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What's Hot in Workers' Comp

TOP 10 DEVELOPMENTS IN NEW JERSEY WORKERS’ COMPENSATION IN 2025

What’s Hot in Workers’ Comp, Vol. 29, No. 12, December 2025

December 1, 2025

by Kiara K. Hartwell

1.    Proposed bills to protect workers from heat-related illnesses and injuries

A-5022, a bill which establishes “Occupational Heat-Related Illness and Injury Prevention Program” and occupational heat stress standard in Department of Labor and Workforce Development, was first introduced and referred to the Assembly Labor Committee on November 14, 2024. On February 20, 2025, it was reported out with amendments and referred to the Assembly Appropriations Committee. In the absence of a heat stress standard by the Occupational Safety and Health Administration (OSHA), New Jersey is seeking to adopt one for the protection of workers against heat-related illnesses. The bill would require the Commissioner of the Department of Labor and Workforce Development to establish a heat stress standard by June 1, 2025. The standard would establish heat stress levels for employees that, if exceeded, trigger actions by employers to protect the employees from heat-related illness and require each employer to make and enforce a prevention plan. 

 

2.    The Appellate Division affirmed dismissal of workers’ compensation claims for failure to meet burden of proof
Makins v. Palace Rehab & Care Ctr. and Premier Cadbury, LLC, No. A-2263-23 & A-2276-23 (April 24, 2025)

The petitioner worked as a license certified nursing assistant (CNA) at Palace from 2008 to 2016. She began working for Cadbury in 2015, initially working shifts for both employers. She resigned from Palace in 2016 and worked for Cadbury full-time until she was terminated in June 2018. While working for Palace on June 5, 2013, she filed a workers’ compensation claim for a low back injury sustained while helping a patient out of bed, for which she received an award. In June 2018, the petitioner re-opened her case and, shortly thereafter, filed two additional claims against Cadbury. One was for an alleged incident on February 11, 2018, that aggravated her low back injury. The other occurred on June 8, 2018; alleging while picking up a resident, she injured her left hip, left knee and low back. Cadbury denied the claims. After the petitioner and Cadbury’s witnesses testified, the judge issued an order and written decision dismissing the claims against Cadbury, noting inconsistencies in the petitioner’s testimony and documents in evidence. The petitioner and Palace appealed. The Appellate Division affirmed, noting they found no abuse of discretion or plain error on the bifurcation decision and no confusion between legal and medical causation. 

 

3.    The Appellate Division affirmed summary judgment dismissal of negligence claims under the Workers’ Compensation Act
Jameel, etc. v. Dember, et al., No. A-1225-23 (April 28, 2025)

This negligence action against the defendants, Bayshore Community Medical Center (HMH) and Jennifer Dember, arose under the wrongful death and survivorship statues. On October 6, 2021, as the decedent was walking to work at HMH, Dember struck and killed her in the hospital’s employee parking lot. HMH noted it was paying dependency benefits to the decedent’s spouse. Taking into account the New Jersey Workers’ Compensation Act and its “intentional wrong” exception, the trial court granted summary judgment dismissal to HMH based on the Act and a lack of evidence of any intentional acts. The court also granted summary judgment dismissal to Dember under the Act’s co-employee immunity provision, noting that both Dember and the decedent were acting in the course of employment when the accident occurred. The plaintiff appealed. The Appellate Division concluded HMH’s decision to direct Dember and the decedent to use a lot with less safety protections did not constitute an intentional wrong. The Appellate Division also rejected the plaintiff’s arguments that the trial court erred in dismissing its claim against HMH as well as for punitive damages. With regard to Dember, the Appellate Division found the car accident arose in the course of employment, noting that the trial court’s dismissal under the Act’s co-employee bar was appropriate. 

 

4.    The Appellate Division affirms workers’ compensation judge’s decision on course and scope and dual employment issues
Vola v. City of Northfield and Vola v. Asplundh Tree Expert, No. A-1627-23 (May 14, 2025)

The petitioner was employed with Northfield Police Department and filed a workers’ compensation claim against the City of Northfield and subsequently against Asplundh Tree Expert for the March 31, 2021, accident. On that day, the petitioner reported for a volunteer extra traffic duty assignment and checked out a police car to meet the Asplundh trucks. He was struck by another car as he attempted to follow the Asplundh trucks. Asplundh denied joint employment and filed a motion to dismiss, which Northfield opposed. The judge noted that Asplundh was required to pay the petitioner and hold Northfield harmless as well as to add them to its certificate of insurance. He found this assignment began the moment the petitioner pulled out of the police building with his police car and both Northfield and Asplundh were responsible. He indicated Asplundh was a “joint special employer” and ordered them to reimburse Northfield. Asplundh appealed, arguing the judge erred in finding that it was a “joint special employer” as there was no contract, the petitioner was not paid wages by Asplundh, the assignment was made by Northfield and the petitioner did not interact with Asplundh employees. The Appellate Division rejected this contention, but it first addressed the “special mission doctrine” as raised by Northfield. The Appellate Division agreed that the petitioner was in the course and scope of his employment the moment he left the police headquarters, confirming his injuries were compensable under this doctrine. As for the joint employer argument, the Appellate Division relied on the judge’s decision, which was supported by sufficient, credible evidence that the petitioner was a dual employee. The Appellate Division ultimately affirmed the judge’s order.

 

5.    The Appellate Division affirmed a trial judge’s order dismissing claims in reviewing the intentional wrongdoing doctrine
Bunting v. Emil A. Schroth, Inc., et al., No. A-1972-23 (May 16, 2025)

The petitioner injured his foot while working for Emil A. Schroth, Inc. He was paid workers’ compensation benefits under Schroth’s carrier, New Jersey Manufacturers Insurance Company (NJM). Bunting filed a personal injury lawsuit against Schroth, alleging gross negligence and intentional wrongdoing. Bunting and Schroth entered into a consent judgment for $1.250 million, and Schroth assigned its rights to Bunting to pursue insurance coverage from the insurers—NJM, Great Northern Insurance Company and Chubb Insurance Company of New Jersey. The insurers denied defense and indemnity coverage for this accident and filed separate Rule 4:6-2(e) motions to dismiss the complaint with prejudice for failure to state a claim, arguing the policy exclusions and noting lack of coverage for intentional bodily injury applied. Bunting opposed and cross-moved for partial summary judgment. The motion judge issued an order granting the motions to dismiss and denying Bunting’s cross-motion for summary judgment. He rejected Bunting’s contention that the exclusion violated public policy and that the plain language excluded all intentional wrongs. Bunting appealed. The Appellate Division affirmed the order dismissing Bunting’s claims for coverage from the insurers. They confirmed the insurers are not obligated to provide defense nor indemnity coverage due to the exclusion due to Bunting’s allegation that Schroth’s intentional wrongdoing caused his injury.

 

6.    The Appellate Division affirmed summary judgment granted to defendants due to lack of intentional wrong and lack of Affidavits of Merit
Estate of Mike Alexander, Deceased, et al. v. Northeast Sweepers, et al., No. A-1486-23 (June 19, 2025)

The plaintiffs appealed three orders granting summary judgment to Crisdel Group, Inc.; HAKS Engineers, Architects and Land surveyors, P.C.; and Johnson, Mirmiran & Thompson, Inc. (JMT) By way of background, Mr. Alexander was struck and killed by a sweeper truck while working in an active construction zone on the New Jersey Turnpike. Crisdel was the plaintiff’s employer and was hired as the general contractor. HAKS was retained by the New Jersey Transportation Authority to provide “professional services” for the resurfacing project, including supervision to ensure compliance. In October 2014, the plaintiffs filed a complaint; in January 2016, they amended to add claims against HAKS and JMT. In the amended complaint, they alleged intentional wrongs, noting that HAKS and JMT were responsible for supervision and had negligently supervised the project. Alexander and his estate received workers’ compensation benefits. After oral arguments, the trial court issued orders dismissing the claims, noting the negligence was in their professional capacities as engineers; therefore, Affidavits of Merit were needed. 

Following a denial of the motion for reconsideration in September 2017 and after the Appellate Division granted leave to appeal, the orders dismissing the claims against HAKS and JMT were reversed for a more complete record on whether the claims necessitated the Affidavit of Merit requirement. On remand, Crisdel moved for summary judgment. After oral arguments, the trial court granted summary judgment because the plaintiffs failed to produce evidence that Crisdel committed an intentional wrong or that this type of accident occurred in constructions areas. 

HAKS and JMT moved for summary judgment, arguing the plaintiffs’ claims involved professional engineering service malpractice claims. The trial court agreed and granted summary judgment, noting the expert reports and deposition testimony revealed the duties of HAKS and JMT were within the practice of engineering. As such, the plaintiffs needed to submit an Affidavit of Merit and their failure to do so required dismissal of their claims. 

The Appellate Division reviewed under the de novo standard and delved into the Workers’ Compensation Act and case law regarding intentional wrongs. The Appellate Division found no evidence of an intentional wrong within the meaning of the Act. As such, the Appellate Division affirmed the grant of summary judgment to Crisdel. In addition, as the undisputed evidence showed HAKS and JMT were providing professional engineering services and the plaintiffs failed to timely serve Affidavits of Merit, the Appellate Division affirmed the grant of summary judgment to HAKS and JMT.

 

7.    The Appellate Division reviewed the statute of limitations issues in a third-party case involving the employer
Weiss v. Borough of Franklin Lakes, et al., No. A-3831-22 (July 31, 2025)

The plaintiff was employed by Altona Blower & Sheet Metal Works and was tasked with designing, constructing and installing a firefighter training simulator purchased by the Borough of Franklin Lakes. During installation, the simulator fell from about 8.5 feet, striking the plaintiff in the head and torso. He was flown by helicopter to a trauma center. The plaintiff filed suit against the Borough, the Fire Department of Franklin Lakes and a division of Borough government (municipal defendants). The municipal defendants then filed a third-party complaint against Altona. After the court granted his motion to file an amended complaint, the plaintiff added Altona as a defendant. Altona moved for summary judgment due to the two-year statute of limitations. The court granted Altona’s motion, noting the plaintiff waited nearly three years after the accident to move for leave to amend the complaint and that he was well aware he could file against Altona as his employer. The municipal defendants also filed a motion for summary judgment, which the court granted, noting they were immune under the Tort Claims Act. The plaintiff moved for reconsideration, which the court denied. The plaintiff appealed, but the Appellate Division found the court did not deny the plaintiff his procedural due process during the Altona motion hearing based on the transcript. Also, the plaintiff should have been well aware of his claim against Altona, but he failed to file within the statute of limitations time period. The Appellate Division also found no basis to reverse the orders against the municipal defendants or the plaintiff in his reconsideration motion.

 

8.    The Appellate Division examined a disability finding by workers’ compensation judge
Brooks v. Rutgers, the State Univ. of N.J., No. A-1013-23 (August 7, 2025)

The petitioner worked for Rutgers as a custodian between 2000 and 2013, before he was terminated for being physically unable to perform his duties. The petitioner filed a workers’ compensation claim, alleging various injuries due to occupational exposure. While the parties resolved the pulmonary aspect of the claim, the petitioner filed a Verified Petition against the Second Injury Fund. While he admitted to prior health issues, he testified that his conditions worsened after working at Rutgers. He received injections to his low back and eventually underwent right knee replacement. The  petitioner did not wish to give up his job at Rutgers, but a disability retirement was suggested and eventually was sent a letter of termination. He then applied for disability retirement pension and Social Security Disability, receiving both after being found totally disabled. The workers’ compensation judge issued a written decision, noting the petitioner to be very credible and relying on the doctors’ testimonies to find his job aggravated the petitioner’s pre-existing conditions. The judge found 74% disability, apportioning for the bilateral hands, bilateral legs and lumbar spine, with a credit for pre-existing injuries to all except the left leg. The judge also dismissed the claim against the Second Injury Fund. Rutgers appealed, arguing the judge erred in finding causal relationship. The petitioner cross-appealed, arguing the judge erred in not finding him 100% disabled. The Appellate Division deferred to the judge’s determination of the degree of the petitioner’s disability and affirmed the order.

 

9.    The Appellate Division affirmed decision to direct respondent to provide authorized treatment
Peralta v. Silver Line Bldg. Prods., No. A-0370-24 (September 24, 2025)

On July 16, 2020, the petitioner was injured lifting glass while working for the respondent. He was referred by his primary care doctor to a specialist, who performed two emergent cervical spine surgeries. As such, the respondent denied compensability. A motion for medical and temporary benefits was filed, and the workers’ compensation judge found the first surgery in October 2020 (C5-6 anterior decompression and fusion) was compensable, but not the second in April 2021 (C2-T1 posterior fusion). The October 2023 decision directed the respondent to authorize the petitioner to return to his doctor, provide all recommended treatment, pay for the first surgery and provide temporary disability benefits. The doctor then recommended a third surgery (C7-T1 anterior discectomy and fusion). The respondent opposed, noting the second surgery was not compensable. The petitioner moved to enforce, and a trial was held before a second judge, who found the respondent should provide the third surgery. The respondent appealed. After reviewing the standard of review, the Appellate Division affirmed substantially for the reasons in the September 24, 2024, decision. A comment was added to address the res judicata and collateral estoppel arguments, noting they did not apply because the issue in the second trial was not the same as the one decided before. 

 

10.    A5792/S4590 signed into law

On August 21, 2025, Governor Murphy signed A5792/S4590 into law. This provides for workers’ compensation coverage of certain counseling services for first responders and provides that certain mental health related communications are confidential.  


What’s Hot in Workers’ Comp, Vol. 29, No. 12, December 2025 is prepared by Marshall Dennehey to provide information on recent legal developments of interest to our readers. This publication is not intended to provide legal advice for a specific situation or to create an attorney-client relationship. We would be pleased to provide such legal assistance as you require on these and other subjects when called upon. ATTORNEY ADVERTISING pursuant to New York RPC 7.1 Copyright © 2023 Marshall Dennehey, all rights reserved. No part of this publication may be reprinted without the express written permission of our firm. For reprints or inquiries, or if you wish to be removed from this mailing list, contact tamontemuro@mdwcg.com.

Firm Highlights

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

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

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.

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.

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.