Bar & Court Admissions

  • Pennsylvania
  • New Jersey
  • California
  • U.S. Supreme Court
  • U.S. Court of Appeals for the District of Columbia Circuit

    U.S. Court of Appeals for the Third Circuit
  • U.S. District Court for the Eastern District of Pennsylvania
  • U.S. District Court for the Middle District of Pennsylvania
  • U.S. District Court for the District of New Jersey
  • U.S. District Court for the Central District of California
  • U.S. District Court for the Eastern District of California
  • U.S. District Court for the Southern District of California
  • U.S. District Court for the Northern District of California

Education

Hastings College of Law, J.D., 1987

  • Comm/Ent: Hastings Journal of Communications and Entertainment Law, Executive Technical Editor

Bennington College, B.A., (Literature and Languages),1983

American Bar Association

  • Section of Environment, Energy and Resources
  • Superfund and Natural Resources Damages Committee: Programs Subcommittee Vice Chair

DRI

  • Toxic Torts and Environmental Law Committee
  • Diversity and Inclusion Committee
  • Women in the Law Committee: Webcast/Teleconference Subcommittee Vice Chair

Philadelphia Diversity Law Group

  • Board of Directors

Lake Harmony Watershed Preservation Group

  • Board of Directors

International Council of Shopping Centers

The Mann Center

  • Corporate Partners Board

The Print Center

  • Honorary Council
  • Board of Governors (2001-2009)

Bennington College

  • Board of Trustees (1992-1996)

PhillyVIP

  • Board of Directors (1999-2004)

National Ski Patrol

  • Alpine Patroller
  • Instructor/Trainer Evaluator of Outdoor Emergency Care

Pennsylvania Bureau of Emergency Medical Services

  • Certified Emergency Medical Responder
Profile
Professional Highlights
Pressroom
Publications

“When I’m in a courtroom and on my feet, I'm where I belong.”

Suzanne Ilene (Shoshana) Schiller is a partner in the firm’s litigation group, handling a wide range of disputes with particular experience in CERCLA, cost recovery and contribution actions, as well as storage tank, real estate development, and leasing matters. Because a client's business needs are best achieved through a position of strength, she brings a focused eye to each client she represents and an aggressive approach to each case she handles.  For thirty years, that formula has resulted in successful representations of Fortune 100 companies, leading shopping center owners, residential and commercial real estate developers, big box tenants, and municipalities. Shoshana, a fellow of the Litigation Counsel of America, tries jury and non-jury cases in federal and state courts and appears before administrative agencies, hearing boards and appellate courts throughout the country.  She is also a frequent speaker at legal and industry trade conferences and seminars, a regular author on environmental and real estate issues and currently the editor of MGKF’s Litigation Blog. Her academic writings have been cited in publications such as the Harvard Law Review, the Georgetown Law Journal, and the Emory Law Journal, and by the United States Supreme Court in Kirtsaeng v. John Wiley & Sons, Inc., 133 S. Ct. 1351, 1361, 185 L. Ed. 2d 392 (2013).

When not attending to her law practice, Shoshana can generally be found with her teenage daughter in one of two places: on the ski slopes or in another country. She is a member of the National Ski Patrol and an instructor of Outdoor Emergency Care, spending most weekends from December to March patrolling at Jack Frost Mountain in the Poconos.  As for travel, Shoshana has been to all seven continents and with over seventy countries explored, she’s always looking forward to the next adventure.  “My preference is for developing countries.  While I love going to museums and restaurants and shops, there’s nothing quite the same as stumbling upon something amazing – an outstanding Roman ruin or a crumbling Byzantine church – on the outskirts of a small town that no one has even heard of before.”  

Representative matters include:

  • Representing potentially responsible parties in multiparty Superfund and cost recovery cases, including at the BKK Landfill Site in West Covina, CA, the Yosemite Slough Site in San Francisco, CA, the Mouren-Laurens/Leach Oil Company (Rev973) Sites in Compton, CA, the Standard Chlorine Chemical Company Site in Kearny, NJ and the Combe Fill South Landfill Site in Chester and  Washington Townships, NJ.
  • Negotiating an Administrative Order on Consent for the removal of potentially explosive materials at a military facility in Louisiana. 
  • Securing, through administrative evidentiary hearings, coverage from the Pennsylvania Underground Storage Tank Indemnification Fund on behalf of a national gasoline retailer.
  • Challenging regulatory rules issued by the Environmental Protection Agency under the Clean Air Act and the Resource Conservation and Recovery Act on behalf of a leading provider of waste management services and waste-to-energy and landfill gas-to-energy facilities.
  • Representing underground storage tank owners and operators in enforcement actions pursued by the Pennsylvania Department of Environmental Protection.
  • Defending an international manufacturer of industrial inks in litigation alleging real property damage following closure of a manufacturing facility.
  • Providing trial representation of national grocery wholesalers and national and regional grocery retailers in real estate, contract and tort litigation.
  • Pursuing an environmental cost recovery action on behalf of a significant regional convenience store company. 
  • Representing a multi-property real estate developer in obtaining conditional use and related land use approvals for a transformative multi-building apartment complex along the Schuylkill River.
  • Defending a manufacturer of asbestos-containing building materials in property damage litigation brought by numerous major urban school districts.
  • Prosecuting lease enforcement claims for, among other defaults, breach of radius and use covenants, violation of operating and going dark provisions, and recovery of CAM charges on behalf of owners and managers of enclosed shopping malls, lifestyle centers and strip centers.   

Honors & Awards

Press Releases

Seminars & Speaking Engagements

"An Update on Arranger Liability Under CERCLA: Recent Cases and the Impact of Pakootas," an American Bar Association webinar, December 14, 2016

“Pits in the Pruneyard: Modern Strategies for Handling Protests and Petitioners,” presented at the International Council of Shopping Centers’ 2016 U.S. Law Conference, October, 2016

“Challenges on the Litigation Side of Superfund." presented at the American Bar Association's Superfund Master Class:  Today's Issues and Tomorrow's Reforms, June 15, 2016

"Practice Pointers for Negotiating and Drafting Environmental Access Agreements,” presented at the Pennsylvania Bar Institute’s 19th Annual Real Estate Institute, December, 2015

"Preparing for and Responding to Environmental Emergencies," presented at 2015 Pennsylvania State Association of Township Supervisors/Township Emergency Managers Association Educational Conference in Hershey, PA, April 19, 2015

"Arranger Liability Under CERCLA:  Leveraging Recent Court Decisions -- 2015 Update," a Strafford Publications webinar, January 21, 2015

“Environmental Access Agreements,” presented at the International Council of Shopping Centers’ 2014 U.S. Law Conference, October, 2014

"Vapor Intrusion:  Today's Litigation, Regulatory and Scientific Landscape," an American Law Institute CLE (ALI-CLE) webinar, July 14, 2014

"Structuring Environmental Site Access Agreements:  Avoiding Costlly Pitfalls," a Strafford Publications webinar, July 10, 2014

"Preparing for and Responding to an Emergency or Casualty Incident:  A Guide for Businesses and Property Owners," sponsored by MGKF, June 24, 2014

"Arranger Liability Under CERCLA:  Leveraging Recent Court Decisions," a Strafford Publications webinar, December 11, 2013

“Sustainability Legal Issues & Risk Management Strategies for Existing Buildings,” presented at BOMA Philadelphia, May 1, 2012

“Greening Your Real Estate Deal,” presented at the Temple Real Estate Institute in Philadelphia, April and May 5, 2012

“Medical Monitoring & Toxic Tort Claims: Preparing for the Future in a Post-Dukes Environment,” presented at the American Law Institute-American Bar Association (ALI-ABA) Teleseminar, December, 2011

"Keeping Secrets: Recent Developments in Attorney-Client Privilege and Expert Witness Disclosure Rules," sponsored by MGKF, January 26, 2011

“Discovery in Deep:  Corporate Preservation and Identification of Relevant Evidence,” presented at the HB Litigation Conferences’ Oil in the Gulf: Litigation & Insurance Coverage Conference, November, 2010

“Hot Topics in Environment Law:  Recent Developments in CERCLA: Interpreting Atlantic Research and Burlington Northern,” a Presidential CLE Program presented at the 2010 American Bar Association Annual Meeting, August, 2010

“Recent Developments in ADA Compliance and Enforcement,” presented at the Pennsylvania Bar Institute’s 2004 Annual Real Estate Institute, December, 2004

“The Perils of Letters of Intent,” presented at the International Council of Shopping Centers’ 2003 U.S. Law Conference, October, 2003

“Recognizing and Enforcing Continuous Operating Covenants,” presented at the International Council of Shopping Centers’ 2002 U.S. Law Conference, October, 2002

“Advanced Seminar on Public Access Issues,” presented at the International Council of Shopping Centers’ 1999 U.S. Law Conference, October, 1999

“Advanced Seminar on Labor, Security and Public Access Issues,” presented at the International Council of Shopping Centers’ 1997 U.S. Law Conference, October, 1997

“Sublessees' Rights To Enforce Master Lease Provisions,” presented at the International Council of Shopping Centers’ 1996 U.S. Law Conference, October, 1996

“Update On Public Access Issues,” presented at the International Council of Shopping Centers’ 1995 U.S. Law Conference, October, 1995

“Drafting Public Access Rules,” presented at the International Council of Shopping Centers’ New Jersey Seminar on Public Access Rules, February, 1995

Media Coverage

Articles

"Four Environmental Laws Every Developer and Property Owner Should Know," MidAtlantic Real Estate Journal (26:22), 2014

"Third Circuit's Environmental Opinions in a Busy August," The Legal Intelligencer, September, 2013

"Environmental Access Agreements: Enter at Your Own Risk," Association of Corporate Counsel's Green-house Counsel, November, 2011

"Superfund Liability: How Recent Court Decisions May Affect Companies' Ability to Recover Costs," Association of Corporate Counsel's "Green-house Counsel, December, 2010

"Don’t Lien On Me: Considerations for Commercial Landlords When Tenants Improve Property," Commercial Leasing Law & Strategy (20:12), 2008 - with Monica Mathews Reynolds

"Protecting Against the Possibility of Catastrophic Events," Commercial Leasing Law & Strategy (19:1), 2006 - with Monica Mathews

"Contending with Title III of the ADA: Tips for Property Owners and Managers," Commercial Leasing Law & Strategy (17:10), 2005

"Recent Developments in Accessibility to Movie Theaters," Commercial Leasing Law & Strategy (17:5), 2004

"From Macro to Micro: The ADA’s Revised Guidelines," The Legal Intelligencer, August 2004

"Protecting Your Leasehold: Keeping Competitors at Bay," Commercial Leasing Law & Strategy (16:2), 2003

"How States Differ Regarding Enforceability of Oral Agreements for Real Estate Commissions," Commercial Leasing Law & Strategy (15:6), 2002 - with Christopher G. Barnes

"Ensuring That Landlords Are Protected by Well-Drafted and Comprehensive Guarantees," Commercial Leasing Law & Strategy (14:8), 2002

"Recognizing and Enforcing Continuous Operating Covenants," Commercial Leasing Law & Strategy (13:9 & 13:10) Two-part article, (2001); [Reprinted in The Legal Intelligencer, March 2001 - Commercial Real Estate Special Supplement]

"Formulating a Discovery Plan: The Keystone of Every Case," The Legal Intelligencer, January 2001

"Determining Damages for Failure to Return Premises in Good Condition," Corporate Real Estate Executive (15:8), 2000

"Follow-Up: New Jersey Supreme Court Upholds Public Access to Shopping Centers," Shopping Center Legal Update (20:2), 2000

"State's High Court Gives Guidance on Regulation of Public Access to Shopping Centers," Commercial Leasing Law & Strategy (13:3), 2000

"New Jersey Supreme Court Upholds Public Access to Shopping Centers," SCWonline.com, [http://www.scwonline.com/news/0006/000628a.html], June 2000

"When a Shopping Center is a Public Forum," The Legal Intelligencer, April 2000 - Commercial Real Estate Quarterly Special Supplement

"How to Successfully Manage Access to Shopping Centers During Labor Disputes," Commercial Leasing Law & Strategy (12:9), 2000

"Managing Public Access: Don't Be Caught Off Guard," Corporate Real Estate Executive(15:2), 2000

"California Court Provides Guidance on Public Access Rules," Commercial Leasing Law & Strategy (10:5), 1997

"California Court of Appeal Upholds Constitutionality of Public Access Rules," Shopping Center Legal Update (17:2), 1997

"New Summary Judgment Standard May Reduce Nanty Glo to Embers," The Legal Intelligencer, August 1996 - Litigation Quarterly Special Supplement; with K. Byrnes

"Court Weighs Free Speech Against Private Property Rights," Commercial Leasing Law & Strategy (7:8), 1995

"PruneYard and Trespass Laws: A Look At Enforcing Access Rules Through Arrest and Criminal Prosecution," Shopping Center Legal Update (12:1), 1992

Law Review Notes:

"Black and White and Brilliant: Protecting Black and White Films From Color Recoding," Comm/Ent (9:3), 1987

"The Relationship Between Motion Picture Distribution and Exhibition: An Analysis of the Effects of Anti Blind Bidding Legislation," Comm/Ent (9:1), 1986 (cited Kirtsaeng v. John Wiley & Sons, Inc., 133 S. Ct. 1351, 1361, 185 L. Ed. 2d 392 (2013))