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Arbitration vs. Litigation – Does It Really Make a Difference?

Short answer: Yes.

Long Answer: YES.  A significant difference. Not many businesses can afford to litigate “for the principal” anymore and perhaps as a result mandatory arbitration has become an increasingly popular dispute resolution clause in many contracts and other documents controlling how your business operates, such as your companies’ Operating Agreement.  Today these provisions appear in the most basic contracts however, parties often insert an arbitration provision without a true understanding of either the cost or effect an arbitration clause has on both a dispute and its outcome.  In some instances, arbitration can be a far less desirable option, take longer to reach resolution and even be a much more expensive alternative to the court system.

Contested cases in New Jersey’s Law Division (generally over $15,000) usually take 18-24 months to reach a trial.  Suits in New Jersey’s District Court (generally over $75,000) usually take 12-18 months to reach trial. Smaller disputes, (generally less than $15,000) can go to trial in the Special Civil Part of the New Jersey Court system in less than 6 months. The time frames for a dispute in Pennsylvania are not significantly different.

By comparison, it is not likely an arbitration will be scheduled more quickly than four months from the date the complaint is issued.  And such cases reaching a quick resolution require cooperation between the disputing parties, something usually not present if you are in a dispute.

The cost of administrating an arbitration, with AAA Arbitration, for example, let alone engaging arbitrators, often makes simple disputes much more expensive than litigation.  The filing fee to a court is usually a one-time, upfront cost in the range of $100-500.  By comparison, arbitration filing fees are $3,500 or more, with ongoing administrative costs, plus the cost of an arbitrator (or arbitrators) at a daily or hourly rate, in addition to the cost of your own lawyers and experts.

Those numbers add up quickly.

Arbitration involves a process much like a lawsuit where there is a complaint and a response.  Discovery, which involves an exchange of documents and depositions can be similar to that provided by the Court rules in litigation, or be limited by agreement among the parties and arbitrator(s).

The arbitration itself is usually held in an atmosphere more relaxed than a formal courtroom.  Instead, the parties meet in a conference room rather than a courtroom with the arbitrator(s) directing the procedure, typically in a format loosing following that of a trial.

In addition to the actual arbitration cost, the hidden cost can be the lack of discovery. In litigation, the parties use a variety of vehicles to obtain information during the discovery phase. Lawsuits are filed based upon allegations, which need to be proven by the party filing the lawsuit.  Similarly, allegations in an arbitration matter are presented in an arbitration demand.

Most arbitrations involve only the request for, and exchange of, documents and are conducted without depositions, a staple in most litigation and although expensive, truly the way to expose problems in your opponents’ case and to evaluate witnesses who will testify at trial. Without extensive prehearing discovery, parties can find themselves flying blind during the arbitration about what witnesses will say, what documents exist or what information they hold.

 

In complex matters, especially those that rely on information exclusively in the hands of the opposing or third parties, arbitration may not be the preferred method of dispute resolution.  Obviously, though, for simple matters, limiting the amount of discovery available to adversarial parties can limit your overall costs.

In either event, as you can see these are decisions best made on a case by case (no pun intended) basis.  If your dispute is less than $10,000 and your documents require AAA Arbitration, with three arbitrators, you’ve spent $10,000 likely before you are sitting at a table ready to resolve the dispute.

In addition, many arbitration provisions are silent on how the arbitration is conducted.  Such issues as the venue, the number of arbitrators, and the qualifications of the arbitrators are important considerations.  Conducting an arbitration in a remote location can be an expensive proposition.  As described previously, more painful may be a provision calling for multiple arbitrators.  Arbitrators are paid for their time to prepare for and preside over the matter by the day or hour.  The least expensive arbitrators usually charge $150 an hour, while the most expensive might charge $400-$500 an hour or more depending on their area of expertise.

And do not forget you will need to pay your lawyer.  Please.

Arbitrators are sometimes, but not always lawyers, and many are former judges.  While the parties can request arbitrators with certain qualifications, there are no guarantees about the training and experience of the person who will preside over your case.

A positive aspect of Arbitration is that it is usually binding.  This means the decision of the arbitrator(s) is final with only very limited appellate rights.  Court decisions can usually be appealed.  Arbitration should not be confused with mediation, which is a non-binding process in which a mediator attempts to bring the parties to a resolution of their dispute in an even more informal setting.

Arbitration is a viable alternative to litigation, however serious thought to the many above factors should be considered before drafting or signing documents containing an arbitration provision, rather than retaining your right to litigate disputes.

If you have controlling documents, or are presented with a contract containing an arbitration provision, feel free to contact Bergmann & Good for advice prior to making the best decision for both you and your business.

It’s Easy to be a Landlord – It’s Hard to be a Landlord and Do it Right.

 

New Jersey is a maze of trips and traps for inexperienced landlords.  The regulations are strict and if not followed, the inexperienced landlord may have a tenant with no rental income.

There are any number of things to keep in mind when renting out a property to a tenant. Below we have detailed several possible complications to keep in mind when you call an attorney to advise you on your landlord duties.

The Lease:

The lease you sign with your tenant will be your main line of defense against any future conflicts between landlord and tenant. New Jersey law requires all leases be written in plain language so they can be easily read and understood. The lease will set out the term that your tenant agrees to rent the property. This term allows you to protect against your tenant leaving without notice and leaving you with an empty property. However, your tenant does not have to vacate at the end of a lease’s term. Your lease should also include details about late payment charges. You can also include a provision that requires a tenant to pay for any court and attorney’s fees that may arise if you need to take your tenant to court for eviction or disagreements. Without a clear and protective lease, as a landlord you will forfeit the protections offered by the law.

The Security Deposit:

When you do find a tenant and sign a lease you are entitled to no more than first month’s rent before the tenant moves in as well as a security deposit (one and one-half times the monthly rent) which is designed to cover any possible damages after the tenant moves out. The security deposit is very important, but it also has to be dealt with very specifically. The deposit is not the property of the landlord- it is the property of the tenant held in trust by the landlord until the end of the tenancy. By law, the lease should state where the money will be held and New Jersey law makes the security deposit untouchable until the tenant has actually vacated the property.  These are only a few of the rules and regulations surrounding the security deposit, but the law is constantly changing and you should always consult a lawyer. Improper handling of the security deposit leaves you open to lawsuits and potential significant damages.

Keeping up your Property:

As a landlord you are bound by common sense requirements of habitability and safety for your tenants. If you fail to make proper repairs and keep the property in acceptable shape, the tenant can withhold rent. Landlords are not allowed to collect rent charges on rent properly withheld because of lack of repairs until the dispute is resolved. There are state, municipal and local property codes for rented establishments and they must all be followed and adhered to. An experienced lawyer can keep you abreast of any changes and help you navigate the numerous requirements.

Increasing the Rent:

Say you have a tenant you like, pays their rent on time, and seems comfortable but you need to raise the rent in order to keep making a profit. This is a reasonable request, but there are a number of rules to keep in mind before doing so. You cannot raise the rent during a lease term, you have to wait until you start a new term. A tenant also does not have to accept new lease terms. You can evict a tenant who refuses a new lease term, but you will have to go to court and prove you gave a tenant proper notice of rent increase. You also have to abide by rules and regulations of what constitutes a fair rent increase.

Overall being a landlord in New Jersey can be very profitable- or it can be a headache, a liability, and a drain on your resources. Without an experienced attorney to advise you on all of your landlord/ tenant matters from lease to eviction you could end up paying dearly- and wishing you had invested in an alpaca farm instead of a single family unit.  And by the way, there are some fairly profitable alpaca farms in New Jersey as well.  We can help you with the proper business formation if you decide to go that route instead.

 

 

The Many Uses of the Limited Liability Company

There has been a great deal of discussion in the media about why Mark Zuckerberg has chosen an LLC, or Limited Liability Company, for his new charity rather than a more traditional non-profit organization. Here at Bergmann & Good, we are big fans of the LLC because of the benefits and the freedoms it can offer. An LLC offers Zuckerberg and his wife, Priscilla Chan, a great deal of control over their money and how it will be used. As NPR reports, non-profits have limitations on their role in government lobbying and specific rules and regulations they have to follow to keep their status as a non-profit organization. An LLC has none of those restrictions. However, billionaires are not the only ones who can take advantage of the many used of the LLC. Whether you have 45 billion dollars or a small business you run from your home office, an LLC can help you.

LLC’s are easy to set up and relatively inexpensive. They also create a boundary between assets related to the business and personal assets. For instance, if you have a small business and you are sued, most likely the assets involved in the lawsuit will be those of the LLC rather than all of your personal assets that never had any involvement in the business. Although you still have financial responsibility for your business, there are a number of situations where having an LLC in place creates a legal divide between business and private assets.

LLC also offers you freedom over your business. How it is set up, run, dissolved and managed are all up to you. You can also set up an LLC to be established and dissolved on specific days, meaning you can create an LLC for temporary use and dissolve it easily. The management of the LLC and how it can be changed are all part of the Operating agreement which you write at the formation of the LLC.

Compared to corporations and non-profit organizations, LLC have more easily navigable tax requirements and more flexibility. Corporations are more protective because they mean that the business rather than the shareholders themselves are legally responsible for debts it incurs, but depending on what kind of company or organization you wish to create, an LLC may be an easier route.

Give Bergmann & Good a call if you think that an LLC could be of use to you or your business, even if you are looking to raise charitable donations rather than funds for your kid’s college education. We can help you through every step of the process- you don’t need to be Zuckerberg to make use of the Limited Liability Company!

 

For further information about Zuckerberg and Chan’s new LLC: http://www.npr.org/2015/12/03/458276386/facebook-founder-to-give-away-his-fortune-through-for-profit-company