Legis Update: 3 day review for rental properties

Written by Mike Pisauro on February 23rd, 2010 in Contracts, Rental Property | No Comments »

A new bill has been introduced in the Senate that will impact how landlords do business.  S1448 if enacted would require all residential leases to contain a three day attorney review provision similar to the one contained in the realtor real estate contracts for the sale of properties.  The bill would require on the top of the first page of a lease the following:

THIS IS A LEGALLY BINDING LEASE THAT WILL BECOME FINAL AFTER THREE BUSINESS DAYS OR ON THE DATE THAT THE TENANT FIRST OCCUPIES THE DWELLING, WHICHEVER IS EARLIER. PRIOR TO THAT TIME YOU MAY CHOOSE TO CONSULT AN ATTORNEY WHO CAN REVIEW AND CANCEL THE LEASE. SEE SECTION ON ATTORNEY REVIEW FOR DETAILS.

The attorney review provisions of the law would not apply to units that are already rented but are up for renewal.  It would also not apply to leases drawn up by realtors because they already contained the required language.

The bill would also require a clause that sets forth the three day attorney review provision.  Given all of the protections that NJ’s landlord tenant laws provide to a tenant I am not sure what more can be negotiated for.  From a landlord’s prospective, it can create havoc.  For example, if a landlord as has 10 unit apartment building, the negotiations under the attorney review provisions, could lead to 10 very different leases.  It would be very difficult to maintain track of all of the differences in the leases and to enforce them.  If the landlord is not careful the negotiated changes in one lease could conflict with the negotiated terms in a neighbor’s lease.  It will be far simpler for a landlord to not negotiate different terms for a lease.  And that is probably what is going to happen.

We will see if this bill moves along in the legislative process.


Legis Update: Bill to benefit contractors, sort of . . .

Written by Mike Pisauro on February 22nd, 2010 in Contracts, Courts, Home Improvement | No Comments »

S1032 sponsored by Connors would allow a contractor or a homeowner to bring a lawsuit in the county where the property is located if the lawsuit is under the Contractor’s Registration Act.  While I am not sure why a contractor would be suing under the act, the act changes the where a plaintiff can file a lawsuit.

Normally, lawsuits over $15,000 are filed in the Law Division of the Superior Court of NJ.  In the Law Division a plaintiff can file suit where they live, where a defendant lives, or where the action occurred.  That would mean a contractor could file suit in Law Division in the county where their business is located.  S1032 does not change this.  S1032 is meant for cases under $15,000.  For cases under $15,000 a lawsuit can be filed in the Special Civil Part.  In the Special Civil Part a lawsuit can only be venued where at least one of the defendants residences.  S1032 is meant to cover these kinds of cases.  The bill statement provides that its intent is for:

Home improvement contractors who are located in the State’s beach communities have found it difficult to pursue lawsuits against homeowners who have defaulted on payments for services rendered because these homeowners do not live in the same counties as their vacation homes.

So under the bill when a contractor does work on a shore house where the owner does not live, they can do not have to go to the county where the owner lives, but can file suit in the county where they did work.  The contractor could have always filed in law division no matter what the amount of damages, but the down side would be that a lawsuit in the law division can take several years before there is trial.  In Special Civil Part the cases move much faster.

Since the bill only applies to non-commercial property, hopefully the courts will not consider purely rental properties as commercial.  If so the bill would not apply and the contractor would be back to either filing in Law Division or filing the lawsuit in the county where the property owner lives.  Another work around would be for the contractor’s contract to provide where a lawsuit may be filed.


Do you know when your contracts end? It may not be when you think.

Written by Mike Pisauro on November 4th, 2009 in Basics, Contracts | No Comments »

We are rapidly reaching the end of the year.  It is probably as good of a time as any to take some time aside from running your business to take a look at your future by taking a look at your past.  What do I mean by that?  Well over the last year or so, you have probably signed many contracts for your business.  You may have signed a contract for janitorial services, a lease on your office space or office equipment.  You may have signed a contract to supply you with widgets to be incorporated in the products you sell to your customers.

You should review these contracts and look at when the contracts will end.  Are you close to the end of the contract?  Even if your contract says it will end on December 31st, that does not mean it will has to or will end on that date.   Many of these contracts will have a renewal clause in them.  These clauses allow the contract to be extended under certain circumstances.  There are at least two different kinds of renewal clause.

One type of renewal clause provides that you can extend the contract.  The clause will likely provide for the length of the additional term of the contract as well as the price increase of for the new term.  In order to be effective you must take an affirmative action to renew the contract.  You must notify the vendor in writing that you wish to extend the contract.  For these types of contracts you have to decide at some point prior to the expiration of the contract whether the price increase built into the renewal clause is more or less than what you could get a new contract with a different vendor.  Obviously if the renewal clause is less than what a new contract would cost you, you would renew the contract.   If the renewable price is greater it is either time for a new vendor or at least a discussion with your current vendor to renegotiate a contract.

The second type of renewal clause is the automatic renewal.  This type of clause provides that the contract will automatically renew if you do not take affirmative steps to inform your vendor that you do not want the contract to renew.  Again you must send a letter to your vendor and notify them that you do not want to renew the contract.

Both kinds of renewal clauses usually have a deadline by which you need to act.  This deadline can be days before the end of the contract or it can be several months before the end of the contract.  You need to know this date.  There is nothing worse to find out that your contract renewed and you are stuck paying more for something than have to because your contract automatically renewed.  Taking a few minutes today can save you lots of the money in the future.


Are your electronic communications at work private or employer property?

Written by Mike Pisauro on October 20th, 2009 in Uncategorized | No Comments »

Last month the New Jersey Supreme Court started the 2009-2010 year.  On the calendar for consideration is Stengart v. Loving Care Agency, Inc.  I wrote about the trial court’s decision and the appellate division’s reversal earlier.

The Supreme Court’s website lists the issue under to consideration as:

Under the circumstances presented, does the attorney-client privilege protect this employee’s emails with her attorney sent through her personal, Internet-based email account while using her employer-issued computer?

It should be interesting to see the decision from the Court.  Will they rule narrowly to protect the attorney client privilege as is suggested by issue under consideration? Therefore, leaving employers free to maintain and view other types of private communications of their employers.  Or will the Court maintain the appellate court’s ruling that the policy must be related to the employer’s reasonable interests?  Or will the Court re-instate the trial court’s decision and leave unfettered an employer’s right to monitor and maintain an employee’s communications.

It will be several months before the Court hears oral argument and renders a decision.  In the meantime what are employers and employees to do?  For employees the solution is simple.  Assume that every electronic communication you have while at work or on a work supplied machine is subject to monitoring and maintained by your employer.  If an employee truly wants private communications they should use their own equipment to have those communications.  In the era of readily available smart phones, netbooks and laptops; having private communications can be had with a little planning and investment.

For an employer the situation is a little more complicated.  First, the employer must have a clear policy in place which has been provided to all of its employees.  Second, the employer must follow that policy and not let the exceptions be the rule.  Third if you choose to monitor and record all private conversations, consult with an attorney before you access and use that material against your employee.

Hopefully the Supreme Court provides guidance and clarity to this issue.


Best Buy Meet the NJ Consumer Fraud Act: Honest Mistakes

Written by Mike Pisauro on August 24th, 2009 in Consumer Fraud | No Comments »

On Wed. August 12, 2009 the Best Buy website listed a 52 inch Samsung LCD TV for a whopping $9.99.  Unfortunately, this was not the price that should have been listed and, upon discovering the error, Best Buy corrected the website and rescinded all of the orders placed using the wrong price, indicating that it will not honor the orders for those who have placed them at that price level.

Now a few NJ lawyers are looking for plaintiffs to go after Best Buy for a violation of the New Jersey Consumer Fraud Act.  For the purposes of this post, I am assuming that the price error was a genuine mistake, it being a typo and not the result of any intent to defraud its consumers.  The question for Best Buy in NJ is whether that honest mistake will subject them to the penalties of the Consumer Fraud Act.

As I have noted in past posts, the Consumer Fraud Act provides:

the act, use or employment by any person of any unconscionable commercial practice, deception, fraud, false pretense, false promise, misrepresentation, . . .in connection with a sale or advertisement of any merchandise or real estate, or with the subsequent performance of such person as aforesaid, whether or not any person has in fact been mislead, deceived or damaged thereby, is declared to be an unlawful practice.  NJSA 56:8-2.

The online price listing was clearly an advertisement of merchandise. It is also, clearly, a misrepresentation of the true sales price at the very least.  News reports indicate that Best Buy does not intend to honor those orders which were made prior to Best Buy learning of the erroneous sales price; therefore, their subsequent performance (i.e., returning the money and not honoring the orders) may be an unconscionable commercial practice.

In addition to showing that Best Buy had an advertisement that was false or misleading the Plaintiffs also have to show that the price was material to the transaction and that the false price induced the Plaintiffs to buy the TV from the store.

If Best Buy is found to be in violation of the consumer fraud act, then they are subject to treble damages and attorney fees.  The damages would be the difference between what the TV was listed for and what Best Buy was willing to sell the TV for or $1,690.00 which is then trebled to: $5,070.  The plaintiffs’ would also be entitled to attorney fees and costs of suit.

But this leaves the question of “can a seller of merchandise make an honest mistake under the Consumer Fraud Act and not be liable?” It is important to note that for there to be a violation of the Consumer Fraud Act, the Plaintiff did not have to show that Best Buy intentionally or knowingly made the mistake in the advertisement.  There must only be shown that that Best Buy placed an advertisement which was not accurate.  It must be remembered that the Act was passed in order to provide broad protections to consumers against sharp practices engaged in by businesses.  Given the broad scope and purpose of the Consumer Fraud Act, there does not appear to be room for honest mistakes.  While everyone makes mistakes, the lesson here is to correct the mistake as soon as possible and honor the deals made prior to the fix.  This will reduce the chance of a lengthy legal battle that could end of paying triple the original cost, plus the plaintiff and your legal fees.

For more posts regarding NJ’s Consumer Fraud Act you can read:


NJ Consumer Fraud Act – What is Merchandise?

Written by Mike Pisauro on August 4th, 2009 in Consumer Fraud | 2 Comments »

In past posts I have written about what the Consumer Fraud Act (CFA) is and to who it applies.  In this post I will look at what kind of items or transactions fall under the CFA.  The first place to look to see what is covered is the statute itself.  NJSA 56:8-2 provides that the act applies to the “sale or advertisement of any merchandise or real estate. . .”    What is merchandise?  The Act defines merchandise as “any object, wares, goods, commodities, services or anything offered directly or indirectly to the public for sale.”  NJSA 58:8-1.

While this is not meant to be an exhaustive list the following transactions have been deemed to fall under the CFA:

  • The sale of computers
  • The sale of cars
  • The sale of a life time membership in a consumer discount program
  • Home improvement contracts for work on an existing structure
  • The sale of pets
  • The sale of real estate through a realtor

The CFA has not been applied to the following kinds of transactions:

  • The sale of securities. Although securities were going to be included when the Act was originally proposed, they were purposely removed – and, therefore, not covered.
  • Attorney services
  • Medical services
  • Construction of a new home.  It does, however, apply to renovations of current homes and to contractors hired by the homeowner to perform work on new construction.
  • Sale of businesses

The CFA also does not apply to the sale of an ongoing business, although there is some question as to whether it may apply to the purchase of a franchise.  According to a NJ Appellate Court case, the sale of a franchise is covered by the consumer fraud act when the sale is not covered by the Franchise Practices Act.  A U.S. Federal District Court for New Jersey and the Third Circuit Court of Appeals, however, have found that the CFA does not apply to the sale and purchase of a franchise.  So, for the sale/purchase of a franchise there may be a question as to whether it is likely the NJ courts would enforce the consumer fraud act.  In other words, the application of the CFA to the purchase of a franchise is likely but not guaranteed.

NJ Courts have consistently applied to the CFA in a liberal manner to provide the full protection of the law to consumers.  While the above list is not an exhaustive list, it does demonstrate that the CFA can cast a wide ranging net on sales activities.  As you plan your sale of your merchandise keep it is very likely that the CFA applies to you.

For more information on the Consumer Fraud Act, please read:

With Consumer Fraud a person really means a person

Consumer Fraud Act and Any Person

Consumer Fraud Act – The Basics


Starting and Running Your Own Business

Written by Mike Pisauro on July 29th, 2009 in Basics, Entity Formation | No Comments »

Back in June I and Rebecca Machinga, an accountant, gave a presentation on Starting and Running Your Own Business: Legal and Accounting Issues for Your Business.  I have upload a copy of my presentation on the legal issues to consider with starting and running your own business.  I hope you find it useful, but remember it or any other document is not a substitute with consulting with professional on your particular needs and situation.


Appellate Division Restricts Company's Computer Usage Policy

Written by Mike Pisauro on July 6th, 2009 in Contracts, Courts, Employee/Employer, Privacy | 1 Comment »

The Appellate Division recently overturned the Trial Court’s decision in Stengart v. Loving Care Agency, Inc. I wrote about this case back in March in “Why it’s important to establish a computer usage/electronic communication policy.” Stengart, the Plaintiff had sent her attorney emails using her own personal web based email account, but used the employer’s computer. After the filing the lawsuit against her employer, the employer was able to forensically recover the emails to the attorney. The Ms. Stengart sought to force the employer to return the emails and disqualify the employer’s law firm based upon violating the attorney client privilege. The Trial Court held that emails sent by an employee to her attorney using her employer’s computer and network was the “property” of the employer and could be used by the employer in the litigation against it by the former employer.

The Appellate Division reversed this decision and held that an employer’s right to the content of an employee’s communications was not unfettered and would not be upheld when it had “no bearing on the employer’s legitimate interests.” The Court also discussed the competing interests between the expectation of privacy between client and attorney versus a company’s interest in monitoring its computer usage.

While not controlling the Court’s decision, the Appellate Division was not clear that the computer usage policy, relied on by the Trial Court, was in place during the time frame the Plaintiff emailed her attorney. Further the Court found the policy, assuming it was in place, was confusing. For example the company acknowledged that employees could use computers for occasional personal use, but never defined or explained the boundaries of personal usage. Then the company provided that all computer usage would be not be private and was the property of the company. Overall the Court found the policy, assuming it was in effect, to be unclear, confusing and conflicting.

In its decision the Court affirmed the right of an employer to unilaterally set the rules and regulations of employee conduct, but noted that this right was not unlimited and had to be reasonable and related to the employee’s duties. Having affirmed employer’s policies in general, the Court had trouble enforcing the alleged computer usage policies of Loving Care because the policies did not seem to have a strong enough relationship to the employer’s legitimate interests. The Court was also concerned that internet access has become so entrenched in our society that people routinely access bank records, file income tax returns, access medical records and other very confidential private activities. And Loving Care’s policy did not account for these realities. The employer had not provided a legitimate interest in ownership over these kinds of personal records.

The Court in reversing the trial court, wrote:

A policy imposed by an employer, purporting to transform all private communications into company property – merely because the company owned the computer used to make private communications or used to access such private information during work hours – furthers no legitimate business interest.

While the Court agreed that companies have an interest to make sure their employers are not engaged in illegal activity using company property, and that the company had a legitimate interest in ensuring that its employees where not distracted from the company business, companies usually did not have an interest in the content of the personal communications.

The difficult thing with this ruling is that the Court did not explain the contours of what an employer could and could not do in monitoring an employee’s computer usage. Instead the Court hinted that this area maybe worthy of legislative direction. Until the legislature acts, the questions for employers are many. Would a Court make a distinction between a company’s claimed ownership over confidential private information versus a company’s monitoring of an employees computer usage. If a company can monitor but not retain, a record of employees’ computer activity, how can a company defend a disciplinary or firing decision if it cannot retain the proof? Also would a court enforce a complete banned on an employee’s use of a company computer system for personal usage?

While the enforceability of any computer/eletronic usage policy will be open for interpretation by the Courts, it is still better to have a well crafted policy in place than not having one at all.


Seminar on starting your own business

Written by Mike Pisauro on May 29th, 2009 in Basics | No Comments »

On June 16, 2009 at 7p.m. I will be holding a seminar dealing with how to start and run your own business.  The seminar is being co-sponsored by the Pennington Business and Professional Association.  It will be held at the Pennington Borough Hall.  We will be discussing the choice of entity type (sole proprietorship, partnership, corporation, or limited liability company), contracts, leases, and other common legal issues of small businesses.  In addition to the legal issues, Rebecca Machinga a partner with WithumSmith & Brown will be discussing common accounting issues involved with selecting your business structure and running your business.

If you plan on attending, I would apprecitate it if you sign up at the Pennington Business & Professional Association’s website.  Registration is free.  If you have any questions regarding the seminar you can contract me at mlp (at) fplegal.com.


Employees, Employers and one legal aspect of Twitter

Written by Mike Pisauro on May 29th, 2009 in Employee/Employer | No Comments »

Last weekend I was invited by Glenn Gabe, SEO guru and author of The Internet Marketing Driver to add a lawyer’s perspective of Twitter.  The question was who “owns” a twitter account an employee or the employer.  Glenn proposed five different scenarios of employees and I provided my legal analysis as to who owns the account.  The full content of the article is on Search Engine Journal here.

Twitter, Facebook, Linkedin, blogs, etc. have or on the verge of remaking many aspects of employer/employee relations and pose so interesting challenges to businesses.  I will take a look in future posts on some additional legal ramifications of Twitter, blogs and other social media forums.