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Results

  • Summary Judgment Won in a Pennsylvania Premises Liability Case

    We secured summary judgment in a premises liability case in Northampton County, Pennsylvania, dismissing all claims against a national sporting goods retailer. The plaintiff claimed he slipped and fell on a slippery substance inside a the store while testing out bicycles. The plaintiff and his wife admitted that after he fell, they did not inspect the floor and quickly left the store. Months later, and after filing suit, the plaintiff and an engineer visited the store and claimed that there was an open can of bicycle grease in the area where the fall had occurred. Based on this evidence alone, the plaintiff theorized, through an expert report, that he must have fallen on bicycle grease negligently left on the floor by the store staff. Summary judgment was sought on the grounds that no witnesses to the fall ever actually identified any substance on the floor, and that the expert’s opinion was based on pure speculation. The court agreed and dismissed all claims against our client.

  • Summary Judgment Obtained in New York Ridesharing Case

    We won summary judgment for an online car sharing platform that connects vehicle owners (hosts) with travelers and locals (guests) seeking to book those vehicles for a fee in New York. The plaintiff alleged that he sustained serious injuries when he was involved in an automobile accident that collided with a vehicle listed on our client’s website. The Bronx County Supreme Court granted summary judgment in favor of our client, ruling that the defendant demonstrated that it is a peer-to-peer car sharing service; it does not provide rental services; it does not own, maintain or repair any of the vehicles on its platform; it is not responsible for the acts and omissions of the hosts or guests; and there is no agency relationship between defendant and the hosts or guests.

  • Secured Defense Verdict for Global Men’s Hair Dye Manufacturer in Bladder Cancer Claim

    We won a defense verdict in a high-exposure product liability trial, defeating claims that a client’s hair dye caused bladder cancer. The verdict was reached after a two-and-a-half week jury trial in the Philadelphia Court of Common Pleas. The plaintiffs’ claim was that the hair dye made by global men’s hair dye manufacturer caused the husband’s bladder cancer. Prior to trial there was a significant demand, but the jury wholly rejected the plaintiffs’ negligence and strict liability claims. Background: The plaintiff was a part-time barber in Reading and Philadelphia, Pennsylvania, from 1994–2008. On occasion, he used the defendant’s hair dye on his customers and himself. He also worked full-time as a book binder at various printing companies. In August of 2016 he was diagnosed with bladder cancer. He filed suit against the manufacturer, claiming that their hair dye was contaminated with the chemical 4-aminobiphenyl (4-ABP), which is a known carcinogen. Numerous expert witnesses were called by both sides—toxicologists, epidemiologists, organic/anylytical chemists, urologists and occupation physicians. The defense denied that the hair dye product contained 4-ABP because its manufacturing process is conducted in such a manner that it would not create 4-ABP. This was supported via corporate witnesses and multiple experts. After one hour and 13 minutes of deliberations, the jury found that the defendant was not negligent and their product was not defective. Read about this verdict in The Legal Intelligencer (subscription required): Pa. Jury Rejects Claims Linking 'Just For Men' Hair Dye to Cancer."  

  • Successfully Defended a National Car-Sharing Company in a Multi-Party Suit

    We successfully defended a national car-sharing company, resulting in a dismissal of all claims. The case involved a multi-party suit arising out of a commercial auto accident. Through aggressive pleading, we obtained a dismissal by arguing that both federal and state law provisions prohibited any claims against the car-sharing company.

  • Jury Defense Verdict Secured in a Case Involving Negligent Propane Services

    We obtained a jury defense verdict in Cumberland County, New Jersey. We defended a major propane company where it was claimed that they provided negligent service to a stove which allegedly caused a trailer fire. The plaintiffs lost everything in the fire, including their pets. They also sustained serious and permanent burn injuries. Total medical bills were in excess of $1.5 million, and there was a $227,000 Medicare lien. The plaintiffs’ demand was $5 million. In less than two hours, the jury returned a verdict in favor of the defense.

  • Summary Judgment Obtained in a Case Involving a Fungal Infection Allegedly Contracted at a Hotel

    We secured summary judgment in Monroe County, Pennsylvania, where the plaintiff filed suit claiming he contracted a fungal infection from staying at the defendant’s hotel. The plaintiff produced an expert microbiologist’s report, in addition to his treating physician’s records, in support of his claims. Summary judgment was sought on the grounds that the plaintiff’s expert was not competent enough to identify a specific fungus from photographs of the hotel room and the treating physician’s records were equivocal as to the cause of the plaintiff’s infection. Judge Arthur Zulick found the plaintiff’s microbiologist’s opinion speculative, as the microbiologist did not conduct an inspection of the hotel, obtain fungal samples or perform any lab testing. The judge further held that the plaintiff’s diagnoses of a fungal infection was not sufficiently supported by his treating doctor’s diagnoses. As a result, Judge Zulick entered judgment in favor of the defendant.

  • Summary Judgment Secured in New York Motor Vehicle Accident Case

    We obtained summary judgment after oral argument with Judge Anne Swern in Kings County Supreme Court in New York. This case involved a motor vehicle accident where the plaintiff was a backseat passenger in an Uber that rear-ended a vehicle owned and operated by our clients. We established that our clients were stopped for 10-15 seconds at a light when they were rear-ended by the Uber driver, who was precluded and could not submit any testimony in this matter. Further, by establishing that the plaintiff was asleep at the time, she could not offer any evidence of how the accident happened. 

  • Summary Judgment Won in New York Slip and Fall Case

    We secured summary judgment in a New York case in which the plaintiff claimed that she slipped and fell on stairs in our client’s building. The plaintiff alleged that she slipped on a wet condition on the stairway landing in an inadequately illuminated stairway. The defendant submitted an affidavit of its expert, which stated that the lighting measurements taken in the stairway complied with code. The defendant also demonstrated that it did not create the condition by submitting an affidavit of the building’s porter, who stated that neither he nor any other porter mopped that morning. The affidavit further established that the defendant did not have notice of the alleged wet condition or defective lighting, as it did not receive any complaints about a hazardous condition on the floor at any time before the accident, and that he inspected the premises approximately two hours prior to the plaintiff’s incident and did not observe any defective condition. In light of this evidence, the plaintiff’s claim that the area was mopped by the defendant was speculative, as she was unable to present any facts sufficient to establish when the stairway was mopped or if the cause of the wet stairway was due to the defendant’s mopping the stairway.

  • Summary Judgment Secured in a Neighborhood Dispute Alleging Excess Water Runoff

    We obtained summary judgment in the Westmoreland County Court of Common Pleas in favor of our clients in a dispute over alleged excess water runoff. Our clients, a married couple, were sued by their neighbors for claims related to water runoff due to the installation of gutters and downspouts on a shed near the property line. We effectively argued for summary judgment on the plaintiffs’ injunction, trespass, nuisance and negligence claims, demonstrating that the plaintiffs lacked the necessary expert testimony to substantiate their case as required under Pennsylvania law. Additionally, the plaintiffs’ negligence claim was barred by the two-year statute of limitations, which had expired at least six years before the suit was filed.

  • Dismissal Affirmed on Appeal in Ohio Personal Injury Lawsuit

    Our motion to dismiss was affirmed on appeal after the Ninth District Court of Appeals found that the plaintiff had sued a non sui juris entity by suing a county department in a personal injury suit. The plaintiff initially filed suit against the department, which was later dismissed without prejudice to allow more time to develop the plaintiff’s medical records. When he refiled his suit, he again named a county department as the defendant. We filed a motion to dismiss, arguing that a county department does not have the capacity to be sued. The plaintiff then filed a motion to amend the complaint and again named the county. In our motion to dismiss the amended complaint, we argued that the plaintiff was outside of the statute of limitations and that the change in defendant could not relate back to the originally filed suit. The plaintiff’s argument, that naming the department was merely a misnomer and that the amended complaint should relate back to the original filing, failed and the trial court dismissed the case. After oral argument, the appellate court affirmed the decision.

  • Summary Judgment Secured in a Dram Shop Liability Case

    We won summary judgment in a challenging dram shop liability case against a large restaurant chain where the demand was $1 million. The plaintiff alleged our client was responsible for overserving the co-defendant driver prior to the subject motor vehicle accident. The court agreed with our arguments that the plaintiff failed to establish a violation of the The New Jersey Dram Shop Act. The plaintiff failed to present an expert report until opposing our motion for summary judgment. The expert report, which was submitted as an exhibit to the plaintiff’s opposition brief, did not extrapolate the defendant’s BAC at the time he left the defendant’s establishment. There was also no eyewitness testimony on the issue. The court rejected the plaintiff’s arguments that there was sufficient circumstantial evidence to support a jury’s conclusion that the co-defendant driver was visibly intoxicated at the time of service based on police observations at the scene of the accident and a (.17) BAC reading, which was administered approximately one hour and 30 minutes after leaving the restaurant. Distinguishing between prior case law and the subject circumstances, summary judgment was awarded based on the lack of either direct testimony or expert opinion as to the co-defendant’s state of intoxication at the time of service. 

  • Successfully Resolved Highly-Publicized Wrongful Death Action in Florida

    We successfully resolved a wrongful death case involving a 14-year-old boy who fell from an Orlando attraction, navigating a concurrent criminal investigation, state review, and intense media scrutiny on behalf of the ride's owner/operator.

  • Summary Judgment Secured in Slip and Fall Case

    We obtained summary judgment on behalf of a university in a slip and fall case. The plaintiff, a university student, slipped and fell during an active winter storm as she was walking from one campus building to another. Discovery showed that the plaintiff received an emergency alert from the university warning of potentially icy conditions prior to exiting the building and that freezing rain was still falling as the plaintiff was walking. We argued, and the court agreed, that the university owed no duty to the plaintiff to protect against general slippery conditions or to pretreat sidewalks prior to, during or immediately after the storm.

  • Defense Verdict Secured in a Three-Vehicle Accident in Pennsylvania

    We obtained a defense verdict following a compulsory arbitration in a motor vehicle pileup. The plaintiff alleged that while she was stopped in traffic, the co-defendant’s vehicle rear ended her, pushing her into the vehicle in front of her. To the contrary, the co-defendant contended that our client caused the entire accident by being the first to rear-end his vehicle, pushing him into the plaintiff’s vehicle just once. Despite the conflicting testimony, we convinced the arbitration panel that, although our client was involved in the accident, the plaintiff testified the first strike she felt from the co-defendant’s vehicle was harder, and that the impact caused by her client’s vehicle was minimal due to the lack of damage to her vehicle. The arbitration panel assigned no liability to our client.

  • Summary Judgment Won in a Dog Bite Case in New Jersey

    We secured summary judgment in a general liability case involving a dog bite. The plaintiff alleged a laceration to the face from a dog bite. The dog was owned by a co-defendant, not by our client, the landlord of the property where the bite occurred. There were no issues of material fact or proof to support a theory of liability under strict or ordinary negligence, and no behavioral signs of aggression were observed by the plaintiff or the property owner’s son who hosted the party where the plaintiff was bitten. We argued that the elements under both theories could not be met, and the judge agreed, granting summary judgment.

  • Volatile Sexual Assault Case Successfully Moved Out of Philadelphia

    We successfully obtained an order to move a sexual assault case to Chester County, Pennsylvania. At first, the venue appeared prima fascia good for Philadelphia until our attorneys more closely investigated and found the one defendant holding the case in the city was never served and could not be found. 

  • Summary Judgment Obtained in Three Consolidated Cases Involving Multi-vehicle Accident

    We secured summary judgment for our client, a tow truck company, in three consolidated cases venued in Essex County Superior Court arising out of a fatal motor vehicle accident caused by an illegal left-hand turn by a tow truck driver. The plaintiffs alleged that our client was liable under a theory of respondeat superior as the tow truck driver’s employer. The plaintiffs further alleged that our client negligently hired, trained, supervised and entrusted the vehicle to the driver. However, we established that our client sold the subject tow truck to a co-defendant tow truck company two weeks before the accident. The court found that the co-defendant’s deposition testimony did not suffice to create a genuine issue of material fact and granted our motion, dismissing all claims against our client.

  • Defense Verdict for Moving Truck Rental Company

    We secured a jury defense verdict in a general liability lawsuit brought against our client, a Pennsylvania moving equipment rental company. The plaintiffs were in their car at a McDonald's drive-thru in Delaware when their vehicle was struck by an unattached trailer that had blown from an adjacent parking lot during a storm. The trailer was blown from the parking lot of the adjacent gas station which rented trailers to the public as part of a dealership agreement with a Delaware moving equipment rental company that had the same parent corporation as the client. After the accident, the gas station employee provided the plaintiff with an old business card for an employee of the Delaware equipment rental company, but which identified the employee as an agent of the Pennsylvania moving equipment company. The plaintiffs contended that the business card established agency, and we argued that an old business card was not enough to establish agency and that the testimony of the parties directly contradicted the wording on the business card. The plaintiffs claimed to have suffered neck and back injuries, and one contended she would have future medical expenses in excess of $100,000. The first question on the verdict slip asked the jury to state whether the Delaware company employee was also an employee and/or agent of the Pennsylvania moving truck rental company at the time of the accident and the jury answered "No." That eliminated the need for the jury to answer any further questions, and a defense verdict was rendered.

  • Defense Verdict Following Jury Trial in Slip and Fall Case in the Court of Common Pleas of Allegheny County.

    The plaintiff slipped in the lobby of a commercial building and claimed a serious and ongoing injury to her right shoulder. She alleged she fell due to a wet floor caused by the facilities management’s cleaning process and the lack of sufficient visible wet floor caution signs. The plaintiff underwent two surgeries, claimed ongoing pain and suffering, and sought $500,000 prior to trial.  We represented the building ownership and the facilities management company. Problematic for the defense was the lack of a surveillance video of the incident, photographs of the lobby contemporaneous to the incident, or an incident report. Despite this, we persuaded the jury to find for the defense by establishing a consistent and credible history of habitual practice in the placement of wet floor signs in highly visible areas across the lobby.  We also won the credibility battle through our well-prepared witnesses. Although faced with a sympathetic plaintiff with a substantiated history of medical treatment, our attorneys succeeded by presenting the case using “old school” personal injury defense tactics that were necessary due to the lack of video, photographs, and documentation. 

  • Defense Verdict Secured in Slip-and-Fall Jury Trial

    We obtained a defense verdict following a three-day jury trial in a slip-and-fall injury case in the Court of Common Pleas of Allegheny County. The plaintiff slipped in the allegedly wet lobby of a commercial building and claimed a serious and ongoing injury to her right shoulder. Problematic for our case was the lack of a surveillance video of the incident, photographs of the lobby contemporaneous to the incident, or an incident report. Despite this, we persuaded the jury to find for the defense by establishing a consistent and credible history of habitual practice in the placement of wet floor signs across the lobby in highly visible areas. 

  • Consolidated Cases Successfully Transferred to Correct Venue

    We successfully transferred two consolidated cases involving alleged falls by construction workers from Philadelphia to Cumberland County. Our clients were located in Lancaster County, and the only codefendant was located in Philadelphia County. We filed preliminary objections as to venue, arguing that the codefendant was a “phantom” defendant named to obtain venue in Philadelphia County. The court was convinced by our arguments. This ruling cuts against the current trend of giving broad deference to plaintiffs on venue issues.

  • Arbitration Victory Secured in Excessive Testing Case

    We successfully defended an insurance carrier in a New Jersey no-fault arbitration matter. The claimant, a pain management provider, filed an arbitration demand in the amount of $125,218 in connection with a baseline urine toxicology screen and subsequent presumptive and confirmatory testing performed on a monthly basis to monitor a patient’s medication regimen. We successfully argued that the extensive testing was being performed without regard to the needs of the patient. After arguments were heard, the arbitrator issued an award in favor of our client, finding that the excessive testing was not medically necessary, saving our client more than $100,000.

  • Summary Judgment Obtained on Behalf of Large National Retailer

    We secured a summary judgment in a case in which the plaintiff slipped and fell on our client’s premises. An employee had clocked out and was in the process of gathering his personal belongings from the front-end counter when he allegedly created a dangerous condition by dropping his “personal jug” of iced tea on the floor, which the plaintiff slipped on. We argued that the retailer was not vicariously liable for the acts of the employee, who was “off the clock” at the time. The court held that “off duty employment” is a question of law since there was no genuine dispute of material facts as to whether the employee was “acting within the scope of his employment” at the time the alleged dangerous condition was created. A trial was set for April 2024, and the plaintiff’s last demand was $650,000 before summary judgment was granted.

  • Summary Judgment Secured in New York Slip-and-Fall Case

    We were granted a motion for summary judgment in a slip-and-fall case before a court in Queens County, New York. The plaintiff argued that she fell down the stairs located inside employer’s store. As she could not sue her employer, she instead sued the landlord. We successfully argued that our client was an out-of-possession landlord that held no liability to the plaintiff. Further, she successfully argued that our client was not contracted to maintain the premises.

  • Dismissal with Prejudice Obtained in Case Targeting Alcoholic Beverage Manufacturer

    We secured a dismissal with prejudice in a product liability case in Pennsylvania. The plaintiffs, who were involved, but not responsible, for a drunk driving accident, claimed that the beverage manufacturer was liable to them because the product had more alcohol than other alcoholic beverages and was improperly marketed to minors. Our team successfully argued several points, including that Pennsylvania does not recognize such a product liability cause of action because the dangers of drinking alcohol and driving are obvious, and the manufacturer has no duty to warn potential users of such dangers.

  • Failure to Provide Requisite Statutorily Required Medical Assignment-of-Benefits Form results in Dismissal of New York No-Fault Arbitration Matter

    We successfully defended and submitted post-hearing arguments and secured dismissal of a New York no-fault arbitration matter. The applicant, a major medical provider, filed an arbitration matter in the amount of $361,601.62, claiming our client owed it for the claimant’s unpaid medical bills following a major motor vehicle accident. The claimant had been involved in the motor vehicle accident and sought payment for medical treatment for a series of treatments rendered while hospitalized, post-accident. Counsel for the medical provider argued that the medical billing was never properly nor timely denied, therefore, payment of the claims was overdue. However, we successfully argued at the arbitration hearing that the applicant’s client failed to provide the requisite statutorily required medical assignment-of-benefits form, assigning the hospital the right to sue on behalf of the injured party. After arguments were heard, the arbitrator ordered post-hearing submissions to be filed by both sides. After researching, drafting and filing a post-hearing submission, the arbitrator ruled in our client’s favor, thereby dismissing the matter based on the applicant’s total failure to submit the requisite form, saving our client hundreds of thousands of dollars.

  • Defense Verdict Secured in York County Magistrate Court Case

    We obtained a defense verdict in a case involving medical and property damages. While riding a bicycle through a shopping center parking lot, the plaintiff collided with our client, who was driving a vehicle, at an intersection that did not have stop signs. The plaintiff alleged that our client was responsible for his medical damages, as well as property damage to his bike and clothing. At the hearing, we obtained testimony from the plaintiff that his medical bills had been full covered by his health insurance, and that he could not demonstrate that the alleged property damage stemmed from the incident at hand. The judge agreed and granted a defense verdict.

  • Obtained Positive Outcome in a Construction Site-Related Personal Injury Case

    We secured a positive outcome for our client in a construction site-related personal injury case in New Jersey. After a month of trial, we successfully placed the entirety of the plaintiff’s $4.2 million jury verdict against the remaining co-defendant. We also succeeded in placing all of our client’s costs and attorney’s fees on the co-defendant. In total, the judgment against the co-defendant was in excess of $7 million.

  • Received Precedential Decision from PA Superior Court in Venue Transfer Case

    We secured a unanimous, precedential decision upholding a venue transfer from Philadelphia to Butler County under forum non conveniens, setting a new standard for defendants after a series of appellate reversals.

  • Defense Verdict Secured in Highly-Contentious Slip and Fall Case

    We obtained a defense verdict in a slip and fall case which allegedly occurred in a New York supermarket. The plaintiff, a supermarket employee, claimed that he slipped and fell on water from a floor washing machine being used to clean the floors. During investigation of the claim, we discovered that the plaintiff slipped and fell on water from frozen food that he was unpacking. At trial, we successfully argued to preclude the plaintiff’s expert from testifying that the floor washing machine was leaking water in that this expert never inspected the floor washing machine. As the plaintiff never produced witnesses of the accident or photographs of the accident location, the jury rendered a defense verdict in 26 minutes.

Firm Highlights

Result

No-Cause Jury Verdict Secured in Wrongful Death Trial

We successfully obtained a no-cause jury verdict in a 13-day wrongful death trial. The decedent, a 59-year-old man, was admitted to the emergency room on February 15, 2019, with complaints of abdominal pain, decreased appetite, and constipation, despite the use of laxatives. The patient did not complain of any nausea, vomiting, or diarrhea. He had a significant medical history including diabetes, hypertension, prior coronary artery stenting, morbid obesity (with past gastric bypass surgery), longstanding ventral hernia, and back pain. A CT scan revealed multiple hernias and a potential closed-loop bowel obstruction, leading to a surgery consultation. Our client, an emergency general surgeon, interpreted that the patient did not have a closed loop or any significant obstruction and recommended non-surgical management. The patient was approved to have clear liquids, and had a vomiting incident shortly after, but our client was not notified. The patient was returned to NPO status, and after improving overnight, he was returned to “clears” and additional medical and renal consults were ordered. Our client did not receive any communications from the residents/nurses of any changes in the patient’s condition. On February 18, 2019, two rapid responses were called due to increased heart rate and vomiting. It is believed that the vomiting resulted in aspiration, causing sepsis, ultimately leading to the patient’s death. During the trial, the plaintiff’s sole medical expert highlighted imaging on the wrong hernia, which called into question all of his opinions in the case. We made key objections related to the expert testimony, limiting what the allegations were, and preventing new allegations from being made. After approximately two and a half hours of deliberating, the jury returned a no-cause verdict. 

Thought Leadership

New Jersey Supreme Court Strengthens the Ongoing Storm Rule in Gallardo v. Walmart

The New Jersey Supreme Court recently expanded the protection afforded by the ongoing storm rule, under which commercial property owners generally have no duty to remove snow or ice while precipitation is actively falling absent unusual circumstances or a preexisting hazardous condition. In Gallardo v. Walmart, No. A-65-24 (N.J. July 30, 2026), the court significantly narrowed a common avenue plaintiffs have used to avoid summary judgment, holding that “ordinary efforts” to address winter conditions during an ongoing storm do not become actionable merely because an expert later claims those efforts made the conditions more dangerous. The case arose from a typical winter slip and fall. Mixed precipitation began around 11:30 a.m. Walmart's snow-removal contractor arrived about an hour later and salted the parking lot and walkways. Because accumulation was minimal, ranging from trace to 1/10th of an inch, the contractor did not plow. The plaintiff fell approximately 15 minutes after the salting was completed. The plaintiff did not contend that Walmart failed to respond to the storm. Instead, she argued that Walmart responded improperly. Her expert opined that salting without pretreating the lot caused melting and refreezing that resulted in black ice. That theory survived two summary judgment motions and ultimately persuaded a jury, which returned a verdict of approximately $1.33 million. The Appellate Division vacated the verdict because the jury had not been properly instructed on the ongoing storm rule, but remanded the matter for a new trial. The New Jersey Supreme Court reversed in a 4-3 decision and directed entry of summary judgment for Walmart. Applying Pareja v. Princeton International Properties, 246 N.J. 546 (2021), the Court concluded that Walmart's conduct fell within the protections of the ongoing storm rule. Salting a trace accumulation during an active storm was ordinary remediation, not the type of unusual circumstance that could give rise to a duty. The court further held that expert criticism of those efforts was insufficient to change that result. Following Pareja, plaintiffs frequently argued that a property owner forfeited the protection of the ongoing storm rule whenever an expert could identify some alleged flaw in the owner's response to the storm. Gallardo rejects that premise. The decision recognizes that imposing liability based solely on expert criticism of ordinary snow removal efforts would discourage property owners from taking any action during a storm and would undermine the very purpose of the doctrine. The ruling warrants a fresh look at pending winter premises liability cases involving active precipitation, minimal accumulations, mid-storm salting, alleged failures to pretreat, or expert opinions premised on melting-and-refreezing theories. Cases previously viewed as presenting substantial trial exposure may now be stronger candidates for summary judgment. At the same time, Gallardo does not eliminate all potential liability during an ongoing storm. A preexisting hazardous condition or genuinely unusual affirmative conduct may still support the imposition of a duty. Plaintiffs will also likely attempt to distinguish Gallardo based on the nature of the remediation efforts at issue and the specific facts of a case. The bottom line is that Gallardo strengthens the ongoing storm rule by restoring it as a meaningful summary judgment defense. Now, “ordinary” efforts to address winter conditions during an active storm do not become "unusual circumstances" simply because a plaintiff retains an expert to say they could have been done differently

Thought Leadership

Not So Fast. . . The Limitations of the Pennsylvania RELRA in Plaintiffs’ Civil Actions Against Real Estate Broker and Licensee Defendants

Much has been made of the importance and weight of the Pennsylvania Real Estate Licensing and Registration Act, 63 P.S. §§ 455.101, et. seq. (RELRA or Act). After all, a real estate broker generally cannot recover any commission absent a signed agreement that complies with RELRA. But can a plaintiff rely on RELRA as a distinct cause of action in a civil action as to a real estate broker or licensee defendant? The Superior Court has emphatically held that he or she cannot. In the unpublished opinion P. Perez Real Est. Holdings, LLC et. al. v. Home Sale Real Est. Servs., Inc., et al., No. 256 MDA 2025, 2025 WL 35389888 (Pa. Super. Ct. December 10, 2025), the Superior Court held that the Act “does not contemplate private actions for money damages as an enforcement mechanism and consequently, does not create a private cause of action.” citing Schwarzwaelder v. Fox, 895 A.2d 614, 620 (Pa. Super. 2006). While the Act authorizes the Bureau of Professional and Occupational Affairs, State Real Estate Commission, to regulate the conduct governed by RELRA, the Act alone does not create a stand-alone legal cause of action as to a broker-defendant in a civil action. See P. Perez, citing Schwarwaelder at 620. Nor can it be stated that RELRA creates or imposes any legally cognizable duties on real estate brokers or licensees. While the Act contains and refers to general concepts of duty (e.g. the agent must “exercise reasonable professional skill and care which meets the practice standards required by this act” and “to deal honestly and in good faith” 63 P.S. §§606.1 (a)(1),(2), or the broker has a duty to the buyer of property to take “action that is consistent with the buyer’s interest in transaction.”  63 P.S. §§606.3 (1)), these general concepts are secondary to the duties imposed by the required written agreement between the broker and consumer. For example, in P. Perez, a case in which the buyers-plaintiffs argued that the real estate broker failed to investigate recent legislation that would affect buyer’s intentions to convert the property to commercial space, the agreement between buyer and broker contained the following provision in the “Buyer’s Due Diligence” clause: Buyer acknowledges that Brokers, their licensees, employees, officers or partners have not made an independent examination or determination of the structural soundness of the property, the age or condition of the components, environmental conditions, the permitted uses, nor of conditions existing in the locale where the property is situated. . . Accordingly, the broker defendants expressly disclaimed any duty to buyers to inform them or determine whether any applicable zoning classifications, laws, or ordinances in the township applied to the properties in question. Moreover, the Superior Court refused to read provisions of the Act into the Agreement, citing Skiff re Buss, Inc. v. Buckingham Review, LP, 991 A.2d 956 (Pa. Super. 2010). In defending civil actions it is important for the defense attorney to identify any causes of action predicated solely on RELRA. Preliminary objections may be warranted to the extent that the plaintiff asserts RELRA as a stand-alone cause of action for monetary damages, a position struck down by the Superior Court of Pennsylvania in P. Perez.  Moreover, any attempt to create or heighten duties as to the broker defendants may be countered by the general proposition that the courts will not inject the vague concepts of “reasonable professional skill” or “good faith” where the written agreement has express provisions regarding the duties of the parties. Ironically, although RELRA is an important Act with which all realtors, brokers, and licensees should be familiar to guarantee that their commissions are in fact timely paid, it is not a strong stand-alone mechanism for a plaintiff’s attempts to recover monetary damages in a civil action.

Thought Leadership

Pennsylvania Superior Court Confirms RESDL Claims Are Subject to a Two-Year Statute of Repose

The Pennsylvania Superior Court recently concluded that claims under the Real Estate Seller Disclosure Law (“RESDL”) are subject to a two-year statute of repose running from the settlement date. This decision will further assist defending errors and omission claims against real estate agents as it bars any RESDL action commenced more than two years after the settlement date regardless of when the defect was discovered.  In Hollinger v. Deitrich, 2026 Pa. Super. LEXIS 328 (June 23, 2026), the buyers entered into an agreement of sale in April of 2017 to purchase a residential property. The settlement occurred in June of 2017. The buyers reviewed the seller disclosures that revealed the property had a sump pump in working order and a sump pit. The disclosures further noted no water infiltration into the basement, but disclosed rehab, an addition to the property and prior sewage backup.  Shortly after the settlement and closing, the buyers experienced flooding in their basement. In March of 2020, the buyers filed suit against the seller, the buyers’ real estate agent and broker and the seller’s real estate agent and broker alleging various causes of action including a violation of RESDL. The buyers alleged that they sought assurances from the agent defendants that no water infiltration occurred on the property. They further alleged that both agents lived in the area and should have known about the neighborhood water infiltration issues. The trial court granted summary judgment for the seller and the seller’s agents and dismissed the RESDL violation.  Relying on the Supreme Court’s decision in Gidor v. Mangus d/b/a Mangus Inspections, 345 A.3d 629 (Pa. 2025), the court explained that a statute of limitation begins to run from the time of the injurious occurrence or a discovery of the same. However, a statute of repose runs for a statutorily determined period after a definitively established event. Notably, a statute of repose eliminates a cause of action regardless of when the claim accrues. Because of this, a plaintiff may not invoke the discovery rule or other equitable tolling considerations.  RESDL requires that an action for damages, as a result of a violation of this chapter, must be commenced within two years after the date of final settlement. The court found that Section 7311(b) was clear and unambiguous that an action for damages pursuant to this chapter must be commenced within a certain time after a definitely established event that is independent of any injury or discovery of any injury. Since the buyers sued over two years after closing on the property, their statutory claims were time-barred. The court explained that the seller disclosure statement could not support common law or consumer protection claims, as using it would improperly expand remedies beyond the statute’s terms. Accordingly, the court upheld the trial court’s summary judgment ruling that the buyers’ claims under RESDL were barred by the statute of repose.  Accordingly, defense counsel should scrutinize complaints involving RESDL claims to ensure that such claims have been timely brought within two-years of the settlement date. A plaintiff will no longer be able to invoke the discovery roll to expand the time frame.

News

106 Marshall Dennehey Attorneys Recognized in the 2027 Editions of The Best Lawyers in America® and the Best Lawyers: Ones to Watch® in America

Marshall Dennehey is proud to highlight the firm’s 106 attorneys who have been recognized in the 2027 editions of The Best Lawyers in America® and the Best Lawyers: Ones to Watch® in America. Less than 6% of all practicing lawyers in the U.S. were selected by their peers for this recognition. Additionally, four of the firm’s attorneys received the Best Lawyers® 2027 “Lawyer of the Year” awards in their respective practice areas and demographic regions. Since it was first published in 1983, Best Lawyers® has become universally regarded as the definitive guide to legal excellence. Best Lawyers lists are compiled based on an exhaustive peer-review evaluation. For more information, please visit https://www.bestlawyers.com/. OUR 2027 LAWYERS OF THE YEAR Harrisburg, PA Christopher Reeser, Personal Injury Litigation - Defendants Kacey Wiedt, Workers Compensation Law - Employers Roseland, NJ Justin F. Johnson, Medical Malpractice Law - Defendants Leonard Leicht, Personal Injury Litigation - Defendants   OUR 2026 BEST LAWYERS IN AMERICA Philadelphia, PA Nicholas D. Bowers, Personal Injury Litigation - Defendants Josh J. T. Byrne, Professional Malpractice Law - Defendants Jefferey J. Chomko, Insurance Law James H. Cole, Insurance Law John J. Delany III, Personal Injury Litigation - Defendants Laurianne Falcone, Personal Injury Litigation - Defendants John P. Gonzales, Employment Law - Management John Hare, Appellate Practice Daniel D. Krebbs, Personal Injury Litigation - Defendants Michele Punturi, Workers' Compensation Law - Employers Bradley D. Remick, Product Liability Litigation - Defendants Andrea Cicero Rock, Workers' Compensation Law - Employers Robin M. Romano, Workers' Compensation Law - Employers Daniel J. Ryan, Jr., Personal Injury Litigation - Defendants Gary M. Samms, Professional Malpractice Law - Defendants Christopher N. Santoro, Personal Injury Litigation – Defendants; Product Liability Litigation -Defendants Josh D. Scheets, Personal Injury Litigation - Defendants Robert P. Schenk, Workers' Compensation Law - Employers Robert E. Smith, Insurance Law Robin Snyder, Litigation - Health Care Michael L. Turner, Commercial Litigation; Criminal Defense: White-Collar; Mass Tort Litigation / Class Actions - Defendants Claire Breaux Ventola, Product Liability Litigation - Defendants Pittsburgh, PA Melissa Devich Cochran, Commercial Litigation; Mass Tort Litigation / Class Actions – Defendants; Product Liability Litigation - Defendants  John F. Deasy, Personal Injury Litigation – Defendants; Product Liability Litigation - Defendants Daniel W. Deitrick, Workers' Compensation Law - Employers Douglas C. LaSota, Litigation - Construction; Mass Tort Litigation / Class Actions - Defendants Joseph V. Lesinski, Product Liability Litigation – Defendants   Christian D. Marquis, Personal Injury Litigation - Defendants Patricia A. Monahan, Insurance Law; Litigation - Insurance Patrick T. Reilly, Commercial Litigation; Mass Tort Litigation / Class Actions – Defendants; Product Liability Litigation - Defendants Brett C. Shear, Medical Malpractice Law - Defendants Teresa O. Sirianni, Education Law; Employment Law – Management; Litigation - Labor and Employment Stuart Sostmann, Product Liability Litigation – Defendants Danielle M. Vugrinovich, Mass Tort Litigation / Class Actions - Defendants Scranton, PA Sarah E. Argo, Litigation - Insurance Michael J. Connolly, Personal Injury Litigation – Defendants; Professional Malpractice Law - Defendants Matthew Keris, Litigation - Health Care; Medical Malpractice Law - Defendants John T. McGrath, Jr., Insurance Law; Medical Malpractice Law – Defendants; Product Liability Litigation - Defendants William J. McPartland, Insurance Law John R. Nealon, Product Liability Litigation - Defendants Victoria Scanlon, Health Care Law; Litigation - Health Care; Medical Malpractice Law - Defendants Michael A. Sebastian, Workers' Compensation Law - Employers Thomas A. Specht, Insurance Law; Litigation - Insurance Suzanne Tighe, Litigation Insurance Harrisburg , PA Casey Alan Coyle, Administrative/Regulatory Law; Appellate Practice; Commercial Litigation Brittany E. Bakshi, Personal Injury Litigation - Defendants Shannon P. Fellin, Workers' Compensation Law - Employers Allison Krupp, Insurance Law John R. Ninosky, Litigation – Insurance; Personal Injury Litigation - Defendants Christopher Reeser, Personal Injury Litigation - Defendants Kacey Wiedt, Workers' Compensation Law – Employers King of Prussia, PA  Michael L. Detweiler, Construction Law Joseph L. Hoynoski III, Medical Malpractice Law - Defendants Gregory J. Kelley, Construction Law, Litigation - Construction Anthony Natale III, Workers' Compensation Law - Employers Francis X. Wickersham, Workers' Compensation Law - Employers A. Judd Woytek, Workers' Compensation Law – Employers Erie, PA Patrick M. Carey, Personal Injury Litigation - Defendants Joel M. Snavely, Health Care Law; Insurance Law New Haven, CT Michael Wrona, Commercial Litigation, Litigation - Bankruptcy  Mount Laurel, NJ David D. Blake, Litigation - Insurance Barbara Davis, Personal Injury Litigation - Defendants Lynne Nahmani, Litigation - Health Care John H. Osorio, Personal Injury Litigation - Defendants John L. Slimm, Legal Malpractice Law – Defendants; Professional Malpractice Law – Defendants Roseland, NJ Robert T. Evers, Medical Malpractice Law - Defendants Justin F. Johnson, Medical Malpractice Law - Defendants Julia Klubenspies, Medical Malpractice Law - Defendants Leonard C. Leicht, Personal Injury Litigation - Defendants Patricia M. McDonagh, Appellate Practice Sunny Sparano, Litigation - Construction Randall S. Watts, Health Care Law New York, NY Tonya M. Lindsey, Medical Malpractice Law - Defendants Tampa, FL Michael Archibald, Personal Injury Litigation - Defendants Lindsay G. McCormick, Litigation – Construction Orlando, FL Thomas F. Brown, Personal Injury Litigation - Defendants Dante C. Rohr, Commercial Litigation Fort Lauderdale, FL Kimberly Kanoff Berman, Appellate Practice Patrick M. Delong, Personal Injury Litigation – Defendants Jacksonville, FL  Heather Byrer Carbone, Workers' Compensation Law - Employers Linda Wagner Farrell, Workers' Compensation Law - Employers Elizabeth B. Ferguson, Litigation - Construction James P. Hanratty, Personal Injury Litigation – Defendants Wilmington, DE Sarah B. Cole, Litigation - Insurance Benjamin K. Durstein, Workers' Compensation Law - Employers Maria R. Granaudo, Medical Malpractice Law - Defendants  Keri L. Morris-Johnston, Workers' Compensation Law - Employers Cincinnati, OH Timothy B. Schenkel, Personal Injury Litigation - Defendants David E. Williamson, Personal Injury Litigation - Defendants Cleveland, OH Vincent E. Cononico, Litigation – Insurance, Personal Injury Litigation - Defendants Jillian L. Dinehart, Personal Injury Litigation - Defendants David J. Fagnilli, Insurance Law Jason P. Ferrante, Health Care Law, Litigation - Health Care Andrew H. Isakoff, Transportation Law Leslie M. Jenny, Litigation - Health Care; Medical Malpractice Law – Defendant OUR 2026 BEST LAWYERS: ONES TO WATCH Jacksonville, FL Sean J. Reeves, Personal Injury Litigation – Defendants; Product Liability Litigation - Defendants Orlando, FL Carolin A. Pacheco, Insurance Law Mount Laurel Stacey Gorin, Insurance Law Melville, NY Kimberly Gitlin, Personal Injury Litigation – Defendants Matthew A. Gray, Insurance Law; Personal Injury Litigation - Defendants Philadelphia, PA Holli K. Archer, Health Care Law; Medical Malpractice Law – Defendants; Professional Malpractice Law Emily Pritchyk, Commercial Litigation; Product Liability Litigation – Defendants Pittsburgh, PA Taylor E. Kosko, Mass Tort Litigation / Class Actions – Defendants; Personal Injury Litigation - Defendants Alana Staniszewski, Workers' Compensation Law - Employers Michael D. Winsko, Product Liability Litigation – Defendants; Transportation Law King of Prussia, PA Richard Lechette, Commercial Litigation; Insurance Law, Personal Injury Litigation – Defendants