Monthly Archives: June 2018

Protecting Agriculture v. Protecting Property Rights

June 18, 2018.  Last year, Session Law 2017-11  limited the compensation a property owner could recover for nuisance conditions caused by an agricultural or forestry operation. Last week, the N.C. legislature significantly rewrote North Carolina’s “Right to Farm Act” in Senate Bill 711 to all but eliminate a property owner’s ability to protect their property from being devalued because of nuisance conditions caused by large swine operations.  (Although the bill covers all types of agriculture and forestry operations, it clearly represents an additional and more extreme response to potential nuisance lawsuits against North Carolina swine farms.)

“Nuisance” means interference with the use and enjoyment of another person’s property.  Last year, a group of North Carolina residents won several million dollars in damages in nuisance cases against swine farms based on conditions such as odor, pests, and exposure to ammonia emissions that caused health problems and restricted outdoor activities on their property. See an earlier post for more background on the lawsuits. Historically, North Carolina case law has also recognized nuisance claims based on injury to a business and health problems caused by a nuisance condition.

In response to the nuisance lawsuits against swine operations, Session Law 2017-11 limited the kind of compensation that a person could receive in future nuisance cases to loss of fair market value or fair rental value of their property.  The law effectively eliminated the ability to get compensation for other types of injury such as  business loss, although the law did not bar additional damages if the plaintiff could prove negligence, trespass or personal injury.

Senate Bill 711 takes the much bigger step of making nuisance lawsuits against agricultural operations all but impossible. It also seems to  turn the concept of “Right to Farm” on its head. “Right to Farm” laws (adopted in nearly every state)  protect  farms  from nuisance claims by people who  buy property near an existing farm because they presumably  bought with knowledge of the agricultural activity.  North Carolina has had a “Right to Farm” law since 1979.  Under that law (G.S.  106-701), an agricultural  operation that has been in existence for a year cannot be considered a nuisance based on changing conditions around the farm.     In 1991, the N.C. legislature amended G.S. 106-701  to extend the same protection against nuisance lawsuits to forestry operations.

“Right to Farm” becomes “Right to Create a Nuisance”.  Senate Bill 711 reverses the entire concept of “Right to Farm” laws to protect the ability of agriculture operations to change, grow, and increase their impact on nearby property owners and residents. Under the bill,  a  property owner loses the right to sue a  farm for nuisance conditions that interfere with use of their property unless they file the lawsuit within the first year after the farm begins operation or within one year after there is a fundamental change in the farming operation. The Catch-22 in the bill is that “fundamental change” does not include:

(1) A change in ownership or size of the farm.

(2) An interruption of farming for a period of no more than three years.

(3) Participation in a government-sponsored agricultural program.

(4) Employment of new technology.

(5) A change in the type of agricultural or forestry product produced.

The Impact on Property Rights.  Under S711,  people who live or have a business near any agricultural operation will find their ability to protect  use and enjoyment of  their property severely limited.  A person who owns property near a soy bean farm  could not bring a nuisance lawsuit if the farm  becomes a large animal operation a year later that produces odors, pests, ammonia emissions or other impacts interfering with use of their property. Under the new law, that property owner waived the right to sue based on the nuisance conditions because they failed to complain about an entirely different kind of farm that did not have the same impacts.
The restrictions on nuisance  lawsuits against agricultural and forestry operations are also unique to those land uses. A property owner who suffers from nuisance conditions as a result of a manufacturing plant does not face the same restrictions on seeking compensation.
Status. The bill has been sent to Governor for signature or veto.

GenX in the State Budget

June 18, 2018. Instead of acting on the GenX bill described in an earlier post, the legislature inserted GenX provisions into the state budget bill (Senate Bill 99). The provisions adopted in the budget differ from those in House Bill 972/Senate Bill 724  in several key ways:

♦ The budget provision expressly makes a Governor’s order appealable through an administration hearing. (The earlier post noted that a Governor’s order would likely be appealable under the state’s Administrative Procedures Act even if the bill did not specifically mention appeal rights.)

♦ Language has been added to c;larify that the grant of new enforcement power to the Governor does not prevent DEQ and the Environmental Management Commission from also using their existing enforcement power under other state laws to address PFAS. The new language eliminates confusion about the impact on DEQ’s ongoing enforcement cases against Chemours and confirms that DEQ can still go directly to court in future enforcement cases if necessary.

♦ The budget provision reduces the funds appropriated to the UNC Environmental Policy Collaboratory from $8 million to  just over $5 million and limits the scope of funded water quality research. Instead of supporting non-targeted monitoring for a broad range of unregulated pollutants, the funds could only be used for monitoring of PFAS.

♦ Funding for monitoring of  Cape Fear Public Utility Authority’s water supply has similarly been limited to monitoring for PFAS.

♦ The budget dropped funding  for additional resources in the Department of Health and Human Services to evaluate health risks associated with unregulated  water contaminants. The earlier House and Senate GenX bills had earmarked over $500,000  for DHHS; under the budget bill, DHHS receives no funding for toxicology and epidemiological study of contaminants in North Carolina’s water supply sources.

Funding proposed for DEQ did not change. DEQ  will receive $1.3 million in new funding related to PFAS contamination, although new staff positions created with the funding must be time-limited rather than permanent. The budget also provides funding for a mass spectrometer to be used in analyzing water samples for PFAS. The budget provision, however,  specifies a particular type of mass spectrometer that does not have as much technical capacity to identify other unregulated contaminants as DEQ had recommended.

The budget provision continues to require a person (or company) responsible for PFAS contamination to provide an alternative water source to the well owner.  The responsibility only exists if releases of the pollutant caused the well contamination. Requiring a causal connection between the pollution release and the well contamination follows the approach taken under existing state groundwater protection rules.  It is different from  2016 coal ash legislation that required Duke Energy to provide alternative water supply to well owners within a 1/2 mille perimeter around every coal ash pond even if coal ash disposal had not been proven to be the cause of the well contamination.

What do the changes mean?  Since the new Governor’s authority can trigger an administrative appeal  (which may  take a year or more to reach a final decision), it doesn’t provide a more direct or effective remedy than DEQ’s existing authority to request a court order. As a result, it isn’t likely the new authority will be used often if at all.

Narrowing the focus of the water quality monitoring funded through the UNC Environmental Policy Collaboratory to PFAS has a mixed effect. Investigation of  PFAS contamination will receive more resources, but none of the appropriated funds will go to identification of other unregulated contaminants in N.C. water supplies.

Removal of the DHHS funding leaves the department with extremely limited staff resources to evaluate human health risk when regulatory agencies or researchers identify a new unregulated contaminant in a water supply source.

Status. Governor Cooper vetoed the budget bill on several grounds. The House and Senate have overridden the veto, allowing the bill — including the revised GenX provisions — to  become law.