Jacqueline McDade v. P&P Associates, Inc.

New Jersey Superior Court Appellate Division·Decided December 19, 2023·No. A-0683-21·Unpublished

Opinion

NOT FOR PUBLICATION WITHOUT THE APPROVAL OF THE APPELLATE DIVISION This opinion shall not "constitute precedent or be binding upon any court ." Although it is posted on the internet, this opinion is binding only on the parties in the case and its use in other cases is limited. R. 1:36-3.

SUPERIOR COURT OF NEW JERSEY APPELLATE DIVISION

DOCKET NO. A-0683-21

JACQUELINE MCDADE, Plaintiff-Respondent,

v.

P&P ASSOCIATES, INC., and STEVEN PAGLIONE,

Defendants/Third-Party

Plaintiffs-Appellants,

v. MICHELLE O'NEILL,

Third-Party Defendant-

Respondent.

Argued December 4, 2023 — Decided December 19, 2023 Before Judges Mawla and Chase.

On appeal from the Superior Court of New Jersey, Law Division, Cape May County, Docket No. L-0437-18.

Louis Michael Barbone argued the cause for appellants (Jacobs & Barbone, PA, attorneys; Louis Michael Barbone, on the briefs).

Deborah Lynn Mains argued the cause for respondent Jacqueline McDade (Costello & Mains, LLC, attorneys; Drake P. Bearden, Jr., on the brief).

PER CURIAM Defendants P&P Associates, Inc., and Steven Paglione appeal from a jury verdict in favor of plaintiff Jacqueline McDade finding defendants liable for defamation and awarding plaintiff $105,000 in unspecified damages and $500,000 in punitive damages. On appeal, defendants challenge the denial of their summary judgment motion to dismiss plaintiff's complaint pursuant to the entire controversy doctrine and the damages award. We affirm the summary judgment determination and vacate and remand the damages for retrial for the reasons expressed in this opinion.

Plaintiff is a licensed beautician who leased commercial space from P&P to operate her business, beginning in 2009. Two other businesses also occupied space at the premises. Paglione operated one of the businesses, and the third space was occupied by another tenant. Paglione is the sole owner of P&P.

The parties' dispute began when plaintiff complained about repairs that she needed defendants to make to her space. Paglione responded by verbally

A-0683-21

abusing plaintiff and using vulgarities. In 2010, plaintiff had issues with the air conditioning and decided to withhold rent. P&P filed a landlord-tenant complaint for nonpayment and the parties ultimately settled the matter, with plaintiff agreeing to pay the rent, and P&P agreeing to install new air conditioning and heating units. However, plaintiff testified Paglione would not allow her to use the units for heat in the winter and would "shut off the breakers and tell [her] not to touch them because he didn't want them to get worn out." Plaintiff complained about other habitability issues, which were not resolved to her satisfaction.

In November 2017, plaintiff tried to turn on the heater in the hair salon and heard a "loud . . . crack . . . , pop noise." She got "nervous because [she] had been told multiple times that that heater was no good" so she immediately called the gas company. The gas company responded with firefighters and police officers. They evacuated plaintiff's salon and the third tenant's office and asked plaintiff if she had access to the space operated by Paglione. Plaintiff had a key and granted first responders access to Paglione's space. When the firefighters returned, they "told [plaintiff] that they had red-tagged the heater" and the "hot water heater because it was illegally installed."

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Plaintiff called Paglione, who was at the airport leaving for vacation, and said, "we have a problem with the heater" and Paglione responded, "What the f[***] did you do?" Paglione denied saying this but admitted he "might have dropped the F bomb . . . ." Plaintiff asserted Paglione hung up on her, but Paglione testified he told her to use the heat setting on the air conditioning units. Paglione's wife testified she heard Paglione's side of this conversation, and he did not "make any sexually harassing or derogatory comments . . . ."

The gas company informed code enforcement authorities that the alleyway behind defendant's building was blocked with debris and machinery, and the back door was not accessible. Brian Melchiorre, the local code enforcement officer, testified he visited the property and observed the debris. He sent a violation notice to P&P.

Plaintiff withheld the rent and retained Seth Fuscellaro, Esq. to help her get out of her lease. Fuscellaro had a telephone conversation with Paglione about plaintiff's intent to abate the rent due to the heating and other problems. Fuscellaro testified Paglione called plaintiff a "loser" and "trash," and "used the word f[***] numerous times . . . ." Paglione denied he said anything derogatory about plaintiff during his conversation with Fuscellaro. Paglione's daughter, who also served as his attorney, testified she was present when Fuscellaro called

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Paglione and overheard Paglione "get upset" but did not hear him say anything derogatory about plaintiff. Paglione's wife testified she did not hear any "yelling or screaming" or anything derogatory about plaintiff during this phone call either.

Plaintiff's counsel sent Paglione's attorney a letter seeking termination of the lease based on plaintiff's various issues with the property. Following correspondence between the attorneys, a new heater was ultimately installed in early December 2017.

On December 6, 2017, P&P filed a landlord-tenant complaint against plaintiff for nonpayment of rent and utilities. The following day, Paglione called Melchiorre and said he would not comply with the notice of violation because the debris in the alley behind the building was "not the borough's business and the inspector [was] not permitted to be on his property." Melchiorre testified Paglione accused him of receiving oral sex from plaintiff in the alley. Paglione called Melchiorre a "loser" and that his wife and high-school-age daughters were "whore[s.]" Melchiorre was "shocked" at the language Paglione used.

Paglione testified he was "upset" during this phone call and "had words"

with Melchiorre but denied saying "anything derogatory" about plaintiff. Paglione's wife's testimony corroborated his testimony.

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On January 21, 2018, plaintiff and her employee, Michelle O'Neill, were in the hair salon. When plaintiff left, Paglione came in and said: "Michelle, we're good, right? We're not pieces of s[***] like that Jackie. We're good, we're good people. She is nothing but a n[*****]-loving, d[***]-sucking piece of s[***]. She f[*****] me, she f[*****] me good[,] and I'll get her." O'Neill asked Paglione to leave because he was "making [her] very uncomfortable and very nervous" and Paglione complied. Paglione denied making these statements to O'Neill.

Neither party appeared for the landlord-tenant proceeding on January 22, 2018. The court entered a default judgment of possession against plaintiff.

On January 25, 2018, Richard Murphy served a warrant of removal at the salon. Four of plaintiff's clients were present, as were Paglione and his wife. O'Neill was working that day and testified Paglione walked in and said, "Everybody get the f[***] out." O'Neill called plaintiff. Plaintiff testified she arrived at the salon to find Paglione and his wife "screaming [and] hollering, 'Everyone get the f[***] out of my building.'"

Murphy testified Paglione was only inside for "a minute or two, if that"

and Murphy did not recall "him yelling or screaming or saying the F word . . . ."

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Paglione testified he and his wife were sitting in his car, and he "never talked" to plaintiff that day. His wife corroborated his testimony.

The parties ultimately agreed plaintiff would have a few days to vacate.

Plaintiff moved her salon to a space she rented from Barbara Ann Flacco. Plaintiff spent a considerable sum in moving costs and renovations to Flacco's space to make it suitable for a hair salon.

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