Game Changing National Association of Realtors Antitrust Settlement – What Real Estate Professionals Need To Know

By Seth M. Rosenstein

August 17, 2024 was a date of unprecedented and monumental change in America’s real estate industry. On that date, many practices that were standard operating procedure for decades among real estate professionals were forever discarded and replaced as part of a landmark settlement that resolved a high-profile antitrust lawsuit.

For real estate agents and brokers of record, understanding and complying with the National Association of Realtors’ (NAR) new mandatory national Multiple Listing Services (MLS) policies as to disclosure, commission, incentive, documentation, and training is non-negotiable.  Failure to follow the new protocols can have dire consequences and put licenses and livelihoods at risk.

The NAR posted extensive information and FAQs on its website that dive deep into the nuances and details of what is now required of agents and brokers of record. The three most significant changes, however, relate to compensation structures and transparency about broker compensation. Here is the NAR’s description of its new policies in this regard:

Offers of Compensation Prohibited on Multiple Listing Services 

Multiple Listing Service  participants, subscribers, and sellers are prohibited from making any offers of compensation on an MLS to buyer brokers or other buyer representatives. Additionally, an MLS must eliminate all broker compensation fields and compensation information, and it may not create, facilitate, or support any non-MLS mechanism for participants, subscribers, or sellers to make offers of compensation to buyer brokers or other buyer representatives.

Disclosure of Compensation

MLS participants and subscribers must:

  • Disclose to prospective sellers and buyers that broker compensation is not set by law and is fully negotiable. This must be included in conspicuous language as part of any listing agreement, buyer written agreement, and pre-closing disclosure documents.
  • Conspicuously disclose in writing to sellers and obtain the seller’s authority for any payments or offer of payment that the listing participant or seller will make to another broker, agent, or other representative (e.g., real estate attorney) acting for buyers. This disclosure must include the amount or rate of any such payment and be made in writing in advance of any payment or agreement to pay.

Written Buyer Agreement Required Before Touring a Home

Agents working with a buyer must enter into a written buyer agreement before touring a home in person or through a live virtual tour. To comply with the terms of the settlement, a buyer agreement must:

  • Specify and conspicuously disclose the amount or rate of any compensation the MLS Participant will receive from any source or how this amount will be determined.
  • Set forth an amount of compensation that is objectively ascertainable and not be open-ended. 
  • Include a statement that MLS Participants may not receive compensation from any source that exceeds the agreed-upon rate with the buyer.
  • Disclose in conspicuous language that broker commissions are not set by law and are fully negotiable.

What Realtors and Brokers of Record Need To Do Now

Failure to follow the new requirements can lead to a host of negative consequences, from hefty fines to NAR sanctions to losing professional licenses. Broadly speaking, industry professionals should take several steps to modify their practices and institute training and education programs to ensure they comply with the new requirements:

  • Training and Compliance: The settlement mandates that the NAR and its affiliates implement training programs to educate agents and brokers about the new rules and compliance requirements.
  • Monitoring and Enforcement: The settlement requires regular audits and the establishment of a compliance committee to oversee adherence to the new rules. 
  • Adjustment of Commission Structures: The prohibition against setting minimum commission amounts for buyer’s agents may require brokers of record to reevaluate their commission structures and policies. 

If you are a New Jersey real estate professional and have questions about the new requirements brought about by the NAR settlement, please contact Ansell.Law Partner  Seth M. Rosenstein. Our team of experienced attorneys often address issues facing the industry and counsel real estate professionals, on an issue-raised basis and as part of ongoing training, compliance and Q&A sessions.

 

Amendments to New Jersey’s Open Public Records Act May Prejudice Those Involved in Legal Disputes and Undermine the Law’s Purpose

By David J. Byrne and Nicole D. Miller

Every level of government possesses a treasure trove of information. Each New Jersey municipality and state agency is supposed to keep copious records relating to things like interactions with the public, police reports, permit applications, zoning variance requests as well as internal documents reflecting governmental decision-making. For many, many years, by virtue of New Jersey’s Open Public Records Act (“OPRA”), some of those records have been open to the public.

Recently, New Jersey’s legislature amended OPRA.  Unfortunately, those amendments may make it much harder for parties anticipating, or involved in, legal disputes to get access to evidence they need to support their claims or defenses. 

How OPRA Relates to Litigation and Legal Disputes

While not obvious at first glance, the recent amendments to OPRA are extremely significant to individuals and businesses involved in litigation, other legal proceedings, or potentially exposed to either. 

Legal proceedings often involve “discovery.” “Discovery” is the process of requesting, and exchanging, information and documents relevant to the dispute. Discovery also often involves subpoenas or requests to third parties that may have documents or information that neither litigant possesses. 

Sometimes, a local governmental body or state agency is such a third party. There are many types of matters in which governmental records can play a critical role: land use, real estate and/or development-related disputes and construction defect litigation, to name a few.

The Problem With the Recent Amendments to OPRA

Before the recent amendments to OPRA, a party involved in litigation could use OPRA to get such records.  Now, such a party may be limited to the use of subpoenas.

For example, the revised OPRA, which goes into effect on September 3, 2024, provides, in part, that:

  • Parties to a legal proceeding are not entitled to government records via OPRA if the record sought is within the scope of any court order in that proceeding or is within the scope of a pending litigation discovery request. 
  • Public agencies are not required to respond to a request if it “does not identify specific individuals or job title or accounts to be searched, a specific subject matter, and is not confined to a discrete and limited reasonable time period.” This creates a Catch-22 for requestors who likely could only obtain such detailed information from the very records they are seeking.

As noted, these amendments may unnecessarily increase the costs associated with procuring records from the government by forcing the use of subpoenas.  These amendments also appear to undermine the public’s “right to know.” After the amendments to OPRA become effective in September, we will have a better sense of their impact on legal proceedings and the public in general. 

If you have questions or concerns about OPRA and these recent amendments, please contact Nicole Miller or David Byrne at Ansell.Law.

Andrea B. White Attains American Academy of Matrimonial Lawyers Arbitrator Qualification

Ansell.Law is pleased to announce that partner Andrea B. White has earned the qualification to be a matrimonial arbitrator. She joins an elite group of attorneys nationwide who have been accepted and successfully completed the training through the American Academy of Matrimonial Lawyers Arbitration Training Institute.

This latest certification follows Andrea’s endorsement to serve on the New Jersey Judiciary Roster of Mediators for Economic Mediation in Family Matters, with a qualification for domestic violence cases. Andrea’s additional certifications provide clients with a range of practical solutions to meet their specific needs in all aspects of family law matters.

A veteran family law attorney, Andrea cultivated her practice in the highly specialized discipline of divorce, custody, parenting time, child support, alimony, and domestic violence. In recognition of her many years of volunteer service, Andrea was recently re-appointed to the New Jersey State Bar Association’s (NJSBA’s) Membership Committee for the 2024-2025 term. Andrea is an emeritus member of the NJSBA’s Family Law Executive Committee and is dedicated to enhancing the New Jersey legal community. 

Ansell.Law Welcomes Thomas Gironda

Ansell.Law is pleased to announce that Thomas J. Gironda, Esq. has joined the Firm’s Corporate, Finance & Banking Department. Gironda has a breadth of experience handling mergers and acquisitions, entity formation, corporate governance, and complex commercial transactions. Gironda also routinely handles public offerings, private placements, and securities compliance matters. That experience will help support many of the Firm’s clients, including the Commercial Real Estate and Controlled Substances and Regulatory Law Departments. His legal prowess enhances the Firm’s capabilities to meet growing client demand in these areas.

“Thomas brings tremendous knowledge across a broad scope of business transactions, and his private equity and venture capital skills are superb,” said President and Managing Shareholder Michael V. Benedetto. “A terrific attorney, we’re thrilled to have his significant talents in our Firm.”

Before joining the Firm, Gironda was an attorney at a highly regarded AmLaw 200 regional firm handling general corporate matters. Prior to being admitted to the Bar, he participated in the Ansell.Law Summer Associate program.

Anthony D’Artiglio Recognized in 2025 Edition of Best Lawyers

Ansell.Law is pleased to announce that Anthony D’Artiglio has been named in the 2025 Edition of The Best Lawyers in America®. Recognized for his work in business litigation and bankruptcy, D’Artiglio is named among New Jersey’s Ones to Watch.*

D’Artiglio is a partner and the litigation team leader in our Woodland Park office. He litigates a wide range of commercial matters from inception through trial, including commercial lease disputes, class actions, Consumer Fraud Act claims, corporate/shareholder disputes, employment disputes, and secured property actions. He also regularly represents creditors in bankruptcy matters. His diverse practice includes Bankruptcy, Controlled Substances and Regulatory Law, and Labor & Employment Law matters.

Best Lawyers’ listings, published since 1983, are based on merit and comprehensive peer review. Their methodology captures the consensus opinion of leading lawyers about the professional abilities of their colleagues within the same geographical and legal practice areas.

*No aspect of this advertisement has been approved by the Supreme Court of New Jersey or the American Bar Association.

Melanie Scroble Named Among 2024 Top Women Leaders in Law

Ansell.Law is pleased to announce that Women We Admire has included Melanie J. Scroble in the Top Women Leaders in Law for 2024. As an organization focused on executives and leaders in the United States and Canada, Women We Admire highlights today’s women in business, law, medicine, entertainment, sports, motherhood, and many other fields.

Melanie is a shareholder and a member of the Commercial Real Estate, Corporate, Finance & Banking, and Residential Real Estate departments. A leader within the Firm, Melanie serves as the on-site managing shareholder of the Firm’s Woodland Park office. She has amassed an impressive track record over 25 years and become a trusted advisor for clients nationwide.

Specializing in complex commercial real estate matters, Melanie has successfully closed a wide range of real estate transactions, including acquisitions, dispositions, leasing, and financing of various commercial properties across the country. Her expertise lies primarily in shopping centers, retail pads, multi-family apartment buildings, 1031 exchange transactions, and commercial financing and lending. Whether working with national REITs or first-time investors, Melanie is adept at building lasting relationships with her diverse client base. In addition to her practice, she is actively involved with the International Council of Shopping Centers and has been a roundtable speaker at their annual Law Conference.

As New Jersey’s cannabis industry has grown, Melanie has also developed niche experience navigating the challenges surrounding retail leasing matters. She is a valued member of the Firm’s Controlled Substances and Regulatory Law practice group.

Ansell.Law Obtains Huge NJ Supreme Court Victory for Condo Association In The Face of a Former Board Member Seeking Indemnification and Attorney’s Fees for a Lawsuit He Started

How To Interpret Indemnification Clauses As Well As Bylaws Provisions

Those who serve on condominium or community association boards must have indemnification with respect to lawsuits filed against them personally related to their board service. Most association bylaws contain provisions that provide such protections. However, most of those provisions are almost universally drafted as shields for board members, not as a vehicle for recovering attorney’s fees a board member incurs in a lawsuit they file against the board. 

Such provisions were the subject of a recent New Jersey Supreme Court decision, Patrick Boyle v. Carol Huff, et al. In Boyle, Ansell.Law attorneys represented certain members of Ocean Club Condominium’s board, each of whom had been sued by Patrick Boyle. Ansell.Law attorneys also represented Ocean Club itself against Boyle’s attempt to have Ocean Club reimburse the attorney’s fees he incurred to secure reinstatement to the board. The Court’s ruling in Boyle v. Huff saved the condominium from a judgment that could have exceeded $750,000.00. The ruling also highlighted how indemnification-related provisions should be both amended and interpreted. 

Case Background

Patrick Boyle, a unit owner of the Ocean Club Condominium in Atlantic City, was removed from the condominium board by the board’s other members, relying on new government regulations. Boyle successfully challenged his removal in court. He also sought indemnification for his attorney’s fees and costs incurred in order to make that challenge, relying upon the indemnification provision in the association’s bylaws.

That provision reads, in relevant part, as follows:

The Trustees and officers shall not be liable to the Unit Owners for any mistake of judgment, negligence or otherwise, except for their own individual willful misconduct or bad faith. The Association shall indemnify every Trustee and officer. . . against all loss, costs and expenses, including counsel fees, reasonably incurred by him in connection with any action, suit, or proceeding to which he may be a party by reason of his being or having been a Trustee or officer of the Association except as to matters as to which he shall be finally adjudged in such action, suit or proceeding to be liable for willful misconduct or bad faith.   

The trial court interpreted that provision as allowing for Boyle’s recovery even though his fees and costs were incurred solely because of a lawsuit that he, himself, commenced and pursued. The appellate court affirmed, and on behalf of the association, Ansell.Law sought review by New Jersey’s Supreme Court.

Ambiguous Indemnity Provisions Exclude Coverage for First-Party Claims

The fundamental issue before the court was whether an indemnification provision provides for the recovery of attorneys’ fees in a first-party claim, such as here, where Boyle, the party to be indemnified, filed a claim against Ocean Club, the indemnifying party – as opposed to a lawsuit filed by a third party, like a unit owner suing Boyle agreeing to indemnify — as opposed to a claim involving a third party, where a unit owner sues Boyle with respect to his role as an Ocean Club trustee. 

In Justice Noriega’s unanimous decision, the Court reversed the appellate court. It held that the indemnification provision at issue was ambiguous as to first-party claims. Under rules of contract construction, ambiguities in indemnification provisions must be strictly construed against the indemnitee (Boyle). Accordingly, the Court held that “Contrary to the conclusion reached by the Appellate Division, we cannot presume first-party coverage in the absence of language precluding it; rather, there must be affirmative indicia of the intent to indemnify to overcome the presumption that parties will each pay their own way.”

The Court concluded that “indemnification may also apply to first-party claims if that is the clear intent of the parties as expressed by their deliberate word choices when drafting contracts.” (emphasis added) It stated further that “Those word choices will govern whether an indemnification provision supports a first-or third-party claim for damages.” 

Key Takeaways for Community Association Boards

  • Strict Construction Against Indemnitee: Ambiguous indemnification clauses will be construed strictly against the party seeking indemnification. This means that an indemnification clause will cover first-party claims only if the provision explicitly states so.
  • Importance of Clear Language: An indemnification provision must be clear and explicit. Any association seeking to allow board members to enjoy indemnification vis-à-vis lawsuits they start must amend their bylaws with specific language.
  • Limitation to Third-Party Claims: Absent explicit language otherwise, an indemnification clause will likely be limited to third-party claims, not disputes between trustees and the association itself. This aligns with the traditional view that indemnification is typically about third-party actions.

The victory obtained by Ansell.Law in this case highlights the importance of one’s bylaws’ specific text, especially the provisions forced upon an association by a developer via that association’s original bylaws (as was the case here). Associations should work with counsel to ensure language clearly reflects a community’s needs and expectations.  

For more information or assistance in reviewing and updating your association’s bylaws, contact Nicole D. Miller in the firm’s Community Association Law practice group.

Outnumbered or Outrageous: Understanding Shareholder Oppression in New Jersey

By Seth M. Rosenstein

The concept of majority rule is not only a defining characteristic of democracy but also the way decisions are made in a wide range of contexts every day. No matter the issue – whether choosing between candidates for public office or deciding what toppings to put on a pizza, those on the winning side will be happy with the result, while those in the minority may be disappointed or even angry about the outcome. This same dynamic applies in closely held New Jersey corporations every time shareholders have to make decisions involving their company.

Being a minority shareholder (i.e., one who owns less than half of a company’s voting shares or otherwise does not control the business’s operations) often means your views and preferences, while perhaps considered by the majority, will ultimately be set aside after votes are tallied.

While being in the minority may be undesirable, it isn’t inherently unfair. If agreed-upon rules are followed, and if votes and decisions are made in good faith and not with the intent or effect of harming minority shareholders or infringing upon their rights, that is just the way the chips fall. But when majority shareholders abuse their power and act in inappropriate, illegal, or “oppressive” ways, most jurisdictions, including New Jersey, provide minority shareholders with mechanisms to protect and remedies to vindicate their rights and shield themselves and the corporation from majority misconduct.

Understanding the difference between shareholder oppression and the simple frustration that comes with being outvoted can spare a company and its owners from disruptive and destructive litigation that can pose an existential threat to the business’ ongoing viability. 

What Is Shareholder Oppression in New Jersey?

Under Section 14A:12-7(c) of the New Jersey Business Corporation Act (the “Act”), minority shareholder oppression in a closely held corporation (defined in that section as one with 25 or fewer shareholders) sufficient to justify court intervention occurs when the directors or those in control have acted “oppressively or unfairly toward one or more minority shareholders in their capacities as shareholders, directors, officers, or employees.”

Since the statute does not define the terms “oppressively” or “unfairly,” it is left to New Jersey courts to determine what exactly constitutes conduct that falls within those two terms. The seminal case in this regard is the 1993 New Jersey Supreme Court decision in Brenner v. Berkowitz. After noting that “Mere disagreement or discord between the shareholders is not sufficient for a violation of” Section 14A:12-7(c), the Court stated that “oppression has been defined as frustrating a shareholder’s reasonable expectations.”

“In determining whether a shareholder’s expectations are reasonable and whether the corporation or controlling shareholders or directors unreasonably thwarted them,” the Court went on to say that “courts should consider even non-monetary expectations of the shareholder.” In other words, oppression is not simply a matter of dollars and cents and can constitute a wide range of actions that can be “burdensome, harsh, or wrongful” to the minority shareholders.

Actions That Can Constitute Shareholder Oppression

Such actions that could warrant retaining legal counsel and triggering court intervention may include:

  • Forcing a minority shareholder to sell their shares at unfairly low prices.
  • Freezing out a shareholder, making their shares essentially worthless through corporate restructuring.
  • Locking a shareholder out of the company’s property.
  • Refusing to allow a shareholder to inspect the company’s books and business records.
  • Terminating a minority shareholder’s employment.
  • Creating a redemption plan for stock that only favors the majority shareholders.
  • Engaging in transaction(s) that cuts minority shareholders out of fair compensation.
  • Refusing to notify shareholders of official shareholder meetings.
  • Trying to alter minority shareholder terms to reduce their rights.
  • Falsifying company records or books.
  • Paying for personal expenses of majority shareholders with corporate funds.

Remedies for Shareholder Oppression

If a court determines that a majority shareholder is acting oppressively towards a minority shareholder in a closely held corporation, the Act provides several possible remedies to protect the minority’s rights and interests, including appointing a custodian or a provisional director to manage the corporation’s affairs, ordering a sale of the corporation’s stock, or entering a judgment dissolving the corporation. 

While the Brennan court noted that “Most acts of misconduct or oppression will warrant some type of remedy,” it also stated that “only the most egregious cases will warrant the drastic remedies permitted by the statute.” Outside of statutory remedies, the Court held that the Chancery Court (where such matters are brought and heard) has broad discretion under its inherent powers of equity to fashion an appropriate remedy based on the nature of the conduct and harm inflicted as well as a consideration of all the surrounding facts and circumstances.

Thus, in addition to the remedies outlined in the act, the equitable remedies that a court may order in cases of shareholder oppression include:

  • Canceling or altering problematic provisions of the corporation’s articles of incorporation or the bylaws.
  • Canceling, altering, or enjoining any resolution or other act of the corporation.
  • Directing or prohibiting any act of the corporation or the shareholders, directors, officers, or other persons party to the action.
  • Providing for the sale of all the property and franchises of the corporation to a single purchaser.
  • Requiring dissolution at a future date, effective only if the parties do not resolve their differences before that time.
  • Appointing a receiver or special fiscal agent to continue the operation of the corporation for both majority and minority until differences are resolved or until oppressive conduct ceases.
  • Retaining jurisdiction for the protection of minority shareholders without the appointment of a custodian, receiver, or similar official.
  • Ordering an accounting or ordering access to corporate records.
  • Enjoining continuing acts of oppressive conduct, e.g., by reducing unjustified or excessive salary or bonus payments to controlling shareholders.
  • Requiring the declaration of a dividend.
  • Permitting minority shareholders to purchase additional shares.
  • Rescinding a corporate act that is unfair to the minority.
  • The performance, prohibition, alteration, or setting aside of any action of the corporation, its shareholders, directors, or officers of or any other party to the proceedings.

If you have questions or concerns about minority shareholder oppression and how to protect your interests when it occurs, please contact Ansell Grimm & Aaron Partner Seth M. Rosenstein.

Ansell.Law Secures Motion to Dismiss Avoiding Frivolous Litigation for Firm Client

In a land use dispute where a litigious neighbor filed a complaint seeking to effectively appeal zoning permits issued for construction that has long since been completed – some for more than a decade – Litigation Department attorneys Anthony J. D’Artiglio and Brian J. Ashnault, with assistance from Land Use Department Co-Chair Jennifer S. Krimko, successfully moved to have the Complaint dismissed in its entirety with prejudice. 

The plaintiff filed a complaint against his neighbor and the Borough of West Long Branch, asserting claims of enforcement, writ of mandamus, and violation of the plaintiff’s substantive due process rights. At its core, the Complaint alleged that four permits issued to his neighbor should not have been issued, and the work performed in conjunction with the permits exceeded what was permitted.  

On behalf of the defendant neighbor, the Ansell team filed a motion to dismiss the Complaint relying on arguments including that the plaintiff was actually seeking an out-of-time appeal of the permits, not enforcement of the Ordinance as plaintiff asserted. Regardless, the Ansell team argued that such claims were long out of time under the principle of laches, even if they were considered as enforcement claims. Additionally, the Ansell Team argued that the remaining counts were deficient for various reasons warranting dismissal.

Following oral arguments, the Court issued a lengthy oral decision dismissing the Complaint in its entirety with prejudice. The Judge addressed and accepted each of the Ansell team’s grounds to dismiss the Complaint for every count. Accordingly, the frivolous litigation filed by the plaintiff designed to harass his neighbor was disposed of at its earliest stage.

Anthony is a partner and litigation team leader in the Firm’s Woodland Park office. His varied practice includes commercial lease disputes, class actions, Consumer Fraud Act claims, corporate/shareholder disputes, employment disputes, secured property actions, and creditors’ rights in bankruptcy matters.

Jennifer co-chairs the Firm’s Land Use Department. She devotes her practice to all areas relating to real estate, representing a wide variety of clients — from individuals to large developers — in all phases of governmental approvals before municipal, county, and state agencies.

Brian’s practice spans a range of commercial and civil litigation matters including condemnation, land use, commercial lease disputes, breach of contract claims, and collections.

Bradley Beach Land Use Board Approves Revised Plan for the Movie Theater

Shareholder Jennifer Krimko recently led the team in securing amended approval from the Bradley Beach Land Use Board permitting the Firm’s client to operate a theater with a café and bar in Bradley Beach. The unanimous approval granted on May 16, 2024, allows for the renovation of the existing theater building into one larger theater with 186 seats and one smaller theater room with flexible seating for up to 39 people, along with cafés and bar areas.

Krimko emphasized the advantages of the amended plan, noting that “there could be interior renovations that would be less expensive to construct, would be equally as ADA accessible, and allow the site to continue to function in the same way.” Read more in the Star News Group article.

As co-chair of the Firm’s Land Use Department, Krimko devotes her practice to all real estate matters, representing a wide variety of clients — from individuals to large developers — in all phases of governmental approvals before municipal, county, and state agencies.