that fact, some of the most popular proposed solutions to the problem focus on a property owner’s size and corporate form, rather than its property management practices. This Essay contends that management, not ownership, is the proper target for regulations intended to improve the conditions under which many tenants live. It then proposes pairing and using in tandem two mechanisms for addressing management: licensing and receivership.

Foreword: The ‘Why’ & How’ Of Artificial Intelligence In Legal Scholarship, Spencer Nayar, Michael I. Cooper

Texas A&M Journal of Property Law

In the course of publishing the 2024–25 Volume of the Texas A&M Journal of Property Law, we, the Editorial Board, were presented with the opportunity to publish a collection of articles drafted explicitly with the assistance of Artificial Intelligence (“AI”). After some consideration, we made the decision to do so. The following is our endeavor to share with our peers and colleagues—who may soon find themselves in similar situations—what we have learned in this process and, separately, contribute some forward-looking standards that can be implemented in the arena of legal scholarship for the transparent signaling and taxonomizing of AI-assisted works.

Population: The Who Of Biodiversity Law, Andrew W. Torrance, Bill Tomlinson

Texas A&M Journal of Property Law

This Article investigates the impacts of human population, including distribution and growth, on biodiversity at every level—the biosphere, ecosystems, communities, populations, and individual organisms. It assesses how legal frameworks around the world address the pressures of human population on biodiversity. This Article explores how factors such as population size and migration contribute to biodiversity loss, with a focus on diverse regions around the globe. This Article offers a comparative overview of population-related laws in regions including North and South America, Europe, Oceania, Asia, and Africa. Key legislation, like the U.S. National Environmental Policy Act, the UK’s Environment Act 2021, …

Overharvesting: The Why Of Biodiversity Loss, Andrew W. Torrance, Bill Tomlinson

Texas A&M Journal of Property Law

This Article examines the consequences of overharvesting biodiversity, focusing on its detrimental effects on biodiversity—on the biosphere, ecosystems, communities, populations, and individual organisms. It evaluates legal mechanisms designed to protect biodiversity from overharvesting and also considers legal mechanisms that lead to overharvesting to the detriment of biodiversity. The Article compares regulations and laws from multiple jurisdictions, including Europe, Oceania, Asia, Africa, and the Americas, and analyzes how these regulations and laws seek to curb overharvesting. Examples include the United States’s Endangered Species Act, Canada’s Wild Animal and Plant Protection Act, and the European Union’s Marine Strategy Framework Directive. International conventions …

Pollution: The What Of Biodiversity Loss, Andrew W. Torrance, Bill Tomlinson

Texas A&M Journal of Property Law

This Article examines the damage to biodiversity caused by anthropogenic pollution at all levels—to the biosphere, to ecosystems, to communities, to populations, and to individual organisms. It also analyzes pollution control laws across the globe and their efficacy in mitigating or preventing harm to biodiversity. The analysis covers all forms of pollution—air, water, and land—that threaten biodiversity, noting both improvements and ongoing challenges in different regions. The Article provides a comparative study of diverse jurisdictions, including North America, Europe, Oceania, and Asia. It scrutinizes pivotal legislation such as the United States’ Clean Air Act, the UK’s Environment Act, and the …

Invasives: The How Of Biodiversity Loss, Andrew W. Torrance, Bill Tomlinson

Texas A&M Journal of Property Law

Invasive species are non-native organisms, existing outside of their original habitat, which may cause damage to the biodiversity in their new environment. These species often outcompete native species for resources, which can dramatically disrupt ecological balance and biodiversity. This Article first surveys existing invasive species laws, documenting the current legal frameworks that various countries use to manage invasive species. It then proposes an array of new legal approaches that may improve how human civilizations manage the complex issues surrounding invasives. Finally, it evaluates the prospects for preventing—or even rolling back—the harm invasives cause to biodiversity. The broad goal of this …

Goodbye, Zoning?, Michael Allan Wolf

UF Law Faculty Publications

American zoning is under attack on multiple fronts. The concerns of zoning's many critics range from social and racial justice, to private property rights, to the extreme shortage of affordable housing, to climate-change resilience and sustainability. A growing number of voices have called for, at a minimum, the elimination of single-family zones; some even champion the abolition of this ubiquitous method of American land use regulation. This Article is the first detailed look at what would happen if zoning's critics got their way. The most efficient means for erasing zoning from American law would be for the U.S. Supreme Court …

Misusing Eminent Domain: Pretextual Takings For A Traditional Public Use, Cameron P. Hellerman

Fordham Law Review

Eminent domain is a powerful tool at the disposal of local, state and federal governments. The Fifth Amendment to the U.S. Constitution imposes two conditions on this sovereign power: the taking must be for “public use,” and the condemner must pay “just compensation” to the property owner. There are minimal guardrails in place to police potential misuse of the eminent domain power in the courts. The U.S. Supreme Court equates “public use” with “public purpose” and applies a deferential standard of review to a condemner’s determination that a taking serves a public purpose. Nonetheless, the Court in Kelo v. City …

Municipal Overreach: The Case Against Benefit-Based Land Use Exactions, Michael Krasna

Brooklyn Law Review

In the Summer of 2023, a quiet buzz was building in New York City that Madison Square Garden’s Special Permit—the land use vehicle that allows it to operate an arena— was in jeopardy. Contributing to the hubbub were discussions about a controversial form of land use regulation: benefit-based exactions. Exactions are requirements imposed on property owners by local governments whereby, in return for a discretionary land use approval, property owners dedicate a portion of their property to further the government’s interest or pay a fee in lieu thereof. While exactions are primarily used by a municipality when a new development …

Aerial Highways: The Fifth Amendment Implications Of Commercial Drone Delivery Services, Marc C. Mcallister, Karen A. Sauls

Brooklyn Law Review

Commercial drone delivery systems that deliver packages of purchased products directly to the homes of consumers are being developed and tested by many companies in America, including Walmart and Amazon. Soon enough, our skies will be filled with low-flying drones. This Article joins the growing cohort of legal scholars discussing drones, but focuses on an issue not addressed to this point - how commercial drone delivery systems can undermine and diminish the property rights of private landowners. In the past, most legal scholars have addressed the interplay between drones and private property by examining potential tort liability for drone operators …

Heirs' Property Disputes: Evaluating Adr Forums To Change The Status Quo, Karina Grobman

Pepperdine Dispute Resolution Law Journal

Heirs’ property—a form of communal ownership passed down through generations—is a symbol of family legacy in the South. Disputes between families and developers create a disparate loss of land among Black families in the South, often through court-ordered partition actions. Although some states adopted the Uniform Partition of Heirs Property Act (UPHPA) to reform partition sales, most courts still force sales of the entire property rather than more equitable divisions. This Comment explores various alternative dispute resolution (ADR) forums as a more just and efficient path to resolve heirs’ property disputes. Although the multi-party nature of heirs’ property disputes makes …

Special Benefits And Just Compensation: Ensuring Fair Treatment Of Landowners In Partial Taking Cases, Maine Law Review

Maine Law Review

The sovereign power to take private property for public use is counterbalanced by the duty to provide just compensation. The just compensation requirement is intended to protect the individual landowner when the government exercises its right of eminent domain. Consistent with the equitable principle of fairness upon which this requirement is founded, the government must provide the individual with public funds for property transferred from his private use to the public domain. The just compensation requirement thereby distributes the costs of public projects equally among all members of society and ensures that no individual whose property is sacrificed for the …

Maine's Public Lots: The Emergence Of A Public Trust, Lee M. Schepps

Maine Law Review

Maine's public lots were originally reserved from conveyances of townships of public domain and were held by the state for the benefit of schools in the towns which would or could someday be created among the unorganized townships of the state. Many towns came into existence and inherited their public lots for the purposes for which the lots were reserved. Unlike many other states, however, almost half of the land area of Maine has never been incorporated into towns. Because of the great number of townships which have never been incorporated into towns, there are now approximately 400,000 acres of …

Cancer Alley: Solutions For Effective Regulation And Enforcement Of Air Pollution, Lisa Lee

Seattle Journal for Social Justice

No abstract provided.

Title Disputes After Probate Or Administration, Maine Law Review

Maine Law Review

Title to realty generally passes by sale, by devise or by descent. Each method of transfer through its respective system of rules and requirements seeks to protect the interests of society as well as the interests of the immediate parties to a transfer of ownership. When a sale, as an inter vivos transfer, follows a transfer of realty by either devise or descent, a gap may appear in the protection afforded to the various parties by each system of rules. Specifically, the purchase of estate realty from a distributee under probate or administration may jeopardize the purchaser's status as owner. …

The Constitutionality Of Maine's Real Estate Mortgage Foreclosure Statutes, Kathleen Barry

Maine Law Review

In Maine, Fuentes v. Shevin caused understandable concern about the constitutionality of the state statutes governing real property mortgage foreclosures. Of the foreclosure procedures existing in 1972, only one provided for impartial determination by a court of the mortgagor's breach of condition. In response to Fuentes, the Maine Legislature in 1975 enacted a straightforward provision for foreclosure by civil action. Although the constitutionality of Maine's pre-1975 foreclosure statutes under the fourteenth amendment has not been litigated, lenders in Maine's largest city have recently abandoned all methods of foreclosure except foreclosure by civil action. Lenders, debtors, and legislators in Maine would …

Time-Share Condominiums: Property's Fourth Dimension, David R. Dubord

Maine Law Review

Time-shared ownership of condominiums is a concept which, though virtually unheard of in this country ten years ago, has now gained a foothold in America's real estate market. Essentially, time-sharing involves the division of ownership of a condominium into a number of fixed time periods during which each purchaser has the exclusive right of use and occupation. While condominium ownership itself is an ancient and well-established method of joint property ownership, what is novel about time-sharing is the division of joint ownership rights into binding periods of exclusive use and possession. The methods of creating time-shared interests are varied and …

Securing Solar Access In Maine, Martha Freeman

Maine Law Review

This Comment explores the common law property concepts of nuisance, water law, and easements which arise by operation of law in order to determine the kind and degree of solar access protection they can provide Maine residential users of solar energy. The final section of this Comment proposes an express solar easement by which Maine citizens can create their own enforceable interests in unobstructed sunlight for solar energy use. In highly urbanized areas where space is scarce and already developed, the conflicts between solar energy users and other land and airspace users may be too difficult to resolve. In Maine, …

Maine's Action To Try Title: A Proposal For Statutory Reform, Eve Hlavatý Cimmet

Maine Law Review

Maine law provides three distinct statutory proceedings to try title: the real action, an action at law to quiet title, and an action in equity to quiet title. As the preceding Comment demonstrates, the present statutory scheme preserves outmoded distinctions between law and equity that are functionally obsolete in modern civil practice. Although the statutory law governing actions to try title in most states is, like Maine's, a patchwork product replete with archaic concepts, several other states have consolidated legal and equitable remedies into simple, comprehensive statutory actions. This Comment proposes a similar statute for Maine in the interest of …

Maine's Actions To Try Title: A Historical Perspective, Gregory W. Powell

Maine Law Review

Actions to try title are commonly used by Maine lawyers to adjudicate real estate title conflicts. Though often time consuming, expensive, and complicated, such actions are necessary in any state that seeks to foster a stable, economically efficient real estate market. Actions to try title have been necessary in all states because no protective statutory scheme for land titles has ever succeeded in eliminating all title defects that interfere with quiet possession or salability. Maine is no exception. Until a more effective statutory scheme for securing titles and restoring land's marketability becomes available, actions to try title will remain important …

Coastal Recreation: Legal Methods For Securing Public Rights In The Seashore, Jeffrey D. Curtis

Maine Law Review

The coastal shores of the United States are a peculiar form of property in that both the littoral landowner and the general public have legally protected interests in the use and enjoyment of the land. In most coastal states the title to the land below the high-water mark is vested in the state in trust for the beneficial use of the public, subject to certain limited rights of the littoral owner. Maine and Massachusetts, however, share a unique allocation of public and private interests which vests the title to the foreshore, the land between the high and low water marks, …