Pennsylvania s Abandoned and Blighted Property Conservatorship Act. Implementation and Best Practices Manual

Size: px
Start display at page:

Download "Pennsylvania s Abandoned and Blighted Property Conservatorship Act. Implementation and Best Practices Manual"

Transcription

1 Pennsylvania s Abandned and Blighted Prperty Cnservatrship Act Implementatin and Best Practices Manual By Jhn Lyns, Esquire, Fels Fund Intern Judy F. Berkman, Esquire, Managing Attrney Reginal Husing Legal Services 2 Suth Eastn Rad Glenside, PA (215) December, 2009 Disclaimer: This manual nly prvides general guidance. Please cnsult an attrney fr legal advice.

2 I. Intrductin The new PA Cnservatrship Law is a ptentially expeditius way fr nn-prfits t eliminate a spt f blight in a key lcatin withut acquiring the parcel via cndemnatin. It is als a tl fr municipalities, and wners f neighbring residential and cmmercial prperties, t remediate blight at an adjacent prperty. The gal f Reginal Husing legal Services during the summer f 2009 was t wrk n implementatin f the cnservatrship law by drafting a Prject Manual. Our gal was exceeded, since the results f ur wrk include a new General Curt Regulatin issued by the First Judicial District, tgether with sample pleadings that the Curt has psted nline fr use f cnservatrship petitiners in Philadelphia Cunty. RHLS hpes this Prject Manual will be a useful tlkit t: evaluate a prperty as a candidate fr cnservatrship, gather all pertinent facts and dcuments, and enable legal cunsel t prepare a cnservatrship petitin fr e-filing. There is a great deal f excitement abut being able t use this new law t address lng blighted prperties. But the prcess is cmplex and nt suitable fr many blighted prperties. Befre reading the Prject Manual in detail, here is a quick check list f first steps t cnsider as yu decide whether r nt t file fr a cnservatrship r agree t serve as a cnservatr: Budget fr csts Title Reprt, Curt Filing Fees, Service f Prcess, Design and Cnstructin Prfessinals Order a full title reprt t verify recrd wner, and ascertain extent f liens and judgments Eliminate any ther methds f eliminating the blight, e.g. private acquisitin, untangle title prblems, cndemnatin, tax sale, cde enfrcement Gather evidence n the physical cnditin f the prperty Make sure the petitiner is an eligible interested party Cnsult develpment experts t draft the preliminary plan Review the First Judicial District s General Curt Regulatin and sample pleadings, since the lcal curt rules supersede the statute in sme key respects Assemble a legal team (a litigatr and a real estate lawyer) Determine the scpe f wrk required and seek financing Weigh the risks if the csts and fees cannt be recvered, if required rehab is t expensive, if the wner cmes back, if title can be cleared t sell the prperty A. Pennsylvania s Cnservatrship Act The legislative purpse f Pennsylvania s new Abandned and Blighted Prperty Cnservatrship Act, which tk effect n February 1, 2009, is t [p]rvid[e] a mechanism t transfrm abandned and blighted buildings int prductive reuse [which] is an pprtunity fr cmmunities t mdernize, revitalize grw, and t imprve the quality f life fr neighbrs wh are already there. 1 The statute uses plice pwer language t justify the creatin f a new mechanism t cmbat blight by prviding further that [i]f the wner f a residential, cmmercial r industrial building fails t maintain the prperty in accrdance with applicable municipal cdes r standards f public welfare r safety, it is in the best interest f the Cmmnwealth, the municipality and the cmmunity fr the curt,... t appint a cnservatr t make the necessary imprvements befre the building deterirates further (5) (6) 2

3 Cnservatrship under Curt supervisin is likely t becme an imprtant tl t eliminate blight. The law is cmprehensive, as it can be used t revitalize a prperty in a residential neighbrhd, cmmercial crridrs and industrial prperties. Entering the prcess is flexible, since many different interested parties, including nn-prfits and adjacent hmewners and businesses, can petitin the Curt t establish a Cnservatrship. Petitiners with develpment capacity may seek t be appinted as Cnservatr, and thers may recmmend a neighbrhd nn-prfit Cmmunity Develpment Crpratin r a fr-prfit develper. It is imprtant fr thse cnsidering Cnservatrship t recgnize that it is nly ne tl that is available t remve blight frm neighbrhds and that mre traditinal tls fr returning prperties t prductive use (including cndemnatin, tax sales, and cde enfrcement actins) may be mre apprpriate in sme circumstances. B. Histry f Cnservatrship Cnservatrship initially develped in the 1960 s t cmbat landlrds wh neglected their prperties. The prcess is knwn by a variety f terms depending n the jurisdictin, with Receivership and Cnservatrship being the mst cmmn. The prcess typically allws tenants in a multi-family apartment building t petitin a Curt t appint a Cnservatr, wh cllects rents and arranges fr the cde vilatins t be remediated. After a rcky start, including a cnstitutinal challenge in New Yrk, Cnservatrship has becme an effective tl fr tenants t ensure that landlrds keep their prperties safe and habitable. [Nte: Pennsylvania s law des nt apply t vacant lts r t legally ccupied prperties.] Since the 1990 s, an increasing number f jurisdictins have recgnized that Cnservatrship culd als be effectively used against absentee prperty wners wh allw their prperties t becme blighted. In states like Massachusetts and Ohi, and in cities like Baltimre and Chicag, Cnservatrship has been as an especially effective tl in situatins where an abandned prperty has been resistant t traditinal cde enfrcement tls. Since Cnservatrship is an in rem actin, it prvides a Cnservatr with the authrity t abate the blight, under curt supervisin, withut requiring the cnsent f the wner. The experience f the ther jurisdictins has infrmed the recmmendatins in this Manual. All jurisdictins require ntice t wners and lienhlders f prperty that is being cnsidered fr cnservatrship and reprt that the ntice results in the absentee wner agreeing t take actin. Usually, any abatement by the wner is under Curt supervisin, which avids the all t cmmn prblem f an absentee wner ding piecemeal repairs as rdered by cde enfrcement fficials. In the mre likely scenari where an wner r senir lienhlder des nt respnd r is unwilling t perfrm repairs, the Curt can appint a Cnservatr, wh develps a plan t abate the blight. Regardless f whether an wner r the Cnservatr abates the blight, the cmmunity benefits when the prperty is returned t prductive use. C. This Manual The purpse f this manual is t assist a ptential petitiner understand the Cnservatrship prcess, identify a suitable prperty, help the Cnservatr take the prperty thrugh the Cnservatrship prcess, and result in a successful ut-sale f the prperty. This manual, in cnjunctin with the General Curt Regulatin issued On Octber 2, 2009 by the Curt f Cmmn Pleas f Philadelphia Cunty in the First Judicial District f Pennsylvania ( GCR ) gverning Cnservatrship actins in Philadelphia, tgether with sample Cnservatrship frms and petitins psted n the First Judicial District s website will allw a prspective petitiner and an appinted Cnservatr t better understand the prcess. This manual starts by describing the steps that a prspective petitiner shuld fllw t determine whether the prperty qualifies fr Cnservatrship under the Pennsylvania statute, and if s, whether Cnservatrship is the best tl t remve blight frm the prperty. After 3

4 describing hw t select a prperty, the manual next discusses hw t identify a pssible Cnservatr, wh is appinted by the Curt and is respnsible fr the prject. Once a petitiner has identified a prperty that is suitable fr Cnservatrship and has identified a persn r rganizatin t serve as Cnservatr, it is nw time t begin preparing the petitin. The manual discusses hw the GCR that gverns Cnservatrship actins filed in Philadelphia differs frm the statute, the requirement t file electrnically, hw t prepare the petitin and supprting dcuments, the methds t serve interested parties, and what t expect t ccur in Curt during the pendency f the case. After discussing hw t file a petitin, the manual turns t the develpment requirements f undertaking a Cnservatrship prject. Here, there is a discussin n hw t develp a cmplete plan t submit t the Curt; hw t btain envirnmental assessments, architectural and engineering wrk, bids frm cntractrs, and the ther pre-develpment activities that the Curt will need befre authrizing the wrk t cmmence. Finally, the manual describes the prcess fr terminating the Cnservatrship, after the Cnservatr has abated the nuisance. The manual refers t ptential methds f selling the prperty, as well as the respnsibility f the Cnservatr t file a final accunting with the Curt. 4

5 II. Identifying a Prperty fr Cnservatrship A. Eligibility t Petitin the Curt fr Cnservatrship The statute establishes wh is eligible t petitin the Curt t place a prperty in Cnservatrship t parties in interest. 3 Befre taking any ther steps, it is imprtant that a persn r entity cnsidering filing a Cnservatrship actin determine whether the requirements are met in rder t file a petitin seeking the appintment f a Cnservatr. If the prspective petitiner is nt qualified as a party in interest, then it is essential t lcate anther persn r entity which des meet the requirements and is willing t serve as the petitiner. The fllwing parties are eligible t be petitiner: A lienhlder and ther secured creditr f the wner. A resident r business wner within 500 feet f the building. A nn-prfit crpratin, including a redevelpment authrity, which is lcated in the municipality where the building is lcated. In Philadelphia, the nn-prfit crpratin must be lcated in the city and have participated in a prject within a ne-mile radius f the lcatin f the building. A municipality r schl district in which the building is lcated. Althugh the statute is unclear what level f participatin in a previus prject is required fr a nn-prfit crpratin in Philadelphia t be eligible t be a petitiner, best practices suggest that t meet the prir participatin requirement, a CDC shuld demnstrate: the current capacity t successfully undertake the develpment in questin, past experience engaging in similar r mre cmplex develpments, a target area that includes the neighbrhd where the prperty is lcated, the capacity t act as a Cnservatr where the petitiner als seeks t be appinted as Cnservatr, and identify legal cunsel wh will represent the nn-prfit in the Curt and legal cunsel that will represent the CDC during the develpment prcess. B. Is the Prperty Eligible fr Cnservatrship? The first step in the Cnservatrship prcess is t evaluate whether a prperty meets the requirements t be placed under Cnservatrship and identify any characteristics f the prperty that wuld make it unsuitable fr the Cnservatrship prcess. It is extremely imprtant t nte that Cnservatrship is nly available fr vacant structures. The law prhibits petitining fr a Cnservatrship fr vacant land. A Curt culd cnsider cnslidating a separate petitin fr a parcel f vacant land that is adjacent t a prperty with a blighted structure, especially if bth parcels are wned by the same wner and it wuld be impractical t rehabilitate the blighted structure withut including the adjining land in the Cnservatr s plan. An example f this wuld be where there is an abandned building, with a separately deeded parking lt n an adjacent lt and including the parking lt in the plan is required t secure zning fr the intended use f the blighted prperty after rehabilitatin. [Nte: the GCR requires a petitiner t file a separate petitiner fr each prperty having a Bard f Revisin f Taxes number, s such a petitin culd require the filing f tw petitins, with a request that they be cnslidated r linked as related cases.] 3 68 P.S. 1104(a) 5

6 1. Practical Bars t Cnservatrship Althugh a prperty may meet the technical requirements fr Cnservatrship, a ptential petitiner must first determine whether any f the fllwing circumstances exist. These cnditins wuld make Cnservatrship mre difficult and in mst cases unadvisable. Althugh nne f the fllwing circumstances wuld legally bar a petitiner frm filing fr Cnservatrship, a best practice wuld be t avid such a prperty, unless the petitiner understands the risks and is willing t face challenges that may be difficult t reslve successfully. Prperties wned by the Gvernment- The statute bars petitining fr Cnservatrship fr any prperty that is wned by the United States Gvernment r that is regulated by the Public Husing Act. Althugh state and lcally wned prperty is technically eligible fr Cnservatrship, a petitiner is likely t face litigatin when petitining t place such prperty under a Cnservatrship. Shrt f a last ditch effrt t garb the attentin f the state r lcal gvernment r agency wner f a blighted prperty, it wuld be better t acquire such a prperty thrugh traditinal methds. Drug frfeitures- Prperties can be subject t seizure by gvernment if the wner has been cnvicted f drug-related ffenses, s clearing title can be an impssible task. In rder t determine whether a prperty under cnsideratin fr Cnservatrship is subject t a drug frfeiture prceeding, cntact the lcal District Attrney s Office. In Philadelphia, cntact the Chief f the Philadelphia District Attrney s Frfeiture Unit, Beth Grssman, at (215) , t inquire whether a prperty is subject t drug frfeiture prceedings. In ther Pennsylvania cunties, cntact the lcal District Attrney s Office. Brwnfields r ther knwn envirnmental hazards- Many abandned prperties, especially industrial prperties, are likely t have envirnmental hazards that wuld make develpment difficult and mre expensive, but nt impssible. Mst prperties in Philadelphia cntain lead-based paint hazards, and sme are cntaminated with asbests and abve-grund r-undergrund il tanks. Others which have been used fr industrial purpses r dumping may have mre serius cntaminatin with hazardus and txic waste. If a prperty is suspected t cntain envirnmental hazards, a petitiner shuld undertake an infrmal inquiry t determine whether the prperty is unsuitable fr develpment. Petitiners shuld determine as much abut the past uses f prperties, especially frmer industrial sites, as pssible. Determining whether there have been any cde enfrcement citatins r ther gvernment agencies have taken actin due t envirnmental hazards is anther avenue f inquiry. [Nte: After the Cnservatr has been appinted, ne f the first steps will be t seek Curt authrizatin t rder a Phase I Envirnmental Assessment, t be fllwed by a Phase II Envirnmental Assessment, if apprpriate. State and lcal funding may be available frm state and lcal gvernments t remediate brwnfields cnditins. A Curt is likely t require that hazardus cnditins must be remediated and using the mst stringent applicable federal, state and lcal requirements, using safe wrk methds and prper dispsal f hazardus materials that are remved.] Histric prperties and districts- Prperties that are histrically certified can be cnsidered fr Cnservatrship, but the petitiner must be aware that histrical certificatin is likely t require mre time and funding, and may preclude a plan t demlish a building. Prspective petitiners shuld determine whether a prperty is 6

7 listed n a histrical register (r if the prperty is in a histric district) and if s, the petitiner shuld determine the affect the histrical certificatin wuld have n a rehabilitatin prject. After determining hw histrical designatin will impact the rehabilitatin, a petitiner can then decide whether filing a Cnservatrship petitin is practical. T check if a prperty is listed n the Natinal Register f Histric Places- G t the website f the Natinal Park Service, which allws yu t search the Natinal Register. It is als pssible t search fr Pennsylvania prperties listed n the Natinal Register at T check if a prperty is listed by a Lcal Histrical Cmmissin- Cntact the histrical cmmissin fr yur city r cunty t determine whether yur prperty is listed. In Philadelphia, the Philadelphia Histrical Cmmissin can be cntacted at City Hall, Rm 576 Philadelphia, PA Telephne: (215) Facsimile: (215) Prperties in a fldplain r with ther cnditins that wuld make cnservatrship difficult- Petitiners shuld determine if the prperty is in a fldplain r if it will need significant ther wrk t make the prperty safe fr its intended purpse. Althugh these circumstances d nt exclude a prperty frm Cnservatrship, a petitiner shuld be very cautius and realistic abut any prperty invlving additinal City Cde requirements, such as handicap accessibility, strm water management elements, r ther requirements specific t the Petitiner s intended use f the prperty. Zning must be cmpatible with intended use- Petitiner shuld review the Licenses and Inspectins recrds, which are nw nline in Philadelphia at t check the zning fr the prperty and determine whether any variances have been granted in the past. If the zning is nt cmpatible with the intended use f the prperty, then the petitiner must determine whether it will be pssible t btain any necessary variances. If neither variances nr changes t a prject plan t bring it in cnfrmity with zning laws are pssible, then a petitiner shuld nt petitin fr Cnservatrship. Determine whether federal, state, lcal tax r ther gvernment liens (including the Philadelphia Gas Wrks in Philadelphia) exist n prperty- Under the statute, federal, state, and lcal tax and ther municipal liens retain their pririty ver the Cnservatr s lien, s a prspective petitiner must determine if the pst-cnservatrship sale price is likely t cver the ttal f such liens (including interest and penalties), as well as the Cnservatr s anticipated fees and csts. If nt, the petitiner must determine whether t prceed, knwing that it is unlikely that it is unlikely t recver the entire Cnservatr s lien. In sme cases a municipal r gvernment lienhlder may be willing t negtiate t reduce the amunt f the taxes wed n a prperty being cnsidered fr Cnservatrship, especially if the prject will bring a lng blighted prperty back t prductive use. It is imprtant fr a petitiner r Cnservatr t investigate the pssibility f getting sme r all f the taxes and liens frgiven befre cmmitting t rehabilitate the prperty thrugh the Cnservatrship prcess. 7

8 2. Minimum Standards The statute requires that a prperty meet fur basic cnditins t be eligible fr Cnservatrship 4 : (1) The building has nt been legally ccupied fr at least the previus 12 mnths If a prspective petitiner des nt have persnal knwledge f whether the building has been legally ccupied within the previus 12 mnths, cntact neighbrs and cmmunity grup leaders wh may have such persnal knwledge. If ne with persnal knwledge that the building has nt been legally ccupied, the petitiner shuld request that the neighbr sign an affidavit t that effect and attach it t the petitin. (2) The building has nt been actively marketed during the 60 days prir t the date f the petitin. The statute defines actively marketed 5 as ccurring nly when a fr sale sign has been placed n the prperty with accurate cntact infrmatin and the wner has dne at least ne f the fllwing: engaged the services f a licensee under the act f February 19, 1980 (P.L. 15, N. 9), knwn as the Real Estate Licensing and Registratin Act, t place the prperty in a Multiple Listing Service r therwise market the prperty; placed weekly r mre frequent advertisements in print r electrnic media; r distributed printed advertisements. T demnstrate that the prperty being cnsidered fr Cnservatrship is nt being actively marketed, the petitiner shuld take phtgraphs (labeled with time and date the phts were taken) f the building that shw there is n fr sale sign n the prperty. These phtgraphs shuld be included as an exhibit attached t the petitin. If there is a fr sale sign n the prperty, the prspective petitiner must undertake a mre thrugh investigatin t determine whether the building is being actively marketed : First, determine whether the cntact infrmatin n the fr sale sign is accurate. This can be dne by calling the phne number and taking ther steps t ascertain whether the brker/agent is still in business, if the sign was placed by a brker/agent. If the cntact infrmatin is valid, determine whether the prperty is listed n the Multiple Listing Service, which is exclusively fr residential prperties. T check whether a residential prperty is listed in MLS, g t and enter the address f 4 68 P.S. 1105(d) 5 68 P.S

9 the prperty. Print the results, shwing that as f at least 60 days prir t the filing f the petitin, the prperty is nt listed and attach this prf as an exhibit t yur petitin. Cmmercial prperties are nt listed in MLS, s cntact lcal cmmercial real estate brkers t determine whether the building is listed. Maintain a list f brkers cntacted and include this in the petitin r a separate affidavit, t shw that a gd faith effrt has been made t ascertain whether the cmmercial prperty is listed fr sale. If the cntact infrmatin is crrect and the prperty is nt listed in MLS r with a cmmercial real estate brker, then a ptential petitiner must determine whether there have been weekly r mre frequent advertisements in print r electrnic media, within the last 60 days. At minimum, lcal papers and classified websites, such as Craigslist, shuld be checked. Once again the petitiner shuld maintain a list f steps they have taken t determine if the prperty has been advertised, with cpies f any pertinent infrmatin, t include in the petitin r in an affidavit that will be filed with the Curt, tgether with any Exhibits t prve the effrts taken. Finally, if the cntact infrmatin is crrect AND the prperty is nt in MLS r listed with a cmmercial brker AND there is n evidence f advertising, the petitiner must determine whether the wner has distributed printed advertisements ffering the prperty fr sale within the past 60 days. The petitiner shuld investigate whether neighbrs r cmmunity grup leaders have seen any advertisements ffering the prperty fr sale within the neighbrhd and, especially whether they have seen such advertisements within the past 60 days. Once again, it is very imprtant that the petitiner dcument the steps taken and be prepared t prvide this infrmatin in the petitin r an affidavit. If the petitiner undertakes all reasnable investigatin, a prperty with a valid fr sale sign can still be suitable fr Cnservatrship, assuming the petitiner can shw the Curt that the prperty is nt listed with MLS r a cmmercial brker, there have nt been weekly r mre frequent advertisements, and the wner has nt distributed printed advertisements ffering the prperty fr sale. [Nte: Sme Philadelphia law firms have prvided advice t clients t list abandned prperties fr sale t avid the Cnservatrship prcess, s the effrts t determine whether a prperty has been listed fr may need t be taken quietly and pssibly by trusted clleagues s as maintain cnfidentiality f the due diligence prcess.] (3) The building is nt subject t an existing freclsure actin. In Philadelphia, the First Judicial District prvides nline access t their Curt f Cmmn Pleas Civil dcket at The website prvides the ability t search by party name, and the name f the recrd wner f the prperty shuld be entered. First check fr the identity f the recrd wner by checking the mst recent deed recrded fr the address n Philadx (http://philadx.phila.gv fee fr use). Then, when searching fr the recrd wner n the Civil Curt Dcket, the address f the prperty shuld appear in the captin in the event the prperty is the subject f litigatin. If such a 9

10 case recrd is lcated, check all f the dcket entries carefully, t ensure that the prperty is nt subject t a freclsure actin and t learn if the matter is n appeal. In ther Pennsylvania cunties, a prspective petitiner shuld cnsult with the lcal cunty Prthntary s ffice t determine hw t search the Civil Curt Dcket t check if the prperty is subject t an existing freclsure actin. Each cunty has a different methd fr captining freclsure cases (sme are dne by address, rather than by name f the recrd wner) and fr searching their dcket, s the prcess in each cunty may vary. If the cunty in questin des nt pst Civil Dckets nline, g t the curthuse t research the apprpriate curt dckets. While the statute is clear that a mrtgage freclsure actin precludes a Cnservatrship, the Curts may interpret the law t mean that tax sales and ther similar actins als make a prperty ineligible fr Cnservatrship. Petitiners cnsidering prperties that are subject t a pending tax sale (r ther similar actin) shuld cnsult with legal cunsel t determine whether the law has been amended t include such legal prceedings r whether Curts have ruled n this issue. It is very imprtant that petitiners dcument all steps they have taken t determine whether a prperty is subject t a freclsure actin, s they can demnstrate t the Curt that the prperty is nt subject t freclsure, t the best f their knwledge. [Nte: While a title reprt may include a pending actin, Petitiners shuld nt rely n title reprts t determine whether a prperty is subject t a freclsure actin.] (4) The current wner fails t present sufficient evidence f acquisitin f the prperty within the preceding six mnths. The evidence f a recent acquisitin f the prperty may nt include instances where the prir wner is a member f the immediate family f the current wner, unless the transfer f title results frm the death f the prir wner, r where the current r prir wner is a crpratin, partnership r ther entity in which either wner r the immediate family f either wner has an interest in excess f 5%. The statute defines Immediate Family as a parent, spuse, child, brther r sister. 6 Philadx (http://philadx.phila.gv fee fr use) allws the public t view deeds, mrtgages, and ther recrded dcuments fr prperty within Philadelphia dating back t the early 1970 s. Reviewing deeds n Philadx allws a prspective petitiner t determine whether there has been a transfer f the prperty within the past six mnths and if s, whether it the sale was between family members, which wuld nt prhibit an applicatin fr cnservatrship. Fr ther Pennsylvania cunties, cntact the cunty s Recrder f Deeds, t determine hw t access real estate recrds fr the cunty. Then review the chain f title t the prperty t determine whether the prperty has been subject t a transfer in the last six mnths, which wuld preclude a petitin fr Cnservatrship. Althugh the statute puts the burden f prviding evidence f a sale within six mnths n the current wner, it is a best practice and strngly recmmended that

11 3. Shwing Blight a ptential petitiner determine whether a transfer has taken place within the past six mnths. Checking the title r rdering a title reprt early in the prcess ensures that a petitiner des nt waste time r mney cnducting due diligence n a prperty which was recently sld. The Act als requires a petitiner t present evidence that the structure meets the requirements f three (3) f the nine (9) statutry categries f blight in rder fr the prperty t be eligible fr Cnservatrship. 7 Althugh a petitiner must nly shw three f these cnditins exist, it is a best practice t gather prf f all the blight n the prperty and make a detailed allegatin in the petitin regarding all such cnditins. This will avid the Curt s dismissal f the petitin in a situatin where the Judge finds that ne f three alleged blighted cnditins is nt supprted by the evidence. If the petitiner prvides evidence that mre than three cnditins exist, a Curt will likely appint a Cnservatr, as lng as it determines that at least three cnditins cited by the petitiner exist. Furthermre, since the dcumentary evidence used t shw the existence f cnditins ften verlaps (cde enfrcement citatins, phtgraphs, and affidavits f neighbrs are required fr many), it will usually add a significant amunt f additinal wrk fr a petitiner t cite as many f the nine cnditins as are applicable t the prperty. The nine cnditins, alng with guidance n hw t shw a Curt that they exist n a prperty being cnsidered fr Cnservatrship, are: 1. The building r physical structure is a public nuisance. The Act states that a public nuisance is [a] prperty that, because f physical cnditin r use, has been declared by the apprpriate fficial a public nuisance in accrdance with the lcal husing, building, health, fire r related cde r is determined t be a public nuisance by the curt. 8 A petitiner can nly claim that the structure is a public nuisance if it has been declared a public nuisance by the municipality r if the Curt determines that it is a public nuisance. Petitiners shuld determine whether the municipality r cde enfrcement authrity has cited the building as a public nuisance, and if s, btain a cpy f the pertinent recrds. If the lcal municipality has nt declared the structure a public nuisance, then the petitiner will need t shw the Curt that the building meets the requirements f a public nuisance. This can be dne thrugh phtgraphs, affidavits frm neighbrs, and attaching cde enfrcement citatins. 2. The building is in need f substantial rehabilitatin and n rehabilitatin has taken place during the previus 12 mnths. The statute defines Substantial Rehabilitatin as repairs t the building where: (1) the cst f repairs, replacements and imprvements exceeds 15% f the prperty's value after cmpletin f all repairs, replacements and imprvements; r (2) mre than ne majr building cmpnent is being replaced. Majr building cmpnents include: (d)

12 (i) rf structures; (ii) ceilings; (iii) wall r flr structures; (iv) fundatins (v) plumbing systems; (vi) heating and air cnditining systems; and (vii) electrical systems. In rder t shw that the rehabilitatin being prpsed in the preliminary plan is substantial under this test, the petitiner will need t shw evidence f the anticipated fair market value f the prperty after cmpletin f the rehabilitatin wrk prpsed fr the Cnservatrship, s a Curt will be able t determine whether the cst f such wrk will exceed 15% f the expected value. Any preliminary plan shuld make clear which majr systems are being replaced. Any petitiner claiming t shw blight exists by virtue f the plan t replace a majr system shuld be able t prvide evidence f the cnditin f the system, if in need f replacement, r if it is missing, in the case f vandalism. The petitiner must als determine whether any rehabilitatin has taken place within the previus 12 mnths. An affidavit shuld be btained frm a neighbr r ther persn with knwledge that n wrk has taken place within the past 12 mnths. The petitiner shuld als determine whether any permits were applied fr t d wrk n the prperty in the past, althugh wner may have applied fr permits and never actually cmmenced cnstructin. 3. The building is unfit fr human habitatin, ccupancy r use. Phtgraphs, affidavits frm neighbrs r thers with knwledge, and the preliminary plan, if drafted by an architect r ther design prfessinal and shwing the structure is in need f significant rehabilitatin, can serve as evidence that the building is unfit fr human habitatin, ccupancy, r use. If there are cde enfrcement vilatins issued by Licenses and Inspectins that the building is unfit, this evidence shuld be cited and attached as an exhibit. 4. The cnditin and vacancy f the building materially increase the risk f fire t the building and t adjacent prperties. If there have been previus fires in the building, this shuld be dcumented as evidence, either by attaching reprts frm the Fire Department r affidavits executed by neighbrs r thers with knwledge regarding previus fires. In Philadelphia, the Philadelphia Fire Department will prvide infrmatin regarding vilatins f the City s Fire Prtectin Cde, permits fr strage tanks, previus fires, and infrmatin abut hazardus chemicals. The department refers t this as an Envirnmental Search and charges $ The frm is attached t this manual and is available n the Fire Department s website. If there have nt been fires in the past, the petitiner shuld determine if there are any cde enfrcement vilatins, such as excessive garbage r flammable materials in the building, that wuld indicate that the blight causes a material increase in the risk f fire. If such cnditins exist, but have nt been cited by cde enfrcement authrities, then phtgraphs and affidavits shuld be used t supprt the allegatins. 12

13 5. The building is subject t unauthrized entry leading t ptential health and safety hazards and ne f the fllwing applies: a. The wner has failed t take reasnable and necessary measures t secure the building. b. The municipality has secured the building in rder t prevent such hazards after the wner has failed t d s. A phtgraph and/r an affidavit frm a neighbr r ther persn with knwledge shuld be sufficient t establish that the wner has nt taken steps t secure the building. If the building has been illegally entered, especially if it has been used fr illegal purpses, prf can be prvided by means f an affidavit frm neighbrs r thers with knwledge detailing this activity, and/r any plice reprts describing the activity. If the building is sealed, then a petitiner will need t determine whether the building was sealed by the wner r by the municipality. If it was sealed by the municipality, then a petitiner shuld btain prf f this, in rder t allege such municipal actin as an element prving the building is blighted. Petitiners shuld examine the prperty recrds at the Department f Licenses and Inspectins t determine whether the structure was secured by the municipality. 6. The prperty is an attractive nuisance t children, including, but nt limited t, the presence f abandned wells, shafts, basements, excavatins and unsafe structures. Phtgraphs f the dangerus cnditins shuld be attached t the petitin. If children have trespassed nt the prperty in the past, btain affidavits regarding the details f such entry n the prperty by children frm neighbrs r thers with knwledge. If children have been injured by the unsafe cnditins n the prperty, affidavits and/r ther apprpriate evidence f such injuries shuld be included in the petitin. If there have been L&I vilatins issued regarding any such dangerus cnditins, cpies shuld be attached t the petitin. 7. The presence f vermin r the accumulatin f debris, uncut vegetatin r physical deteriratin f the structure r grunds has created ptential health and safety hazards and the wner has failed t take reasnable and necessary measures t remve the hazards. Once again, if there are cde enfrcement vilatin citatins dcumenting that such cnditins exist, describe the debris, vegetatin r ther cnditins n the grunds f the prperty in the petitin and attach cpies f the vilatin ntices t the petitin. Phts, as well as affidavits, dcumenting the cnditin f the prperty (including infrmatin n hw lng it has been in this cnditin) can als be used t shw such health and safety hazards exist n the prperty. 8. The dilapidated appearance r ther cnditin f the building negatively affects the ecnmic well-being f residents and businesses in clse prximity t the building, including decreases in prperty value and lss f business, and the wner has failed t take reasnable and necessary measures t remedy appearance r the cnditin. 13

14 Relying n ecnmic blight as ne f the three criteria fr appintment f a Cnservatr shuld be avided. The ecnmic impact f a deterirated prperty, withut prf f at least three ther strng criteria may pse Cnstitutinal challenges t the breadth f the statute. In additin, this ecnmic criteria culd be abused as tl fr frcing lw incme wners f a vacant prperty, wh culd nt affrd t hire legal cunsel t defend a Cnservatrship petitin, ut f a gentrifying neighbrhd. Fr these reasns, petitiners are strngly discuraged frm relying n ecnmic blight as ne f the three criteria t justify the need fr a Cnservatrship. If a petitiner decides t cite the ecnmic impact the structure has n the wellbeing f a neighbring prperty, phtgraphs shuld be attached. If there is ther evidence, such as affidavits frm neighbrs r experts wh can attest t the drp in value caused by the blighted structure, that evidence shuld als be attached. Again, if a petitiner wishes t include ecnmic blight, in additin t three f the ther elements, this wuld nt be inapprpriate. 9. The prperty is an attractive nuisance fr illicit purpses, including prstitutin, drug use and vagrancy. Plice reprts are the best evidence f a prperty s histry as an attractive nuisance. If the building is actively being used fr illicit purpses, a ptential petitiner may want t cnsider calling the plice and building a recrd f plice reprts, which can be attached t the petitin. Petitiners shuld als btain cpies f any prir plice reprts invlving arrests r 911 calls regarding illegal activity at the prperty. If past plice reprts are unavailable and it is nt pssible r advisable t call the plice when illicit activity is ccurring, seek affidavits frm neighbrs willing t cme frward r thers with knwledge attesting t the illicit activities and attach such affidavits t the petitin. If a petitiner is relying n affidavits, it is very imprtant that they cntain as much detail abut the illegal activities as pssible. 14

15 III. Next Steps After Identifying a Prperty After identifying a blighted prperty and a petitiner eligible t file the petitin, the prspective petitiner must take several mre steps befre filing a petitin fr Cnservatrship with the Curt. The curt will require evidence that the prperty is blighted (as described in the prir sectin) as well as ensuring that adequate ntice and service f prcess is given t the crrect wner and lienhlders. S, wrking with legal cunsel t cnduct thrugh due diligence befre filing a petitin reduces the chances f discvering infrmatin later that wuld result in challenges t the petitin r adversely impact the Cnservatrship after investing time and mney in the prcess. A. Obtain a Title Reprt After making an initial determinatin that a prperty is apprpriate fr Cnservatrship, the petitiner must btain a full title reprt. [Nte: a lien and judgment search is nt sufficient.] Title reprts will cntain very imprtant infrmatin such as: wh wns the prperty, when the wner acquired the prperty, whether there are any liens r judgments against the prperty, and whether there are any judgments against the wner (such as IRS tax liens) that culd be prblematic. The title reprt is an essential exhibit that must be attached t the petitin fr Cnservatrship. [Nte: Because the recrd wner may be deceased r an wner entity may have been merged r sld, the prspective petitiner als must nt nly make an inquiry int the status and whereabuts f the recrd wner, but must als ascertaining the identity and whereabuts f any wners with legal r equitable interests in the prperty. See requirements regarding service f prcess belw.] When examining the title reprt, petitiners shuld pay careful attentin t federal, state and lcal tax and ther municipal liens, as they cannt be superseded by the Cnservatr s pririty lien. This means that unless the gvernment agency hlding the lien waives it r is willing t cmprmise the amunt due, any prceeds frm the eventual sale f the prperty will g first t satisfy all tax and ther gvernment liens, befre the Cnservatr can recver any csts related t the Cnservatrship. Therefre, when cnsidering a prperty with substantial tax r ther gvernment liens, study the market cnditins t make an educated prjectin that the anticipated sale price will be adequate t pay back all federal, state and municipal bligatins, as well as the Cnservatr s expenses. If nt, this prperty may nt be suitable fr Cnservatrship and evaluate traditin methds f acquisitin f blighted prperty r municipal remediatin f the dangerus cnditins. Cndemnatin is a pssibility, as well as a tax sale, which is where the gvernment auctins the prperty t recver the taxes that are wed. The ptential petitiner culd bid at the tax sale and prceed t remediate the blight withut using the Cnservatrship prcess. The title reprt will als prvide vital infrmatin regarding lienhlders. The GCR requires service f prcess in accrdance with Curt Rules n the wner f the prperty and lienhlders. [Nte: the GCR requires mre service f prcess and ntice than is required by the statute. In Philadelphia Cunty, cmpliance with the GCR will be required.] The service f prcess and ntice requirements, as well as the imprtance f cmplying with such prcedures in rder t btain title insurance t sell a prperty at the end f a Cnservatrship, are discussed at length belw. B. Take Phtgraphs Petitiners shuld take exterir phtgraphs f the prperty being prpsed fr Cnservatrship, as well as surrunding prperties. The phtgraphic evidence f the structure and prperty allws the Curt t understand the nature f the blight and will enhance verbal descriptins in the petitin. In additin, phtgraphs dcument the cnditin at the time the petitin was filed and can be useful if the wner makes minr csmetic imprvements in an effrt t avid the appintment f a Cnservatr. Therefre, dcumenting the blight f the 15

16 structure and the prperty is very imprtant and it is essential that a petitiner dcuments the cnditin f the prperty with phtgraphs well befre filing the petitin. In additin t taking phtgraphs f the prperty being cnsidered fr cnservatrship, the petitiner is strngly advised t als take phtgraphs f the neighbring prperties and the blck, which will allw the Curt t bserve the impact f the blighted prperty n the area and understand the psitive impact that remediatin f the blight will have n the neighbrhd. The prperty shuld nt be entered t take phtgraphs, as dangerus cnditins are likely t exist and the Curt has nt yet authrized entry n prperty. Exterir phtgraphs shuld be sufficient fr the Curt t determine whether Cnservatrship is apprpriate. After a Cnservatr is appinted and the Curt authrizes a right f entry n the prperty, then interir phtgraphs can be taken t better shw the Curt the level f rehabilitatin that is needed. C. Obtain Official Dcuments Petitiners shuld btain cpies f all fficial dcuments pertaining t the prperty, especially thse that can be used as evidence f blight. Curts will likely require a cpy f the mst recent deed fr the prperty. Deeds and ther recrded dcuments, such as mrtgages, are available n the City f Philadelphia s Department f Recrds website (Philadx has recrds extending back t the early 1970 s) fr a fee r can be btained frm the title agent preparing the title reprt. If nt, it is pssible t btain a cpy (r have a cpy certified, if required fr evidentiary purpses) frm the Cunty Recrder f Deeds where the prperty is lcated. Even if the Curt des nt require a cpy f the mst recent deed t be submitted with the petitin, it is a best practice fr the petitiner t ensure that they have a cpy available in their recrds. Petitiners shuld als btain cpies f all dcumentatin that can be used t shw the blighted cnditins f the prperty. Cde enfrcement departments f lcal municipalities can prvide cpies f cde vilatins and ther citatins issued n the prperty t attach as exhibits t the petitin. In additin t getting cpies f cde enfrcement citatins, prspective petitiners shuld als get cpies f plice reprts, if there has been illegal activity at the prperty. Cnsult with yur legal cunsel regarding the time frame that is pertinent. If neighbrs have called the plice t cmplain abut illegal cnduct, then an Incident Reprt dcumenting the plice reprt shuld be attached t the petitin as evidence f the activities that have ccurred at the prperty. Plice Reprts and Incident Reprts are available at the Department f Recrds. Finally, prspective petitiners shuld cntact the lcal fire department t determine whether there have been fires at the abandned prperty r whether the prperty has ever been cited fr vilating the fire cde. If s, btain dcumentatin f fires and any cpies f citatins fr vilating the fire cde. This infrmatin will help a Curt understand the risk that the blighted structure pses t neighbring prperties. D. Cnsult with Neighbrs and Lcal Cmmunity Grups Althugh nt required by the statute, in many cases it will be advisable fr the prspective petitiner t discuss the prpsed cnservatrship with neighbrs and lcal cmmunity grups. Althugh there may be circumstances when a petitiner wuld like t file the petitin prir t discussing it with neighbrhd and cmmunity grups, in mst cases it wuld be a best practice t hld these discussins befre a petitin is filed. Discussing the prject with neighbrs and cmmunity grups will allw a petitiner t determine whether there is supprt fr the prject in the neighbrhd. This is imprtant, since neighbrs and cmmunity grups may wish t intervene in the case t supprt r ppse the petitin, r simply t mnitr the pending case t ensure that the Cnservatr wrk is cmpleted 16

17 in accrdance with the Curt s Orders. Therefre, develping gd relatins with the cmmunity early n and maintaining cmmunicatins during the due diligence prcess, if feasible, may be useful t supprt the gal f remving the blight and t prve the benefit t the cmmunity if a Cnservatrship is established. A final reasn t cnsider discussing the prject with neighbrs and cmmunity grups is t prvide and dcument detailed infrmatin abut the prperty t prve the elements f the legal case. Neighbrs may als be willing t sign affidavits abut the cnditin f the prperty, which will be useful when the petitiner is unable t testify persnally t cnditins existing n the prperty (fr example, neighbrs wuld be better able t attest t illegal activities taking place at night, r children frequently playing n a dangerus prperty). E. Cntact the Owner Each prspective petitiner will need t cnsult with legal cunsel t determine whether r nt t cntact the recrd wner f the prperty (assuming the recrd wner can be lcated), prir t filing a petitin. The risks f cntacting the wner befre filing a petitin are substantial, since the wner culd take steps that wuld disqualify the prperty frm the Cnservatrship prcess (such as listing it fr sale befre the petitin is filed). The benefit f cntacting an absentee wner is that the wner may be willing t sell the prperty t the prspective petitiner r tangled title issues may pssible t reslve, and the expense f the Cnservatrship prcess can be avided. Due t the risk f an absentee wner taking minimal steps t avid Cnservatrship, it may be unwise t cntact the wner prir t filing in many cases. Rather, negtiatins t purchase the prperty can take place after the petitin is filed and the petitiner can have the case dismissed if the parties reach an amicable reslutin. If the wner agrees t rehabilitate the blighted prperty after the petitiner has filed fr Cnservatrship, then the Curt can supervise the rehabilitatin (and require a bnd, if apprpriate), making sure that the wner cmpletes all f the repairs that the Curt rdered. F. Cntact the Senir Lienhlder The statute prvides that the senir lienhlder has pririty t be cnsidered fr appintment as Cnservatr. 9 Prspective petitiners shuld identify the senir lienhlder frm the title reprt and cnsult with legal cunsel abut cntacting the senir lienhlder prir t filing the petitin. In sme cases this will be difficult, since mrtgages are ften paid in full but the satisfactin piece (r release) has nt been recrded and it may be difficult t track dwn successrs and assigns f ld lenders, r the status and whereabuts f an individual purchase mney lender. Prspective petitiners shuld make an effrt t determine wh is the senir lienhlder (likely by cntacting the lienhlders f recrd in rder f lien pririty until lcating ne wh has nt been paid in full) and then inquire whether the senir lienhlder is interested in being appinted Cnservatr. Determining whether the senir lienhlder wuld accept an appintment t serve as Cnservatr befre filing the petitin prvides mre certainty that the petitiner s recmmendatin fr Cnservatr is likely t be appinted. Therefre, determining wh the senir lienhlder is and whether the lienhlder wuld accept the appintment befre ging t Curt can help ensure that the petitiner des nt spend time and mney pursing a case where the senir lienhlder steps in t serve as Cnservatr, rather than the petitiner s recmmended Cnservatr. [Nte: a senir lienhlder is mre likely t agree t increase its lan, which is in first lien psitin, t finance the wrk t remediate the blight than t ffer t serve as Cnservatr.] (e)(2) 17

18 G. Ntify the Department f Public Welfare 10 In cases where the prspective petitiner determines that the recrd wner died after August 15, 1994, ntice must be given t the Pennsylvania Department f Public Welfare (DPW), in rder t determine whether DPW has a claim against the prperty fr medical assistance prvided in the last five years f the recipient s life. DPW administers such claims thrugh its Medical Assistance Estate Recvery Prgram ( MAER ). Fr mre infrmatin, see: It is essential t send ntice t DPW at the utset f the due diligence prcess and t determine whether such claims exist prir t filing the petitin. Als, cnsult with legal cunsel t determine whether the names f any deceased heirs f the recrd wner shuld als be checked fr medical assistance claims, as legal title passes at death in Pennsylvania, even if a deed is nt recrded, and the estate f a recrd wner s heir culd als be subject t a DPW MAER claim. A sample ntice t DPW fllws this page. [Nte: In Philadelphia, t determine the value f real prperty, use the Bard f Revisin f Taxes (BRT) valuatin f the prperty, less any liens n the prperty.] Within 45 days f receiving the ntice discussed abve, DPW must respnd with a statement listing the amunt f medical assistance paid n behalf f the recrd wner, in rder t assert a claim against the decedent s estate. If DPW des nt respnd within 45 days, any right that DPW may have t place a lien n the decedent s estate prperty is deemed waived. If DPW respnds with a statement f claim, it is deemed t have a claim against the assets f the estate, but it des recrd a lien against the prperty. If this is the case, then a petitiner must carefully cnsider the amunt f the DPW claim t determine whether the claim renders a Cnservatrship financially impractical. [Nte: There are prvisins t claim a waiver fr undue hardship (see ), but a vacant prperty is unlikely t be cvered by a hardship waiver.] 10 Adapted frm Philadelphia VIP Prbate Training Materials, May

19 Third Party Liability Sectin Department f Public Welfare Estate Recvery Prgram Pst Office Bx 8486 Harrisburg, PA Ntice t Department f Public Welfare CERTIFIED MAIL - RETURN RECEIPT REQUESTED [DATE] RE: Estate f [DECEDENT] Date f Birth: [DATE] Date f Death: [DATE] Scial Security Number: [NUMBER] Dear DPW: I am cunsel fr [NON-PROFIT ORGANIZATION], a nn-prfit rganizatin based in [CITY] that develps lw incme husing. I have determined that the wner f a prperty my client is cnsidering fr Cnservatrship under 68 P.S is likely deceased. I am sending this ntice t DPW in cmpliance with 62 P.S.A Sectin The recrd wner f the prperty is [DECEDENT] and [HIS/HER] last knwn address at the time f [HIS/HER] death was [ADDRESS], and I believe that [HE/SHE] actually died at [LOCATION]. The estimated grss value f prperty that is being cnsidered fr Cnservatrship is [AMOUNT]. [DECEDENT] was age [AGE] at the time f [HIS/HER] death and I have n knwledge f whether [HE/SHE] received n medical assistance during the five years preceding [HIS/HER] death. Therefre, I am sending yu this ntice in the event that the Department has a claim under the statutry prvisin. As I understand it, if n claim is submitted within frty-five (45) days f yur receipt f this letter, any claim that the Department might have will be frfeited. If the Department des submit a claim, it shuld be sent t my attentin. Shuld yu have any questins regarding this matter, I can be reached at [PHONE NUMBER]. Sincerely, cc: [CLIENT] [NAME] 19

20 H. Determine Whether The Owner r a Lienhlder is n Active Duty in the Armed Services Federal law prhibits a Curt frm entering a judgment against a member f the active duty military, if the persn des nt appear t defend him/herself in Curt. The five branches f the military have develped prcedures that allw a petitiner t determine whether a defendant is actively serving in the military prir t filing a legal actin. Belw is infrmatin frm Philadelphia VIP n hw t determine whether smene is n active duty in the military. (See sample letter n the fllwing page.) Once the recrd wner, anyne wh may have a legal r equitable interest in the prperty, r an individual wh is a lienhlder, are identified, letters shuld be sent t all five branches f the military t determine whether any such persns are n active duty in the armed services. It is imprtant t d this as sn as pssible. Retain the respnses in the event such evidence is required t supprt the allegatin regarding military service in the petitin. Cntact Infrmatin fr Military Branches: Air Frce Air Frce Wrldwide Lcatr, AFPC MSIMDL 550-C Street West, Suite 50 Randlph AFB, TX Army Army Wrldwide Lcatr U.S. Army Enlisted Recrds and Evaluatin Center Frt Benjamin Harrisn, IN Attn: Persnnel Actins Branch Cast Guard Cast Guard Lcatr Service (fr active duty persnnel) (202) Marines Marines Wrldwide Lcatr CMC MMSB-10, HQ USMC 2008 Ellit Rad, Suite 201 Quantic, VA Navy Navy Wrldwide Lcatr Navy Persnnel Cmmand PERS-312F 5720 Integrity Drive Millingtn, TN The next page cntains a sample letter t determine whether a defendant is currently in the military. 20

CONSTRUCTION INDUSTRIES & MANUFACTURED HOUSING DIVISION

CONSTRUCTION INDUSTRIES & MANUFACTURED HOUSING DIVISION New Mexic Regulatin and Licensing Department 2550 Cerrills Rad Santa Fe, NM 87505 Ph (505) 476-4700 Fax (505) 476-4685 INSTRUCTIONS FOR FILING A COMPLAINT Thank yu fr cntacting The New Mexic Regulatin

More information

Personal Data Security Breach Management Policy

Personal Data Security Breach Management Policy Persnal Data Security Breach Management Plicy 1.0 Purpse The Data Prtectin Acts 1988 and 2003 impse bligatins n data cntrllers in Western Care Assciatin t prcess persnal data entrusted t them in a manner

More information

INFORMATIONAL NOTICE MISCELLANEOUS TAX 2013-01. Issued: January 02, 2013

INFORMATIONAL NOTICE MISCELLANEOUS TAX 2013-01. Issued: January 02, 2013 INFORMATIONAL NOTICE MISCELLANEOUS TAX 2013-01 Issued: January 02, 2013 Pennsylvania Department f Revenue Guidelines fr Cllectin and Administrative Bank Attachment Required by Act 85 f 2012 Per the Tax

More information

WORKPLACE INJURY/ILLNESS/INCIDENT INVESTIGATION & REPORTING POLICY (BC VERSION)

WORKPLACE INJURY/ILLNESS/INCIDENT INVESTIGATION & REPORTING POLICY (BC VERSION) WORKPLACE INJURY/ILLNESS/INCIDENT INVESTIGATION & REPORTING POLICY (BC VERSION) Intrductin: Hw t Use This Tl As d all ther jurisdictins, BC requires emplyers t investigate and reprt specific kinds f wrkplace

More information

Key Steps for Organizations in Responding to Privacy Breaches

Key Steps for Organizations in Responding to Privacy Breaches Key Steps fr Organizatins in Respnding t Privacy Breaches Purpse The purpse f this dcument is t prvide guidance t private sectr rganizatins, bth small and large, when a privacy breach ccurs. Organizatins

More information

THE EMPLOYMENT LAW DISPUTE SPECIALISTS DAMAGES BASED AGREEMENT. Your Employment Tribunal claim relating to your employment with...

THE EMPLOYMENT LAW DISPUTE SPECIALISTS DAMAGES BASED AGREEMENT. Your Employment Tribunal claim relating to your employment with... THE EMPLOYMENT LAW DISPUTE SPECIALISTS DAMAGES BASED AGREEMENT 1. What is cvered by this agreement Yur Emplyment Tribunal claim relating t yur emplyment with... 2. What is nt cvered by this agreement 2.1

More information

NSW FAIR TRADING. Real Estate Fraud Prevention Guidelines

NSW FAIR TRADING. Real Estate Fraud Prevention Guidelines NSW FAIR TRADING Real Estate Fraud Preventin Guidelines Real Estate Fraud Preventin Guidelines Cntents 1. Intrductin..... 2 2. Backgrund.. 2 3. The Law.. 2 4. Cmmissiner s Guidance.... 3 5. Prescribed

More information

NextGenJustice Florida attorneys have prepared the following Frequently Asked Questions to help you with your uncontested divorce.

NextGenJustice Florida attorneys have prepared the following Frequently Asked Questions to help you with your uncontested divorce. NextGenJustice Flrida attrneys have prepared the fllwing Frequently Asked Questins t help yu with yur uncntested divrce. Frequently asked questins abut yur uncntested Flrida divrce: Q. Hw lng will my divrce

More information

CROPREDY SURGERY Dr J Wright & Dr B Tucker

CROPREDY SURGERY Dr J Wright & Dr B Tucker CROPREDY SURGERY Dr J Wright & Dr B Tucker POLICY - COMPLAINTS Intrductin The bjectives f the cmplaints plicy are as fllws. Any cmplaint is dealt with in an effective and timely manner The cmplainant is

More information

What payments will I need to make during the construction phase? Will the lender advance construction funds prior to the work being completed?

What payments will I need to make during the construction phase? Will the lender advance construction funds prior to the work being completed? Q&A What is a cnstructin lan? A cnstructin lan prvides the financing fr the cnstructin f yur new hme. Cnstructin lans may be structured as a single r tw-settlement transactin. Cnstructin lans culd include

More information

Project Open Hand Atlanta. Health Insurance Portability and Accountability Act (HIPAA) NOTICE OF PRIVACY PRACTICES

Project Open Hand Atlanta. Health Insurance Portability and Accountability Act (HIPAA) NOTICE OF PRIVACY PRACTICES Prject Open Hand Atlanta Effective Date: April 14, 2003 Health Insurance Prtability and Accuntability Act (HIPAA) The Health Insurance Prtability and Accuntability Act f 1996 (HIPAA) directs health care

More information

FORM ADV (Paper Version) UNIFORM APPLICATION FOR INVESTMENT ADVISER REGISTRATION AND REPORT FORM BY EXEMPT REPORTING ADVISERS

FORM ADV (Paper Version) UNIFORM APPLICATION FOR INVESTMENT ADVISER REGISTRATION AND REPORT FORM BY EXEMPT REPORTING ADVISERS APPENDIX A FORM ADV (Paper Versin) UNIFORM APPLICATION FOR INVESTMENT ADVISER REGISTRATION AND REPORT FORM BY EXEMPT REPORTING ADVISERS Frm ADV: General Instructins Read these instructins carefully befre

More information

Process for Responding to Privacy Breaches

Process for Responding to Privacy Breaches Prcess fr Respnding t Privacy Breaches 1. Purpse 1.1 This dcument sets ut the steps that ministries must fllw when respnding t a privacy breach. It must be read in cnjunctin with the Infrmatin Incident

More information

We will record and prepare documents based off the information presented

We will record and prepare documents based off the information presented Dear Client: We appreciate the pprtunity f wrking with yu regarding yur Payrll needs. T ensure a cmplete understanding between us, we are setting frth the pertinent infrmatin abut the services that we

More information

Loan Application for Pre- Approval

Loan Application for Pre- Approval Lan Applicatin fr Pre- Apprval Get pre-apprved fr yur hme lan financing tday by cmpleting this applicatin. Please cmplete the entire applicatin and return with the dcumentatin requested n the attached

More information

Heythrop College Disciplinary Procedure for Support Staff

Heythrop College Disciplinary Procedure for Support Staff Heythrp Cllege Disciplinary Prcedure fr Supprt Staff Intrductin 1. This prcedural dcument des nt apply t thse academic-related staff wh are mentined in the Cllege s Ordinance, namely the Librarian and

More information

HIPAA Notice of Privacy Practices. Central Ohio Surgical Associates, Inc.

HIPAA Notice of Privacy Practices. Central Ohio Surgical Associates, Inc. HIPAA Ntice f Privacy Practices Central Ohi Surgical Assciates, Inc. THIS NOTICE OF PRIVACY PRACTICES (THE NOTICE ) DESCRIBES HOW HEALTH INFORMATION ABOUT YOU MAY BE USED AND DISCLOSED AND HOW YOU CAN

More information

Multi-Year Accessibility Policy and Plan for NSF Canada and NSF International Strategic Registrations Canada Company, 2014-2021

Multi-Year Accessibility Policy and Plan for NSF Canada and NSF International Strategic Registrations Canada Company, 2014-2021 Multi-Year Accessibility Plicy and Plan fr NSF Canada and NSF Internatinal Strategic Registratins Canada Cmpany, 2014-2021 This 2014-21 accessibility plan utlines the plicies and actins that NSF Canada

More information

Bill Payment Agreement & Disclosures

Bill Payment Agreement & Disclosures Bill Payment Agreement & Disclsures Welcme t Online Banking Bill Payment Service. Use f the Bill Payment Service indicates acceptance f terms and cnditins set frth in the Online Banking Agreement & Disclsures

More information

Maryland General Service (MGS) Area 29 Treatment Facilities Committee (TFC) TFC Instructions

Maryland General Service (MGS) Area 29 Treatment Facilities Committee (TFC) TFC Instructions Maryland General Service (MGS) Area 29 Treatment Facilities Cmmittee (TFC) TFC Instructins Lve And Service Facility Presentatin t Patients We are frm Alchlics Annymus (AA), fr AA, and ur service is fr

More information

CITY OF NORTH RICHLAND HILLS

CITY OF NORTH RICHLAND HILLS CITY OF NORTH RICHLAND HILLS NEIGHBORHOOD INITIATIVE PROGRAM HOME IMPROVEMENT REBATE POLICY The fllwing plicy applies t the Neighbrhd Initiative Prgram Hme Imprvement Rebate: The purpse f the Hme Imprvement

More information

There are a number of themed areas for which the Council has responsibility, and each of these is likely to generate debts of a specific type:

There are a number of themed areas for which the Council has responsibility, and each of these is likely to generate debts of a specific type: Wiltshire Cuncil Crprate Debt Recvery Plicy: 29102010 WILTSHIRE COUNCIL CORPORATE DEBT RECOVERY POLICY 1. Intrductin The Cuncil raises a significant prprtin f its ttal incmes thrugh lcal taxes and charges,

More information

Accident Investigation

Accident Investigation Accident Investigatin APPLICABLE STANDARD: 1960.29 EMPLOYEES AFFECTED: All emplyees WHAT IS IT? Accident investigatin is the prcess f determining the rt causes f accidents, n-the-jb injuries, prperty damage,

More information

Draft for consultation

Draft for consultation Draft fr cnsultatin Draft Cde f Practice n discipline and grievance May 2008 Further infrmatin is available frm www.acas.rg.uk CONSULTATION ON REVISED ACAS CODE OF PRACTICE ON DISCIPLINE AND GRIEVANCE

More information

Bond Authorization Requested

Bond Authorization Requested District r Charter Schl Cntact Persn: Address 1: Address 2: City: Zip Cde: Telephne: Email Address: Bnd Authrizatin Requested The maximum bnd authrizatin that may be requested per district r charter schl

More information

CLEARANCE REVIEWS FOR STUDENT RESTRICTION ISSUES OTHER THAN ACADEMIC PROGRESS

CLEARANCE REVIEWS FOR STUDENT RESTRICTION ISSUES OTHER THAN ACADEMIC PROGRESS CLEARANCE REVIEWS FOR STUDENT RESTRICTION ISSUES OTHER THAN ACADEMIC PROGRESS Only the Ministry f Training, Clleges & Universities can cnsider clearance reviews fr mst ther student restrictin issues. These

More information

Tree Permit Process Intake: (A) (B) (C) (D) (A combination of checklists may be applicable depending on the scope of work) Review:

Tree Permit Process Intake: (A) (B) (C) (D) (A combination of checklists may be applicable depending on the scope of work) Review: Tree Permit Prcess Intake: 1. Applicants may btain the Tree Permit Applicatins frm the Envirnmental Resurces Divisin in the Planning and Zning Department lcated at 444 SW 2 nd Avenue, 3 rd Flr, Miami,

More information

Application Fee Schedule Please check the appropriate box below. See also Additional Information starting on page 6.

Application Fee Schedule Please check the appropriate box below. See also Additional Information starting on page 6. DRIVING SCHOOL LICENSE APPLICATION N. APPLICATION DMV USE ONLY N. LICENSE Received Fee Amunt Expiratin Fee Amunt PART 1 Schl Infrmatin: l READ VEHICLE AND TRAFFIC LAW SECTION 394 AND DMV COMMISSIONER S

More information

Texas Woman's University University Policy Manual

Texas Woman's University University Policy Manual Texas Wman's University University Plicy Manual Plicy Name: Plicy Number: 6.06 Date Passed: July 2004 Health Insurance Prtability& Accuntability Act (HIPAA) Date Reviewed: September 2008 Next Review: September

More information

LOUISIANA TECH UNIVERSITY Division of Student Financial Aid Post Office Box 7925 Ruston, LA 71272

LOUISIANA TECH UNIVERSITY Division of Student Financial Aid Post Office Box 7925 Ruston, LA 71272 LOUISIANA TECH UNIVERSITY Divisin f Student Financial Aid Pst Office Bx 7925 Rustn, LA 71272 Dear Financial Aid Applicant, Accrding t yur 2011-2012 Student Aid Reprt (SAR), yu did nt include any parental

More information

Privacy Policy. The Central Equity Group understands how highly people value the protection of their privacy.

Privacy Policy. The Central Equity Group understands how highly people value the protection of their privacy. Privacy Plicy The Central Equity Grup understands hw highly peple value the prtectin f their privacy. Fr that reasn, the Central Equity Grup takes particular care in dealing with any persnal and sensitive

More information

Frequently Asked Questions about the Faith A. Fields Nursing Scholarship Loan

Frequently Asked Questions about the Faith A. Fields Nursing Scholarship Loan ARKANSAS STATE BOARD OF NURSING 1123 S. University Avenue, Suite 800, University Twer Building, Little Rck, AR 72204 Phne: (501) 686-2700 Fax: (501) 686-2714 www.arsbn.rg Frequently Asked Questins abut

More information

If I am arrested, does this mean that I am considered guilty of a criminal offence?

If I am arrested, does this mean that I am considered guilty of a criminal offence? What is cnsidered a crime in Canada? Mst criminal acts in Canada are listed and defined in the Criminal Cde f Canada. Hwever, sme are als listed in ther laws, such as the Cntrlled Drugs and Substances

More information

1. What insurance coverage is provided for Sigma Chi chapters that are members of the Risk Management Foundation?

1. What insurance coverage is provided for Sigma Chi chapters that are members of the Risk Management Foundation? Frequently Asked Questins 1. What insurance cverage is prvided fr Sigma Chi chapters that are members f the Risk Management Fundatin? Membership in the Risk Management Fundatin includes the fllwing mandatry

More information

Where to send the application: The Agency reviews applications and makes decisions for Exemptions for:

Where to send the application: The Agency reviews applications and makes decisions for Exemptions for: BACKGROUND SCREENING Applicatin fr Exemptin AUTHORITY: In accrdance with sectin 435.07, Flrida Statutes, persns disqualified frm emplyment may be granted an exemptin frm disqualificatin. The granting f

More information

SBA 504 Financing. Long Term Asset Financing Made Possible. Glen Heller, Relationship Manager Nancy Sheridan, Specialty Finance Officer

SBA 504 Financing. Long Term Asset Financing Made Possible. Glen Heller, Relationship Manager Nancy Sheridan, Specialty Finance Officer SBA 504 Financing Lng Term Asset Financing Made Pssible Glen Heller, Relatinship Manager Nancy Sheridan, Specialty Finance Officer These prpsals are cntingent upn final Chase Bank review and apprval frm

More information

Southeast Michigan Disaster Recovery Talking Points

Southeast Michigan Disaster Recovery Talking Points Sutheast Michigan Disaster Recvery Talking Pints DR-4195-MI, The majr federal disaster declaratin signed by President Obama n September 25, 2014, ffers Individual and Public Assistance t Sutheast Michigan,

More information

UNCITRAL COLLOQIUM ON FINANCING INTELLECTUAL PROPERTY ASSETS. (by: Kiriakoula Hatzikiriakos, McMillan Binch Mendelsohn)

UNCITRAL COLLOQIUM ON FINANCING INTELLECTUAL PROPERTY ASSETS. (by: Kiriakoula Hatzikiriakos, McMillan Binch Mendelsohn) UNCITRAL COLLOQIUM ON FINANCING INTELLECTUAL PROPERTY ASSETS (by: Kiriakula Hatzikiriaks, McMillan Binch Mendelshn) The purpse f this paper is t highlight sme issues and recmmendatins t be cnsidered during

More information

7 October 2011. Re: Themed Inspection into Third Party Personal Injury Claims. Dear

7 October 2011. Re: Themed Inspection into Third Party Personal Injury Claims. Dear 7 Octber 2011 Re: Themed Inspectin int Third Party Persnal Injury Claims Dear During 2011 the Central Bank f Ireland ( Central Bank ) undertk a themed inspectin prject in relatin t the prcessing f third

More information

March 2016 Group A Payment Issues: Missing Information-Loss Calculation letters ( MILC ) - deficiency resolutions: Outstanding appeals:

March 2016 Group A Payment Issues: Missing Information-Loss Calculation letters ( MILC ) - deficiency resolutions: Outstanding appeals: The fllwing tpics were discussed in the March 24, 2016 meeting with law firms representing VCF claimants. Grup A Payment Issues: We cntinue t fcus n paying Grup A claims in full and are meeting the schedule

More information

Dodd-Frank Report on Seller Financing

Dodd-Frank Report on Seller Financing Ddd-Frank Reprt n Seller Financing December 10, 2013 Published by Glbal Publishing Inc. 9799 Old St. Augustine Rd. Jacksnville, FL 32257 p. 904-262-0491 f. 904-262-1464 VIPServices@GlbalPublishinginc.cm

More information

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM WB-DEC

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM WB-DEC UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washingtn, D.C. 20549 FORM WB-DEC DECLARATION OF ORIGINAL INFORMATION SUBMITTED PURSUANT TO SECTION 21F OF THE SECURITIES EXCHANGE ACT OF 1934 A. SUBMITTER

More information

THIRD PARTY PROCUREMENT PROCEDURES

THIRD PARTY PROCUREMENT PROCEDURES ADDENDUM #1 THIRD PARTY PROCUREMENT PROCEDURES NORTH CENTRAL TEXAS COUNCIL OF GOVERNMENTS TRANSPORTATION DEPARTMENT JUNE 2011 OVERVIEW These prcedures establish standards and guidelines fr the Nrth Central

More information

COMPREHENSIVE SAFETY ASSESSMENT INSTRUCTIONS for STUDY ABROAD PROGRAMS

COMPREHENSIVE SAFETY ASSESSMENT INSTRUCTIONS for STUDY ABROAD PROGRAMS COMPREHENSIVE SAFETY ASSESSMENT INSTRUCTIONS fr STUDY ABROAD PROGRAMS Belw is a list f items t address and questins that need t be addressed in the cmprehensive safety assessment. In additin t the safety

More information

LAW ENFORCEMENT TECHNOLOGY CREDIT BY EXAMINATION FACT SHEET Texas

LAW ENFORCEMENT TECHNOLOGY CREDIT BY EXAMINATION FACT SHEET Texas LAW ENFORCEMENT TECHNOLOGY CREDIT BY EXAMINATION FACT SHEET Texas Ri Salad Cllege, a Maricpa Cunty Cmmunity Cllege in Tempe, Arizna, is prud t annunce its Credit by Examinatin prgram in Law Enfrcement

More information

First Global Data Corp.

First Global Data Corp. First Glbal Data Crp. Privacy Plicy As f February 23, 2015 Ding business with First Glbal Data Crp. ("First Glbal", First Glbal Mney, "we" r "us", which includes First Glbal Data Crp. s subsidiary, First

More information

UNIVERSITY OF CALIFORNIA MERCED PERFORMANCE MANAGEMENT GUIDELINES

UNIVERSITY OF CALIFORNIA MERCED PERFORMANCE MANAGEMENT GUIDELINES UNIVERSITY OF CALIFORNIA MERCED PERFORMANCE MANAGEMENT GUIDELINES REFERENCES AND RELATED POLICIES A. UC PPSM 2 -Definitin f Terms B. UC PPSM 12 -Nndiscriminatin in Emplyment C. UC PPSM 14 -Affirmative

More information

We have highlighted in bold a few points that need your attention urgently before the statutory notice can be served.

We have highlighted in bold a few points that need your attention urgently before the statutory notice can be served. Lndn, DX: 99971 Victria Email: mail@ashleywilsn.c.uk THE RIGHT TO MANAGE The purpse f this utline is t explain The Right t Manage. It is t highlight a few imprtant aspects f the right t manage s that flat

More information

Shore Up CT Eligible Program Expenses

Shore Up CT Eligible Program Expenses Shre Up CT Eligible Prgram Expenses The csts assciated with the fllwing activities directly related t a prperty elevatin prject are generally cnsidered eligible csts under the Shre Up CT Prgram. Eligibility

More information

Internal Audit Charter and operating standards

Internal Audit Charter and operating standards Internal Audit Charter and perating standards 2 1 verview This dcument sets ut the basis fr internal audit: (i) the Internal Audit charter, which establishes the framewrk fr Internal Audit; and (ii) hw

More information

Malpractice and Maladministration Policy

Malpractice and Maladministration Policy TR340 Malpractice and Maladministratin Plicy This plicy aims t: Define malpractice and maladministratin in the cntext f CIM/CAM studying members, Accredited study centres (ASCs), examinatin centres, invigilatrs

More information

1 % Real Estate Broker

1 % Real Estate Broker 1 % Real Estate Brker 100% Full Service Listing Marketing Plan Cmplete Guide T Sell Yur Huse Quickly At Highest Price Pssible Carbn Creek Realty Put mre f yur hme's prfit in yur wn pcket with Carbn Creek

More information

To discuss Chapter 13 bankruptcy questions with our bankruptcy attorney, please call us or fill out a Free Evaluation form on our website.

To discuss Chapter 13 bankruptcy questions with our bankruptcy attorney, please call us or fill out a Free Evaluation form on our website. Intrductin This Ebk fcuses n Chapter 13 bankruptcy, hw it wrks, and hw it helps yu eliminate debt and keep yur assets (such as yur hme). We hpe yu find this infrmatin t be helpful. T discuss Chapter 13

More information

Key Solar Lease Considerations for Landowners Tiffany Dowell Lashmet, Texas A&M Agrilife Extension. To which estate does the sun belong?

Key Solar Lease Considerations for Landowners Tiffany Dowell Lashmet, Texas A&M Agrilife Extension. To which estate does the sun belong? Key Slar Lease Cnsideratins fr Landwners Tiffany Dwell Lashmet, Texas A&M Agrilife Extensin In the last few mnths, I have heard frm several Texas landwners wh have been cntacted by slar cmpanies seeking

More information

Financial Planning Agreement

Financial Planning Agreement Financial Planning Agreement This Financial Planning Agreement, the ( Agreement ), dated as f, 20, is by and between Vulcan Investments LLC, 2100 SuthBridge Pkwy, Suite 650 Birmingham, AL. 35209, an investment

More information

Public consultation paper

Public consultation paper Public cnsultatin paper Nvember 2012 Public cnsultatin n guidelines fr prfessinal indemnity insurance arrangements fr nurses and nurse practitiners. Please prvide feedback by email t: nmbafeedback@ahpra.gv.au

More information

City of Newburgh DEPARTMENT OF PLANNING & DEVELOPMENT City Hall 83 Broadway Newburgh, New York 12550 www.cityofnewburgh-ny.gov

City of Newburgh DEPARTMENT OF PLANNING & DEVELOPMENT City Hall 83 Broadway Newburgh, New York 12550 www.cityofnewburgh-ny.gov City f Newburgh City Hall 83 Bradway Newburgh, New Yrk 12550 www.cityfnewburgh-ny.gv Hmewner Emergency Repair Prgram Applicatin 2015-2016 Page 1 f 9 06/01/2016 City f Newburgh City Hall 83 Bradway Newburgh,

More information

New Hampshire. Address: New Hampshire Real Estate Commission 64 South Street Concord, NH 03301-3670

New Hampshire. Address: New Hampshire Real Estate Commission 64 South Street Concord, NH 03301-3670 New Hampshire Gverning Agency New Hampshire Real Estate Cmmissin Website: http://www.nh.gv/nhrec/ Address: New Hampshire Real Estate Cmmissin 64 Suth Street Cncrd, NH 03301-3670 Telephne N.: (603) 271-2701

More information

3/2 MBA Application Instructions

3/2 MBA Application Instructions 3/2 MBA Applicatin Instructins IMPORTANT INFORMATION Deadlines fr admissin are psted t the 3/2 MBA website. Applicatins are encuraged t be submitted by Nvember 1 f the Junir year. Please nte that all required

More information

OUR DISCIPLINARY POLICY

OUR DISCIPLINARY POLICY OUR DISCIPLINARY POLICY WHO is this plicy fr? Channel 4 emplyees wh ve passed their prbatinary perid Channel 4 managers This plicy des nt frm part f any emplyee s cntract f emplyment and we may amend it

More information

FINANCIAL OPTIONS. 2. For non-insured patients, payment is due on the day of service.

FINANCIAL OPTIONS. 2. For non-insured patients, payment is due on the day of service. FINANCIAL OPTIONS 1. Fr thse patients wh carry dental insurance, all c-payments are due n date f service. We will file yur claim as a service t yu, and will d ur very best t maximize yur benefits. We accept

More information

Department of Justice, Criminal Justice Standards Division Contact: Trevor Allen (919) 779-8211

Department of Justice, Criminal Justice Standards Division Contact: Trevor Allen (919) 779-8211 Title: Annual In-Service Training Agency: Department f Justice, Criminal Justice Standards Divisin Cntact: Trevr Allen (919) 779-8211 Impact Summary: State Gvernment: N Lcal Gvernment: N (minimal) Substantial

More information

NAIC Replacement Requirements For Certain Life Insurance Policies And Annuity Contracts

NAIC Replacement Requirements For Certain Life Insurance Policies And Annuity Contracts NAIC Replacement Requirements Fr Certain Life Insurance Plicies And Annuity Cntracts Duties f Prducers If a transactin invlves a replacement, the prducer must leave with the applicant, at the time an applicatin

More information

ERISA Compliance FAQs: Fiduciary Responsibilities

ERISA Compliance FAQs: Fiduciary Responsibilities Brught t yu by Mrris & Reynlds Insurance ERISA Cmpliance FAQs: Fiduciary Respnsibilities The Emplyee Retirement Incme Security Act f 1974 (ERISA) is a federal law that sets minimum standards fr emplyee

More information

ACQUIRED RARE DISEASE DRUG THERAPY EXCEPTION PROCESS

ACQUIRED RARE DISEASE DRUG THERAPY EXCEPTION PROCESS ADMINISTRATIVE POLICY ACQUIRED RARE DISEASE DRUG THERAPY EXCEPTION PROCESS Plicy Number: ADMINISTRATIVE 19.8 T Effective Date: Octber 1, 014 Table f Cntents CONDITIONS OF COVERAGE... BENEFIT CONSIDERATIONS...

More information

STUDENT VETERAN BENEFIT CHECKLIST For POST 9/11 GI BILL AND SELECTIVE RESERVE EDUCATIONAL PROGRAMS 1606 & 1607

STUDENT VETERAN BENEFIT CHECKLIST For POST 9/11 GI BILL AND SELECTIVE RESERVE EDUCATIONAL PROGRAMS 1606 & 1607 Financial Aid, Schlarships, Veterans and Fster Yuth Prgrams 6201 Winnetka Avenue, Wdland Hills CA 91371-0002 Veterans: (818) 710-3316 ext 3316 FAX: (818) 704-8221 www.piercecllege.edu/ffices/financial_aid/veterans.asp

More information

Information Bulletin PT 204/09.15

Information Bulletin PT 204/09.15 Infrmatin Bulletin PT 204/09.15 Operatr Accreditatin fr Limusine Services What is peratr accreditatin? The Transprt Operatins (Passenger Transprt) Act 1994 requires peratrs f public passenger services

More information

IN THE IOWA DISTRICT COURT FOR WINNESHIEK COUNTY. Defendant, after consultation with counsel, makes the following statements:

IN THE IOWA DISTRICT COURT FOR WINNESHIEK COUNTY. Defendant, after consultation with counsel, makes the following statements: IN THE IOWA DISTRICT COURT FOR WINNESHIEK COUNTY STATE OF IOWA, ) ) CASE NO. Plaintiff, ) ) vs., ) ) Defendant. ) ) WRITTEN GUILTY PLEA AND ) WAIVER OF RIGHTS Defendant, after cnsultatin with cunsel, makes

More information

Data Protection Act Data security breach management

Data Protection Act Data security breach management Data Prtectin Act Data security breach management The seventh data prtectin principle requires that rganisatins prcessing persnal data take apprpriate measures against unauthrised r unlawful prcessing

More information

RUTGERS POLICY. Responsible Executive: Vice President for Information Technology and Chief Information Officer

RUTGERS POLICY. Responsible Executive: Vice President for Information Technology and Chief Information Officer RUTGERS POLICY Sectin: 70.1.1 Sectin Title: Infrmatin Technlgy Plicy Name: Acceptable Use Plicy fr Infrmatin Technlgy Resurces Frmerly Bk: N/A Apprval Authrity: Senir Vice President fr Administratin Respnsible

More information

STANDARDS OF THE MINNESOTA LEMON LAW

STANDARDS OF THE MINNESOTA LEMON LAW STANDARDS OF THE MINNESOTA LEMON LAW The fllwing is a brief explanatin f mst relevant prvisins f the Minnesta lemn law. The cmplete text f the lemn law can be fund at Minn. Stat. Ann Sec. 325F.665. VEHICLES

More information

Group Term Life Insurance: Table I Straddle Testing and Imputed Income for Dependent Life Insurance

Group Term Life Insurance: Table I Straddle Testing and Imputed Income for Dependent Life Insurance An American Benefits Cnsulting White Paper American Benefits Cnsulting, LLC 99 Park Ave, 25 th Flr New Yrk, NY 10016 212 716-3400 http://www.abcsys.cm Grup Term Life Insurance: Table I Straddle Testing

More information

seller property questionnaire addendum

seller property questionnaire addendum seller prperty questinnaire addendum This is a frm created by the San Dieg Assciatin f REALTORS and as such is nt cvered by the C.A.R. User Prtectin Agreement. This frm is intended fr use primarily in

More information

LEGAL BRIEF FORECLOSURE ON RENTAL PROPERTY March 2014

LEGAL BRIEF FORECLOSURE ON RENTAL PROPERTY March 2014 LEGAL BRIEF FORECLOSURE ON RENTAL PROPERTY March 2014 PREPARED BY NELLIS LAW CENTER, 4428 England Ave (Bldg 18), Nellis AFB, Nevada 89191-6505 702-652-5407, Appt. Line 702-652-7531 If yu rent prperty yu

More information

FAQs about Registration & Licensing in Dubai

FAQs about Registration & Licensing in Dubai FAQs abut Registratin & Licensing in Dubai Trade Names 1. Is it required t register a trade name in rder t apply fr an initial apprval? N, a trade name may be bked fr ne year renewable perid, against payment

More information

Conventional Condominium Policy

Conventional Condominium Policy Cnventinal Cndminium Plicy www.newleafwhlesale.cm Overview NewLeaf will riginate and fund mrtgage lans secured by units in cndminium prjects that meet FNMA/FHLMC/ NewLeaf eligibility criteria. Cndminium

More information

POLICIES AND PROCEDURES

POLICIES AND PROCEDURES POLICIES AND PROCEDURES Department: Campus Safety and Security and Welcme Center/Infrmatin Subject: Rental Vehicle Insurance Date Issued: December 16, 2005 Date Revised: March 23, 2009; Octber 1, 2011

More information

Dear Brightleaf at the Park Owners,

Dear Brightleaf at the Park Owners, Dear Brightleaf at the Park Owners, Membership t the Brightleaf Club is nw included with all new cnstructin hmes being sld in Brightleaf at the Park. Many f the riginal wners have requested the ptin fr

More information

Letter of Engagement. as instructed from time to time in respect of your/the company/trusts affairs

Letter of Engagement. as instructed from time to time in respect of your/the company/trusts affairs We enclse material which sets ut: Letter f Engagement Infrmatin fr clients which lawyers are required by the New Zealand Law Sciety t prvide; and Our standard terms f engagement. Services t be prvided

More information

Kentwood Police Department 4742 Walma Ave SE Kentwood, Michigan 49512 (616) 698-6580 http://www.ci.kentwood.mi.us REPORTING IDENTITY THEFT

Kentwood Police Department 4742 Walma Ave SE Kentwood, Michigan 49512 (616) 698-6580 http://www.ci.kentwood.mi.us REPORTING IDENTITY THEFT Kentwd Plice Department 4742 Walma Ave SE Kentwd, Michigan 49512 (616) 698-6580 http://www.ci.kentwd.mi.us REPORTING IDENTITY THEFT If yu are the victim f identity theft and ne f the fllwing cnditins are

More information

FundingEdge. Guide to Business Cash Advance & Bank Statement Loan Programs

FundingEdge. Guide to Business Cash Advance & Bank Statement Loan Programs Guide t Business Cash Advance & Bank Statement Lan Prgrams Cash Advances: $2,500 - $1,000,000 Business Bank Statement Lans: $5,000 - $500,000 Canada Cash Advances: $5,000 - $500,000 (must have 9 mnths

More information

Sonny s Franchise Company 201 North New York Avenue 3rd floor Winter Park, FL 32789

Sonny s Franchise Company 201 North New York Avenue 3rd floor Winter Park, FL 32789 Snny s Franchise Cmpany 201 Nrth New Yrk Avenue 3rd flr Winter Park, FL 32789 Phne: (407) 660-8888 Fax: (407) 660-1285 Email: sates@snnysbbq.cm Name Address PRELIMINARY FRANCHISE APPLICATION Befre filling

More information

Hampton Roads Orthopaedics & Sports Medicine. Notice of Privacy Practices

Hampton Roads Orthopaedics & Sports Medicine. Notice of Privacy Practices This is being prvided t yu as a requirement f the privacy regulatins issued under the Health Insurance Prtability and Accuntability Act f 1996 (HIPAA). This ntice describes hw HROSM may use and disclse

More information

CFD AND SPOT FOREX TERMS: DEPOSIT ACCOUNTS

CFD AND SPOT FOREX TERMS: DEPOSIT ACCOUNTS 1. Structure 1.1 When we engage in cfd r spt frex trading with yu, we d s n the basis f: - ur General Terms; these terms, i.e. ur CFD and Spt Frex Terms. 1.2 The CFD and Spt Frex Terms deal with matters

More information

Mortgage Foreclosure Best Practices

Mortgage Foreclosure Best Practices Mrtgage Freclsure Best Practices Senate Enrlled Act 492, cdified at I.C. 32-30-10.5 et seq., gave defendants in residential mrtgage freclsure actins the right t request a settlement cnference. Since this

More information

Military: Exemptions for Texas Veterans (Hazlewood Exemption) FAQs

Military: Exemptions for Texas Veterans (Hazlewood Exemption) FAQs Military: Exemptins fr Texas Veterans (Hazlewd Exemptin) FAQs What charges are cvered? What charges are nt cvered? Des the Hazlewd Act cver teacher certificatin fees? Des the Hazlewd Act cver credit by

More information

UNIVERSITY OF WINCHESTER

UNIVERSITY OF WINCHESTER UNIVERSITY OF WINCHESTER INTRODUCTION DEBT MANAGEMENT POLICY: STUDENTS ACADEMIC YEAR 15/16 This dcument sets ut the plicy f the University in relatin t student debt, alng with the debt management prcedures

More information

Frequently Asked Questions About I-9 Compliance

Frequently Asked Questions About I-9 Compliance Frequently Asked Questins Abut I-9 Cmpliance What is required t verify wrk authrizatin? The basic requirement t verify wrk authrizatin is the Frm I-9. This frm is available n the HR website: http://www.fit.edu/hr/dcuments/frms/i-9.pdf

More information

BridgeValley Community and Technical College Financial Aid Office 2015-2016 Maximum Hour Financial Aid Suspension Appeal Process

BridgeValley Community and Technical College Financial Aid Office 2015-2016 Maximum Hour Financial Aid Suspension Appeal Process BridgeValley Cmmunity and Technical Cllege Financial Aid Office 2015-2016 Maximum Hur Financial Aid Suspensin Appeal Prcess T receive financial aid administered by BridgeValley Cmmunity and Technical Cllege,

More information

CMS Eligibility Requirements Checklist for MSSP ACO Participation

CMS Eligibility Requirements Checklist for MSSP ACO Participation ATTACHMENT 1 CMS Eligibility Requirements Checklist fr MSSP ACO Participatin 1. General Eligibility Requirements ACO participants wrk tgether t manage and crdinate care fr Medicare fee-fr-service beneficiaries.

More information

TITLE: Supplier Contracting Guidelines Process: FIN_PS_PSG_050 Replaces: Manual Sections 6.4, 7.1, 7.5, 7.6, 7.11 Effective Date: 10/1/2014 Contents

TITLE: Supplier Contracting Guidelines Process: FIN_PS_PSG_050 Replaces: Manual Sections 6.4, 7.1, 7.5, 7.6, 7.11 Effective Date: 10/1/2014 Contents TITLE: Supplier Cntracting Guidelines Prcess: FIN_PS_PSG_050 Replaces: Manual Sectins 6.4, 7.1, 7.5, 7.6, 7.11 Cntents 1 Abut university supplier cntracting... 2 2 When is a cntract required?... 2 3 Wh

More information

LASTING POWER OF ATTORNEY EXPLANATORY LEAFLET

LASTING POWER OF ATTORNEY EXPLANATORY LEAFLET LASTING POWER OF ATTORNEY EXPLANATORY LEAFLET A Pwer f Attrney is a legal dcument where a persn gives anther persn r persns (the Attrney) authrity t make certain decisins n his r her behalf. A Lasting

More information

25 CFR 162 Leases & Permits (Residential, Business, and Wind & Solar Resource)

25 CFR 162 Leases & Permits (Residential, Business, and Wind & Solar Resource) 25 CFR 162 Leases & Permits (Residential, Business, and Wind & Slar Resurce) The Bureau f Indian Affairs (BIA) is prpsing t revise 25 CFR 162, Leases and Permits, t add prvisins specific t residential

More information

0820.02 Workers Disability Compensation Claims Procedures Issued: January 1, 1994 Revised: March 29, 2012

0820.02 Workers Disability Compensation Claims Procedures Issued: January 1, 1994 Revised: March 29, 2012 State f Michigan Administrative Guide t State Gvernment 0820.02 Wrkers Disability Cmpensatin Claims Prcedures Issued: January 1, 1994 Revised: March 29, 2012 SUBJECT: APPLICATION: PURPOSE: CONTACT AGENCY:

More information

St Andrews Christian College BOARD CONFLICT OF INTEREST POLICY

St Andrews Christian College BOARD CONFLICT OF INTEREST POLICY St Andrews Christian Cllege BOARD CONFLICT OF INTEREST POLICY April 2011 St Andrews Christian Cllege 2 Bard Cnflict f Interest Plicy Plicy Dcument Infrmatin Plicy Name Bard Cnflict f Interest Plicy Authr/Supervisr

More information

Purpose Statement. Objectives

Purpose Statement. Objectives Apprved by Academic Affairs Cuncil, June 24, 2014 Faculty Handbk Part VI: Other Plicies and Prcedures Sectin R. Intellectual Prperty Classified Emplyee Handbk Part VI: Other Plicies and Prcedures Sectin

More information

University of Texas at Dallas Policy for Accepting Credit Card and Electronic Payments

University of Texas at Dallas Policy for Accepting Credit Card and Electronic Payments University f Texas at Dallas Plicy fr Accepting Credit Card and Electrnic Payments Cntents: Purpse Applicability Plicy Statement Respnsibilities f a Merchant Department Prcess t Becme a Merchant Department

More information