Justia New Jersey Supreme Court Opinion Summaries

In 2005, U.S. Home Corporation entered into a contract to purchase two contiguous tracts of land, one of which was owned by West Pleasant-CPGT, Inc. Under the contract, West Pleasant and the other landowner were to gain certain approvals permitting development of the properties. Pursuant to the contract, U.S. Home paid advances to the landowners totaling over $1.5 million. As security for the advances, West Pleasant executed a mortgage and note on its property; the other landowner did not. When a contract dispute arose in 2006, U.S. Home sought to terminate the contract and get a return of its total advance. U.S. Home prevailed in arbitration and was awarded a judgment in the full amount of the advance, plus interest. The Appellate Division affirmed the judgment in 2009. When the judgment was not satisfied, U.S. Home commenced foreclosure actions against the properties. The foreclosure proceedings were stayed when West Pleasant and the other property owner filed for bankruptcy. In West Pleasant’s bankruptcy action, U.S. Home moved to dismiss and for relief from the automatic stay. West Pleasant and U.S. Home executed a Consent Order, in which West Pleasant dismissed its bankruptcy proceeding, waived a fair market valuation and its right to object to a sheriff’s sale of its property, and released U.S. Home from any claims in law or equity. U.S. Home never proceeded with any deficiency action against either landowner. Nonetheless, the landowners commenced the affirmative litigation that gave rise to this appeal, seeking a declaration that the arbitration award was fully satisfied, as well as compensation “in the amount of the excess fair market value of the properties obtained by defendant[] U.S. Home over the amount of its outstanding judgment.” The second property owner then assigned its rights to West Pleasant. After trial, the court valued the second property as worth almost $2.4 million and West Pleasant’s property as worth almost $2 million. The court ordered U.S. Home to pay the fair market value of the West Pleasant property, plus interest, and extinguished the arbitration award on the second property. On appeal, the Appellate Division determined that West Pleasant had waived its right to a fair market valuation on its property but that it was owed a fair market value credit for the second property. The Appellate Division remanded the matter to the trial court for recalculation of damages. The New Jersey Supreme Court reversed, finding use of fair market value credit by this debtor to obtain a money judgment against a creditor, in the absence of a deficiency claim threatened or pursued or any objection being raised at the time of the sheriff’s sales, was "inconsistent with sound foreclosure processes and, moreover, inequitable in the circumstances presented." The judgment of the Appellate Division was reversed and the matter remanded for further proceedings. View "West Pleasant-CPGT, Inc. v. U.S. Home Corporation" on Justia Law

Plaintiff Regina Little asserted claims on her own behalf and on behalf of other New Jersey owners and lessees of 1997, 1998, 1999, and 2000 Kia Sephia vehicles distributed by defendant Kia Motors America, Inc., alleging that those vehicles had a defective brake system. The central question in this appeal was whether the trial court properly permitted plaintiff’s theory of damages based on the cost of brake repairs to be asserted classwide, supported only by aggregate proofs. The jury determined that defendant had breached its express and implied warranties and that the class had sustained damages. The jury found that the class members had suffered $0 in damages due to diminution in value but that each class member had sustained $750 in damages “[f]or repair expenses reasonably incurred as a result of the defendant’s breach of warranty.” The trial court granted defendant’s motion to decertify the class as to the quantum of damages each individual owner suffered. The parties cross-appealed. The Appellate Division reversed the trial court’s post-trial determinations, reinstated the jury’s award for out-of-pocket repair costs based on plaintiff’s aggregate proofs, and remanded for an award of attorneys’ fees. The appellate court held that, notwithstanding the jury’s rejection of plaintiff’s diminution-in-value theory, the trial court should have ordered a new trial on both theories of damages, which it found were not “fairly separable from each another.” Although aggregate proof of damages can be appropriate in some settings, the New Jersey Supreme Court considered such proof improper as presented in this case. The trial court erred when it initially allowed plaintiff to prove class-members’ out-of-pocket costs for brake repairs based on an estimate untethered to the experience of plaintiff’s class. The trial court properly ordered individualized proof of damages on plaintiff’s brake-repair claim based on the actual costs incurred by the class members. Thus, the trial court’s grant of defendant’s motions for a new trial and for partial decertification of the class were a proper exercise of its discretion. View "Little v. Kia Motors America, Inc." on Justia Law

The issue before the New Jersey Supreme Court in this appeal was whether a high-end restaurant operated by a for-profit entity, but housed in a building on the Kean University campus, qualified for a local property tax exemption. Gourmet Dining, LLC, owned and operated a fine dining restaurant named Ursino in a Kean University building. In October 2011, the Kean University Foundation, Inc., and Gourmet Dining entered into a Management Subcontract Agreement (MSA), which conferred on Gourmet Dining the exclusive right to operate, manage, and control Ursino. Gourmet Dining agreed to pay the Foundation an annual “management fee” and a percentage of Ursino’s gross revenue. The Tax Court granted summary judgment in favor of Union Township. Concluding that Gourmet Dining had not established that the subject property is used for a public purpose pursuant to N.J.S.A. 54:4-3.3, or that its actual use of the property was for “colleges, schools, academies or seminaries” as required by N.J.S.A 54:4-3.6, the court held that Gourmet Dining was not entitled to tax exemption under either provision. The Appellate Division reversed, relying on a holistic view: the restaurant is located on-campus; University students and their parents regularly dined there; Gourmet Dining’s annual management fees were used for scholarships; many of the restaurant’s employees are students; and the restaurant used produce grown on theUniversity grounds and provides the University with compostable waste. The Supreme Court reversed, holding the arrangement by which Gourmet Dining operates Ursino was taxable as a lease or lease-like interest. The public-benefit-oriented exemption provisions in issue were not intended to exempt the for-profit operator of a high-end, regionally renowned restaurant situated on a college campus, when the overriding purpose of the endeavor was focused on profitmaking. "Gourmet Dining, as the exclusive operator and manager of this restaurant establishment, must bear its fair share of the local real property tax burden." View "Gourmet Dining, LLC v. Union Township" on Justia Law

The Third Circuit Court of Appeals certified a question of law to the New Jersey Supreme Court. The matter before the federal court involved a dispute between a workers' compensation insurance carrier and its insured, a public employer. Both plaintiff, the City of Asbury Park (the City), and its insurance carrier, defendant Star Insurance Company (Star), sought reimbursement of monies paid toward an injured firefighter’s workers’ compensation claim from funds he recouped through settlement with a third-party tortfeasor. The funds available for reimbursement will not cover the full amount paid collectively by the City and Star. The question was whether, under the equitable “made-whole” or “make-whole” doctrine, the City had priority to recover what it paid before Star could recover any of its losses. The Supreme Court answered the certified question in the negative. Under equitable principles of New Jersey law, the made-whole doctrine did not apply to first-dollar risk, such as a self-insured retention or deductible, that is allocated to an insured under an insurance policy. View "City of Asbury Park v. Star Insurance Company" on Justia Law

Defendant Rahsjahn Courtney agreed to a negotiated plea agreement with the State, in which he pled guilty to a first-degree possession of heroin and a distribution charge in exchange for a fourteen-year prison sentence with a sixty-three-month period of parole ineligibility. As a part of the plea agreement, the State agreed not to request a mandatory extended-term sentence for which defendant was eligible under N.J.S.A. 2C:43-6(f). The State alerted the court and defendant that defendant qualified for a mandatory extended term, but it agreed to defense counsel’s offered sentence. Defendant entered a guilty plea under the terms of the negotiated plea agreement. The court imposed the agreed-upon sentence. Defense counsel and defendant both acknowledged their understanding of the terms of the guilty plea and raised no objections regarding defendant’s eligibility for an extended term; the plea form and supplemental plea form reflected that agreement. Defendant, defense counsel, and the prosecutor signed both forms. Despite acknowledging the plea agreement, defense counsel requested a reduced sentence. The sentencing judge denied the request. The Appellate Division affirmed, rejecting defendant’s argument that the sentencing court had discretion to lower his sentence because the State failed to file a formal application requesting the extended mandatory term. The New Jersey Supreme Court affirmed, finding that N.J.S.A. 2C:35-12 did not require a formal application when a prosecutor agrees not to request a mandatory extended-term sentence under N.J.S.A. 2C:43-6(f) yet seeks the benefit of a Section 12 plea agreement. Given the importance of ensuring consistency and accuracy in sentencing, the Court provided guidance for future cases where the State agrees not to request an extended term but still seeks the benefit of a negotiated waiver of the Comprehensive Drug Reform Act of 1987's mandatory sentencing requirements under Section 12. View "New Jersey v. Courtney" on Justia Law

Defendant Javier Torres signed a promissory note (Note) secured by a residential mortgage (Mortgage). Torres defaulted on the Note. CitiMortgage, Inc., discovered that it had lost the original Note but had retained a digital copy setting forth its terms. CitiMortgage assigned the Mortgage and its interest in the Note to plaintiff Investors Bank (Investors). In this appeal, the issue presented for the New Jersey Supreme Court's review was whether Investors could enforce the Note. The Supreme Court affirmed the trial court: Investors Bank could enforce the note. Relying on two statutes addressing assignments, N.J.S.A. 2A:25-1 and N.J.S.A. 46:9-9, as well as common-law assignment principles, the Court held Investors had the right as an assignee of the Mortgage and transferee of the Note to enforce the Note. The Court construed N.J.S.A. 12A:3-309 to address the rights of CitiMortgage as the possessor of a note or other instrument at the time that the instrument was lost, but not to supplant New Jersey assignment statutes and common law in the setting of this appeal or to preclude an assignee in Investors’ position from asserting its rights according to the Note’s terms. Read together, "N.J.S.A. 12A:3-309, N.J.S.A. 2A:25-1, and N.J.S.A. 46:9-9 clearly authorized the assignment and entitled Investors to enforce its assigned Mortgage and transferred Note." View "Investors Bank v. Torres" on Justia Law

The New Jersey Supreme Court addressed whether a defendant facing the same charges as a cooperating witness should have been barred from exploring that adverse witness’s sentencing exposure. Tiffany Taylor, Javon Clarke, and defendant Michael A. Jackson were apprehended and charged with participating in a burglary. Clarke accepted a cooperating plea offer in which he agreed to provide testimony inculpating defendant and Taylor in exchange for a three-year sentence. The trial judge urged modification of the plea agreement, suggesting Clarke’s sentencing exposure be lowered to 180 days in county jail, and probation. The new deal was accepted; Clarke testified that defendant and Taylor participated in the burglary. In an effort to demonstrate Clarke’s bias in favor of the prosecution, counsel for Jackson sought to elicit during cross-examination the sentencing range of three to five years’ imprisonment that Clarke would have faced had he not accepted a plea offer in exchange for agreeing to testify against defendant. The trial court barred defense counsel’s line of questioning regarding Clarke’s maximum sentencing exposure, explaining that such information could improperly prejudice the jury if they heard Clarke’s maximum sentencing exposure on the same crimes as defendant. The trial court permitted defense counsel to elicit testimony regarding only the initial plea offer of three years’ imprisonment and the final plea agreement, in which Clarke accepted 180 days’ imprisonment in county jail, plus probation.Under the circumstances here, the Supreme Court found defendant was deprived of his right to confrontation and denied a fair trial. Judgment of the Appellate Division was reversed, and defendant's conviction was vacated. The matter was remanded for a new trial. View "New Jersey v. Jackson" on Justia Law

Plaintiff Henry Sanchez filed a class action seeking relief based on the Retail Installment Sales Act, N.J.S.A. 17:16C-1 to -61 (RISA). He contended the “initiation fee” charged in defendant Fitness Factory’s gym membership contract, among other provisions, violated RISA. The trial court dismissed Sanchez’s complaint, finding that RISA did not apply to the contract because it was a contract for services. The Appellate Division affirmed. While acknowledging that RISA applied to some services contracts, the Appellate Division found that RISA applied only to contracts that contained a financing arrangement. The New Jersey Supreme Court determined that by its own terms, RISA applied to services contracts. Further, in the statute as written, there was no requirement that a contract include a financing arrangement to be covered by RISA. Judgment was reversed and the matter remanded for further proceedings. View "Sanchez v. Fitness Factory Edgewater, LLC" on Justia Law

Plaintiff Arthur Whelan filed suit against seven defendants, who allegedly manufactured or distributed products integrated with asbestos-containing components. Whelan claimed he was exposed to asbestos dust while working on those products, including their original asbestos-containing components or asbestos-containing replacement components. Defendants contended that Whelan could not establish that his exposure to asbestos was the result of any product they manufactured or distributed, disclaiming any liability for Whelan’s exposure to asbestos-containing replacement parts that they did not manufacture or distribute, even though the parts were incorporated into their products. Whelan countered that it made no difference whether he was exposed to defendants’ original asbestos-containing components or a third party’s asbestos-containing components -- defendants’ duty to warn and liability attached to both. The trial court granted summary judgment in favor of defendants. The Appellate Division reversed, determining that defendants had a duty to warn about the dangers of the asbestos-containing replacement components necessary for the continued functioning of their products and that defendants could be held strictly liable for the failure to do so, provided Whelan suffered sufficient exposure to the replacement components to contribute to his disease. After Whelan appealed, the Appellate Division issued Hughes v. A.W. Chesterton Co., 435 N.J. Super. 326 (App. Div. 2014), which held that a defendant had a duty to warn, regardless of who manufactured the replacement components, because under the facts of that case, “it was reasonably foreseeable . . . that the gaskets and packing would be replaced regularly with gaskets and packing that contained asbestos.” The Appellate Division found that Whelan had “presented sufficient evidence detailing his exposure to asbestos,” either from defendants’ original or replacement components or from a third party’s replacement components, to withstand summary judgment. Thus, the Whelan panel reversed the summary judgment order and left the disputed issues of fact to be resolved by a jury. Finding no reversible error in the appellate panel's judgment, the New Jersey Supreme Court affirmed. View "Whelan v. Armstrong International, Inc." on Justia Law

The Township of Manalapan challenged the condemnation award in favor of defendants entered after a jury trial. The issue was whether the trial court erred in admitting testimony that the condemned property’s highest and best use would require a variance without first determining whether there was a reasonable probability the variance would be granted. The New Jersey Supreme Court concluded evidence that risks misleading the jury into assuming a zoning variance for purposes of calculating a property’s value must not be admitted absent a judicial finding it was reasonably probable that the variance will be obtained. Therefore, the trial court erred by allowing the jury to consider testimony that the highest and best use of the subject property would require a variance without first confirming the probability of securing that variance. View "Township of Manalapan v. Gentile" on Justia Law