(This syllabus is not part of the opinion of the Court. It has been prepared by the Office of the Clerk for
the convenience of the reader. It has been neither reviewed nor approved by the Supreme Court. Please
note that, in the interests of brevity, portions of any opinion may not have been summarized).
Argued October 26, 1998 -- Decided February 9, 1999
POLLOCK, J., writing for a unanimous Court.
In this appeal, the Court considers whether a service line leading from a gas main on residential
property constitutes an improvement within the meaning of N.J.S.A. 2A:14-1.1, which provides that no action
shall be brought against a contractor more than ten years after the construction of an improvement to real
property.
In 1955, New Jersey Natural Gas Company (NJNG) contracted with J.F. Kiely Construction
Company (Kiely) to install service lines, or laterals, from its gas main on Bartram Street in Ocean City to
adjacent homes. Thirty-four years later, South Jersey Gas Company (South Jersey), the successor of NJNG,
contracted with R&T Castellini Company (R&T) to install new service lines. When R&T installed the new
line in 1989, it capped the old one. At the Ebert house, it capped the old line at the meter behind the house
instead of at the main. On March 7, 1990, the old line burst and gas leaked into the Ebert house, causing an
explosion resulting in damage to the Eberts' living room wall.
In 1982, the Eberts sued South Jersey, which then impleaded Kiely. South Jersey settled with the
Eberts but preserved its claim against Kiely. In December 1994, Kiely moved for summary judgment,
arguing that N.J.S.A. 2A:14-1.1 barred South Jersey's claim. The Law Division denied the motion, holding
that the service line constituted a conduit and not an “improvement” within the meaning of the statute. In
reaching its decision, the Law Division relied on Washington v. City of Elizabeth,
245 N.J. Super. 325 (Law
Div. 1990). That case involved a pedestrian who sustained injuries when he fell into a pothole created when
New Jersey Bell Telephone Company excavated the street to install underground telephone lines. The trial
court in that case held that an underground telephone line, which delivered services to adjacent houses and
not to the street where the plaintiff fell, did not constitute an improvement to the street but rather a mere
“conduit.”
Kiely appealed and the Appellate Division reversed, finding that a gas service line, which
demonstrated the characteristics of “functional utility, permanency and value enhancement,” constituted an
“improvement.”
The Supreme Court granted South Jersey's petition for certification.
HELD: The service line installed by J&F Kiely Construction Company was an improvement to the Ebert
home and thus N.J.S.A. 2A:14-1.1 barred South Jersey's claim against it.
1. As distinguished from a statute of limitations, N.J.S.A. 2A:14-1.1 is a statute of repose and, as such,
prevents what might otherwise be a cause of action from ever arising. The purpose of the statute was to
limit the expanding liability of contractors, builders, planners, and designers. (pp. 4-5)
2. The Washington opinion fails to recognize that an underground utility line can be both an extension of a
utility distribution system and an improvement to the property it serves and, to the extent it holds otherwise,
it is overruled. (pp. 5-6)
3. In general, an improvement to real property permanently increases the property's value, and among the
relevant factors are whether the modification or addition enhances the use of the property, involves the
expenditure of labor or money, is more than mere repair or replacement, adds to the value of the property,
and is permanent in nature. (p. 6)
4. The Legislature intended that N.J.S.A. 2A:14-1.1 should apply to all who can, by a sensible reading of the
words of the act, be brought within its ambit. As a permanent improvement to a home, a gas line constitutes
an improvement within the meaning of the statute. (p. 7)
Judgment of the Appellate Division is AFFIRMED.
CHIEF JUSTICE PORITZ and JUSTICES HANDLER, O'HERN, GARIBALDI, STEIN and
COLEMAN join in JUSTICE POLLOCK's opinion.
SUPREME COURT OF NEW JERSEY
A-
176 September Term 1997
JOHN J. EBERT and FRANCES A. EBERT,
his wife, and FRANCES ANNA EBERT,
their daughter,
Plaintiffs,
v.
SOUTH JERSEY GAS COMPANY,
A Public Utility authorized to do
business in the State of New Jersey,
Defendant and Third Party
Plaintiff-Appellant,
and
R & T CASTELLINI COMPANY,
Defendant,
v.
J.F. KIELY CONSTRUCTION COMPANY,
Third Party Defendant-
Respondent.
Argued October 26, 1998 -- Decided February 9, 1999
On certification to the Superior Court,
Appellate Division, whose opinion is reported
at
307 N.J. Super. 127 (1998).
James P. Savio argued the cause for appellant
(Savio, Reynolds & Drake, attorneys).
Gerard W. Quinn argued the cause for
respondent (Cooper Perskie April Niedelman
Wagenheim & Levenson, attorneys).
The opinion of the Court was delivered by
POLLOCK, J.
At issue is whether a service line leading from a gas main
on residential property is an improvement within the meaning of
N.J.S.A. 2A:14-1.1, which provides that no action shall be
brought against a contractor more than ten years after the
construction of an improvement to real property. The Appellate
Division held that a gas service constituted such an improvement.
307 N.J. Super. 127. We granted the petition for certification
of South Jersey Gas Company (South Jersey), the successor of New
Jersey Natural Gas Company (NJNG),
153 N.J. 216 (1998), and now
affirm.
In 1955, NJNG contracted with the J.F. Kiely Construction Company (Kiely) to install service lines, or laterals, from NJNG's gas main on Bartram Street in Ocean City to adjacent homes. Thirty-four years later, South Jersey contracted with R&T Castellini Company (R&T) to install new service lines. When R&T installed the new service line in 1989, it capped the old one. At the Ebert house, R&T capped the old line at the meter behind the house, rather than at the main. On March 7, 1990, the old line burst. Gas leaked into the Ebert house, exploded, and damaged a living room wall.
In 1992, the Eberts and their home insurer, Prudential, (jointly, the Eberts), sued South Jersey, which impleaded Kiely. South Jersey settled with the Eberts but preserved its claim against Kiely.
In December 1994, Kiely moved for summary judgment, arguing that N.J.S.A. 2A:14-1.1 barred South Jersey's claim. The Law Division denied the motion, holding that a service line is a conduit, not an "improvement" within the meaning of the statute. The Appellate Division reversed, finding that a gas service line, which demonstrated the characteristics of "functional utility, permanency and value enhancement," 307 N.J. Super., supra, at 134, was an "improvement."
N.J.S.A. 2A:14-1.1(a) states in relevant part:
No action whether in contract, in tort, or otherwise to recover damages for any deficiency in the design, planning, supervision or construction of an improvement to real property, or for any injury to property, real or personal, or for an injury to the person, or for bodily injury or wrongful death, arising out of the defective and unsafe condition of an improvement to real property, nor any action for contribution or indemnity for damages sustained on account of such injury, shall be brought against any person performing or furnishing the design, planning, supervision of construction or construction of such improvement to real property, more than 10 years after the performance or furnishing of such services and construction.
As distinguished from a statute of limitation, which bars a
cause of action if not instituted within a specified period of
time, N.J.S.A. 2A:14-1.1 is a statute of repose. As a statute of
repose, "[i]t does not bar a cause of action; its effect, rather,
is to prevent what might otherwise be a cause of action, from
ever arising." Rosenberg v. North Bergen,
61 N.J. 190, 199
(1972). The purpose of the statute "was to limit the expanding
liability of contractors, builders, planners, and designers."
Horosz v. Alps Estates, Inc.,
136 N.J. 124, 128 (1994). Its
effect in this case is that if the gas line was an improvement to
the Ebert property when installed, South Jersey's claim against
Kiely is barred.
In Rosenberg, supra, a pedestrian tripped in the cracked
pavement of a public street. Ruling that paving a public street
constituted an improvement to real property, this Court concluded
that the expiration of the period of repose barred the
pedestrian's action against the paving company. The Court
perceived the statute as a legitimate legislative reaction to
judicial decisions expanding the period of liability under
certain statutes of limitations. One such expansion, known as
the discovery rule, "decrees that in appropriate cases a statute
of limitations shall not be deemed to run until a wrong has been
discovered or should have been discovered." Id. at 197. The
other rule created an exception to the "completed and accepted"
rule, under which a contractor's liability ended with the
acceptance of completed work. The exception extended the
contractor's liability for defective material, equipment, and
workmanship. According to the Rosenberg Court, in N.J.S.A.
2A:14-1.1 the Legislature intended to overcome the effect of both
the discovery rule and the exception to the "completed and
accepted" rule. Id. at 198.
When denying Kiely's motion for summary judgment in the
present case, the trial court relied on Washington v. City of
Elizabeth,
245 N.J. Super. 325 (Law Div. 1990). In Washington, a
pedestrian fell into a pothole created when New Jersey Bell
Telephone Company excavated the street to install underground
telephone lines. The telephone company moved for summary
judgment, arguing that the excavation occurred beyond the ten-year period of limitation of N.J.S.A. 2A:14-1.1. In denying the
company's motion, the Law Division reasoned that an underground
telephone line is a mere "conduit," but not an improvement.
Observing that telephone services are delivered to the adjacent
houses, not to the street, the court concluded that the
underground lines did not constitute an improvement to the
street.
The Washington opinion is both distinguishable and flawed.
To the extent that the opinion holds that N.J.S.A. 2A:14-1.1 does
not apply to a street, the holding is distinguishable from the
present case, which involves a gas service line on private
property. A telephone line in the bed of a municipal street may
not improve the value of the street, but does improve the value
of adjacent property. Similarly, a gas main in a street adds
value to adjacent properties. The flaw in the Washington opinion
is the failure to recognize that an underground utility line can
be both an extension of a utility distribution system and an
improvement to the property it serves. To the extent that
Washington holds otherwise, we overrule it.
In general, an improvement to real property permanently
increases the property's value. 21 Am. Jur.2d, Improvements, §
1 (1968); Black's Law Dictionary (4th ed. 1968). Among the
relevant factors are "whether the modification or addition
enhances the use of the property, involves the expenditure of
labor or money, is more than mere repair or replacement, adds to
the value of the property, and is permanent in nature." Van Den
Hul v. Baltic Farmer's Elevator Co.,
716 F.2d 504, 508 (8th Cir.
1983). Simply stated, a house with a source of energy for heat
and air conditioning is worth more than one without such a
source. A gas line, although it serves as a conduit, also is a
valuable improvement. The availability of another form of
energy, as valuable as it may be, does not prevent a gas line
from being an improvement.
As this Court has recognized, the Legislature intended that
N.J.S.A. 2A:14-1.1 should apply "to all who can, by a sensible
reading of the words of the act, be brought within its ambit.”
Rosenberg, supra, 61 N.J. at 198. As a permanent improvement to
a home, a gas line constitutes an improvement within the meaning
of the statute.
Our analysis comports with that of other jurisdictions. See
Van Del Hul, supra, 716 F.
2d at 508 (holding that utility line
improves real property); Delgadillo v. City of Socorro,
723 P.2d 245, 248 (N.M. 1986) (same); Washington Natural Gas Co. v. Tyee
Constr. Co.,
611 P.2d 1378, 1381 (Wash. Ct. App. 1980) (same).
But see Atlantic Gas Light Co. v. City of Atlanta,
287 S.E.2d 229, 232 (1981) (holding that gas line is not improvement).
We conclude that the service line installed by Kiely was an
improvement to the Ebert home. N.J.S.A. 14:4-1.1 thus bars South
Jersey's claim against Kiely.
The judgment of the Appellate Division is affirmed.
CHIEF JUSTICE PORITZ and JUSTICES HANDLER, O'HERN, GARIBALDI, STEIN, and COLEMAN join in JUSTICE POLLOCK's opinion.
NO. A-176 SEPTEMBER TERM 1997
ON APPEAL FROM
ON CERTIFICATION TO Appellate Division, Superior Court
JOHN J. EBERT and FRANCES A. EBERT,
his wife, and FRANCES ANNA EBERT,
their daughter,
Plaintiffs,
v.
SOUTH JERSEY GAS COMPANY,
A Public Utility authorized to do
business in the State of New Jersey,
Defendant and Third Party
Plaintiff-Appellant,
and
R & T CASTELLINI COMPANY,
Defendant,
v.
J.F. KIELY CONSTRUCTION COMPANY,
Third Party Defendant-
Respondent.
DECIDED February 9, 1999
Chief Justice Poritz PRESIDING
OPINION BY Justice Pollock
CONCURRING OPINION BY
DISSENTING OPINION BY