RE/MAX Classic has MI homes listed online:
Houses for $1 in Detroit
http://classic.michigan.remax.com/listings/Residential_r4.aspx?QF1=MetroAreaID&QV1=16&QC1=5&QA1=0&QI1=0&OF1=&OO1=1&corp=true&ref=400&vid=178638332&CountyID=0&MetroAreaID=16&RfrSknID=85&aid=UA-30723-1
Monday, December 29, 2008
Speakeasy - Speed Test
Speakeasy - Speed Test: "Download Speed: 4857 kbps (607.1 KB/sec transfer rate)
Upload Speed: 489 kbps (61.1 KB/sec transfer rate)"
This is with Charter High Speed Internet on a bundle plan.
Upload Speed: 489 kbps (61.1 KB/sec transfer rate)"
This is with Charter High Speed Internet on a bundle plan.
Sunday, December 28, 2008
Monkey Pup
The first night home Bentley made these weird monkey noises non stop. He stopped that by the next morning.
Along with poop paws, lippy was a temp nickname.
Saturday, December 27, 2008
Sunday, December 14, 2008
Thursday, November 20, 2008
Monday, November 17, 2008
Wednesday, November 12, 2008
Friday, October 31, 2008
Wednesday, October 1, 2008
Slide Shows
Slide Shows
Vancouver
http://s344.photobucket.com/albums/p334/scri8er/Alaska/?action=view¤t=4cf395e0.pbw
Ketchikan
http://s344.photobucket.com/albums/p334/scri8er/Alaska/?action=view¤t=4cf395e0.pbw
Cabins Graves and pelts
http://s344.photobucket.com/albums/p334/scri8er/cabins/?action=view¤t=a2969cd9.pbw?nocache=539
Thursday, July 31, 2008
Wednesday, July 30, 2008
Saturday, July 26, 2008
Tuesday, July 15, 2008
8 Ways To Opt Out Of Junk Mail Lists
Direct mailers don't believe in the concept of opting in, so if you want to cut down on the amount of straight-to-the-trash mail you receive, you'll need to contact them directly and request that your name is removed. ForestEthics—the group behind the
Do Not Mail Registry petition we blogged about earlier, has gathered
several ways to contact the offending parties.
1. Use their form to generate 17 ready-to-mail requests to different direct mail companies. DoNotMail will take the data you enter and create a PDF document with all 17 letters ready to print and send. If you don't want to enter your personal info into a random site, you can use fake data and then download the PDF document for a reference to create your own letters.2. Contact Opt-Out Prescreen online or at 1-888-567-8688 (888-5-OPT-OUT) from your home telephone .
3. Email your removal request to Abacus Direct at optout@abacus-us.com
3. Remove your name from ADVO Inc. by calling 1-888-241-6760 or completing the form at www.advo.com/consumersupport.html
4. Fill out the form on the Direct Marketing Association's website at www.dmaconsumers.org/cgi/offmailing
5. Email your removal request to Publishers Clearinghouse at privacychoices@pchmail.com
6. Get off Val-Pak's list by filing out the form at http://www.coxtarget.com/mailsuppression/s/DisplayMailSuppressionForm
7. To remove yourself from Acxiom's list, you must request a mail-in opt-out form by calling 1-877-774-2094.
8. DoNotMail.com notes, "Catalogs may stop coming when your other removal requests are processed, but you can always call the catalog company."
"Stop getting junk mail" [DoNotMail.org]
"Phone numbers and websites to opt out of junk mail" [DoNotMail.org]
(Photo: Joe Shlabotnik)
Monday, July 14, 2008
Judge Judy Bio
Sheindlin, Judith (Judge Judy) (1942-)
Biography
Judge. Born Judith Blum, in October 1942, in Brooklyn, New York. She attended American University in Washington D.C., and graduated in 1963. She continued her education at American University's Washington College of Law, where she was the only woman in a class of 126 students. She finished her law degree in New York, where she moved with her first husband in 1964.
In 1965, she obtained her law degree, passed the New York bar exam, and took a job as a corporate lawyer for a cosmetics firm. Dissatisfied with the role of a corporate lawyer, she left within two years to raise two children, Jamie and Adam. In 1972, a friend from law school told her of a job opening in the New York courts. She took the job and found herself in the role of prosecutor for the family court system. She prosecuted juvenile crime, domestic violence, and child abuse cases. She was quickly recognized as a sharp, no-nonsense attorney.
Her professional success, though, was being achieved at a high private price. In 1976, she left her first husband after 12 years of marriage. She struggled to be present for her children, even while handling her heavy workload of emotionally draining cases in the family courts.
Three months after her divorce, Judy met attorney Jerry Sheindlin; within a year, they were married, in 1978. By 1982, Sheindlin's growing reputation for assertiveness in court inspired Mayor Ed Koch to appoint her to a seat as a judge in criminal court just six months later. As a judge, she continued to blend sympathy for the underdog with withering contempt for the arrogant or devious. Four years later, she was promoted to the position of supervising judge in the Manhattan division of the family court.
In 1990, Judy's father Murray Blum died, at age 70; his death took a remarkable toll on her marriage to Jerry. They divorced -- with shocking suddenness. A year later, feeling the tug of family ties -- aside from her two children and his three, they now had two grandchildren -- along with the tug of terrible loneliness, Judy and Jerry got remarried. After remarrying, Judge Sheindlin settled firmly into a renewed mission to dispense justice firmly and fairly.
In February 1993, Sheindlein was profiled in the Los Angeles Times as a kind of hard-hitting legal super-heroine, determined to make the courts work for the common good. The Times piece was quickly followed by a profile on the CBS news program 60 Minutes. After her appearance on 60 Minutes, an agent for Judy approached Larry Lyttle, the president of Big Ticket Television, with the idea of doing a courtroom television program. Lyttle agreed and a pilot for the show was shot.
Sensing her growing connection with the American public, Sheindlin wrote the straight-talking Don't Pee On My Leg, and Tell Me It's Raining in 1996. Also in 1996, after 25 years of practicing in family court and hearing over 20,000 cases, Sheindlin retired. But with her fame spreading through newspapers and TV, a whole new incarnation of the straight-talking judge was about to appear.
In September 1996, Judge Judy first appeared in national syndication. The show rapidly established itself as a roaring success, largely based on the strength of Sheindlin’s powerful personality. In February 1999 Judge Judy won the No. 1 slot for syndicated shows. She even began to edge out Oprah in some major markets, including New York. By August 1999, the show averaged some 7 million viewers per week. Meanwhile, Sheindlin published a second book, Beauty Fades, Dumb is Forever (1999) which became a New York Times best seller. She published her third book, Win or Lose by How You Choose, a guide for parents about teaching their children about decision-making, in early 2000.
The success of Judge Judy spawned the creation of numerous other daytime court shows, including Judge Joe Brown, Judge Hatchett and Judge Mathis. However, beginning in 2000, ratings for these programs were on the decline and by the 2007-08 season, Judge Judy had fallen to fourth among daytime television shows. Despite this relative drop in popularity, Judge Judy continues to be watched by some 10 million viewers daily.
© 2008 A&E Television Networks. All rights reserved.
Monday, July 7, 2008
Sunday, June 29, 2008
Girlfriend, Public Horrified By Breadth & Depth of Stupidity
Wow this 20 something construction worker is brainless and ethic-less. The twit that can't add. It was his $1100 dollars that was put down on the bail and so? What happened the the $1900 that the friend put up for the balance of the bail DUH. He thinks that his friend by co-signing for him. Doing him a favor..... Now, some how is responsible for his debt!. Sheeetzzz
Friday, June 27, 2008
What is ICF?
What is ICF?
Insulated Cement Forms.
What different choices of ICF blocks are available and what makes one block better/not as good as another?
I am curious about this whole concept. So I started researching.
There are a lot of different manufactures of ICF. The key componet is the :Block:
I learned that there are several blocks manufactures that have a upside and downside. A right and left side. Also the corners are right or left. And a inside wall side and outside wall side.These are the blocks you do NOT want.
From my research so far I like the "The building block" ICF
product because it has no sides at all. The ICF blocks are correct no matter which way you place them. So there are 2 main building blocks.
1 the basic block
2 the corner block
These also have measurements marked on the outside all the way around the #1 and #2 building blocks to make it easy to cut for windows, vents, doors etc
http://www.buildblock.com
This project is building a garage with a MIL unit on top of the garage. Connecting to the original house on one side. So this
using new tech with old tech construction.
The foundation and footing is done in one pour.
The poly blocks are fit together with a locking system like interlaced fingers.
Using a caulking tube application of a special glue to additionally
strengthen the blocks to one another.
Install the first row of blocks and then come back and install the rebar vertical bars into the foundation/wall footing.
Steel rebar and steel clips are put inside the poly blocks both vertically and horizontally.
They show pumping the concrete into the center of the blocks at the second story wall level.
The second story, which is the living quarters. Is brought in my truck and lifted on by crane in several sections or as they call them 'boxes'. These boxes some are finished inside with plumbing for the bathroom, tile in the bathroom and some with flooring, most with ceilings installed.
The floor in the garage is poly planks to form the layout of the foundation/floor for the garage. Then Plastic tubing is laid out like a radiator config. Cement poured on top of that of 3-4 inches. This is water radiant heating and cooling for the structure.
Increase in energy saving of at least 30%-40% personally I think it is higher. Construction cost is reduced by 25%. Speed of construction is GREATLY increased. The structure goes up fast.
I have to explore some more to answer some of my own questions. I want to know how they run the plumbing?
My guess is they are not being smart about it and it's in the cement foundation. If so I don't like that one bit. I believe the electric is run inside of the blocks? I really don't know and would like to know.
The roof? I would hope they would have come up with a better way of doing roofs. Shingles for me would not cut it.
IMO it would degrade the over all project.
Rain gutters how is that handled?
Finally outside surfaces? Stucco? Yuck ...come on peeps something better than stucco.
Flooring inside the dwelling? Any acid stained concrete or ? New flooring products to go along with this new tech?
I know some of you don't like bobba-louie-Villa. This series of videos does teach a person the basics of this new building process in a no nonsense way. There are video's 1 through 4 at the top here. Then scroll down to the bottom to watch the next sets. There are maybe 6 to 8 videos all together.
http://www.bobvila.com/BVTV/Bob_Vila/Video-0222-01-1.html
.
Monday, May 19, 2008
Sunday, May 18, 2008
Home Inspections
Home Inspections - Buyer Beware
Home Inspection Warning
Home Inspections - Buyer Beware-Part 1
Home Inspections - Buyer Beware-Part 2
Thursday, May 15, 2008
My connection speed
Having some config problems in setting up my network. Things are not set right on the host the Desktop.
These speeds are not to terrible. Still needs work.
Wednesday, May 14, 2008
Day 2: A tenant leaves $10,000 in unpaid rent, and a lot of trash, for a landlord who has started over before.
Pictures, Video and more here
Tuesday, May 13, 2008
Friday, April 25, 2008
Wheelchair Challenges
Wheelchair challenges ... Not sure how to proceed?
Tenant is in a wheelchair. She clears all the screening. We are a go. I call MS society as this is who is helping her with modifications to the dwelling 2 days before she moves in. Have a long talk with the rep for the county.
Assist bars will need to be put in by a licensed contractor and paid for by the the tenant and the MS society. Ramp needs to be installed in the front transforming the 2 steps into one ramp. I have final say so on who
works on the projects.
This is all comfirmed. I had already discussed the details with the tenant.
I ask do these changes need to be made before the tenant is in house?
Answer is no. She chose this property. She needs to make this happen.
She also tells me that the tenant cannot request any un-reasonalbe
modifications for her disabilities.
Assist bars in the bath room is reasonable.
Widening the door way isn't a reasonable request. It's unreasonable.
So I'm good to go. Sign docs do the whole move in process last friday at 3pm. She has to move out of her old unit and into mine. She packs on Saturday. Moves on Sunday and Monday. Tuesday & wednesday she is
settling in. We will talk about assist bars and ramp later in the week. I talk with her today, Thursday.
OF course she can't get her chair in the bathroom. Can't make the turn. Bathroom door needs to be taken off and the door widened.
Now what do I do Ollie? Another fine mess...
I did have an Idea though. In the kitchen I would have to check it out. I think a doorway could be cut in that wall so she could roll into the bathroom at a straight shot from the kitchen into the end of the hall and into the bathroom.
If that is possible..... then the question is ... Do I want to do that?
Who would pay for this? I doubt I would have to. I'm not sure though, never done is before. Yes it would have to be done by a licensed contractor.
I also bought some clear plastic door edge protectors to help keep the damage down in the unit.
So from this I learn.... that whenever you are thinking of renting to a wheelchair tenant. You require that they wheel themselves around the unit to see if it will work for them or not? I don't think there are any
problems with asking/requiring this are there?
Info please?
Thursday, April 10, 2008
Irfan Copies of images pre-sized by pasting into Drag/Draw selection Boxes
Irfan Tutorial/Tip = Copies of images pre-sized by pasting into Drag/Draw selection Boxes
http://www.scri8e.com/IM_zothers/IrFan/index.html
Wednesday, April 9, 2008
A few groupings of Videos that are LL related
Some videos on LL/Tenant issues. I'll be adding more as time permits.
Judges and Tenants - Judge Judy is a riot in many of these.
Is this woman drunk off her butt or is it just me?
tenants-rights-and-responsibilities- Pretty good series of videos. Mostly correct some have incorrect info.
CA-Tenant Leaves possessions in the unit
Options For a Landlord: When a Tenant's Personal Property Has Been Left in the Rental Unit: Legal Guide LT-5
Printer Friendly Version
OPTIONS FOR A LANDLORD:
WHEN A TENANT'S PERSONAL PROPERTY HAS BEEN LEFT IN THE RENTAL UNIT
October 1996
When tenants move out of a rental unit, they are required to also move their personal property. (Personal property is everything which a
person can own except for land. Personal property is also referred to as personal possessions or personal belongings.) California law has
three different procedures which a landlord may follow to remove and dispose of personal property left in a rental unit after a tenant has
vacated. A landlord who has properly followed one of the procedures cannot be held liable for any damages related to the property.
The three procedures apply to the following three situations:
1. The tenant has requested that the property be returned.
2. It appears that the property has been abandoned.
3. It appears that the property has been lost. (The owner is unknown.)
Which procedure a landlord should follow in any particular case depends upon the situation.
Some general guidelines for all situations.
Store property safely . . .
When a tenant has left personal property in a rental unit, the landlord should safely store the property. A landlord may choose to leave the
property in the rental unit. But if the unit may be rented soon, the landlord should store the property elsewhere. Wherever the landlord
chooses to store the property, it must be kept in a safe place, where the property will not be damaged or stolen. In storing the property, the
landlord must use reasonable care to keep it safe. If property is lost or damaged, and if the landlord did not act in a deliberate or negligent
manner in storing and caring for the property, the landlord will not be liable for any storage related loss.1
Act reasonably . . .
In deciding whether or not a particular case fits into the lost property situation or the abandoned property situation, a landlord is held by the
law to a certain standard. And in deciding who the property owners are or might be, the landlord is held to that same standard. The
standard is: A landlord must act reasonably, and the landlord's actions must be based on a reasonable belief.
The law defines a "reasonable belief" as the actual knowledge or belief that a prudent person would have, given the facts then known by
that person. Generally a landlord is not required to conduct an investigation to obtain more facts. But, if a landlord has information which
indicates that an investigation would provide more facts about the identity of the property owner, and if the cost of the investigation would
be reasonable in view of the probable value of the property, then the landlord should make the investigation. If an investigation should have
been made but wasn't, then the landlord is held to a higher standard - the reasonableness of the landlord's actions would be judged as if
the landlord had conducted an investigation and had known the facts which the investigation would have revealed.2
What all this means is that in deciding whether the property left behind is abandoned or lost, the landlord must keep in mind all of the facts
that the landlord knows or ought to know about the situation. And in deciding who the property owner or owners might be, the landlord also
must keep in mind all of the facts that the landlord knows or ought to know. For example, if the landlord knows that a telephone call or two,
or a search of public records, would give the landlord more information about who the property owner is, and if the value of the property is
significantly more than the cost of the phone calls and public records search, the landlord should make the calls and do the search.
Avoid unlawful self-help ...
When a landlord disposes of personal property by properly following one of the three legal procedures, the landlord can avoid the
possibility of being held liable for unlawfully taking or converting the property.3
If a landlord goes about disposing of the property in some other way, resorting to self-help methods, the landlord could be liable for money
damages.4
Please remember . . .
The steps outlined in this legal guide are only for situations where personal property has been left in a rental unit which has been vacated
by the tenant. If the tenant has not vacated the unit, a landlord has no legal right to dispose of personal property in the unit. If a landlord
believes that a unit has been abandoned by the tenant, the landlord must follow certain legal steps to declare the rental unit abandoned.
Only after the rental unit is legally considered abandoned can the landlord dispose of personal belongings left in it on that basis.
SITUATION NO. 1: Where The Tenant Has Requested Return of Property
Within 18 days after moving out of a rental unit, a tenant may write the former landlord requesting that the personal possessions left in the
rental unit be returned. When a tenant has properly followed all the steps of this procedure, the landlord is required by law to return the
possessions to the tenant, and also becomes liable for damages if the possessions are not returned. If a tenant is unable to take the steps
for requesting return of property, the tenant may authorize someone else to act as the tenant's representative. The landlord should treat the
representative as if she or he was the tenant.5
The tenant must make a written request, which must include a description of the property left behind, and must give the landlord the tenant's
current mailing address.6
The landlord may charge the tenant reasonable costs for removing and storing the tenant's property. A landlord is only permitted to recover
costs which are reasonably related to the cost of removing the tenant's property from the rental unit and storing it. The storage costs
charged cannot be more than the fair rental value of the space reasonably required to store the property.7 That is, if all the tenant's property
would fit in a storage space unit of 10 square feet, the landlord is not entitled to receive payment for the cost of renting 15 square feet.
However, before the tenant becomes legally obligated to pay those costs, the landlord must have followed certain steps. To properly
claims costs, the landlord must, within five days after receiving the tenant's written demand for return of the property, make a written
demand on the tenant to pay costs. The written demand must individually list all the costs which the landlord is asking the tenant to pay,
including both the amount of each charge and what each charge is for. The landlord may either give the demand for payment of costs to the
tenant in person, or may mail it to the tenant at the mailing address provided by the tenant.8
The tenant should pay the landlord the reasonable costs of removing and storing the property. Next, the landlord and tenant should talk to
each other and agree upon to a time for the tenant to claim the property. Both the landlord and the tenant must agree to a time that is no
more than 72 hours (three days) after the time when the tenant paid the landlord's costs.9
If no costs were paid, either because the landlord did not demand any costs or because the landlord did not properly demand costs, the
tenant and the landlord should agree to have the tenant claim the property within a reasonable time after the tenant's request letter was
received by the landlord. The law assumes that three days is a reasonable time in the absence of evidence to the contrary.10
Even in the best of circumstances, things can go wrong -- for instance a landlord who followed all the correct steps and released the
property to a tenant might later be contacted by a second tenant demanding return of the same property. In that case, if a landlord has
followed the law, the landlord cannot be held liable even if he or she gave the property to the wrong person. If a landlord has complied with
the law, then the law protects the landlord in this situation.
Furthermore, a landlord could receive two conflicting demands for the same personal property from former tenants who rented the same
unit. In this situation the landlord must give the property to the tenant who first properly requested return of the property.11 In such a case,
the law will not require the landlord to guess or to decide who is the true owner of the property.
A landlord who has improperly retained personal property after a tenant has properly followed the steps to request that the property be
returned can be required to pay the tenant actual damages up to the value of the property retained, and up to $250 as punitive damages
for each violation, as well as the tenant's attorney's fees and court costs if the tenant wins in court.12
SITUATION NO. 2: Where The Property Is Apparently Abandoned
To dispose of apparently abandoned property without risking liability for damages to the landlord, a landlord must follow the steps below. If
the tenant left the unit because of a court-ordered eviction, the timing of the steps is slightly different. This difference is discussed below in
the bold bracketed [ ] sections.
Steps to follow with abandoned property.
To dispose of personal possessions which apparently have been abandoned, the landlord should take the following steps:13
1. 1.a. Write a notice to the former tenant or tenants.14
[No notice is required for former tenants who were evicted under a writ of possession.15 A notice already is contained in the writ of
possession form which the sheriff is required to serve upon the evicted tenant or tenants.]
2. b. Write a notice to any other person whom the landlord believes may be the owner of some or all of the abandoned property.16
The notice17 must:
1. 1) Give enough information about the property so that the possible owner can identify it.
2. 2) Tell the tenant or other possible owner receiving the notice the place where the property may be claimed.
3. 3) Give the tenant or other possible owner a deadline after which time the property cannot be claimed.
[A tenant who is evicted under a writ of possession has 15 days after the landlord takes possession of the rental unit to pay
reasonable costs of storage and to take possession of items left in the rental unit.]18
4. 4) Tell the tenant or other possible owner what the landlord intends to do with any of the property which is not claimed by the
deadline.
5. 5) Tell the tenant or other possible owner whether reasonable costs of storage will be charged before the property is returned.
3. 2. Deliver the notices to the tenants and other possible owners of the property.
4. 3. Meet with the tenant and other possible owners when they come to claim the property.
5. 4. If by the deadline, the tenant or other person pays the landlord any properly demanded storage costs, the landlord must release the
property to the tenant or to any other person who the landlord reasonably believes to be its owner.19
6. 5. If the property is not released and if the landlord stated in his or her notice that he or she intended to sell the property at a public
sale, the landlord must release the property to the former tenant if, before the actual sale, the tenant claims it and pays the reasonable
costs of storage and of advertising the sale.20
7. 6. If, after the deadline, there is any property which was not claimed by the tenants or any other people notified, depending on the
circumstances, the landlord must do one of two things with the remaining property:21
1. If the landlord reasonably believes that the property is worth less than $300, he or she may keep it, give it away, sell it or destroy it.
2. If the property is reasonably believed to be worth $300 or more, the landlord should arrange to have it sold at a public bidding sale
after giving notice of the sale through publication. Both the landlord and the tenant have a right to bid on the property at the sale. After the
property is sold, the landlord may deduct the costs of storage, advertising the sale, and conducting the sale. The remaining money must
then be paid over to the county. The county can then give the money to the property owner if the owner claims the money at any time within
one year after the date when the county received the money.
What should the notice say?
Under California law, the notice must contain certain information.22 Sample notices (one to a former tenant and one to a person other than
a former tenant) are attached. A landlord may use this sample notice, but will have to fill in additional information, such as the description of
the property, the place where the property may be claimed, and a date by which the property must be claimed. These are the legal
requirements:
1. A description of the property.
The property should be described both in sufficient detail, and in a way which gives all possible owners enough information for them to
determine whether or not the property might be theirs. The legal limitations of liability provided to a landlord do not apply to property which
is not described in the notice. However, if the property includes a container (for example a trunk, or box) which is secured (that is locked,
fastened or tied, in a way which would keep anyone from easily getting into it), then the contents of the container need not be described in
the notice.23
2. A deadline for claiming property.
A date must be specified by which the potential owner must claim the property. The date given must be at least 15 days after the notice
was personally delivered or, if the notice was mailed, a date not less than 18 days after the notice was mailed.24
3. Charge for storage.
The property owner may be charged for the reasonable cost of storage of the property, and that the charges must be paid before the
property is released to the owner.
4. Where the property is located.
This should include both the address where the property was left and, if different, when the property may be claimed by the owner.
How should the notice be delivered?
The notice may be delivered to the tenant or other possible owner by either:
1. handing the notice to tenant or other possible owner -- that is, personally delivering the notice; or
2. mailing the notice by first class mail with postage prepaid to the tenant or other possible owner at her or his last know address.
In addition, if the landlord has reason to believe that the notice sent to the person's last know address will not be received by the person,
the landlord also must send the notice to any other address, if known, where it would be reasonable to expect the person to receive the
notice.
And, if the notice is sent by mail to the former tenant, one copy of the notice also must be mailed to the tenant at the address of the rental
unit that the tenant vacated.25
How should storage costs be charged?
If a former tenant claims the property, the landlord may charge the tenant the reasonable costs of storage for all personal property left at the
rental unit, but only to the extent that the tenant has not paid those costs to the landlord previously.26
But, if an owner other than the former tenant claims a portion of the property, the landlord may only require that person to pay the
reasonable costs of storage for the property that person claims.27
In any event, the landlord cannot charge more than one person for the same costs.28
If the landlord has stored the personal property at the rental unit, the cost of the storage must be the fair rental value of the space
reasonably required for such storage for the term of storage.29
What is the landlord's liability?
Once the landlord has given the proper notices, whether a landlord is liable to anyone for the property depends upon whether the property
was released to someone or whether the property was disposed of in another way.
Property was released:
If the property is released to the former tenant, then the landlord is not liable to any person for that property.30
If the property is released to someone other than a former tenant, and if the landlord reasonably believed that person to be the owner of the
property, the landlord is not liable for that property to:
1. any person to whom notice was given; or
2. any person to whom notice was not given unless such person proves that: (1) prior to releasing the property, the landlord believed or
reasonably should have believed that such person had an interest in the property; and, (2) that the landlord knew or should have known,
upon reasonable investigation, the address of such person.31
Property disposed of in another manner (not released):
If the landlord reasonably believes that the total resale value of all the property is less than $300, the landlord may dispose of the property
in any manner.32 However, if the landlord reasonably believes that the total resale value of all of the property is $300 or more, the property
must be sold at a public sale by competitive bidding.
If the property is disposed of in either of those ways, the landlord is not liable for the property to:
1. any person to whom notice was given; or
2. any person to whom notice was not given unless such person proves that: (1) prior to disposing of the property, the landlord believed
or reasonably should have believed that such person had an interest in the property; and, (2) that the landlord knew or should have known,
upon reasonable investigation, the address of such person.33
SITUATION NO. 3: Where The Property Apparently Is Lost
To dispose of apparently lost property (legal owner is unknown) without risking liability to the owner, a landlord must follow these steps:
If the value of the property is reasonably believed to be $100 or more,34 the landlord must:
1. Turn the property over to the police department of the city where the property was found. If the property was found outside of the city
limits, then the property should be turned over to the sheriff's department of the county were the property was found.
2. Fill out a written statement describing the property, explaining when and where the property was found, whether he or she knows who
owns the property, and that he or she has not withheld or disposed of any part of the property. The statement, which is known as an
"affidavit" or " declaration," must be signed under penalty of perjury.35 A blank form for the statement should be available at the police or
sheriff's office.
The law enforcement agency is then obligated to make reasonable attempts to find the property owner. If the property is not claimed by
the owner within 90 days, the property belongs to the landlord if its reported value is less than $250. However, if the reported value of the
property is $250 or more, the police or sheriff's department must publish a notice of the property once in a newspaper of general
circulation. If no one claims, and proves ownership of, the property within seven days after the published notice, and if the landlord pays the
cost of publishing the notice, the property belongs to the landlord.36
3. If the law enforcement agency refuses to accept the property, then to avoid being held liable for damages to the property, the landlord
should handle the property according to the same abandoned property procedure above which the police or sheriff would apply.
NOTICE: We attempt to make our legal guides accurate as of the date of publication, but they are only guidelines and not definitive
statements of the law. Questions about the law's application to particular cases should be directed to a specialist.
Prepared by:
Legal Services Unit
ENDNOTES
1. Civil Code section 1986.
2. Civil Code section 1980(d).
3. Civil Code section 1989, 1965(d). Code of Civil Procedure section 1174(e).
4. Civil Code sections 1981(d), 1965(e); Gruber v. Pacific States Sav. & Loan Co. (1939) 13 Cal.2d 144 [88 P.2d 137]; Love v. Keays
(1971) 6 Cal.3d 339 [98 Cal. Rptr. 881]; Gray v. Whitmore (1971) 17 Cal. App. 3d 1 [94 Cal. Rptr. 904].
5. Civil Code section 1965(a).
6. Civil Code section 1965(a)(1).
7. Civil Code section 1965(b).
8. Civil Code section 1965(a)(3).
9. Civil Code section 1965 (a)(4).
10. Civil Code section 1965(e)(1).
11. Civil Code section 1965(d).
12. Civil Code section 1965(e).
13. CCP §§ 715.030 & 1174(f).
14. Civil Code section 1983(a).
15. CCP §§ 715.030 & 1174(f).
16. Civil Code section 1983(a).
17. Civil Code section 1983(b).
18. CCP §§ 715.030 & 1174(f).
19. Civil Code section 1987(a).
20. Civil Code section 1987(b).
21. Civil Code section 1988.
22. Civil Code sections 1984 and 1985.
23. Civil Code section 1983(h).
24. Civil Code section 1983(b).
25. Civil Code section 1983(c).
26. Civil Code section 1990(a)(1).
27. Civil Code section 1990(a)(2).
28. Civil Code section 1990(b).
29. Civil Code section 1990(c).
30. Civil Code section 1989(a).
31. Civil Code section 1989(b).
32. Civil Code section 1989(b).
33. Civil Code section 1983(c).
34. Civil Code section 2080.1.
35. Civil Code section 2080.1.
36. Civil Code section 2080.3.
Form of Notice to Former Tenant
Notice of Right to Reclaim Abandoned Property
To:(Name of former tenant)
(Address of former tenant)
When you vacated the premises at
(Address of premises, including room or apartment number, if any)
the following personal property remained:
(Insert description of the personal property)
You may claim this property at
(Address where property may be claimed)
Unless you pay the reasonable cost of storage for all the above-described property, and take possession of the property which you claim,
not later than (insert date not less than 15 days after notice is personally delivered or, if mailed, not less than 18 days after notice is
deposited in the mail) this property may be disposed of pursuant to Civil Code section 1988. (Insert one of the statements below which
applies to the facts of your situation.)
(1) If you fail to reclaim the property, it will be sold at a public sale after notice of the sale has been given by publication. You have the right
to bid on the property at this sale. After the property is sold and the cost of storage, advertising, and sale is deducted, the remaining
money will be paid over to the county. You may claim the remaining money at any time within one year after the county receives the money.
Or
(2) Because this property is believed to be worth less than $300, it may be kept, sold, or destroyed without further notice if you fail to
reclaim it within the time indicated above.
Dated:
(Signature of landlord)
(Type or print name of landlord)
(Telephone number)
(Address)
Form of Notice to Person Other than Former Tenant
Notice of Right to Reclaim Abandoned Property
To:(name)
(address)
When (name of former tenant) vacated the premises at (address of premises, including room or apartment number, if any), the following
personal property remained:(insert description of the personal property).
If you own any of this property, you may claim it at
(address where property may be claimed). Unless you pay the reasonable cost of storage and take possession of the property to which
you are entitled not later than (insert date not less than 15 days after notice is personally delivered or, if mailed, not less than 18 days after
notice is deposited in the mail) this property may be disposed of pursuant to Civil Code section 1988.
Dated:
(Signature of landlord)
(Type or print name of landlord)
(Telephone number)
(Address)
LL in a box
It would be wonderful if there was such a thing as a LL in a box.
With a Laptop with a LL system installed per state LL/TT laws.
A locked file cabinet, a shredder, LL locks.
Accounting quick books program or your choice accounting program?
That will also do your taxes. postlets ad template. For rent sign.
A repair/rehab/ robot that is solar powered.
That can adapt in size so it doesn't need a ladder to do a re-roof or can go down the drain pipe to clear the blockage/fix the pipe leak.
......Dreaming....... LL dreamer.....
Friday, March 14, 2008
Wednesday, March 12, 2008
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