Stark & Stark Shareholder Receives 40 Under 40 Award

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David J. Byrne, Shareholder in Stark & Stark's Community Associations group, was awarded the 40 Under 40 award by the New Jersey Law Journal. The 40 Under 40 award features 40 attorneys the New Jersey Law Journal believes are worthy of profiling, due to their backgrounds, dedication, talent and vigor. The award is given to 40 attorneys throughout the state who are dedicated to their careers and their communities.

 

Mr. Byrne concentrates his practice in the representation of homeowners associations, condominium associations and cooperatives offering a full range of legal advice and services including the drafting and negotiation of association service contracts, rules and regulations and alternative dispute resolution (“ADR”), collections, transition negotiations with developers, construction defect litigation, municipal services and relations, fair housing compliance, restrictive covenant enforcement and interpretation, and any necessary litigation-related services.

How to Handle a Chapter 11 Bankruptcy Filing

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Thomas S. Onder, member of Stark & Stark's Bankruptcy & Creditor's Rights group, was featured in the article How to Handle a Chapter 11 Bankruptcy Filing for the August 25, 2008 edition of NJ Biz.

 

In the wake of the recent high profile bankruptcies of companies such as Linens 'n Things and Boscov's more and more companies are feeling the need to file for bankruptcy protection. Mr. Onder discusses the steps companies can take in order to retain key suppliers and employees in uncertain economic conditions. You can read the full article here. (PDF)

Redevelopment Plan - Content

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Redevelopment plans are governed by the Local Redevelopment and Housing Law at N.J.S.A. 40A:12A-7a and consist of six basic categories. First, subsection (1) of the aforesaid statutory section requires redevelopment plans to discuss the relationship of the redevelopment plan to local objectives, including land uses, density of population, traffic and public transportation, public utilities and recreational and community facilities. Second, under subsection (2), a redevelopment plan must include actual land uses and building requirements for property within the redevelopment area to which the plan applies. Subsections (3) and (4) - if applicable - require municipalities to treat temporary and permanent relocation of persons to be displaced by redevelopment and an identification of the actual proposed takings. This portion of a redevelopment plan should also contain an evaluation of why the taking of such properties are necessary for a particular redevelopment project. Subsection (5) mandates that a redevelopment plan treat the relationship between it and other planning documents, such as the master plans of contiguous municipalities, the county master plan and the State Development and Redevelopment Plan. Finally, under Subsection (6) of N.J.S.A. 40A:12A-7a, a redevelopment plan must contain a description that relates the plan to local law, such as its relationship to local regulations and its consistency with the municipal master plan or its design to effectuate the municipal master plan. However, it should be noted that a municipality may actually adopt a redevelopment plan that is inconsistent with or is not designed to effectuate the municipal master plan, provided that the municipal governing body does so by an affirmative vote of a majority of its full authorized membership and sets forth the reasons for so acting in the redevelopment plan.

Preventing Employee Theft

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Kevin M. Hart, Shareholder of Stark & Stark's Litigation group, authored the article Preventing Employee Theft: How to take appropriate steps to address the problem for the August 18, 2008 issue of the New Jersey Law Journal.

 

Mr. Hart discusses several common myths associated with employee theft, which will help employers understand the nature of the problem, and ways employers can alleviate the problem in their  company. You can read the full article here. (PDF)

The Legal Impacts of Governor McGreevy's Divorce

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Over the past months, much has been written about the tabloid divorce of former New Jersey governor James McGreevy and Dana Matos McGreevy. While the salacious details made headlines, the legal lessons embedded in the court's 44 page Opinion issued on August 8, 2008 are worth noting for persons contemplating or going through a divorce.

 

Lesson One: Fault Doesn't Matter
The inverse relationship between marital fault and results obtained was dramatically demonstrated as Judge Cassidy found that Ms. Matos McGreevy had advanced unreasonable and ultimately unsupportable arguments based on her husband's extramarital same sex affair. At one point, the Judge referred to Ms. Matos McGreevy's "irresistible urge for retribution" having  "no residual economic consequences". Harsher words from a family court judge are few and far between.
 

Lesson Two: Time is Money
It is enlightening how Judge Cassidy dealt with Ms. Matos McGreevy's alimony claim.  Despite concluding that Mr. McGreevy had an imputed earning capacity of $175,000 per year (an amount far greater than he alleged and a good deal less than Ms.Matos Greevy's expert witness opined), no alimony was awarded. Why? Basically because the court considered it short term marriage (4 ½ years).

          

Lesson Three :  Gamble With Your Own  Money
Ms. Matos McGreevy incurred over $500,000 in legal fees, some of which were to advance two unsuccessful arguments.  First, she hoped the court would agree that she was entitled to maintain a lifestyle in the manner to which she'd become accustomed as first lady of New Jersey. Second, she tried to prove that Mr. McGreevy possessed "celebrity goodwill" which could be quantified; that is, converted into money of which would receive a portion. Both claims were rejected by the court.

 

Why? Judge Cassidy sensibly found that a public servant's lifestyle only exists during the period of public service and is not transferrable to private life. She also correctly determined that Mr. McGreevy had no "celebrity goodwill" since he had no historical earnings attributable to celebrity status, as did, for example, the comedian Joe Piscopo, whose divorce case set the precedent for such relief in New Jersey.  


Since you (and I) are probably not in high public office and don't have celebrity goodwill to worry about, what's the point? Simply that strained legal claims come at a price. Ms. Matos  McGreevy was aware of her chances for success and took them at considerable financial cost. Essentially, she gambled and lost, as Judge Cassidy awarded no legal fees to either party.



Know your rights and responsibilities with regard to divorce. Discuss them with your lawyer. No less, know your exposure in terms of risk, reward and cost. Ask your lawyer. If she or adequately explains them, trust their professional opinion and make your decisions accordingly.  If he or she can't tell you, ask yourself why not, get another opinion and perhaps another lawyer depending on the stakes involved.

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Reduce Real Estate Taxes Through Farmland Assessment

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The New Jersey Farmland Assessment Act of 1964 was enacted by the State Legislature to reduce property taxes for farmland and woodland to encourage property owners to keep land in agricultural or horticultural use, rather than develop it.  To qualify for this reduction in land taxes, the area of land involved must be not less than 5 adjoining acres and the land must be actively devoted to agricultural or horticultural use for at least 2 years prior to the tax year for which the lower valuation is requested.  Gross sales of products from the land must average at least $500 per year for the first 5 acres, with other requirements for any acreage over 5 acres.  Land used for boarding, training or rehabilitation of livestock and for forestlands under a woodlot management program have additional requirements.  If the municipal tax assessor approves the land for farmland assessment, the land will be assessed in accordance with its value for agricultural or horticultural use, and not for its value as developed property.


Under the roll back provision, if the use of the property is changed from agricultural/horticultural to another use, or if the land fails to qualify under the act, the municipal tax assessor will impose an additional tax.  This tax, called a “roll back” tax, is an amount equal to the difference, if any, between the taxes paid or payable on the basis of the farmland assessment and the taxes that would have been paid if the property had been assessed for non-agricultural purposes.  This “roll back” is effective not only for the current year but also for the two immediately preceding tax years.  The two prior years are reassessed and the property bears the full burden of the additional assessment.


The tax assessor for each municipality determines if a property qualifies for farmland assessment for the year.  This determination is based on an application for farmland assessment for the year, which must be completed and returned to the tax assessor’s office by the property owner on or before August 1 of the prior year, e.g., applications filed by August 1, 2008 are to qualify land for farmland assessment in 2009.  The tax assessor’s office will make a determination as to whether the property qualifies for farmland assessment for the year.  If the property no longer qualifies for farmland assessment and if there has been a change in use, roll back taxes will be instituted for the current year and the prior two (2) years.



When purchasing property which is assessed as farmland, a Buyer should confirm that an application for farmland assessment has been submitted and approved.  The Buyer should also be prepared to continue the farming use to take advantage of the reduced taxes resulting from the farmland assessment.  An unaware Buyer who ceases to use the property for farming may find the property subject to significant roll back taxes.

Stark & Stark Attorney Discusses Bennigan's Bankruptcy

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Adam J. Siegelheim, member of Stark & Stark's Franchise group, was quoted in the August 18, 2008 NJ Biz article Life After the Sudden Demise of a Known Brand. Mr. Siegelheim discusses the possibility of a company loosing it's brand identity after a parent company files for bankruptcy. This comes in the wake of S&A Restaurant Corp.’s, the parent company to Bennigan's, bankruptcy filing late last month.

 

You can read the full article here. (PDF)

Revisiting Child Custody Issues

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Robert J. Durst, Shareholder and Chairperson of Stark & Stark's Divorce Group authored the article Revisiting Child Custody Issues: Be vigilant and open to revisions which may be a benefit for the for the August 11, 2008 edition of the New Jersey Law Journal.

 

Mr. Durst discusses the three major issues facing custody determinations in divorces: relocation, arbitration of custody matters and alternative unions, including same-sex marriages, domestic partnerships and civil unions. You can read the full article here (PDF).

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Equal Protection: A State Employee Is Not a "Class-of-One"

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In an opinion by Chief Justice Roberts, the Supreme Court on June 9, 2008, held that the “class-of-one” theory of equal protection does not apply to state employees. The Equal Protection Clause of Fourteenth Amendemnt to the U.S. Constition, upon which the class-of-one theory is based, provides, “nor shall any State deprive any person of life, liberty, or property, without due process of law; nor deny to any person within its jurisdiction the equal protection of the laws.” U.S. Constit. amend. XIV, § 1 (emphasis added). In Engquist v. Oregon Department of Agriculture, 128 S.Ct. 2146 (2008), a public employee alleged that she had been “arbitrarily treated differently from other similarly situated employees,” and that such treatment gave rise to a class-of-one equal protection claim. The Supreme Court ultimately rejected Engquist’s position that a previous Supreme Court decision, Village of Willowbrook v. Olech, 528 U.S. 562 (2000), should be extended to encompass class-of-one claims raised by state employees against the state as their employer.


In 2000, the Supreme Court, in Village of Willowbrook, held that the constitutional guarantee of equal treatment under the law applies to every “person,” and, therefore, individuals who have been treated unequally by the government can raise an equal protection claim, even if they only represent a class-of-one. Village of Willowbrook, however, did not deal with the government as an employer. Instead, Village of Willowbrook dealt with a situation in which Olech, the plaintiff, had requested that the Village of Willowbrook connect her house to municipal water. Before agreeing to connect Olech to municipal water, the Village first required that she obtain a 22 foot easement, even though the Village only required others seeking connection to municipal water to obtain a 15 foot easement. Ruling in Olech's favor, the Court held that Olech's allegations were sufficient to state a claim for relief under traditional equal protection analysis, and stated that, “[o]ur cases have recognized successful equal protection claims brought by a ‘class of one,’ where the plaintiff alleges that she has been intentionally treated differently from others similarly situated and that there is no rational basis for the difference in treatment.”


The case presented to the Supreme Court by Engquist, however, differed from Olech in signifiacnt regard. In Enquist, the petitioner, Anup Enquist, was an employee of the Oregon Department of Agriculture (“ODA”), where she worked as an international food standards specialist. Engquist alleged that another ODA employee, Joseph Hyatt, made repeated attempts to harass her. In 2001, Hyatt was promoted to a supervisory position, despite some indications that Enquist may have been more qualified. After Hyatt attained the supervisory position, Engquist alleged that he continued to harass her, and a few months after his promotion, Hyatt, together with the Assistant Director of ODA, fired Engquist, citing budgetary reasons. Engquist, however, alleged that there was no credible justification for dismissing her instead of other ODA employees.


In 2002, Engquist brought suit in federal court against ODA. In her complaint, she included an equal protection claim, asserting that she had been mistreated and fired “for arbitrary, vindictive, and malicious reasons.” In effect, Engquist argued that the Equal Protection Clause forbids public employers from irrationally treating one employee differently from others similarly situated, regardless of whether the different treatment is based on the employee’s membership in a particular class. The District Court, when deciding a motion for summary judgment filed by ODA, held that Engquist could maintain a class-of-one claim by showing “that [ODA's] actions were spiteful efforts to punish her for reasons unrelated to any legitimate state objective.” The District Court also concluded that, “[a]s with any equal protection claim, plaintiff must also demonstrate that she was treated differently than others who were similarly situated.” At trial, the jury ultimately returned a verdict in favor of Engquist on her class-of-one claim.


The ODA appealed the District Court's decision, and the Ninth Circuit reversed, holding that “the class-of-one equal protection theory is not applicable to decisions made by public employers.” The Ninth Circuit, in its decision, contrasted the role that the government played in this case from the role it played in the Supreme Court's Village of Willowbrook decision. In Village of Willowbrook, the Ninth Circuit noted, the government acted a sovereign; whereas here, the government was acting as a proprietor managing its own affairs. The Ninth Circuit concluded that when a government is acting as a proprietor of its own affairs, as it does in the employment realm, the class-of-one theory of Equal Protection does not apply.


The Supreme Court, hearing the case upon Engquist's appeal of the Ninth Circuit's decision, noted the it had previously recognized that the government’s powers are broader when it acts as an employer rather than a sovereign. With this principle in mind, the Court focused on the balance of interests between the government as employer and the employee. The Court noted that it has “long held the view that there is a crucial difference, with respect to constitutional analysis, between the government exercising ‘the power to regulate or license, as lawmaker,’ and the government acting ‘as proprietor, to manage [its] internal operation.’” Furthermore, the Court concluded that “[t]his distinction has been particularly clear in our review of state action in the context of public employment.” Therefore, the Court concluded, “the government as employer indeed has far broader powers than does the government as sovereign.” This is true because “[t]he government's interest in achieving its goals as effectively and efficiently as possible is elevated from a relatively subordinate interest when it acts as sovereign to a significant one when it acts as employer.”

 

While continuing to undertake this balancing process, the Court looked to its decisions involving the competing interests of the government as employer and the employee in the realm of First Amendment speech by public employees. The Court specifically looked to Connick v. Myers, 461 U.S. 138 (1983), a First Amendment case dealing with state employees, and noted that in Connick it held that “a federal court is not the appropriate forum in which to review the wisdom of a personnel decision taken by a public agency allegedly in reaction to the employee’s behavior.” The Court noted that in Connick it concluded that "government offices could not function if every employment decision became a constitutional matter.” Therefore, “constitutional review of government employment decisions must rest on different principles than review of . . . restraints imposed by the government as sovereign.”


The Court then used these principles as the touchstones for deciding Engquist's case, and concluded that its Olech decision did not create liability for the state government to class-of-one claims raised by state employees. In so concluding, the Court construed the Olech decision narrowly. In Olech, the Court notedthere had been a clear standard against which allegedly discriminatory government action could be measured. According to the Court, the same was not true in the case Engquist. The Court described the state government's decision in Engquist as a “form[] of state action . . . which by [its] nature involved discretionary decisionmaking based on a vast array of subjective, individualized assessments.” In such a context, “allowing a challenge based on the arbitrary singling out of a particular person would undermine the very discretion that such state officials are entrusted to exercise.” Therefore, while the Court's decision in Olech did apply the Equal Protection Clause to the claim of plaintiff who was not alleging class-based discrimination, the Enquist Court concluded that the same rationale could not be extended to cases in which the state government acts as an employer. The Court suggested that recognizing a class-of-one claim in this context would “upset long-standing personnel practices,” because “[t]he power of employers to discharge employees for reasons that may appear arbitrary, unless constrained by contract or statute, is well-established under the common law of at-will employment.” The majority went on to conclude that “[t]he class-of-one theory of equal protection is another constitutional area where the rights of public employees should not be as expansive as the rights of ordinary citizens.”

Master Sponsors Credited with Historic Passage of Permit Extension Act

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Those of you in Trenton during the legislative hearings on the Permit Extension Act undoubtedly witnessed an amazing process and historic battle leading to the passage of the Permit Extension Act, and therefore know first hand just how much credit NJBA Master Sponsors deserve for industry defense and the effort put into the Permit Extension Act. To the surprise of many, one environmental lobbyist plainly declared that the proposed legislation was an all out "declaration of war" against the environment and not worthy of discussion or compromise. That mindset seemingly pervaded attempts to kill or gut the bill despite the broad understanding that the industry and the economy need immediate stimulus.

 

The contributions by Master Sponsors critically supported NJBA’s drive to promote the Permit Extension Act. Prospective Master Sponsors often ask, "why should we become Master Sponsors?" Despite the ultimate discussion about "return on investment," the direct and indirect marketing opportunities afforded to program participants and the exclusive access to industry insiders afforded to the Master Sponsors, the first reason Associate Members of the Builders Association are encouraged to join this elite program, is precisely this -- industry defense. What that means to builders, associate members of NJBA and Master Sponsors was fully on display in recent weeks.

 

First of all, any discussion of the Permit Extension Act would be remiss if we did not laud the officers and professional staff of NJBA for their masterful job in standing up for the industry, going toe to toe with powerful forces not that are not only used to getting their way, but also were intent on gutting the Permit Extension Act. While other organizations participated in the Smart Growth Economic Development Coalition, NJBA clearly took the lead in advancing the Act, providing much of the resources, informational tools and political savvy resulting in the overwhelming bipartisan passage of the Act now sitting on the Governor's desk and expected to be signed into law shortly. Despite the tremendous adversity, NJBA would not back down in their insistence on a strong industry-supported Act.

 

Master Sponsors were critical to these efforts. It easily can be said that the Act would not have been adopted, thousands of jobs not saved, and hundreds of millions of dollars invested not protected without the Master Sponsors. The biblical story of David and Goliath is notable simply because notwithstanding good intentions and a righteous cause, Davids rarely beat Goliaths without the strength and weapons necessary to do so. Master Sponsors provided those resources on various levels. Hundreds appeared at legislative hearings in Trenton when called upon to support the advancement of the Act. Not only did builders, officers and professional staff all appear in large numbers, but significantly the Master Sponsors made up much of the crowd standing behind the efforts of NJBA leadership and pressuring our State Legislators to support the Act without gutting it. The environmental lobby and their supporters, while out in numbers, did not begin to compare to the strength and numbers of NJBA supporters.

 

That Master Sponsors were out in numbers is not surprising because this elite group of industry supporters recognizes the importance of industry defense. As it has been said by many, notably Michael Kurpiel on numerous occasions, if the builders stop building today, we will be out of work tomorrow. Despite monumental opposition, we saved those jobs and opportunities! Master Sponsor's all know of the financial commitment to NJBA required to become part of this exclusive group. Revenue from the Master Sponsor program provides critical financial resources to the Builders Association necessary to allow NJBA to retain top professionals, recruit talented and resourceful officers, provide member mobilization resources (leading to those hundreds of people traveling to Trenton), and engage legal and technical expertise advancing passage of the Act, as well as many other resources. 

 

None of us need be told that these are tough times in the building industry. A few Master Sponsors who have regularly supported the program have struggled to find the resources necessary to justify remaining as Master Sponsors while other first time Master Sponsors recognize this as a critical time to defend and support the industry.

 

NJBA regularly advances opportunities for Master Sponsors because these are the elite organizations providing the resources for NJBA to protect the industry on various levels. Simply speaking, Master Sponsors deserve support not only for all they do to support the industry, but because Master Sponsors are key players providing product and services to the industry. Builders and Associate Members support and should support Master Sponsors not only for their efforts to protect the industry and save your job and mine, but because of their professionalism and extensive involvement in the industry. The next time someone asks "what do you do for me as a Master Sponsor," I encourage you to look them in the eye and proudly declare, my efforts led to the adoption of the Permit Extension Act, protections of our collective investments and literally our jobs. 

Claim of Undue Influence Resolved by Court Before Death of Testator

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A will is obviously prepared when a individual is still alive.  A will contest usually comes about after the individual dies.  However, a California Appellate Court has recently decided that when a conservator secures Court approval of an estate plan while the individual is still alive, any challenge to the will must be made at that time and not after the individual dies.


In the case of Murphy v. Murphy, in the Court of Appeal of the State of California, First Appellate District, Docket No. A115177, a dispute arose between siblings after their father had a stroke and could no longer operate his business.  The son was concerned that his sister was exercising undue influence over the father, and, with Court approval, hired a conservator to wind down the business and deal with the father's assets.  At that time the son learned that his father's will left all assets to his sister and none to him.

The conservator sought Court approval, through a substituted judgment, to re-execute the living trust containing the same division of property and the Probate Court authorized the conservator to do so.  This resulted in the implementation of a living trust and pour over will that effectively disinherited the son.  The son was on notice of the plan but did not challenge the trust terms at that time.

 

Following the father's death, the son filed suit against his sister alleging breach of an oral contract, undue influence, intentional interference with contractual relation and fraud.  The Trial Court issued a judgment in favor of the son and imposed a constructive trust over one half of the father's property.

 

On appeal, the California Appellate Court reversed the decision of the Trial Court finding that the son's claims were barred by the principles of collateral estoppel.  In the appeal, the parties agreed that the application of the doctrine of collateral estoppel to a substituted judgment order presented an issue of first impression. While the doctrine of collateral estoppel did not bar a second action from being filed, it did preclude a party to an action from re-litigating in a second proceeding matters that had been litigated and determined in a prior proceeding.

 

The threshold requirements to prevent an issue from being re-litigated are: 1) the issue is identical to that decided in the former proceeding; 2) the issue was actually litigated in the former proceeding; 3) the issue was decided in the former proceeding; 4) the decision in the former proceeding was final and on the merits; and 5) preclusion is sought against a person who was a party or was in privity to the former proceeding.

 

This  decision appears to be the first decision in the country to provide that attacks on wills would be barred after the estate owner dies, if there has been a court-approved substituted judgment will the testator was still alive.  The opinion essentially bulletproofs the will of a person found incompetent and placed under the protection of a conservator, if the Court approves a revised estate plan with appropriate notice being given to all parties in interest who may have any basis to object.

What Franchisors Can Expect in Bankruptcy

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In light of the recent high profile bankruptcy filings of dining establishments such as Bennigans and Steak N Ale, Adam Siegelheim leads a discussion with Bankruptcy & Creditor’s Rights Attorneys Timothy Duggan and Thomas Onder to outline what franchisors need to understand about the bankruptcy process.

In this podcast the franchise and bankruptcy attorneys discuss: what happens to the franchise’s intellectual property assets; what are the responsibilities of the franchisees; how does the bankruptcy filing impact the restrictive covenants which exist and how do potential third-party purchasers of the system come into play.

You can download the full podcast here. (10.3 MB)
 

Selling? Being Prepared May Help

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In a difficult sales market, Sellers may want to consider preparing their house for sale by addressing some of the issues which may arise from a buyer’s inspection prior to listing their property.  Some of these issues are:


ASBESTOS: If asbestos is wrapped around pipes for insulation, a seller may want to have it removed by a licensed asbestos removal contractor.  If reported on a buyer’s home inspection, a buyer will most likely insist that the asbestos be removed, or, alternatively that the buyer be given a credit at closing for the cost of removal.  If the asbestos is in floor tiles or shingles, a seller may want to obtain an estimate in advance and provide a credit at closing.  Of course, if the seller is aware of asbestos in the home, its existence is subject to disclosure.  


UNDERGROUND STORAGE TANK: If a Seller’s property contains an underground storage tank (UST) a buyer will most likely want it removed if it has not already been decommissioned.  If it was decommissioned but still exists, a seller may still want it removed or want proof that the UST was decommissioned with all necessary governmental approvals.  If there is no discharge of any hazardous substance, this usually means approvals from the local municipality.  If there is a discharge causing contamination of surrounding soils or water supply, then NJDEP involvement is usually necessary.


CERTIFICATES OF OCCUPANCY: Many municipalities require municipal inspections and a Certificate of Occupancy (C.O.) upon the resale of residential property.  To obtain one, the homeowner orders a municipal inspection and corrects any violations found as a result of the municipal inspection.  Some of the local municipalities which require a C.O. upon resale include:  Lawrence Township, Hamilton Township, Ewing Township, Trenton and East Windsor.


SMOKE, CARBON MONOXIDE & FIRE EXTINGUISHER CERTIFICATE: The State of New Jersey requires a certification evidencing the proper installation of smoke detectors, carbon monoxide detectors and a kitchen fire extinguisher upon the resale of residential properties.


WELL WATER CERTIFICATION:
The State of New Jersey also requires that well water testing be performed on certain residential well water prior to a transfer of title.  Generally, if the test does not meet state standards, Buyers will require remediation of the well water.  Hopewell Township has specific requirements for well water approval necessary to transfer title.


SEPTIC SYSTEM APPROVAL: Hopewell Township also has specific requirements for approving a septic system for the transfer of title.  Buyers in Hopewell will usually require that Sellers be responsible for complying with  Hopewell’s standards.


RADON: While a radon test producing results less than 4.0 picocuries is a standard inspection test, a Seller may want to give some thought about whether to perform this test prior to entering  
into a contract of sale.  Radon levels vary throughout the year and are not necessarily constant.  So while remediation of a high test result is nearly always required by a buyer, a seller may want to wait for the buyer to perform the test to determine if any remediation is actually necessary.


With the above certificates and approvals there are time limitations on their validity.  So it may be necessary to reapply for approvals should the time period for the validity of the approval expire.

Update on Tax Assessments for Day Care and After School Programs

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Recently, the Appellate Division of the Superior Court of New Jersey affirmed a Tax Court decision finding that a day care center a with before- and after-care program was exempt from paying real property taxes under New Jersey law.  Wee Love, Inc. v. Township of Maple Shade, Docket No. A-0290-07T2 (July 7, 2008). This case not only reaffirms a series of prior rulings decided when such facilities were referred to as nursery schools, but also discusses how before - and after - care programs impact the exemption analysis.

   
Wee Love is a New Jersey non-profit corporation licensed by the New Jersey Department of Human Services, Division of Youth and Family Services, as a child care center.  The facility is opened between 6:30 a.m. and 6:30 p.m., and includes a before- and after-care program.  Wee Love provides structured educational services suitable to the age of the children enrolled in the center, including singing, crafts and story time.  However, the before- and after-school program “lacked any indicia of being educational and was purely child care” raising a question over the entitlement to an educational exemption.

   
Under New Jersey, if a portion of property is not used for exempt purposes, that portion of the property can be assessed.  In this case, since there was such an overlap in the use of the property, the court decided to use the “predominant use” test to determine if an apportionment of the tax assessment was feasible.  Under this test, if the predominant use of the property is for the exempt purpose (ie., school use), the entire property will be exempt.  The court ultimately found that virtually all of the building was being used by the pre- school children, and although at times some portion was occupied by the before- and after-school participants, the predominate use of the building was as a school.  As a result, the entire property was exempt from real property taxes.

   
Day care centers which conduct educational programs should be exempt from paying property taxes, providing the predominate use of the property is for educational programs.  The fact that the day care also provides some services that may be considered “mere baby sitting” should not jeopardize the exemption.  This assumes that all other requirements for exemption are in place (ie., certificate of incorporation properly identifies the purpose).   In order to maintain the exempt status, it is advisable for day care centers to prepare formal lesson plans (albeit basic) in order to document what educational activities are being conducted at the center.

Designation of Property as Being Necessary for Redevelopment

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Property within an area being studied for redevelopment in the context of a preliminary investigation under the Local Redevelopment and Housing Law (“LRHL”) may be declared blighted even if it does not satisfy any one of the statutory redevelopment criteria provided that the municipal governing body finds that such property is necessary for the effective redevelopment of the study area. Although not essential to its ruling, the New Jersey Supreme Court addressed the matter of designating non-blighted properties for redevelopment in the case of Gallenthin Realty v. Bor. of Paulsboro decided last year and officially reported at 191 N.J. 344 (2007).


According to the Court, “non-blighted parcels may be included in a redevelopment plan if . . . [they are] integral to the larger [blighted area].” As such, the placement of non-blighted property into a redevelopment zone must be based upon more than mere convenience. A circumstance that might warrant such action is the lack of accessibility. Specifically, if non-blighted property within a study area may be used as a roadway for other properties within the study area that are landlocked or have insufficient access to the existing public ways, the inclusion of such non-blighted property in the proposed redevelopment zone might be appropriate. However, the inquiry does not necessarily end here. The Court suggested in Gallenthin Realty that before a municipal governing body may delineate non-blighted property deemed to be necessary for redevelopment it must look at the current state of the parcel and conduct a balancing test weighing “the benefits” of utilizing the parcel for redevelopment purposes against whatever productive use it may have.

Green Buildings and Environmental Sustainability - Master Plan Element

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The State Assembly and the State Senate have each overwhelmingly passed bills that amend Section 19 of the Municipal Land Use Law (P.L. 1975, c.291) codified at N.J.S.A. 40:55D-28, which authorizes a local planning board to include in its master plan a “green buildings and environmental sustainability plan element.”  According to the Assembly bill (A1559), the purpose of this new master plan element is to encourage and promote, among other things, “the efficient use of natural resources [and] . . . the impact of buildings on the local, regional and global environment . . . through site orientation and design.”  The amendment now awaits approval by Governor Jon Corzine.

Failure to Request Mediation Bars Claim For Attorney's Fees

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Public policy supports the resolution of disputes before a lawsuit is filed.  What happens when a contract calls for mediation prior to filing suit as a condition of securing attorneys fees, if the party filing the suit suggests mediation after the lawsuit is filed?  Is the failure to seek mediation a bar to a recovery of attorneys fees or is the request for mediation made just after suit is filed deemed to be substantial compliance?
 

In the case of Lange v. Schilling, No. C055471, 2008 WL 2192833 (Cal. Ct. App. May 28, 2008), the Court of Appeals enforced a contract term that established a condition precedent that required a party to attempt to mediate a conflict before proceeding to arbitration or litigation in order to recover attorney fees.


In that case, the plaintiff bought property from a real estate broker, using a standard residential property purchase agreement. The agreement provided that the parties would mediate any dispute before resorting to arbitration or court action. Under the agreement, if a party commenced an action without first attempting to mediate, that party would not be entitled to recover any attorney fees which would otherwise be available. The Plaintiff sued the broker for alleged misrepresentations made about the property's condition. The Plaintiff then sent the broker a letter stating that he was willing to stay litigation in order to mediate the matter, but received no response. Thereafter, the trial court entered a judgment in favor of Plaintiff and finding the broker liable.


The Plaintiff, after succeeding in the lawsuit, filed a motion to recover attorney fees from the broker. In opposing the motion, the broker argued that the Plaintiff was not entitled to attorney fees because he did not attempt to mediate the dispute. The trial court determined that the plaintiff substantially complied by offering to stay the litigation in order to mediate and awarded the Plaintiff attorney fees. On appeal, the broker argued that the clear language of the agreement precluded an award of attorney fees if a party did not attempt mediation before commencing litigation. The Court agreed and found that since the Plaintiff filed his lawsuit prior to offering mediation, there was no basis to award fees.


The Court noted that while the agreement authorized attorney fees, that right was contingent on compliance with the mediation provision. The Plaintiff filed his lawsuit first and only later offered mediation. His failure to meet the condition precedent precluded any award of fees. The Court stated that the strong public policy in favor of mediation as an alternative to judicial proceedings is served by requiring the party commencing litigation to seek mediation as a condition precedent. Had the parties resorted to mediation, their dispute may have been resolved in a much less expensive and time-consuming manner. The plaintiff argued that his failure to seek mediation should be excused because he promptly offered to mediate, thereby complying with the spirit and intent of the language of the contract. The Court rejected this argument and noted that the plaintiff could have sent an offer for mediation before filing his complaint. The Court further determined that the doctrine of substantial compliance was not applicable because the contract imposed a clear and unambiguous condition.


Accordingly, the Court reversed the fee award.  The message set forth by the Court was simple and direct.  Public policy favors resolution of cases instead litigating them and the Court would therefore not allow the commonly used doctrine of substantial compliance to defeat that policy.

Weighing Comparable Sales-Adjustments Matter

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When a property owner and municipality each have their own expert appraiser, the New Jersey Tax Court has the daunting task of determining (1) whether the property owner has overcome the presumption of correctness, and (2) assuming the presumption is overcome, which appraiser is the more credible expert.  Recently, in a decision involving property located in Franklin Lakes, New Jersey, the New Jersey Tax Court performed a thorough analysis of two appraisers’ selection and adjustments to comparable sales in a residential tax appeal.  See Elrabi v. Borough of Franklin Lakes, New Jersey Tax Court, July 11, 2008. The property owner’s appraiser believed the property was worth $1.8 million, and the municipality’s appraiser believed the property was worth $2.6 million.  In the end, the court determined a value of $2.6 million. The case provides an overview of the law governing the presumption of correctness and provides a good analysis of how to analyze an appraisal of residential property.

   
In terms of the comparable sales selected by the two appraisers, the two appraisers used different approaches.  The property owner’s expert focused primarily on finding homes of a similar age to the subject with standard finishes, regardless of the size of the homes.  The property owners’ appraiser justified this approach because of the condition of the property under appeal was allegedly out dated and not comparable to other high end homes in the area.  The appraiser then adjusted the properties for size. The municipality’s appraiser focused on homes of similar size, even if they were newer and had higher quality amenities.  The appraiser then adjusted the values for the quality of the amenities  (ie, quality of the kitchen, landscaping, finishes in the bathroom, etc.).  The adjustments are described in detail in the court’s opinion and beyond the scope of this blog, but essential reading for those seeking to litigate a tax appeal.

   
The Franklin Lakes case provides a good road map for a property owner deciding whether or not to file a tax appeal.  After overcoming the initial hurdle of the presumption of correctness, the property owner must still have solid proof to demonstrate the true value of the property. When it comes to the battle of the experts, it is very important to retain an appraiser with experience in the New Jersey Tax Courts.  The Tax Court Judges are experts in this area and often times will ask their own questions of the competing experts.

Inherently Beneficial Uses - Wind, Solar and Photovoltaic Energy Facilities

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A bill that would amend Section 3.1 of the Municipal Land Use Law (P.L. 1975, c.291) codified at N.J.S.A. 40:55D-4, to add to the statute a definition of “inherently beneficial use” was introduced in the Assembly as A3062 on June 23, 2008.  The proposed definition, if enacted, would specifically designate certain uses as being inherently beneficial, such as “a wind, solar or photovoltaic energy facility.”

Boscov's Bankruptcy And What Their Suppliers Should Understand

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The bankruptcy filing today of Boscovs Department Stores further demonstrates how consumers have been hurt by the housing downturn, job losses and higher costs for food and fuel. Following on the heels of Linens N Things and The Sharper Image, Boscov's cited decreased consumer spending and will immediately close 10 of its 49 stores, most of which are in New Jersey and Pennsylvania.

Suppliers to these and other similarly situated retail outlets have substantial rights to reclaim merchandise shipped to a debtor prior to their bankruptcy filing. Today's podcast on Boscov's Bankruptcy will explain those rights.

Proving Your Claim For Palimony

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Palimony is a claim for support between unmarried persons first recognized in California in 1976 in the case of Marvin v. Marvin.  New Jersey Courts will recognize a claim for palimony if the right set of circumstances exist.  Given the widespread practice of non-marital relationships and societies’ acceptance of such relationships, the courts have adjusted their views of unmarried persons’ rights and obligations in light of these societal realities. 


However, it is one thing to seek palimony and another to obtain it.  In order to obtain palimony, the party seeking it must prove that the other party promised – either expressly or impliedly – to support the other party for some period of time – perhaps forever.  Since a promise of support and reliance on that promise is a contract, which under contract principles must have consideration, New Jersey Courts have determined that the entry into a marital-type relationship and then conducting oneself in accordance with its unique character is sufficient consideration to enforce a promise of support.
  

A marital type relationship is one
“in which people commit to each other, foregoing other liaisons and opportunities, doing for each other whatever each is capable of doing, providing companionship, and fulfilling each other’s needs, financial, emotional, physical, and social, as best as they are able.  And each couple defines its way of life and each partner’s expected contribution to it in its own way.  Whatever other consideration may be involved, the entry into such a relationship and then conducting oneself in accordance with its unique character is consideration in full measure.”

   
Until recently, Courts in New Jersey required cohabitation for a palimony claim.  In a very significant turn, the Supreme Court of New Jersey in the case of Devaney v. L’Esperance,  held that cohabitation is not a necessary requirement for palimony.  It is the promise to support, coupled with a marital type relationship that will support a valid claim.
   

As in most family law cases, the facts of each particular case are determinative of the outcome.  In the Devaney case, the Plaintiff, as a young woman, had begun a romantic relationship with her employer, a married doctor, which relationship lasted for 20 years.  They had dinner several nights a week, the Defendant began paying some of her bills, and they vacationed together, but rarely did Defendant stay overnight at the Plaintiff’s residence when not traveling.  After ten years, the Defendant had still not divorced his Wife, as promised, and the Plaintiff moved out of state.
   

While out of state, the parties kept in touch, and the Defendant sent Plaintiff money and visited her a few times.  At the Defendant’s request, the Plaintiff moved back to New Jersey into a condo that the Defendant first leased and then purchased.  He also bought her a car, gave her money for expenses and paid for her undergraduate and graduate education.
   

The parties continued to see each other several times a week, but the Defendant rarely stayed overnight, spending only six or seven overnights at the condo in total.  They talked of having a child; however, one or both of them changed their mind.  The Defendant ultimately decided to terminate the relationship.
   

When the Plaintiff started seeing someone else, the Defendant filed an action for ejectment to remove her from his condominium.  The Plaintiff filed a claim for palimony.
   

The Lower Court found that although the Defendant made general promises to the Plaintiff that he would take care of her, and Plaintiff did become financially dependent, the Defendant never promised to provide Plaintiff with life time support.  The Plaintiff argued that the parties had an implied agreement; however, the Lower Court found that such an agreement requires a “marital type” relationship.  Since the parties had not cohabited, had not spent significant time together, had not commingled property and did not hold themselves out to the public as husband and wife, they did not have a “marital type” relationship.
   

The Appellate Division affirmed the Lower Court’s holding that cohabitation is an essential element in a case for palimony.  The Plaintiff appealed to the Supreme Court of New Jersey.  In reviewing all of the case law leading up to this case, the Supreme Court did not find that cohabitation was a necessary requirement for a successful claim for palimony.  The Court stated that a more flexible approach is needed to achieve substantial justice.  It is the express or implied promise to support, coupled with a marital type relationship that are the indispensable elements to such a claim, not cohabitation.  
   

While the Supreme Court in this particular case held that cohabitation is not necessary for palimony, the Court still affirmed the Appellate Court’s decision which denied the Plaintiff palimony because there was sufficient evidence for the trial judge to reject Plaintiff’s palimony claim.  
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