Full Service Law Firm in Mt. Laurel Township, NJ | Capehart Scatchard

Damages

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.

On August 15, 2019, New Jersey Governor Murphy signed two bills into law, which overruled the New Jersey Supreme Court opinion in the case of Haines v. Taft.  In the Haines case, the Court had held that plaintiffs could not seek to recover unreimbursed medical expenses as part of their damages incurred in an automobile accident for amounts less than the standard personal injury protection (PIP) limit of $250,000.  There was some dispute among the courts as to whether the Haines case applied to all automobile accident cases or just those in which only economic damages were at issue.  Regardless, based upon the new laws passed by New Jersey, the Haines v. Taft case has been overruled. 

Governor Murphy signed two bills into law. Both amended the same statute (N.J.S.A. 39:6A-12) but they have different effective dates. To understand these amendments, they need to be read together, along with the Legislative statement that accompanied the second bill, making it clear that the second bill revised the first bill upon the bill’s effective date for accidents occurring on or after August 1, 2019.

Based upon the first bill, S. 2432, plaintiffs can now enter into evidence their medical bills at the time of trial to the extent that they exceed their PIP limit, regardless of whether their PIP limit was the standard $250,000 or something less than that amount.  Specifically, the legislation provides as follows:

All medical expenses that exceed, or are unpaid or uncovered in the injured party’s medical expense benefits personal injury protection limits, regardless of any health insurance coverage, are claimable by any injured party as against all liable parties, including any self-funded health care plans that assert valid liens.

This bill went into effect immediately and applied to all causes of actions pending on that date or filed on or after that date.

As for the companion bill, S. 3963, that bill applies to claims arising from motor vehicle accidents taking place on or after August 1, 2019.  This statute permits plaintiffs to make claims for

,,,all unreimbursed medical expenses not covered by the personal injury protection limits applicable to the injured party and sustained by the injured party, including the value of any deductibles and copayments incurred through driver’s secondary insurance coverage and medical liens asserted by a health insurance company and related to the treatment of injuries sustained in the accident.

But, the major change in this revision of the law is that it provides that medical expenses shall be subject to the current automobile medical fee schedules.  According to the statement that accompanied the bill, the injured party cannot be balance billed for any medical expenses claimed as damages and paid pursuant to the medical fee schedule. 

Also, in any case in which the recovery is for medical expenses only, a prevailing claimant is entitled to reasonable and necessary attorney’s fees incurred by the prevailing claimant in the collection of such medical expenses.            

The term “prevailing claimant” is not defined in this bill but one can expect that plaintiffs’ counsel will make an attempt to obtain attorney’s fees when they settle claims that involve medical expenses only. Hence, when such a case is settled, the defendant/insurance company should be certain that the release includes all claims for attorney’s fees to prevent plaintiffs’ counsel from settling the case and then making a request for attorney’s fees to be paid.

In the published decision of Certain Underwriters at Lloyds Subscribing to Policy PLH-0013397, as subrogee of Laura Lindsey v. Public Service Electric & Gas, 2019 N.J. Super. LEXIS 88 (App. Div. June 17, 2019), the Appellate Division decided whether homeowners who were displaced due to a fire caused by Public Service Electric & Gas were limited to the cost of alternate shelter or whether the homeowners may also seek additional damages based upon their inconvenience due to the loss.  There were seven consolidated cases, all brought against Public Service Electric & Gas (“PSE&G”), in which a jury found PSE&G liable for the occurrence that caused the loss.  Thereafter, the issue remained whether the homeowners were entitled to any additional damages for the loss of use of their property or their inconvenience beyond the cost of alternate shelter during their period of displacement.

These claims arose from a winter storm in February 2014 when a high voltage powerline in Willingboro belonging to PSE&G fell and ignited fires in plaintiffs’ homes.  As a result, they were displaced from their homes for 10 months. The plaintiffs all filed suit against PSE&G.  While their homeowners’ insurance companies reimbursed the plaintiffs for their repair costs and the incidental expenses generated by their extended stays in motels during their displacement, they were not paid for damages due to the loss of use of their homes, emotional distress, and personal injuries. The plaintiffs did consent to a dismissal of all but the loss of use claim.

The trial court bifurcated the issues and, first, PSE&G’s liability was considered. After a jury found PSE&G liable for the occurrence, PSE&G then moved for summary judgment.  It argued that the plaintiffs were undamaged beyond the compensation provided by their insurers. The trial court judge agreed and granted PSE&G’s motion, dismissing the complaints. 

Thereafter, this appeal ensued.  The plaintiffs argued that the trial court judge erred in concluding that they were not entitled to damages for the loss of use of their property or their inconvenience.  In this published Appellate Division decision, the Court agreed with the plaintiffs that they were entitled to further pursue these claims.

The Court concluded that the mere fact that plaintiffs were provided motel rooms and reimbursed meal and transportation costs by their homeowner insurance companies “did not foreclose their right to seek other damages resulting from the loss of the use of their homes or any other reasonable damages caused by the inconvenience.”  The Court noted that damages in such circumstances were not limited to the pecuniary losses which are capable of precise measurement.

The Appellate Division rejected PSE&G’s argument that the plaintiffs’ inconvenience claims were not adequately supported.  The Appellate Division noted some of the plaintiffs’ claims included having to move on multiple occasions, being without personal items of sentimental value for one of the plaintiffs who died prior to trial, having to give birth prematurely to a child during the time of the displacement, generating further inconvenience during the baby’s lengthy hospitalization.

Other plaintiffs described how they were stuck depending on fast food chains for meals because their motel lacked a full service kitchen.  Another plaintiff attempted to replicate her prior existence by buying kitchen appliances but claimed it was not the same.  One of the homeowners claimed that his sleep was affected.  All of the plaintiffs “claimed that they expended time and incurred additional expenses uncovered by insurance when periodically traveling to check on their homes.”

The Court noted that PSE&G could argue that all of these damages may represent “more than fair indemnity” and may be “so extravagant” that they would be beyond the bounds of reason.  However, the Appellate Division held that the plaintiffs would be able to pursue their claims but expressed no view on the compensability of their damages.  The Court stated that would be for a jury to decide.             

Hence, the Appellate Division reversed the summary judgment in favor of PSE&G and the matter was remanded for trial for a jury to decide how much additional damages the plaintiffs may be entitled for such claims.

In four consolidated cases appealed to the Appellate Division, the Court decided whether the plaintiffs, as motor vehicle owners, may recover for an additional reduction in value when their vehicles have become less desirable for resale due to the stigma of them having been damaged in an accident.  In the published decision of Financial Services Vehicle Trust v. Panter, 2019 N.J. Super. LEXIS 28 (App. Div. Feb. 28, 2019), the Appellate Division decided that a motor vehicle owner may recover for diminution of value of the owner’s motor vehicle that was involved in the accident, as long as the proper proofs are presented.

The Court stated that an owner of a motor vehicle (with a damaged vehicle) is not limited to the cost of repair in compensation.  Rather, the Appellate Division stated that “our courts have long recognized that a vehicle owner is entitled to recover the difference between the vehicle’s value before the harm and its value after,  . . . which could, in appropriate cases, involve any other non-speculative impact on the vehicle’s value.”

The Appellate Division noted that the measure of damages might be impacted by other circumstances beyond the mere cost of repair, such as a change in the marketplace, depreciation, and a loss of the vehicle’s use.  Also, measuring damages might be complicated by the owner’s election not to repair prior to bringing a suit.  Regardless, the Appellate Division found that all of these factors can be addressed though the submission of adequate proofs.  These factors would not bar recovery.

The Court noted that with the advent of databases such as CarFax, the public now has the ability to learn whether a vehicle wears the “Scarlet Letter” of an accident history.  The damage caused by such a “Scarlet Letter” is just another factor which varies in value and is recoverable if supported by sufficient proofs.   Hence, as a matter of law, the Appellate Division stated that “we cannot reject plaintiff’s theory that a willing buyer under no compulsion would be inclined to pay less for a vehicle with this so called “Scarlet Letter.”  The Court found that this claim is no more speculative than it is presumable but is merely susceptible to proof.  The owner of the vehicle would remain obligated to persuade the factfinder with proper evidence that the vehicle’s value has been decreased by this stigma.

Hence, the Appellate Division agreed with the trial judge’s holding “that the claim for the diminution in value because plaintiffs’ vehicles bear the “Scarlet Letter” and an accident history was cognizable and an award to redress such a loss was not speculative.”

The Court seemed to be stating that the diminution of value of the vehicle would need to be proven through expert testimony.  Expert testimony was presented in the four cases that were consolidated for this appeal.  Three of the cases ended up having their judgments vacated and remanded for further proceedings due to issues concerning proofs of ownership.  As for the fourth case, however, the trial court judge’s decision was affirmed.

Capehart Blogs

Subscribe to Blog Updates

Categories