COLLABORATIVE DIVORCE - A material girl trend, or a sign of the times?

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In recent months I’ve noticed increased interest surrounding a relatively new approach to
divorce - the collaborative divorce.  With celebrities such as Madonna and Guy Ritchie recently using the collaborative approach coupled with the tough economic times,  there is no doubt public interest will only increase.  Still, many people are unfamiliar with the term and how it differs from a traditional divorce.

What is it?

A collaborative divorce is, essentially, an approach to resolve a divorce by agreeing to agree.  The parties, and each of their attorneys, enter into a contract where they agree to resolve all the issues before any formal court filing or litigation occurs.  A successful collaborative divorce ends in a final marital settlement agreement disposing of all issues.  Once the parties have a signed the agreement then the divorce complaint is filed and the procedural formalities are followed to obtain the divorce decree and incorporate the settlement agreement.  The parties may never even set foot in a courthouse. 
   

The collaborative process generally involves numerous four-way meetings or “joint sessions” to identify and prioritize the issues and needs of each party and work towards an efficient settlement consistent with the needs of the parties.  Agenda are set by the attorneys before each meeting to insure progress is being made on all issues of the divorce including: property distribution, alimony, child custody, child support, and spousal support. 

   

The collaborative approach does not dispose of the need for a divorce attorney.  In fact, just as in a traditional divorce, each party must still have representation by their own attorney.  Collaborative attorneys, however, do not assume the hard adversarial role as in the traditional divorce.  The function of each attorney is to facilitate dispute resolution between the parties while advising their client as to what their legal rights are and insuring that full disclosure of all pertinent information is occurring by both parties so that informed decisions can be made.  The concept is for the parties to work as a team toward resolution of all issues.

   

Often the parties need additional professional help to resolve their disputes.  The additional help could be an expert to determine the value of a business, an appraiser to determine the value of an asset, a child custody evaluator to help decide on an appropriate custody schedule, a financial planner or tax expert to aide in the most effective distribution of assets, or any such professional as the facts of each case require.  Rather than having dueling experts for each side, the collaborative process requires the appointment of one independent expert to provide an unbiased opinion, thus saving money on expert fees for the parties and reducing litigation cost associated with conflicting expert opinions.

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State Government Funding Opportunities: An invaluable resource in fiscally challenging times

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Vincent J. Mangini, Shareholder in Stark & Stark's Real Estate, Zoning & Land Use group, authored the article State Government Funding Opportunities: An invaluable resource in fiscally challenging times. for the January 26, 2009 edition of the New Jersey Law Journal.

 

Mr. Mangini discusses the various funding options available through the state government for individuals or private businesses interested in redeveloping contaminated, dilapidated or outdated New Jersey properties. Mr Mangini offers several options offered by the New Jersey Economic Development Authority, such as the Smart Growth Pre-development Guarantee, the Smart Growth Pre-development Loan and the Downtown Beautification Program. You can read the full article online here. (PDF)

New Jersey Government Extends Net Operating Loss Carryforward, to the Benefit of Corporate Taxpayers

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Governor Corzine and the New Jersey Legislature have recently enacted several laws aimed at easing corporate tax burdens.  One of the most widely heralded of such laws extends the net operating loss carryforward (“NOL”). 

NOL allows taxpayers to offset the profits that they may earn in future years with the losses that they are likely incurring now.  The new law extends the NOL deduction from its current seven tax periods to twenty tax periods.  Accordingly, New Jersey corporations may benefit from their current economic woes by spreading out their NOL deductions over twenty tax periods to offset their anticipated profits during that time.

The change not only provides welcome relief for existing New Jersey corporations, but it should also serve to attract more corporations to the state now that its NOL regulations are on par with those of Pennsylvania, New York and Delaware.

Stark & Stark Attorneys to Present Free Divorce Seminar

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Joseph D. Visco and Megan E. Smith, members of Stark & Stark's Divorce Group, will present a free divorce seminar Saturday January 31, 2009. The seminar will take place at the Hampton Inn in Yardley, Pennsylvania from 10:00 AM - 12:00 PM.

 

The seminar will cover topics such as hiring an attorney, alimony, child support, equitable distribution, settlement alternatives and attorneys fees. The seminar is free to the public, however, registration is required. Please contact Kelly at 609.791.7030 or by email at kelly@stark-stark.com to reserve your space.

Stub Rent Revisited: No entitlement to immediate payment

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Timothy P. Duggan, Shareholder in Stark & Stark's Bankruptcy & Creditor's Rights group authored the article Stub Rent Revisited: No entitlement to immediate payment for the January 12, 2009 edition of the New Jersey Law Journal.

 

Mr. Duggan discusses the fact that the recent increase in retail bankruptcies has caused the bankruptcy courts and litigants to revisit a variety of legal issues, including the debtor’s obligation to pay post-bankruptcy rent while it decides which leases to assume or reject. You can read the full article online here.

Redevelopment Plan - Amendments

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Unlike a redevelopment area designation, which must be based upon substantial credible evidence in the record, there is nothing in the Local Redevelopment and Housing Law (LRHL) that requires the contents of a redevelopment plan to be based upon substantial evidence. On the contrary, as recognized by the Appellate Division of the New Jersey Superior Court in Bryant v. City of Atlantic City, the LRHL “[r]equires only that the plan include an ‘outline’ for the development of the project area indicating [among other things] (1) its relationship to certain local objectives [and] (2) the proposed land uses and building requirements in the project area[.]” 309 N.J.Super. 596, 617-618 (1998). This general rule, however, as it applies to redevelopment plan amendments was questioned recently in an unreported case entitled St. Paul’s Missionary Baptist Church v. City of Vineland, et al., decided by the Appellate Division on July 15, 2008.

In St. Paul’s Missionary Baptist Church, a municipal governing body, after receiving a proposal from the designated redeveloper, amended a redevelopment plan to provide for the operation of a homeless shelter as a permitted use within the zone. Although the city followed the procedures outlined in N.J.S.A. 40A:12A-7 required for amending a redevelopment plan which, as already stated, do not require specific findings based upon substantial evidence, the Court was nevertheless convinced that the substantial evidence test must be applied to a redevelopment plan amendment where, as here, “it calls for such a significant change in the permitted use in the area.” Indeed, the Appellate Division could not find “any reason, of public policy or otherwise, for a distinction between the level of proof required to create a redevelopment zone, and that which should be required for a significant change in use within that zone . . .” and in light of the city’s failure to furnish such evidence to support it inclusion of homeless shelters in the redevelopment plan the Court found the ordinance amending the redevelopment plan to be “arbitrary, capricious and unreasonable.”

Also underlying the decision in St. Paul’s Missionary Baptist Church was the Court’s discomfort with city’s decision to modify the permitted uses within the redevelopment zone in response to the designated redeveloper’s proposal. Although homeless shelters were identified in the city’s master plan as being needed facilities, the master plan “did not designate a [specific] geographic area . . . where such shelters should be located[]” and, as such, “without further justification,” the Court was of the opinion that the city’s action in amending the redevelopment plan was “analogous to ‘spot zoning,’ the impermissible re-zoning of a lot or parcel of land for the benefit of an owner for a use incompatible with surrounding uses, and which does not further the comprehensive zoning plan.”

Although St. Paul’s Missionary Baptist Church is not precedential, it raises doubts about how New Jersey courts will evaluate the validity of substantial amendments to redevelopment plans that change major land use requirements applicable to a zone, such as the permitted uses, especially when such modifications are made in response to a redeveloper’s proposal.

Social Security Benefits & Child Support Obligations

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Differentiating between the type of social security benefits received by the recipient or obligor of child support is important because some benefits qualify as income, thus effecting the amount of child support he or she is required to pay or is eligible to receive.  Moreover, some benefits may be payable to a child of a parent receiving social security benefits, which effects the child support obligations of both parents.

Social Security Income (SSI):
SSI is a means-tested benefit.  A government benefit is “means-tested” if eligibility for the benefit or its amount is determined on the basis of the income or resources of the recipient.  Thus, SSI benefits are not considered income to the recipient for the purposes of determining a support award, such the calculation of child support under the New Jersey Child Support Guidelines.               

Social Security Disability (SSD):
SSD payments represent money which an employee has earned during his employment and that which his employer has paid for the employee’s benefit into a common trust fund under the Social Security Act.  The purpose of SSD payments is to replace income lost due to the employee’s inability to work upon becoming disabled.  Thus, SSD payments are a substitute for earned income and constitute a non-means-tested benefit such that this benefit is included as income to the recipient for the purposes of determining a support award, such as the calculation of child support under the New Jersey Child Support Guidelines. 

Children of recipients of SSD benefits may be eligible to receive auxiliary benefits until they turn eighteen.  If a child is receiving an auxiliary benefit under SSD, this may be deducted from the payor’s child support obligation.  If the SSD benefit received by the child is greater than the total amount of support obligation, then the child support amount should be 0 under the New Jersey Child Support Guidelines (i.e. no child support is due and owing).

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Employer Alert: Use of New I-9 Form Required by February 2, 2009

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Beginning on February 2, 2009 April 3, 2009, all employers will need to complete a revised I-9 form for all new employees, as well as for reverification of certain employees with temporary work authorization. The following changes have been made relative to the documents that employers can accept for employment verification:

  • All documents presented to the employer during the verification process must be unexpired. Previously, it was not uncommon for an employer to accept certain expired document such as a United States passport.
  • List A identity and employment authorization documentation will no longer include Temporary Resident Card (Form I-688), Employee Authorization Card (Form I-688A) and Employment Authorization Card (Form I-688B), as these cards are now obsolete.
  • List A will now include foreign passports containing certain immigrant visas that are machine readable and passports from the Federated States of Micronesia or the Republic of the Marshall Islands if presented with an I-94 or I-94A arrival/departure record.


The new I-9 form will be available at www.uscis.gov/files/form/I-9.pdf beginning on February 2, 2009 April 3, 2009. The new form should only be completed for new hires and for reverification of certain employees with temporary work authorization; it should not be completed for existing employees.

Paid Family Leave Provides No Additional Job Security

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With the advent of the newest employee benefit in New Jersey, business owners ask what impact Family Leave Insurance will have on the employer’s discretion to terminate employment due to business conditions or other considerations. The Legislature has made it clear that the amendments to the Temporary Disability Benefits law, commonly known as the “Paid Family Leave Act”, confer a monetary benefit, but not a leave entitlement. In other words, this law does not further erode the “At-Will” concept of employment, that the employer is free to change the working conditions or terminate the employment of a worker with or without notice and with or without good cause for the termination.

 

Of course, appropriate law limits this discretion where there is a written contract specifying a certain duration of employment or if the employer’s action violates applicable laws (These laws include Family Leave Acts, Discrimination Laws, implied promises contained in written or oral policies, and New Jersey’s Conscientious Employees Protection Act.) In the context of Family Leave laws, those employers who are covered under the Federal or New Jersey State Acts (Under Federal law, covered employers are those who employ 50 or more employees for each working day during 20 or more calendar weeks in the current or preceding calendar year, either at the main work site or without 75 miles of that work site. The New Jersey law applies to employers with 50 or more employees.) must still comply with the laws and regulations promulgated under these Acts. However, these amendments do not confer additional leave rights to employees.  As such, while any employee who is covered by the New Jersey Disability Benefits law may avail himself/herself of Family Leave Insurance benefits, if they quality under the new law, those who are not otherwise protected by the Leave or other laws, do not gain any additional job protection. For example, if a company employing twenty individuals needs to eliminate the position of an employee on paid leave, due to current economic conditions, the employer may do so lawfully.
               


Must the employer pay the employee’s wages for this paid leave period? Family Leave Insurance benefits are fully funded by employee contributions through payroll deductions, which began on January 1, 2009 (The taxable wage base is the same as Temporary Disability Insurance and Unemployment Insurance. The amounts will vary on an annual basis. The percentage of withholding in 2009 will be 0.0009 of the taxable wage base. This will increase to 0.0012 for each subsequent year.) The employer will not be required to contribute to this plan. In addition, an employer can require an employee to use up to two weeks of any paid sick leave, vacation time or other leave as full pay, if made available by the employer, prior to utilizing Family Leave Insurance benefits.
 

For what reasons may an employee claim these benefits? Benefits shall be granted for an employee to bond with a child during the first twelve months after the child’s birth, if the covered individual or the domestic partner or civil union partner of the covered individual, is a biological parent of the child, or for the first twelve months after the placement of the child for adoption with the covered individual. In addition, benefits can be claimed to care for a family member with a serious health condition. “Family member” is defined as a child, spouse, domestic partner, civil union partner, or parent of a covered individual. “Child” means a biological, adopted, or foster child, step-child or legal ward of a covered individual, child of a domestic partner of the covered individual, or child of a civil union partner of the covered individual, who is less than nineteen years of age or is nineteen years of age or older but incapable of self-care because of mental or physical impairment.
 

Benefits are NOT available due to the serious health condition of the covered employee (In this respect, the categories are borrowed from New Jersey’s Family Leave Act, which, unlike the Federal Act, excludes leave for the employee’s own serious health condition). “Serious Health Condition” means an “illness, injury, impairment or physical or mental condition”, which includes any of the following:
 

1.    In-patient care or continuing treatment by a health-care provider, including any period of incapacity or subsequent treatment in connection with in-patient care. (a) “Period of incapacity” means inability to work, attend school or perform other regular daily activities due the serious health condition, treatment therefore, or recovery there from. OR   
 

2.    Continuing treatment by a health-care provider, which involves one or more of the following: (a)    A period of incapacity (inability to attend work, school, etc.) for more than three consecutive calendar days, that also involves.
(i)    Treatment two or more times by a health-care provider.    
OR
(ii)    Treatment by a health-care provider on at least one occasion, which results in a regime of continued treatment. Treatment includes prescription drugs, such as antibiotics. Regimes, such as resting, drinking fluids, taking aspirin, which can be initiated without visiting a health-care provider, are not sufficient.

3.    Any incapacity due to pregnancy or pre-natal care.

4.    Conditions not currently incapacitating but which require multiple treatments.

5.    Any period of incapacity or treatment for such incapacity due to chronic serious health condition.

6.    A period of incapacity, which is permanent or long-term due to a condition for which treatment may not be effective.
 

The above-listed inclusions are broadly stated and there are refinements and exclusions, which should be evaluated in any given situation.

 

Who is eligible for Family Leave Insurance benefits? An employee can collect benefits if he or she is currently employed in “covered employment” or out of “covered employment” for less than two weeks. Employment, including employment with governmental entities, covered under the New Jersey Unemployment Compensation Law is covered with respect to Family Leave Insurance. A claimant must have had such employment in at least twenty calendar weeks (base weeks) in New Jersey covered employment with earnings of One Hundred and Forty-Three ($143.00) Dollars or more per week, or have earned Seventy-Two Hundred ($7200.00) or more in such employment during the fifty-two weeks (base year) immediately prior to the week in which the Family Leave claim begins.

 

Notwithstanding the above, an employee is not qualified for any period that:

    1.    The employee receives temporary disability benefits from any source;
    2.    The employee receives unemployment insurance benefits;
    3.    The employee receives full salary or paid time off;
    4.    The employee is working;
    5.    The employee is under family leave, which did not start while the claimant was a covered individual or within fourteen days of the claimant’s last date of work;
    6.    The employee was on family leave for the care of a family member and the care recipient was not under the care or supervision of the health-care provider;
    7.    The employee is out of work due to a stoppage of work, which exists because of labor dispute at the claimant’s place of employment; or
    8.    The employee has been discharged by the most recent employer for gross misconduct under applicable unemployment compensation law.

 

How much is the benefit and for how long does it last? Benefits can be claimed commencing July 1, 2009. The Department of Labor and Workforce Development, Division of Temporary Disability Insurance, will publish a prescribed form after June 1, 2009. An employee can receive a maximum of six weeks of Family Leave Insurance benefits in a twelve-month period, which is denoted as the three hundred sixty-five consecutive days that begins with the first day that the employee establishes a valid first claim for Family Leave Insurance benefits. An employee may re-establish a claim within the same period for a different care recipient, or a claim during or following employment with a different employer. However, the employee cannot receive more than six weeks of benefits during the twelve-month period.

 

In the event of care for a family member with a serious health condition, claims may alternatively be filed for intermittent weeks or for forty-two intermittent days during the twelve-month period. The amendments impose a waiting week for the benefits to commence. No benefits will be paid for the first week, or any portion of that week, until the employee receives benefits for three weeks immediately following the waiting week. However, if the employee has been on temporary disability due to his or her own illness, there is no waiting period for the Family Leave Insurance claim to commence.

 

The weekly benefit rate is based on the employee’s average weekly wage in the eight calendar weeks immediately before the week in which the benefit commences. The rate is two-thirds of this wage, up to a maximum of Five Hundred Forty-Six ($546.00) Dollars. The daily benefit rate is computed at one-seventh of the weekly benefit rate. The maximum amount in any one-year is six weeks, or one-third of the base year earnings, whichever is less.
   
 

What steps must an employee take to apply for these benefits? If an employee intends to take the benefits to participate in providing care for a family member with a serious health condition, he or she must give the employer reasonable and practicable notice, unless the time of the leave is unexpected or the time of the leave changes for unforeseeable reasons. The request must be supported by a medical certification. In addition, a reasonable effort must be made to schedule the leave so as not to unduly disrupt the operations of the employer. If a request is being made for intermittent leave in the circumstances, the minimum of fifteen days notice must be given, except if there is an emergency or other unforeseen circumstances. If possible, the employee will be required to provide a schedule of the required leave days. In the case of an employee who intends to claim insurance benefits to bond with a newborn or newly adopted child, thirty days prior notice must be given, except if the leave is unforeseeable. Failure to do so will result in a loss of two days leave. No intermittent leave is available for this category of benefit, unless agreed to by the employer. In that case, intermittent leave must be taken in periods of seven days or more.

 

A party who believes they have been aggrieved by application of the process will have formal appeal rights within the Division of Temporary Disability Insurance. Appeal rights and provisions will be explained on all decisions issued by the Division.

 

This analysis is intended to highlight the most salient provisions of the Family Leave Insurance benefits law, and has been derived from the Family Leave Insurance Fact Sheet published by the Department of Labor as well as other sources. Details and interpretations of the law will be published in the New Jersey Administrative Code. If there are any questions relative to the application of this new benefits law, an employer should consult counsel so as to ensure proper compliance. No doubt, unique situations will be presented and the full extent of the law will unfold as litigation ensues.

Stark & Stark Shareholder Comments on Timothy Geithner's Questioning by Capitol Hill

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Bill Singer, Shareholder of Stark & Stark's Securities group, was interviewed this morning in an NPR story, Marketplace Morning Report: Geithner Faces Probe on Personal Taxes. Mr. Singer comments on the status of Geithner's reputation and chances for becoming Treasury Secretary after reports surfaced of Geithner not paying self-employment taxes over the past several years.

 

You can read the full text of the interview, and listen to the interview, online here.

The Real Estate Tax Revaluation Process

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Princeton Borough and Princeton Township are about to undergo a revaluation of the real estate within their municipalities.  Such a revaluation is a mass appraisal of all real property within their borders.  It is performed by an independent professional appraisal or revaluation firm.   The properties will be revalued at their "current" value.  In the Princetons, this will be as of October 1, 2009 and those values, once confirmed, will become effective in 2010.  By doing this, the municipalities seek to cause the tax burden to be fairly shared by the properties, based on new tax assessments resulting from the current true values.

 

Frequently, a municipality makes a determination to undergo a revaluation of the real estate within its borders when the individual assessment - sales ratios vary widely within the municipality.  This ratio is determined by dividing the assessed value of a property by an accurate sales price, with the result being a percentage.  For example, if a property is assessed at $100,000 and sold for $200,000, the assessment sales ratio is 50%.  If these percentages vary widely within a municipality, the municipality may determine it is time for a revaluation of all its properties.

 

Revaluation firms used for this process must meet certain qualification requirements of the New Jersey Division of Taxation in order to be approved by a municipality.  In the Princetons' case, both municipalities have selected Appraisal Systems, Inc.

 

The valuations of properties must be done in accordance with state law - N.J.S.A. 54:4-1 et seq.  If property is under construction (either new construction, or additions or remodeling) then the selected appraiser must determine the extent of completion as well as the value .  If the land is assessed as farmland, a valuation will be made based on its value as farmland and then a separate one based on the highest and best use to which the land may be used.  Revaluation firms will also value exempt properties as if they were fully taxable.

 

For every property, the revaluation appraiser will create a property record card which contains specific information about the physical attributes of the property (e.g. dimensions, age, condition of any buildings, etc.) and other information which may be of assistance to the appraiser (existing appraisals, recent sales, rent amounts, etc.).  The card is created with information obtained based on an actual inspection of the individual premises.  If entry into the premises is not possible, the valuation will be an estimated one.  Once the valuations are made and the proposed valuation supplied to the taxpayer, each taxpayer will be provided with an opportunity to attend an individual informal review of the value proposed with representatives of the company performing the revaluation.  At that time, the revaluation firm may consider revisions to their proposed valuation based on input from the taxpayer.

 

Once the revaluation is completed and new property assessments are made by the tax assessor, a new municipal tax rate will be determined and taxpayers will then know to what extent, if any, their taxes will adjust as a result of their new assessment.

Stark & Stark Shareholder to Serve As Co-Chair of 4th Annual CEL International Eminent Domain Seminar

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Timothy P. Duggan, Shareholder and member of Stark & Stark's Condemnation group, will serve as Co-Chair of the 4th Annual CLE International Eminent Domain Seminar. The seminar will be held Friday April 17, 2009 at the Hilton in Newark, New Jersey.


In addition to serving as program co-chair, Mr. Duggan will present a seminar entitled Case Law and Legislative Update: Year In Review. The full-day program will provide eminent domain best practices tips, expert trial techniques, a discussion on how to control redevelopment without condemning property, basic and special concerns for valuation, and the new COAH rules driving redevelopment in New Jersey.



You can access the full seminar brochure, as well as registration information, here. (PDF)

The Effect of the Full Faith and Credit Clause - Exception to the Defense of Marriage Act

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The article written by Joanna Grossman entitled: “Dissolving Unhappy Vermont Civil Unions: It’s Harder Than It Look,” is important to gay couples joined under the New Jersey Civil Union Act as they will face the same challenges as those in Vermont in legally dissolving their relationships.  The problem stems from the Full Faith and Credit Clause exception to Defense of Marriage Act, permitting states to elect whether or not to recognize gay marriage or civil unions performed in other states.  Thus, if a gay couple married or joined by civil union relocate outside of a state in which their relationship is recognized, it may be very difficult to have the union or marriage dissolved.  This is because a state that elects not to recognize the couple as married and/or has no provision for civil unions, and therefore can not dissolve the union or grant the couple a divorce.

Most states, including those that recognize civil unions and gay marriage have a minimum time frame that an individual must reside in that state in order for the state to acquire jurisdiction to grant that person a divorce.  Thus, if a gay couple joined by civil union or marriage relocates to a state that does not recognize their status want to get a divorce, in order to dissolve the union, at least one person must move to a state that recognizes the couple’s status and must remain in that state long enough to meet the jurisdiction requirements. 

Example: 

Angela and Anna are married in Massachusetts.  Because of Angela’s employment, the couple relocates her to Pennsylvania, a state that does not recognize their marriage.  After several years, the couple grows apart and Angela is unfaithful to Anna.  In order to obtain a divorce, Anna must move to a state that recognizes their marriage such that it may be dissolved.  She leaves Angela and moves to Collingswood, New Jersey, across the Delaware river from their home in Philadelphia, Pennsylvania.  After remaining in New Jersey for a minimum of 6 months, Anna can make application for divorce in New Jersey.  Before making such application, Anna should consult with her attorney regarding her rights pursuant to the New Jersey Civil Union Act, which includes equitable distribution of marital property, alimony and child support (should the couple have children).

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Challenging Non-Residential Development Fees

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Non-residential developers must not only meet the challenges of this uncertain real estate market, but are also required to comply with the state non-residential development fee program which requires a substantial fee to be paid to municipalities or the State of New Jersey for new non-residential construction.  This development fee is based upon the equalized assessed value on the underlying land and improvements, whether new construction or an addition to an existing improvement, and must be paid before a certificate of occupancy is issued.  This article will explain how municipalities are required to calculate the new non-residential development fee and describe the process for challenging excessive fees.


To fully understand how development fees are calculated, a developer must understand some basic principles of tax assessment law in New Jersey.  Each property in New Jersey is assessed a value for purposes of determining real property taxes.  The assessed value is multiplied by the local tax rate in order to determine the amount of real estate taxes to be paid by each property owner.  The assessment is generally a percentage of the fair market value of the property, that percentage being the “average ratio” for a municipality.  For example, the average ratio for Princeton Township, New Jersey was 47.45% in 2008.  If a property in Princeton Township has a fair market value of $500,000, the assessed value should be $237,250 ($500,000 x 0.4745). 


The process for assessing the development fee starts when the developer first obtains a building permit.  Once the building permit is issued, the construction official who issued the permit is required to send a notice to the local tax assessor advising him or her that a building permit has been issued.  Within 90 days of receipt of the notice, the tax assessor is required to estimate the equalized assessed value of the non-residential development based upon the filed plans.  Although the statute does not specifically state that the assessor must notify the developer of the estimated equalized assessed value, it seems implicit that the developer is entitled to the information for purposes of estimating the development fee.


The term “equalized assessed value” is the assessed value of the new construction divided by the average ratio of the municipality.  In theory, the equalized assessed value should be the fair market value of the property when completed.  By using the equalized assessed value (i.e., fair market value of the property) and not the lower assessed value, all development fees will be determined on a uniformed basis.  For example, assume Developer A and Developer B build the same size and quality office building in Town A and Town B, respectively, each with a fair market value of $2 million.  Assume further that Town A recently performed a revaluation and has an average ratio of 100%, and Town B is behind the times and has an average ratio of 50%.  If the development fee was based upon the assessed value, Developer A would pay a fee of $50,000, (2.5% of $2 million tax assessment) and Developer B would only pay a fee of $25,000 (2.5% of $1 million tax assessment).  By dividing the assessment by the average ratio, Developer A and Developer B both pay $50,000 which is 2.5% of the fair market value of the property.


When the developer requests a final inspection, the tax assessor is required, within 10 business days (not calendar days) of the request for the scheduling of a final inspection, to confirm or modify the previously estimated equalized assessed value of the improvements and  notify the developer of the amount of the development fee.  The fee is based upon 2.5% of the equalized assessed value, subject to certain limitations (discussed below).  If the assessor fails to advise the developer of the amount of the fee within the 10 day time period, the property owner is permitted to perform its own “estimate” for purposes of paying the fee.


If the project is new construction, the fee is 2.5% of the equalized assessed value of the land and building.  If the project is an addition to an existing structure, the fee is 2.5% of the increase in the equalized assessed value of the addition.  However, in the situation were the property was previously developed with a building, structure or other improvement (ie. demolition of building with new construction), the calculation is slightly different.  The fee is based upon the difference between the equalized assessed value of the land and building at the time the final certificate of occupancy was issued and the equalized assessed value on the date the developer first sought approval for a construction permit.


Once the development fee is determined, the developer has two options.  First, it can pay the development fee and take no further action. In the alternative, the developer can challenge the amount of the development fee by attacking the assessor’s determination of the equalized assessed value.  In order to challenge the assessment, the developer must pay the fee to either the municipality (if the municipality is authorized by the state to collect the fee) or the State of New Jersey under protest.  The money is required to be held in an interest bearing account pending the outcome of the challenge.


The first step in the challenge is to file an objection with the Director of Taxation of the State of New Jersey.  The statute does not set forth a specific deadline for the filing of the challenge.  However, once the challenge is filed, the Director of Taxation has 45 days to render a decision.  Once the decision is rendered, either party may file an appeal of the decision to the New Jersey Tax Court. 


The statute does not specifically state who bears the burden of proof of the issue of the amount of the increase in equalized assessed value.  However, the general rule in tax appeal matters is the assessed value is presumed to be correct and the party challenging the assessment must overcome the presumption of correctness.  To overcome this presumption, developers will need to retain an appraiser experienced in tax appeal matters to opine as to the value of the increased assessment.


When a property owner decides to challenge a development fee, the property owner most likely will also challenge the added assessment (assuming an added assessment is imposed).  An added assessment is a tax assessment placed on the property starting with the month following the completion of an improvement.  For example, if a building is completed on May 15, 2008, the assessor is entitled to increase the tax assessment starting the following month (June 2008) through the balance of the year.   The tax assessor will probably use the same value in each case.  However, it is important to note that a challenge to the Director of Taxation of a development fee will not constitute a challenge to the added assessment, and vice versa.  Separate challenges must be made to the development fee and the added assessment, and a new tax appeal must be filed for the following year.


The “double whammy” of the development fee and added assessment tax bill will put a further strain on non-residential development in this challenging market.  Developers must make certain that the development fee and added assessment are included in their budget to make certain funds are available to pay these expenses, especially the development fee since it must be paid before a certificate of occupancy is issued.  If a developer believes the development fee is based upon an erroneous equalized assessed value, the developer must be prepared to mount a timely challenge in accordance with the requirements of the Statewide Non-residential Development Fee Act.

What Brokers Should Know Before They Go

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Brian A. Carlis, Shareholder and member of Stark & Stark's Securities group, was quoted in the January 9, 2009 Morningstar article, PRACTICE MANAGEMENT: What Brokers Should Know Before They Go.

 

Mr. Carlis comments on what brokers should and should not tell clients, colleagues and managers about their departure, if and when it's been decided. More often than not, secrecy is most important when brokers make the decision to move firms, or go out on their own.

 

You can read the full article here.

Stark & Stark Shareholder Comments on Reaction From Bank of America & Merrill Lynch Merger

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Thomas B. Lewis, Shareholder and member of Stark & Stark's Employment group, was quoted in the January 9, 2009 article, Brokers Disdain Toaster Salesmen in Bank America Deal. Controversy has followed Bank of America's September 15, 2008 acquisition of Merrill Lynch since day one. Initially, disputes arose over whether or not Bank of America would honor Merrill Lynch's employment contracts for the nearly 16,000 brokers affected by the acquisition. Now, two senior Merrill executives have left within days of the acquisition becoming final.

Mr. Lewis discusses the steps Chief Executive Officer, Kenneth Lewis, needs to take going forward in order to keep those brokers he has left, happy. You can read the full article here.

Defense of Marriage Act

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The Defense of Marriage Act is important for several reasons other than the fact that it defines marriage as between one man and one woman for the purposes of federal law.  One is that the Defense of Marriage Act specifically permits states the option of recognizing the union of a same-sex couple that is defined as a “marriage” under the laws of another state.  This is the opposite of the general rule that a state must recognize and give effect to marriages legally performed in other states pursuant to the Full Faith and Credit Clause of the United States Constitution.

The effect of the Full Faith and Credit Clause exception to gay marriages and civil unions is that, if a gay couple who were married in a state such as Massachusetts or Connecticut, were joined by civil union in New Jersey or Vermont relocate or travel to a state that elects not to recognize their union, the couple loses the rights and privileges granted to them based upon their marriage. Thus is it imperative that they take additional steps to ensure continuation of those rights and privileges to the utmost extent possible in this scenario.  The best way to do this is to consult with an attorney regarding how wills, trusts, and power of attorney may provide additional protection when living or traveling in a state that does not recognize gay marriage or civil unions.

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New Jersey's Foreclosure Mediation Program

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This installment of the New Jersey Legal Update is an interview with Bari Gambacorta, Shareholder in Stark & Stark's Bankruptcy & Creditor's Rights group, Allyson Cofran, member of Stark & Stark's Bankruptcy & Creditor's Rights group, and Kevin Wolfe, of the State of New Jersey's Civil Practice Division. The podcast is a discussion of the New Jersey Foreclosure Mediation Program which went into effect Monday January 5, 2009 in order to assist homeowner's throughout New Jersey who are facing foreclosure delinquencies.

 

The State of New Jersey has released the list of CDR (Complimentary Dispute Resolution) point persons, who will be creating mediation calendars and coordinating the foreclosure mediation program in county courthouses. You can access the list here. (PDF)

 

You can download the full interview here. (15.5 MB)

New York City's Cooperatives React To The Current Economy & Real Estate Market

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Typically, cooperatives have the right to scrutinize and ultimately admit or reject potential buyers.  This right is furthered via the adoption and use of admissions policies, set and amended from time to time by the Board of Directors.  During the challenging time, Boards are maintaining their strict and tough admissions standards, and often making them stricter.  Ensuring that only those financially secure buyers are admitted helps to minimize the risk to the cooperative of shareholders in foreclosure, its own foreclosures, collection-related legal fees and delinquencies that lead to deficits in the monthly and annual budget.

Some cooperatives have amended admissions rules to require buyers to post as much as a 50% down payment.  Some have mandated that buyers deposit funds into an escrow fund to cover upcoming maintenance fees.  Cooperatives are frowning upon buyers with interest-only mortgages or adjustable rate mortgages.  Buyers with fixed-rate mortgages are preferred.  Even more interesting perhaps are those cooperatives that are rejecting applications because they feel that the proposed sale price was too low.  In such instances the co-op believes that a low sale price will adversely impact the values of their other apartments.

Boards have become less restrictive however with respect to subletting.  While typically disfavored, subletting provides financially troubled shareholders with the ability to remain current on maintenance charges as well.

Each Board should consult with legal counsel or skilled and experienced management prior to amending admissions rules.  Such consultations can help ensure that a Board does not jeopardize the protections afforded by the business judgment rule in the face of a challenging and troubled economy."