New Jersey Employers Brace Yourself: "Card Check" Is Coming

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To add to their other current woes, it is anticipated that New Jersey employers will soon be faced with higher employee costs due to proposed federal legislation known as “Card Check.” This legislation will make union organization far simpler in the Garden State (and everywhere else).  In general, “card check” removes the “secret ballot” from the union organization process.  Union organization will be largely accomplished by getting potential union members to simply sign a card indicating their desire to unionize. 

Opponents of the bill think this will lead to intimidation and threats to employees who do not wish to unionize – and will inevitably increase labor costs.  Backers of the legislation state that this step is necessary to revitalize union organization in the United States and will lead to higher wages for employees.  Most federal Democratic Party legislators favor the legislation, while most Republican Party members of Congress oppose it.  Given the new balance of power in Washington, passage of “card check” legislation is almost a certainty.  Look for passage of this legislation within the first 100 days of the new administration.     
 

Stark & Stark Shareholder Quoted in Star Ledger Article

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Real Estate Tax Appeal Shareholder, Timothy P. Duggan, was quoted in the November 22, 2008 Star Ledger and Trenton Times article Reducing property taxes is possible, but not likely. The article discusses the recent rise in the number of homeowners filing for property tax appeals in New Jersey in the wake of the declining housing market and recent economic downturn. Mr. Duggan advises homeowners to take the necessary preliminary steps in understanding the tax appeal process in order to increase the chances that their appeal is heard and granted.

 

You can read the full article here. (PDF)

Stark & Stark Attorney Featured on Legally Speaking

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Michael J. Fekete, member of Stark & Stark's Business & Corporate group, was a featured guest on the Camden County Bar Foundation's weekly television talk show Legally Speaking on Sunday November 9, 2009. Mr. Fekete discussed the New Jersey Home Improvement Law,  the Consumer Fraud Act and the Contractor's Registration Act. You can watch the full episode online here.

Almighty Tax Lien Loses Battle to Environmental Escrow in Condemnation Action

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Recently, the Appellate Division of the Superior Court of New Jersey was required to determine whether the holders of  tax sale certificates for unpaid real estate taxes were entitled to be paid from the proceeds of a condemnation award when the estimated environmental clean-up costs exceed the fair market value of the property.  After a thorough review of the law, the court held that the tax liens could not be paid until the amount of the environmental liability was determined, even if it meant that the tax liens may never get paid.
   

In Township of Haddon v. Morgan Brothers, et al., Haddon Township sought to acquire a parcel of real estate by the exercise of its power of eminent domain.  After the complaint was filed, Haddon Township deposited $280,000 with the court which was the Township’s estimate of the fair market value of the property “as if remediated”.  The Township also admitted into evidence an expert report alleging that the amount necessary to remediate the environmental contamination was estimated to exceed $1.3 million.
   

The holder of several tax sale certificates sought to withdraw $125,000 from the $280,000 deposit which was the amount due on the tax sale certificates.  The tax certificate holders argued that as first priority liens under New Jersey law, they were entitled to be paid before any other party in the case.  However, the estimated clean-up costs were approximately $1.3 million and greatly exceeded the value of the property.  The court was asked to determine whether the tax certificate holders were allowed to be paid from the $280,000 being held in escrow, or whether the certificate holders were required to wait to see if there was any money available after the clean-up was completed.
   

Under New Jersey law, when a condemning authority deposits the estimated value of the property into court and files a declaration of taking, title to the property transfers to the condemning authority.   Liens against the property attach to the deposit in priority order.  Parties with an interest in the funds are entitled to file a motion with the court to withdraw funds in the order of their priority.  For example, a mortgage holder is entitled to withdraw the balance due on its mortgage before the property owner receives any funds.  The same holds true for a tax certificate holder who is entitled to be paid before all mortgages, judgments liens and the owner.  This is the case when there are no environmental problems.
   

When there are environmental problems, the process for withdrawing funds is changed.  The condemning authority is entitled to introduce into evidence an environmental report disclosing the estimated clean-up cost for the property and request that the estimated clean-up costs be withheld from the amount on deposit until the clean-up is completed.  For example, if the “as remediated” value of the property is $300,000 and the estimated clean-up costs are $100,000, the property owner and lienholders are only entitled to withdraw $200,000 from the $300,000 on deposit, with the balance of $100,000 to remain in escrow pending the completion of the environmental clean-up.  The term  “as remediated” means the value of the property assuming all environmental remediation has been completed.
   

The Appellate Division ultimately held that the tax liens may only be paid from funds remaining after Haddon Township is reimbursed for the remediation costs.  Under the facts in the case, it was unlikely there will be any remaining funds remaining due to the high cost of remediation.
   

The case is based upon sound reasoning.  Looking at the Haddon Township case, if a property is worth $280,000 “as remediated”, but it costs $1.3 million to remediate it, it has negative value.  After the remediation is completed, the property is only worth $280,000.  It would be unfair to allow the property owner (or lienholders) to keep the $280,000 which is a direct result of the $1.3 million spent to clean up the property. 

Going Green Should Not Increase You Tax Obligations

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Tax Appeals attorney, Timothy P. Duggan, and Green Building attorney, Vincent J. Mangini, co-authored the below post:

Imagine the situation where a conscientious property owner decides to install solar panels in an effort to reduce his or her energy costs and help the environment.  Then, imagine further, that once the work is completed, the local tax assessor increases the property’s tax assessment arguing that solar panels are an improvement to the property, which causes the property’s fair market value to appreciate.  The resulting taxes from this higher assessment could end up off-setting all or most of the energy savings generated by the solar panels, thereby discouraging property owners from making investment in green building technologies and processes.  Clearly, this is not an acceptable outcome for the property owner or the general public and, apparently, our state government agrees.  In June, 2008, the New Jersey State Legislature overwhelmingly passed a bill, which Governor Jon Corzine recently signed into law on October 1, 2008 (P.L. 2008, ch. 90; codified at N.J.S.A. 54:4-3-113a, et seq.), that provides a tax exemption for the increase in value to real property attributable to the installation of renewable energy systems - and the new law does not just benefit homeowners.
   

Under the new law, a “renewable energy system” is “[a]ny equipment that is part of, or added to, a residential, commercial, industrial, or mixed use building as an accessory use, and that produces renewable energy onsite to provide all or a portion of the electrical, heating, cooling, or general energy needs of that building.”  The term “renewable energy” is defined broadly to include, among other things, “(1) electric energy produced from solar technologies, photovoltaic technologies, wind energy, fuel cells, geothermal technologies, wave or tidal action, . . .; and (2) energy produced from solar thermal or geothermal technologies.”
   

In order to obtain a renewable energy systems exemption, a property owner must make a written application for certification to the local enforcing agency (i.e. building inspector) under oath and once the application is received, the local enforcing agency must review it for compliance with all legal requirements.  If a property owner is denied the certification and wants to appeal, an appeal may be filed with the local construction board of appeals.  In the event a property owner’s work is certified, but the local tax assessor imposes an unreasonable tax assessment on the property, the aggrieved property owner may file an appeal with the county tax board or State Tax Court in accordance with the court rules.
   

It also be noted that the exemption from taxation for the renewable energy system shall not become effective until the tax year following the year in which certification has been granted.
   

In conclusion, the aforesaid enactment is a good law.  It will prevent property owners, who “go green,” from being penalized by local taxing authorities with higher real property taxes.  However, property owners seeking to take advantage of this new benefit should familiarize themselves with the entirety of the new law and all applicable forms and regulations, as may be adopted by state agencies. The procedures to obtaining the certification must be followed in order to take advantage of the exemption.

Remember the WARN Act

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Many of you may remember the Federal Warn Act - an Act which requires 60 days notice of a company’s intent to shut down a location with 100 or more employees (with various exceptions, of course). What is not largely known is that New Jersey passed a “baby” Warn Act earlier this year. 

 

This Act reduces the number of required full time employees from 100 to 50.  The New Jersey WARN Act also eliminates the useful exception in the federal Act, which allows for termination of employees within a certain time period and other exceptions, which weakened the original federal Act. 

 

In short, the New Jersey Warn Act is a force to be reckoned with as we head deeper into the current recession.  Employers shutting down any office location should seek legal counsel prior to taking action.

Redevelopment Takings - Constitutional Authority and Limitations

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The redevelopment of blighted areas is specifically and separately described in Article VIII, Section 3, paragraph 1 of the New Jersey Constitution as “a public purpose and public use, for which private property may be taken or acquired.” Any such taking, however, must satisfy all constitutional mandates and limitations on government power. For example, Article I, paragraph 20 of the New Jersey Constitution requires that a condemning authority pay just compensation when it acquires private property. A government entity desirous of taking private property must also comply with all due process requirements before it may do so.

 

New Jersey Legal Update Podcast - # 74

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On Wednesday October 1, 2008 Adam J. Siegelheim, member of Stark & Stark's Franchise group, Nathan R. Greenberg, President and COO of Siegel Financial Group LLC, and Don Johnson, President of Diamond Financial Services met at the IFA's New Jersey Franchise Business Networking meeting to discusses the latest trends impacting the franchise industry.

 

Mr. Siegelheim, Mr. Greenberg and Mr. Johnson discussed the recent economic climate in relation to the franchise industry, and what this will mean in the future for franchisors. You can download the full podcast here. (7.7 MB)

Beware What You Say, Don't Say and What You Print and Promise

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John Randy Sawyer, Shareholder and member of Stark & Stark's Construction Litigation group, authored the article Beware What You Say, Don’t Say and What You Print and Promise: Understanding of broad scope of potential liability under the Consumer Fraud Act for the New Jersey Law Journal's October 20, 2008 Real Estate, Title Insurance & Construction Law supplement.

 

Mr. Sawyer provides a history of the New Jersey Consumer Fraud Act and cautions builders, contractors and developers who decide to build and sell homes in New Jersey to, at the very least, have an understanding of the broad scope of potential liability under the Act and use that knowledge as a filter for everything they say, don’t say, print and promise to New Jersey home buyers.

 

You can read the full article here.

Stark & Stark Shareholder Comments on Bank of America Incentives

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Thomas B. Lewis, Shareholder and Chair of Stark & Stark's Employment group, was quoted in the November 6, 2008 Bloomberg.com article Bank of America Says Merrill Brokers Can Quit Without Penalty.

 

Mr. Lewis commented on the recent announcement made to the roughly 15,500 brokers Bank of America acquired after buying Merrill Lynch this past September which said that they have the ability to quit without penalty, however, if they stay, they will qualify for a bonus of as much as 100% of their annual revenue. Mr. Lewis states that the memo was created in order to alleviate the concerns of senior Merrill brokers.

 

You can read the fill article on Bloomberg.com here. (Also available in PDF here.)

It Ain't Over, Even After It's Over: New Jersey Court Extends Retaliation Claims Under Law Against Discrimination (NJLAD) For Post-Termination Actions

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Consider this scenario: Your company has struggled with a key employee, and it is determined that the employment should be terminated. Following the advice of counsel, the parties entered into a separation agreement, severance is paid, and the employee signs a release of all claims related to employment with your company. At this point, the parties can now move on without the threat of litigation, right? Not necessarily!

 

The employee files for unemployment insurance. The company responds by advising that the employee consistently failed to comply with the established standards of conduct in the workplace. You are comfortable that the statement will remain confidential, as statements by the parties in an unemployment claim are not admissible in civil actions (N.J.S.A. 43:21-11(g)). However, the disgruntled ex-employee responds by asserting that the company’s reason for discharge is false and is motivated by retaliation for complaining about potentially discriminatory conduct, which took place during the course of employment.

 

Thereafter, the employee files a lawsuit, claiming that the company’s actions have violated N.J.L.A.D’s anti-retaliation provisions. Indeed, the alleged discriminatory conduct took place more than two years before the filing of the employee’s new complaint! The company feels satisfied that the former employee would not be allowed to pursue this claim. First, since the original conduct occurred more than two years prior to the filing of the complaint, suit would be barred by the statute of limitations. Second, the employee already executed a release, and received severance, on the assumption that he would be barred from bringing any further employment claims.

 

In the recent case of Roa v.LAFE, et al, 2008 WL 2627625 (App.Div. 2008) an Appellate Division Court shattered the paid-for peace of the employer, by ruling under a similar fact scenario, that N.J.L.A.D.’s anti-retaliation provisions will apply to the company’s conduct, even after termination of the employment relationship.

 

One can conjure up many post-employment discoveries, which could put a company in jeopardy, long after it pays for closure of the employment relationship. One example is also treated in the Roa case. An employee may allege that in retaliation for the employee’s asserting a discrimination claim, the employer falsely reported a termination date to a medical insurance carrier, resulting in the denial of benefits while the claim is being investigated. The anti-retaliation provision could be invoked if there is a post-termination denial of benefits, less than satisfactory employment reference, or any other action taken after the employee’s termination.

 

The Appellate Court reasoned that the retaliation claim is a separate cause of action under the L.A.D. In addition, this activity could be deemed as a “continuing violation” of the L.A.D. If so, an employee could claim that any actions during the prior two-year period could be the subject of a new discrimination claim and could revive a prior claim. In this case, even though the plaintiff filed the lawsuit more than two years after the date of termination, it was filed within two years of the date the plaintiff knew or should have known of facts supporting the retaliation claim.

 

A second cautionary point in this case involves failure to inform employees of their rights under the L.A.D. through either workplace posters or employee manuals. The Court discussed several cases, which held that failure to post required notices will toll (suspend) the statute of limitations for bringing L.A.D. suits. However, this Court clarified that the statute of limitations will only be tolled  until the aggrieved employee seeks out an attorney or requires actual knowledge of his rights. The adoption of “equitable” tolling requires the exercise of reasonable insight and diligence by a person seeking its protection (citations omitted).

 

What lessons can be learned by the conscientious employer? Certainly, a company should continue to consider entering into termination agreements, with releases of liability, for departing employees. This is particularly true where a company would otherwise offer severance benefits, legal consideration for the employee’s release of claims. This will maximize the company’s benefit for the price paid in severance benefits. The employer’s counsel should attempt to negotiate a strong provision wherein the employee acknowledges that he/she is unaware of any facts, which would support a discrimination claim. This would be stronger than the typical language, wherein the employer states that payment of severance is not an admission of liability for discrimination claims. It would be more difficult for the employee to later assert that post-termination actions on the part of the employer constituted retaliation for workplace discrimination.

 

Second, a company should not be lulled into complacency, even after a separation agreement and release is executed. Its representatives must still be careful not to conduct themselves in such a way, which will create negative consequences to the former employee, after leaving the employment. This case will reinforce the practice of not providing a post-termination employment reference. In addition, special care must be taken to make sure that the ex-employee is paid all earned wages, accrued vacation and sick time, or other benefits. A company must also make sure that in response to governmental or insurance inquiries, it accurately reports data such as dates of employment, wages paid, insurance-related information, etc.

 

Finally, the case, again, reinforces an employer’s duty to inform employees of their rights under the L.A.D., either through workplace posters or employee manuals.

 

This case underscores the necessity of having clear, well-defined employment policies and procedures, which are compliant with New Jersey law. It also demonstrates the necessity to consult counsel when planning to discharge an employee to make sure that termination agreements keep pace with changes in the law.

The Next Shoe - Private Mortgage Insurance Policy Rescissions

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It is hard to know when the proverbial “next shoe” will drop in the current economic crisis but recently credit lenders in my practice have experienced attempted policy rescissions for their mortgage insured accounts where suddenly and without any notice the private mortgage insurer  (the “Company”) has attempted to rescind its insurance policy on specific accounts. This is especially true for policies issued on mortgage accounts closed during 2005-2006, the peak years of residential real estate values. Their letter often contains language to the effect that the application’s underlying appraisal was “false, incorrect or incomplete” and was “material to the decision to insure” or something similar thereto. The reality is that private mortgage insurers now realize that they are likely to be hit with a rash of claims on loans they have underwritten since the real estate bubble has burst and home values in many geographic regions have declined precipitously. Rather than brave the tempest and honor their policies they have elected to get in front of the wave through this novel rescission approach.

 

Attempted private mortgage recessions such as these, need to be handled promptly by qualified counsel. The credit lender’s appraiser should be put on notice and invited to put his carrier on notice of the pending claim. The appraiser should also be requested to review the appraisal used for the original underwriting to make certain that the facts contained therein are accurate and to verify the comps used. There should simultaneously be a demand for the insurance company’s new appraisal. Payments should be made to the Company in the regular fashion even if they are returned initially. Counsel should review the Company’s Master Policy and any exclusions and give the Company any required notice pursuant thereto in anticipation of the pending litigation.

 

While this recommended course of action often puts credit lenders and their appraisers (often with mutual business interests and longstanding relationships) at odds, New Jersey’s Entire Controversy Doctrine makes a second lawsuit against the appraiser itself impossible. Counsel, experienced and sensitive to these relationships, can normally soften the prospects of the pending suit by a telephone call explaining the circumstances and promising full cooperation in the litigation prior to issuing his written demand.

 

If litigation is commenced it is imperative to ascertain if the financial institution has other insured loans with the Company and it is normally advisable to seek declaratory relief in the Complaint seeking to maintain coverage on all those other  loans where policies exist. Additionally, it may be time to take stock and ascertain the possible exposure of those other loans since the Company’s intentions to “rescind” its policies may signify well-founded concerns for its adequate capitalization. Prudence would suggest that a lender at least recognize the additional risks such mortgage insured loans may poise to a lender’s portfolio. Certain or all of these loans may well be singled out for “special handling”.

 

If the lender has any concern about the appraisal questioned or any other appraisals insured by the Company then it should hire an independent review appraiser to offer an independent view on the appraisal or appraisals. If there are any weaknesses in the case it is better to know up front. This may well affect the negotiation strategy with both the Company and the appraiser’s insurance company.

 

In these “recession” situations, it’s a simple “shoe-in” to seek guidance and move swiftly in order to preserve the credit lender’s rights. Normally the bank’s counsel will need a copy of the notifying letter, a copy of the appraisal used by the Company to determine that the underlying appraisal was “false”, a copy of the original appraisal and a copy of the Company’s Master Policy currently in effect with the credit lender.

President of Corporation Personally Liable under NJCFA

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The New Jersey Appellate Division recently found that a claim under the New Jersey Consumer Fraud Act can go forward against the President and Chief Executive officer of a landscaping company.  In Lanza v. Secret Gardens Landscaping, Inc. (A-2613-07), the Plaintiff, Noreen Lanza, obtained a proposal from Secret Gardens for remodeling and landscaping work on her property. The total price of this work quoted to Lanza was $35,000. She signed the proposal, and Secret Gardens performed the work.  After completion of performance, Lanza filed suit against Secret Gardens and its President, Brent Stephens. She asserted claims for breach of contract and negligence as well as various claims under the New Jersey Consumer Fraud Act.  The fraud claim arose from a representation on Secret Gardens' website that it was "EP Henry Certified," which was untrue.  It had also, in violation of the home improvement section of the Consumer Fraud Act, failed to submit a contract that contained a start and end date for performance or a description of the work and principal products and materials to be used.


The trial court found that Stephens had no personal liability for any acts of Secret Gardens, including its alleged violations of the CFA and dismissed the claims against him.  The Appellate Division reversed this decision, stating that New Jersey "case law has long recognized that a corporate officer or employee who participates personally in a violation of the CFA or its implementing regulations may be held individually liable for the violation."   The court found that there was undisputed evidence that Stephens had participated personally in the alleged violations of the CFA committed in connection with the execution and performance of the home improvement contract between plaintiff and Secret Gardens.  In fact, Stephens himself testified at his deposition that he was the one who prepared the contract submitted to plaintiff, inspected the work as it was being performed, and discussed the change orders with plaintiff.  The Court found that these actions by Stephens constituted the primary grounds for plaintiff's CFA claims and, therefore, Stephens would be liable for any violations of the CFA in which he participated personally.   This provided the only source of recovery for Lanza, as Secret Gardens, Inc. filed bankruptcy during the pendency of the litigation.


This decision further broadens the already powerful New Jersey Consumer Fraud Act by permitting aggrieved consumers the opportunity to obtain a recovery from officers and executives of corporations that may have no assets, file bankruptcy and/or have no insurance.  New Jersey's Consumer Fraud Act has long been one of the most powerful tools of product consumers, and with this clear reinforcement of the law, the citizens of New Jersey are further protected from unfair trade practices.

Changes in Deferred Compensation Law Requires Compliance By January 1, 2009

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Section 409A was added to the Internal Revenue Code pursuant to the American Jobs Creation Act of 2004 in response to Congressional concerns about excessive executive compensation and executives’ ability to manipulate their compensation arrangements with the companies they manage. Section 409A requires that every deferred compensation plan or arrangement comply with certain strict guidelines. Plans or arrangements that are subject to Section 409A are required to be fully compliant with the final regulations under 409A by January 1, 2009.
 


What is “Deferred Compensation” Under 409A?
What is so striking about Section 409A, it its application to almost every type of plan or arrangement in which compensation is paid in a year subsequent to the year in which the services were performed by the service provider (i.e. the executive). Compensation is deferred when the service provider first has a legally binding right to the payment of compensation. Because the definition of deferred compensation is so broadly defined in Section 409A, it not only encompasses traditional nonqualified deferred compensation plans (i.e. where the executive elects to defer salary or bonuses), but also to payments under employment agreements, severance agreements and other similar arrangements. Tax-qualified plans such as 401(k) plans and IRAs are exempt from Section 409A. Also exempt from Section 409A are bona fide vacation, sick leave, disability pay and death benefit plans.

 

Section 409A Requirements
Section 409A specifically addresses when a service provider may make an election to defer payments under a deferred compensation plan or arrangement, when compensation under a deferred compensation plan or arrangement may be distributed, and how a service provider may delay the receipt of payments under a deferred compensation plan or arrangement.

Each deferred compensation plan or arrangement (including employment agreements, severance agreements and other similar arrangements) must be in writing and fully compliant with Section 409A by January 1, 2009.

 

What Happens if the Section 409A Requirements are Not Met?
Failure to comply with Section 409A will have severe consequences to the service provider. Those consequences include i) immediate taxation of all amounts deferred under the plan or arrangement; ii) assessment of an interest penalty for the underpayment of taxes during the deferral period; and iii) an additional 20 percent penalty tax.   In addition, the service recipient (employer) will have additional tax reporting requirements under Section 409A.
 


Immediate Action is Necessary
 


All documents, plans, arrangements or contracts that may defer compensation must be reviewed immediately. Among these documents are:

  • Deferred compensation plans and/or agreements
  • Employment agreements
  • Severance plans and/or agreements
  • Change in control agreements
  • Stock appreciation rights agreements
  • Expense reimbursement policies

 
Stark & Stark can assist you in reviewing and amending your deferred compensation plans and arrangements and will work to ensure that all documents are compliant with Section 409A by January 1, 2009. We can also assist you with new plans and arrangements that will be Section 409A compliant when drafted.
 

Standing to Participate in Redevelopment Challenges and Valuation Proceedings

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Although the law governing a redeveloper’s right to intervene in redevelopment matters is not well developed, the courts that have addressed this issue have generally ruled that a redeveloper has no standing to participate in a challenge to a redevelopment area designation or valuation proceedings. Although the trial court in Mulberry Street Area Property Owner’s Group v. City of Newark (an unreported decision issued October 20, 2006) recognized the significant investment often made by private redevelopers in redevelopment projects it opined that this alone is not sufficient to confer standing upon a redeveloper to litigate the validity of a local redevelopment determination. An appellate court came to a similar conclusion in City of Asbury Park v. Asbury Park Towers - a valuation case - saying, among other things, that a contractual obligation to pay an award of just compensation under a redeveloper agreement does not create an interest in the property being acquired and, as such, this circumstance does not afford a redeveloper the right to intervene in a condemnation action. The Asbury Park Towers case has been approved for publication and is officially reported at 388 N.J.Super. 1 (App. Div. 2006).


The rationale behind these decisions is predicated upon the notion that redevelopment is a matter of public concern, which should not be prejudiced by the private interests of a redeveloper. Therefore, unless it is demonstrated that the redeveloper’s interests in a given project are being jeopardized by the actions or inaction of the redevelopment entity and intervention is necessary to protect those interests it is unlikely that a court will permit a redeveloper to participate in redevelopment matters.