New Jersey has taken a major step toward strengthening flood resilience and climate preparedness. On January 20, 2026, the New Jersey Department of Environmental Protection (NJDEP) formally adopted the Resilient Environments and Landscapes rules, commonly referred to as the REAL Rules. These regulations substantially revise both coastal and inland flood hazard standards and will have wide-ranging implications for development, redevelopment, and infrastructure projects throughout the State. For owners and developers, the REAL Rules introduce more stringent design requirements while also providing a limited transition period for certain pending applications. Overview of the REAL Rules The REAL Rules are intended to modernize New Jersey’s flood hazard framework by accounting for increased flooding risks associated with sea level rise, storm surge, and extreme weather events. The regulations amend existing coastal and flood hazard area rules and apply to a broad range of projects, including residential, commercial, mixed-use, and public infrastructure development. Among other changes, the REAL Rules raise minimum elevation standards, expand regulated areas, and modify permitting thresholds in flood-prone locations. Increased Elevation Requirements One of the most consequential changes is the elevation standard for new construction and substantial improvements. Under the REAL Rules, buildings and certain infrastructure located in regulated flood areas must generally be constructed at least four feet above the applicable Federal Emergency Management Agency (FEMA) base flood elevation. This requirement exceeds prior standards and may significantly affect site design, grading, foundation systems, and overall project costs, particularly in coastal communities and low-lying inland areas. Creation of the Inundation Risk Zone The REAL Rules also establish a new regulatory area known as the Inundation Risk Zone. This zone is based on projections identifying areas expected to be permanently inundated by tidal waters by the year 2100. Properties within the Inundation Risk Zone may be subject to additional limitations and review requirements, even if they are not currently located within a traditional flood hazard area. This forward-looking approach represents a notable expansion of flood regulation based on anticipated future conditions rather than solely historical flood data. Transition and “Legacy” Provisions Recognizing the impact of these changes, the REAL Rules include limited transition provisions for certain pending projects. Applications that are deemed administratively complete within 180 days of adoption, or by July 20, 2026, may be reviewed under the prior, less stringent regulations. For projects currently in planning or early design phases, these legacy provisions may offer an opportunity to proceed under existing standards, provided that permitting milestones are met within the specified timeframe. Practical Implications for Developers and Owners The adoption of the REAL Rules is expected to influence project feasibility, timelines, and costs across New Jersey. Key considerations include evaluating whether projects may qualify for legacy treatment, reassessing site constraints in newly regulated areas, and coordinating early with design professionals to address elevated construction requirements. Projects that do not qualify for transitional review will need to account for the enhanced standards at the outset to avoid delays or redesigns later in the permitting process. Looking Ahead The REAL Rules reflect a broader regulatory trend toward integrating climate resilience into land use and environmental permitting decisions. As these regulations take effect, early planning and a clear understanding of applicable requirements will be essential for successful project delivery.  This article is provided for general informational purposes only and reflects the law as of the date of publication. Legal standards and interpretations may change, and the information herein may not reflect subsequent developments. Nothing in this publication constitutes legal advice or creates an attorney-client relationship. Readers should not act or refrain from acting based on this content without seeking appropriate legal, financial, or tax advice from qualified professionals. Bialkowski Law, LLC disclaims any liability for actions taken or not taken based on the contents of this publication, to the fullest extent permitted by law. For further information, please contact our team at Bialkowski Law. No aspect of this advertisement has been approved by the Supreme Court of New Jersey.
On January 20, 2026, New Jersey enacted amendments to the A-901 licensing program commonly known as the “Dirty Dirt Law.” These amendments were adopted in response to sustained concerns from the construction and development community regarding the scope and application of the law. Most notably, the amendments clarify and narrow who is considered a “broker” of soil and fill materials for licensing purposes. The changes are intended to reduce regulatory uncertainty while maintaining oversight of soil and fill recycling activities that present environmental and public interest risks. Background: Expansion of the Dirty Dirt Law The Dirty Dirt Law, originally enacted in 2020, expanded New Jersey’s A-901 solid waste licensing program to cover businesses involved in soil and fill recycling services. Covered activities included the collection, transportation, processing, storage, brokering, purchase, sale, and disposal of soil and fill recyclable materials. Although the law was designed to address illegal dumping and prevent misuse of contaminated materials, its broad language created confusion and delays for contractors, developers, and environmental professionals. Many entities questioned whether they were required to undergo the lengthy and rigorous A-901 licensing process even when they did not directly handle soil or waste materials. The 2026 Amendments: Refining the Definition of “Broker” A central focus of the 2026 amendments is the refinement of the statutory definition of “broker.” The revised law clarifies that a broker does not include a person or entity acting on its own behalf that hires licensed service providers to collect, transport, process, or dispose of soil and fill materials on property it owns or controls. The amendments also exclude entities that engage licensed subcontractors to perform soil and fill recycling services. This clarification is particularly important for developers and general contractors who arrange for soil and fill services as part of their own construction projects rather than acting as intermediaries between unrelated third parties. Additional Clarifications and Exemptions In addition to redefining broker activity, the amendments make several other statutory adjustments intended to reduce unnecessary regulatory burdens. The definition of “key employee” was revised to exclude brokers, consultants, and salespersons, thereby limiting fingerprinting and disclosure requirements for certain personnel. The definition of soil and fill recyclable materials was also refined to exclude certain alternative fill materials approved under Licensed Site Remediation Professional oversight. The amendments further establish a limited exemption for entities transporting or storing small volumes of soil and fill materials at a single site in a single day. In addition, the timeframe for submitting a soil and fill recycling license application following adoption of implementing regulations was extended from thirty days to forty-five days. Practical Implications for Owners and Contractors The amendments provide meaningful relief for segments of the construction and redevelopment industry, particularly where licensing obligations were previously unclear. Developers and contractors should nonetheless continue to evaluate whether their activities involve direct handling or disposition of soil and fill materials, whether subcontractors performing such work hold the required A-901 licenses, and how contracts allocate responsibility for regulatory compliance. Entities that directly collect, transport, process, or dispose of soil and fill recyclable materials remain subject to the A-901 licensing program and should continue to monitor regulatory guidance and enforcement trends. Looking Ahead The 2026 amendments to the Dirty Dirt Law reflect a legislative effort to recalibrate environmental oversight while addressing practical challenges faced by the construction and development community. As the New Jersey Department of Environmental Protection updates its rules and guidance to reflect these statutory changes, careful attention to compliance obligations will remain essential for project planning and execution. This article is provided for general informational purposes only and reflects the law as of the date of publication. Legal standards and interpretations may change, and the information herein may not reflect subsequent developments. Nothing in this publication constitutes legal advice or creates an attorney-client relationship. Readers should not act or refrain from acting based on this content without seeking appropriate legal, financial, or tax advice from qualified professionals. Bialkowski Law, LLC disclaims any liability for actions taken or not taken based on the contents of this publication, to the fullest extent permitted by law. For further information, please contact our team at Bialkowski Law. No aspect of this advertisement has been approved by the Supreme Court of New Jersey.
In late 2025, New York further clarified and strengthened statutory protections governing retainage in private construction contracts. On December 19, 2025, Governor Kathy Hochul signed A.5405/S.5655 into law, amending the New York General Business Law to make clear that contractual provisions requiring retainage above five percent are void and unenforceable. This legislation builds directly on the 2023 amendments to New York’s Prompt Payment Act and reflects the Legislature’s continued effort to promote prompt and predictable payment practices in private construction projects. Background on the Prompt Payment Act and Retainage Limits In November 2023, New York enacted significant amendments to the Prompt Payment Act, codified primarily in General Business Law §§ 756-a and 756-c. Among other reforms, the statute imposed a five percent cap on retainage in private construction contracts with a total value of $150,000 or more. The law was intended to address long-standing concerns that excessive retainage unfairly shifted financial risk to contractors and subcontractors and delayed payment well beyond the completion of meaningful work. Under the 2023 amendments, retainage in covered private construction contracts could not exceed five percent of the total contract sum, and a subcontractor’s retainage could not exceed the percentage withheld from the prime contractor. The amendments also required release of retainage within thirty days after final approval of the work and allowed contractors to submit a final invoice upon substantial completion, as defined by the contract, rather than waiting until full project closeout. Despite these changes, some parties continued to draft contracts that attempted to require retainage in excess of the statutory cap, creating uncertainty as to whether such provisions were enforceable. The 2025 Amendment Clarifying Enforceability The 2025 legislation directly addressed these attempts to contract around the statute. By amending General Business Law § 757, the Legislature expressly provided that any provision in a covered private construction contract requiring retainage above five percent of the contract sum is void and unenforceable as a matter of law. The amendment applies to contracts entered into on or after November 17, 2023, the effective date of the original Prompt Payment Act reforms. As a result, parties cannot rely on negotiated contract language to justify higher retainage on newer contracts, even if such provisions were agreed to by all parties at the time of execution. This clarification reinforces that the five percent retainage cap is mandatory rather than a default rule and eliminates arguments that sophisticated parties may opt out of the statutory framework. Practical Implications for Owners, Contractors, and Subcontractors For owners and developers, the 2025 amendment underscores the importance of reviewing and updating standard form agreements, procurement documents, and project manuals to ensure that retainage provisions comply with current law. Contract language that requires or permits retainage above five percent now carries a clear risk of being deemed unenforceable. General contractors should similarly review prime contracts and subcontract forms to confirm that retainage provisions align with the statutory cap and mirror the retainage actually withheld by the owner. Internal accounting and project administration practices should also be reviewed to ensure retainage is released in accordance with the statutory timelines. Subcontractors and trade contractors should be aware that retainage withheld in excess of five percent on covered private projects may violate the General Business Law. The 2025 amendment strengthens the statutory basis for challenging excessive retainage and may affect how payment disputes are resolved on projects subject to the Prompt Payment Act. Key Takeaways New York’s 2025 legislation reinforces the State’s policy favoring prompt payment and limits on retainage in private construction contracts. By expressly voiding contractual provisions that exceed the statutory five percent cap, the Legislature has reduced uncertainty and curtailed attempts to circumvent the Prompt Payment Act through contract drafting. Parties involved in private construction projects in New York should carefully review existing contract forms and payment practices to ensure compliance with the reinforced retainage regime. Proactive review and revision of contract documents can help avoid disputes, payment delays, and potential exposure under the General Business Law. If you have questions about how these changes may affect your construction contracts or ongoing projects, you should consult with experienced construction counsel to evaluate your specific circumstances. This article is provided for general informational purposes only and reflects the law as of the date of publication. Legal standards and interpretations may change, and the information herein may not reflect subsequent developments. Nothing in this publication constitutes legal advice or creates an attorney-client relationship. Readers should not act or refrain from acting based on this content without seeking appropriate legal, financial, or tax advice from qualified professionals. Bialkowski Law, LLC disclaims any liability for actions taken or not taken based on the contents of this publication, to the fullest extent permitted by law. For further information, please contact our team at Bialkowski Law. No aspect of this advertisement has been approved by the Supreme Court of New Jersey.
As winter approaches in New Jersey and New York, construction projects face predictable challenges. Cold temperatures, snow, reduced daylight, and delayed inspections can significantly affect progress. While winter weather itself cannot be avoided, many of the disputes that arise during colder months can be prevented through careful contract planning. Most winter construction conflicts do not stem from snow or freezing temperatures alone, but from contracts that fail to clearly allocate responsibility for weather delays, winter protection, scheduling, and payment. Understanding which contract clauses matter most before cold weather hits can help owners, developers, and contractors reduce risk and preserve leverage throughout the winter season. Weather Delay Clauses and Time Extensions Construction contracts typically distinguish between normal seasonal weather and unusually severe conditions. Problems arise when contracts do not define what qualifies as abnormal weather. Disputes often develop over whether snow accumulation, freezing temperatures, or limited daylight were foreseeable. Courts in both New Jersey and New York generally enforce contract language allocating weather risk, particularly when the agreement anticipates seasonal conditions. Before winter begins, parties should confirm whether the contract permits time extensions for winter weather and what documentation is required to support those claims. No Damage for Delay Provisions Winter delays often intersect with no damage for delay clauses. These provisions generally bar contractors from recovering monetary damages while allowing additional time to complete the work. New York courts frequently enforce no damage for delay clauses, subject to limited, fact-specific exceptions such as bad faith or delays not contemplated by the parties. New Jersey courts also enforce such clauses depending on contract language and circumstances. When winter weather combines with owner caused delays such as late approvals or sequencing issues, disputes commonly arise over whether delay damages are barred. Reviewing these provisions before winter allows parties to evaluate exposure before problems occur. Cold Weather Work and Defect Risk Cold weather construction creates long-term defect exposure if materials are installed improperly. Concrete curing, masonry, roofing, and exterior finishes are particularly vulnerable. Many contracts require temporary heat, enclosures, or compliance with manufacturer installation requirements. Disputes often arise later when defects appear and parties disagree over who was responsible for winter protection measures. Contracts should clearly state whether cold weather protection costs are included in the contract price or treated as extra work. Ambiguity in this area frequently leads to payment disputes. Scheduling and Sequencing Challenges Winter compresses construction schedules. Shortened workdays, limited outdoor work windows, and inspection delays place additional pressure on sequencing. If contracts fail to clearly assign scheduling responsibility, winter delays can quickly escalate into claims. Contractors may face allegations of inefficiency while owners argue that seasonal conditions were anticipated. Reviewing schedule provisions and baseline schedules before winter begins helps clarify expectations and reduce disputes. Payment Timing and Prompt Payment Laws Winter slowdowns often affect payment cycles. Inspections may be delayed, progress may slow, and certification of payment applications may take longer. In New Jersey, the Prompt Payment Act under N.J.S.A. § 2A:30A-1 et seq . requires timely payment once work is approved, regardless of season. In New York, the Prompt Payment Act under NY General Business Law § 756 et seq . establishes strict payment timelines for reviewing and paying construction invoices on qualifying private projects. Owners cannot withhold payment indefinitely simply because winter conditions limit productivity. Contractors must continue to comply with documentation requirements, but statutory payment obligations remain in effect throughout the winter months. Suspension of Work and Safety Concerns Some contracts allow suspension of work during severe weather, while others require continued performance unless formally directed otherwise. Disputes often arise when contractors suspend work due to safety concerns without written authorization. Owners may later argue that suspension was improper, while contractors contend that continued work was unsafe. Clear contract language addressing suspension rights, safety-based stoppages and notice requirements is critical before winter conditions arrive. Conclusion Winter construction brings predictable challenges, but the legal disputes that follow are often avoidable. Most winter claims arise not from weather itself, but from contracts that fail to address cold weather realities. By reviewing delay provisions, payment clauses and scheduling obligations before temperatures drop, owners and contractors can significantly reduce risk and avoid costly disputes during the winter months. The best time to prepare for winter construction issues is before the first snowfall, not after the claims begin. This article is provided for general informational purposes only and reflects the law as of the date of publication. Legal standards and interpretations may change, and the information herein may not reflect subsequent developments. Nothing in this publication constitutes legal advice or creates an attorney-client relationship. Readers should not act or refrain from acting based on this content without seeking appropriate legal, financial, or tax advice from qualified professionals. Bialkowski Law, LLC disclaims any liability for actions taken or not taken based on the contents of this publication, to the fullest extent permitted by law. For further information, please contact our team at Bialkowski Law. No aspect of this advertisement has been approved by the Supreme Court of New Jersey.
Contractors often assume that if the work was performed, payment should follow. In reality, construction disputes in New Jersey and New York are rarely decided based solely on what happened in the field. They are decided based on what can be proven through documentation. Courts, arbitrators, and owners rely heavily on written project records. When documentation is incomplete, inconsistent, or missing altogether, otherwise legitimate contractor claims frequently fail. Documentation Is the Foundation of Every Construction Claim Most construction claims require proof of three core elements. The contractor must establish what the contract required, what changed or interfered with performance, and how damages resulted from that change. Without contemporaneous documentation, these elements become difficult to prove. Verbal directives and informal conversations are rarely sufficient when disputes reach litigation or arbitration. This is particularly true where contracts require written authorization or notice as a condition to payment. Change Order Claims and Written Authorization Change order disputes are among the most common areas where poor documentation defeats contractor claims. Contractors often proceed with extra work based on verbal instructions or informal emails without clear cost or schedule authorization. When payment is later denied, owners frequently argue that the work was never approved or that no agreement existed as to price. If the contract requires written change orders, courts may bar recovery even if the work was actually performed. In New Jersey and New York, courts routinely enforce contract provisions requiring written authorization for extra work. Without written documentation, contractors face significant risk that change order claims will be denied. Delay Claims Require Contemporaneous Records Delay claims are especially dependent on documentation. To succeed, contractors must typically demonstrate that the delay was caused by the owner, that it impacted the critical path, and that it resulted in measurable damages. Daily reports, updated schedules, correspondence, and timely notices are essential. Courts are reluctant to accept delay analyses prepared months after project completion without contemporaneous support. Failure to document delays as they occur often leads to claims being rejected as speculative. Inconsistent Records Undermine Credibility Inconsistent documentation can be as damaging as missing documentation. Conflicting daily logs, unexplained gaps, or emails that contradict later claims weaken credibility. Once credibility is questioned, owners and insurers often challenge every aspect of the contractor’s claim. Strong documentation not only supports entitlement but enhances settlement leverage long before litigation begins. The Cost of Waiting Too Long Many contractors attempt to reconstruct documentation only after payment disputes arise. By then, personnel may have changed, emails may be lost, and schedules may no longer reflect actual conditions. Claims are built in real time, not after the project ends. Conclusion Construction claims are not decided by effort, good faith, or intention. They are decided by documentation. Poor project documentation routinely destroys otherwise valid contractor claims involving extra work, delays, acceleration, and termination. In contrast, well documented projects preserve leverage, strengthen statutory remedies, and significantly improve outcomes when disputes arise. This article is provided for general informational purposes only and reflects the law as of the date of publication. Legal standards and interpretations may change, and the information herein may not reflect subsequent developments. Nothing in this publication constitutes legal advice or creates an attorney-client relationship. Readers should not act or refrain from acting based on this content without seeking appropriate legal, financial, or tax advice from qualified professionals. Bialkowski Law, LLC disclaims any liability for actions taken or not taken based on the contents of this publication, to the fullest extent permitted by law. For further information, please contact our team at Bialkowski Law. No aspect of this advertisement has been approved by the Supreme Court of New Jersey.
Final payment disputes are among the most common conflicts in construction projects throughout New Jersey and New York. A project may appear complete, the property may be usable for its intended purpose, and the owner may even take occupancy, yet payment stalls. These disputes frequently arise at the end of construction when expectations differ, leverage shifts, and relatively minor issues are used to justify withholding substantial sums. Understanding how substantial completion, punch lists, and retainage function under construction contracts and applicable statutes is essential for owners, developers, contractors, and subcontractors. Substantial Completion Under Construction Contracts Most construction contracts define substantial completion as the stage when the work is sufficiently complete so the owner can use the project for its intended purpose. Substantial completion does not require perfect work, nor does it mean that all punch list items have been completed. Rather, it is a contractual milestone that often triggers important consequences including eligibility for final payment, reduction or release of retainage, commencement of warranty periods, and transfer of responsibility for utilities, insurance, and maintenance. Disputes frequently occur when owners treat substantial completion as unfinished work while contractors view it as the point at which payment should largely be released. Courts in both New Jersey and New York generally focus on usability and functionality rather than perfection when evaluating substantial completion disputes. Punch Lists and Their Proper Purpose A punch list is intended to identify minor incomplete or corrective items that do not prevent occupancy or use of the project. When properly used, punch lists allow projects to close out efficiently while preserving the contractor’s obligation to complete remaining minor work. Problems arise when punch lists are expanded beyond their intended purpose. Owners may include new scope items that were never part of the contract, repeatedly reissue completed items, or rely on cosmetic concerns as justification for withholding payment. In litigation, courts commonly distinguish between material defects and minor or de minimis items. Minor punch list issues rarely justify withholding significant portions of the contract balance. Retainage and Payment Withholding Retainage is typically withheld to ensure completion of remaining work and is commonly set between five percent and ten percent of the contract value. Retainage is not intended to function as a penalty or a negotiation tactic. Disputes often arise when owners withhold more retainage than permitted by contract, refuse to reduce retainage upon substantial completion, or continue holding retainage long after occupancy. Improper withholding of retainage can expose owners to breach of contract claims and statutory penalties. Final Payment Applications and Close Out Documentation Many final payment disputes stem from close out documentation rather than construction deficiencies. Owners often require final lien waivers, as built drawings, operation and maintenance manuals, warranty documentation, and final inspections before issuing payment. Contractors and subcontractors are frequently reluctant to provide unconditional lien waivers before payment is received. This creates a standstill where neither party wishes to act first. Whether payment may be withheld depends on the express contract language and whether the missing documentation materially impacts the owner’s ability to use or maintain the property. Courts generally disfavor withholding substantial sums solely due to administrative close out issues where the project is otherwise complete and functional. Contractor and Subcontractor Leverage Even at the end of a project, contractors and subcontractors retain important legal leverage. Construction lien rights remain one of the most powerful tools available, but they are strictly deadline driven. In New Jersey, lien rights are governed by the Construction Lien Law, N.J.S.A. § 2A:44A-1 et seq. , which contains mandatory filing, notice, and arbitration requirements. In New York, lien rights arise under New York Lien Law Article 2 and must be filed within strict statutory timeframes. Many contracts also permit interest to accrue on unpaid balances, further increasing exposure for improper withholding. Owner and Developer Rights Owners and developers are not without protection. Legitimate grounds for withholding payment may include incomplete contract scope, failed inspections, safety issues, or material defective work. However, withholding must be proportionate and grounded in contractual or statutory authority. Over withholding or using payment as leverage unrelated to actual deficiencies can expose owners to claims for breach of contract, statutory interest, trust fund violations, and attorneys’ fees depending on the project and governing law. Conclusion Contractors and subcontractors should carefully document substantial completion, respond promptly to punch list items, track statutory deadlines, and avoid waiting until lien rights expire. Owners and developers should ensure that payment withholding is supported by contract language, limit punch lists to legitimate items, and release retainage in accordance with contractual and statutory requirements. Final payment disputes are rarely about a single unfinished item. They typically arise from misunderstandings regarding substantial completion, misuse of punch lists, and improper withholding of retainage. A clear understanding of contractual rights and statutory obligations under New Jersey and New York law can prevent unnecessary escalation and protect all parties at the end of a construction project. Consulting experienced construction counsel before payment disputes escalate can help protect rights, preserve leverage, and avoid unnecessary litigation at the close of a project. This article is provided for general informational purposes only and reflects the law as of the date of publication. Legal standards and interpretations may change, and the information herein may not reflect subsequent developments. Nothing in this publication constitutes legal advice or creates an attorney-client relationship. Readers should not act or refrain from acting based on this content without seeking appropriate legal, financial, or tax advice from qualified professionals. Bialkowski Law, LLC disclaims any liability for actions taken or not taken based on the contents of this publication, to the fullest extent permitted by law. For further information, please contact our team at Bialkowski Law. No aspect of this advertisement has been approved by the Supreme Court of New Jersey.
When contractors, subcontractors, or suppliers perform work on public projects in New Jersey, nonpayment can pose serious challenges. Unlike private projects, where a traditional construction lien can attach directly to the property, public property cannot be encumbered. To protect payment rights in these circumstances, New Jersey law provides a specific remedy under the Municipal Mechanics’ Lien Law, set forth in N.J.S.A. § 2A:44-125 through § 2A:44-142. This statute establishes a process that allows eligible claimants to assert a lien against funds owed by a public agency under a construction contract rather than against the property itself. Understanding how and when to file such a lien is essential to protecting your right to payment. The Purpose and Scope of the Law Under N.J.S.A. § 2A:44-128, any person who furnishes labor or materials for a public improvement under contract with a county, municipality, school district, or other public agency may claim a lien for the value of that work. The lien attaches not to the public land or building, but to the money the agency owes to the prime contractor. This framework balances two competing interests: protecting contractors and suppliers from nonpayment while ensuring that public property remains free of private encumbrances. The statute governs all stages of the process, including notice, filing, enforcement, and discharge. Who May File a Municipal Mechanics’ Lien Eligible claimants generally include prime contractors, subcontractors, and material suppliers who directly furnish labor or materials used in a public improvement project. In some cases, suppliers to subcontractors may also have lien rights, but those rights are subject to stricter notice and timing requirements. Because each project may involve multiple contractual tiers, it is critical to confirm your status under the statute before assuming you have lien rights. Failing to provide proper notice or providing it to the wrong party can invalidate a claim. Filing and Notice Requirements Strict compliance with statutory deadlines is essential. A claimant must file a Notice of Lien Claim with the public agency responsible for the project, typically the municipal clerk, finance officer, or agency secretary, within 60 days after the public work has been completed or formally accepted by the agency. The notice must be verified by oath and include key details such as the claimant’s name and address, the amount claimed, the name of the party who owes the money, a description of the labor or materials furnished, and the nature of the project. These requirements are set out in N.J.S.A. § 2A:44-133. Once the notice is properly filed, the public agency is obligated to withhold sufficient funds from the amount owed to the prime contractor to cover the lien claim pending resolution. Enforcement and Discharge of the Lien If payment is not forthcoming after the notice is filed, the claimant may initiate a court action under N.J.S.A. § 2A:44-138 to enforce the lien. The Superior Court will determine whether the lien is valid and, if so, how any available funds should be distributed among competing claimants. A lien may be discharged through payment, by posting a bond, or by court order under N.J.S.A. § 2A:44-142. The statute also allows for pro-rata distribution of available contract funds if multiple valid liens exist. Because these procedures are technical, engaging counsel experienced in construction and public contracting law is strongly advised. Practical Considerations for Contractors and Suppliers Timeliness and accuracy are everything when filing a municipal mechanics’ lien. Missing the 60-day filing deadline or failing to meet the verification requirements can result in a complete loss of lien rights. Documentation is also critical for this remedy. A claimant must maintain detailed records of your contracts, invoices, delivery receipts, and communications with both the contractor and the public agency. For subcontractors and suppliers working several tiers removed from the prime contractor, early notice to the public agency may be required to preserve rights under the statute. In many cases, early communication and documentation can resolve disputes before a lien becomes necessary. Conclusion The Municipal Mechanics’ Lien Law provides an important avenue of protection for those who perform work on public projects in New Jersey. By following the procedures outlined in N.J.S.A. § 2A:44-125 through § 2A:44-142, contractors and suppliers can secure payment directly from funds held by the public agency, even when a contractor higher up the chain fails to pay. Because these rules are technical and strictly enforced, contractors facing payment disputes on public projects should consult an attorney to ensure compliance and preserve their rights. This article is provided for general informational purposes only and reflects the law as of the date of publication. Legal standards and interpretations may change, and the information herein may not reflect subsequent developments. Nothing in this publication constitutes legal advice or creates an attorney-client relationship. Readers should not act or refrain from acting based on this content without seeking appropriate legal, financial, or tax advice from qualified professionals. Bialkowski Law, LLC disclaims any liability for actions taken or not taken based on the contents of this publication, to the fullest extent permitted by law. For further information, please contact our team at Bialkowski Law. No aspect of this advertisement has been approved by the Supreme Court of New Jersey.
Payment disputes are a recurring challenge on construction projects, particularly when approval and payment timelines are unclear. New York’s Prompt Payment Act (the “Act”), codified at N.Y. General Business Law § 756 et seq. , establishes strict deadlines for reviewing and paying construction invoices on qualifying private projects. Recent amendments to the Act, effective November 17, 2023, expanded contractors’ rights and imposed additional obligations on owners and developers, making compliance more critical than ever. What Is the New York Prompt Payment Act? The New York Prompt Payment Act applies to private construction contracts exceeding $150,000 and renders void and unenforceable any contract provisions that are inconsistent with the statute. N.Y. Gen. Bus. Law §§ 756, 757. The Act is intended to ensure prompt payment for construction services and materials while limiting an owner’s ability to delay or withhold payment without timely and specific written objections. When Is Payment Required? Under the Act, an owner must approve or disapprove a contractor’s invoice within twelve (12) business days after receipt of the invoice and all contractually required documentation. N.Y. Gen. Bus. Law § 756-a(2)(a)(i). If the owner fails to issue a written disapproval within that period, the invoice is deemed approved by operation of law. Once approved, payment must be made no later than thirty (30) days after approval. N.Y. Gen. Bus. Law § 756-a(3)(a)(ii). If an owner disapproves all or a portion of an invoice, it must simultaneously issue a written statement describing the specific items that are not approved. Disapproval is permitted only on limited statutory grounds, including unsatisfactory or disputed job progress, defective or disputed work or materials, failure to comply with material contract provisions, failure to make timely payments for labor, or the architect’s refusal to certify payment for those reasons. N.Y. Gen. Bus. Law § 756-a(2)(a)(i). Contractors must pay subcontractors within seven (7) days of receiving payment from the owner, and subcontractors must likewise pay lower-tier subcontractors and suppliers within seven (7) days of receipt. N.Y. Gen. Bus. Law § 756-a(3)(b). Interest, Suspension of Work, and Attorneys’ Fees An owner that fails to make timely payment is required to pay interest on the unpaid amount beginning the day after payment was due, at the rate of one percent per month. N.Y. Gen. Bus. Law § 756-b(1)(a). If an owner fails to pay an approved invoice, the contractor may suspend performance after providing ten (10) days’ written notice and an opportunity to cure. N.Y. Gen. Bus. Law § 756-b(2)(a)(ii). The Act also authorizes recovery of reasonable attorneys’ fees in certain enforcement actions, further increasing the risk associated with noncompliance. Retainage and the 2023 Amendments Prior to the 2023 amendments, the Act allowed owners to withhold a “reasonable amount” as retainage. The amendments now cap retainage at five percent of the contract sum. N.Y. Gen. Bus. Law § 756-c. In addition, contractors may now submit a final invoice seeking payment in full, including retainage, upon reaching substantial completion as defined in the contract. N.Y. Gen. Bus. Law § 756-a. The Act previously stated that “[r]etainage shall be released by the owner to the contractor no later than thirty days after the final approval of the work under a construction contract.” N.Y. Gen Bus. Law §756-a. Conclusion New York’s Prompt Payment Act imposes strict deadlines and significant consequences for owners and developers who fail to timely review and pay construction invoices. The 2023 amendments further strengthen contractors’ rights while increasing the need for careful contract drafting and diligent invoice review. Parties involved in private construction projects should understand how the Act applies to their contracts and consult experienced construction counsel to navigate payment disputes and compliance issues. This article is provided for general informational purposes only and reflects the law as of the date of publication. Legal standards and interpretations may change, and the information herein may not reflect subsequent developments. Nothing in this publication constitutes legal advice or creates an attorney-client relationship. Readers should not act or refrain from acting based on this content without seeking appropriate legal, financial, or tax advice from qualified professionals. Bialkowski Law, LLC disclaims any liability for actions taken or not taken based on the contents of this publication, to the fullest extent permitted by law. For further information, please contact our team at Bialkowski Law. No aspect of this advertisement has been approved by the Supreme Court of New Jersey.
Payment disputes remain one of the most common sources of conflict on construction projects. To promote consistent cash flow and reduce unnecessary disputes, New Jersey enacted the Prompt Payment Act, N.J.S.A. § 2A:30A-1 et seq. (the “Act”). The Act establishes mandatory payment timelines on private construction projects once work is properly invoiced and approved. Understanding how the Act operates, and how it interacts with construction contracts, is important for owners, developers, contractors, and subcontractors. What Is the New Jersey Prompt Payment Act? The Prompt Payment Act governs payment obligations among owners, contractors, subcontractors, sub-subcontractors, and material suppliers. It was enacted to prevent unjustified delays in payment after work has been completed and approved. The Act does not replace contractual requirements but instead operates alongside the parties’ written agreement. When Is Payment Required? Under the Act, an owner must pay a prime contractor within thirty (30) calendar days after the billing date for work performed in accordance with the contract and approved and certified by the owner or the owner’s authorized agent. N.J.S.A. § 2A:30A-2(a). A billing or request for payment is deemed approved twenty (20) days after receipt unless the owner provides written notice identifying the amount withheld and the reasons for withholding payment. N.J.S.A. § 2A:30A-2(a). Prime contractors must pay subcontractors, and subcontractors must pay sub-subcontractors, within ten (10) calendar days of receiving payment for accepted work, unless the parties agree otherwise in writing. N.J.S.A. § 2A:30A-2(b). Payment for ongoing work is conditioned on satisfactory performance. N.J.S.A. § 2A:30A-2(b). What Is a Proper Payment Application? The Prompt Payment Act applies only after a payment application has been properly submitted in accordance with the construction contract. Courts look first to the contract to determine whether required documentation was provided, certifications or affidavits were submitted, and submission deadlines were met. If contractual requirements are not satisfied, the statutory payment deadlines may not be triggered. When May Payment Be Withheld? The Act allows payment to be withheld for good faith disputes involving defective work, incomplete performance, failure to comply with contract requirements, or disputed change orders. The withholding party must provide written notice identifying the specific amount being withheld and the reasons for the withholding. N.J.S.A. § 2A:30A-2(a). Unexplained or blanket nonpayment may violate the Act. Interest and Attorneys’ Fees A significant enforcement feature of the Prompt Payment Act is its statutory remedies. A party that wrongfully withholds payment may be liable for interest on the unpaid amount and reasonable attorneys’ fees and costs incurred by the prevailing party. N.J.S.A. § 2A:30A-2(c) and N.J.S.A. § 2A:30A-2(f). This provision can materially impact leverage in payment disputes and often encourages earlier resolution. Conclusion New Jersey’s Prompt Payment Act provides meaningful protections for parties performing construction work, but those protections are not automatic. They depend on compliance with contractual payment procedures, proper documentation, and timely notice of disputes. When properly understood and applied, the statute can serve as an effective tool for maintaining project cash flow and addressing payment disputes efficiently. Parties facing prompt payment issues should consult experienced construction counsel to evaluate their rights and obligations. This article is provided for general informational purposes only and reflects the law as of the date of publication. Legal standards and interpretations may change, and the information herein may not reflect subsequent developments. Nothing in this publication constitutes legal advice or creates an attorney-client relationship. Readers should not act or refrain from acting based on this content without seeking appropriate legal, financial, or tax advice from qualified professionals. Bialkowski Law, LLC disclaims any liability for actions taken or not taken based on the contents of this publication, to the fullest extent permitted by law. For further information, please contact our team at Bialkowski Law. No aspect of this advertisement has been approved by the Supreme Court of New Jersey.
A mechanic’s lien can be a powerful remedy for contractors, subcontractors, and suppliers facing non-payment on a construction project. At the same time, it can present serious concerns for property owners if not properly addressed. In New York, mechanic’s liens are governed by the New York Lien Law § 1 et seq. , which sets forth detailed requirements and deadlines that all parties must follow. Understanding Mechanic’s Liens in New York Under New York Lien Law Article 2, a mechanic’s lien is a statutory claim against real property filed by a party that who performs labor or furnishes materials for the improvement of real property, with the consent or at the rest of the owner or their agent but has not been paid. When properly filed, the lien attaches to the property and may affect an owner’s ability to sell, refinance, or otherwise transfer title until the lien is resolved or discharged. The New York Lien Law extends lien rights to various participants in the construction process, including but not limited to contractors, subcontractors, and material suppliers, provided they meet the statutory requirements. Key Requirements for Filing a Mechanic’s Lien The New York Lien Law imposes strict procedural and timing requirements for filing a valid mechanic’s lien. Lien Law § 9 outlines the information that must be included in a Notice of Mechanic’s Lien, such as a description of the labor or materials furnished, the property subject to the lien, and the amount unpaid to lienor for such labor or materials. Lien Law § 10 establishes the deadlines for filing a lien, which vary depending on the nature of the project. Notice of lien must be filed within eight (8) months after the completion of the contract or the final performance of the work, dating from the last item of work performed or materials furnished. For projects involving real property improved or to be improved with a single family dwelling, the notice of lien must be filed within four (4) months after the completion of the contract or final performance of the work, dating from the last item of work performed or materials furnished. After filing, Lien Law § 11 requires that the lien be served on the property owner within five (5) days before or thirty (30) days after filing of the notice of lien. Reducing Lien Risk for Property Owners The New York Lien Law also provides mechanisms for property owners to manage and reduce lien exposure. Owners who implement clear payment practices, ensure that contractors and subcontractors are paid promptly, and maintain accurate payment records can reduce the likelihood of lien filings. In addition, the use of lien waivers, when properly drafted and executed in compliance with New York law, can help protect against unexpected claims. Conclusion Mechanic’s liens play an important role in New York construction projects, but they must be handled carefully by both contractors and property owners. Because the New York Lien Law contains detailed requirements and strict deadlines, working with experienced construction counsel can help ensure compliance and protect your interests. For more information regarding mechanic’s liens or other construction-related legal issues, we invite you to contact our firm to discuss your situation with a qualified attorney. This article is provided for general informational purposes only and reflects the law as of the date of publication. Legal standards and interpretations may change, and the information herein may not reflect subsequent developments. Nothing in this publication constitutes legal advice or creates an attorney-client relationship. Readers should not act or refrain from acting based on this content without seeking appropriate legal, financial, or tax advice from qualified professionals. Bialkowski Law, LLC disclaims any liability for actions taken or not taken based on the contents of this publication, to the fullest extent permitted by law. For further information, please contact our team at Bialkowski Law. No aspect of this advertisement has been approved by the Supreme Court of New Jersey.