Justia Georgia Supreme Court Opinion Summaries

Tussahaw Reserves, LLC and Keys Ferry Crossing, LLC owned two parcels of land in Butts County, Georgia, zoned for agricultural and residential use. In 2020, they applied to rezone the property for use as a rock quarry, but the Butts County Board of Commissioners denied the applications in early 2021. Tussahaw then filed an “Appeal and Petition for Writ of Certiorari and Verified Complaint” in the Butts County Superior Court, challenging the Board’s decision. The complaint named the Board and its members as “respondents-in-certiorari” and the County as “defendant.” The claims included a writ of certiorari against the Board and its members, and alternative claims for declaratory and injunctive relief against the County.After the Board and its members filed an answer and moved to be discharged from the case, the superior court denied their motion. Following the Georgia Supreme Court’s decision in State v. SASS Group, Butts County moved to dismiss, arguing that the lawsuit violated the Georgia Constitution’s requirement that actions against a county be brought exclusively against the county and in its name. Tussahaw moved to drop the respondents-in-certiorari, but the superior court did not rule on that motion and instead dismissed the lawsuit, finding it barred by sovereign immunity. The Court of Appeals affirmed, reasoning that the substance of the complaint sought relief against the Board, not just the County.The Supreme Court of Georgia reviewed the case and held that failure to comply with the constitutional naming requirement is not a jurisdictional bar and does not preclude the trial court from considering motions to drop parties. The Court vacated the Court of Appeals’ decision and remanded the case for further proceedings, directing the superior court to vacate its dismissal order and address the pending motions. View "TUSSAHAW RESERVES, LLC v. BUTTS COUNTY" on Justia Law

Owners of developed commercial and residential properties in Athens-Clarke County challenged the county’s stormwater utility charge, arguing that it was an unconstitutional tax rather than a fee. The charge, established by county ordinances in 2004, funds stormwater management services required by federal law, with the amount assessed based on impervious surface area and land-use classification. The ordinance exempts certain properties, such as public roads and sidewalks, and offers credits for on-site stormwater management. The funds collected are used for flood prevention, pollution minimization, and compliance with federal regulations.Previously, the Superior Court of Athens-Clarke County granted summary judgment to the county, finding that the stormwater utility charge was a fee, not a tax, and thus not subject to the Georgia Constitution’s taxation uniformity provision. This decision relied on the Georgia Supreme Court’s earlier ruling in Homewood Village, LLC v. Unified Government of Athens-Clarke County, which had addressed the same ordinance and held it imposed a fee rather than a tax. The appellants also pursued related claims in federal court, but those were dismissed on abstention grounds.On appeal, the Supreme Court of Georgia affirmed the trial court’s decision. The court held that its prior decision in Homewood Village, LLC v. Unified Government of Athens-Clarke County controlled, reaffirming that the stormwater utility charge is a fee and not a tax, and therefore the uniformity provision does not apply. The court also rejected the appellants’ arguments that the charge constituted an unconstitutional taking under the Georgia and United States Constitutions, finding no basis for such a claim. Finally, the court found that the trial court had properly applied the summary judgment standard and had not improperly resolved factual disputes. The judgment in favor of the county was affirmed. View "HOMEWOOD ASSOCIATES INC. v. UNIFIED GOVERNMENT OF ATHENS-CLARKE COUNTY" on Justia Law

Daniel Cook, an independent contractor, was injured when he fell from an exposed, unguarded ledge while installing cabinetry in a second-story bathroom at a residential construction site owned by SMG Construction Services. Cook had previously observed the absence of a guardrail on the ledge and acknowledged this hazard in his deposition. At the time of the accident, he was moving backward toward the ledge while working. Cook sued SMG, alleging that the company failed to maintain a safe premises, which led to his injuries.The Superior Court granted summary judgment to SMG, finding that Cook had actual knowledge of the hazard and failed to exercise ordinary care for his own safety. The court concluded that Cook’s knowledge of the exposed ledge was equal to SMG’s, and therefore, SMG owed him no duty to warn or protect against the risk. On appeal, the Court of Appeals of Georgia reversed, holding that although Cook knew of the ledge, there was evidence that conditions at the site affected his ability to perceive the exact location and risk posed by the ledge. The appellate court found a genuine issue of material fact as to whether Cook’s knowledge of the hazard was equal to or greater than SMG’s.The Supreme Court of Georgia reviewed the case and determined that the Court of Appeals had conflated actual and constructive knowledge, erroneously applying standards relevant to constructive knowledge. The Supreme Court held that Cook’s own testimony established his actual knowledge of the specific hazard—the unguarded ledge—that caused his injury. The Court vacated the judgment of the Court of Appeals and remanded the case for further proceedings to address the remaining elements of SMG’s affirmative defenses in light of Cook’s actual knowledge of the hazard. View "SMG CONSTRUCTION SERVICES, LLC v. COOK" on Justia Law

A county in Georgia revised a zoning ordinance to increase the maximum allowable dwelling size in a historic district on Sapelo Island. Some residents opposed this change and, relying on the Georgia Constitution’s Home Rule Provision, petitioned for a referendum to repeal the ordinance. The county probate court found the petition valid and scheduled a special election. Before the order was entered, the county filed suit in superior court to stop the referendum, arguing that zoning ordinances are not subject to the Home Rule Provision’s referendum process.The Superior Court of McIntosh County agreed with the county, holding that the ordinance was adopted under the Constitution’s Zoning Provision, not the Home Rule Provision, and thus was not subject to repeal by referendum. The court issued a writ of prohibition against the probate judge to halt the referendum. However, the superior court also granted an injunction, at the request of the residents, preventing enforcement of the revised ordinance while the appeal was pending.On appeal, the Supreme Court of Georgia reviewed whether the Home Rule Provision’s referendum process applies to county zoning ordinances. The court held that, under the 1983 Georgia Constitution, the legislative power to enact zoning ordinances derives from the Home Rule Provision, and nothing in the Constitution excludes zoning ordinances from the referendum process. Therefore, the superior court erred in stopping the referendum and issuing a writ of prohibition. The Supreme Court of Georgia reversed those portions of the superior court’s order. However, the Supreme Court affirmed the superior court’s injunction against enforcement of the ordinance, finding the county failed to show error in the record regarding the injunction. View "Bailey v. McIntosh County" on Justia Law

The case concerns the method by which county tax assessors in Georgia determine the fair market value of properties that qualify for federal low-income housing tax credits under Section 42 of the Internal Revenue Code. The property owner, who operates a Section 42 affordable housing complex, challenged the county’s assessment of the property’s value for tax purposes. The dispute centers on whether tax assessors may use the “income approach”—a method that estimates value based on projected income streams—when valuing such properties, given statutory limitations on how Section 42 tax credits may be considered as income.After the county tax assessors issued a notice valuing the property, the owner appealed to the Superior Court of Lowndes County. The assessors moved for partial summary judgment, arguing that, under existing precedent, the income approach could not be used because Section 42 tax credits do not generate “actual income” for the property owner. The trial court agreed and granted summary judgment on this issue. The Georgia Court of Appeals affirmed, relying on its prior decision in Freedom Heights, LP v. Lowndes County Board of Tax Assessors, which interpreted both the relevant statute and Supreme Court of Georgia precedent as prohibiting use of the income approach under these circumstances.The Supreme Court of Georgia reviewed the case to clarify the proper interpretation of the statute and its own precedent. The court held that tax assessors are permitted to use the income approach to determine the fair market value of Section 42 properties, even though Section 42 tax credits, as currently structured, may not be treated as “income” under that approach. The court overruled the contrary holding in Freedom Heights, reversed the judgment of the Court of Appeals, and remanded the case for further proceedings. View "GATEWAY PINES HAHIRA, LP v. LOWNDES COUNTY BOARD OF TAX ASSESSORS" on Justia Law

Brownphil, LLC and Peter Kofi Amihere Cudjoe have competing claims to ownership of an undeveloped lot in Bibb County. Both parties possess deeds to the property, but Cudjoe's deed lacks a continuous chain of title. Cudjoe claims ownership through adverse possession under color of title, while Brownphil argues that Cudjoe's involvement with the land is insufficient for adverse possession and asserts ownership through its deed and unbroken chain of title.The trial court granted summary judgment in favor of Cudjoe and denied Brownphil's motion. Brownphil appealed, and the Court of Appeals affirmed the trial court's decision. Brownphil then sought certiorari from the Supreme Court of Georgia, which was granted. The case was argued orally in December 2024.The Supreme Court of Georgia reviewed whether possession of a recorded deed is sufficient to establish both the notice and land-possession requirements of adverse possession under color of title. The court concluded that a recorded deed alone cannot establish the land-possession requirement for adverse possession. The court vacated the Court of Appeals' decision, which had incorrectly held that a recorded deed could establish constructive possession without actual possession of any part of the property. The case was remanded for further proceedings to determine if Cudjoe actually possessed the property or any portion of it. View "BROWNPHIL, LLC v. CUDJOE" on Justia Law

Sherran Wasserman agreed to sell land in Franklin County to Anthony Pham, contingent on the approval of a conditional use permit by the Franklin County Board of Commissioners. Pham applied for the permit to build and operate chicken houses, but the Board denied the application. Wasserman then sued the Board and the County, initially bringing multiple claims under state and federal law. She dismissed some claims, conceded others, and the trial court dismissed her remaining state-law claims due to sovereign immunity. This left two federal claims: one alleging the County violated Pham’s equal protection rights based on race, and another alleging a violation of Wasserman’s equal protection rights as a “class of one.”The trial court denied the County’s motion for summary judgment, applying the federal doctrine of third-party standing, which allows a plaintiff to assert the rights of third parties. The court found genuine issues of material fact precluded summary judgment on standing and the merits of Wasserman’s equal protection claims. The Court of Appeals reversed, concluding Wasserman lacked third-party standing and that her “class of one” claim failed as a matter of law.The Supreme Court of Georgia reviewed whether a plaintiff may rely on the federal doctrine of third-party standing to establish constitutional standing in Georgia courts. The court held that Georgia’s constitutional standing requirements, rooted in the common law and consistent precedent, do not allow a plaintiff to maintain an action by asserting only the rights of a nonparty. The court overruled its previous adoption of the federal doctrine of third-party standing, concluding that a plaintiff must assert her own legal rights to invoke the judicial power of Georgia courts. The judgment was vacated and remanded for further proceedings consistent with this opinion. View "WASSERMAN v. FRANKLIN COUNTY" on Justia Law

Fitzgerald Fruit Farms, LLC leased land from Whitaker Farms, LLC for a peach orchard. After being locked out of the leased premises, Fitzgerald Farms sued Whitaker Farms for damages. A jury awarded compensatory damages to Fitzgerald Farms. The Court of Appeals affirmed in part but reversed the trial court’s ruling that Fitzgerald Farms could not seek punitive damages. On remand, a second jury awarded punitive damages to Fitzgerald Farms. The Court of Appeals affirmed, holding that statements made during a settlement negotiation by Whitaker Farms’s Chief Operating Officer to Fitzgerald Farms’s owner were properly admitted under OCGA § 24-4-408.The trial court initially ruled that Fitzgerald Farms could not seek punitive damages, but the Court of Appeals reversed this decision. On remand, the trial court conducted a second jury trial focused on punitive damages, where the jury awarded $500,000 in punitive damages to Fitzgerald Farms. Whitaker Farms appealed again, arguing that the trial court abused its discretion by admitting statements made during a settlement negotiation. The Court of Appeals affirmed the trial court’s decision, stating that the statements were admissible to show Whitaker’s intent and state of mind.The Supreme Court of Georgia reviewed the case and vacated the Court of Appeals’s judgment. The Supreme Court determined that the statements made during the settlement negotiation were inadmissible under OCGA § 24-4-408. The Court concluded that the statements were offered to prove Whitaker Farms’s liability for punitive damages, which is not permissible under the statute. The case was remanded to the Court of Appeals to determine whether the admission of the statements was harmful and if a new trial on punitive damages is required. View "Whitaker Farms, LLC v. Fitzgerald Fruit Farms, LLC" on Justia Law

A group of property owners sued Columbia County over stormwater drainage issues that caused damage to their property. The property, purchased in 1996, contained a metal pipe used in the County's stormwater system. Over the years, heavy rains caused the pipe to fail multiple times, leading to significant property damage. The property owners sent a notice to the County in October 2013, outlining their claims, but the County declined to make repairs. The property owners then filed a lawsuit in March 2014, seeking damages and an injunction to prevent further damage.The trial court found in favor of the property owners, ruling that the County maintained a nuisance that amounted to a taking without just compensation. The court awarded damages and issued a permanent injunction against the County. The County appealed to the Court of Appeals, which affirmed some parts of the trial court's decision and vacated others. The Court of Appeals vacated the damages award for harms incurred after the October 2013 notice and reversed the award of attorneys' fees. However, it upheld the injunction against the County.The Supreme Court of Georgia reviewed the case and vacated the Court of Appeals' decision to uphold the injunction, ruling that it exceeded the bounds of the Georgia Constitution's limited waiver of sovereign immunity. The Court directed the Court of Appeals to remand the case to the trial court to consider a new injunction within the constitutional limits. The Supreme Court also concluded that it should not have granted certiorari on the issue of damages for harms incurred after the October 2013 notice, as the Court of Appeals' ruling was specific to the facts of this case and did not establish a general rule of law. The petition for certiorari on this issue was therefore denied. View "Satcher v. Columbia County" on Justia Law

In this case, property owners and residents of the Statham Lakefront Subdivision in Sumter County, Georgia, sought to require the county to repair roads in their subdivision. The county had not expressly accepted the roads as public roads, but the residents argued that the county had an obligation to maintain the roads because they had been open to the public since their creation. The trial court ruled that the county had no obligation to maintain the roads. The Court of Appeals vacated this decision, and remanded the case back to the trial court to determine whether there was evidence of "recognition of the streets as public streets or acceptance of the dedication by the public."The Supreme Court of Georgia granted Sumter County's petition for certiorari. The court held that a county is not obligated to repair and maintain a road if county authorities have not accepted the land owner’s offer to dedicate the road to public use. Therefore, the Court of Appeals erred in directing the trial court to consider whether the public accepted the road as a public road. However, the Supreme Court of Georgia found ambiguity in the Court of Appeals's decision and remanded the case back to the Court of Appeals to clarify whether it was directing the trial court to consider if the county authorities or the general public recognized the roads as public. View "SUMTER COUNTY v. MORRIS" on Justia Law