Property that cannot be moved, including land and things so firmly attached to land that they are regarded as part of it. The term distinguishes such property from movable property whose location can be changed.
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How its tested
Common Examples
6
Unauthorized Deed Transfer
Iris Irons, manager of a farming cooperative, executed and recorded a deed conveying a strip of the co-op's acreage to a buyer to settle her personal debt. The transfer was unauthorized and done to benefit Iris. Prosecutors charged her with theft because the statute covers unlawful transfers of immovable property with purpose to benefit oneself or an unentitled party.
Multistate Land Dispute
India Inoue purchased land in State B from a seller domiciled in State A under a contract selecting State A law. A third party later claimed a prescriptive easement based on long use in State B. The court applied the law of State B, the situs of the immovable, to resolve the easement issue.
Ines Ibarra sued in State A over title to land located in State B. The State A court applied the full law of State B, including its choice-of-law rules, to decide the ownership dispute. This ensured the result matched what a State B court would reach on the same facts.
Local Law for Land Title
Iain Irving claimed rights to real estate in State X under a federal common law theory. The court held that rights and titles to immovable property are governed by the positive local law of the state where the land is situated rather than general federal rules.
Erie Railroad Co. v. Tompkins304 U.S. 64, 78–80 (1938)
Tompkins, a citizen of Pennsylvania, was injured on a dark night by a passing freight train of the Erie Railroad Company while walking along its right of way at Hughestown in that State. He claimed that the accident occurred through negligence in the operation or maintenance of the train. He asserted that he was rightfully on the premises as a licensee because he was on a commonly used beaten footpath which ran for a short distance alongside the tracks. He further alleged that he was struck by something which looked like a door projecting from one of the moving cars.
To enforce that claim he brought an action in the federal court for southern New York, which had jurisdiction because the company is a corporation of that State.
The Erie insisted that its duty to Tompkins was no greater than that owed to a trespasser. It contended, among other things, that its duty to Tompkins, and hence its liability, should be determined in accordance with the Pennsylvania law; that under the law of Pennsylvania, as declared by its highest court, persons who use pathways along the railroad right of way are to be deemed trespassers; and that the railroad is not liable for injuries to undiscovered trespassers resulting from its negligence, unless it be wanton or wilful. Tompkins denied that any such rule had been established by the decisions of the Pennsylvania courts. He contended that, since there was no statute of the State on the subject, the railroad's duty and liability is to be determined in federal courts as a matter of general law.
The trial judge refused to rule that the Pennsylvania law precluded recovery. The jury brought in a verdict of $30,000. The judgment entered thereon was affirmed by the Circuit Court of Appeals, which held that it was unnecessary to consider whether the law of Pennsylvania was as contended, because the question was one not of local, but of general, law and that upon questions of general law the federal courts are free, in the absence of a local statute, to exercise their independent judgment as to what the law is. Because of the importance of the question whether the federal court was free to disregard the alleged rule of the Pennsylvania common law, the Supreme Court granted certiorari.
Isaac Irving litigated ownership of land under a claim that general common law should control. The court rejected the claim and applied the local statutes and decisions of the state where the immovable was located.
Erie R. Co. v. Tompkins326 U.S. at 101, 110–11
Harry Tompkins, a citizen of Pennsylvania, was injured on a dark night by a passing freight train of the Erie Railroad Company while walking along its right of way at Hughestown in that State. He claimed that the accident occurred through negligence in the operation or maintenance of the train. He also claimed that he was rightfully on the premises as a licensee because he was on a commonly used beaten footpath which ran for a short distance alongside the tracks. To enforce that claim he brought an action in the federal court for southern New York, which had jurisdiction because the company is a corporation of that State.
The Erie Railroad Company denied liability, and the case was tried by a jury. The railroad insisted that its duty to Tompkins was no greater than that owed to a trespasser. It contended that under the law of Pennsylvania, as declared by its highest court, persons who use pathways along the railroad right of way are to be deemed trespassers. The railroad further contended that it is not liable for injuries to undiscovered trespassers resulting from its negligence unless the conduct is wanton or wilful.
Tompkins denied that any such rule had been established by the decisions of the Pennsylvania courts. He contended that since there was no statute of the State on the subject, the railroad's duty and liability is to be determined in federal courts as a matter of general law. The trial judge refused to rule that Pennsylvania law precluded recovery. The jury brought in a verdict of $30,000, and the judgment entered thereon was affirmed by the Circuit Court of Appeals.
The Erie had contended that application of the Pennsylvania rule was required by section 34 of the Federal Judiciary Act of September 24, 1789. Because of the importance of the question whether the federal court was free to disregard the alleged rule of the Pennsylvania common law, the Supreme Court granted certiorari.
Ivy Investments held immovable property in the United States. A state statute restricted inheritance by foreign nationals. The Court examined whether the treaty provision allowing time to sell the immovable controlled over the state restriction.
Zschernig v. Miller389 U.S. 429, 88 S. Ct. 664, 19 L. Ed. 2d 683 (1968)
An Oregon resident died intestate in 1962, leaving an estate that included both real and personal property. The decedent's sole heirs, who resided in East Germany, sought to inherit under Oregon probate proceedings. Members of the Oregon State Land Board petitioned the probate court for escheat of the net proceeds of the estate under Oregon Revised Statutes § 111.070.
The statute conditioned a nonresident alien's right to inherit on proof of three requirements. One requirement was the existence of a reciprocal right of United States citizens to take property on the same terms as citizens or inhabitants of the foreign country. Another was the right of United States citizens to receive payment within the United States of funds originating from estates in the foreign country. A third was the right of the foreign heirs to receive the proceeds without confiscation in whole or in part by the foreign government. The burden rested on the nonresident alien to establish these facts. The provision concerning confiscation had been added to the statute in 1951, expanding upon earlier general reciprocity language.
The Oregon Supreme Court held that Article IV of the 1923 Treaty of Friendship, Commerce and Consular Rights with Germany permitted the East German heirs to take the real property but, following Clark v. Allen, did not permit them to take the personal property. The United States Supreme Court noted probable jurisdiction.
In applying the statute in this and related cases, Oregon courts examined the credibility of diplomatic statements from communist-controlled countries, the discretion exercised by foreign banking authorities in issuing licenses for fund transfers, and the political structures under which foreign inheritance laws operated. The Department of Justice appeared as amicus curiae and stated that it did not contend the application of the statute in this case unduly interfered with the United States' conduct of foreign relations.
Does theft of immovable property require proof that the defendant physically removed the land?
No. The offense is complete upon an unauthorized transfer of title or an interest in the immovable, such as by deed or easement grant, when done with purpose to benefit oneself or an unentitled party.
Supporting sources
How does the Model Penal Code distinguish immovable from movable property for theft purposes?
Movable property is defined as property whose location can be changed. Immovable property is all other property, including land and interests in land such as easements.
Supporting sources
In choice-of-law cases involving land, which state's law governs interests in immovables?
The law of the state where the immovable is situated, including that state's choice-of-law rules, determines interests in the land so that the forum reaches the same result a court of the situs would reach.
Supporting sources
304 U.S. 64, 78–80 (1938)
…and to rights and titles to things having a permanent locality, such as the rights and titles to real estate, and other matters immovable and intraterritorial in their nature and character. It never has been supposed by us, that the section did apply, or was intended to apply, to questions of a more general nature, not at all…