财产法概论PDF电子书下载

Chapter 1 Introduction 1

1.1 What Is Property? 2

1.1.1 Relations Among People Regarding Valued Resources 2

1.1.2 Ownership v. Bundles of Rights 2

1.1.3 Individual Entitlement v. Property as a System 3

1.1.4 Regulation v. Construction of a Property System 4

1.1.5 Legal Relations 5

1.2 Core Tensions Within Property Law 6

1.2.1 Right to Exclude v. Right of Access 6

1.2.2 Privilege to Use v. Security from Harm 7

1.2.3 Power to Transfer v. Limits on Disaggregation 7

1.2.4 Immunity from Loss v. Power to Acquire 8

1.3.1 Rule Choices, Hard Cases, and Competing Arguments 9

1.3 Recurring Themes 9

1.3.2 Social Context 10

1.3.3 Formal v. Informal Sources of Rights 10

1.3.4 The Alienability Dilemma 11

1.3.5 Contractual Freedom and Minimum Standards 11

1.3.6 Systemic Norms 12

1.4 Theories of Property 13

1.4.1 Normative Approaches 13

1.4.1.1 Justice, Liberty, or Rights-Based Approaches 13

1.4.1.2 Utilitarian or Consequentialist Approaches 14

1.4.1.3 Social Relations Approaches 15

1.4.2 Justificatory Norms 16

1.4.2.1 Possession 16

1.4.2.2 Labor (Desert) 17

1.4.2.3 Personality and Human Flourishing 18

1.4.2.4 Efficiency 18

1.4.2.5 Justified Expectations 19

1.4.2.6 Distributive Justice 19

PART Ⅰ THE RIGHT TO EXCLUDE AND THE RIGHT OF ACCESS 21

Chapter 2 Trespass and Public Accommodations Law 23

2.1 Introduction 24

2.2 Excluding or Admitting People 27

2.2.1 Private Property (Closed to the Public) 27

2.2.2 Shared Use or Possession 29

2.2.3 Public Accommodations (Open to the Public) 30

2.3 Common Law Limits on the Right to Exclude 34

2.3.1 Consent 34

2.3.2 Estoppel 37

2.3.3 Necessity 38

2.3.4 Public Policy or Social Need 39

2.3.5 Prescription 40

2.4 Objects 40

2.4.1 Encroaching Structures 40

2.4.2 Vegetation and Trees 42

2.4.3 Aviation 42

2.4.4 Pollution 43

2.5 Animals 44

2.6 Public Accommodations Laws 45

2.6.1 Title Ⅱ of the Civil Rights Act of 1964 45

2.6.2 Civil Rights Act of 1866 55

2.6.3 Americans with Disabilities Act of 1990 63

2.6.4 State Laws 72

2.7.1 United States Constitution 73

2.7 Free Speech Rights of Access to Private Property 73

2.7.2 State Constitutions 78

2.7.3 Labor Laws 81

2.8 Public Trust Doctrine 82

PART Ⅱ RELATIONSHIPS AMONG NEIGHBORS 89

Chapter 3 Nuisance 91

3.1 Introduction 92

3.2 Private Nuisance 98

3.2.1 Test 98

3.2.2 Remedies 105

3.2.3 Types of Nuisances 113

3.3 Public Nuisance 115

3.4.1 Diffuse Surface Water (Flooding) 121

3.4 Water Rights 121

3.4.2 Streams and Lakes 125

3.4.3 Groundwater 126

3.5 Support Rights 128

3.5.1 Lateral Support 128

3.5.2 Subjacent Support 130

3.6 Light and Air 131

Chapter 4 Adverse Possession 133

4.1 Introduction 134

4.2 Elements 137

4.2.1 Actual Possession 137

4.2.2 Open and Notorious 140

4.2.4 Continuous 141

4.2.3 Exclusive 141

4.2.5 Adverse or Hostile 142

4.2.6 For the Statutory Period 148

4.2.7 Under Color of Title 148

4.3 Justifications for Adverse Possession 149

4.4 Typical Cases 155

4.4.1 Color of Title 155

4.4.2 Border Disputes 156

4.4.3 Squatters 157

4.4.4 Cotenants 158

4.5 Procedures and Effects of Adverse Possession 159

4.5.1 Level of Proof Required 159

4.5.2 Effect on Prior Encumbrances 159

4.6 Claims Against the Government 161

4.7 Informal Transfers of Tifie to Setfie Boundary Disputes 162

4.7.1 Improving Trespasser 162

4.7.2 Dedication 162

4.7.3 Oral Agreement 163

4.7.4 Acquiescence 163

4.7.5 Estoppel 164

4.8 Adverse Possession of Personal Property 164

Chapter 5 Licenses and Easements 169

5.1 Introduction 170

5.2 Licenses 174

5.3 Implied Easements 176

5.3.1 Easement by Estoppel 177

5.3.2 Constructive Trust 181

5.3.3 Implied From Prior Use 184

5.3.4 Necessity 187

5.4 Prescriptive Easements 190

5.5 Express Easements 199

5.5.1 Formal Requirements to Create 199

5.5.2 Substantive Limitations 200

5.5.3 Running with the Land (Appurtenant v. In Gross) 203

5.5.4 Scope, Location, and Extension of Appurtenant Easements 206

5.5.5 Scope and Apportionment of Easements in Gross 212

5.6 Terminating Easements 214

Chapter 6 Covenants 217

6.1 Introduction 218

6.2 Formal Requirements 226

6.2.1 Writing 229

6.2.2 Notice 231

6.2.3 Intent to Run 234

6.2.4 Privity of Estate 236

6.3 Substantive Requirements 245

6.3.1 Touch and Concern 245

6.3.2 Enforcement in Gross 250

6.4 Implied Reciprocal Negative Servitudes 253

6.5 Remedies 258

6.6 Interpretation of Ambiguous Covenants 262

6.7 Public Policy Limitations 268

6.7.1 Racial Restrictions 268

6.7.2 Unreasonable Restraints on Alienation 271

6.7.3 Unreasonable Restraints on Competition 276

6.7.4 Public Policy 277

6.8.1 Changed Conditions 279

6.8 Modifying or Terminating Covenants 279

6.8.2 Relative Hardship 283

6.8.3 Conduct of the Parties 284

6.8.4 Statutory Regulation 286

PART Ⅲ COMMON OWNERSHIP 287

Chapter 7 Present Estates and Future Interests 289

7.1 Introduction 290

7.2 Fee Simple 293

7.3 Defeasible Fees 294

7.3.1 Fee Simple Determinable/Possibility of Reverter 295

7.3.2 Fee Simple Subject to Condition Subsequent/Right of Entry 296

7.3.3 Fee Simple Subject to Executory Limitation/Executory Interest 297

7.4.1 Remainders and Reversions 298

7.4 Life Estates 298

7.4.2 Contingent and Vested Remainders 299

7.4.3 Destructibility of Contingent Remainders 300

7.4.4 Doctrine of Worthier Title 301

7.4.5 Rule in Shelley s Case 302

7.5 Trusts 302

7.6 Interpretation of Ambiguous Conveyances 303

7.6.1 Presumption Against Forfeitures 303

7.6.2 Waste 308

7.6.3 Cy pres 309

7.6.4 Changed Conditions 310

7.7 Regulatory Rules 312

7.7.1 Abolition of Fee Tail 312

7.7.2 Restrictions on New Estates 315

7.7.3 Unreasonable Restriants on Alienation 316

7.7.4 Rule Against Perpetuities 317

7.7.5 Racial Restrictions 327

7.7.6 Restraints on Marriage 329

7.7.7 Public Policy 332

7.7.8 Judicial Sale of Property Subject to Future Interests 332

Chapter 8 Concurrent Ownership 333

8.1 Introduction 334

8.2 Ownership in Common 335

8.2.1 Tenancy in Common 335

8.2.2 Joint Tenancy 336

8.2.3 Tenancy by the Entirety 343

8.3 Interpretation of Ambiguities 345

8.4 Rights and Obligations of Cotenants 346

8.4.1 Partition 346

8.4.2 Joint Management 348

8.4.3 Contribution for Repairs and Maintenance 348

8.4.4 Rental Benefits and Obligations 350

8.4.5 Leasing 353

8.4.6 Adverse Possession 354

8.5 Common Interest Communities 355

8.5.1 Condominiums 355

8.5.2 Cooperatives 364

8.5.3 Affordable Housing Arrangements 365

8.6 Business Property 365

8.6.1 Partnerships 366

8.6.2 Corporations 368

8.6.3 Franchises 370

8.7 Nonprofit Organizations 371

8.8 Governmental Ownership 372

Chapter 9 Family Property 373

9.1 Introduction 374

9.2 Historical Background 376

9.2.1 Dower and Curtesy 376

9.2.2 Married Women s Property Acts 378

9.3 Marital Property 379

9.3.1 Separate Property 380

9.3.2 Community Property 385

9.3.3 Tenancy by the Entirety 390

9.4.1 Male-Female Couples 391

9.4 Unmarried Couples 391

9.4.2 Same-Sex Couples 394

9.5 Parents and Children 399

9.6 Inheritance 401

9.6.1 Wills and Will Substitutes 401

9.6.2 Intestate Succession 402

PART Ⅳ REGULATION OF THE MARKET FOR SHELTER 407

Chapter 10 Leaseholds 409

10.1 Introduction 410

10.2 Distinguishing Leaseholds from Other Interests 416

10.3 Types of Tenancies (Leasehold Estates) 423

10.3.1 Term of Years 424

10.3.2 Periodic Tenancy 425

10.3.3 Tenancy at Will 429

10.3.4 Tenancy at Sufferance 430

10.4.1 Tenant s Duty to Pay Rent 431

10.4 Tenant s Obligations and Landlord s Remedies 431

10.4.2 Tenant s Duty to Operate 433

10.4.3 Illegality 435

10.4.4 Landlord s Remedies 435

10.4.4.1 Forfeiture (Landlord s Recovery of Possession) 436

10.4.4.2 Holding the Tenant to a New Tenancy 437

10.4.4.3 Self-help v. Summary Process 438

10.4.4.4 Surrender, Reletting, Damages, and the Duty to Mitigate Damages 441

10.5 Landlord s Obligations and Tenant s Remedies 446

10.5.1 Landlord s Duty to Deliver Possession 446

10.5.2 Security Deposits 446

10.5.4 Antieviction Laws 447

10.5.3 Actual Eviction 447

10.5.5 Rent Control 448

10.6 Tenant s Right to Habitable Premises 449

10.6.1 Constructive Eviction 449

10.6.2 Housing Codes 452

10.6.3 Implied Warranty of Habitability 452

10.6.4 Retaliatory Eviction 460

10.6.5 Landlord s Tort Liability 463

10.6.6 Consumer Protection Laws 466

10.6.7 Lead Paint Laws 467

10.7 Transfers by Landlord or Tenant 468

10.7.1 Landlord s Right to Transfer the Reversion 468

10.7.2 Tenant s Rights to Assign or Sublet 468

Chapter 11 Real Estate Transactions 471

11.1 Introduction 472

11.2 Brokers 474

11.3 Sales Contract (Purchase and Sale Agreement) 480

11.3.1 The Attorney s Role 481

11.3.2 Statute of Frauds 482

11.3.3 What Constitutes Breach 485

11.3.3.1 Fraud 485

11.3.3.2 Warranty of Habitability for New Homes 490

11.3.3.3 Marketable Title 490

11.3.3.4 Good Faith Effort to Obtain Financing 497

11.3.4 Remedies for Breach 497

11.3.4.1 Buyer s Remedies 497

11.3.4.2 Seller s Remedies 500

11.3.5 Risk of Loss During Executory Period 502

11.3.6 Death of a Contracting Party 503

11.3.7 Mistake 504

11.4 Deeds and Title Protection 504

11.4.1 Formal Requirements 504

11.4.1.1 Writing 504

11.4.1.2 Delivery 506

11.4.2 Substantive Requirements 509

11.4.2.1 Forgery 509

11.4.2.2 Fraud 509

11.4.3 Title Covenants 510

11.4.4 Marketable Title Acts 512

11.4.5 Recording Acts 514

11.4.5.1 How the System Works 514

11.4.5.2 Types of Recording Acts 516

11.4.5.3 Chain of Title Problems 520

11.4.6 Title Insurance 528

11.4.7 Title Registration 529

11.5 Real Estate Finance 530

11.5.1 Mortgages 530

11.5.2 Installment Land Contracts 538

11.5.3 Equitable Mortgages 540

Chapter 12 Fair Housing Law 543

12.1 Introduction 544

12.2 Intentional Racial or National Origin Discrimination 546

12.2.1 U.S. Constitution 546

12.2.2.1 Prohibited Bases of Discrimination 549

12.2.2.2 Covered Dwellings 549

12.2.2 Fair Housing Act of 1968 549

12.2.2.3 Exemptions 551

12.2.2.4 Prohibited Conduct 553

12.2.2.5 Standards of Proof 555

12.2.2.6 Standing 560

12.2.2.7 Advertising 561

12.2.2.8 Remedies 561

12.2.3 Civil Rights Act of 1866 562

12.3 Sex Discrimination 564

12.4 Disability Discrimination 567

12.5 Familial Status Discrimination 570

12.5.1 Families with Children 570

12.5.2 Marital Status 571

12.7 Sexual Orientation Discrimination 573

12.6 Religious Discrimination 573

12.8 Disparate Impact Claims 574

12.8.1 Race 574

12.8.2 Sex 579

12.8.3 Disability 580

12.8.4 Familial Status 582

12.8.4.1 Families with Children 582

12.8.4.2 Group Homes and Nontraditional Families 583

12.8.5 Religion 585

12.8.6 National Origin 586

12.9 Economic Discrimination 587

12.9.1 Intentional Wealth-based Discrimination 587

12.9.2 Exclusionary Zoning 588

12.9.3 The Right to Be Somewhere: Homelessness and Loitering Laws 591

PART Ⅴ PUBLIC LAND USE PLANNING 593

Chapter 13 Land Use Regulation 595

13.1 Introduction 596

13.2 Planning Process 597

13.2.1 Federal, State, and Local Regulation 597

13.2.2 Zoning Enabling Acts 597

13.2.3 Comprehensive Plan 598

13.2.4 Zoning Ordinance 599

13.2.5 Board of Adjustment or Board of Zoning Appeals 600

13.3 Zoning Laws 600

13.3.1 Lot and Building Regulations 600

13.3.2 Use Regulation 601

13.3.3 Special Exceptions 601

13.3.4 Contract or Conditional Zoning 603

13.3.5 Floating Zones 606

13.3.6 Overlay Zones 607

13.4 Protection of Pre-Existing Property Rights 607

13.4.1 Prior Nonconforming Uses 607

13.4.2 Variances 609

13.4.3 Vested Rights 611

13.5 Rezoning: Limits on Preferential Zoning 612

13.5.1 Conformity with Comprehensive Plan 612

13.5.2 Spot Zoning 613

13.6 Nonzoning Land Use Controls 613

13.6.1 Building and Housing Codes 613

13.6.2 Subdivision Regulations 614

13.6.2.1 Subdivision Approval 614

13.6.3 Growth Management and Regional Planning 615

13.6.2.2 Planned Unit Developments 615

13.6.4 Historic Landmarks 617

13.6.5 Environmental Protection 617

13.6.5.1 Wetlands Regulations 618

13.6.5.2 Endangered Species Laws 618

13.6.5.3 Hazardous Waste Laws 619

13.6.6 Telecommunications Towers 620

13.7 Constitutional Limits on Land Use Regulations 621

13.7.1 First Amendment 621

13.7.1.1 SLAPP Suits 621

13.7.1.2 Free Speech 622

13.7.1.3 Religious Uses 624

13.7.2 Procedural Due Process 626

13.7.3.1 Protection from Arbitrary Regulations 627

13.7.3 Substantive Due Process 627

13.7.3.2 Privacy (Family Integrity) 628

13.7.4 Equal Protection 629

Chapter 14 Regulatory Takings 631

14.1 Introduction 632

14.2 Historical Background 634

14.2.1 Before 1922 634

14.2.2 1922 to 1978 636

14.2.3 After 1978 643

14.3 Categorical Takings 648

14.3.1 Core Property Rights 649

14.3.1.1 Physical Invasions 649

14.3.1.2 Right to Pass on Property at Death 657

14.3.1.3 Other Core Rights? 660

14.3.2 Deprivation of all Economically Viable Use 661

14.3.3 Vested Rights 671

14.4 General Balancing Test 673

14.4.1 Character of Government Action 674

14.4.2 Economic Impact (Diminution in Value) 678

14.4.3 Interference with Reasonable Investment-backed Expectations 680

14.4.4 Fairness and Justice 681

14.5 Judicial Takings 683

14.6 Exactions 686

14.7 Takings Legislation 689

14.8 Public Use Requirement 692

14.8.1 U.S. Constitution 692

14.9.1 Just Compensation 695

14.8.2 State Constitutions 695

14.9 Remedies for Regulatory Takings 695

14.9.2 Procedures 698

14.10 Tribal Property 700

PART Ⅵ　TRIBAL PROPERTY 701

Chapter 15 American Indian Property 703

15.1 Introduction 704

15.2 Tribal Title 707

15.2.1 Original Indian Title (Aboriginal Title) 707

15.2.2 Recognized Title 711

15.2.3 Executive Order Title 711

15.3 Individual Title 712

15.3.1 Restricted Trust Allotments 712

15.4.1 Original Indian Title 714

15.3.2 Assignments 714

15.4 Compensability 714

15.4.2 Recognized Title 717

15.4.3 Executive Order Title 722

15.4.4 Restricted Trust Allotments 724

15.5 Protection of Tribal Possession 725

15.5.1 Restraint on Alienation 725

15.5.2 Extinguishment 725

15.6 Reparations 727

15.6.1 Indian Claims Commission Act 727

15.6.2 Eastern Land Claims 729

15.6.3 Land Claims Settlement Acts 732

15.6.4 Breach of Trust Claims 733

15.6.5 Native American Graves Protection and Repatriation Act 736

15.7 Tribal Easements 737

15.7.1 Hunting and Fishing Rights 737

15.7.2 Water Rights 738

PART Ⅶ　PERSONAL AND INTELLECTUAL PROPERTY 739

Chapter 16 Personal and Intellectual Property 741

16.1 Introduction 742

16.2 Personal Property 743

16.2.1 Wild Animals 743

16.2.2 Finders 747

16.2.3 Gifts 751

16.2.4 Bailments 753

16.2.5 Good Faith Purchasers 754

16.3 Intellectual Property 755

16.2.7 Accession and Fixtures 755

16.2.6 Adverse Possession 755

16.3.1 Copyright 756

16.3.2 Patents 759

16.3.3 Trademarks 761

16.3.4 Unfair Competition 764

16.3.5 Publicity Rights 766

16.3.6 Moral Rights of Artists 769

16.3.7 Cultural Property 770

16.4 Human Bodies 772

Table of Cases 779

Tables of Statutes 815

Table of Restatements 831

Index 833