Proposed New Jersey Worker Classification Rules Could Dramatically Expand the Number of Workers Considered Employees Rather Than Contractors

By Barry M. Capp

Whether an individual is classified as an employee or an independent contractor has significant implications for businesses and workers alike. Which side of the line a worker falls on in the eyes of the law determines a whole host of respective rights and obligations, from the availability of leave, benefits, and legal protections to required contributions to government programs like unemployment compensation. Recently, the New Jersey Department of Labor & Workforce Development (NJDOL) proposed a new regulatory framework for worker classification that would place more contract workers under the employee umbrella.

Codification of the “ABC Test”

Published on May 5, 2025, the proposed new classification rules would codify the “ABC Test” that the department and the New Jersey Supreme Court have used for years to determine whether a particular worker is considered an employee or an independent contractor. The public comment period on the proposed rules, which have drawn vocal opposition from both businesses and contract workers, ended on August 5, 2025. It remains to be seen whether and when NJDOL will adopt the rules in their current form, but they could conceivably be finalized before the end of the year.

As set forth in the proposal, “The new rules would also reflect the statutory dictate… that the putative employer has the burden of proof pursuant to the ABC test to establish that the individual providing the services at issue is an independent contractor” by showing they meet “all three prongs of the ABC test–Prong A, Prong B, and Prong C.”

Prong A: Control Over Worker and Their Performance

Prong A is about how much control the employer exercises – and has the right to exercise – over the worker and the services they provide. In order for a putative employer to meet its burden under Prong A to prove a worker is a contractor and not an employee, it needs to show not only that it has not exercised control, but also that it has not reserved the right to control the individual’s performance. When evaluating under Prong A whether a worker has been, and will continue to be, free from control or direction over the performance of services, the following factors will be considered:

  • Whether the individual is required to work any set hours or jobs;
  • Whether the putative employer has the right to control the details and means by which the individual performs the services;
  • Whether the individual must render the services personally;
  • Whether the putative employer negotiates for and acquires the work performed by the individual;
  • Whether the putative employer fixes the individual’s rate of pay;
  • Whether the individual bears any risk of loss for the work they perform;
  • Whether the individual is required to be on call, on standby, or otherwise available to perform services at set times determined by the putative employer, even if the individual does not actually perform services at such times;
  • Whether the putative employer limits the individual’s performance of services for other parties, such as by limiting the individual’s geographic area or potential clientele; and
  • Whether the putative employer provides training to the individual.

 

Prong B: Services Performed Outside Regular Course or Place of Business

Prong B considers “whether a service is either outside the usual course of business for which such service is performed” or whether “such service is performed outside of all the places of business of the enterprise for which such service is performed.” Affirmative answers would weigh in favor of contractor status.

Under the proposed rules, an employer’s “place of business” can include the residence or place of business of the putative employer’s customer, or even a vehicle. The proposal specifically uses ride-share drivers as an example, designating ride-share drivers’ vehicles as a “place of business” for the companies they drive for. “Usual course of business” includes all of an employer’s revenue-generating activities as well as its provision of goods or services. 

Prong C: Degree of Independence

Prong C involves an evaluation of whether a worker is “customarily engaged in an independently established trade, occupation, profession, or business,” in which case it would be an indication of contractor status. In making this determination, the following factors can be considered:

  • The duration, strength, and viability of the individual’s business (independent of the putative employer);
  • The number of customers of the individual’s business and the volume of business from each respective customer;
  • The amount of remuneration the individual receives from the putative employer compared to the amount of remuneration the individual receives from others in the same industry;
  • The number of employees of the individual’s business;
  • The extent of the individual’s investment in their own tools, equipment, vehicles, buildings, infrastructure, and other resources; 
  • Whether the individual sets their own rate of pay; and
  • Whether the individual advertises, maintains a visible business location, and is available to work in the relevant market.

 

As noted, the proposed rules have received a less-than-warm welcome from the business and independent contractor communities, which have asserted that the proposed rules go beyond existing statutes and case law governing worker classification. As discussed in a New Jersey Monitor article, employers are concerned about what they see as an unwarranted expansion of employer-employee relationships and the potential for significant liability for misclassification of workers as contractors, while contractors have expressed displeasure at losing their independence.

Given that the fate of the proposed rules remains unclear, New Jersey employers do not yet need to review or modify their relationships with their workers. However, they should be ready for the possibility that the current structure of those relationships may need to change if the rules are adopted. 

We will monitor developments closely and provide any updates as warranted. In the interim, if you have any questions about the proposed rules or worker classification generally, please contact Barry Capp at Ansell.Law.

Jennifer Krimko Featured by Industry Magazine as a Power Player

Ansell.Law Shareholder Jennifer S. Krimko is featured as a “Power Player” in Industry Magazine’s July/August 2025 issue. Individuals recognized as “Power Players” are among New Jersey’s leaders in their fields, including business, culture, and the arts.

Click here to read Krimko’s “Power Player” profile. To view the online issue, click here.

Krimko co-chairs the Firm’s Land Use and Zoning Department. Focusing on all areas relating to real estate, she represents a wide variety of clients, including individuals and large developers, in all phases of governmental approvals before municipal, county, and state agencies.

Melanie Scroble Named to NJBIZ 2025 Law Power List

Ansell.Law is thrilled to announce that Shareholder Melanie J. Scroble was named to the NJBIZ 2025 Law Power List. The list recognizes attorneys celebrated for their professional accomplishments and public service. Honorees are selected due to their meaningful contributions to advance public interests and make New Jersey a better place to live, work, and conduct business.

Scroble is a member of the Firm’s Commercial Real Estate and Corporate, Finance & Banking departments. She specializes in complex commercial real estate matters and has over 28 years of experience closing real estate transactions, including acquisitions, dispositions, leasing, and financing various commercial properties nationwide. Her expertise lies primarily in shopping centers, retail pads, multi-family apartment buildings, 1031 exchange transactions, and commercial financing and lending. 

Throughout her career, Scroble has amassed an impressive track record of success and become a trusted advisor for clients nationwide, from national REITS to small business owners. A highlight of the past year was representing the borrower in closing the financing of the brand-new Atlantic Club luxury condominium development in Long Branch, New Jersey.  

Scroble recently expanded her practice to include acquiring and leasing properties related to cannabis and controlled substances. She serves as the on-site managing shareholder of the firm’s Woodland Park office.

This honor underscores the admiration and respect Scroble enjoys from her clients and peers, having recently received two other meaningful awards. Scroble was honored as “Attorney of the Year” by J.G. Petrucci Company, a multi-state developer and owner of commercial, industrial, and residential properties throughout the Northeast, and named Blue Water Wave’s 2024 Legal Professional of the Year.

Ansell.Law Partners With The Fort Athletic Club

We are excited to announce that Ansell.Law is now an official Community Partner of The Fort Athletic Club, a state-of-the-art facility dedicated to fitness, wellness, and family-friendly activities. This partnership reflects our Firm’s ongoing commitment to support organizations that promote health, connection, and community engagement.

“Becoming a Community Partner was a natural fit for us,” said President and Managing Shareholder Michael V. Benedetto. “We recognize the endless health benefits of The Fort and are thrilled to share them with our colleagues, clients, and friends.”

The Fort Athletic Club was founded by the Fort Partners Group – an investment collective of business professionals, friends, and coaches. The partners, all from the local community, envisioned transforming the dilapidated fitness center on Fort Monmouth’s grounds into a high-end, family-friendly health, wellness, and athletic complex. The Fort also has space to accommodate youth athletics and training to better support families in the community.

As a Firm, we believe physical and mental well-being is essential to thriving in work and life. The Fort offers an exceptional environment for our employees to stay active and pursue their wellness goals. We are proud to partner with the Fort and provide our employees access to this state-of-the-art facility.

The new athletic complex complements the significant upcoming redevelopment of Fort Monmouth, a former United States Army base spanning nearly 300 acres in Oceanport and Eatontown. Netflix, having won the bid to acquire the property in 2021, broke ground on building a state-of-the-art film and television production campus in May 2025. A thrilling investment to establish New Jersey as an entertainment hub, it’s expected to contribute heavily to the local economy.

We look forward to contributing to the energy, positivity, and impact this partnership brings to our local community.

Ansell.Law Secured $7 Million Judgment in Complex Construction Defect Case

Ansell.Law is pleased to announce that Kelsey M. Barber recently secured a $7 million judgment on behalf of our client in a complex construction defect litigation matter. The case involved significant structural and design deficiencies in a multi-unit commercial property. The case required extensive expert testimony and a detailed analysis of engineering, architectural, and financial issues. 

After a hard-fought litigation process, the court found in favor of our client, awarding full damages to address the substantial losses and repair costs resulting from the defects. This result reflects our Firm’s continued commitment to delivering outstanding legal advocacy in high-stakes construction and real estate disputes.

Barber, a member of Ansell.Law’s Litigation Department, dedicates her diverse practice to civil and business litigation, contract law, and appellate matters. She additionally leads the Firm’s Controlled Substances and Regulatory Law practice group. Barber developed a deep understanding of the complexities surrounding the production, sale, use, regulation, and legalization of controlled substances as demand grew in this emerging area of law. She routinely helps clients understand their rights and opportunities and helps them navigate the complex regulations governing these substances to secure cannabis licenses in New Jersey and New York.

With Netflix Ramping Up New Jersey Film Production, What Happens if They Want To Use Your Property for a Shoot?

By Melanie J. Scroble

Understanding Leases v. Licenses for Short-Term Property Use

Netflix is establishing a major East Coast production hub in New Jersey at the former Fort Monmouth military base. Expected to be completed in 2028, it will include 12 soundstages, backlot areas, office buildings, and other production support facilities. But as with most film productions, not all of Netflix’s activities will be confined to their facilities. Location shooting at homes, commercial properties, and elsewhere will undoubtedly be part of the program. 

If Netflix knocks on your door asking to film on your property, you are, of course, under no obligation to agree. But if you want the spotlight to shine on your property, you’ll need an agreement that explains the terms and conditions for the production’s short-term use of it. While a well-crafted lease may be the optimal arrangement between an owner and a party that seeks to occupy and use a space or facility for an extended time, it may not be the best option for a relationship like a film production that is intended or expected to be relatively brief. 

With the advent of platforms such as Airbnb and VRBO, short-term occupancies are far more common than in the past. These arrangements can be documented in two primary but significantly different ways: a short-term lease or a license to use the property. Understanding the distinctions between the two and how they impact the parties’ respective rights and obligations can help owners, as well as tenants or licensees, make the right choice.

Short-Term Leases

Other than their brief duration, short-term leases are no different in function and effect than their lengthier counterparts. They are contractual agreements in which the owner of real property (the lessor) transfers the right to exclusive possession of the property to another party (the lessee or tenant) for a specified period in exchange for rent or other consideration. 

A lease affords the tenant significant rights and puts substantial limitations on landlords, especially for residential properties. Perhaps the most impactful aspect of a lessor-lessee relationship is that a lease cannot be terminated early unless the tenant breaches the lease terms or the lease provides for early termination. Of equal importance is that any efforts by the landlord to end the lease and remove the tenant must strictly follow the laws, rules, and procedures that govern evictions in New Jersey, most notably the state’s Anti-Eviction Act (for residential property) and the Summary Dispossess Act (for commercial properties).

Licenses for Use of Real Property

A license provides the non-owner user of property with far fewer rights than a lessee. It grants the licensee permission to use the property for a specific purpose without transferring any interest in the land. The license is generally revocable, non-exclusive, and non-transferable and does not create a landlord-tenant relationship. While general New Jersey contract law governs the interpretation and enforcement of licenses, these agreements are not subject to the protections of the Anti-Eviction Act or Summary Dispossess Act.

Key Distinctions Between Leases and Licenses

The following are other significant distinctions between leases and licenses for the use of real property in New Jersey.

Exclusive Possession v. Use

As noted, a lease grants a tenant exclusive possession of the premises (except for emergencies, repairs, or similar limited grants of access to the landlord).

A license, on the other hand, merely allows the licensee to use the premises for specified purposes (such as film production) and does not confer exclusive possession. The licensor/property owner retains control over the premises and, unless the license agreement provides otherwise, may enter freely or even allow themselves or others to use it concurrently.

Transferability and Interest in Land

A lease creates an estate in land and is considered a property interest. It can often be assigned or sublet, subject to the lease’s terms. A license is personal to the licensee, does not transfer any estate, and generally cannot be assigned to another party.

For example, a vendor operating a cart in the Freehold Raceway Mall under a license agreement cannot transfer its right to another business without the licensor’s consent, while a retail store in the mall under a lease might have the right to sublet or assign its lease, depending on the contract.

Duration and Termination

Another major difference lies in the stability and duration of the arrangement between the owner and the other party. Leases are typically for a fixed term (e.g., one year, five years), and the lessor cannot terminate early unless the tenant breaches the lease terms or the lease provides for early termination. Licenses can usually be revoked at will by the licensor unless the license agreement states otherwise.

The Parties’ Relationship, Not the Document’s Title, Determines Whether It Is a Lease or a License

In New Jersey, courts have consistently held that even when the parties label an agreement as a “license,” the actual substance of the relationship determines whether it is a lease or license. If a court finds that the occupant has exclusive possession for a set term in exchange for rent, the agreement may be treated as a lease regardless of its title.

Misclassifying a lease as a license—or vice versa—can lead to significant legal and financial consequences. For instance, a landlord who believes they can remove a “licensee” without cause may face a wrongful eviction lawsuit if the occupant is actually a tenant under New Jersey law.

Therefore, the labels used in the contract are not determinative. Courts will examine the entire relationship, including:

  • The language of the agreement.
  • The conduct of the parties.
  • Whether the owner granted the other party exclusive possession.
  • The presence or absence of rent.

Whether it be Netflix or any other company that wants to film on your land or in your space, you should discuss any such proposal with an experienced real estate lawyer before opening your door to cameras, props, actors, and production staff. They can work with you to negotiate a license agreement that protects your property and interests and provides you with benefits commensurate with its use. Please contact one of the Commercial Real Estate attorneys at Ansell.Law.

Ansell.Law’s Land Use and Zoning Department Recent Client Successes

Rick Brodsky, shareholder and co-chair of the Zoning and Land Use Department, recently secured significant approvals for clients, resulting in meaningful victories for local developers. These wins come on the heels of other recently secured approvals, underscoring the Firm’s record of helping clients across New Jersey obtain zoning and planning approvals for residential and commercial developments of all sizes.

Subdivision Approval for New Residential Development in Atlantic Highlands

In Atlantic Highlands, New Jersey, Brodsky represented a developer in obtaining subdivision approval permitting the construction of four new single-family homes.

The application, which included several bulk variances and design waivers, faced notable opposition from neighboring residents. Despite the challenges, Brodsky guided the project through the public hearing process and secured approval from the Borough of Atlantic Highlands Planning Board. The development project was ultimately found to be consistent with the surrounding neighborhood and the character and goals of the Borough’s master plan.

“This was a thoughtful and well-designed project that involved extensive interaction with the Board’s professionals and brings much-needed housing to a vibrant and desirable community,” said Brodsky. “We’re proud to have helped our client navigate a complex approval process and achieve a successful outcome.”

Zoning Approvals for Family-Owned Grill/Propane Retailer’s New Middletown Location

Another Firm client represented by Brodsky, a 50-year-old, family-owned retailer specializing in outdoor grills, grill accessories, and propane gas, can now convert a long-abandoned flower shop and greenhouse into a modern, state-of-the-art retail business for a long-time and respected New Jersey family business. 

Brodsky secured zoning approvals to allow the client to expand into a new location in Middletown, New Jersey. The company, which currently operates several locations in Lodi and Toms River, is poised to bring its trusted expertise and high-quality service to Monmouth County.

The project required multiple variances and waiver relief due to the condition of the existing site and its nonconforming characteristics. Brodsky, who has extensive experience navigating complex zoning matters, successfully guided the application through the land use process to unanimous approval.

“This is a win-win for the community and a remarkable New Jersey family business,” said Brodsky. “It’s gratifying to help revitalize a long-blighted property and support a company serving customers for over five decades. Their presence will bring new energy and economic vitality to this key commercial corridor in Middletown.”

The new custom-designed retail building will include upgraded on-site infrastructure, enhanced landscaping, and improved circulation and safety features. Construction is expected to begin later this year.

Ansell Grimm & Aaron’s attorneys continue to serve as trusted partners for developers, business owners, and property stakeholders throughout New Jersey, delivering strategic legal guidance in land use, zoning, and development matters.

Recently Passed Amendments Modify New Jersey Community Association Capital Reserve Funding and Study Requirements

By Nicole D. Miller

As most New Jersey community association board members are undoubtedly aware, a law enacted in January 2024 imposed new and, some have said, onerous capital reserve funding and study requirements on almost all New Jersey community associations. To ease the compliance challenges these new obligations created, New Jersey’s legislature recently amended that law.

The changes to S 3992 redefine and clarify the meaning of “adequate” as used with respect to reserve funding. The changes also modify the timing and content of mandated reserve studies.

“Adequate” Capital Reserve Funding Defined

The amendments define “adequate” capital reserve funding as:

A sum of money, however invested or held by an association of a planned real estate development, that, in accordance with the professional standards applied by the reserve specialist, architect, or engineer performing or overseeing the study, is sufficient so that the balance in the association’s reserve fund will not fall below zero dollars as set forth in the association’s 30-year funding plan, prepared as part of a reserve study, regardless of whether the reserve study was conducted within five years of the effective date of the January 2024 reserves law (P.L.2023) or conducted pursuant to the requirements of that law.    

Reserves Study Requirements

The amendments require associations to prepare a proposed 30-year capital reserve funding plan or plans within a capital reserve study to allow a capital reserve fund of an association to reach a dollar balance of zero during the 30-year funding plan projection. Capital reserve studies may provide additional funding plans with a minimum fund balance greater than zero, or funding plans with escalating annual contributions, provided the reserve fund balance is not projected to fall below zero dollars.

Additionally, the new law provides that the association of a planned real estate development, instead of a covered building owner, must ensure that a capital reserve study is reviewed by a licensed architect, engineer, or credentialed reserve specialist and that a capital reserve study is conducted and reviewed at least once every five years.

New Jersey’s community associations should consult with experienced community association counsel to determine whether these new amendments apply to their communities and what to do to ensure compliance. If you have questions or concerns, please contact one of the attorneys in Ansell Grimm & Aaron’s Community Association Law practice group.

Ansell.Law Secures Approval for 82,095 Square Foot Self-Storage Facility Behind Existing Retail Center in Middletown, New Jersey

Ansell.Law is pleased to announce that Rick Brodsky, Shareholder and Co-Chair of the Firm’s Zoning and Land Use Department, successfully represented the applicant in securing zoning board approvals for the development of an 82,095 square foot self-storage facility on a site already developed with a 5,995 square foot retail center in Middletown Township.

In a creative and efficient design solution, the self-storage facility will be constructed at the rear of the site, maximizing land use while preserving the existing retail operations at the front. The application required use and bulk variances, along with several design waivers, which were granted after detailed presentations and expert testimony addressing planning, traffic, engineering, and architectural elements.

“This approval is the result of thoughtful planning and collaboration,” said Brodsky. “The project provides a modern storage solution to meet the growing needs of the community, while maintaining and enhancing the commercial viability of the existing retail use.”

Despite some opposition from neighboring property owners, the Board recognized the project’s compatibility with the area and the care taken to minimize impacts through buffering, traffic flow, and design integration.

Ansell Grimm & Aaron’s Land Use and Zoning team continues to deliver results for clients seeking to navigate complex municipal approvals across New Jersey. Our skilled attorneys assist clients in understanding the environmental and regulatory constraints surrounding land development or redevelopment. Learn more about our land use and zoning capabilities here.

Expecting the Unexpected: Why Force Majeure Provisions Matter in an Uncertain World

By Seth M. Rosenstein

“Stuff happens.” In business, as in life, the unanticipated, unexpected, and unprecedented can upend the most rock-solid plans or sincerest of intentions. That is why attorneys who negotiate and draft commercial contracts put so much effort into identifying and addressing every possible risk, event, or circumstance that could negatively impact their client. But as skilled and careful as a lawyer may be and as comprehensive as an agreement may be, “stuff happens” that neither party may have seen coming or imagined could come to pass. The COVID-19 pandemic and its associated lockdowns, supply chain disruptions, and other challenges certainly fell into that category.

The pandemic’s impact on businesses large and small across a wide swath of industries and parties’ inability to meet their promised contractual obligations shined a spotlight on a common provision often glossed over as boilerplate: “force majeure.” Derived from the French for “superior force,” force majeure clauses are designed to allocate risk for extraordinary circumstances that prevent performance under a contract.

While the worst of COVID may be behind us, other global commerce uncertainties, such as tariffs, supply chain disruptions, other health epidemics, and ever more frequent natural disasters, mean that force majeure provisions will likely be invoked far more than before the pandemic struck. Indeed, that is precisely what happened throughout the pandemic and in its aftermath, as businesses sought to be released from obligations and insulated from liability for their inability to fulfill their promises.

Accordingly, understanding what these clauses cover — and what they don’t — and carefully drafting them to address all issues of concern is of increasing importance to businesses so they can manage risks and navigate contractual obligations more effectively. Recent developments have made two occurrences of particular concern in the context of force majeure provisions: tariffs and supply chain disruptions.  

Key Components of a Force Majeure Provision

A force majeure clause typically excuses a party from liability or performance obligations when certain unexpected events beyond their control occur. These clauses generally list specific triggering events, such as natural disasters, war, terrorism, government actions, labor strikes, and epidemics. 

Key components of a force majeure clause include:

  • Defined Force Majeure Events: The clause should specify events considered force majeure, such as acts of God, government actions, and pandemics.
  • Causation Requirement: The clause should require the affected party to demonstrate that the event directly prevented or hindered contractual performance.
  • Mitigation Obligations: Affected parties may be required to take reasonable steps to mitigate the impact of the event.
  • Notice Requirements: The contract should set forth timelines and procedures for notifying the other party of force majeure claims.
  • Consequences of Invocation: The clause should define whether obligations are suspended, excused, or terminated.
  • Alternative Performance Mechanisms: Many contracts provide for alternative sourcing, price adjustments, or renegotiation rather than outright nonperformance due to a covered force majeure occurrence. 

Courts generally interpret force majeure clauses narrowly, meaning the event in question must be explicitly covered by the contract, a point that pandemic-related litigation made abundantly clear. Parties that attempted to cite the pandemic and its associated fallout to invoke force majeure provisions usually found themselves on the losing side if the applicable provision did not specifically include terms like “epidemics,” “pandemics,” and “public health emergencies,” or “government action” or “regulatory changes” as to lockdowns, travel bans, business closures, and the like.

Force Majeure and Tariffs

The current administration has made tariffs a cornerstone of its economic approach. These government-imposed duties on imported or exported goods can significantly impact companies that rely on global commerce, as almost all do in one way or another. While increased tariffs may raise costs and disrupt supply chains, their classification as a force majeure event that would relieve a party from its contractual obligations depends on the clause’s language and interpretation.

For example, a tariff hike imposed suddenly by the administration might qualify as force majeure if the contract explicitly includes “government action” or “changes in law” as triggering events. However, predictable tariff risks, such as those resulting from ongoing trade negotiations, may not be considered force majeure.

Courts have generally been reluctant to classify tariffs as force majeure unless they render performance impossible rather than merely more expensive. Thus, businesses should carefully draft force majeure provisions to include government-imposed financial burdens where necessary.

Force Majeure and Supply Chain Disruptions

Tariffs aren’t the only things that can upend global supply chains. They are also vulnerable to a host of other unexpected disruptions. One container ship stuck in the Suez Canal or a bridge collapse in Baltimore’s harbor can send shockwaves through markets across the globe. Force majeure clauses can help address these challenges, but as noted, their applicability depends on specific contract language and the nature of the disruption.

  • Material Shortages and Factory Shutdowns: If a supplier cannot obtain necessary materials due to unexpected plant closures or material unavailability, it may invoke force majeure, provided the clause covers supply chain disruptions.
  • Transportation and Logistics Issues: Events such as port closures, shipping delays due to labor strikes, and unforeseen regulatory changes can disrupt contractual performance. Explicitly mentioning transportation failures in force majeure clauses can help parties avoid disputes.
  • Allocation of Limited Resources: Some contracts require suppliers to allocate limited goods among customers in a fair and commercially reasonable manner when force majeure is invoked.

With force majeure provisions no longer relegated to contractual backwaters, businesses and their counsel should review and, if necessary, revise their agreements to ensure they provide protections commensurate with the risks posed by a volatile and unpredictable world.

If you have questions regarding force majeure provisions, please contact Ansell.Law Partner Seth M. Rosenstein.