Court Opinion

ID: 9610976
Source: CourtListenerOpinion
Date Created: 2023-08-22 03:50:14.844128+00
Date Added: 2024-06-11T18:03:07.807209
License: Public Domain

HAYS, Justice,
dissenting:
I dissent.
I have no quarrel with the facts set forth in the majority opinion nor with the interpretation of the pertinent statutes. Our sole issue in this case is whether in Arizona we shall require only substantial compliance with the redemption statutes. It is on this issue I disagree and for the following reasons.
In Hummel v. Citizens Building & Loan Association, 38 Ariz. 54, 296 P. 1014 (1931), the Arizona Supreme Court stated the right of redemption “is not governed by the principles of equity, but by the terms of the statute.” Id. at 57, 296 P. at 1015. Today the majority adopts a new rule of law which employs equity principles, i.e., substantial compliance in applying the redemption statutes.
It is a bit ironic that in October of last year a unanimous court handed down Smith Pipe & Steel Co. v. Mead, Trustee, 130 Ariz. 150, 634 P.2d 962 (1981), a case interpreting the Arizona Mechanics’ and Materialmen’s Lien Statutes. There, summary judgment was granted for the owner and against a materialman because of an erroneous legal description. The improvements had been placed on the south parcel and the Notice *383and Claim of Lien gave the legal description of the north parcel. The record was devoid of any indication that the owner was prejudiced and no third-party rights were involved. Doesn’t this situation cry out for equity?
This court applied the statute strictly and affirmed the trial court’s order granting summary judgment to the owner.
Obviously, the statutes for redemption and the mechanics’ and materialmen’s lien statutes differ. The analogy, however, is obvious.
Section 12-1287 serves a vital purpose in the redemption process. It allows the sheriff and the other lienholders to determine the validity of the unverified allegations contained in the § 12-1284 notice. This is important since the sheriff must determine whether the liens are valid, the amount due on the liens, and the order of priority for redemption, at or before the time the initial redemption period lapses. The legislature has spoken regarding the steps a subsequent lienholder must take in order to perfect his redemption rights. The majority exceeds its authority by recognizing an equitable exception to the statute, and also renders § 12-1287 virtual surplusage. For these reasons I dissent.