Mogull v. CB Commercial Real Estate Group, Inc.

744 A.2d 1186, 162 N.J. 449, 2000 N.J. LEXIS 29, 82 Fair Empl. Prac. Cas. (BNA) 222
CourtSupreme Court of New Jersey
DecidedFebruary 16, 2000
StatusPublished
Cited by109 cases

This text of 744 A.2d 1186 (Mogull v. CB Commercial Real Estate Group, Inc.) is published on Counsel Stack Legal Research, covering Supreme Court of New Jersey primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Mogull v. CB Commercial Real Estate Group, Inc., 744 A.2d 1186, 162 N.J. 449, 2000 N.J. LEXIS 29, 82 Fair Empl. Prac. Cas. (BNA) 222 (N.J. 2000).

Opinion

The opinion of the Court was delivered by

GARIBALDI, J.

This appeal presents the issue whether jury instructions, jury interrogatories, and a verdict sheet regarding a defendant employer’s burden of production in a sex discrimination case under the New Jersey Law Against Discrimination (“LAD”), N.J.S.A. 10:5-1 to -42, so confused the jury that a reversal of plaintiffs verdict was required. Plaintiff Martha Mogull worked in the Hackensack office of defendant CB Commercial Real Estate Group, Inc. (“CB”) for more than a decade. After a number of disputes about commissions owing to her, CB discharged her. In her suit, Mogull alleged that CB and a number of its employees 1 had discriminated against her in her employment and in the termination of her employment, in violation of the LAD. After a seven-week trial, the jury awarded Mogull $1.5 million in compensatory damages and $5 million in punitive damages. The Appellate Division reversed the verdict and remanded for a new trial. 319 N.J.Super. 53, 724 A.2d 863 (1999).

I.

Martha Mogull was the first woman ever to be named an associate vice president in the commercial division of CB. Mo- *453 gull’s career in commercial real estate began in the firm of Brunell Kramer. At the recommendation of a client, she left that firm and took a job at Sutton & Towne in Paramus under the managing partner, Harold Appel.

Appel trained Mogull. She worked on some of his transactions, doing leg work and asking him for help when she needed it. On those transactions, they shared the salesperson’s portion of the commission equally. Each worked independently on other transactions as well. Appel and Mogull had a brief affair in 1977 and 1978, but they were able to continue working together after it ended amicably.

When CB purchased Sutton & Towne in 1980, both Mogull and Appel worked in CB’s Hackensack office. Appel became a vice president for CB, and Mogull worked under a “Broker-Salesman Contract” that provided that “Broker agrees to provide to Salesman all current listings in the office except such as Broker may find expedient to handle itself or to place solely with another salesman or salesmen.” Mogull was named associate vice president in 1986, in recognition of having had sales of more than $100,000 for five of the previous six years. She was one of the top ten salespeople in CB’s Hackensack office from 1981 to 1990, and was five times in the top five. Nevertheless, in her twelve years at CB, Mogull received only two leads from CB’s management, one in exchange for agreeing not to pursue a complaint.

A.

Transactions

Mogull’s claim of denial of employment benefits centers on real estate transactions with three clients: a) Edwards & Kelcey; b) CBS; and c) Allstate.

1. Edwards & Kelcey

In 1978 when Edwards & Kelcey (“E & K”) entered into a long-term lease, both Appel and plaintiff shared equally in that commis *454 sion. E & K had been looking unsuccessfully for new space for several years, until Mogull arranged for a developer (a neighbor of hers) to build E & K a building in Livingston. Appel, who had an exclusive representation agreement with E & K, decided to split the commission equally with Mogull because she was energetic and bright and he “wanted to help her along and ... promote the company.” E & K occupied half of the building and gave Mogull an exclusive to lease the rest of the space, which she and Appel did, sharing those commissions. When Mogull later found E & K a warehouse, she also split the commission with Appel. In 1983 or 1984, Appel, without Mogull, did some out-of-state deals with E & K. At about the same time, E & K expanded its office space in Livingston, and Mogull, who should have split her commission on that transaction with Appel, did not.

In 1991, Mogull learned that Appel was working with E & K and immediately complained to Arleigh Williams, her regional manager, that she was entitled to work on any E & K deal. Appel, in turn, sought his share of the 1984 expansion commission. Nearly a year later, Williams responded in a memorandum, explaining that, in 1991, E & K had been “out in the marketplace with other brokers,” and that Appel, by making a presentation with CB’s resident manager, had “regained control” and won E & K back. Appel explained that the person in charge of real estate matters at E & K was retiring, and after meeting with the new vice president he had secured a new exclusive. Appel did not tell Mogull, because it was a new deal and they were no longer working together. Fred Schmidt, then resident manager of CB’s Hackensack office, corroborated Appel’s account.

Williams resolved the dispute by telling Mogull that she had the option to choose either (a) thirty percent of the commission if the client renewed its lease, but none of the commission if the client relocated, or (b) twenty percent of the commission, regardless of whether the client renegotiated or relocated. Mogull responded that both options were unacceptable, that E & K was her account, and that she was “a fifty percent partner whether they renegotiate *455 or relocate.” On further review, Williams decided that Mogull and Appel would split the commission equally if E & K renewed, but that she would receive only twenty percent of the total commission if they relocated. Williams also reversed a previous decision and awarded Appel a commission of $2429 on the 1984 expansion. When E & K eventually relocated, Mogull received a commission of $67,000, twenty percent of the total commission of $334,800. She claimed that CB therefore owed her $100,000.

2. CBS

In 1990, Mogull learned that in 1987 Appel had improperly excluded her from a deal with CBS, on which she should have received a $75,000 commission. Several years earlier, she had leased space to CBS in Secaucus. The landlord, Hartz Mountain, had agreed that Mogull would get a commission if CBS took more space at that location. In April 1990, Mogull discovered that there was a second deal between CBS and Hartz Mountain, and in a memo to John Anderson, her resident manager, she asked for her share of that commission. Anderson’s replacement wrote to Mo-gull advising her that no commission was due her because the two transactions were distant in time, and that Hartz Mountain was not the landlord in the second lease.

Appel stressed that CBS had been his client before plaintiff joined the firm. He explained that the landlord in the second transaction was Meadowlands Parkway Association, not Hartz Mountain, but admitted that correspondence to the new landlord was addressed care of Hartz Mountain, and that the lease involved space in the same development.

3. Allstate

During the 1980s, Allstate was a substantial client for Mogull, who procured four offices of approximately 20,000 square feet, and a 40,000 square foot office for Allstate.

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Bluebook (online)
744 A.2d 1186, 162 N.J. 449, 2000 N.J. LEXIS 29, 82 Fair Empl. Prac. Cas. (BNA) 222, Counsel Stack Legal Research, https://law.counselstack.com/opinion/mogull-v-cb-commercial-real-estate-group-inc-nj-2000.