In September, 2022, a driver of a truck owned by Defendant G&E Services, LLC (“G&E”) accidentally ran into a commercial building owned by Plaintiff Long Valley Realty Holding, LLC (“Long Valley”). Long Valley sued G&E for the building’s damage caused by the impact, including visible cracking to the building’s bollards, brick facade, adjacent sidewalk, and damage to portions of the roof. The two parties agreed that G&E was liable for the damage and proceeded to a bench trial on the issue of the value of the property damage. Based upon the opinions of two experts, an engineer and a licensed building contractor, Long Valley claimed its damages, the cost to repair the building, was $112,000; with no supporting evidence, G&E argued that cost was only $3,650. The trial court found Long Valley did not sufficiently prove the cost of the damages and awarded Long Valley damages of the lower amount. Long Valley appealed. The issue before the Appellate Division in Long Valley Realty Holding, LLC v. G & E Servs., LLC, 2026 N.J. Super. Unpub. LEXIS 461 (App. Div. Mar. 13, 2026), was whether the trial court properly determined the lower damages award.
At trial, Plaintiff’s engineer presented his opinion as to the scope of the damage, admitting that some of the condition of the building pre-existed the accident. Plaintiff’s contractor provided an estimation of replacement costs and repair costs, including a replacement of the entire roof, concrete work to the bollard and sidewalk, and structural repair to the cracked facade. Though agreeing that the roof had been towards the end of its useful life, his analysis evaluated the cost of these repairs at $112,000. G&E provided no expert testimony, and proposed the $3,650 cost of the repairs with no source of support. The trial court expressed concern that neither of Long Valley’s experts itemized the cost to perform the proposed repairs, and there was some disagreement between the two as to what damage was caused by the accident. Further, the court found that without an itemized list of repairs and their proposal of one gross figure of $112,000, it was forced to speculate how to apportion that full figure amongst the roof, the bollards, the facade, and concrete. As a result, though admitting that a higher award was likely correct, because it only had two values on which to rule, the trial court awarded Long Valley $3,650 in damages – finding that Long Valley’s full $112,000 damages claim was a “severe overreach.” The court likened its determination to a professional baseball arbitration, where the two sides propose a figure, and the arbitrator must pick one.
The Appellate Division disagreed. Though handcuffed by the limited review of a trial court’s finding of fact in a bench trial, it found that and because compensatory damages are meant to compensate a plaintiff for their actual injury or loss, while the plaintiff must provide a reasonable estimation of damages, that estimate does not need to be certain. It decided that when a plaintiff clearly sustained some damages, any uncertainty as to the amount of those damages will not preclude them from a reasonable recovery. In this case, where neither side proposed a repair estimate that contradicted that of Long Valley, indeed G&E did not even provide one at all, the trial court’s reliance on G&E’s lower figure was unreasonable. Further, the appellate court disagreed with the baseball arbitration analogy, particularly when G&E’s valuation lacked any foundation may have complicated the court’s ability to analyze the value of the loss, there are methods to arrive at a reasonable estimate; there was no “binary choice” between one or the other. However, because it expressly noted it was not dictating a result, the Appellate Division stopped short of awarding Long Valley its full valuation of damages. Instead, the court vacated the trial court’s award of $3,650 and asked it to consider the evidence in front of it, and nothing else, and arrive at an appropriate calculation of damages.