How can I compel my neighbor to address damage they are causing my property? My neighbor has an energy efficient low e window. They have had it for about 10 years, but over time it has slowly been causing damage (melting) our vinyl siding. This article (Glare from energy-efficient windows can melt siding, vehicles) details the way the damage occurs. Pictured below is an example of said damage which is very similar to mine. My neighbor is unwilling to talk about it, despite multiple attempts to speak with them. I have tried to explain the situation to them, and have offered to cover 100% of the expenses to simply add a full screen (currently there is a half screen, but I believe adding a full screen would help alleviate the issue), but they refuse to speak to me about it, and deny that their window does any kind of damage. I'm not seeking monetary damages necessarily, I simply want to stop further damage from occurring. What legal recourse do I have? This is in the state of Maryland.
I do not believe you have a remedy. The legal theory upon which a lawsuit or legal right would be based is that the windows constitute a &quot;private nuisance&quot;. In Maryland, in a case involving an alleged light related nuisance, a recent appellate court decision set forth the legal standard an reviewed its application in the case of a drive in theater: A finding of private nuisance requires a two-part analysis: (1) viewing the defendant's activity, was the interference unreasonable and substantial? and (2) viewing the plaintiff's alleged harm, was the inconvenience or harm caused by the interference objectively reasonable? First, the court found that Bengies failed to present sufficient evidence to demonstrate that Royal Farms' use of its lights at nighttime was unreasonable and substantial: The Royal Farms' lighting is not aimed or directed or oriented towards the drive-in.... There is simply no reasoned or rational basis to conclude that these very typical and ordinary commercial lights, employed lawfully by a business on the far side of the road from the drive-in could conceivably have constituted the type of substantial and unreasonable interference with the operation of the drive-in required by Maryland Law before a fact-finder can conclude that there is nuisance. Blue Ink, Ltd. v. Two Farms, Inc., 96 A.3d 810, 821 (Md. Spec. App. 2014). Cf. Brozynski v. Kerney, 2006 WL 2160841, at *2 (Tex. App.--Waco Aug. 2, 2006) (glare from all night use of very bright Christmas lights did not, as a matter of law, constitute a private nuisance, but the suit was not so devoid of an argument for a change in the law that it was sanctionable as frivolous without evidence of an intent to harass by bringing the suit). An energy efficient window would generally constitute the same kind of &quot;typical and ordinary&quot; building material &quot;employed lawfully&quot; (and, indeed, sometimes required by building codes). Most jurisdictions would not recognize window glare as a &quot;nuisance&quot; and would consider the melting of your siding to be ordinary wear and tear that you must bear and replace from time to time.
Shouldn't the village compensate me or him for allowing the sale with wrong measurement or for changing the rule? No. It is very common for local governments to make changes to zoning ordinances, building codes, etc, that have the effect of restricting the way that property can be used. In most cases this is not considered to be a &quot;taking&quot; for the purposes of the Fifth Amendment, even if it reduces the value of the property, and the government does not have to compensate the property owner. See for instance Agins v. City of Tiburon, 447 U.S. 255 (1980). Roughly speaking, the Takings Clause only applies if the regulations are so restrictive that the land cannot really be used at all. Here you are still perfectly able to use the existing house, and it sounds like you can even build an addition - you just can't build in the exact way that you want. You'll either need to design your addition to comply with the current setback rules, or see if you can get the village to approve a variance.
In Texas, if the lease states that the landlord can inter for some purpose, the landlord can enter for that purpose. I assume there is no statement in the lease. Then the landlord has no right to enter except in emergencies and for routine inspections or repair. This right, however, stems from the courts and not statutes, and you could theoretically sue the landlord to prevent such an inspection (you would need a good attorney, to overcome the presumption that reasonable routine inspections with notice are allowed).
My guess is the answer to this question is going to be in your lease. You likely signed a lease that agreed that you would pay accept this practice and spelled out what ever rights you have to challenge the billings. My guess is they are as limited as the courts will allow in Florida. And the only way to ensure access to those records would be to get the court to compel they provide you with the records. Perusal of the Water codes in Florida does not appear to directly engage this practice(I could have missed it). However it appears that there is code regulating the management of electrical limits the billing to no more than the actual costs to the customer of record(probably your real estate management company.) According the the NCSL (This refers to electrical service. I am assuming there is similar language used elsewhere for plumbing, or that the intent of the law is uniformity of these codes in all utility billings. Where individual metering is not required and master metering is used in lieu thereof, reasonable apportionment methods, including submetering may be used by the customer of record or the owner of such facility solely for the purpose of allocating the cost of the electricity billed by the utility. The term “cost” as used herein means only those charges specifically authorized by the electric utility's tariff, including but not limited to the customer, energy, demand, fuel, conservation, capacity and environmental charges made by the electric utility plus applicable taxes and fees to the customer of record responsible for the master meter payments. The term does not include late payment charges, returned check charges, the cost of the customer-owned distribution system behind the master meter, the customer of record's cost of billing the individual units, and other such costs. Any fees or charges collected by a customer of record for electricity billed to the customer's account by the utility, whether based on the use of submetering or any other allocation method, shall be determined in a manner which reimburses the customer of record for no more than the customer's actual cost of electricity. Each utility shall develop a standard policy governing the provisions of submetering as provided for herein. Such policy shall be filed by each utility as part of its tariffs. The policy shall have uniform application and shall be nondiscriminatory (Fla. Administrative Code §25-6.049). Now here is where the 3rd party comes in. The 3rd party is the one levying fees for the management on your landlord. Granted if you follow the strings ill bet you find that the billing company is owned by the same company that owns your rental management firm. So your landlord can collect no more than what it costs to provide you with the service, but part of providing the service is employing this 3rd party utility management firm.
Unless there is some surprise in the wording of your contract, you have no realistic legal recourse. You had a hope that the warranty could provide something which it does not provide. A "reasonable person" would read the wording of the contract and understand that it requires pre-approval, and does not include an exception clause "unless it gets really cold". You could hire a lawyer to sue them and maybe a judge would find against the company on some social policy grounds, i.e. the contract is against public policy (after all, under landlord-tenant laws, in the analogous situation the landlord would be obligated to fix the heat problem). Since these contracts are quite widespread and well-known, and legislatures have not declared them illegal, it is safe to conclude that there is no public policy being violated. So even if a sympathetic judge were to rule in your favor, it would be overruled on appeal. If the warranty company delayed processing your request in order to get you to blink and break the terms of the contract, that could be held to be a bad-faith dealing. It is more likely that it is just a very slow process, slower than the average HVAC contractor, who would buy full-price replacements and have many workers on call to address your needs.
They almost surely have no liability to you for the loss of, or damage to, your property, as the standard rental agreement that you signed almost certainly relieves them of this responsibility. If you have insurance (even though you didn't provide them with proof of insurance) that would probably cover your loses. If not, you are probably just screwed and have no recourse.
If a contract does not say what one of the parties wishes it would say, before signing it they should renegotiate the lease. Once the parties have an agreement as witnessed by signatures, a party cannot change the terms of the contract by declaring that some provision of the lease is a "typo". If they want to renegotiate the terms of the contract after the fact, they can, if the other party is willing to give in on the particular point. So as it stands, it seems that the landlord is in breach of contract. This section of Maryland's landlord-tenant law is relevant to this situation. (b) In general. -- A tenant may deduct from rent due to a landlord the amount of payments made to a utility service provider for utility service if: (1) An oral or written lease for an affected dwelling unit requires the landlord to pay the utility bill; and (2) (i) The tenant pays all or part of the utility bill, including payments made on a new utility service account; or (ii) The tenant pays any security deposit required to obtain a new utility service account. (c) Waiver not permitted. -- A tenant's rights under this section may not be waived in any lease. There is no provision under the law whereby the landlord can be penalized for the inconvenience that you've suffered. This section of the public utilities law addresses the problem of the landlord's debt, in particular: (c) If utility service at an affected dwelling unit is subject to the threat of termination or actual termination, a tenant residing in the affected dwelling unit: (1) may apply for a new utility service account in the tenant's name; and (2) may not incur liability for charges due on the landlord's account. In particular, (d)(3) says A utility service provider may not refuse or otherwise condition a tenant's ability to establish a new utility service account in the tenant's name because of arrearages on the landlord's account. So the utility company is wrong, and so is the landlord.
Is this charge legal in Georgia? No. It seems unlawful. First, it appears that the landlord was negligent and failed to mitigate damages. Since in general utilities are billed monthly, it is unreasonable for the landlord to have waited this long for a $2 charge that occurred on the first day of your tenancy. Second, legislation typically sets a deadline for a landlord to send a former tenant an itemized bill to cover for damages other than normal tear and wear. According to O.C.G.A. § 44-7-34(a), that deadline in Georgia is 30 days. Whereas the $2 charge is right (at least from a moral standpoint, as you mention), the $50 surcharge is devoid of merit.