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Property and Human Rights
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Property and Human Rights
Florence Wagman Roisman
Indiana University Robert H. McKinney School of Law
Carolina Academic Press
Durham, North Carolina
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Copyright © 2012
Florence Wagman Roisman
All Rights Reserved.
ISBN 978-0-89089-352-4
LCCN 2007008480
Carolina Academic Press
700 Kent Street
Durham, North Carolina 27701
Telephone: (919) 489-7486
Fax: (919) 493-5668
www.cap-press.com
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For Abram, Christa, Rachel, Jason, B.J., Cassandra, Madeline,
Henry, Grace and Michael, in the hope that Cassie, Madeline,
Henry, Grace, Michael, and others of their generation will come to
maturity in a much more just and peaceful world.
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Summary of Contents
Contents
ix
Introduction and Acknowledgments
I.
xiii
The Nature of Property
3
II. The Historical Development of Civil Rights Principles in the United States
A. Racial Zoning
B. Racially Restrictive Covenants
C. Federal Housing Programs
D. The Civil Rights Act of 1964
E. The Civil Rights Act of 1968 and the Reinvigoration of the Civil
Rights Act of 1866
F. Retrenchment — Civil Rights and Future Interests
61
61
76
103
114
III. International and Foreign Human Rights Law
183
IV. Housing Rights in the United States
A. Tenants’ Rights
1. Security of Tenure
2. Decent, Safe, and Sanitary Conditions
3. Freedom from Discrimination
4. Proposed Rules
B. Landowners’ Rights
1. Nuisance
2. Servitudes
3. Eminent Domain
4. Zoning
5. Inequality
6. Foreclosure
251
251
251
318
331
344
371
371
385
417
461
492
511
Table of Authorities
551
Table of Cases
557
Table of Statutes
567
Index
571
vii
128
168
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Contents
Introduction and Acknowledgments
I.
xiii
The Nature of Property
Dred Scott, Plaintiff in Error v. John F. A. Sandford
Notes
Newman v. Sathyavaglswaran
Town of Castle Rock, Colorado v. Gonzales
Note Re: Town of Castle Rock v. Gonzales
Goldberg v. Kelly
Washington Legal Clinic for the Homeless v. Barry
II. The Historical Development of Civil Rights Principles in the United States
A. Racial Zoning
In Re Lee Sing
Buchanan v. Warley
City of Birmingham v. Monk
J. Mills Thornton III, Dividing Lines: Municipal Politics
and the Struggle for Civil Rights in Montgomery,
Birmingham, and Selma
B. Racially Restrictive Covenants
Shelley v. Kraemer
Note
Hurd v. Hodge
Clement E. Vose, Caucasians Only: The Supreme Court, the
NAACP, and the Restrictive Covenant Cases
Lorraine Hansberry, To Be Young, Gifted, and Black
Lorraine Hansberry, A Raisin in the Sun, in A Raisin in the Sun
and the Sign in Sidney Brustein’s Window
Brief for United States as amicus curiae supporting petitioners in
Shelley v. Kraemer, 334 U.S. 1 (1948)
Mr. J.D. Shelley, I Ain’t Moving Nowhere!, in Peter Irons,
The Courage of Their Convictions
C. Federal Housing Programs
Kenneth T. Jackson, Crabgrass Frontier: The Suburbanization
of the United States
Levitt and Sons v. Division Against Discrimination in State
Department of Education
Gautreaux v. Chicago Housing Authority
D. The Civil Rights Act of 1964
ix
3
3
11
12
24
41
42
49
61
61
61
63
69
71
76
76
84
84
87
93
94
97
99
103
103
105
108
114
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x
CONTENTS
Heart of Atlanta Motel, Inc. v. United States
Katzenbach v. McClung
E. The Civil Rights Act of 1968 and the Reinvigoration of the Civil
Rights Act of 1866
Jones v. Mayer
42 U.S.C. §§ 1981, 1982, and 1983
Title VIII of the Civil Rights Act of 1968
Timeline with Respect to Jones v. Mayer and the Enactment of Title VIII
Report of the National Advisory Commission on Civil Disorders
Rev. Dr. Martin Luther King, Jr., I See the Promised Land, in
A Testament of Hope: The Essential Writings of
Martin Luther King, Jr.
Gwendolyn Brooks, The Ballad of Rudolph Reed, in Blacks
Toi Derricotte, The Black Notebooks: An Interior Journey
CBOCS West, Inc. v. Hedrick G. Humphries
F. Retrenchment — Civil Rights and Future Interests
Evans v. Abney
Hermitage Methodist Homes v. Dominion Trust Co.
Jonathan L. Entin, Defeasible Fees, State Action, and the
Legacy of Massive Resistance
III. International and Foreign Human Rights Law
Universal Declaration of Human Rights
International Covenant on Economic, Social, and Cultural Rights
International Convention on the Elimination of All Forms of
Racial Discrimination
International Convention on the Elimination of All Forms of
Discrimination against Women
Government of Republic of South Africa and Others v. Grootboom
and Others
Occupiers of 51 Olivia Road, Berea Township, and 197 Main Street,
Johannesburg, Applicants v. City of Johannesburg, et al.
Helen Hershkoff, Transforming Legal Theory in the Light of
Practice: The Judicial Application of Social and Economic Rights
to Private Orderings, in Courting Social Justice: Judicial
Enforcement of Social and Economic Rights in the
Developing World
A Dream Denied: The Criminalization of Homelessness in U.S. Cities
Maria Foscarinis, Brad Paul, Bruce Porter, and Andrew Scherer,
The Human Right to Housing: Making the Case in U.S. Advocacy
IV. Housing Rights in the United States
A. Tenants’ Rights
1. Security of Tenure
Edwards v. Habib
Note to Edwards v. Habib
Serreze v. YWCA of Western Massachusetts, Inc.
Cotton v. Alexian Brothers Bonaventure House
Thomas v. Cohen
Burke v. Oxford House
114
123
128
128
137
138
147
148
149
155
157
164
168
168
178
181
183
183
187
193
197
202
226
238
243
244
251
251
251
251
264
264
267
276
284
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CONTENTS
AIMCO Properties, LLC v. Dziewisz
U.S. v. Rucker
Dartmouth/Halifax County Regional Housing Authority v. Sparks
Carter v. Maryland Management Co.
Notes and Questions
2. Decent, Safe, and Sanitary Conditions
Altz v. Leiberson
Javins v. First National Realty Corp.
Note
Timeline with Respect to Development of the Implied Warranty
of Habitability
3. Freedom from Discrimination
Jancik v. Department of Housing and Urban Development
DiCenso v. Cisneros
Note
Krueger v. Cuomo
4. Proposed Rules
Department of Housing and Urban Development 24 CFR Part 100
Fair Housing Act Regulations Amendments Standards
Governing Sexual Harassment Cases
Wisconsin ex rel. Sprague v. City of Madison
Levin v. Yeshiva University
Giebeler v. M & B Associates
B. Landowners’ Rights
1. Nuisance
Armory Park Neighborhood Association v. Episcopal Community
Services in Arizona
City of Gary, Indiana v. Smith & Wesson Corp.
2. Servitudes
Hill v. Community of Damien of Molokai
Simovits v. The Chanticleer Condominium Association
Lobato v. Taylor
3. Eminent Domain
Berman v. Parker
County of Wayne v. Hathcock
Kelo v. City of New London, Connecticut
Norwood v. Horney
4. Zoning
City of Edmonds v. Oxford House, Inc.
Southern Burlington County N.A.A.C.P. v. Township of Mount Laurel
Huntington Branch, N.A.A.C.P. v. Town of Huntington
Larkin v. State of Michigan Department of Social Services
5. Inequality
Melvin Oliver and Thomas Shapiro, Black Wealth/White
Wealth: A New Perspective on Racial Inequality
Spencer Overton, Racial Disparities and the Political
Function of Property
6. Foreclosure
Associates Home Equity Group, Inc. v. Troup
xi
288
292
297
307
316
318
318
319
328
329
331
331
335
340
340
344
344
349
352
357
371
371
371
378
385
385
390
401
417
417
421
426
440
461
461
467
475
487
492
492
500
511
511
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CONTENTS
U.S. Bank National Association v. Ibañez
The Bank of New York Mellon v. De Meo
Landmark National Bank v. Kesler
Coleman v. Hoffman
522
532
535
544
Table of Authorities
551
Table of Cases
557
Table of Statutes
567
Index
571
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Introduction and
Acknowledgments
Property and Human Rights (PHR) is designed to be used either independently or
with any Property casebook to enhance consideration of issues of racism, poverty, international human rights, other forms of discrimination and segregation, and related
issues.
I am grateful to Ms. Mary Ruth Deer for years of meticulous assistance and to a series of research assistants who have helped to put this material into publishable condition. Among the research assistants are Katie Orton, Janis Sims, Andrea Bonds, Vicki
Déak, Monica Doerr, Marissa Florio, Paul Jefferson, Tami Hart, April Meade, Steve
LeClere, Ravinder Deol, Victoria Leigh, Aida Ramirez, and Christopher Pottratz. I am
especially grateful to Aida Ramirez for preparing the indices. I appreciate very much the
support that the Indiana University Robert H. McKinney School of Law always has provided for me.
Many deletions have been made; often, these are not indicated by ellipses or asterisks. Although I have tried to eliminate all errors, it is not likely that I have succeeded. I
apologize for any mistakes, and hope that readers will inform me of these so that I may
correct them in future editions.
Florence Wagman Roisman
William F. Harvey Professor of Law
Indiana University Robert H. McKinney School of Law
Chancellor’s Professor
froisman@iupui.edu
March 21, 2012
xiii
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Permissions
Excerpts from the following are reprinted with permission:
A Dream Denied: The Criminalization of Homelessness in U.S. Cities. A Report by the
National Coalition for the Homeless and the National Law Center on Homelessness
and Poverty (2006).
Charles Abrams, Forbidden Neighbors: A Study of Prejudice in Housing (Harper
Collins 1955).
Gwendolyn Brooks, The Ballad of Rudolph Reed, from Blacks (Third World Press
1991).
Toi Derricotte, The Black Notebooks: An Interior Journey (W.W. Norton & Co. 1997).
D.E. Fehrenbacher, Dred Scott Case: Its Significance in American Law and Politics (Oxford University Press 2001).
Jonathan L. Entin, Defeasible Fees, State Action, and the Legacy of Massive Resistance,
34 Wm. & Mary L. Rev. 769 (1993).
Maria Foscarinis, Brad Paul, Brucke Porter, and Andrew Scherer, The Human Right to
Housing: Making the Case in U.S. Advocacy, 38 Clearinghouse Rev. J. of Pov. L.
and Policy 97 (2004).
Lorraine Hansberry, A Raisin In The Sun (Vintage 1958).
Lorraine Hansberry, To Be Young, Gifted and Black (Vintage 1969).
Helen Hershkoff, Transforming Legal Theory in the Light of Practice: The Judicial Application of Social and Economic Rights in the Developing World (Cambridge University Press 2008).
Langston Hughes, Harlem (2), from The Collected Poems of Langston Hughes (Random House 1994).
Kenneth T. Jackson, The Suburban Home as the Answer to Middle-Class Hopes and
Fears, from Crabgrass Frontier: The Suburbanization of The United States (Oxford
University Press 1985).
Martin Luther King, Jr., I See the Promised Land, in A Testament of Hope: The Essential Writings of Martin Luther King, Jr. (Harper Press 1968).
Melvin Oliver and Thomas Shapiro, Black Wealth/White Wealth: A New Perspective on
Racial Inequality (Routledge 1995).
Spencer Overton, Racial Disparities and the Political Function of Property, 49 UCLA L.
Rev. 1553 (2002).
xv
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xvi
PERMISSIONS
J.D. Shelley, I Ain=t Moving Nowhere! In Peter Irons, The Courage of Their Convictions (Free Press 1988).
J. Mills Thornton III, Dividing Lines: Municipal Politics and the Struggle for Civil
Rights in Montgomery, Birmingham, and Selma (University of Alabama Press
2002).
Clement E. Vose, Caucasians Only: The Supreme Court, the NAACP, and the Restrictive Covenant Cases (University of Calif. Press 1959).
