To schedule a confidential consultation, call (732) 572-0500
Kenneth Vercammen & Associates, P.C. 2053 Woodbridge Avenue - Edison, NJ 08817


Tuesday, August 14, 2018

Statute of Limitations on promissory note 12A:3-118. Statute of limitations

Statute of Limitations on promissory note
12A:3-118. Statute of limitations 
a. Except as provided in subsection e. of this section, an action to enforce the obligation of a party to pay a note payable at a definite time must be commenced within six years after the due date or dates stated in the note or, if a due date is accelerated, within six years after the accelerated due date. 

b. Except as provided in subsection d. or e. of this section, if demand for payment is made to the maker of a note payable on demand, an action to enforce the obligation of a party to pay the note must be commenced within six years after the demand. If no demand for payment is made to the maker, an action to enforce the note is barred if neither principal nor interest on the note has been paid for a continuous period of 10 years. 

c. Except as provided in subsection d. of this section, an action to enforce the obligation of a party to an unaccepted draft to pay the draft must be commenced within three years after dishonor of the draft or 10 years after the date of the draft, whichever period expires first. 

d. An action to enforce the obligation of the acceptor of a certified check or the issuer of a teller's check, cashier's check, or traveler's check must be commenced within three years after demand for payment is made to the acceptor or issuer, as the case may be. 

e. An action to enforce the obligation of a party to a certificate of deposit to pay the instrument must be commenced within six years after demand for payment is made to the maker, but if the instrument states a due date and the maker is not required to pay before that date, the six-year period begins when a demand for payment is in effect and the due date has passed. 

f. An action to enforce the obligation of a party to pay an accepted draft, other than a certified check, must be commenced within six years after the due date or dates stated in the draft or acceptance if the obligation of the acceptor is payable at a definite time, or within six years after the date of the acceptance if the obligation of the acceptor is payable on demand. 

g. Unless governed by other law regarding claims for indemnity or contribution, an action for conversion of an instrument, for money had and received, or like action based on conversion, for breach of warranty, or to enforce an obligation, duty, or right arising under this chapter and not governed by this section must be commenced within three years after the cause of action accrues. 

Sunday, August 5, 2018

Obtaining Warrant for Removal after eviction hearing

Obtaining Warrant for Removal after eviction hearing
       fill out Certification for Landlord, have landlord or agent sign and filed with court.
       Fill out Attorney Certification to request Judgment for Possession.
After a landlord obtains a judgment for possession, the landlord may apply to the Office of the Special Civil Part for a Warrant for Removal, which permits the landlord to force the tenant to move out of the rental premises. Only the landlord or landlord’s agent can apply for the Warrant for Removal. Our law office as attorney cannot sign the Warrant for Removal.
The fee for a warrant of removal is $35 plus the applicable Special Civil Part Officer’s mileage fee. A second mileage fee will also be required to be paid to the Special Civil Part Officer directly, if it is necessary for the officer to revisit the residential rental property and execute the same warrant of removal that the officer previously served upon the tenant. The Special Civil Part Office staff can inform the landlord of the applicable mileage fees. The warrant of removal may not be issued to a Special Civil Part Officer until the expiration of three (3) business days (not counting the court day) after the judgment for possession is granted. 
         
The Special Civil Part Officer is required to provide a residential tenant at least three (3) business days to move all persons and belongings from the premises. Again, this date does not include holidays, weekends or the date that the warrant of removal was originally served by the Special Civil Part Officer upon the residential tenant. The Special Civil Part Officer is not required to provide a commercial tenant with any three business day notice, as the officer can serve the warrant for removal and evict the commercial tenant at the same time. 
If the residential tenant does not move out after three (3) business days from the date that they were served with the warrant of removal, the landlord must arrange with the Special Civil Part Officer directly to have the residential tenant evicted or locked out. The Special Civil Part Officer will tell the landlord the fees charged for this eviction, which cannot be greater than $50, and the landlord pays this fee and the second mileage fee to the Special Civil Part Officer directly. 
            Following the eviction, the landlord must allow the tenant remove personal belongings from the premises. If a tenant vacates the rental premises but fails to move their personal belongings, the landlord must still comply with the provisions of the New Jersey Tenant’s Abandoned Property statute. Source:
https://www.judiciary.state.nj.us/forms/11483_landlord_tenant_faq.pdf

Middlesex Tenancy 732-519-3754

More details at http://www.kennethvercammen.com/landlord.html

Enforcement of Settlements and Consent Judgments To enforce a settlement or consent judgment that allowed the tenant to stay in the rental premises or to vacate at a time certain, while also paying an agreed upon amount, the landlord or tenant must file a certification, which is a formal statement of the facts of the alleged breach, or violation, and the desired relief. A copy of the certification must be sent to the other party by regular and certified mail or the other partys attorney, if there is one, by regular mail or, if directed to a tenant, it can be posted on the door of the tenants rental premises.

            The court will fill out a court form that says in part

To: Name of Court Officer
(Special Civil Part Officer)
You are hereby commanded to dispossess the tenant and place the landlord in full possession of the premises listed above. Local police departments are authorized and requested to provide assistance, if needed, to the officer executing this warrant.
To: Name of Defendant
(Tenant(s))
You are to remove all persons and property from the above premises within three days after receiving this
warrant. Do not count Saturday, Sunday and holidays in calculating the three days. If you fail to move within three days, a court officer will thereafter remove all persons from the premises at any time between the hours of
8:30 a.m. and 4:30 p.m. on or after ________________ (month) _____________ (day), _____________ (year).
Thereafter, your possessions may be removed by the landlord, subject to applicable law (N.J.S.A. 2A:18-72 et
seq.). The 3 day provision applicable to residential tenants does not apply to commercial property. Commercialtenants may be evicted at the time the warrant is served.
It is a crime for a tenant to damage or destroy a rental premises to retaliate against a landlord for starting an eviction proceeding in court and in addition to imposing criminal penalties the court may require the tenant to
pay for any damage.
You may be able to stop this warrant and remain in the premises temporarily if you apply to the court for relief. You may apply for relief by delivering a written request to the Clerk of the Special Civil Part and to the
landlord or landlord's attorney. Your request must be personally delivered and received by the Clerk within three days after this warrant was served or you may be locked out. Before stopping this warrant, the court may include
certain conditions, such as the payment of rent.
You may also be eligible for housing assistance or other social services. To determine your eligibility, you must contact the welfare agency in your county at (address) ,
telephone number (XXX) XXX-XXXX. Only a court officer can execute this warrant. It is illegal and a disorderly person’s offense for a landlord
to padlock or otherwise block entry to a rental premises while a tenant who lives there is still in legal possession. A landlord can only do these things in a distraint action involving non-residential premises. If your property has
been taken or you have been locked out or denied use of the rental premises by anyone other than a court officer who is executing a warrant of removal you can contact the Special Civil Part Clerk’s Office for help in (a)
requesting an emergency order to return your property and/or put you back into your home; and/or (b) filing a lawsuit requesting a judgment for money……

Wednesday, August 1, 2018

LEGAL SERVICES: FILING A JUDGMENT OBTAINED FROM A FOREIGN JURISDICTION


LEGAL SERVICES: FILING A JUDGMENT OBTAINED FROM A FOREIGN JURISDICTION 
(Superior Court of New Jersey - Judgment Unit) 

NJ Attorney will Prepare:
-AFFIDAVIT IN SUPPORT OF APPLICATION TO 
RECORD A FOREIGN JUDGMENT IN NEW JERSEY

-Application to RECORD A FOREIGN JUDGMENT IN NEW JERSEY

NJ Attorney will  SEND COMPLETED DOCUMENTS TO: 
Judgment Processing Services 

NJ Attorney will follow up with Judgment Processing Services

NJ Attorney will provide to client a filed Judgment

UP FRONT LEGAL FEE $1,500

       These services do not include chasing debtors or post judgment work.

Other services available for a fee:
1: send a letter directly to the debtors wife and co owner of the house along the lines of demanding some level of payment 
2; serve creditor with Information Subpoena 
 3. serve spouse with INFORMATION SUBPOENA AND WRITTEN QUESTIONS TO NON-PARTIES
4. Prepare Notice of Motion for Order Enforcing Litigant’s Rights
5. Prepare Certification in Support of Motion for Order Enforcing Litigant’s Rights
6. Prepare Order to Enforce Litigant’s Rights

Need from client:
1  AN EXEMPLIFIED (AUTHENTICATED) COPY OF THE FOREIGN JUDGMENT WITH THE SEAL OF THE ISSUING COURT AFFIXED THERETO.   [original with raised seal]

2. Client or attorney to Fill out details needed for NJ attorney to finish 

I, ________________________, of full age, being duly sworn according to law, upon my oath hereby depose and say: (Enter required information; use 
additional paper, if necessary) 
1. I am the [judgment creditor] [attorney for the judgment creditor] in a lawsuit captioned ____________________, plaintiff, v. _________________, defendant in the _______________________________________(name of court) of the State [Commonwealth] of ____________________________(name of state or commonwealth) and am seeking to record (docket) said judgment in the State of New Jersey. 
2. Attached to this affidavit is an authenticated (exemplified) copy of the judgment from the State [Commonwealth] of _________________________(name of state entering judgment) wherein judgment was entered against _______________________ (judgment debtor’s name) in the amount of $ __________________ (dollar amount) on ___________________ (date entered). 
3. The judgment creditor’s name is ___________________________(name of the creditor) and resides [is located] at _______________________________________________ (street and street number, city and state of the creditor). 
4. The judgment debtor is known to me as ______________________ (debtor’s name) and was last known to reside [be located] at ____________________________ (street name and number) in the [City][Township][Borough] of ______________________ (name of city, town or borough), County of __________________ (name of county) and State of New Jersey (zip code)


5. The time to appeal the judgment in the State [Commonwealth] of _______________________________ (name of foreign state) has expired. 
6. The courts of the State [Commonwealth] of __________________________ (name of foreign state) have not granted a stay of execution of said judgment. 
7. The foreign judgment [was][was not] entered by default. (If the foreign judgment was entered by default, cite the court rule for vacating defaults and attach a copy of the cited court rule). If judgment by default, then add: Under the relevant statutes and rules of court, the date for vacating the default expired on _______________________(insert date) without the judgment debtor moving to vacate the same. Signature of judgment creditor or judgment creditor’s attorney 

     The affidavit must set forth: 
A. The name and last known address of the creditor; 
B. The name and last known address of the debtor; 
C. The date and amount of the judgment; 
D. Whether the time to appeal the foreign judgment has expired in the court of origin; 
E. Whether the court of origin has granted a stay; and 
F. Whether or not the foreign judgment was entered by default. If the foreign judgment was entered by default, the affidavit must indicate the date under the rules of the court of origin for vacating the default with a copy of the cited court rule.



3.  A CHECK OR MONEY ORDER PAYABLE TO TREASURER, STATE OF NEW JERSEY IN THE AMOUNT OF $35.00

Friday, April 13, 2018

46:3-17.4. Written consent of both spouses


46:3-17.4. Written consent of both spouses 
Neither spouse may sever, alienate, or otherwise affect their interest in the tenancy by entirety during the marriage or upon separation without the written consent of both spouses. 

Sunday, February 18, 2018

Non compete restrictive covenant brief

Non compete restrictive covenant brief
The NJ Supreme Court ruled a non-compete covenant as enforceable and not against public policy in Maw v. Advanced Clinical Communications, Inc (ACCI) 179 N.J. 439, 846 A.2d 1222. (2004).
          In this case, Karol Maw began working for Advanced Clinical Communications, Inc. (ACCI) as a graphic designer on November 1, 1997. ACCI provides marketing and educational services for the pharmaceutical and healthcare industries. Maw had been hired to design written materials used by ACCI in its marketing and educational programs.  Maw was promoted to Senior Graphic Designer in January 2001. Thereafter, pursuant to a new company policy, ACCI required all of its employees at or above the level of “coordinator” to sign a non-compete agreement as a condition of continuing employment. The agreement precluded, among other things, Maw from becoming employed by any competitor or customer of ACCI for a period of two years following the termination of her employment. Maw was informed that she could seek legal advice concerning the employment agreement. Maw consulted her father, an attorney, who suggested changes. Maw presented those revisions to ACCI’s Human Resource Department but was told that no changes could be made. Maw did not sign the non-compete agreement, prompting her termination by ACCI in March 2001 for failing to comply with company policy.
         The court in Maw v. Advanced Clinical Communications, Inc. held her conscientious employee CEPA claim must fail because our State’s public policy respecting non compete agreements is not set forth in a “clear mandate,” and does not “concern[] the public health, safety or welfare or protection of the environment.” N.J.S.A. 34:19-3c(3). Over a generation ago, our Court sketched the broad parameters for determining whether a non compete agreement was unenforceable. Whitmyer Bros., Inc. v. Doyle, 58 N.J. 25 (1971); Solari Indus. Inc. v. Malady, 55 N.J. 571 (1970). In Solari, the Supreme Court canvassed, the historical treatment of non compete agreements, and acknowledged the previously held negative view of such agreements. 55 N.J. at 575-84. The Court cited academic writings on the topic that elaborated in greater detail on the relation of such agreements to Anglo-American commercial practices. See, e.g., Solari, supra, 55 N.J. at 574-77 (citing Harlan M. Blake, Employee Agreements Not to Compete, 73 Harv. L. Rev. 625 (1960)).
The Court in Maw v. Advanced Clinical Communications, Inc. held:
                  "But Solari was a turning point, for the Court held then “that the time is well due for the abandonment of New Jersey’s void per se rule in favor of the rule which permits the total or partial enforcement of noncompetitive agreements to the extent reasonable under the circumstances.” 55 N.J. at 585. In Whitmyer, supra, The Court expanded on Solari, establishing what is now known as the Solari/Whitmyer test for determining whether a non compete agreement is unreasonable and therefore unenforceable. Under the Solari/Whitmyer test, a non compete agreement is enforceable “if it ‘simply protects the legitimate interests of the employer, imposes no undue hardship on the employee and is not injurious to the public.’” Ingersoll-Rand Co. v. Ciavatta, 110 N.J. 609, 628 (1988) (quoting Whitmyer, supra, 58 N.J. at 32-33). The first two prongs of the test require a balancing of the employer’s interests in protecting proprietary and confidential information and the asserted hardship on the employee. Ingersoll-Rand, supra, 110 N.J. at 634-35. The third requires the reviewing court to analyze the public’s broad concern in fostering competition, creativity, and ingenuity. Id. at 639. Solari/Whitmyer has now become an accepted part of the common law, not only in New Jersey but also in other jurisdictions around the country. Id. at 630-34."
The Court in Maw v. Advanced Clinical Communications Inc. stated:
                  Although our dissenting colleagues may contend that do-not-compete provisions are, or should be, per se illegal, in point of fact, they are not illegal per se. It is not accurate to describe our current caselaw, which allows enforcement of reasonable non-compete agreements, as a “clear mandate” that disfavors such agreements. The Solari/Whitmyer test is a multi-part, fact-intensive inquiry. Not only must multiple interests of differing parties and entities be identified, but also, those interests must be gauged for reasonableness and legitimacy. The application of that test here, and as a general matter, simply does not evoke the type of a “clear mandate of public policy” that was contemplated by N.J.S.A. 34:19-3c(3).
The Court in Maw v. Advanced Clinical Communications Inc. was informed by the amici that non-compete agreements are a common part of commercial employment. The Court did not accept as a premise that employers, in large numbers, are engaging in a practice that is “indisputably dangerous to the public health, safety or welfare.” Dzwonar, supra, 177 N.J. at 464. It is more appropriate to characterize the business community as having adapted to the Solari/Whitmyer approach that recognizes that non compete agreements can serve a useful purpose so long as the agreement is not unreasonable.
The Court in Maw v. Advanced Clinical Communications Inc. concluded that plaintiff’s private dispute over the terms of the do-not-compete provision in her employment agreement does not implicate violation of a clear mandate of public policy as contemplated by Section 3c(3) of CEPA. As previously noted, plaintiff did have options available to her. If she could not negotiate terms that were to her liking, she was free to dispute the reasonableness of those terms if and when her employer attempted to enforce the agreement. The burden then would be on the employer to hire counsel and initiate enforcement litigation, Solari, supra, 55 N.J. at 574, and nothing would preclude an employee-defendant in such an action from asserting any and all affirmative defenses and counterclaims. Ingersoll- Rand, supra, 110 N.J. at 621-
The NJ Supreme Court granted greater protection to employers and businesses in Lamorte Burns & Co., Inc. v. Walters 167 N.J. 285 (2001)
The Court in Lamorte held: By secretly collecting confidential and proprietary client information while employed by Lamorte Burns & Co., Inc. and using the data to solicit and take away Lamortes clients immediately after resigning, Michael Walters and Nancy Nixon breached their duty of loyalty, tortiously interfered with Lamortes economic advantage, misappropriated confidential and proprietary information, and competed unfairly.
The Court in Lamorte determined that: The client information gathered from Lamortes files by Walters and Nixon was not generally available to the public, would not have been known to defendants but for their employment by Lamorte, went beyond mere client names, and gave defendants an advantage in soliciting clients after they resigned. Walters and Nixon knew Lamorte had an interest in protecting the information. The client information was confidential and proprietary.
The Supreme Court in Lamorte also held that: An employee may prepare to start a competing business while employed by the entity he will compete with, but may not breach the undivided duty of loyalty owed the employer while still employed by soliciting the employers customers or engaging in other acts of secret competition. Walters and Nixon breached the duty of loyalty by collecting protected information while employed by Lamorte for the sole purpose of gaining an advantage over Lamorte as soon as they resigned.
The Supreme Court in Lamorte held that: Walters and Nixon acted with malice and in a manner contrary to the notion of free and fair competition by using the secretly gathered confidential client data to effect a weekend coup, knowing that the delay in Lamortes discovery of their resignation and solicitation would work to their economic advantage Restrictive covenants are very useful for businesses to prevent an employee from taking your clients and your business.
        The NJ Model Jury charges recognize tortious interference with prospective economic advantage. The right of a person or company to pursue a lawful business and to enjoy the fruits and advantages of one’s industry or efforts are rights which the law protects against unjustified and wrongful interference by another person.
         Thus, the law protects a person’s interest in reasonable expectations of economic advantage.
         In order that the plaintiff may recover damages for a wrongful act, such wrongful act must be found to have interfered with a reasonable expectancy of economic advantage or benefit on the part of the plaintiff.
         Thus, plaintiff must prove the following elements:
         1.      The existence of a reasonable expectation of economic advantage or benefit belonging or accruing to the plaintiff;
         2.      That the defendant had knowledge of such expectancy of economic advantage;
         3.      That the defendant wrongfully and without justification interfered with plaintiff’s expectancy of economic advantage or benefit;
         4.      That in the absence of the wrongful act of the defendant it is reasonably probable that the plaintiff would have realized his/her economic advantage or benefit (i.e., effected the sale of the property and received a commission); and
         5.      That the plaintiff sustained damages as a result thereof.
Cases:
Harris v. Perl, 41 N.J. 455 (1964); Middlesex Concrete, etc., Corp. v. Carteret Industrial Ass’n., 37 N.J. 507 (1962); Raymond v. Cregar, 38 N.J. 472 (1962); Rainier’s Dairies v. Raritan Val. Farms, 19 N.J. 552 (1955); Myers v. Arcadio, Inc., 73 N.J. Super. 493 (App. Div. 1962); Independent Dairy Workers Union of Hightstown v. Milk Drivers, etc., Local No. 680 30 N.J. 173 (1959); Restatement (Second) of Torts, Section 766 (1939).
The NJ Model Jury charges also recognize “UNLAWFUL INTERFERENCE WITH CONTRACTUAL RELATIONS”   
       In determining whether the defendant committed a wrongful act, the ultimate inquiry is whether defendant unjustifiably interfered with plaintiff’s fair opportunity to conduct his/her legitimate business affairs.
       Everyone has a right to enjoy the fruits and advantages of his/her own enterprise, industry and skill, free from unjustified and wrongful interference. 
Thus, the law protects a person in the pursuit of his/her livelihood. 
       If the act complained of does not rest upon some legitimate interest, or if there is sharp dealing or over-reaching, or other conduct below the behavior of fair men similarly situated, the ensuing loss to the plaintiff should be redressed.
       Hence one who unjustifiably interferes with the contract (or reasonable expectation of economic advantage) of another has committed a wrongful act.
Cases: Harris v. Perl, 41 N.J. 455 (1964); Louis Schlesinger Co. v. Rice, 4 N.J. 169, 181 (1950), “a wrongful act is any act which in the ordinary course will infringe upon the rights of another to his/her damage, except it be done in the exercise of an equal or superior right”; Raymond v. Cregar, 38 N.J. 472, 480 (1962), “malicious interference is the intentional doing of a wrongful act without justification or excuse”; Sokolay v. Edlin, 65 N.J. Super. 112, 128 (App. Div. 1961), to sustain the allegations that defendant maliciously interfered with plaintiff’s employment there must be proof of (1) actual interference by defendant, and (2) the malicious nature of such interference. 

                                    Respectfully submitted,


                                    _________________________

Tuesday, February 13, 2018

unreported case -overcrowding not automatic grounds for eviction

unreported case -overcrowding not automatic grounds for eviction
SUPERIOR COURT OF NEW JERSEY
APPELLATE DIVISION
DOCKET NO. A-4889-11T4

PEACHTREE MANAGEMENT
CO., INC.,

Plaintiff-Respondent,

v.

TACY ALBERTSON,1

Defendant-Appellant.
__________________________

February 28, 2013
 
Argued January 30, 2013 - Decided
 
Before Judges Grall and Simonelli.
 
On appeal from the Superior Court of New Jersey, Law Division, Special Civil Part, Camden County, Docket No. LT-3752-12.
 
Sonia Bell argued the cause for appellant (South Jersey Legal Services, Inc., attorneys; Ms. Bell, on the briefs).
 
Dale W. Keith argued the cause for respondent (Grimes & Grimes, LLC, attorneys; Mr. Keith, on the brief).

PER CURIAM
In this summary dispossess matter, defendant Tacy Albertson appeals from the May 24, 2012 judgment of possession entered in favor of plaintiff Peachtree Management Co., Inc. Because we conclude the court lacked jurisdiction to enter the judgment, we reverse.
In June 2001, defendant executed a lease with plaintiff's predecessor for a one-bedroom apartment. The apartment is subject to rent stabilization, with a fixed monthly rent and pet fees. The lease only permitted two occupants; defendant and her child resided in the apartment. Defendant's tenancy continued after plaintiff purchased the property in December 2007.
At some point, defendant permitted her husband to reside in the apartment. In May 2009, the Department of Community Affairs (DCA) cited plaintiff for various violations relating to the apartment, including overcrowding. A June 25, 2009 Report and Orders of the Commission indicated that nearly all of the violations, including overcrowding, were abated on June 17, 2010 (the 2009 DCA order). There is no evidence that plaintiff received any other local or State agency citation for violations relating to the apartment, including overcrowding violations.
Plaintiff believed that defendant's husband was still residing in the apartment. In an April 25, 2012 letter, plaintiff advised defendant as follows:
This is your three (3) day Notice to Quit and Landlord's Demand for Possession of the above premises based upon [N.J.S.A.] 2A:18-61.1(c), [willful] or grossly negligent damage to the premises. You have moved additional people into your one (1) bedroom apartment which [is] in violation of the NJ Administrative Code.
 
Based on the size of the bedroom in your apartment your one (1) bedroom unit is limited to only two (2) occupants. The New Jersey housing code limits the number of occupants who can reside in your apartment.
 
You are hereby notified that your lease IS HEREBY TERMINATED and that you have three (3) days from the receipt of this letter to vacate the property.
 
The landlord DEMANDS POSSESSION. You must vacate the property within three (3) days and deliver possession to the landlord or eviction proceedings will be instituted.
 
On May 3, 2012, plaintiff filed a complaint for possession based on two causes of action: non-payment of rent; and "[d]estruction of property." At trial, plaintiff proceeded solely under the latter cause of action, arguing there was overcrowding, which violated the New Jersey Administrative Code (Code), specifically N.J.A.C. 5:10-22.3. As evidence of overcrowding, plaintiff presented the 2009 DCA order and the landlord's testimony that he saw defendant's husband in the apartment on a regular basis. Plaintiff presented no evidence of actual damage to the property, but argued that overcrowding constituted damage. The court rejected that argument and determined there was no evidence of any damage to the property to warrant eviction under N.J.S.A. 2A:18-61.1c. Nonetheless, the court found there was overcrowding, which constituted a lease and Code violation, and granted a judgment of possession on those grounds. This appeal followed.
On appeal, defendant contends that the court erred in entering a judgment of possession based on grounds not listed in the complaint and because plaintiff failed to prove there was destruction of property. Defendant also contends the court lacked jurisdiction to consider the matter because plaintiff never served a notice to cease or a notice to quit based on a lease or Code violation.
Our review of a trial court's fact-finding in a non-jury case is limited. Seidman v. Clifton Sav. Bank, S.L.A., 205 N.J. 150, 169 (2011). "'The general rule is that findings by the trial court are binding on appeal when supported by adequate, substantial, credible evidence. Deference is especially appropriate when the evidence is largely testimonial and involves questions of credibility.'" Ibid. (quoting Cesare v. Cesare, 154 N.J. 394, 411-12 (1998)). We "should not disturb the factual findings and legal conclusions of the trial judge unless [we are] convinced that they are so manifestly unsupported by or inconsistent with the competent, relevant and reasonably credible evidence as to offend the interests of justice." Ibid. (internal quotation marks omitted). "However, '[a] trial court's interpretation of the law and the legal consequences that flow from established facts are not entitled to any special deference[,]'" and is subject to de novo review. Mountain Hill, L.L.C. v. Twp. Comm. of Middletown, 403 N.J. Super. 146, 193 (App. Div. 2008) (quoting Manalapan Realty, L.P. v. Twp. Comm. of Manalapan, 140 N.J. 366, 378 (1995)), certif. denied, 199 N.J. 129 (2009). Because this matter involves the court's interpretation of the New Jersey Anti-Eviction Act (Act), N.J.S.A. 2A:18-61.1 to -61.12, our review is de novo.
The Act protects residential tenants from eviction absent a showing of good cause. Morristown Mem'l Hosp. v. Wokem Mortg. & Realty Co., 192 N.J. Super. 182, 186 (App. Div. 1983). The Act specifically enumerates permissible grounds for eviction and the associated notice requirements. N.J.S.A. 2A:18-61.1 and -61.2. Absent proof of one of the enumerated grounds for eviction, the court lacks jurisdiction to enter a judgment of possession. Housing Auth. of Morristown v. Little, 135 N.J. 274, 281 (1994). In addition, the public policies underlying the Act require strict compliance with the notice and procedural requirements before a landlord may evict a tenant. 224 Jefferson St. Condo. Ass'n v. Paige, 346 N.J. Super. 379, 383 (App. Div.), cert. denied, 172 N.J. 179 (2002). "In any instance in which a notice to quit is required as a prerequisite to the entry of a judgment of possession, the notice must be facially accurate in every substantial respect." Bayside Condos., Inc. v. Mahoney, 254 N.J. Super. 323, 326 (App. Div. 1992). A notice must be specific and detailed in order to provide the defendant with adequate opportunity to prepare a defense. Ivy Hill Park Apts. v. GNB Parking Corp., 236 N.J. Super. 565, 570 (Law Div.), aff'd, 237 N.J. Super. 1 (App. Div. 1989). A mere legal conclusion is insufficient to satisfy the specificity requirement. Carteret Props. v. Variety Donuts, Inc., 49 N.J. 116, 124 (1967). Failure to provide a notice to quit that is factually and formally sufficient deprives the court of jurisdiction to enter a judgment of possession. Bayside Condos., supra, 254 N.J. Super. at 326.
Here, plaintiff sought to evict defendant pursuant to N.J.S.A. 2A:18-61.1c, which permits eviction of a "person [who] has willfully or by reason of gross negligence caused or allowed destruction, damage or injury to the premises." This provision requires proof of actual physical damage to the property. Les Gertrude Assocs. v. Walko, 262 N.J. Super. 544, 549 (App. Div. 1993). There is no evidence of actual physical damage in this case. Accordingly, the court correctly denied a judgment of possession based on N.J.S.A. 2A:18-61.1c.
However, the court erred in granting a judgment of possession based on a lease or Code violation. A landlord can evict a tenant for breach of a lease provision. N.J.S.A. 2A:18-61.1e(1). However, the landlord must give the tenant "one month's [written] notice prior to the institution of the action for possession." N.J.S.A. 2A:18-61.2b; see also N.J.S.A. 2A:16-61.1e(1). Plaintiff's April 25, 2012 notice to quit does not state a lease violation as a ground for eviction, and plaintiff never gave defendant a one-month written notice of a lease violation. Accordingly, the court lacked jurisdiction to grant a judgment of possession based on a lease violation. Bayside Condos., supra, 254 N.J. Super. at 326.
Because overcrowding or a Code violation are not among the enumerated grounds for eviction under N.J.S.A. 2A:18-61.1, the court lacked jurisdiction to grant a judgment of possession on those grounds. See Housing Auth. of Morristown, supra, 135 N.J. at 281. Even assuming that N.J.S.A. 2A:18-61.1g(2) or (3) permit an eviction for a Code violation based on overcrowding, the landlord must give the tenant "three months' [written] notice prior to the institution of the action for possession" based on a Code violation. N.J.S.A. 2A:18-61.2c. Plaintiff gave defendant no such written notice.
Reversed.