BOY, ARE YOU GETTING GOOD!
Even though ownership
of real property includes the bundle of legal rights, there are some
limitations on the ownership of that property.
There are both public (or government) and private limitations.
We’ll start with the public or government
limitations. There are four powers that
the government exercises over ownership of real property. The first government power is POLICE
POWERS. Police Powers have nothing to
do with the police. Police Powers are
the government’s right to pass laws, which affect usage of a property. The best example of Police Powers is
zoning. Zoning determines what can be
built in a certain area, the usage of a property (retail, commercial,
industrial, etc.), the height of a building, the number of houses per acre and
more. Other examples of Police Powers
would include building codes and environmental laws.
The second government power or limitation is EMINENT
DOMAIN. This is the right of the
government to take a property for the good of the public or for public
usage. The person losing the property
is entitled to fair compensation for the property. If the government wants to build a new highway, and the path
happens to go through your house, they will probably acquire your property
through the use of Eminent Domain.
If this happens and you do not want to sell your
property, you do have some options open to you (other than barricading yourself
inside with a semi-automatic rifle and a thousand rounds of ammo). Your first option would be to go to court
and argue that it is not necessary for the government to take your
property. Maybe they can build the
highway somewhere else. If the courts
agree you could successfully stop the highway.
This has been done in the past.
Your second option would be to go to court and argue
that the compensation they are giving you is not fair. The courts may agree with you and give you
more. Of course there is a possibility
that they won’t think it’s fair to the government, and give you less, so you
better do your homework before you take action.
Eminent Domain is the right of the government
to take a property. The process
through which Eminent Domain is exercised is called CONDEMNATION. To take over a property, the government will
CONDEMN it. Although you may associate
this with unsafe properties, any property that is taken over by Eminent
Domain must be condemned.
The third power the government has over real property
is TAXATION (and I’m sure you know what taxes are). The government has the right to levy taxes on a property, and if
the property owner doesn’t pay their taxes, the government has the right to
sell off the property to get those taxes paid.
The last government power is ESCHEAT. This is the right of the government to take
a property when the owner dies intestate (meaning they had no will and no
heirs). All property has to be owned by
someone, so if an owner dies and there is no one to take over the property, the
government will do it (Isn’t that nice of them). The government will make a legitimate effort to find heirs (and
then charge the heirs really high estate taxes).
The four government powers or limitations can be
remembered by the acronym PETE.
Police
Powers
Eminent
Domain
Taxation
Escheat
There are also private
limitations that can be placed on ownership of property. One example of this would be a DEED
RESTRICTION. The Grantor (the person
selling the property or giving it away) can put a restriction on usage of the
property that would be written into the deed and transfer to ALL future owners
of the property. The seller could say,
“I’ll sell you my house, but you cannot build an addition onto the house
because I want to preserve the original architecture.” That restriction can actually be written
into the deed, and transferred to the new deed every time the property is sold,
so that NO future owner could build an addition on the house.
Similar to a Deed Restriction is a COVENANT. In general terms, a Covenant is a promise or
an agreement. In this situation, a Covenant
is like a deed restriction on an entire neighborhood. Normally, the covenants would be recorded in the city or county
records separately, and the deed would state that there are covenants on the
property, and where they could be found in the local records. The covenants are still placed on a property
by a grantor for ALL future owners to follow.
In this case, the grantor would normally be the developer who built the
neighborhood. An example might be if
homeowners were prohibited from keeping commercial vehicles on their
property. Covenants and deed
restrictions are court-enforceable. If
a homeowner violates a covenant or restriction, ANYONE could take them to court
to force them to comply.
While covenants and deed restrictions theoretically could
go on forever, there could also be limitations on ownership that are not a
stringent. Homeowners’ Associations and
Condominium Associations can place the same type of restrictions on property
owners, through their Rules, Regulations and By-Laws, however, in most cases
the property owners could vote to change the rules. If enough people wanted to park their commercial vehicles on the
property, they may be able to vote to allow that to happen.
While the general idea behind deed restrictions and covenants is to preserve
the value and quality of a neighborhood, in some peoples’ eyes the restrictions
may lower the value of the property. A
homeowner might WANT to park their commercial vehicle on their property. This type of limitation that is tied to a property
is considered an ENCUMBRANCE. An
Encumbrance is a claim, charge or liability that attaches to real estate. It lowers the value of a property where some
owners are concerned, and by “attaching” to real estate, we mean that it can
transfer from owner to owner. That deed
restriction will be on the property no matter who owns it.
Another example of an encumbrance is a LIEN. A Lien is when real property is pledged as
security for a debt. Liens can be
voluntary or involuntary. An example of
a voluntary lien is a mortgage. The
homeowner voluntarily allows the lender to put a lien on the property
(because if they don’t, the lender won’t give them the money). A tax lien would be involuntary. If you don’t pay your property taxes, the
city or county will put a lien on your property. If the debt is not paid, the lien holder can force the sale of
the property to get their money.
Still another example would be an ENCROACHMENT. This is an improvement that illegally
extends over the property line of its owner.
A house, fence or even a row of bushes that crosses over the property
line could be considered an Encroachment.
Would a dishwasher (machine) attached to a building
rented out as a restaurant most likely be real property?