Understanding New Jersey’s Senate Bill 3124
Under New Jersey’s Senate Bill 3124, landlords are required to accept full rent payments from tenants within three business days after a lockout due to nonpayment. It’s crucial for landlords to understand that this payment must be accepted if offered, which can effectively stop the eviction process. The law ensures tenants have one final opportunity to make good on overdue rent, even after the lockout has occurred. By complying with this mandate, landlords adhere to their legal obligations and facilitate the resolution of rent disputes, without altering the total amount owed. Understanding this requirement is essential for any landlord navigating evictions.
While New Jersey’s Anti-Eviction Act generally prohibits landlords from removing residential tenants without good cause, there are specific statutory exceptions. One such ground applies to holdover tenants who consistently fail to pay rent on time. Under N.J.S.A. 2A:18-61.1(j), a landlord may remove a tenant who has habitually and without legal justification failed to pay rent when due. The legal process is as follows: Step 1: The landlord must serve a Notice to Cease, warning the tenant that the pattern of late payment must stop. Step 2: If the late payments continue, the landlord may serve a Notice to Quit and file for eviction under the statute. To succeed, the landlord must demonstrate a pattern of repeated, unjustified late payments—a single or isolated instance is not sufficient. As held in Bouie v. Orange Manor East, 2005 WL 375953 (App. Div. 2005), courts require clear evidence of consistent tardiness over time to establish “habitual” conduct.
Under New Jersey’s Anti-Eviction Act (N.J.S.A. 2A:18-61.1 to -61.12), residential tenants can remain in their units indefinitely—as long as they pay rent and no statutory grounds for eviction exist (Maglies v. Estate of Guy). But landlords can propose changes—like increasing rent or updating lease terms—at the end of a lease, as long as: -Proper notice is given -Any local rent control ordinances are followed (N.J.S.A. 2A:18-61.1(f), (i)) If the tenant stays after receiving proper notice, courts may treat that as acceptance of the new terms (Harry’s Vill., Inc. v. Egg Harbor Tp.). If the tenant rejects the changes or doesn’t pay the new rent, the landlord must serve additional statutory notices before initiating eviction. Bottom line: Leases expire. Tenancies don’t—unless every step in the process is followed precisely.
As an LLC member, you can take a salary—but be careful. Paying yourself as an employee could mean having less equity in the business. Before making a move, weigh the trade-offs to protect your ownership and maximize returns. Call me.
An LLC can grind to a halt when members disagree on a decision requiring consent—like a 50/50 split on a majority-consent matter. Without a clear resolution process, these disputes can lead to costly delays or litigation. To avoid this, LLC agreements can include deadlock-breaking mechanisms such as: -Mediation or arbitration. -Engaging a third party with relevant industry expertise. -Buy-sell provisions. Many agreements remain silent on deadlocks, assuming disputes will resolve informally or through litigation. In investment-holding LLCs, where a sponsor holds a majority interest and controls the board, deadlocks are rarely an issue since minority members often lack approval rights. Is your LLC agreement built to handle deadlocks? Let’s discuss.
As an attorney, I'm often struck by the delicate balance between facilitating a client's entrepreneurial dreams and protecting them from potential risks. On one hand, it's exhilarating to work with innovators and game-changers who are passionate about bringing their vision to life. As their trusted advisor, I want to empower them to take calculated risks and push the boundaries of what's possible. On the other hand, it's my duty to consider the potential exposure and worst-case scenarios that could derail their progress. Walking this tightrope is one of the joys of working with startups and business owners as they grow!
Imagine pouring water into a multi-tiered fountain. Each level must fill up before the overflow reaches the next. That’s exactly how a distribution waterfall works in investments—profits flow down in a structured order. Here’s the standard three-step waterfall: Return of Capital – Investors get back their initial investment before anyone profits. Preferred Return (Pref) – Investors receive a return (e.g., 8%) before profits are split. Profit Split – Remaining profits are shared, often favoring investors at first, with the sponsor earning a share like 75/25.
Business contracts aren’t just about money—they define roles, responsibilities, and decision-making authority. When these details are missing, confusion leads to conflict. I recently saw a contract dispute arise because the agreement didn’t specify the roles of the members or the process for making key decisions. When a disagreement came up, there was no clear procedure to resolve it, leading to unnecessary friction and legal costs. A well-drafted contract could have prevented the entire issue. We make sure to clearly define each party’s role and establish a decision-making framework in your contracts. Clarity today avoids disputes tomorrow.
Here are two of the most common questions I get asked—and the answers you need to know. 1- My tenant is a holdover. Can I evict them? If your tenant is paying rent and is not in material breach of the lease, you cannot evict them unless one of the statutory grounds under N.J.S.A. 2A:18-61.1 applies. New Jersey’s Anti-Eviction Act provides strong tenant protections, meaning you need a valid legal reason—such as non-payment of rent, lease violations, or certain other circumstances—to proceed with an eviction. 2- Can I evict a tenant if I want to live in the property? Yes, but only if the property is a three-family dwelling or less. Under N.J.S.A. 2A:18-61.1(l)(3), a landlord can evict a tenant if they intend to personally occupy the unit. However, the law requires you to provide the tenant with at least two months' written notice before filing for eviction, as stated in N.J.S.A. 2A:18-61.2(b). Have other eviction questions? Drop them in the comments or reach out.
When bringing on investors, the first and most important concept to understand is equity—the ownership stake that investors receive in exchange for their capital. Equity represents a portion of your business, and giving it up means sharing ownership and, potentially, decision-making authority. In corporations, ownership is structured through stocks. Investors are issued shares of stock, representing their percentage of ownership. Stockholders may have voting rights, receive dividends, or both, depending on the type of stock (e.g., common vs. preferred). In LLCs (Limited Liability Companies), ownership is defined by membership interests, which work similarly to stocks in a corporation. Membership interests outline each investor's ownership percentage and determine their share of profits, losses, and possibly decision-making authority. Equity is more than just ownership; it’s a tool to attract the right investors, align incentives, and fuel growth while ensuring you retain enough control to achieve your long-term vision. Understanding how to structure equity deals can make the difference between a successful partnership and one that limits your business's potential.
Here are the typical steps involved: Letter of Intent (LOI): Foundation for Negotiations: The LOI lays out the basic terms between the buyer and seller, serving as a precursor to the more binding purchase and sale agreement. It’s typically non-binding but critical for framing the negotiations. Purchase and Sale Agreement (PSA): This agreement outlines terms including the price, earnest money deposit, and specific conditions such as due diligence periods and closing conditions. An important aspect of the PSA is the Deposit. Soft Deposit: Initially, the deposit is kept as a "soft" deposit, which is refundable until the end of the due diligence period. This arrangement allows the buyer to withdraw based on findings during the due diligence without losing their deposit, providing a safeguard against unexpected property issues. Hard Deposit: After the due diligence period, the deposit becomes "hard" and is typically non-refundable. This marks the buyer’s firm commitment to proceed with the purchase, solidifying their financial engagement in the deal. Typically the PSA is prepared by the seller’s counsel, this document includes detailed schedules and exhibits that describe the property, leases, and service agreements, ensuring a transparent transaction. Due Diligence: Property Examination: The buyer inspects all aspects of the property thoroughly to ensure it fits their needs and complies with local laws. This includes reviewing the title report, survey, inspection and environmental reports and rent rolls. Closing: All key closing documents are prepared, negotiated, and reviewed to ensure accuracy and completeness. The closing process includes verifying that all legal requirements are met and that the documents are ready for recording at the local office, finalizing the transaction.
