Jillian Friess Leivas

Jillian Friess Leivas focuses her practice on eminent domain and inverse condemnation, real property litigation and land use. She represents public agencies in large-scale infrastructure projects, including road, railway, light rail, bus rapid transit, bike way and gas, electrical and water utility projects. Jillian handles complex acquisitions involving title issues, multiple ownership interests and coordination among numerous stakeholders. She advises clients throughout the condemnation process, including precondemnation planning and negotiations, acquisition strategy, litigation and trial. Her experience includes drafting pleadings, motions and discovery, coordinating document reviews and productions with multiple team members, taking depositions, working with experts and preparing cases for trial.

In addition to eminent domain, Jillian represents both public and private clients with business and real property matters. She assists clients with a range of litigation issues, including commercial lease disputes, unlawful detainer actions, contract disputes and quiet title actions. Jillian also advises clients on land use and development issues, including title issues, zoning and permitting.

Jillian is an active member of the International Right of Way Association (IRWA) and the immediate Past President of Chapter 67 in Orange County. She was awarded the IRWA Region 1 Young Professional of the Year Award in 2024 and included in The Best Lawyers in America^© for Real Estate Law in 2025 and for Eminent Domain & Condemnation Law, Litigation – Real Estate, and Real Estate Law in 2026.

Jillian regularly comments on news involving eminent domain issues on Nossaman’s Eminent Domain Report blog.

Experience

Sonoma Marin Area Rail Transit District (SMART). Member of the legal team advising SMART on a quiet title claim related to ownership of the underlying fee of a railroad corridor. Jillian served as second chair in a multi-day bench trial on the quiet title claim, which ultimately was decided in SMART’s favor on ownership and use of the railroad corridor.

California Water Service Company (Cal Water) – Rancho Palos Verdes Land Movement Litigation. Member of the legal team representing Cal Water in a litigation matter involving landslides in the City of Rancho Palos Verdes Peninsula.

California-American Water Company. Member of the legal team guiding client through the acquisition of numerous real estate holdings to assist in providing community water service.

Southern California Gas Company. Member of the legal team representing client with property acquisitions on several pipeline enhancement projects throughout California.

Orange County Sanitation District v. BVM. Member of the legal team representing developer client in eminent domain litigation that resulted in a settlement substantially above initial offer.

Publications

Blog Posts

Speaking Engagements

News

Community & Professional

International Right of Way Association – Chapter 67, Past President

Honors & Recognitions

Included in The Best Lawyers: Ones To Watch, Eminent Domain and Condemnation Law, Litigation - Real Estate and Real Estate Law, 2026

Included in The Best Lawyers in America^© for Real Estate Law, 2025

IRWA Region 1 Young Professional of the Year Award honoree, 2024