Real Estate Litigation: How Property Disputes Are Resolved in Court

In a civil court, real estate litigation covers a broad spectrum of adversarial proceedings. It is the "enforcement arm" of property law. Whether the issue involves a residential home, a commercial skyscraper, or undeveloped acreage, this legal process is the mechanism used to determine who has the superior right to the land or the funds derived from it.

While transactional law focuses on the "drafting and closing" of deals (preventing fires), real estate litigation is the "firefighting" stage. A transactional attorney ensures the contract is signed; a litigator steps in when that contract is ignored or when a third party claims a property lien that threatens the title.

In the realm of commercial real estate litigation, landlord tenant dispute cases are frequent. These often involve:

• Eviction Proceedings: Removing a non-performing tenant.
• Lease Violations: Disputes over "use clauses" or Common Area Maintenance (CAM) charges.
• Security Deposits: Conflicts over the return of significant commercial deposits.

A real estate lawsuit often arises when a buyer or seller attempts to back out of a deal.

• Specific Performance: A court order forcing a party to complete the sale.
• Earnest Money Disputes: Determining who keeps the deposit when a deal collapses.
• Non-Disclosure: Claims that a seller hid material defects (like foundation issues or mold) during the sale process.

A title dispute is a direct challenge to your ownership.

• Quiet Title Actions: A lawsuit filed to "clear" the title of any competing claims or old property lien entries.
• Boundary Injunctions: When a neighbor builds a fence or structure that encroaches on your land.
• Easement Rights: Disputes over who has the right to cross or use a portion of your property.

For developers, real estate litigation often involves mechanics' liens or construction defects. If a contractor isn't paid, they can place a lien on the property, effectively freezing its ability to be sold or refinanced until the property dispute is resolved.

Litigation should rarely be the first move. However, when a counterparty refuses to acknowledge a clear breach or offers a settlement that doesn't cover the diminished value of the asset, a real estate lawsuit becomes the only viable path to recovery.

Sometimes, waiting is not an option. If a developer is about to tear down a historic structure or a neighbor is blocking your only access road, you may need an immediate injunction. This is a court order that maintains the status quo while the broader real estate litigation proceeds.

Real estate is a time-sensitive asset. If a pending real estate lawsuit prevents you from selling during a market peak, the "cost of delay" must be factored into your strategy. We focus on identifying the "leverage points"—such as a recorded Lis Pendens—that can force a quicker settlement.

• Compensatory Damages: Money to cover repairs or the loss in market value.
• Consequential Damages: Recovery for lost rents or profits caused by the breach.

In many real estate litigation cases, money is insufficient.

• Declaratory Judgment: A court's formal "declaration" of who owns what, which clears the title.
• Specific Performance: Forcing a unique land sale to go through.
• Injunction: Stopping harmful activity on the land immediately.

Courts move slowly. A title dispute can tie up a property for 12 to 24 months. During this time, the property may be difficult to lease or sell, making it a "frozen asset."

A pending real estate lawsuit can trigger defaults in loan covenants or prevent you from securing construction financing. You must be prepared for the "collateral damage" that litigation can cause to your broader portfolio.