ADAAG specifically defines requirements for shopping center handicapped parking and signage, sidewalk size, building access and interior layout.
|
|
- Rosamond Shields
- 5 years ago
- Views:
Transcription
1 Avoiding ADA Compliance Drive-By Lawsuits Shopping center landlords are continually barraged with new and unexpected operating expenses. At every turn, another unforeseen cost emerges, further chipping away at the bottom line. For many landlords, ADA Compliance Drive By Lawsuits are one of these startling expenses. But this isn t your average nuisance, shaking a little more loose change out of landlords pockets. In fact, this growing trend has quickly become one of the most financially devastating issues to arise in the shopping center industry. The situation is total Catch 22. Spend the money to complete ADA Compliance upgrades, which may cost tens of thousands of dollars. Or risk being sued in an ADA Compliance Drive By Lawsuit and forced to pay damages and legal fees. It s no win situation that kills profits. ADA Compliance Law Overview Signed into federal law in 1990, the Americans with Disabilities Act (ADA) is a comprehensive civil rights law prohibiting discrimination against disabled. The law specifically defines accommodation businesses and institutions serving the public must provide for the disabled. For retail shopping centers, the most important aspect of ADA law is the establishment of minimum standards for building design and construction, known as 1991 ADA Standards for Accessible Design (ADAAG). ADAAG specifically defines requirements for shopping center handicapped parking and signage, sidewalk size, building access and interior layout. The law affects any business or institution providing goods and services to the public, known as a public accommodations, is subject to ADA Compliance laws. This includes: shopping malls or centers, stores, restaurants, bars, service establishments, theaters, hotels, recreational facilities, private museums, schools, doctors and dentists offices, in addition to commercial facilities such as factories, warehouses and office buildings. What Does an ADA Compliant Shopping Center Look Like? ADA Compliance legislation is a long and complex, consisting of several lengthy documents. As it pertains to retail shopping centers (specifically concerning Drive By Lawsuits ), however, the legislation can be divided in to four sections: Parking Signage Ramps Doors, and pared down to the:
2 Ten Most Common ADA Compliance failures resulting in lawsuits: I PARKING 1. Parking space and access aisle not level in all directions Parking spaces and access aisles are required to be level, with no more that a 2% slope in all directions to prevent a wheelchair from rolling away unexpectedly. 2. No access route from parking to building entrance Parking access aisles must be part of an accessible route to the building or facility entrance so that a person using a wheelchair, scooter or walker has a way of traveling from a parking space to the building entrance without being forced to use a potentially dangerous roadway or vehicular route. 3. No van accessible spaces provided in the parking lot One in every eight parking spaces must be able to accommodate a handicap accessible van, with the spaces a minimum of 96 (8 feet) wide. II Signage 4. International Symbol of Access (ISA) sign missing at building entrances International Symbol of Access International Symbol of Access must be displayed at every primary public entrance and every major junction on the accessible route, with a directional indicator pointing to said primary entrances. 5. Incomplete or missing disabled parking signs Warnings signs regarding unauthorized use of disabled parking spaces must be posted at each parking lot entrance and include the contact phone number to reclaim towed vehicles. III Ramps 6. Steep unprotected flares in curb ramp located across a circulation path A curb ramp located where pedestrians across that s not protected with handrails or guardrails, must have flared sides to prevent wheelchairs from tipping over. 7. Small ramp landing areas that change direction Ramps that change direction at landing area must be at least 60 by 60 to allow wheelchairs to turn on a level surface. 8. Handrails missing from access ramp Access ramp must include handrails both sides, at a height of 34 to 38 above the ramp and landing surface.
3 IV Doors 9. Door hardware requires grasping or twisting of the wrist to use Handles, pulls, latches, locks and other door operating devices must be formed in a shape that is easy to grasp with one hand. Lever operated, push type, and U shaped handles are acceptable designs, but must be mounted no higher than 48 above the floor. 10. Inadequate maneuvering clearance at doors Door area clearance (for non automatic or power assisted doors) must provide adequate space to maneuver a wheelchair, in addition to being level and clear of obstructions. What Are Drive-By Lawsuits? As the name implies, a Drive By Lawsuit is initiated by a plaintiff who simply drives by a shopping center, and surveys the site without ever actually getting out of their car. This approach indicates these plaintiffs are looking for the most obvious signs of ADA Compliance violations, such as improper parking lot configuration and incomplete or non existent handicap signage. In most cases a handicapped serial plaintiff (who is an attorney or in league with an attorney) conducts a series of drive by shopping center inspections and files lawsuits against ADA non compliant centers. Generally speaking serial plaintiffs are seeking a settlement to make a quick buck, and have little desire of actually following through with a trail, as this requires more time and effort and significantly delays the payoff The serial plaintiffs are anticipating the landlord or tenant (both parties can be named as defendants) will agree to settle for $4,000 (the minimum damages awarded in an ADA noncompliance lawsuit) to avoid being whacked with a higher judgment and incurring legal fees (for which the defendant is responsible to pay, and in some cases have been in excess of $100,000). How Can Drive-By Lawsuits be avoided? From a legal standpoint, as shopping center landlord, it s ultimately in your best interest to complete all ADA Compliance mandated upgrades, and bring your center up to current code. Otherwise, you re at risk of being sued in an ADA Compliance Drive by Lawsuit. Financially speaking, these upgrades can be a tall order when considering the potentially significant renovations costs. If you don t have the funds in your operating budget to complete all ADA Compliance upgrades (at one time), or prefer to spread out the costs over an extended period of time, you do have some options. Completing a few strategic upgrades can definitely lower your center s risk of being hit by a so called Drive By Lawsuit.
4 Non compliant Parking and Signage issues are the most frequent source of ADA Compliance Drive By Lawsuits. Therefore, addressing Parking and Signage is the best place to start your ADA Compliance upgrades here are few important tips: Properly striping your parking lot, and adding the 96 minimum designated handicap accessible van space Installing a R 100 tow away sign (officially sanctioned handicapped signage) conspicuously at each parking lot entrance, or immediately adjacent to and visible from each handicap accessible stall a minimum of 80 in width Installing a R 99C MOD Disabled van parking and R 99C disabled car parking sign (officially sanctioned handicapped signage) at the head of the designated van and car parking spaces, a minimum of 80 in width if post mounted, 60 in wall mounted Installing a designated no parking access aisle ramp leading to the centers sidewalk area. Here is some additional information on handicapped parking signage (link to signage diagram) and handicapped accessible parking lot layouts (link to parking lot layout). What Are the Costs Associated with Settling a Drive-By Lawsuit? $4,000 is the minimum for damages awarded in an ADA non compliance lawsuit. You also need to factor in legal costs, however, as the defendant is also responsible for all legal fees. If you agree to settle, generally speaking, there shouldn t be any additional legal costs perhaps you might incur a filling fee of some other administrative fee. Keep in mind, however, just because you settle one lawsuit doesn t mean you can t be sued again if you fail to make the necessary ADA Compliance upgrades. What Are the Costs Associated with Fighting a Drive-By Lawsuit in Court? If you are sued in a Drive By Lawsuit for ADA Compliance, refuse to settle, take the case to court and lose, you face a minimum of $4,000 in damages to the plaintiff for non compliance with federally mandated ADA laws. But the $4,000 in damages is not the BIG NUMBER in a Drive By Lawsuit case. You re also responsible to pay all legal fees. This includes court fee, the plaintiff s attorney s fees, and your own attorney s fees. Legal fees for this kind of lawsuit can amount to tens of thousands of dollars, even reaching six figures, depending on the circumstances involves. And here again, keep in mind that even if you go to court, regardless of whether you win or lose, you can be sued again if you fail to make mandated ADA Compliance upgrades. Average Costs Associates of ADA Compliance Mandated Upgrade
5 Making your shopping center ADA Compliant includes a rather long list of required upgrades. As mentioned above, however, serial plaintiffs are looking for several obvious noncompliance items (improper parking and signage being the chief culprits). Proactively completing these upgrades can definitely help your center avoid an ADA Compliance lawsuit. [The following information is not intended to represent concrete quotes for the ADA Compliance upgrade projects described herein. These figures are an averaging of bids received in the past. Construction prices vary by region and community, and each contractor calculates bids in a different fashion, often yielding wildly different bids for the same project.] Average ADA Compliance Parking and Signage Upgrade Costs: Officially sanctioned handicapped sign installation: approx. $500 ADA Compliant parking lot striping, including handicapped parking, van accessible parking and access path designation: a minimum of $1,000 Correcting or installing ADA Compliant parking lot slope and handicapped van aisle access: ranges from a minimum of $3,500 to many thousands of dollars, depending on your parking lots condition What, if Any Are the Exceptions to ADA Compliance? ADA Compliance is mandated by both federal and state law. Furthermore, neither federal nor state law holds the power override one another. Instead, the most strident law takes precedence. In short, there s very low probability of circumventing ADA Compliance. The only potential exception relates to ADA Compliance mandated upgrades that compromise a building structural integrity. For Example: If moving or removing a load barring a support column to accommodate a wider sidewalk or install an access ramp compromises a building structural integrity, theoretically the support column wins over the ADA Compliance upgrade. This type of exception, however, is still not cut and dry. To be granted an exception, the structural issue preventing the ADA Compliance upgrades needs to be verified with an inspection and documented in a written report, completed by an Architect/Engineer/Consultant who has completed California s Certified Access Specialist Program (CASp). The inspection process and report can cost thousands of dollars, often exceeding the cost of settling an ADA Compliance lawsuit. Additionally, to be considered valid for defense against future lawsuits, the report must be recorded with both the city and county. SB1608
6 Senate Bill 1608, which took effect in 2009, is intended to clarify and amend ADA Compliance laws in an effort to curb frivolous and opportunistic Drive By Lawsuits and protect the rights of small business owners. The priamry under SB1608 relates to the CASp report. Any business sued for ADA Compliance that obtains said report has the right to request a 90 day stay of the lawsuit and an Early Evaluation Conference (EEC). The lawsuit can be settled or dismissed in the EEC, saving the defendant thousands of dollars in legal fees. The Best Advice We Can Offer Regarding ADA Compliance All in all, it s not a question of whether you will get sued for ADA Compliance, it s really a question of when. Therefore, it s in your best interest to complete all federal and state ADA Compliance upgrades to your center as soon as possible. Bite the bullet and spend the cash now, or prepare to face bigger consequence down the line.
THIS CHECKLIST HAS BEEN AMENDED TO INCLUDE ONLY LEVEL ONE CRITERIA AS REQUESTED BY TIR REAL PROPERTY. As such it does not form a complete Checklist.
Nova Scotia Building Accessibility Checklist Note OTE THIS CHECKLIST HAS BEEN AMENDED TO INCLUDE ONLY LEVEL ONE CRITERIA AS REQUESTED BY TIR REAL PROPERTY. As such it does not form a complete Checklist.
More informationGeneral Information. Location Information. Location Use. Colorado VSPC/Drop-off/Drop-box Accessibility Survey Form. For SOS office use only
Colorado VSPC/Drop-off/Drop-box Accessibility Survey Form Complete all sections of the survey below if you are using the site as a full VSPC and/or a drop off site. If you are using the site as a Drop
More informationDEPARTMENT OF DEVELOPMENT SERVICES ACCESSIBILITY CHECK LIST FOR MULTI-FAMILY RESIDENTIAL BUILDINGS
DEPARTMENT OF DEVELOPMENT SERVICES ACCESSIBILITY CHECK LIST FOR MULTI-FAMILY RESIDENTIAL BUILDINGS City staff has compiled this partial checklist to assist developers with designing buildings in conformance
More information12/18/2017. Objective. Accessibility Code MN 1341 Frequent Questions and Key Criteria. Agenda. Code Documents
Objective Accessibility Code MN 1341 Frequent Questions and Key Criteria Highlight frequently asked Accessibility Code Questions Review the intent of the requirements Clarify the why behind the what of
More informationExisting Building Accessibility Quick Checklist (CBC 11B) Job Address Permit
Existing Building Accessibility Quick Checklist (CBC 11B) Job Address Permit DIVISON 5: GENERAL SITE AND BUILDING ELEMENTS ENTRY (Items 1.1 & 1.6) Y N Parking Spaces Path from street accessible throughout
More informationAPPLICATION OF SECTION 3.8 OF THE 2012 ONTARIO BUILDING CODE FOR: BARRIER-FREE AUDIT OF SENECA COLLEGE NEWNHAM CAMPUS TORONTO, ONTARIO
APPLICATION OF SECTION 3.8 OF THE 2012 ONTARIO BUILDING CODE FOR: BARRIER-FREE AUDIT OF SENECA COLLEGE NEWNHAM CAMPUS TORONTO, ONTARIO Prepared by: Rita Cherniavskaya & Elias Frechette Technical Consultants
More informationHANDICAPPED ACCESSIBILITY TOOLKIT
HANDICAPPED ACCESSIBILITY TOOLKIT By: Mike Ferguson, P.E. Director of Engineering Services As a PCNA provider, we discuss handicapped accessibility design and construction issues daily. Accessibility guidelines
More informationWORKSHEET FOR ACCESSIBILITY UPGRADE REQUIREMENTS FOR EXISTING NON-RESIDENTIAL BUILDINGS
Community Development and Sustainability Department 23 Russell Boulevard, Suite 2 Davis, California 95616 Phone: (530)757-5610 Fax: (530)757-5660 TDD: (530)757-5666 Website: http://community-development.cityofdavis.org/
More informationAccessible drinking fountain does not have a clear 30 wide floor space centered on the drinking fountain (centerline to the counter edge is 12 ).
ADA STANDARD: PARKS SERVICE CENTER GARAGE 4.15.5(1), Figs. 4(e) and 27(b) Accessible drinking fountain does not have a clear 30 wide floor space centered on the drinking fountain (centerline to the counter
More informationDuring the Civil Rights Era
LAWS PROHIBITING DISCRIMINATION BASED ON DISABILITY IN HOUSING Debra McGhee Director, Baltimore Center Fair Housing & Equal Opportunity U.S. Department of HUD During the Civil Rights Era Fair Housing Act
More information/7/2016. During the Civil Rights Era LAWS PROHIBITING DISCRIMINATION BASED ON DISABILITY IN HOUSING. Architectural Barriers Act of 1968
LAWS PROHIBITING DISCRIMINATION BASED ON DISABILITY IN HOUSING Debra McGhee Director, Baltimore Center Fair Housing & Equal Opportunity U.S. Department of HUD During the Civil Rights Era Fair Housing Act
More informationArlington County. Smart Choice Homes. Arlington County. Homes for all of us. Homes for a lifetime. Home
Arlington County Smart Choice Homes Home Arlington County Homes for all of us. Homes for a lifetime Why Smart Choice Homes? Smart design equals smart living. This booklet provides the building blocks to
More informationFIRE DEPARTMENT INFORMATION BULLETIN #007
SUBJECT: WEED ABATEMENT FIRE DEPARTMENT INFORMATION BULLETIN #007 Fire Department 955 Sonoma Ave Santa Rosa, CA 95404 (707) 543-3500 FAX (707) 543-3520 www.santarosafd.com Code References: Santa Rosa City
More informationADA/TAS Plan Review & Inspection Worksheet Texas Access
ADA/TAS Plan Review & Inspection Worksheet Texas Access www.texasaccess.com Client: Project No: Address: City/Town: State/ZIP: Project Type: PLAN REVIEW INSPECTION BY DATE Applicable to project scope Results:
More informationResidential Accessible, Type A, and Type B Dwelling Unit Requirements 2012 International Building Code and 2009 ICC/ANSI A117.1
Residential Accessible, Type A, and Type B Dwelling Unit Requirements 2012 International Building Code and 2009 ICC/ANSI A117.1 20 E Olive Street STE 208 PO Box 1230 Bozeman, MT 59771-1230 Phone: (406)
More informationMust websites accommodate blind users?
Beware pitfalls of cloud contracts Think it s just your business data being stored in the cloud these days? Think again. Some (or all) of the provisions of your contract with your cloud provider also may
More informationORANGE TOWNSHIP SIDEWALK CONSTRUCTION, REPAIR AND MAINTENANCE POLICY
RES. 09-214 ADOPT SIDEWALK CONSTRUCTION, REPAIR AND MAINTENANCE POLICY Agan moved the adoption of the following Resolution: WHEREAS, the Township has previously, by Res. 06-382, adopted a sidewalk, repair
More informationOntario s 2012 Building Code Barrier-Free Design Amendments Ontario Regulation 332/12 Amended by O. Regs. 368/13 and 191/14
Ontario s 2012 Building Code Barrier-Free Design Amendments Ontario Regulation 332/12 Amended by O. Regs. 368/13 and 191/14 Notice: This E Learning module is intended for general information purposes only.
More informationBEFORE THE PUBLIC SPACE COMMITTEE OF THE DISTRICT OF COLUMBIA. Application of PN Hoffman, Inc. May 18, 2016 CONCEPT REVIEW 1800 COLUMBIA ROAD NW
BEFORE THE PUBLIC SPACE COMMITTEE OF THE DISTRICT OF COLUMBIA Application of PN Hoffman, Inc. May 18, 2016 I. Introduction CONCEPT REVIEW 1800 COLUMBIA ROAD NW STATEMENT OF THE APPLICANT This is the application
More informationEviction. Court approval required
Eviction An eviction is a lawsuit filed by a landlord to remove persons and belongings from the landlord's property. In Texas law, these are also referred to as "forcible entry and detainer" or "forcible
More informationFREQUENTLY ASKED QUESTIONS MISSOURI EVICTION TRIALS
MISSOURI OFFICE 3740 BROADWAY, 2ND FLOOR KANSAS CITY, MISSOURI 64111 PH: (816) 931-2207 FX: (816) 931-2247 KANSAS OFFICE 4800 RAINBOW BLVD., SUITE 200 WESTWOOD, KANSAS 66205 PH: (913) 262-2207 FX: (913)
More informationA NEW PROPERTY WITH FAIR HOUSING ACT ACCESSIBILITY VIOLATIONS WHAT?!?
A NEW PROPERTY WITH FAIR HOUSING ACT ACCESSIBILITY VIOLATIONS WHAT?!? By: Mike Ferguson, P.E. Director of Engineering Services at D3G Common Concerns/Questions This property was built in 2006, plans were
More informationRENTERS GUIDE TO EVICTION COURT
RENTERS GUIDE TO EVICTION COURT This booklet briefly describes the eviction process for Chicago renters who are in eviction court at the Daley Center, 50 W. Washington Street, Chicago, IL Subsidized Housing
More informationRegulation Outline. Under section 59 of the Community Planning Act, the Lieutenant-Governor in Council makes the following Regulation:
1 Regulation Outline Citation....1 Definitions....2 Act Loi Code Code tourist establishment établissement touristique tourist home maison pour touristes Approval of building code....3 Interpretation....4
More informationSchedule C Barrier-Free Design
1 Schedule C Barrier-Free Design As amended by Article 3.1.1.5. of these regulations Section 3.8 Barrier- Free Design of the Code is replaced with the following: Section 3.8 Barrier-Free Design 3.8.1.
More informationSection 3: Primary Function, Employee Work Areas, & Kitchens
Section 3: Primary Function, Employee Work Areas, & Kitchens TEXAS ACCESSIBILITY ACADEMY Architectural Barriers Program 106.5.45 Primary Function A major activity for which the facility is intended Examples:
More informationTHE DISTRICT OF COLUMBIA LOTTERY AND CHARITABLE GAMES CONTROL BOARD NOTICE OF FINAL RULEMAKING
THE DISTRICT OF COLUMBIA LOTTERY AND CHARITABLE GAMES CONTROL BOARD NOTICE OF FINAL RULEMAKING The Executive Director of the District of Columbia Lottery and Charitable Games Control Board, pursuant to
More informationPLANNING & BUILDING REGULATIONS
SCANDIA-HUS FACT SHEET NO. 10 PLANNING & BUILDING REGULATIONS DATE: 1 ST JANUARY 2018 ISSUE NO: 4 THE PLANNING SYSTEM Scandia-Hus will, as part of the service, handle all aspects of design, planning and
More informationThe Design and Construction Requirements of the Fair Housing Act: Technical Overview
The Design and Construction Requirements of the Fair Housing Act: Technical Overview (888) 341-7781 (V/TTY) - Technical Guidance www.fairhousingfirst.org 2005-2006 Designed and Developed by: The BearingPoint
More informationSummary of BRE Regulations Regarding Team Names and Fictitious Business Names
Summary of BRE Regulations Regarding Team Names and Fictitious Business Names The BRE has issued a clarification recently of its team name and fictitious business name regulations. A salesperson can use
More informationStrategies for Compliant Sites & Accessible Routes
Strategies for Compliant Sites & Accessible Routes 1 Upcoming Webinars Accessible Public & Common Use Areas October 25, 2017, 12:30-2:00pm CDT Module 8 / Requirement 2 Dwelling Unit Requirements November
More informationVERANDA ROAD HOUSING PROJECT ADA / UFAS SITE COMPLIANCE STUDY
(AHA) ADA / UFAS SITE COMPLIANCE STUDY VERANDA ROAD NE 87111 PROJECT LOCATION ZONE LOCATION MAP G-20-Z O W N E R 1840 UNIVERSITY BLVD. SE ALBUQUERQUE, NM 87106 TEL: 505.764.3925 E N G I N E E R PROJECT
More informationCHAPTER 620. [History: Repealed and Recreated by Ord ]
CHAPTER 620 REGULATING INSTALLATION AND MAINTENANCE OF SIDEWALKS AND DRIVEWAY OPENINGS ONTO PUBLIC STREETS AND STANDARDIZING SPECIFICATIONS FOR CONCRETE SIDEWALKS, DRIVEWAY OPENINGS AND CURB AND GUTTER
More information2014 OSSC CHAPTER 10 - MEANS OF EGRESS TABLE OF CONTENTS
2014 OSSC CHAPTER 10 - MEANS OF EGRESS TABLE OF CONTENTS Section 1001 ADMINISTRATIVE 1001.1 General 1001.2 Alterations to existing means of egress 1001.3 Maintenance 1001.4 Fire safety and evacuation plans
More informationPLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: November 17, 2016
PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: November 17, 2016 DEVELOPMENT NAME SUBDIVISION NAME LOCATION Autonation Ford of Mobile Autonation Ford of Mobile Subdivision 901, 909, and 925
More informationThe New NYC Building Code Chapter 11 Accessibility. New York City Department of Buildings. Technical Affairs. Keith Wen, R.A. Copyright Materials
The New NYC Building Code Chapter 11 Accessibility New York City Department of Buildings Technical Affairs Keith Wen, R.A. Copyright Materials This presentation is protected by US and International Copyright
More informationUnderstanding Accessibility Features to Meet Housing Needs
Understanding Accessibility Features to Meet Housing Needs For more information about the K-W VisitAble Housing initiative: www.waterlooregion.org/visitable spckw@waterlooregion.org 519-579-1096 X *3006
More informationProfessional Agents Liability Network (PLAN)is a Registered Provider with The American Institute of Architects Continuing Education Systems
Professional Agents Liability Network (PLAN)is a Registered Provider with The American Institute of Architects Continuing Education Systems (AIA/CES). Credit(s) earned on completion of this program will
More informationKeys Energy Services Relocation of Electrical Facilities Frequently Asked Questions
Keys Energy Services Relocation of Electrical Facilities Frequently Asked Questions BACKGROUND As a result of two active hurricane seasons (2004 and 2005), the Florida Public Service Commission (FPSC)
More informationFREQUENTLY ASKED QUESTIONS KANSAS EVICTION TRIALS
MISSOURI OFFICE 3740 BROADWAY, 2ND FLOOR KANSAS CITY, MISSOURI 64111 PH: (816) 931-2207 FX: (816) 931-2247 KANSAS OFFICE 4800 RAINBOW BLVD., SUITE 200 WESTWOOD, KANSAS 66205 PH: (913) 262-2207 FX: (913)
More informationRenting vs. Buying: When Should You Rent? When Should You Buy?
Renting vs. Buying: When Should You Rent? When Should You Buy? Interest rates remain at historic lows, so I should definitely focus on buying a home when I move to a new town, right? Well, there s more
More informationTemporary Sign By-law
THE CORPORATION OF THE TOWN OF WHITBY Temporary Sign By-law Being a By-law to regulate temporary signs and other temporary advertising devices By-law #5696-05 Consolidated Version As Amended by By-laws:
More informationCodes Checklist Document 3
Ohio University Interior Architecture Codes Check p1 of 7 atthew Ziff,.Arch, Associate Professor Codes Checklist Document 3 General Construction Code Requirements Construction type of Building (Table 601)
More informationResponsibilities of the Grant Recipient LAND AND WATER CONSERVATION FUND PROGRAM
Responsibilities of the Grant Recipient LAND AND WATER CONSERVATION FUND PROGRAM STATE OF NEW HAMPSHIRE Department of Resources and Economic Development DIVISION of PARKS and RECREATION State of New Hampshire
More informationADDRESSES MUST BE CORRECT
An Unlawful Detainer actions is a Special Summary Proceeding, lawsuit that entitles the landlord to statutory priority over other civil cases. Your action still falls in this class as long as procession
More informationWebinar Call-In Number Code: Common Mistakes to Avoid in Accessibility From Fair Housing to the Texas Accessibility Standards
Webinar Call-In Number 877-347-4079 Code: 11162017 Common Mistakes to Avoid in Accessibility From Fair Housing to the Texas Accessibility Standards Copyright Materials This presentation is protected by
More informationAccessibility in Alberta
Accessibility in Alberta Safety Codes Council #SCCon17 Samantha Proulx, C.E.T. Accessibility Specialist, and Building Code Consultant Copyright Materials This presentation is protected by Canadian and
More informationMisconceptions about Across-the-Fence Methodology
Misconceptions about Across-the-Fence Methodology BY JOHN SCHMICK Across-the-fence methodology (ATF) is an appraisal tool frequently used in valuation assignments where the subject is part of railroad
More informationHOW TO FILE AN ANSWER TO AN EVICTION LAWSUIT (UNLAWFUL DETAINER )
HOW TO FILE AN ANSWER TO AN EVICTION LAWSUIT (UNLAWFUL DETAINER ) A lawsuit to evict a tenant is called an unlawful detainer. The one who is bringing the lawsuit is called the plaintiff. The one who is
More informationDESIGN PUBLIC HEARING FEBRUARY 28, 2018 KENNEDY MIDDLE SCHOOL, AUDITORIUM SPRINGFIELD, MASSACHUSETTS 6:30 PM FOR THE PROPOSED
DESIGN PUBLIC HEARING FEBRUARY 28, 2018 AT KENNEDY MIDDLE SCHOOL, AUDITORIUM SPRINGFIELD, MASSACHUSETTS 6:30 PM FOR THE PROPOSED BAY STREET AND BERKSHIRE AVENUE INTERSECTION IMPROVEMENTS PROJECT NO. 608411
More information2018 CSBC / 2018 CSFSC Part III. Chapter #10. Means of Egress. Table of Contents. Based on the 2015 IBC and the 2015 IFC.
2018 CSBC / 2018 CSFSC Part III. Chapter #10. Means of Egress. Table of Contents. Based on the 2015 IBC and the 2015 IFC. October 23, 2018 Section 1001. Administration. See Section 107.2.3 for Egress Drawing
More informationTo make money in short-sale foreclosures you must
C H A P T E R1 Make Money in Short-Sale Foreclosures To make money in short-sale foreclosures you must first understand foreclosures. Two strategies to make money in foreclosures are quick cash and long-term
More informationSuperior Court, County of Nevada Public Law Center EVICTIONS (UNLAWFUL DETAINER) Landlord Information
Superior Court, County of Nevada Public Law Center EVICTIONS (UNLAWFUL DETAINER) Landlord Information DON T WORRY! This packet looks bigger than it really is. Half of it is forms. Please don t be afraid
More informationPLANNED UNIT DEVELOPMENT STAFF REPORT Date: October 19, 2017
PLANNED UNIT DEVELOPMENT STAFF REPORT Date: October 19, 2017 DEVELOPMENT NAME LOCATION Custom Boat Storage 3975 Demetropolis Road (East side of Demetropolis Road, 0.2± miles South of Halls Mill Road.)
More informationCity of Cedar Hill Gated Community, Private Street Development Guide
City of Cedar Hill Gated Community, Private Street Development Guide Definitions: Private Street - A private vehicular access way shared by and serving two or more lots, which is not dedicated to the public
More informationSell Your House in DAYS Instead of Months
Sell Your House in DAYS Instead of Months No Agents No Fees No Commissions No Hassle Learn the secret of selling your house in days instead of months If you re trying to sell your house, you may not have
More informationLower risks for better outcomes. 7 Practical Risk Management Tips For Real Estate Professionals
Lower risks for better outcomes 7 Practical Risk Management Tips For Real Estate Professionals Contents 2 Follow your Client s instructions 3 Keep adequate records 3 Do not perform work that you are not
More information2700 J STREET SACRAMENTO SACRAMENTO MIDTOWN BUILDING FOR LEASE OR SALE
MIDTOWN BUILDING FOR LEASE OR SALE BUILDING HIGHLIGHT For lease or sale ±14,728 SF - Ground Floor: ±4,800 SF - Second Floor: ±2,607 SF - Third Floor: ±5,775 SF - Basement Storage: ±1,546 SF Ground floor
More information[Hodges v. Sasil Corp., 189 N.J. 210, 221 (2007).]
By: NON-PAYMENT OF RENT LANDLORD-TENANT PRACTICE TIPS Alexander G. Fisher, Esq. Mauro, Savo, Camerino, Grant & Schalk, P.A. Michael P. O Grodnick, Esq. Mauro, Savo, Camerino, Grant & Schalk, P.A. 1. An
More informationRentersʼ Guide to Eviction Court
Rentersʼ Guide to Eviction Court This booklet briefly describes the eviction process for Chicago renters who are in eviction court at the Daley Center 50 W. Washington St. Subsidized Housing and Housing
More informationUnderstanding Accessibility Features to Meet Housing Needs
Understanding Accessibility Features to Meet Housing Needs For more information about the K-W VisitAble Housing initiative: www.waterlooregion.org/visitable trudy@waterlooregion.org 519-579-1096 X *3006
More informationCertificate of Occupancy Application Guidelines
CITY of ST. CLAIR SHORES 27600 Jefferson St. Clair Shores, MI 48081 (586) 447-3340 (586) 445-4098 (fax) www.scsmi.net Certificate of Occupancy Application Guidelines DOCUMENTS REQUIRED PRIOR TO OCCUPANCY
More informationFROM THE DESK OF THE DIRECTOR OF MAINTENANCE JOSH ZUPFER
FROM THE DESK OF THE DIRECTOR OF MAINTENANCE JOSH ZUPFER 6101 Baker Road, Suite 200 Minnetonka, MN 55345 O 952.470.8888 F 763.545.1455 jzupfer@renterswarehouse.com www.renterswarehouse.com Dear Home Owner,
More informationSTAIRWAY FALL INCIDENT REPORT
FILED: NEW YORK COUNTY CLERK 04/25/2016 05:18 PM INDEX NO. 153594/2015 NYSCEF DOC. NO. 29 RECEIVED NYSCEF: 04/25/2016 STAIRWAY FALL INCIDENT REPORT Page 1 Location: 580 5 th Avenue New York, NY 10036 1
More informationCity of Fort Worth Code Compliance Department
City of Fort Worth Code Compliance Department Safety in the home is everyone s responsibility ~ Compliance through cooperation ~ Table of Contents General Guidelines...1 Utilities...1-2 Locking A Tenant
More informationImportant Information for the Executors of Your Will
Important Information for the Executors of Your Will Important Information for Executors and Families Most wills prepared contain a clause permitting the executor(s) to arrange estate administration liability
More informationPLANNED UNIT DEVELOPMENT (East), PLANNED UNIT DEVELOPMENT (West) STAFF REPORT Date: September 18, 2014
PLANNED UNIT DEVELOPMENT (East), PLANNED UNIT DEVELOPMENT (West) STAFF REPORT Date: September 18, 2014 DEVELOPMENT NAME LOCATION McGowin Park, LLC PLANNED UNIT DEVELOPMENT (East) 1401 Satchel Paige Drive
More informationHow to use home valuations to connect with prospects and build your business
How to use home valuations to connect with prospects and build your business Using Homes.com Home Values to make connections and build business By Charles Warnock, Homes Media Solutions In recent years,
More informationEVICTIONS including Lockouts and Utility Shutoffs
EVICTIONS including Lockouts and Utility Shutoffs Every tenant has the legal right to remain in their rental housing unless and until the landlord follows the legal process for eviction. Generally speaking,
More informationIssues to Consider in Rights of First Refusal
Issues to Consider in Rights of First Refusal Written By Clint D. Routson (cdr@wardandsmith.com) October 16, 2017 People often talk about giving or getting a Right of First Refusal ("ROFR") in real estate
More informationSUBJECT: Status Report on Executive Order : DATE: June 27, 2017 Improving Safety of Non-Permitted Spaces While Avoiding Displacement INFORMATION
DISTRIBUTION DATE: June 27, 2017 MEMORANDUM TO: HONORABLE MAYOR & CITY COUNCIL FROM: SABRINA LANDRETH SUBJECT: Status Report on Executive Order 2017-1: DATE: June 27, 2017 Improving Safety of Non-Permitted
More informationALI-ABA Course of Study Modern Real Estate Transactions. July 25-28, 2007 San Francisco, California. Big Box Leasing - Questions and Answers
1971 ALI-ABA Course of Study Modern Real Estate Transactions July 25-28, 2007 San Francisco, California Big Box Leasing - Questions and Answers By Richard R. Goldberg Ballard Spahr Andrews & Ingersoll,
More information11A Accessibility Standards Frequently Asked Questions for Residential Projects
11A Accessibility Standards Frequently Asked Questions for Residential Projects Faruk Sezer, PE, CASp-659 Revised 02.05.2019 1 Preface This document is intended to provide information and technical guidance
More informationThe Investor s Guide For Success With Commercial Property
The Investor s Guide For Success With Commercial Property The 3 Fears When Investing in Commercial Property 5 Dreaded Mistakes to Avoid with Commercial Property 3 Common Misconceptions Causing You to Miss
More informationQuestions and Answers on: R E A L E S T A T E C L O S I N G S
Questions and Answers on: R E A L E S T A T E C L O S I N G S In the typical residential real estate sales transaction, a buyer offers to purchase property from a seller. After negotiating the price and
More informationThank you for giving me the opportunity to discuss the future sale of your home!
Thank you for giving me the opportunity to discuss the future sale of your home! Enclosed is my exclusive Pre-Listing Package. I am confident you will feel that the programs I outline for you will provide
More informationBuilding and Housing. Te Tari Kaupapa Whare
Department of Building and Housing Te Tari Kaupapa Whare Building Controls Frequently Asked Questions for IQPs (Independent Qualified Persons) Building Act 2004 1 Introduction Life of this document This
More informationRe: 101 and 105 Champagne: Building 2 Parking Requirements Study
November 13, 2015 EMAIL: mpham@ashcroft-homes.com OUR REF: 602838 02000 Ashcroft Homes 18 Antares Drive Ottawa, Ontario Canada, K2E 1A5 Attention: May Pham, M.U.P Development Planner Dear May: Re: 101
More informationHow to handle the eviction process GUIDE. Protecting the things that matter most
How to handle the eviction process GUIDE Protecting the things that matter most How to handle the eviction process Evicting tenants is often a fraught process for landlords, but the costs can be especially
More informationLEGAL MEMORANDUM State of California, Department of Parks and Recreation
LEGAL MEMORANDUM State of California, Department of Parks and Recreation The Director has asked the Legal Office to analyze the potential liabilities if units of the State Park System close, partially
More informationReport to the Plan Commission August 20, 2012
Report to the Plan Commission Legistar I.D. #27376 5692-5696 Monona Drive Conditional Use Requested Action: Approval of a conditional use for an outdoor eating area for a restaurant and an accessory parking
More informationThis Appendix was written to be read in its entirety and has been broken down into the following sections:
APPENDIX B ENCUMBRANCE ACCOUNTING This Appendix was written to be read in its entirety and has been broken down into the following sections: 1. Why Encumber? 2. How Does Encumbrance Accounting Work? 3.
More informationGot too Much Space? Sublease it.
Got too Much Space? Sublease it. Vincent Bajardi, CCIM Senior Advisor (314) 719-2069 vbajardi@gundakercommercial.com For those of us who have been in the real estate business during challenging economic
More informationBEFORE THE LAND USE HEARINGS OFFICER OF CLACKAMAS COUNTY, OREGON
BEFORE THE LAND USE HEARINGS OFFICER OF CLACKAMAS COUNTY, OREGON Regarding an Application for a Conditional Use ) Case File No. Permit to Establish a New Headquarters and ) Demonstration Center. ) (Soils
More informationShort Title: Performance Guarantees/Subdivision Streets. (Public) April 28, 2016
GENERAL ASSEMBLY OF NORTH CAROLINA SESSION S SENATE BILL Transportation Committee Substitute Adopted // House Committee Substitute Favorable // Fourth Edition Engrossed // Short Title: Performance Guarantees/Subdivision
More informationAccelerated ROW Process for Sidewalks FAQ s
Accelerated ROW Process for Sidewalks FAQ s General FAQs... 3 1. What is the Accelerated ROW Process for Sidewalks?... 3 2. When is the Process Available?... 3 3. Can the accelerated right-of-way process
More informationShort Title 1. This Bylaw may be cited as Bylaw N-300, the Nuisance Bylaw.
HALIFAX REGIONAL MUNICIPALITY BYLAW N-300 RESPECTING NUISANCES The Council of the Halifax Regional Municipality under the authority vested in it by Section 172(1)(a), (b), (c) and (d) and Section 174(f)
More informationACCESSIBILITY (DESIGN AND CONSTRUCTION) REQUIREMENTS FOR COVERED MULTIFAMILY DWELLINGS UNDER THE FAIR HOUSING ACT
U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT OFFICE OF FAIR HOUSING AND EQUAL OPPORTUNITY U.S. DEPARTMENT OF JUSTICE CIVIL RIGHTS DIVISION Washington, D.C. April 30, 2013 JOINT STATEMENT OF THE DEPARTMENT
More informationTechnical Requirements North Site
. Technical Requirements Technical Requirements North Site Parking Summary parking spaces market social Non-family Family Visitor Area (m ) 6,76. m Units 5 5 Required (Min) Permitted (Max) n/a n/a n/a
More informationWRIGHT TOWNSHIP Ottawa County 1565 Jackson Street, P.O. Box 255, Marne, Michigan 49435
WRIGHT TOWNSHIP Ottawa County 1565 Jackson Street, P.O. Box 255, Marne, Michigan 49435 SPECIAL USE PERMIT APPLICATION _ Instructions For an application to be considered complete, ALL information must be
More informationHow smart access control will improve rental and landlord security
How smart access control will improve rental and landlord security Published on 29 Mar 2018 Until recently, the convenience and security of smart electronic locks have been exclusively enjoyed by owners
More informationHome Buyer s Guide. Everything you need to know before buying a home
Home Buyer s Guide Everything you need to know before buying a home A real estate transaction is one of the biggest financial transactions most people will do in a lifetime. Understanding the buying process
More informationHow to Answer Your Eviction Case
How to Answer Your Eviction Case Legal Services of Greater Miami, Inc. Tenants Rights Project Renters Education and Advocacy Legal Lines (REAL) https://sites.google.com/site/reallsgmi www.lsgmi.org WHAT
More informationAgenda Item No.: G.1 Date: August 11, 2009
Agenda Item No.: G.1 Date: August 11, 2009 CASE NUMBER: PHG 09-0015 APPLICANT: LOCATION: TYPE OF PROJECT: PROJECT DESCRIPTION: Humberto Martinez On the eastern side of Orange Street, western side of Escondido
More informationCommonly Asked Questions by Kansas Tenants and Landlords
Commonly Asked Questions by Kansas Tenants and Landlords Call Housing and Credit Counseling, Inc. (HCCI), Topeka to find out about your rights and responsibilities in a rental situation 785-234-0217 or
More informationOwner Success Packet
Owner Success Packet Property Management You Can Trust Real Property Management Alamo offers San Antonio Metro rental property owners industry-leading management services priced to fit any budget. www.rpmalamo.com
More informationSudler Annex 092/3725 Various Accessibility Improvements 04/2012 Included accessible ramp to entrance and accessible restroom.
KU TRANSITION PLAN 1 ACADEMIC ACCESSIBILITY PROJECTS 2 June 29, 2017 LOCATION PROJ # PROJECT TOPIC / NAME COMPLETION COMMENTS 2012 Strong Hall Fire Alarm Strobe Upgrades 12/2012 Strong Hall Add Handrails
More informationTschetter Hamrick Sulzer SECURITY DEPOSITS 101 INTERESTING QUESTIONS
Tschetter Hamrick Sulzer ATTORNEYS & COUNSELORS AT LAW Volume 13 Issue 8 AUGUST 2012 Landlord News 3600 South Yosemite Street Suite 828, Denver, Colorado 80237 thsnews@thslawfirm.com www.thslawfirm.com
More informationZONING AMENDMENT, PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: August 8, 2013
ZONING AMENDMENT, PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: August 8, 2013 NAME SUBDIVISION NAME PV-Magnolia, LLC Twelve Trees Subdivision LOCATION 2860, 2862 and 2866 Pleasant Valley Road
More informationTownship of Denville Affordable Housing Update Facts & Frequently-Asked Questions
Township of Denville Affordable Housing Update Facts & Frequently-Asked Questions Q: Why are the courts in control of determining Denville s Affordable Housing Obligation? A: COAH (Council on Affordable
More information