New Jersey Legal Update - Podcast # 48

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This week's New Jersey Legal Update podcast will discuss the positives and negatives of creating an employee handbook for your company. This podcast will address the rising need for employee handbooks in the workplace, as well as a discussion of how to determine what policies and procedures should be included and how to include those policies and procedures in accordance with state and federal legal regulations.

This week's New Jersey Legal Update is presented by David Krulewicz, a member of Stark & Stark’s Employment Litigation Group.

You can download the New Jersey Legal Update Podcast # 48 here. (11.5 MB)

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Safeguards and Protections Against Improper Lein Filing Under the New Jersey Construction Lien Law

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Willfully overstated lien claims are specifically excluded under the New Jersey Construction Lien Law. The New Jersey Construction Lien Law permits subcontractors to encumber land in an expedient manner, while providing the contractor or owner with minimal due process rights. As a result, the New Jersey legislature has imposed strict safeguards, which protect the contractor or owner against the improper filing of construction liens on real property.

One safeguard provided by the legislature is the explicit requirement that the lien be based upon a written contract. N.J.S.A. 2A:44A-1 This prevents subcontractors from filing liens that are based upon unsigned change orders at the end of a project. Another safeguard is the requirement that the amount of the lien reflect the actual work or materials supplied by the subcontractor. Id. The lien claim must equal the Contract price or any unpaid portion of the Contract price, whichever is less. N.J.S.A. 2A:44A-9. This prevents subcontractors from filing overstated liens that are not supported by the amount of the actual work or the materials supplied according to the contractual rate.

Should the liening subcontractor fail to adhere to the strict letter of the law, the owner and contractor are imbued with specific remedies in order to counter the effect of substantial encumbrances and costs naturally generated by the construction lien:

If a lien claim is without basis, the amount of the lien claim is willfully overstated, or the lien claim is not filed in substantially the form or in the manner or at a time not in accordance with the provisions of this act, the claimant shall forfeit all claimed lien rights and rights to file subsequent lien claims to the extent of the face amount claimed in the lien claim. The claimant shall also be liable for all court costs, and reasonable legal expenses, including attorneys' fees, incurred by the owner, contractor or subcontractor, or any combination of owner, contractor and subcontractor, in defending or causing the discharge of the lien claim. The court shall, in addition, enter judgment against the claimant for damages to any of the parties adversely affected by the lien claim.

N.J.S.A. 2A:44A-15(a).

The disposition of willfully overstated lien claims and lien claims without proper basis have been analyzed in a number of New Jersey cases. See, Patock Const. Co., Inc. v. GVK Enterprises, LLC, 372 N.J.Super. 380, 858 A.2d 1148 (N.J. App. Div. 2004) cert. denied (Feb. 16, 2005); Legge Industries v. Joseph Kushner Hebrew Academy/JKHA, 333 N.J.Super. 537 (N.J. App. Div. 2000); Reeve v. Elmendorf, 38 N.J.L. 125 (1875); McPherson v. Walton, 42 N.J. Eq. 282, 11 A. 21 (N.J. Ch. Div. 1886). "A construction lien claim that is not supported by a written agreement and for a total agreed price rather than the services performed may . . . constitute a willful overstatement." Patock, supra, 372 N.J.Super. at 388 (citing Gallo v. Sphere Constr. Corp., 293 N.J.Super. 558, 566, 681 A.2d 1237 (Ch. Div. 1996). Furthermore, a lien claim authorized by the parties’ contract is only authorized to the extent of the work and materials provided, which does not include lost profits. Gallo, supra, 293 N.J.Super. at 566. Additionally, "a willful overstatement connotes an intent to recover that to which the claimant knows he is not entitled; in other words, a claim made in bad faith." Legge, supra, 333 N.J.Super. at 561.

Thus, the victim of an improperly filed construction lien is not without remedy. If a subcontractor files a willfully overstated lien claim, without proper basis, the contractor or owner: 1) must forfeit and discharge its lien claim; 2) must pay the full value of the contractor or owner’s attorney’s fees and costs incurred in maintaining or defending an action based upon the lien; and 3) will be liable for consequential damages emanating from the improper lien.

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New Jersey Legal Update - Podcast # 47

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This week's New Jersey Legal Update podcast will discuss business succession planning for investment advisors and other financial professionals. This podcast will address the rising need for succession plans, and why it is important to implement a succession plan in order to insure a stable financial future for you and your business.

This week's New Jersey Legal Update is presented by Stuart Mickelberg, a member of the firm's Corporate and Securities Practice Groups.

You can download the New Jersey Legal Update Podcast # 47 here . (12 MB)

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Eminent Domain - Solberg Airport - Readington New Jersey

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On Saturday, the Courier News published an article in which Timothy Duggan, Chair of the firm's Condemnation group discussed the process of eminent domain in New Jersey.

The discussion was focused around the current eminent domain controversy taking place in Readington Township.  A group called the Taxpayers' Alliance of Readington is suing township officials over concerns that lawmakers may abuse their authority by spending more than the publicly approved $22 million to purchase the development rights to Solberg-Hunterdon Airport.

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New Jersey Legal Update - Podcast # 46

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This week's New Jersey Legal Update podcast is a seminar presented by Timothy Duggan and Vincent Mangini, Shareholder's in the firm's Condemnation Group, which was given to commercial and residential property owners in the East End Redevelopment area of Somerville, NJ.

The seminar discussed the redevelopment process under New Jersey law and what property owners need to know.

You can listen to the seminar here.

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Due Diligence Can Minimize Unexpected Environmental Issues

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Raymond Papperman, Chair of the Environmental Law Group, was featured in Don't Buy an Eco-liability Nightmare in the August 28 issue of NJBIZ magazine.  It discusses the recent discovery of New Jersey day care center that had been unknowingly operating on the site of a former thermometer factory.  The day care had to close after high levels of mercury were found in the air and the water. 

Papperman said, "The biggest thing you can do is due diligence. If DEP is satisfied you've done all you can do, you are protected from future claims."  The article goes on to discuss steps businesses need to take to find out about a property's past and the possibilities of environmental contamination.

Opinion Testimony of EPC Contractors' Professional Employees Should Be Admissible Under FRE 701

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Most times during the course of a trial or arbitration, a sophisticated EPC contractor on a complex, industrial construction project will necessarily have to introduce the testimony of its own employees, who happen to be licensed engineers or the like. This invariably leads to the adverse party moving to strike portions of such testimony, on the basis that the individuals are purely fact witnesses and should be excluded from providing any expert opinion testimony. However, it is important to remember that such opinion testimony can, in certain circumstances, be rendered by fact witnesses possessing the proper qualifications.

FRE 701 provides that lay witness opinion testimony may be made for two reasons: 1) if it is rationally based on the perception of the witness; or 2) if it is helpful to a clear understanding of the witness’ testimony or the determination of fact in issue. The case law interpreting FRE 701 has held that nothing in FRE 701 prohibits lay witnesses from arriving at an opinion through the use of specialized knowledge. In fact, in several cases involving testimony based on a witness’ extensive experience in a particular industry, federal courts have held that the witness’ opinion can be classified as being either lay witness opinion or expert opinion. See, e.g., Burlington Northern R. Co. v. Nebraska, 802 F.2d 994, 1004-1005 (8th Cir.1986) The Burlington court held that in an action concerning constitutionality of a state statute requiring trains to carry a manned caboose, the trial court abused its discretion in excluding opinion testimony of railroad executives based on years of experience in industry:

The district court has broad discretion in determining whether to admit opinion testimony and we overturn a ruling only for abuse of discretion . . . [A] lay witness' testimony in the form of opinions or inferences need only be rationally based on perception and helpful to a determination of a fact in issue . . . Personal knowledge or perception acquired through review of records prepared in the ordinary course of business, or perceptions based on industry experience, is a sufficient foundation for lay opinion testimony . . . The railroad executives' testimony, based on knowledge derived from supervising railroad operations, years of experience in the industry, and review of employee accident reports prepared in the ordinary course of business, satisfies the foundation requirements for lay opinion testimony.

See, also, U.S. v. Myers, 972 F.2d 1566, 1577 (11th Cir. 1992), Cert. Den. 507 U.S. 1017, (holding that a lay witness’ lack of technical/medical basis when rendering an opinion could be exposed on cross-examination and affected the weight, not the admissibility, of the evidence); Farner v. Paccar, Inc., 562 F.2d 518, 520 (8th Cir. 1977) (holding that a truck operator with extensive experience in the industry could render lay opinion regarding the proper use of safety chains); Gravely v. Providence Partnership, 549 F.2d 958, 961 (4th Cir. 1977) (holding that the trial court properly allowed lay opinion testimony of company's president regarding relative safety of conventional versus spiral staircase where witness' experience with stairway construction embraced some 26 years).

Thus, and EPC contractor’s employees possessing extensive construction training and experience can be qualified to render opinion testimony, because such testimony can be rationally based and helpful to a determination of the facts that are at issue. Furthermore, the witnesses’ may testify as to their perceptions naturally based upon personal training and experience. Thus, such witnesses should be found to satisfy the strictures of FRE 701 and should not be barred from rendering opinion testimony.

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Stark & Stark Blog in New Jersey Lawyer

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Stark & Stark's New Jersey Law Blog was featured in the article Blogs: The Next Big Wave in Firm Marketing in the August 28 issue of New Jersey Lawyer which talks about law firms and how they are using blogs for such things as providing a research tool for the press and general public.

Richard DeLuca, Director of Business Development, said "Blogs completely eclipes websites when it comes to reaching out and informing the public."  Lewis Pepperman, co-managing partner, noted  "It is important to get out information which impacts our clients." 

Due to their growing popularity, the term "blawg" has been coined for law blogs.

Arbitrator's Powers Under Revised Arbitration Act

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Michael S. Kimm v. Blisset, LLC.


In the case of Michael S. Kimm v. Blisset, LLC., et als., in an opinion decided on August 28, 2006, the Appellate Division of the Superior Court of New Jersey ( Docket No. A-0965-04T2)  dealt with issues concerning the scope of an arbitrator's powers.    In the opinion, the Court drew distinctions between:  1) fee disputes between attorneys and clients; 2) arbitrations in Court annexed proceedings; and 3) arbitrations held pursuant to private agreements.  In addition, the Court focused on the meaning of the recently enacted  New Jersey Arbitration Act, N.J.S.A. 2 A: 23 B-1 to 32 as it relates to the powers of an arbitrator.   

The Court noted that, at its heart, arbitration is a creature of contract.  It is a favored remedy and arbitration agreements are liberally recognized.   It is state contract law principles that generally govern whether a valid agreement to arbitrate exists.

An arbitrator's powers is generally limited by the agreement of the parties.  The Court therefore noted that where only one of the parties believes that the arbitrator was empowered to act, and there was no evidence of an actual agreement, the arbitrator has no authority to act at all.    If the parties have not agreed in advance, the parties cannot force an arbitrator to give reasons for the award or to write a decision  explaining  his or her view of the facts.

In New Jersey, agreements to arbitrate made on or after January 1, 2003, are governed by the revised New Jersey Arbitration Act.  N.J.S.A.  2 A: 23B - 3a.  This revised Act is based largely on the Uniform Arbitration Act of 2000, see Assembly Judiciary Committee Statement on Senate Bill No. 514, L. 2003 c.95, and codified at N.J.S.A. 2A:23B-1 to -32.  This statute replaces the earlier version of the Arbitration Act, see N.J.S.A. 2A: 24 - 1 to -11.

The earlier statute required a written contract or a written "agreement to submit" to arbitration, in order for a party to be required to proceed to arbitration.    The revised statute, by comparison, only requires a "record", which presumably might fall short of a formal, contractual writing.  In addition, under the prior statute, an arbitrator's award had to be reduced to a judgment by a Court in order to be enforceable and the Court would have the ability to vacate, modify or correct the arbitrator's award .  

Under the new statute, the grounds upon which a Court may vacate an award have been expanded and the new statute also empowers the Court to correct or modify an award. The earlier statute gave the Court the authority to vacate an arbitrator's award if the arbitrator "so imperfectly executed (his) powers that a mutual, final and definite award" was not made.  The revised act specifically excludes an attack on an award, either by way of application to the arbitrator or the Court, on the grounds of imperfection, if the claim of imperfection is addressed to the merits of the award.  While an arbitrator may "clarify" the award, the arbitrator may not change his or her mind or reconsider the decision, in the guise of clarification.

Parties intending to have their disputes completely  resolved by arbitration should take care that any agreements they enter into deal clearly and concisely with the issue of what is to be arbitrated and how the arbitration is to be handled and be aware of the provisions of the New Jersey Arbitration Act.

Wave That Flag: The Freedom To Display

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Flags - and flag poles - often serve as a source of conflict between community associations, who seek to enforce standards designed to preserve the appearance of their communities and protect property values, and the individuals residing in those communities, who wish to exercise their constitutional freedoms of speech and expression and support their country and its troops.  For the many of the estimated fifty-seven million Americans living in community associations, waiving those flags just became a little easier.

On July 24, 2006, President George W. Bush signed into law H.R. 42 "The Freedom to Display the American Flag Act of 2005".  H.R. 42 prohibits community associations from adopting or enforcing a policy or agreement that "would restrict or prevent a member of the association from displaying the flag of the United States on residential property within the association with respect to which such member has a separate ownership interest or a right to exclusive possession or use."  The law does provides certain prohibitions, namely; (1) flags must be displayed in a manner that is consistent with any rule or custom pertaining to the proper display or use of the flag, including the Federal Flag Code, 4 U.S.C. ' 1 et seq.; and (2) community associations may place reasonable time, place and manner restrictions on such display of the flag necessary to "protect a substantial interest" of the association.

Although this new law bolsters the ability of many individuals throughout the country to overcome their respective associations' restrictive rules and regulations pertaining to displaying the American flag, this provision only enhances the protections already granted to community associations by New Jersey law.  In 2003, the Planned Real Estate Development Full Disclosure Act ("PREDFDA"), N.J.S.A. 45:22A-48.1, was amended to add such protective provisions to those individuals residing in community associations wishing to display the American Flag or yellow ribbons or signs supporting U.S. troops.  This provision provides:

A homeowners' association formed to manage the elements of property owned in common by all members of a community, whether it be an association managing a condominium, a private community, including retirement communities, or a cooperative housing development, shall not adopt or enforce a rule or bylaw limiting or prohibiting the display of the flag of the United States of America or yellow ribbons and signs supporting United States troops.  Any such rule or bylaw adopted by a homeowners'association in violation of this section shall be null and void.

This provision goes on to allow for the removal of any such flags, ribbons or signs when such display threatens public safety, restricts necessary maintenance activities, interferes with the property rights of another or is conducted in a manner inconsistent with the proper way to display the flag or the Federal Flag Code.

If you would like to discuss how The Freedom to Display the American Flag Act of 2005 may affect your association in more detail, please contact one of the attorneys in Stark & Stark's Community Associations Group.

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Divorce - Mediation or Litigation?

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Maria Imbalazano, a Shareholder in the Divorce Group, authored the article Mediate or Litigate: Which is Best for Your Divorce Client for the August 2006 New Jersey Law Journal Family Law Supplement.

The article discusses the growing trend of divorce mediation as opposed to traditional litigation.  You can read the article here.

Byrne Discusses Dispute Involving Skyline Village

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David Byrne, Co-Chair of the firm's Community Association group, was recently quoted in the Bergen Record discussing a dispute between the board of Skyline Village in Lincoln Park, and a group calling itself The Skyline Village Committee for Change.

You can read the article, A Neighborhood Divided, here.

Certificate of Insurance Does Not Establish Insurance Coverage

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Cvetkovic vs. N.J. Water Supply Authority

 

It is common for contractors working on large-scale construction projects to require their subcontractors to provide a “Certificate of Insurance.” These certificates are commonly issued by insurance brokers and are intended to confirm to the prime contractor that the subcontractor maintains insurance.

In Cvetkovic vs. N.J. Water Supply Authority,  a New Jersey Law Division Court has decided, as a matter of first impression in New Jersey, that a certificate of insurance which contains a disclaimer that the certificate was issued “as a matter of information only and confers no rights upon the certificate holder” nor does it “amend, extend or alter the coverage afforded by the policies” does not establish insurance coverage for the contractor receiving the certificate.

The Court confirmed the limited weight these commonly issued certificates should be afforded, due to the expansive disclaimers included on most form certificates.

In practice, a party seeking proof of insurance, in the construction context, or otherwise, should not rely merely upon the certificate of insurance as evidence of insurance coverage. Further, if the contractor seeks coverage under the subcontractor’s policy, the contractor must require an endorsement issued by the insurance carrier showing that the certificate holder has been added to the insurance policy as an additional insured. Without this endorsement, the certificate holder is left largely unprotected, and should not draw comfort from the certificate, which alone can be of little or no value.

Thus, if a party seeks confirmation that its subcontractor has insurance coverage, the party should require an actual copy of the policy with confirmation from the insurance carrier that it is in full force and effect. If the party is seeking liability protection as an additional insured, an endorsement which so provides is required.

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New Jersey Legal Update - Podcast # 45

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This week's New Jersey Legal Update podcast will discuss recent cases pertaining to the franchise industry. This podcast will address the issues of restrictive covenants and franchise payment plans.

This week's New Jersey Legal Update is presented by Adam Siegelheim, a member of the firm's Franchise Group, and John MacDonald, a member of the firm's Litigation Group.

You can download the New Jersey Legal Update Podcast # 45 here. (11 MB)

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