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Case Law Alerts

Pennsylvania Court Affirms No Duty for Brokers on Property Suitability Under the Real Estate Licensing and Registration Act.

P. Perez Real Est. Holdings, LLC v. Homesale Real Est. Servs., Inc., No. 256 MDA 2025, 2025 WL 3538988 (Pa. Super. Ct. Dec. 10, 2025), reargument denied (Feb. 18, 2026)

April 1, 2026

by Carly P. Edman

In P. Perez Real Estate v. Homesale Real Estate Services, Inc., decided in December 2025, the Pennsylvania Superior Court affirmed a trial court’s grant of summary judgment in favor of real estate brokers and an agent in a professional liability dispute. The plaintiffs, a real estate holding and management company, argued that the brokers owed a duty to determine whether certain commercial properties were suitable for their intended use and should have known about a local highway revitalization plan affecting the properties.

The court held that the trial court properly granted summary judgment for the broker defendants, finding that under the Pennsylvania Real Estate Licensing and Registration Act, brokers are required to exercise reasonable professional skill and deal honestly in a transaction, but they do not have a statutory duty to independently investigate whether a property is appropriate for a buyer’s particular commercial purposes or specific future municipal plans.

The decision reinforces limits on real estate agent liability in professional negligence claims and clarifies the scope of duties a licensed agent owes under Pennsylvania law.

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Appellate Division Affirms Dismissal of Legal Malpractice Counterclaim Against Martin Law Firm

In Martin v. Loury, 2026 N.J. Super. Unpub. LEXIS 1617 (App. Div. July 15, 2026), Martin Law Firm represented Kirk Loury in an employment matter Mr. Loury filed against his former employer, Concord Equity Group Advisors LLC (“Concord”). The allegations included, among other things, that Loury was not fairly compensated for his employment with Concord. After a bench trial finding in Loury’s favor, the Appellate Division remanded this matter in February 2016 for a second trial. During the second trial, Concord CEO, Lee Argush, testified to lower compensation estimate than first trial. On remand, the second trial judge awarded Mr. Loury the same damages as the first judge, finding Mr. Argush not credible. After the findings during the second trial, Martin Law Firm filed an action against Mr. Loury to recover legal fees and costs of representing Mr. Loury in a second bench trial and Mr. Loury filed a counterclaim against Martin Law Firm for legal malpractice, alleging he should have received an even higher award in the second bench trial. In this allegation, Mr. Loury, through his expert, claimed that Martin Law Firm should have recalled Mr. Loury to the stand to rebut Mr. Argush’s testimony to allege an alternative theory of damages. Mr. Loury’s expert admitted that the second judge already rejected Mr. Argush's theory and accepted Loury's damages theory. The trial court barred Mr. Loury’s expert and dismissed Loury's counterclaim with prejudice before convening the collection trial, and the jury ruled in Martin Law Firm’s favor. Mr. Loury appealed the trial court's pretrial rulings barring his liability expert from testifying in support of his legal malpractice counterclaim, denying his motion for summary judgment on that counterclaim, and denying his motion to amend his counterclaim by adding attorney Joseph A. Martin as a codefendant. In affirming the trial court’s decision, the Appellate Division held that the trial court properly excluded Loury’s expert testimony in the counterclaim against Martin Law Firm because the expert could not explain how calling Loury as a rebuttal witness would have increased damages when the second judge already rejected Mr. Argush's testimony and accepted Loury's damages theory, making the expert’s causation opinion speculative. The Appellate Division also held that the trial court properly denied Mr. Loury's summary judgment motion on his malpractice counterclaim because reasonable minds could differ on whether Mr. Martin's alleged failures would have changed the second judge's damages award, given the judge already found Mr. Argush not credible, creating genuine factual disputes precluding summary judgment. Also, the Appellate Division held that the trial court properly denied Loury's May 2023 motion to add Joseph Martin individually because the statute of limitations expired in February 2022, six years after the 2016 appellate remand when Mr. Loury incurred new legal costs, and relation back did not apply because Mr. Loury knew Mr. Martin's identity throughout and strategically chose to sue only Martin Law Firm in his 2019 counterclaim.