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

Liability

Under New Jersey law, N.J.S.A. 2A:15-5.1 (the Comparative Negligence Act), for a lawsuit based upon negligence claims, juries are allowed to apportion fault for an accident to multiple parties and assign liability in terms of a percentage of fault to each party. What happens if a plaintiff is assessed a percentage of fault for the accident? As long as a plaintiff is not determined to be more than 50% at fault, the plaintiff can recover damages for their injuries but at a reduced amount based upon their percentage of fault.

If the jury determines that both the defendant (or defendants) as well as the plaintiff, are liable for the accident, it must assess each party’s responsibility, which has to add up to 100%. (N.J.S.A. 2A:15-2). If a plaintiff is determined to be no more than 50% at fault, any monetary award made by a jury in favor of the plaintiff would be reduced by that percentage assessed against the plaintiff.  As an example, if the jury found that both the plaintiff and the defendant were each 50% liable and awarded the plaintiff $100,000 in damages, the verdict would be molded so that the plaintiff’s net recovery would be $50,000. Using this same example, however, if the plaintiff is assessed to be 51% negligent, the plaintiff would recover $0 in damages.

So what happens if there is more than one defendant and each defendant is assessed a portion of fault? From whom can the plaintiff collect? Under N.J.S.A. 2A:15-3, a plaintiff can only recover the percent damage award assessed against that defendant – unless the defendant is found to be at least 60% at fault. Using my example above, if there are two defendants (and assuming no comparative negligence is assessed against the plaintiff) and each defendant is found to be 50% responsible for the accident, then the plaintiff can only recover 50% of the award from each defendant ($50,000 each). However, if liability is assessed 60% against one of defendant and 40% against the other defendant, then the plaintiff can proceed to collect the entire $100,000 award against the defendant who was found to be 60% negligent.

There is an exception to this rule for public entities (i.e., municipalities, counties, public boards, and the State). Negligence claims against public entities are governed by the New Jersey Tort Claims Act (N.J.S.A. 59:1, et seq.) According to N.J.S.A. 59:9-3.1, public entities shall be liable for no more than their share of damages equal to the percentage of the negligence attributable to that entity. Hence, regardless of the percentage of liability assessed against a public entity for negligence in causing or contributing to an accident, a plaintiff is limited to collecting only that percentage of fault assessed against that entity.

Now what happens when a plaintiff does collect the whole award from one defendant because one of the defendants is found to be at least 60%? That’s when contribution rights can kick in. With the filing of their answer, defendants can assert a cross-claim for contribution and/or indemnification pursuant to Rule 4:7-5. Actually, defendants have 90 days after service upon the complaint upon them or upon the party against whom the cross-claim is asserted, whichever is later, to file a cross-claim against that defendant. After that time period, the defendant would have to file a motion and ask the court for permission to file the cross-claim. If a defendant does end up paying more than its “share,” it can try to pursue the co-defendant for that defendant’s percentage of fault assessed against the co-defendant.

By: Ruhani K. Aulakh, Law Clerk
Edited by: Betsy G. Ramos, Esq.

Priscilla Godoy was standing in between two parked cars in a line of several cars on May 5, 2018.  As she was standing in between these cars, a Jeep Cherokee involved in a police chase crashed into a parked car several feet away from Godoy.  The crash caused all the parked cars to collide, crushing Godoy.  As a result of this collision, Godoy sustained fatal injuries.  The issues in Godoy v. Washington, 2023 N.J. Super. Unpub. LEXIS 1170 (App. Div. July 13, 2023) were whether the police officers pursuing the Cherokee were negligent and reckless in their pursuit and whether the police officers engaged in willful misconduct in the apprehension of the Cherokee.

On May 5, 2018, defendant police officers Paul Hamilton and Vanessa Lorenzo were on duty in Newark.  The officers spotted a Jeep Cherokee that was stolen during an armed carjacking earlier that night for which the Newark Police Department had issued a Be on the Lookout Order (“BOLO”).  Hamilton and Lorenzo attempted to stop the car; however, the Cherokee did not stop, so the defendants began a pursuit with Hamilton driving. 

During the pursuit, the police officer’s vehicle traveled at around forty-five miles per hour, while the Cherokee traveled at approximately fifty-five miles per hour.  The pursuit was monitored by a Communications Division Officer and a field supervisor; however, officers Hamilton and Lorenzo did not inform their supervisor of the speed of the Cherokee.

The pursuit lasted approximately ninety-five seconds.  After sixty seconds, the driver of the Cherokee veered off road into a park where the driver went over a speed bump and lost control of the vehicle.  This caused a chain reaction which involved three additional vehicles, pinning Godoy between two of these vehicles.  After Godoy was injured, the driver of the Cherokee fled the scene, but officers Hamilton and Lorenzo did not pursue him.

Godoy’s estate filed suit against the two defendant police officers, arguing that the defendants were negligent and reckless in their pursuit of the Cherokee.  Further, the plaintiff argued that the defendants acted with willful misconduct in not complying with policies while continuing the pursuit.

In deciding to pursue the Cherokee, the defendants were governed by procedures set forth both in the Newark Police Division General Order and the New Jersey Attorney General’s Policy.  Both policies authorize officers to pursue a vehicle when they reasonably believe that a violator has committed an offense and they believe that violator poses an immediate threat to the safety of the public.  Once the officers choose to pursue the vehicle, they must immediately notify the Communications Division of pertinent information, such as the reason for the pursuit, the direction of travel, identifying factors of the vehicle, and the speed of the pursued vehicle. 

The plaintiff conceded that the defendants were justified in their pursuit of the vehicle; however, the plaintiff argued that the officers were in violation of policy when they did not report the speed of the pursued vehicle.  The defendant police officers moved for summary judgment, claiming that under the Tort Claims Act, they were immune from liability.  The trial court granted summary judgment on all counts, holding that the defendants were immune from liability unless there was evidence of willful misconduct.  The lower court further reasoned that there was no evidence of willful misconduct because reporting the speed of the pursued vehicle was not a requirement; rather, it was up to the discretion of the police officers.

On appeal, the plaintiff argued that the trial court erred in granting summary judgment because the plaintiff presented sufficient evidence of the defendants’ willful misconduct.  The plaintiff further argued that the trial court erred in determining that the defendants were entitled to summary judgment based on good faith immunity.

In affirming the lower court’s decision, the Appellate Division first analyzed good faith immunity.  The court upheld that the officers were immunized, looking to state Supreme Court precedent from Tice v. Cramer, 133 N.J. 347, 367 (1993).  There, the Court held that N.J.S.A. 59:5-2 immunizes absolutely all negligence of a public employee when the negligence, combined with the conduct of the escaping person, leads to injury.  The Court set forth a narrow exception in that decision, holding that immunity does not exonerate a public officer from liability if their conduct was outside of the scope of employment or constituted willful misconduct.

To determine whether the narrow willful misconduct exception applied in this case, the Appellate Division again looked to state Supreme Court precedent in Fielder v. Stonack, 141 N.J. 101, 123-30 (1995), which defined willful misconduct in the context of a police pursuit.  There, the Court established a two part test for willful misconduct which required that the public employee disobey a specific lawful command or standing order and that the public employee intended to violate it.

Here, the Appellate Division applied the Fielder test and held that in order for the plaintiff to establish willful misconduct, the plaintiff must have demonstrated that the defendants disobeyed a standing order that required them to report the speed of the Cherokee to Communications and that the defendants knew of the standing order, knew that they were violating it, and intended to violate it.  The Court held that because there was no standing order requiring the defendant officers to report the speed of the Cherokee, there was no willful misconduct on their behalf.  Thus, the Appellate Division affirmed the lower court’s decision to grant the defendants’ motion for summary judgment.

The New Jersey Tort Claims Act provides that “a public entity is not liable for an injury” caused by an act or omission “[e]xcept as otherwise provided by this act.” Under the Act, immunity is the rule and liability is the exception. Posey ex rel. v. Bordentown Sewerage Auth., 171 N.J. 172 (2002). One exception to this immunity under the Tort Claims Act is the provision in N.J.S.A. 59:4-4, which places a duty on a public entity for damages proximately caused by its failure to provide warning of a dangerous condition which “endangered the safe movement of traffic and which would not be reasonably apparent to, and would not have been anticipated by, a person exercising due care.”

A public entity is responsible for warning the public of a dangerous condition on its property. However, the Appellate Division has held that a public entity cannot be held liable under N.J.S.A. 59:4-4 for a condition of a property it does not own, control, or maintain absent actual notice of that specific condition. See DeBonis v. Orange Quarry Co., 233 N.J. Super. 156 (App. Div. 1989) (emphasis added). The important question in DeBonis was whether a public entity could be held liable simply because an accident occurred within its boundaries. The Appellate Division ultimately upheld the trial court’s ruling that failure of a public entity to warn of a dangerous condition that merely lies within its boundaries is not sufficient to impose liability under N.J.S.A. 59:4-4 absent actual notice.

In DeBonis, the plaintiff was injured in a motorcycle accident caused by the presence of many small stones in the roadway that allegedly came from the Orange Quarry Company. The plaintiff sued Orange Quarry Company and H.B. Mellot Estate, Inc. who were involved in crushing and transporting the stones. The plaintiff also sued Essex County as the owner of the roadway and West Orange Township, arguing the Township failed to warn of the stones in the roadway.

The trial court construed the Tort Claims Act to require proof the public entity had actual notice of the dangerous condition where the public entity was not the owner of the property to impose liability. Constructive notice was not sufficient. The Appellate Division affirmed the ruling, holding that West Orange Township did not have actual notice of the stones in the roadway and could not be held liable under the Act.

The Burlington County Superior Court recently granted a motion for summary judgment, submitted by Capehart & Scatchard on behalf of Evesham Township, in a wrongful death lawsuit filed by the estate of a woman who was tragically struck and killed by a vehicle while crossing Route 70 at its intersection with Troth Road in Evesham Township.

The accident occurred at night and Plaintiff (the estate) alleged that the overhead streetlights at the intersection were inoperable, making the intersection too dark for vehicular and pedestrian traffic and thereby creating a dangerous condition under the Act. Numerous entities were sued in addition to Evesham Township.

The State of New Jersey owned and maintained Route 70. The State also owned and maintained the overhead streetlights that were alleged to have been inoperable at the time of the accident. The accident occurred within the boundaries of Evesham Township, but Evesham Township did not own, control, or maintain either Route 70 or the overhead streetlights.

Plaintiff argued that Evesham Township police officers would travel through the intersection where the accident occurred numerous times a shift and would have had countless opportunities to see that the overhead lights were inoperable. However, the trial court held that there was no evidence of actual notice – only constructive notice. The record was devoid of any evidence that any officer, or anyone from Evesham Township, was aware that the overheard streetlights were inoperable before the accident. The only argument made was that the officers should have known the lights were out by the number of times they would have travelled through the intersection. The Court ruled that this “constructive notice” was insufficient. As such, Evesham Township could not be held liable for failing to warn of a dangerous condition under N.J.S.A. 59:4-4 and was dismissed from the lawsuit.

Plaintiff Richard Rauso slipped and fell while at the premises at the United States Post Office in South Bound Brook, New Jersey.  He sued the defendants Post Office and Ofaniyim Holdings, LLC, which owned the property upon which the Post Office is located and leased it to the United States, for injuries suffered in the fall.  The issue in Rauso v. United States of America, 2023 U.S. Dist. LEXIS 94360 (D.N.J. May 31, 2023) was whether the defendants were liable for the plaintiff’s fall, which occurred when he was walking down the Post Office’s cement sidewalk, his foot slipped and he fell onto the adjacent dirt path.

On the day of the accident, the plaintiff arrived at the Post Office and parked his vehicle in the parking lot on the side of the Post Office.  He then walked from the parking lot to the entrance of the Post Office via the cement walkway which connected the parking lot to the entrance.  There was a dirt path adjacent to the cement walkway that plaintiff did not utilize. 

When he exited the Post Office, he used the same cement walkway.  However, it was raining as he walked back towards his vehicle.  As he was walking, his foot slipped and he fell onto the adjacent dirt path.  He broke his ankle as a result of the fall.

The defendants United States and the property owner Ofaniyim both filed for a summary judgment dismissal, arguing that the plaintiff had not made out a prima face case of negligence.  They argued that the plaintiff failed to show that either defendant breached its duty to provide a reasonably safe walkway for the Post Office customers because plaintiff failed to offer evidence that a dangerous condition existed.  Further, the defendants argued that, even assuming the cement sidewalk or the adjacent dirt path constituted a dangerous condition, neither defendant was liable because the danger was open and obvious. 

The District Court applied New Jersey law in deciding this motion.  Under New Jersey law, to establish negligence, “a plaintiff must establish four elements to sustain a negligence action (1) duty of care, (2) a breach of that duty, (3) proximate cause, and (4) actual damages.”  Here, plaintiff contended that the junction of the cement sidewalk and the adjoining dirt path was a dangerous condition due to the unmarked and unsupported several inch elevation change.  Plaintiff’s expert measured a 2” drop from the cement sidewalk surface to the dirt path touching the sidewalk edge.  One foot away from the sidewalk, plaintiff’s expert also measured a 5” drop between the sidewalk and dirt path. 

The District Court noted that New Jersey courts had found that a drop off at the edge of a road or path can, under some circumstances, create a dangerous condition.  However, the mere existence of a drop off or a height differential in the walkway is not sufficient in itself to find a substantial risk of injury sufficient to constitute a dangerous condition. 

The District Court noted that plaintiff’s own deposition testimony contradicted the existence of a dangerous condition.  It was his testimony that the sidewalk itself had no defects or obstructions; it was raining heavier than a drizzle when the accident occurred; he walked along the cement sidewalk to and from the Post Office and viewed the cement sidewalk as safer than walking up the dirt path, which was muddy and wet.  On the way back from the Post Office, he walked close to the right edge of the cement sidewalk such that he was in close proximity to the drop-off and the adjoining dirt path.  It was when he was walking back to the parking lot on the cement sidewalk, he fell and landed on the adjacent dirt path.

Thus, the Court noted the record was clear that the Post Office did provide an adequate cement sidewalk for plaintiff to access its building.  To the extent that the dirt path qualified as a dangerous condition, the District Court noted that the record was equally clear that the condition was open and obvious.  Plaintiff was aware of the condition and he failed to avoid it.  Therefore, the Court found that defendants had not breached their obligations to plaintiff.   Thus, the District Court granted the motion for summary judgment filed by the defendants, dismissing the case. 

Plaintiff Alyssa Molcho was riding her bicycle on Heath Avenue in Ocean Township when she swerved to avoid a car and claimed that her rear tire went into a pothole.  That caused her to fall off her bike and onto the curb, resulting in injuries. The issue in Molcho v. Township of Ocean, 2023 N.J. Super. Unpub. LEXIS 1401 (App. Div. August 11, 2023) was whether the Township could be liable for the condition of its roadway in allegedly causing the plaintiff’s accident.

Prior to the date of the accident, plaintiff had sent an e-mail to the Township’s Director of Public Works, complaining generally about the condition of Heath Avenue.  She sent him a few photographs of potholes in the road but not of the area where her accident occurred.  According to her e-mail, she had contacted public works several times since she moved to the area regarding repaving of the street.

The Director of Public Works responded to plaintiff’s complaint.  He noted that he was aware of the area to which she was referring.  He advised that this area was slated for milling and paving under the Township’s road improvement program.

Ocean Township had a road improvement program for which it would select roads for repaving to be funded out of its budget for capital improvements.  The Township’s engineer would prepare an annual list, based upon inspections performed by the Department of Public Works, grading the Township’s roads on a scale from 0 to 100, with 100 being a perfect road and 0 being the worst road.  This list would then be presented to the Township Manager with a recommendation of the roads to repave, along with the cost estimates for doing so.  In turn, the Township Manager would include the estimates in the Township’s proposed annual budget.  Once the budget was approved, the Township would put the work out for bid.  After the contracts were awarded, the contractor would schedule the work.  This entire process took about two years from inspection to repaving.  This particular road was not repaved until two months after plaintiff’s accident.

At the trial court level, the Township filed a motion for a summary judgment.  That motion was granted by the trial court judge.  The judge found that plaintiff had failed to provide any evidence about this specific pothole that she claims caused her to fall off her bike.  Plaintiff had failed to identify the specific pothole, produced no photos of it, no measurements and any person who saw the pothole in question either before or after plaintiff’s accident. 

The trial court judge held that the plaintiff had failed to establish the existence of a dangerous condition.  For purposes of the motion, however, the judge found that even if the court assumed that plaintiff had presented evidence that the road was in a dangerous condition, she was unable to establish either actual or constructive notice on the part of the Township of the alleged pothole that caused her fall based upon her failure to have ever identified the specific pothole that caused her accident.

The trial court judge rejected plaintiff’s argument that her complaints to the Township about the general condition of her street was sufficient to put the Township on notice. Because she was never able to describe the specific pothole or present evidence describing it, the trial court judge found that “she could not establish the pothole was of such an obvious nature and had existed for a sufficient time to have allowed the Township exercising due care, to have discovered and corrected the dangerous condition.” Without actual or constructive notice of the pothole, the judge found that plaintiff could not establish that the Township’s failure to have patched the pothole and repaved the road sooner was “palpably unreasonable.”

This decision was appealed to the Appellate Division.   The plaintiff argued that the Township had actual or constructive notice of the pothole that caused her fall because it had notice of the general deteriorated condition of the roadway in which plaintiff fell, which was necessitating it being repaved.  Plaintiff argued that the Township “can hardly argue simultaneously that it had no notice of a dangerous condition but nevertheless responded reasonably to it.”

Pursuant to the Tort Claims Act (N.J.S.A. 59:4-2), for a public entity to be liable for an injury caused by a condition of its property, a plaintiff must establish “that the property was in dangerous condition at the time of the injury, that the injury was proximately caused by the dangerous condition, that the dangerous condition created a reasonably foreseeable risk of the kind of injury which was incurred.”  Further, the plaintiff must prove that either an employee of the public entity created that condition or that the public entity had actual or constructive notice of the dangerous condition with “a sufficient time prior to the injury to have taken measures to protect against the dangerous condition.”  Further, this statute states that nothing in this provision shall “impose liability upon a public entity for a dangerous condition of its public property if the action the entity took to protect against the condition or the failure to take such action was not palpably unreasonably.”

The Appellate Division considered the provisions of N.J.S.A. 59:4-2 and upheld the trial court’s decision.  The Court agreed with the trial court judge “that it is difficult to see how a plaintiff could prove a public entity’s property was in a dangerous condition without identifying specifically the property – here, the pothole that caused plaintiff to fall off a bicycle.”  While in prior case law, complaints of neighborhood residents about a dangerous condition may serve to establish actual or constructive notice to a municipality of that condition, one neighbor’s complaint about a dangerous condition in a particular location does not serve as notice of the same or similar dangerous condition at a different location on the street.

Hence, applying this case law, the Court noted that the plaintiff complained about the condition of another area of the street prior to the accident.  Plaintiff’s complaint putting the Township on notice of an alleged dangerous condition of other parts of her street “did not serve as notice of a dangerous condition of the place where she fell.”

The plaintiff attempted to argue that the Township should have notice of the dangerous condition of its street when it is so full of potholes that any of them may cause an injury.  While the Court accepted for argument’s sake “that a residential street would be in a dangerous condition if it had so many potholes that a bicycle rider trying to avoid one would be dashed into another, plaintiff did not establish that Heath Avenue was riddled with potholes or that a crowd of them littered the street at the time of her fall.”

The Court noted that there was not a description or any pictures of the area where plaintiff claims she fell. Hence, the Court found that she failed to establish the existence of an issue of material fact regarding whether there was a dangerous condition of Heath Avenue and the place where she fell. 

Further, the Appellate Division found that even if it was assumed that she had established a dangerous condition and that the public entity was on notice, she “failed utterly to establish that Ocean Township’s act of selecting parts of Heath Avenue for repaving through its road improvement program or its failure to have repaved those parts sooner was palpably unreasonable.”  Under the palpably unreasonable standard, plaintiff would need to supply proof that the Township’s action was “manifest and obvious that no prudent person would approve of its course of action or inaction.”  The Appellate Division found that the plaintiff had failed to meet this standard as well. 

Hence, the trial court decision was affirmed, upholding the summary judgment order granted to the Township.

Plaintiff Shneequa Easterling had been walking on a public sidewalk abutting defendant’s home when she slipped and fell on ice, injuring her neck and back, as well as her right ankle.  She filed a lawsuit against the defendant homeowner, George Johnson, who owned the two-family home abutting the public sidewalk.  The issue in Easterling v. Johnson, 2023 N.J. Super. Unpub. LEXIS 905 (App. Div. June 9, 2023) was whether the defendant homeowner could be liable to the plaintiff for the injuries incurred while walking on the public sidewalk abutting his two-family home. 

Plaintiff contended that the defendant was operating a multi-family rental property and was negligent in failing to warn pedestrians about the ice that existed on the sidewalk next to his property.  She claimed that he failed to keep the premises in a safe condition.

At the trial court level, the defendant moved for a summary judgment, arguing that as a residential homeowner, he had no duty to clear snow and ice from the sidewalk abutting his property.  The trial court judge agreed with the defendant and found that his property was residential in nature and, thus, he had no duty to remove snow or ice on the public sidewalk.

This order was appealed to the Appellate Division.  On appeal, the plaintiff argued that the order granting summary judgment should be reversed because defendant could be held liable for the icy condition of the sidewalk abutting his property, even if it was residential.  She contended that he could be liable if, in clearing the ice and snow from the sidewalk next to his property, he increased the hazard by introducing some element of danger.

The Appellate Division noted prior case law that “absent negligent construction or repair,” the residential property owner “does not owe a duty of care to a pedestrian injured as a result of the condition of the sidewalk abutting the landowner’s property.”  On the other hand, commercial property owners do have such a duty to maintain the sidewalk.

The Court found that there was no evidence in the record that the defendant had made any repairs or otherwise created a dangerous condition on the sidewalk next to his home prior to plaintiff’s fall.  There was also no proof that the defendant’s property was primarily commercial in nature.  The record was devoid of evidence that the defendant had utilized his property for any purpose in the past 40 years as other than his own residence.  There was no evidence that he had rented or generated a profit from any portion of the property.  Thus, the record fairly established that the nature and purpose of defendant’s owner occupied property was primarily residential and not commercial.

Thus, the Appellate Division agreed with the trial court’s order granting summary judgment and affirmed the decision. 

Plaintiff Nancy Valdez was at a multi-story parking garage in Union City, owned by the Union City Parking Authority (UCPA), on December 11, 2017.  She was at the garage to renew her residential parking pass.  Due to a prior snowstorm, snow piled on an upper deck melted and re-froze on the downhill parking ramp.  As she walked on the parking ramp, she slipped and fell.  The issue in Valdez v. Union City Parking Authority, 2023 N.J. Super. Unpub. LEXIS 954 (App. Div. June 13, 2023) was whether the UCPA was immune from liability for injuries resulting from snow removal by a public entity.

The snowstorm, two days earlier, had left about four inches of snow on the ground.  UCPA employees removed the snow and, on the top floor, where the UCPA Administrative Offices were located, they piled it on the sloped deck uphill from the incident site. 

In the days following the storm, due to temperature fluctuations, melt/refreeze conditions occurred.  Because the top floor of the garage had no roof, the snow piled by the UCPA employees melted and the resulting water subsequently froze. 

On the day of the accident, Nancy was there to renew her residential parking pass.  She parked her car on the street and took an elevator to the top floor offices. 

She left the offices of the UCPA and walked along the top floor downhill parking ramp, attempting to exit the garage.  As she walked down the ramp, she slipped and fell on ice and suffered physical injuries.

Thereafter, she sued the Union City Parking Authority to recover for her injuries.  She claimed that the UCPA’s negligence resulted in a dangerous condition at the parking garage. 

After discovery concluded, UCPA filed for a summary judgment, arguing that plaintiff’s claims were barred by the common law immunity from liability for injuries resulting from snow removal by a public entity.  The trial court granted the UCPA’s motion, dismissing the complaint.

Plaintiff appealed to the Appellate Division and argued that the exception to the common law snow removal immunity established for public housing authorities in Bligen v. Jersey City Housing Authority should be applied to the facts in this case.  However, the Appellate Division rejected that argument.

The Court noted that the common law snow removal activities immunity survived the passage of the Tort Claims Act.  The rationale behind this immunity was that: “if liability were to be imposed on a public entity for injuries caused by its snow removal, it would be required to broom sweep the areas from which it removed snow.”  Further, the Court noted that the high cost of such an undertaking could make the expense of any extensive program of snow removal prohibitive.  Because “the public is greatly benefitted even by snow removal which does not attain the acme of perfection of “broom swept streets,” a public entity would not be held liable for injuries arising from its snow removal activities.”

The Bligen decision, dealt with a slip and fall at the Jersey City Housing Authority, when the plaintiff slipped on ice and fell as she stepped off curb into the parking lot of the complex.  In the Bligen case, the New Jersey Supreme Court declined to extend common law snow removal immunity to the Housing Authority.

However, the Appellate Division noted that the Bligen case was a narrow exception to the snow removal immunity. The rationale of the Supreme Court, in not applying the immunity in the Bligen case, was that municipal landlords should be responsible for the reasonably foreseeable consequences of their actions.

Here, the Bligen case did not apply because the Parking Authority was not found to be the equivalent of a public housing authority.  Absent a contrary holding by the Supreme Court, the Appellate Division declined to extend the holding in Bligen to claims raised against any entity other than a public housing authority.

Hence, the Appellate Division affirmed the trial court decision, dismissing the lawsuit against the Union City Parking Authority.

By: Ruhani Aulakh, Law Clerk

Editor: Betsy G. Ramos, Esq.

Plaintiff Philip Pantano, an employee of Container Services of New Jersey (“CSNJ”), was moving a piece of heavy equipment at work.  Lawrence Giamella was also working that day and used a forklift to help move the equipment.  Giamella dropped the equipment on the plaintiff’s foot, causing permanent damage that led to amputation of the plaintiff’s foot.  The plaintiff brought a personal injury action against CSNJ and Marine Transport, Inc. (MT), both of which are owned by the same person.  The dispute in Pantano v. New York Shipping Ass’n, 2023 N.J. LEXIS 597 (June 5, 2023) was whether the question of an employer’s vicarious liability under the borrowed-employee doctrine is a question of law to be decided by the court or a question of fact reserved for the jury.

At the trial court level, the court dismissed the claims against all defendants except for CSNJ, MT, and the companies’ landlords.  The remaining defendants all sought summary judgment, with the court granting both the landlord and CSNJ’s motions.  In its motion for summary judgment, MT argued that it was not Giamella’s employer and thus not vicariously liable for his negligence.  MT argued that although Giamella was on its payroll, Giamella was a “borrowed employee” working for CSNJ at the time of the accident.

At the jury trial, MT moved for judgment at trial pursuant to R. 4:40-1 on the same “borrowed employee” theory it had raised in its motion for summary judgment.  The trial judge reserved judgment on the motion until after the jury verdict and instructed the jury to presume that MT was vicariously liable, as counsel assented to have the court resolve the borrowed-employee argument.  The jury awarded plaintiff damages for pain and suffering, lost wages, and loss of consortium.  Outside of the jury’s presence, the trial judge determined that Giamella was a borrowed employee working for CSNJ and vacated the jury verdict.

Plaintiff appealed the trial court’s decision.  The Appellate Division reversed the trial court and reinstated the jury verdict.  The Appellate Division emphasized that the trial judge erred in reaching a conclusion on the merits of the borrowed-employee question.  Because MT moved for judgment at trial, the judge should have performed a directed verdict analysis in accordance with R. 4:40-1’s requirements.  The Appellate Division applied the directed verdict standard and determined there was substantial evidence to satisfy the plaintiff’s burden under R. 4:40-1.

MT filed a petition for certification to the New Jersey Supreme Court, largely arguing that the borrowed employee question is a purely legal one that should not be decided by a jury.  MT also argued that the Court should not consider how a jury may weigh the factors for borrowed employee determination which the Court set forth in Galvao v. G.R. Robert Const. Co., 179 N.J. 462 (2004).  Rather, the court should decide the issue on a plenary basis.

The Court granted certification solely on the issue of whether an employer’s vicarious liability under the borrowed-employee doctrine was one to be reserved for the jury.  In making its determination, the Court went through several cases that addressed the borrowed-employee doctrine.  Cases dating back to almost a century ago had ruled that a jury rather than a judge was who properly decided the borrowed-employee question.  Since then, the New Jersey courts have consistently held that the borrowed-employee question is presumptively a jury question.  The Court reasoned that although Galvao did not explicitly address the jury’s role in borrowed-employee disputes, nothing in the case changed the traditional allocation of the jury’s role in such disputes.

The Court did note, however, that not all disputes over borrowed-employee status must be sent to the jury.  Specifically, where the evidence is so one-sided that there are no genuine disputed facts, the court may decide the issue without a jury. 

After completing an analysis of the case history, the Court returned to the dispute at hand. The Court agreed with the Appellate Division that the evidence was not sufficiently one-sided that the issue may be decided without a jury.  While the Court would typically remand the issue so it may be presented to the jury to resolve, the Court took the parties’ agreement into consideration.  The parties emphasized that they did not desire a remand; rather, they would accept a reinstatement of the jury’s verdict.

As such, the Court affirmed the Appellate Division’s decision. The Court reinstated the jury’s verdict and held MT vicariously liable for the damages award. 

Plaintiffs, Robert Rogers and Joyce Rogers, entered into a real estate contract to purchase a home “as is” in an age-restricted community from defendants Nora and Christopher Conti.  Ms. Conti had moved out of the property at least a year earlier due to health issues.  The transaction was handled by her son as attorney-in-fact.  The issue in Rogers v. Conti, 2023 N.J. Super. Unpub. LEXIS 679 (App. Div. May 5, 2023) was whether the defendant buyers were entitled to rescind the sale after discovering mold behind the walls just three days after closing.

One year before the property was listed for sale, a leak had arisen in the hallway bathroom.  The seller’s son discovered the leak within 24 hours and made a total repair of the water intrusion, including replacing sheetrock and treating the area with an anti-microbial agent.

When the property was listed for sale a year later, the seller’s son did not disclose the prior leak on the seller’s disclosure form.  The plaintiffs had a professional inspection conducted which did not disclose any issues with the property.  However, three days after the closing, the buyers did discover mold behind some of the walls and asked to rescind the sale.  The sellers did everything to rescind the sale, including stopping the deed from being recorded, returning all proceeds from escrow, and offering to make buyers whole, even offering to cover the broker’s commission.  However, plaintiffs then insisted on consummating the transaction.

Plaintiffs refused to allow defendants to inspect the alleged mold condition and completely renovated the alleged condition, which eliminated any evidence of the alleged mold.  Plaintiffs thereafter filed this lawsuit, alleging breach of contract, civil conspiracy, intentional common law and consumer fraud, and breach of the implied covenant of good faith and fair dealing. 

After discovery was completed, the defendant homeowners moved for a summary judgment, barring plaintiffs’ expert report as a net opinion and barring plaintiffs’ expert from testifying.  The trial court did grant a summary judgment to the defendants.  The trial court judge found that defendants did not make any misrepresentation and also found that plaintiffs’ expert report was a net opinion. 

Plaintiffs argued upon appeal that there were material facts at issue, precluding summary judgment and claimed that the trial court made a mistake by assuming the role of the jury in determining defendants did not make a material misrepresentation of fact relevant to the real estate transaction.  Further, the plaintiffs claimed that if defendants had given proper disclosure of the water leak at the time of the contract, plaintiffs would have proceeded in a different manner by either cancelling the contract or conducting a more extensive inspection of non-visible portions of the property.  Plaintiffs claim that the defendants had an independent duty to disclose the prior year’s leak.  Further, they argued that the judge should have allowed their evidence of a mold-like condition to be presented to the finder of fact as lay testimony under the common knowledge doctrine.

The Appellate Division found that the two critical documents were the sales contract and the disclosure statement.  In the disclosure statement, defendants expressed that they were unaware of any leaks, backups or other problems relating to any of the plumbing systems and fixtures.  The buyers (plaintiffs) expressly affirmed their decision to buy the property “as is” in the sales contract and not based on any representations made by the seller.  The Court noted that when the term “as is” is used in connection with the sale of realty, it acknowledges that the purchaser is “acquiring real property in its present state or condition.”  However, this principle assumes that the seller has satisfied its duty to disclose all latent defects that are not readily observable. 

The Appellate Division pointed out that the disclosure statement asks questions about the present condition of a property, not any prior occurrences on the property.  The previous leak had been fully remediated and was not inquired about and did not require disclosure.  Hence, defendants answered the statement accurately.  The Court found that plaintiffs cannot establish any duty on the part of defendants to disclose an unknown, latent condition, particularly in light of their own professional inspection and that the property was being sold in an “as is” condition.

Upon appeal, plaintiffs did not argue that the trial court made a mistake in determining that the plaintiffs’ expert rendered a net opinion, instead argued that lay testimony should be sufficient on the cause of mold.  The Appellate Division agreed with the trial court decision that plaintiffs cannot prove causation without admissible expert testimony.

Here, plaintiffs could not establish defendants had a duty to disclose an unknown mold condition, much less breach of that duty.  Further, the Appellate Division found that in the absence of an expert report, plaintiffs would not be able to prove that the alleged mold condition was caused by the water leak remediated a year prior to the closing.  Thus, the Appellate Division agreed with the trial court decision in granting summary judgment to defendants and affirmed the trial court decision. 

Defendant homeowners’ dog, Ringo, a miniature bull terrier, bit plaintiff Joseph Bernstein while at their home.  At the time, he was visiting their dog sitter, who was caring for their dog while they were on vacation for two weeks.  The issue in Bernstein v. Nossel, 2023 N.J. Super. Unpub. LEXIS 681 (App. Div. May 5, 2023), was whether the strict liability dog bite statute, N.J.S.A. 4:19-16 applied when defendants had no knowledge that their dog sitter’s friend, the plaintiff, would be coming over to visit her.  Defendants contended that Plaintiff qualified as a “trespasser.”

In this case, plaintiff moved for a summary judgment on liability based upon the dog bite statute.  The trial judge denied both the motion and the plaintiff’s subsequent motion for reconsideration, finding that there was a fact issue whether plaintiff was lawfully on the premises.  That decision was appealed to the Appellate Division. 

Defendant Kerri Nossel had asked Sarah Shore to house-sit for them and care for their dog for two weeks in October 2019 while they and their children vacationed out of the country.  She knew Shore was not married.  She told Shore that a mutual friend named Judy could visit Shore in their home while she was house sitting but she did not tell Shore that she was forbidden from having any other visitors.

Toward the end of her house-sitting assignment, Shore invited plaintiff, her friend, over to the house.  Shore had texted plaintiff, telling him that she was dog sitting and that she was kind of stuck there and would love to have visitors.  Plaintiff understood that she was lonely and wanted to have some company.

When plaintiff arrived at the house, the front door was left open. He played with Defendants’ dog for about 45 minutes, after which, he advised Shore that he was exhausted and needed about 10 minutes to put his head down alone.  Shore told him to go upstairs and lie down in the bed and she would wake him up in 10-15 minutes.

Thereafter, Shore took Ringo out for a walk.  When she went upstairs to wake him up, the plaintiff was still in the bed.  The dog ran into the room, jumped on the bed, clamped his mouth onto plaintiff’s foot, shaking it back and forth.  Ringo bit through and broke plaintiff’s phalanx bone and a second toe.  He was subsequently taken by ambulance to a hospital where he had surgery and stayed for several days. 

Plaintiff filed this complaint, alleging that he had been invited to the defendants’ house by their dog sitter and was lawfully at the home when defendants’ dog repeatedly bit him, causing him severe and permanent injuries.  He claimed that defendants were strictly liable under the dog bite statute, N.J.S.A. 4:19-16.  In order to recover under this statute, a plaintiff must prove the following:

  • The defendant owned the dog;
  • The dog bit the plaintiff; and
  • The bite occurred while the plaintiff was in a public place or lawfully in a private place, including the property of the owner of the dog.

Thereafter, plaintiff filed for summary judgment as to the issue of liability.  He argued that he satisfied the statute’s three elements because defendants owned Ringo, Ringo had bit him, and he had been a lawfully-present guest in defendants’ house.

Defendants opposed that motion, arguing that there was an issue whether plaintiff was a trespasser because based upon plaintiff’s Orthodox Jewish faith and his knowledge of defendants’ faith, he could not reasonably have believed he belonged in their home, yet alone with Shore or in the upstairs bedroom.  Both plaintiff and defendants and Shore were all observant Orthodox Jews and defendants asserted that under Orthodox Jewish law, it “strictly prohibits unrelated single men and single women, like plaintiff and Ms. Shore, from being alone together in a secluded location, like defendants’ home, unchaperoned.”   

While plaintiff admitted that all parties were Orthodox Jews, he contended that the law of “Yichud,” prohibits a Jewish adult from being alone in a closed, locked space with another adult of the opposite gender if they are unmarried and if no other person might unexpectedly enter this space.”  Defendants, on the other hand, understood Yichud “as prohibiting a man and a woman from being together alone in a secluded location if they are unmarried and unrelated.”  Shore’s view of the concept of Yichud was that it was a very grey area in Jewish law that allowed an unrelated and unmarried man and woman to be in the same vicinity in the same house or the same room “as long as someone is able to come in and see what is going on . . . and as long as there’s not an extended period of time that they are in the same room.”

The trial court judge found that plaintiff had established the first two prongs of the dog bite statute.  The judge also found that defendants had not specifically limited the people Shore could invite to the home while she was housesitting, and that Shore had extended an invitation to plaintiff.  However, the judge referenced Yichud and found that “plaintiff’s knowledge of Jewish law raises a triable issue regarding his reasonable interpretation of the invitation” extended to him. Hence, the court found that there was an issue of fact, precluding a summary judgment.

Plaintiff filed an application with the Appellate Division for leave to appeal, which was granted.  Plaintiff argued that he had met all the elements of the dog bite statute and the judge made a mistake in denying his motion.  Further, he argued that the motion judge was confused on the issue of whether plaintiff’s presence in defendants’ home was lawful with the question of whether it was moral under Jewish law, an irrelevant consideration under the dog bite statute.

The Appellate Division disagreed with the motion judge that plaintiff’s knowledge of Jewish law created a genuine issue of material fact as to the third prong of the dog bite statute, thus concluding that the trial court judge made a mistake in denying plaintiff’s summary judgment motion.  Hence, the Appellate Division reversed and remanded the matter back to the trial court. 

The Appellate Division found that the third prong of the dog bite statute, whether a plaintiff was lawfully in a private place was to be broadly construed to “include all those who have express or implied permission to be on the owner’s property.”   That would include those lawfully on the property, including both invitees and licensees (including social guests), but not trespassers and “anyone whose presence is expressly or impliedly permitted on the property should be entitled to the protection of the statute.”

Under the facts of this case, the defendants retained Shore as their house and dog sitter.  They knew she was an unmarried woman but did not tell her she could not have guests and did not limit the type of guests she could have or where the guests could be in their house.  Shore did invite plaintiff over to the house and directed him to nap in the upstairs bedroom and the defendants’ dog bit plaintiff while in defendants’ home.

The Appellate Division rejected the trial court’s decision that the custom of Yichud, essentially converted plaintiff into a trespasser.  The Court pointed out that the record demonstrated that the parties did not have a common understanding or practice.  The Court found that plaintiff “reasonably believed” that the invitation permitted him to be where he was when defendants’ dog bit him.  The Appellate Division noted that “[n]othing in the record demonstrates plaintiff knew or should have known defendants had a different understanding and interpretation of Yichud that he and Shore had.”

Hence, the Appellate Division reversed and remanded for proceedings consistent with their opinion.

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