Source: http://nv.findacase.com/research/wfrmDocViewer.aspx/xq/fac.20180314_0003148.DNV.htm/qx
Timestamp: 2019-04-25 09:42:30+00:00

Document:
COUNTRY GARDEN OWNERS ASSOCIATION and SFR INVESTMENTS POOL 1, LLC, Defendants.
This is one of many lawsuits arising out of non-judicial foreclosure sales by homeowners associations (HOAs). Plaintiff Bank of America asserts a claim for “quiet title/declaratory judgment” against defendants Country Garden Owners Association (the HOA) and SFR Investments Pool 1, LLC (the current property owner) on the basis that the HOA foreclosure sale did not extinguish its deed of trust. ECF No. 1 at 7-12. Bank of America also asserts damages claims against Country Garden for breach of Nevada Revised Statutes § 116.1113 and wrongful foreclosure.
The defendants move to dismiss Bank of America's claims as time-barred. I agree, so I grant the motions to dismiss.
“A claim may be dismissed as untimely pursuant to a 12(b)(6) motion only when the running of the statute of limitations is apparent on the face of the complaint.” United States ex rel. Air Control Techs., Inc. v. Pre Con Indus., Inc., 720 F.3d 1174, 1178 (9th Cir. 2013) (alteration and quotation omitted). A limitations period begins to run “from the day the cause of action accrued.” Clark v. Robison, 944 P.2d 788, 789 (Nev. 1997). A cause of action generally accrues “when the wrong occurs and a party sustains injuries for which relief could be sought.” Petersen v. Bruen, 792 P.2d 18, 20 (Nev. 1990); see also State ex rel. Dep't of Transp. v. Pub. Emps.' Ret. Sys. of Nev., 83 P.3d 815, 817 (Nev. 2004) (en banc) (“A cause of action ‘accrues' when a suit may be maintained thereon.” (quotation omitted)). Nevada has adopted the discovery rule, and thus time limits generally “do not commence and the cause of action does not ‘accrue' until the aggrieved party knew, or reasonably should have known, of the facts giving rise to the damage or injury.” G & H Assocs. v. Ernest W. Hahn, Inc., 934 P.2d 229, 233 (Nev. 1997).
Bank of America's “quiet title/declaratory judgment” claim arises under Nevada Revised Statutes § 40.010. Under that section, an “action may be brought by any person against another who claims an estate or interest in real property, adverse to the person bringing the action, for the purpose of determining such adverse claim.” Nev. Rev. Stat. § 40.010. Thus, any person claiming an interest in the property may seek to determine adverse claims, even if that person does not hold title to, or possession of, the property.
The parties dispute, however, which statute of limitations applies when, as here, the person seeking to determine its adverse interest in property has a lien but does not have a claim to title to the property. The parties offer three possibilities: (1) Nevada Revised Statutes § 11.070, which provides a five-year period for quiet title claims; (2) § 11.190(3)(a), which provides a three-year period for “[a]n action upon a liability created by statute;” or (3) § 11.220, which provides a four-year catchall period for claims that are not covered by another provision.
The Supreme Court of Nevada has not addressed which statute of limitations applies in these circumstances. I therefore must predict how that court would decide the question, “using intermediate appellate court decisions, statutes, and decisions from other jurisdictions as interpretive aids.” Gravquick A/S v. Trimble Navigation Int'l Ltd., 323 F.3d 1219, 1222 (9th Cir. 2003).
Under Nevada rules of statutory interpretation, I look first to the statute's plain language. Clay v. Eighth Jud. Dist. Ct., 305 P.3d 898, 902 (Nev. 2013). If the statute's “language is clear and unambiguous, ” I enforce it “as written.” Id. (quotation omitted). I “avoid statutory interpretation that renders language meaningless or superfluous, ” and “interpret a rule or statute in harmony with other rules and statutes.” Id. (quotation omitted).
Nevada Revised Statutes § 11.070 provides the limitation period for quiet title actions.

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