A Panoramic Discussion of the Squeeze-Out Techniques Often Used By Majority Shareholders

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The purpose of this blog entry is to provide a brief list of the squeeze-out techniques often used by majority shareholders in their effort to oppress minority shareholders. The list which follows is merely illustrates of some of the techniques I often encounter with regard to my representation of oppressed minority shareholders. Of course, this list is not exclusive. 
 

Generally, “oppression has been defined as frustrating a shareholder’s reasonable expectations.”  Brenner v. Berkowitz, 134 N.J. 488, 506 (1993) (citing, 2 O’Neil’s Close Corporations § 9.29 at 132 (Callaghan & Co., 3rd ed. 1988)).  The following situations could constitute actionable unlawful “oppression” where the majority:

  1. has cut off the flow of income to the minority owner by refusing to declare dividends;
  2. terminated the employment of the minority or their family members;
  3. removed the minority from the board of directors;
  4. decided to award themselves (or their family members) exorbitant salaries and/or bonuses;
  5. diverted corporate assets to other corporations which are owned by the majority and not the minority;
  6. siphoned off corporate assets by entering into leases or loans with terms favorable to the majority while at the same time detrimental to the minority;
  7. refused to enforce contracts that are beneficial to the corporation because the enforcement of those contracts would be personally detrimental to the majority;
  8. withheld company information;
  9. embezzled company assets; and/or
  10. acted fraudulently towards the corporation, which, in turn affects the minority shareholder.

   
In blog articles to follow, I will go into greater detail as to the majority’s use of the afore-described squeeze-out techniques along with how a minority shareholder may employ the law to fight back.

New Jersey's Legislature, Municipalities and Developers Try to Adapt and Cooperate to Respond to the Slowing Demand for Age-Restricted Housing

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In a tough, declining housing market age-restricted housing was, for years, developers' saving grace.  Such housing was also incredibly attractive to municipalities as they attempted to increase the property tax base, without adding children to the school system.  Evidence tells us now though that age-restricted housing is no longer immune to the challenging and difficult economy and real estate market.  The age-restricted real estate market is no longer thriving.  Otteau Valuation Group, an East Brunswick real estate research firm estimates that there is enough age-restricted housing built in New Jersey and in the pipeline to meet demand for the next 15 to 20 years.
 


Recently, bills were introduced in both the state senate and assembly by which municipalities that removed age restrictions on developments that have not yet been built would have their affordable housing obligations reduced.  Legislators in favor of these bills hope that such a law would revive the construction of housing for middle class working families.  At the same time, developers of troubled age-restricted developments are seeking planning board approvals by which their pending projects (whether unbuilt or partially built) are freed from the age-restrictions.  In exchange, municipalities, while allowing the removal of the age restrictions, are securing promises of more affordable housing, units with floor plans that are not family friendly, and enhanced recreational spaces.
 


In the end, the challenging and difficult economy and real estate market continue to alter the way governments, developers, homeowners, professionals and others operate.

Stark & Stark Shareholder to Present at 2009 NJICLE Land Use Update

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Gary S. Forshner, Shareholder and member of Stark & Stark's Real Estate, Zoning & Land Use group, will be a featured presenter at the New Jersey Institute for Continuing Legal Education's 2009 Land Use Update. The seminars will be held Wednesday March 4, 2009 from 12:00 PM - 4:00 PM at the DoubleTree Guest Suites Hotel, Mt. Laurel, Wednesday March 11, 2009 from 12:00 PM - 4:00 PM at the New Jersey Law Center, New Brunswic , and Wednesday March 18, 2009 from 12:00 PM - 4:00 PM at the Wilshire Grand Hotel, West Orange.

 

The seminar will focus on land use law as it continues to undergo significant changes. The seminar will discuss recent regulations which will impact applications, boards, and cases which are currently ongoing. This annual update will keep abreast of recent changes in the area of land use law. The program features a comprehensive review of recent cases and practice tips from some of the state’s leading land use practitioners.

 

You can access additional information, and information on how to register, online here.

Who Has The Burden Of Proof In Cases For Modification Of Alimony Due To Cohabitation

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There are two inquiries which must be made in order to determine whether cohabitation is a changed circumstance which will allow modification of alimony.  The first is whether the supported spouse and the cohabitant have a relatively permanent household which may be characterized as a family unit.  The second is whether the third party cohabitant contributes (1) to the dependent spouse’s support or (2) the third party resides in the dependent spouse’s home without  contributing anything towards the household expenses. 
   

Once the party filing the Motion for modification of alimony due to cohabitation gives the Court enough proof that a third party and the supported party are living together in a relatively permanent household as a family unit, the burden of proof shifts to the supported party (the receiver of alimony) to show that there is no economic interdependence between that party and the third party (cohabitant). 
   

In a recent case, the party who was paying alimony gave proof to the court that his ex-Wife was living with her boyfriend with whom she had had a relationship for many years.  He included a private investigator’s report showing that the third party stayed overnight at his ex-Wife’s home on many occasions, the third party had installed a business telephone, computer line and fax machine in the basement of the ex-Wife’s home.  He used a UPS mail box nearby as his only address in dealing with banks, utility companies, the motor vehicle commission and the Internal Revenue Service.  He used the laundry facilities at the ex-Wife’s address and had a closet in her home containing his belongings.  He also assisted with grocery shopping and dog walking and was present on holidays and birthdays throughout the years.
   

Proofs such as the above supplied by the paying spouse meets his burden of proof to show cohabitation.  The burden of proof would then shift to the supported spouse to show that there is no economic interdependence between her and her boyfriend.      

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Redevelopment - Waiver of Right to Appeal

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A person whose property has been condemned and who is involved in litigation with the condemning authority over the validity of the taking will lose the right to continue the appeal if they withdraw all or any portion of the funds on deposit with the court pursuant to the Eminent Domain Act of 1971, N.J.S.A. 20:3-1, et. seq.; N.J.S.A. 20:3-23. Indeed, last year in Township of Piscataway v. South Washington Avenue, LLC, the Appellate Division of the New Jersey Superior Court specifically ruled that “a condemnee could not accept or withdraw deposited funds and thereafter appeal the condemnation on any ground other than the amount of compensation due." 400 N.J.Super. 358, 369.


According to the Court in South Washington Avenue, this holding “fully accords” with existing case precedent relating to appeals from judgments by litigants, who have voluntarily accepted the benefits of such judgments. In those instances, under the common law, a litigant would be prohibited from attacking such a judgment on appeal. Ibid. at 369. The Appellate Division also viewed its ruling as being consistent with the Eminent Domain Act’s provision relating to the withdrawal of funds. Although the Eminent Domain Act provides that the withdrawal of money from court shall not “affect or prejudice the rights of . . . the condemnee in the determination of compensation[,]” N.J.S.A. 20:3-27, the statute does not afford similar protection to the rights of the condemnee in the determination of a taking’s validity and such omission “implicitly bars a condemnee who makes a withdrawal of the deposit from asserting any rights other than those relating to the amount of compensation.” 400 N.J. Super. at 368.

Condominium Association can Prosecute Claim Against Contractor for Damage to Unit Owner Property

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The New Jersey Superior Court recently found that a condominium association that hired a contractor to install a window wall system on the 15th floor of the high-rise building can bring a suit for improper installation of the windows, and water intrusion, even though windows are unit owner property pursuant to the Master Deed.  In Skyline Condominium Association, Inc. v. AAA, the Association hired AAA to install a window/wall system on the 15th floor of the building.  The window/wall system began to experience problems and water infiltration and the Association sued AAA.  AAA then filed a motion to dismiss the Association's claims, arguing that the Association did not have standing to sue, given that pursuant to the Master Deed, windows are unit owner responsibility and not common elements.  The Association, in response, argued that the window wall system is not a "window" as defined in the master deed, that pursuant to the master deed language, the Association can repair unit owner owned property when it deems necessary, and that the Association had a direct contractual relationship with AAA which created standing for the Association to sue AAA.  Ultimately the court agreed with the Association, denying AAA's motion and finding that the direct contractual relationship with AAA permitted the Association's lawsuit to continue.



If you have questions related to building related defects, whether or not your association can recover damages on behalf of the unit owners, or if your master deed contains similar language that permits the association to act when it deems necessary, please email me at MWiechnik@stark-stark.com.
 

Stark & Stark Shareholder Presents Seminar Regarding New Jersey's Predatory Towing Prevention Act

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David J. Byrne, Shareholder in Stark & Stark’s Community Association group, presented materials related to New Jersey's Predatory Towing Prevention Act, and its relevance to community associations, at the monthly meeting of Signature Property Group, Inc., a longstanding property management company, in North Brunswick, on Tuesday, February 10, 2009.

Mr. Byrne focused his presentation on the legal issues surrounding the Predatory Towing Prevention Act, and how associations and management can continue to avail themselves of towing services, in the face of this new law.  Mr. Byrne also discussed the provisions of this law, and the requirements imposed upon towing companies in New Jersey, and how those requirements can and/or will alter the way in which community association remove vehicles from their property.

Stark & Stark Shareholder to Present CLE Seminar Discussing Business Break-ups

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Scott I. Unger, Shareholder in Stark & Stark's Litigation and Shareholder & Partner Dispute groups, will present a Continuing Legal Education (CLE) seminar in conjunction with the Bucks County Bar Association discussing Business Break-ups. The seminar will address representing squeezed-out or oppressed minority shareholders in Pennsylvania and New Jersey. The seminar will compare and contrast the available causes of action and remedies under New Jersey and Pennsylvania law. It will also address the causes and general forms of oppression.  The seminar will take place April 7, 2009 from 4:00 - 6:00 PM. You can access a registration form online here, or for additional information, please contact the Bucks County Bar Association at 215.348.9413.

New Jersey's Towing Companies Lobby For Amendments To The Predatory Towing Prevention Act

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In October, 2007, Governor Corzine signed into law the "Predatory Towing Prevention Act" (the "Act").  The Act became effective on October 19, 2008, and can be found at N.J.S.A. 56:13-7 et al.    While the Act became "effective" on October 19, 2008, the registration provisions of it have not yet become operative.  The registration provisions provide that no "person shall .... engage in the business of towing unless registered" with the New Jersey Division of Consumer Affairs.  Each such registration must be done annually, and accompanied by a fee.  The registration provisions are scheduled to become operative on April 16, 2009.  As a result, New Jersey's towing companies are pressing the legislature to enact Senate Bill S-2073, which if enacted will limit the reach of the Act.  The towing companies and its trade organization, Garden State Towman's Association, are advocating support of S-2073.
 

Prior to the Act, the government had received massive amounts of complaints about: (1) random towing by unscrupulous towers on public streets and private property; (2) excessive fees related to claiming towed vehicles; (3) towing in areas where the driver/operator had no idea his vehicle was subject to towing; (4) inconsistent and inadequate local ordinances and/or regulations.  The Act does not regulate community associations, or provide for any penalties for community associations should they run afoul of it.  However, in order to ensure that a community association can secure the services of a reputable towing company, or ensure that such a company will agree to operate in that community association, a community association must comply with its terms.  Associations should do several things.  First, it must post a sign "in a conspicuous place at all vehicular entrances to the property which can easily be seen by the public".  That sign must be no smaller than 36" high by 36" wide.  The sign must state the following: (a) the purpose or purposes for which parking is authorized and the times during which such parking is permitted; (b) unauthorized parking is prohibited and unauthorized vehicles will be towed at the vehicle owners' expense; (c) name, address and telephone number of the towing vendor that will perform the towing; (d) a list of charges for the towing and storage; and, (e) street address for the storage facility where towed vehicles will be stored and may be redeemed, together with the times during which the vehicles may be redeemed. 


Second, a towing company may not remove a vehicle during normal business hours without a written consent, given to the towing company's employee at the time of the vehicle's removal.  No such general authorization is required though, for normal business hours, should the vehicle at issue be within 15 feet of a fire hydrant, etc., or be parked in a manner that interferes with the entrance or exit to the association.  No written authorization is required for towing outside of normal business hours.  Lastly, a towing company must immediately release a vehicle to the vehicle's owner or operator when that person engages with the towing company employee, prior to the vehicle's removal from the property.  In such an instance, the owner and/or operator of the vehicle is not liable for any towing-related fees.

Chapter 91 - Law Continues to Develop

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On May 28, 2008, I discussed the HJ Bailey Company v. Neptune case where the Appellate Division held that the appeal preclusion provision under Chapter 91 does not apply to non-income producing properties.  In the HJ Bailey case, the property in question was owner-occupied and did not generate any income over the preceding years.  Although the decision is sound, it must be read in conjunction with a recent New Jersey Tax Court case which held that the Chapter 91 appeal preclusion remedy may apply to certain types of non-income producing properties.  Specifically, the New Jersey Tax Court recently held that when an income producing property stops producing income, the taxpayer is obligated to respond to the Chapter 91 request and advise the local assessor that the property was no longer producing income.  Trinity Matzel, LLC v. City of East Orange (January 16, 2009).
   

Trinity Matzel owned an apartment building in East Orange which produced rental income for many years prior to 2006.  During 2006, the property owner performed major renovations at which time the tenants vacated the apartment building.  As a result, no income was received in 2006.  The following year, the tax assessor sent a Chapter 91 request to the property owner seeking annual income and expense information for the property.  The property owner did not respond to the Chapter 91 request.
   

The following year, the property owner filed a tax appeal seeking to appeal the assessment.  The municipality moved to dismiss the complaint arguing that the property owner failed to respond to the Chapter 91 request and, as a result, the complaint must be dismissed. [See New Jersey Law Journal for discussion on Chapter 91] The property owner, relying in part upon the HJ Bailey case, argued that since the property did not produce any income in 2006, it was not required to respond to the Chapter 91 request seeking information for that particular year.  The municipality, relying primarily upon an prior Appellate Division case captioned Alfred Conhagen v. Borough of South Plainfield, 16 N.J. Tax 470 (App. Div. 1997), argued that the complaint should be dismissed even though the property did not produce income in the year of question, because in prior years, the property did produce income and the property owner failed to notify the assessor of the change to a non-incoming producing property.
   

The Tax Court reviewed the Conhagen and HJ Bailey cases and found that the Conhagen case was more similar to the case at bar and dismissed the taxpayer’s complaint.  The Tax Court followed Conhagen’s holding that a property owner “had a mandatory duty to respond to the tax assessor and a duty to demonstrate that its property ceased to be income-producing as of May 1994.” (emphasis added).
   

The definition of “non-incoming producing” is not as clear as one would think.  If the property generated income at one time and subsequently becomes owner occupied or vacant, the property owner should respond to the Chapter 91 request and advise the assessor of the status of the property.   In light of the continued uncertainty in this area of the law, prudent property owners should respond to the annual Chapter 91 request even if the property does not generate any income.  The response is easy to complete and will provide you with protection in the event a motion to dismiss your complaint is filed.

Modification of Child Support and Alimony Obligations

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Litigants seeking a reduction in these obligations must be aware that an application for a reduction in alimony and child support must prove that a significant chance in circumstances has occurred warranting a modification of support.  While one may initially think that the loss of one’s job certainly must constitute a significant change in circumstances, the Court has long held that temporary changes in income do not serve as a basis to modify child support.   Thus, a litigant seeking a decrease in alimony due to a recent lay-off will likely be unsuccessful because the Court may consider this a temporary change in income.

 

The Court also has the power to impute income to a party that they find to be voluntarily unemployed or underemployed.  A Court may look to potential employment and earning capacity based on the person’s work history, earning history, occupational qualifications, and educational background. 
 


Given these circumstances, it is imperative that a person seeking a reduction in alimony and child support has proof that they have been actively seeking employment and have been unsuccessful.  Copies of job applications, resumes sent to prospective employers, and rejection letters are very helpful in doing so.  In addition, a meeting with an Employment Counselor may strengthen your chances of being successful in your application.
 


In addition, a recent Appellate Decision affirmed a Trial Court’s denial of a modification application based on an alleged decrease in income.  In Donnelly v. Donnelly, the applicant was an attorney whose original child support and alimony obligations were based on an income of $185,000.00.  The applicant cited a decrease in income as the substantial change in circumstances.  Specifically, the applicant stated that he would only earn $50,000.00 in 2007 due to his practice’s deteriorating case load.
 


The Appellate Division found that the Trial Court correctly focused on the applicant’s lifestyle, as evidenced by the Case Information Statement filed with the Court.  The Case Information Statement listed a monthly budget of $11,000, even though the applicant asserted he earned only $100,000.00 per year.  Therefore, the Court found that the applicant was not credible.  The Court also focused on the fact that the applicant had recently purchased a $58,000.00 Lexus and an $800,000.00 home.  The Court found that the applicant was merely seeking to have his children and ex-wife bear the brunt of the luxurious lifestyle.  As such, the Appellate Division affirmed the Trial Court’s decision to deny the applicant’s motion. 
 


It goes without saying that the accuracy and reasonableness of your Case Information Statement is of the utmost importance when filing a modification application.  As evidenced by the Court’s ruling in Donnelly, an inaccurate CIS may itself be a basis for a denial of your application.
 


If you are laid off, unemployed, or have experienced a loss in income recently and would like to apply for a reduction in your alimony or child support obligation as a result, you should consult with an experienced divorce attorney immediately.

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Usefulness of Surveys in Real Estate Purchases

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In addition to physically visiting a property before a purchase, it is a good idea, as well as a requirement of most lending institutions, to obtain a survey of the property.  Surveys are made by licensed surveyors who are subject to certain regulations imposed by the State of New Jersey.  A survey will locate any structures and other above ground improvements on the premises, including fences, identify easements the property is subject to and provide the purchaser with the property's dimensions.

There are numerous reasons for obtaining a survey prior to closing.  One is to determine if there are any encroachments onto the property in question by any structures from a neighboring property, e.g., fences, sheds, driveways, etc. Or, on the flip side, whether there are any encroachments by structures on the property in question onto neighboring properties.  Depending on the type and/or severity of an encroachment, a prospective buyer may seek to have the encroachment corrected before purchasing the property.  In the situation where the property being purchased has a structure encroaching onto a neighboring property, the prospective buyer may be able to obtain title insurance to insure against a forced removal of the structure by a court of law. 

Other information a survey can disclose may be rights of others to the property reflected by recorded easements (such as utility or drainage easements) or by use rather than a recorded document. For example, there may be a dirt roadway or path that has been used by others for a sufficient period of years to create a right to continue to have ingress and egress across the property.

Yet another potential disclosure might be an overlap of a property, based on its deed description, onto adjoining property.  This may raise the potential for a dispute between the owners of these neighboring properties over who actually owns the overlapped area.

In reviewing the survey, the prospective buyer may also be alerted to the true dimensions of the property which may or may not be in conformity with the buyers expectation of what he or she was purchasing.  The actual location of the structures on the lot may also alert a buyer to possible violations of any setback requirements affecting the property which are contained in a  recorded instrument or filed map.

Most contracts for the sale of property require the seller to provide marketable title.  To the extent there are encroachments or overlaps or easements not specifically accepted in the contract, these items may create defects in the title which may need to be addressed prior to closing.

While most prospective buyers obtain a new survey, in certain instances a lender and/or a title company may accept a pre-existing survey provided it is less than 10 years old and there have been no significant changes to the property.  In these instances a seller can provide the buyer with a certification to this effect with the survey.

Stark & Stark Shareholder Presents Seminar to Aid Co-ops and Condominiums in Managing Costs & Risks in Challenging & Uncertain Economic Times - Part 1

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David J. Byrne, Co-Chair of Stark & Stark's Co-Op & Condominium Group, presented materials related to the challenging & uncertain economic times, and how co-ops and condominiums can better manage their costs & risks. More specifically, Mr. Byrne discussed how co-ops and condominiums can solve problems without litigation & legal fees and avoiding litigation. Joining Mr. Byrne in his presentation were Mr. Edward Mackoul, Mackoul & Associates, Inc. and Mr. Stephen Beer, CPA, Czarnowski & Beer, LLP.  Mr. Mackoul discussed how to better manage premiums and minimizing risk.  Mr. Beer discussed audits and how to better preserve funds.  The presentation occurred on January 15, 2009, at the Roosevelt Hotel, in New York City.  The seminar was moderated by Andrea Bunis, President of Andrea Bunis Management. (You can listen to part two of the seminar here)

You can listen to part one of the seminar here.

Quick Tips: Loss of Employment During A Divorce Litigation

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It seems that these days, every time I turn on the news, I hear reports of massive layoffs and market downsizing.  Closer to home, many of our clients who once believed they held stable positions are now finding themselves unemployed.  While losing your job is never a pleasant event, it can be especially troublesome during your divorce litigation.  I offer the following quick tips to continue with an efficient litigation after the loss of your employment:


Full And Complete Disclosure
I understand that it may be embarrassing to inform others of your release.  However, it is critically important to disclose your complete situation to your attorney.  Your counsel will not be able to advise you of the potential impact your change of employment will have on your matter if they are not filled in to the true and accurate picture. 


What do I mean by this?  Full disclosure includes the reasons for your release, the amount and details of the severance package and any other positions/offers that may have been offered to you in lieu of your release.  If you do not feel comfortable communicating the status of your employment to your spouse, conveying accurate information to your attorney is vital for him/her to forward to opposing counsel.



Documentation...Documentation...Documentation
As you can imagine, ex-spouses are often leery of your loss of employment during a divorce litigation.  It is often viewed as a tactic to lower a current or future support payment.  In an effort to combat this presumption, it is very important that you document all of your efforts to regain employment.  Print out all job postings you have applied to, gather information relating to any job recruiters you may have been in contact with and keep a journal of professional contacts you have utilized to secure a position.  While this may seem burdensome, it will save a massive headache if a motion regarding modification/establishment of support is in your future.


Retaining An Employability Expert
With this turbulent job market, it is more difficult than ever to determine a litigant’s true earning potential.  Being that underemployment is always a “hot-button” litigation issue in family law, if you are considering taking a lower paying position due to market demand, or you are unemployed and being imputed income at a level which is no longer reasonable, it is probably in your best interest to engage the services of a vocational expert.  This expert will be able to gauge the true state of the market and provide you with a certified earnings range that is commensurate with your education and experience.  For purposes of litigation, they will produce an expert report and can be called to testify in any potential future litigation.  These experts are often worth their weight in gold because I have found that once this expert report is registered, issues regarding support often find a way of getting settled.

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Chapter 91 Reasonableness Hearings - Good Luck

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This blog continues the discussion on the draconian remedy under Chapter 91 of the New Jersey statutes which allows a municipality to dismiss a tax appeal in the event a property owner fails to respond to a request for income and expense information for a particular property.  We also provided several updates, including some recent decisions concerning the obligation of a property owner to respond to a Chapter 91 request when the property in question does not produce any income.  Despite the best efforts of property managers, sometimes the Chapter 91 request slips through the cracks and does not get answered.  When this happens and a municipality moves to dismiss the complaint, the property owner is left with one remedy: To request a reasonableness hearing pursuant to Ocean Pines Ltd. v. Borough of Point Pleasant, 112 N.J. 1 (1988).  Recently, the New Jersey Tax Court had an opportunity to review the reasonableness hearing standard for a large parcel of property located in Berkeley Heights, New Jersey.  See Lucent Technologies v. Berkeley Heights Township, (December2, 2008).
   

In the case in question, the property owner failed to respond to the Chapter 91 request and was limited to the remedy of a “reasonableness hearing.”  A reasonableness hearing is not a hearing to determine the value of the property, but rather a hearing to determine the “reasonableness of the assessment imposed by the assessor.”  The New Jersey Supreme Court has described such a hearing as:
 

 “The inquire will focus solely on whether the valuation could reasonably been arrived at in light of the data available to the assessor at the time of the valuation.  Encompassed within this inquiry are (1) the reasonableness of the underlying data used by the assessor and (2) the reasonableness of the methodology used by the assessor in arriving at the valuation.”
 

To no surprise, the property owner was not successful in challenging the reasonableness of the assessment.  The primary obstacle in a reasonableness hearing is not only its limited scope, but the legal problem arising from the “presumption of validity”  of the original assessment.   What this means in lay terms is that the data upon which the assessor relied and the assessor’s methodology are “presumed to have been reasonable.”  In light of the presumption, the property owner is required to overcome the presumption by producing evidence that is “definite, positive and certain in quality and quantity.”  Put another way, the property owner must establish that the “assessor acted arbitrary or capriciously in setting the assessments.” 
   

Although the property owner proved that the assessor’s methodology did not include a physical inspection of the subject property, did not include any effort to determine the fair market value of the property, and did not include any accumulation or thorough investigation or current data from the market place, the property owner nevertheless lost his case.  The Court found that the assessor was permitted to rely upon data appearing in the file produced or accumulated by his predecessor assessors without verifying or updating the data, and is entitled to rely upon information and recommendation from the municipal appraisal expert without inquiring as to the basis for the information and recommendations.
   

Although a reasonableness hearing is not impossible to win, the standard is extremely high.  Keep your eyes open for the annual Chapter 91 request and respond in a timely manner.

Moving to New Jersey from another state/country, and have an existing Court Order?

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An out of state Order must be registered in the state of New Jersey to be enforceable.  Once registered, the Order is enforceable in the same manner and is subject to the same procedures as an ordered issued by a Court in the state of New Jersey.  However, it is important to note that the law of the issuing state governs the nature, extent, amount, and duration of support obligations and payment of arrearages.

N.J.S.A. 2A:4-30.103 provides the procedure for registration of orders from other states.  “A party seeking to enforce a support order issued by a tribunal of another state may send the documents required for registering the order to a support enforcement agency of this state.”  Specifically, a support order may be registered by sending in the following documents to the support enforcement agency:

(1)    a letter of transmittal to the tribunal requesting registration and enforcement,
(2)    two copies (including one certified copy) of all orders to be registered, including any modification of an order,
(3)    a sworn statement by the party seeking registration or a certified statement by the custodian of the records showing the amount of any arrearage,
(4)    the name of the obligor, and if known:

a.     the obligor’s address and social security number,
b.     the name and address of the obligor’s employer and any other source of income of the obligor
c.    a description and location of the property of the obligor in this State not exempt from execution

(5)    the name and address of the oblige and, if applicable, the agency or person to whom support payments are to be remitted.
 

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Limited Duration Alimony

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On January 27, 2009, the New Jersey Appellate Division issued an Opinion in the case of Valente v. Valente which shed light on whether alimony should be permanent or of limited duration in an "intermediate length marriage" of 11+ years.  The Court concluded that given the duration of the marriage, the ages of the parties (42) and other factors prescribed by the statute, an award of permanent alimony was not warranted.

 

The case is important to divorcing parties because distinguishing between permanent and limited duration alimony is often unclear in mid-length marriages. The ruling provides guidance with respect to a marriage in excess of ten years being considered of "intermediate length", as opposed to what some attorneys and judges have considered to be of sufficient length to warrant permanent alimony. The legal standards are further complicated by the alimony statute which requires judges to specifically find why permanent alimony is not appropriate before awarding another available type, such as rehabilitative or limited duration alimony.


It is important for divorcing parties to be knowledgeable through their attorneys regarding such issues before making important decisions which will impact their economic futures.

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Stark & Stark Shareholder Quoted in Wall Street Journal Article

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Brian A. Carlis, Shareholder and member of Stark & Stark's Securities group, was quoted in the Sunday February 1, 2009 Wall Street Journal article, Stay Mum When Switching Firms. The article discusses what brokers should, and more importantly, should not do when contemplating switching firms.

 

Mr. Carlis advises any broker considering leaving their current firm to first and foremost, "Tell nobody anything until you resign, particularly clients." Mr. Carlis warns that discussing the possibility of a move with clients before formally resigning is probably the most dangerous thing you can do. You can read the full article online here. (PDF here)

Stark & Stark Shareholder Comments on Bank of America CEO

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Thomas B. Lewis, Shareholder and Chair of Stark & Stark's Employment group, was quoted in the January 13, 2009 Daily Report article, CEO may be rethinking BofA's 'crown jewel'. Mr. Lewis comments on Bank of America Chief Executive Officer Ken Lewis' reputation for not appreciating the nuances of the client-broker relationship, and the other pitfalls Lewis has made over the past several weeks. You can read the full article here (PDF). 


Quick Practical Tips To Avoid Being "Sacked" By An Above-Guideline Child Support Calculation Litigation

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Strahan v Strahan

After the Appellate Division released their decision in Strahan v Strahan, there has been much debate and discussion concerning whether or not that the days of liberal child support awards that exceed the established NJ Child Support Guideline amount have been “sacked” by Justice Parker’s opinion.



For those non-sports fans out there, Michael Strahan was a star defensive lineman for the New York Giants and subsequently, the recipient of numerous lucrative multi-million dollar contracts.  Strahan has recently retired from playing professional football and is currently employed with Fox Sports as a football analyst for their pre and post-game broadcasts.


Strahan and his wife went through a very public divorce in the Summer of 2006.  After 11 days of trial, the Superior Court determined that Strahan was to pay $235,000.00 per year in child support.  This obligation was established in addition to the alimony payments that he was ordered to supply to his ex-wife and amounted to $200,000.00 above the amount established by the New Jersey Child Support Guideline calculation.


Strahan filed an appeal on the grounds that his child support obligation was excessive.  The Appellate Division agreed that the trial court’s calculation of support was indeed excessive and remanded that the lower court reestablish a more accurate determination of support.


In New Jersey, child support obligations are calculated through an established formula that is primarily based on the gross incomes of the parents.  There are certain mitigating or accelerating factors such as health insurance contributions or day care expenses. However, the support obligation is heavily based on the income, or earning potential of the parties.


The New Jersey Child Support Guidelines only establish a support amount for parties that earn less than a yearly combined income of $187,200.  Once the Guidelines are utilized to establish a maximum amount of support, the Court has the discretion to enter an supplemental amount of child support that is commensurate with the additional financial needs of the child(ren).    


While Justice Parker’s decision contains many well-reasoned conclusions of law, I believe that there are two practical tips embedded in his decision that will help an individual that is involved in a case that calls for an “above-guideline” child support award.       


Be Meticulous In Distinguishing Expenses Between The Children And The Custodial Parent
The Appellate Division made it clear that a custodial parent cannot gain a financial benefit beyond what is merely incidental to a benefit conferred to a child through a child support award.  In clearer terms, expenses such as home improvements and lavish vacations may rise above the scope of an incidental benefit to the custodial parent and should not be fully accounted toward the “actual” support needs of the child(ren).  It is understood that a custodial parent will indeed reap the reasonable fringe benefits of a generous child support amount.  However, the Courts will often look at potentially excessive and questionable “child support” expenses forwarded by a custodial parent as a tactic to “backdoor” additional support that is traditionally categorized for alimony-type payments.  This classification from the Court, is one that you will want to avoid at all costs.   


As a practical tip, I suggest that while preparing your case for an above-guideline litigation, you take the time to clearly identify your family’s past expenses for a 36 month period.  Too many of these cases fall off- track because of improper accounting efforts. Once your total family expenses can be identified, it is imperative that you isolate and account for the true and accurate amount of expenses associated primarily with the your child(ren).  Be on the lookout for such expenses such as lessons, tutoring, activities and medical costs.  If your expenses are difficult to dissect, due to the commingling of funds (payment from various sources, such as credit cards and cash) to pay for various activities, I strongly recommend that you engage the services of a qualified forensic accountant to aid your efforts.


Once the expenses have been properly separated between the custodial parent and the child(ren), it is in your best interest to develop a separate Case Information Statement (CIS) for the child(ren).  Accounting for the proper expenses under these established categories will greatly aid your cause for coming to that appropriate level of support above the Guidelines.


Caveat - Don’t forget to attach the supporting documentation for the expenses that you represent on the CIS.  Compiling this documentation may seem burdensome, but it will save you a potential headache if your matter proceeds to trial.


Recognize A Non-Custodial Parent’s Influence On Raising The Child(ren)
While Courts do not disagree that children of high income parents are entitled to various benefits that occur with such position, Judge Parker warns that judges should avoid the pitfalls of over-indulgence when setting above-Guideline calculations.  He even went as far to quote an Oklahoma case in his decision that stated “no child, no matter how wealthy, needs to be provided with more than three ponies”.


Strahan throughout the trial provided testimony regarding his concerns of spoiling his children.  The Court was persuaded by Strahan’s argument that he did not want to provide a lifestyle of excessive privilege to his daughters.  He believed that providing $235,000 per year to his children would lead to this path.  It is clear that Strahan wanted to instill the concept of working hard for financial achievement and in turn, teaching his children the value of money.


His Wife characterized this argument by Strahan as a financially motivated tactic for lowering his support obligation.  However, after reviewing the testimony, the Court was not persuaded that his argument was insincere and made it clear that the non-custodial parent’s reasonable input regarding the activities and privilege of the child(ren) holds substantial weight in above-Guideline litigation.


When preparing for this issue in litigation, I believe it is extremely important to do your homework regarding the past activities and expenses of your children before the separation.  If a very expansive budget was enjoyed by your children during the marriage, you may run into difficulty at trial trying to convince a judge that you now wish to modify the “status quo” of the privilege afforded to your children.  However, the Appellate Division made it clear through this decision that judges at the trial level are to take harder looks into what the reasonable needs of the children really are when both parties cannot agree on establishing a negotiated above-Guideline means of support.


I strongly suggest that if you are involved in an above-Guideline matter, to further explore all relevant factors surrounding the establishment of support, you should consult with an experienced family law attorney to properly address all of the relevant issues.

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Income Averaging in Your Divorce

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When making a determination regarding child support or alimony (i.e. spousal support), each party is required to submit information reflecting their incomes, including current pay stubs, W-2s, and tax returns.  What is important to know is that where a person’s income fluctuates substantially from year to year, such as in situations where a party owns his or her own business or receives varying bonuses or commissions, there is case law in the State of New Jersey supporting the implementation of income averaging. 

Income averaging consists of averaging a party’s last three or five years of income for the purposes of determining his or her income in lieu of simply looking at that party’s year to date income or last year’s tax returns.  This method is becoming more and more important given our current economic climate and incomes, bonuses, commissions have substantially declined over the past year and the unemployment rate continues to increase. 

To determine whether or not income averaging may be beneficial in the calculation of child support or alimony in any individual case, you should consult with an attorney before making application for calculation or re-calculation of any support obligation.

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Employer/Employee Relationships: Non-Compete, Confidentiality and Non-Solicitation Clauses

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During recessionary times, most people are acutely aware of the general business relationship they have with their employer.  Few, however, fully appreciate the legal duties they may owe their employer as a result of documents they signed when they joined the company.  This lack of understanding can lead to problems when employees, frustrated by cut-backs in compensation, decreased wages and general job instability take actions that run “afoul” of the contractual and common law agreements they have with their employers.  Three (3) major pitfalls are outlined below:


Example One:  Confidentiality Agreements
All but a few employers require that new employees sign some form of confidentiality agreement.  This agreement usually comes in the stack of medical forms and other documents that are presented to the employee at or around their first day of work.  Most of these confidentiality agreements require that the employee maintain the confidentiality of information they learn while employed at the company.  This would include company policy information, customer information, financial information, sales information, technological information, etc. which it does not want shared with its competitors.  Employees should use caution against downloading confidential information and removing it from the company’s premises.


Example Two:  Non-Solicitation Agreements

Many companies that hire sales staff require that their sales employees sign a non-solicitation agreement.  The purpose of this agreement is to stop employees from soliciting from customers (whose identities they learned of while employed by the company).  Employers consider sales information to be owned by the company.  Most non-solicitation agreements contain a provision called an “injunctive relief provision” which allows the company to go to Court for an Order that will stop an employee from soliciting any customers whose identities the employee learned of while employed at the company.  These agreements usually contain an attorneys’ fees provision that allows the company to seek an order giving it all the attorneys’ fees the employer accrued to enforce the non-solicitation agreement.  As a result, an employee who violates a non-solicitation agreement can find him or herself unable to contact customers and also responsible for expensive attorneys’ fees.  There is a popular misconception that such agreements are not enforceable.  This is a myth.  Such agreements are generally enforceable in New Jersey to the extent that they are reasonable in scope and are designed to protect a company’s legitimate business interest.


Example Three:  Non-Competition Agreements
This type of agreement is not as ubiquitous as non-solicitation agreements, but it is often used with employees such as scientist and other researchers who have access to sophisticated scientific or technological information.  The affect of such an agreement is to stop an employee from working for a competitor of the former employer for a specific period of time.  While these types of agreements are not generally as easily enforceable as non-solicitation agreements, many courts will enforce these types of agreements if it is shown that as a result of working for the competitor, the employee will “inevitably disclose” sensitive information.  Obviously, this kind of agreement, if enforced, can have a significant impact on the employee.  The employee may be barred from working in the industry that he or she is trained for some period of time.  This can have a devastating economic effect on the employee.


While many of the employees may have forgotten that they signed a confidentiality agreement, most will remember signing a non-solicitation or non-competition agreement.  If the employee is not certain about this, they should take reasonable steps to determine whether or not they signed such agreements.  Many prospective employers will require that employee candidates sign a document stating whether or not they have entered into a non-solicitation or non-confidentiality agreement.  If an employee has concerns about an agreement they signed, or about confidential information that they may have learned, and are unsure how these things effect a potential employment with a new employer or a new business, the time to ask questions is before the employee resigns, not after.  Their best bet is to consult with an employment attorney prior to making mistakes that could prove to be very costly.
 

Squeezed Out By Your Business Partner?

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A minority shareholder can suffer catastrophic damages in a squeeze-out or oppressive situation.  In such a dilemma, the minority shareholder may be deprived of any effective voice in the making of business decisions. Moreover, they could be locked out of the company’s premises, lose their job and be denied access to important information. Without the aid of competent counsel the oppressed minority shareholder could find that their investment in the enterprise is at least temporarily worthless.
 

Fortunately, New Jersey, unlike other states, provides protections for oppressed minority shareholders.  N.J.S.A. 14A:12-7(c).  When the New Jersey Legislature enacted those protections, it recognized that the size and nature of closely held companies, coupled with the fact the relationships tend to be more intimate and intense than in a larger corporate environment could lead to oppression.
 

The purpose of this brief article is to discuss some of the causes of oppressive conduct  and to make recommendations which will hopefully prevent them. Another purpose is to provide those who have been oppressed, or the subject of an unlawful squeeze-out, with the understanding that you are not alone.  Under New Jersey law, you have recourse if you are the victim of oppressive conduct.
 


I. Greed

As might be expected, many squeeze-outs are caused largely to avarice of individuals who see and seize opportunities to enlarge their power and influence and increase their wealth.  Frequently, an unchecked greedy shareholder will seek power and wealth at the expense of others. Because closely held corporations are generally run by “majority rule,” the majority shareholder could take advantage of their majority position.
 

In addition, a shareholder who holds a position of power within a corporation and runs the business like a one-person autocratic manner may cause unrest amongst the shareholders. Obviously, it is inappropriate for an individual to run a business as a one-person show where others are owners.  The autocratic leader may ignore or simply disregard the input or opinions of the other shareholders leading to conflict.

 

Obviously, the commencement of litigation could aid the minority shareholder in fighting back the oppressive conduct of a greedy or autocratic shareholder. So as to avoid costly litigation, it is always prudent to create corporate rules at the time the corporation is created. This will protect the shareholders from a “greedy” or autocratic party.  It is also prudent for the shareholders to take necessary steps to maintain their relationships during the course of their association with the corporation and the other owners.
 

II. Personality Clashes & Family Quarrels.

Many times conflicts between the shareholders are caused by changes in personal relationships amongst them. Oppression often occurs as a result of a change that disrupts a relationship or triggers a family dispute.
 

  1.  Divorce. Divorce frequently causes minority oppression. Because of the size and nature of closely held companies,  business and family relationships often overlap. Family dysfunction can manifest itself in oppressive conduct.  For example, the spouse of a family member who was taken into a family owned closely-held company may get squeezed out once the marriage fails. Moreover, where ownership in a business is one of the assets that has been divided in a divorce setting, a former spouse who as received a minority interest may face oppressive conduct by the former spouse or the business associates of the former spouse who do not welcome the new owner in their midst. Obviously, you should discuss these issues with your matrimonial attorney at the inception of that relationship.  Those important discussions need to continue with your matrimonial attorney throughout the course of the representation. In addition, it is important to carefully chose a matrimonial attorney or law firm who has experience with these delicate and important issues.  My firm, Stark & Stark has professionals who possess the experience necessary to aid you if you are confronted with these issues.
  2. Personal Clashes. Personal clashes often cause minority oppression. Changes in personal relationships caused by misunderstandings, “growing apart,” differences in work ethics and opinions have lead to strife amongst the shareholders. Like marriage, the relationships amongst shareholders require  “work.”  It is unrealistic to expect that shareholders will agree on every decision. The key to avoiding major discord amongst the shareholders which may lead to litigation is to work with one another and to listen to the other’s point of view.  The same strategies employed by a good marriage may help avoid shareholder disputes.


III. The Aging or Ill Shareholder.

An aging or ill shareholder may produce other circumstances conducive to dissension.  For example, a shareholder with diminished mental capacities caused by disease or advanced age may be taken advantage of by one of the other shareholders. Moreover, the diminished owner’s weakness and gullibility may be seized upon and utilized to squeeze-out a third-party.

 

In addition, oppressive conduct may be caused by an aging shareholder who refuses to relinquish control. Like the “greedy” shareholder, an aging founder who is accustomed to running the company the way they wish may regard the corporation as their own property. Sometimes as that person ages they may become more tyrannical.  That, of course, could lead to discontent.

   

To avoid problems caused by the aging or ill shareholder, I recommend that the shareholders discuss and create clear-cut retirement rules, disability and deferred compensation arrangements, which are put into place when the founder and all shareholders are healthy. I also recommend to avoid litigation with the aging or ill shareholder’s family that they know and understand the established rules well before their relative is confronted with diminished capacities.  If there are any questions related to the capacity of the aging shareholder at the time these plans are put into place, it is probably prudent to seek a qualified health care professional who could provide an opinion as to the competency of the elderly or sick shareholder if it is ever questioned.
 


IV. Death Of A Shareholder.

The death of a founder of a business or of a principal shareholder may produce problems which may lead to oppression.  Sometimes, the successor shareholder may want to actively participate while the others may not be willing for  him to join. As discussed above, personality clashes may present the new shareholder and the other participants from working together harmoniously.

   

Whenever a shareholder dies, the decedent’s block of shares may be divided amongst several people, which enhances the chances of an incompatible shareholder acquiring an interest in the company.  The unequal division of a majority shareholder’s stock between the testator’s children may serve as a catalyst for dissension, especially where the terms where unknown prior to the decedent’s death.  

   

To prevent dissension caused by the death of a shareholder it is wise to consider and implement a succession plan.  Often with the aid of a competent attorney like my partners, Rachel Stark, Esquire, Allen M. Silk, Esquire and Henry Van Blunk, Esquire who posses the training and experience in secession planning and may devise tax-friendly plans which can avoid turmoil in the event a shareholder passes.

   

Even if the shares are not divided, the death of a corporate leader could lead to oppression. A new person making decisions in place of the decedent could change the dynamic amongst the other shareholders.  In other words, the death of a shareholder could lead to a “greedy” leader taking control or personal clashes which could effect the dynamics amongst the surviving shareholders. Thus, I recommend that the shareholders discuss who and how the company should be lead if a shareholder were to die.
 


V. Financial Reversals, Personal Vices & Tough Economic Times.
 

Financial reversals and tough economic times often exacerbate problems that otherwise might not have arisen to provoking a squeeze-out.  Tough economic times, like the current recession often lead to discontent amongst the shareholders. Sometimes financial reversals and tough economic times result in a “greedy” shareholder taking more (either openly or by embezzling) than they should to support the lifestyle they established during better economic times. 

   

In addition, personal problems such as gambling, drug and alcohol addiction could lead to corporate dissension.  Addiction often causes problems within the workplace. Reduced effort generally results in decreased profits along with increased tensions amongst the shareholders.  Like tough financial times, addiction problems could result in embezzlement of corporate funds.
 
   

To avoid litigation and conflict, shareholders must be realistic and fair with one another. In addition, companies should establish protocols for addressing personal vices that if left untreated or unchecked could negatively affect the company and its shareholders.
 


VI. Undercapitalization of The Business.
 

In many instances, the undercapitalization of the corporate enterprise produce circumstances conducive to dissension.  Like financial reversals and tough economic times, the undercapitalization of a business could lead to tremendous problems. At the inception of the corporation, the shareholders need to consider how they intend on dealing with the possible need for additional capital and memorialize those agreements in writing.

   

In addition, shareholders sometimes try to characterize capital contributions as “shareholder loans” and seek re-payment of those “loans” during difficult times. The shareholders need to discuss and memorialize agreements when loans may and may not be repaid. Since undercapitalization could lead to discontent amongst the shareholders and other associated problems it is not wise to allow repayment unless the corporation is in a place financially when it may do so.
 


CONCLUSION
   
Minority oppression causes catastrophic damages to the squeezed-out shareholder and the corporation itself. Understanding and discussing the causes of oppression is important at the inception of the corporation and during the course of the shareholders’ relationships, so as to enact strategies to avoid it.

   

New Jersey law affords oppressed minority shareholder of a closely held corporation with a plethora of rights.  If you are an oppressed minority shareholder, you should speak with an attorney who is experienced representing those who were similarly situated.

Bankruptcy Basics for Boards - Chapter 7 Debtors' Liability for Post-Petition Assessments

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With the downturn in the economy, many New Jersey residents are strapped for cash. A possible reprieve for some people is to file for bankruptcy protection. In the past, many unit owners with equity in their units would simply file for Chapter 13 bankruptcy protection.  Chapter 13 protection would allow the debtor to pay their secured debt in-full and their unsecured debt pro rata through a three to five year bankruptcy plan, while keeping current their monthly obligations.  For condominium, homeowners, and co-operative associations (“Associations”), a successful Chapter 13 proceeding would lead to payment in-full, overtime of their pre-petition secured condominium lien, a pro rata payment of any unsecured claim and being kept current with the Association’s monthly assessments.  

Many Debtors Now Filing for Chapter 7 Bankruptcy Protection
However, now many units are “underwater” - meaning that the value of the home is less than the mortgages and liens on the property.  Instead of filing for Chapter 13 protection and attempting to re-pay debts overtime, many debtors are beginning to file for a Chapter 7 bankruptcy liquidation.  In some cases, Chapter 7 debtors have simply ceased paying any post-petition monthly assessments.  When this happens, Associations are left asking:

  • Who’s liable for the post-petition assessments?
  • Will we be paid all secured pre-petition assessments?
  • How does the debtor’s discharge effect the Association?
  • Can we proceed with foreclosure efforts?

   
Following is a brief overview on the Associations’ rights and remedies when a unit owner files for Chapter 7 bankruptcy protection.


The Chapter 7 Discharge
When a debtor files for Chapter 7 bankruptcy protection, they are seeking a discharge of all pre-petition obligations. Generally, the Chapter 7 discharge releases a debtor from personal liability for pre-petition debts and prevents the creditors from pursuit of those debts against the individual debtor. For Associations, this means that it cannot pursue the individual debtor for the any of its pre-petition claims.  Associations can, however, pursue claims secured by collateral, such as Association lien claims. Valid Association liens pass through bankruptcy unaffected, while unsecured pre-petition Association claims are discharged and only paid pro rata if the Trustee finds assets to sell.



Unit Is Property of the Estate at Beginning of Chapter 7 Proceeding
Like a Chapter 13 bankruptcy proceeding, all of the debtor’s property, including interest in the unit, is placed into the bankruptcy estate (the “Estate”). Bankruptcy Code Section 541 defines property (“Property”) very broadly as all legal and equitable interests of the debtor. Included as Property of the Estate is the unit. Acts against the Property of the Estate are prohibited by Section 362 of the Bankruptcy Code (the “Automatic Stay”) and sanctionable.  For Associations, just like in a Chapter 13 bankruptcy proceeding, this means all actions, including collection efforts, such as filing lien claims, foreclosure, seeking judgment and/or wage executions, must cease until otherwise allowed by the court.

 

Chapter 7 Trustee Determines Whether to Abandon or Sell the Unit 
Overseeing this Estate, in a Chapter 7 Bankruptcy, is a Chapter 7 trustee (the “Trustee”).  It is the Trustee’s job to liquidate the non-exempt Property of the Estate for the benefit of creditors, including the Association.  However, in this economy, many units have little or no equity because either the value of the unit fell or the debtors leveraged all the equity.


To determine if equity exists, the Trustee will perform an equity analysis of the unit. Generally, the Trustee takes the value of the unit and subtracts all mortgages, liens, exemptions and costs of sale.  As a rule of thumb, if there is less than $10,000 in equity remaining after the equity analysis, then the Trustee will abandon the unit.  If there is equity in the unit, the Trustee can sell it to pay secured creditors in-full and make a pro rata distribution to unsecured creditors.


More often, the Trustee will abandon the unit because little or no equity exists. When abandonment occurs, the unit is removed from the Estate and placed back in control of the debtor.  Any mortgages or liens, such as an Association lien, that were valid prior to the bankruptcy filing remain intact.  By abandoning the unit, the protections of the Bankruptcy Code cease and the unit may be pursued by the Association.


Mere Ownership in Unit Obligates Debtor to Pay Post-Petition Assessments
A statutory exception to discharge is the debtor’s obligations to pay post-petition assessments.  So long as the debtor has a mere ownership interest in the unit, the debtor is liable for post-petition assessments. The debtor’s liability was clarified by statute in October 2005 when Congress amended Bankruptcy Code Section 523(a)(16):  

(a)     A discharge under section 727,...does not discharge an individual debt for any debt -

(16)     for a fee or assessment that becomes due and payable after the order for relief to a membership association with respect to the debtor's interest in a unit that has condominium ownership, in a share of a cooperative corporation, or in a homeowners association, for as long as the debtor or the trustee has a legal, equitable or possessory ownership interest in such unit, such corporation or lot.
 

(See 11 USC 523(a)(16), Emph added).


Prior to the 2005 amendments, post-petition assessments due to an association were non-dischargeable, so long as the debtor physically occupied the unit or rented the unit. See prior 11 USC § 523(a)(16), pursuant to the Bankruptcy Reform Act of 1994.  See also, Matter of Mattera, 203 B.R. 565, 572 (Bankr.D.N.J. 1997) (chapter 13 debtor’s non-occupancy of an association unit permitted her to discharge post-petition obligations due to the association). The 2005 amendments eliminated these two provisions entirely and added language that mere ownership creates the non-dischargeability of the post-petition assessments.
 


Association’s Rights to Enforce its Obligations
Until the unit is either sold or abandoned, it remains under the protections of the Automatic Stay.  Bankruptcy Courts in New Jersey will permit an Association relief from the Automatic Stay to pursue its interest in the unit, only (i.e lien claim and or foreclosure), if the debtor has not paid approximately three months of post-petition assessments. 



From a strategic and cost standpoint, the Association must make the decision to either expend money and file a motion for relief from the Automatic Stay or wait for the Trustee to abandon the unit.  Although the motion will provide certainty and allow the Association to pursue the unit, the costs may be prohibitive and may not be collectible within the foreclosure action.  Further, Trustees rarely abandon the unit within 90 days of the filing.  Often, the Trustee must confirm the reasonableness of the value of the unit through an appraisal.  This could take six months or more.  With all these factors, it is vital to have effective communications between the Association’s bankruptcy attorney and the Trustee.  These communications can provide the Association information that needs to make the best decision to enforce its rights. 
 


With the increase in Chapter 7 filings, Associations must not only be vigilant to protect their interests, but also strategic in how to protect themselves. Although the bankruptcy process is complex, thoughtful and sound legal advice at the beginning of a bankruptcy case can help address many thorny issues that Associations regularly face as a creditor in a bankruptcy proceeding.  


For more information on an Association’s rights in bankruptcy, please contact Thomas Onder at Stark & Stark in the Creditor’ Rights Group at (609) 219-7458 or tonder@Stark-Stark.com.

Association Permitted to Maintain Construction Defect Lawsuit Against Sponsor after Successful Lawsuit to Compel Sponsor's Production of Plans, Documents and Relevant Information

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Stark & Stark’s Community Association Group successfully represented and represents a condominium in the face of a sponsor attempt to preclude its construction defect case. The New Jersey Superior Court recently found that a condominium association, which was forced to file suit in order to obtain statutorily required documents from its sponsor, was not barred from bringing a subsequent lawsuit for construction defects with respect to the common elements. The sponsor failed to turn over documents to the Association pursuant to the New Jersey Condominium Act (N.J.S.A.46:8B-12.1 et seq.), including architectural plans for the Association's buildings. The Association was forced to file suit to force the sponsor to turn over these documents and plans. After the documents and plans were provided, the suit was dismissed. The Association's experts reviewed the documents obtained in the first lawsuit, including the architectural plans, and determined that several deviations from the architectural plans, details and specifications had occurred during construction, causing water infiltration and damage to the buildings. The Association later filed a second lawsuit against the Sponsor for damages related to these construction deficiencies. In the subsequent lawsuit (Landings at Berkeley Shores Condo. Assoc. v. NVR, Inc. t/a Ryan Homes), the sponsor, NVR, Inc., t/a Ryan Homes, filed a motion for summary judgment claiming that the first lawsuit, and more specifically the fact that the Association was in possession of a preliminary engineering report on the condition of the buildings at the time of the first suit, barred the second lawsuit under the entire controversy doctrine. The New Jersey Superior Court disagreed, finding that although the Association was on notice of certain potential claims at the time of the first lawsuit, it did not have a fair and reasonable opportunity to fully litigate those claims without the statutorily required documents that it obtained via the first lawsuit, including the architectural plans. Therefore, the entire controversy doctrine did not preclude the Association's second lawsuit and thus our client was successful.

 

This is a victory for all New Jersey condominium associations in that the court recognized that it is patently unfair to permit a sponsor to benefit from its own malfeasance. A sponsor should not be permitted to violate the Condominium Act and fail to turnover plans and documents and then use that misconduct to bar a subsequent lawsuit by the Association.

 

To learn more about a condominium's rights to obtain plans and other documents from the sponsor, contact Mark M. Wiechnik, Esquire mwiechnik@stark-stark.com.

Property Tax Assessment Audit - Are You Being Improperly Taxed?

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As a general rule, the common property of a condominium or homeowner association should not be separately assessed by your municipality. However, many associations are paying property taxes on common property as a matter of course, not realizing the property should be assessed at a minimum or no value.  Now is the time to review your tax assessment and determine whether a tax appeal is merited. 

We suggest the following audit procedure:

  1. Look Back at 2008:   Was the community being separately assessed for any common property or area in 2008?  Look for any payments to your local tax assessor and determine why the payments were made.  If no payments were made and the Association has not received any tax assessment notices, the Association is most likely being treated fairly.  However, if payments were made, determine which lot and block were subject to the taxes, who owns the lot, and what the lot is being used for.  This information is necessary to determine if the property can be assessed.
  2. Be Prepared For 2009:  In late January or early February 2009, you should receive an assessment notice which is generally sent on a small card advising you of your assessment for 2009.   If you do not receive your tax card by the end of February 2009, call your tax assessor and ask for a copy.  You will need to know the tax lot and block for the common property when you call your assessor.  If the notice shows an assessment for common property, you need to do the following: A. Review your governing documents to confirm that the common property is specifically identified as common property or common element, subject to restrictions on use and transfers. B. Confirm your type of association - condominium association or home owners association (HOA).  The basis to challenge the assessment varies depending upon the type of association.   Condominiums have the benefit of a separate New Jersey law that prohibits the taxing of common elements, while HOA’s do not have the benefit of a separate law.  HOA’s must rely upon case law that has been developed over the years. C. If your common property is specifically identified as common property and subject to restrictions, you most likely should not be assessed. D.    Calendar the appeal deadline.  The deadline to file your tax appeal is April 1, 2009. If your town sent out the tax cards late, the deadline may be extended.  You can call your tax assessor to confirm the appeal deadline.   
  3. Prepare Your Case Now.  Although April 1, 2009 seems far off, it will sneak up on you quickly.  If your common property was assessed in 2008, it most likely will be assessed in 2009.  Copy your most recent tax bill and send it to your counsel with a copy of the governing documents and a detailed description of the property in question. 

   

Now is the time to make certain your homeowner associations are only paying their fair share of the tax burden and not being subject to the whim of an aggressive tax assessor.  If you need assistance with a tax appeal, call Timothy P. Duggan, Esquire at 609-895-7353, or email him at tduggan@stark-stark.com.  Mr. Duggan is a shareholder of Stark & Stark and specializes in property tax appeals.

Handling, and Protecting the Association, with respect to a Mortgage Company Foreclosure

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Undoubtedly, your community has seen its share of mortgage company foreclosures.  While mortgage foreclosures generally accompany unpaid assessments, and thus may not be welcome, they are in actuality, opportunities for associations.  Knowing what to do, and how to do it, in the face of a mortgage foreclosure is crucial to a community's overall collection policy, and its financial security.  

 

First, a successful and finished mortgage foreclosure results in exactly what an association needs - a paying owner in the unit.  The mortgage company must pay the assessments attributable to that unit from the date of the judicial sale, and/or sheriff’s sale, forward. Thus, depending on the circumstances, a quick and successful mortgage foreclosure and judicial and/or sheriff’s sale is a welcome development.  When an association becomes aware of a mortgage foreclosure in its community, it must file a responsive pleading, or a notice of appearance.  Because the sale is such a crucial date, it is imperative that an association be aware of that sale, when it is scheduled.  By filing papers in the mortgage foreclosure, the association will be given notice of the judicial and/or sheriff’s sale, by the mortgage company.  That association can thus calendar the date and demand assessment payments begin immediately thereafter.  

 

Second, state laws, like Pennsylvania’s community association laws and New Jersey’s Condominium Act, often contain “limited divestiture” and/or “limited lien priority” provisions.  As I am sure the reader knows, a mortgage foreclosure judicial sale extinguishes the association's lien.  Limited divestiture or limited lien priority provides that assessments due for the six (6) months immediately preceding the sale remain due on the unit; meaning, in order to have ownership of a unit free and clear of unpaid assessments, the mortgage company must pay these assessments.

 

Third, in a situation where a unit has kept its value, or enjoyed increased value, or where the underlying mortgage has been reduced - resulting in "equity" - there may be "surplus funds" as a result of the judicial and/or sheriff’s sale.  Surplus funds consist of amounts paid by a sale’s successful bidder above the amount due on the foreclosed mortgage.  Third parties will often bid on units at judicial and/or sheriff’s sales, where they can resell the unit for an amount above what they paid for it, satisfying the underlying mortgage via their successful bid.  Creditors of the unit foreclosed upon, or of the owner of that unit, may petition the court for release of those “surplus funds” to that creditor, which will then be used to satisfy the owner's debt.  So, a unit successfully foreclosed upon could very well yield funds to the association, to satisfy that unit's debt.  The association's claim to these funds is superior to the unit owner's himself.  

 

Fourth, an association under certain circumstances should consider bidding and even purchasing a unit in foreclosure.  If there's equity in the unit, and the association is owed a sum significant enough to justify additional legal efforts, the association can bid on the unit at the sale.  The association would either be the successful bidder and thus be able to easily install a tenant, from which it can generate revenue, or sell the unit.  By bidding at the sale the association, when there is equity, at the very least, the association may help to increase the eventual purchase price, generating surplus funds that can be sought by the association.  It is only by participating in and/or monitoring that foreclosure that the association will be aware of the judicial and/or sheriff’s sale, and its circumstances, and put into play any or all of these strategies.