Program Spotlight:     Keeping Downtown El Cajon Clean & Safe
Article by:    Community Development Corporation

Illegal Dumping:     How do I deal with it?

Illegal dumping is often a problem in Downtown El Cajon. Illegal dumping occurs when someone has disposed of a mattress, an old washing machine, or any other large item such as a couch or love seat. People guilty of this offense usually choose an alley, someone else's dumpster area, or a private parking lot and usually operate under cover or darkness.

The El Cajon Municipal Code states in part that "It is unlawful for any person to place, dump, deposit or throw away any solid waste, recyclables, yard waste or other refuse or debris of any kind upon any public highway, or public place, or upon any private property whatsoever, within the city." Violators are guilty of a misdemeanor.

If the dumping has occurred in the public right of way such as an alley, sidewalk or street within the Downtown El Cajon Area, our Clean & Safe team will remove the item(s) as soon as possible.

You can call the Ambassador Hotline at (619) 572-4090.

Illegal dumping that occurs on private property is the responsibility of the property owner.

Property owners should call Waste Management at (619) 596-5100 to arrange pickup as soon as possible.

To report any observed illegal dumping, or for any questions, please call our

Ambassador Hotline (619) 572 4090. Let's work together to keep Downtown El Cajon Clean & Safe.  

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Noah Flood Alert 

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Also view:    Water Leak Detection Equipment

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August 5, 2007

DAVIS – Students and landlords, beware: It is scam season in college towns like Davis.

Worthless money orders in large amounts to rent apartments are arriving in the mail from scam artists posing as renters. Landlords are cashing the counterfeit money orders, taking out the first month's rent and wiring the extra money back to the supposed renter.  By the time the bank tells the landlords that the checks they cashed are worthless, it is too late. The result: Davis residents are minus thousands of dollars that end up in foreign bank accounts. Although the scam occurs nationwide, Davis police said it is prevalent in college towns where rental turnover is high.

“Leases are expiring,” said Davis Police Sgt. Scott Smith. “Any community like Davis where houses are turning over and students are looking for roommates makes us particularly vulnerable.”

In the summer, landlords are looking for renters to replace students who graduated and moved on. And students are advertising for roommates to help cover the rent.

“Ads are being placed,” Smith said. “They are invitations for these fraud operations to target us.”

One University of California Davis student, scammed out of more than $8,800, told police that her travails began about March 15 when she posted an ad on the Craig's List Web site.  Looking for someone to sublet her apartment, she got her first e-mail response from “Sandy Ferguson.” Ferguson said she was moving from London and was looking forward to living in Davis . A deal was struck, and after a few weeks, a check for $4,325 arrived in the mail from Ferguson , according to a written statement from the victim. The Davis woman, whom police declined to name, had only asked for $500 to cover a deposit and the first month's rent.

Police say scam artists usually explain that the extra money was a “mistake” or a miscommunication between the scammer and their parents or secretary.

Ferguson asked the Davis woman to do her a favor: Send some of the extra money via Western Union to her shipping agent so that her luggage could clear customs. On April 12, the unsuspecting Davis woman deposited what she called the “check” from Ferguson and wired $2,415 to the shipping agent, a man in Nigeria .

Ferguson then e-mailed the Davis woman, asking that another chunk of the extra money be sent to her shipping agent. On April 19, $1,592 was wired.  Then, another e-mail from Ferguson said the luggage was too heavy. An additional $199 was e-mailed by the Davis woman.

By this time, the woman had returned so much money from the worthless check that she no longer had enough to cover the apartment's deposit and the first month's rent.  Still not suspecting she was being scammed, she e-mailed Ferguson , asking for enough to reserve the room. She got what later turned out to be another worthless money order a few weeks later for $7,200.

Luggage supposedly still in limbo, Ferguson e-mailed the Davis woman to send $2,767 to her agent May 19, which the Davis woman did. A few days later, Ferguson e-mailed that her shipping agent had asked for more, and the Davis woman sent $1,869 on May 22.

The scam ended abruptly when the Davis woman's bank sent her a letter, charging her a $10 fee for a returned check.   Sandy 's check account was closed,” the woman said in her police statement. “No such account. That was when I finally found out I had been a victim of scam.”

Many scam artists are from Nigeria , Kenya , England and France , Smith said. They typically say they are students and establish a trust via e-mail.   “There are usually a lot of red flags that go up, but we tend to be trusting,” Smith said. “The excitement of having a new roommate and the many e-mails develop a trust.”

The checks or money orders look legitimate but are counterfeit.

“If you receive something in the mail and you are asked to send cash back, then it is a fraud,” Smith said.

Losses by Davis residents in the rental scam are generally running between $1,500 and $3,000.

“You can see if you do several hundred of these from overseas, if you get four or five people to send money, then that is a pretty good paycheck for just corresponding on the Internet,” Smith said.

View this story at http://www.signonsandiego.com/uniontrib/20070805/news_1h05scam.html

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Service Members Civil Relief Act, Simplified

From, Rod Powers  *****  Your Guide to U.S. Military
 

The very nature of military service often compromises the ability of service members to fulfill their financial obligations and to assert many of their legal rights. Congress and the state legislatures have long recognized the need for protective legislation.

During the Civil War, the United States Congress enacted an absolute moratorium on civil actions brought against Federal soldiers and sailors, and various southern states enacted similar legislation. During World War I, Congress passed the Soldiers' and Sailors' Civil Relief Act of 1918. The 1918 statute did not create a moratorium on actions against service members, but it directed trial courts to take whatever action equity required when a service member's rights were involved in a controversy.

In 1940, the law was completely re-written, to expand legal protections to service members.

Experience during World War II and subsequent armed conflicts made certain changes in the statute necessary. The first of these amendments became law in 1942. In amending the Act, Congress was motivated, in part, by the desire to override court decisions that, in some instances, had led to restrictive interpretations of the Act. The act went on to receive several minor changes over the years.

In 2003, the Soldiers and Sailors Civil Relief Act was completely re-written, and re-named the Service members Civil Relief Act. The bill was signed into law by President Bush on December 19, 2003 . This is the law that now governs legal protections for members of the United States Military.

Reservists and members of the National Guard (when in active federal service) are also protected under the SSCRA. SSCRA (for all) begins on the first day of active duty, which means when the person ships out to basic training (Basic Training, and job-school are considered active duty for Guard and Reserve personnel, as well as active duty personnel). Some protections under the act extend for a limited time beyond active duty discharge or release but are tied to the discharge/release date. Additionally, some of the Act’s protections extend to the members’ dependents.

National Guard members recalled for State duty are also protected by the Service member's Civil Relief Act in certain circumstances. National Guard members are entitled to SCRA protection when called to state active duty under Title 32, if the duty is because of a federal emergency, the request for active duty is made by the President or Secretary of Defense, and the member is activated for longer than 30 days. An example of this would be the National Guard members who were activated by the states, at the request of the President, to provide security for airports after 9-11.

Major Legal Protections:

Termination of Residential Leases. The SCRA allows individuals to break a lease when they go onto active duty, if the lease was entered into before going onto active duty. Additionally, the act allows a service member to terminate a residential lease entered into while in the military, if the member receives permanent change of station ( PCS ) orders, or orders to deploy for a period of not less than 90 days.  This protection covers "lease of premises occupied, or intended to be occupied, by a service member or a service member’s dependents for a residential, professional, business, agricultural, or similar purpose."

To break a lease under these provisions, the service member must make the request in writing, and must include a copy of their orders (orders placing them on active duty, PCS orders, or deployment orders). The member may deliver the notification by hand, by commercial carrier, or by mail (return receipt requested).

The termination date for a lease that requires monthly rent, the earliest termination date is 30 days after the first date on which the next payment is due, following proper notification of termination of lease. For example, if Sgt John pays his rent on the first of every month, and he notifies his landlord (and gives the landlord a copy of his orders), on the 18th of June, that he wishes to terminate the lease under the provisions of the SCRA, the earliest termination date  1 August (the next rent is due 1 July, and 30 days later is 1 August).   

If it's some other arrangement, other than monthly rent, the earliest termination of the lease is the last day of the month, following the month in which the notice is given. So, if notice is given on 20 June, the earliest termination date would be 31 July.

I'm often asked, "What if there are other people on the lease? Who has to make up the rent?" Not the landlord, that's for sure. Also, not the service member. The SCRA is silent in this area. In most states, the burden would likely fall on the remaining roommates. They would either have to make up the military member's share of the rent, or find another roommate. The SCRA gives the military member the right to terminate his/her own portion of the lease early, but the law does not require the landlord to decrease the amount of total rent for the property, nor does the law protect remaining non-military roommates (unless, of course, they are the member's legal dependents).

Automobile Leases: Military members may also terminate automobile leases in certain circumstances. Just like with residential leases, if a member enters into an automobile lease before going on active duty, the member may request termination of the lease when he/she goes onto active duty.  However, for this to apply, the active duty must be for at least 180 continuous days. So, if a person joined the Reserves, and had orders for basic training and technical school, the total of which was only 120 days, he/she could not terminate the automobile lease under this act.  

Additionally, military members making a permanent change of station ( PCS ) move, or who deploy for 180 days or longer may terminate such leases.  The act specifically covers " lease of a motor vehicle used, or intended to be used, by a service member or a service member’s dependents for personal or business transportation."  To terminate the lease, the member must make the request in writing, along with a copy of orders. The member may deliver the notification by hand, by commercial carrier, or by mail (return receipt requested). Additionally, the member must then return the vehicle to the lessor within 15 days of delivery of the termination notice.

The lessor is prohibited from charging an early lease termination fee. However, any taxes, summonses, and title and registration fees and any other obligation and liability of the lessee in accordance with the terms of the lease, including reasonable charges to the lessee for excess wear, use and mileage, that are due and unpaid at the time of termination of the lease shall be paid by the lessee.

Evictions from leased housing:   Service members may seek protection from eviction under SSCRA. The rented/leased property must be occupied by the service member or his/her dependents for the purpose of housing, and the rent can not exceed $2,400 (for 2004 -- the actual amount is automatically adjusted each year, by the inflation rate). The service member or dependent who has received notice of an eviction must submit a request to the court for protection under the SSCRA. If the court finds that the service member’s military duties have materially affected his ability to pay his rent timely, the judge may order a stay, postponement, of the eviction proceeding for up to 3 months or make any other “just” order.  

Installment Contracts:  The SCRA gives certain protections against repossessions for installment contracts (including automobile leases). If the contract was entered into before going on active duty and at least one payment was made before that time, the creditor cannot repossess the property, while the member is on active duty, nor can they terminate the contract for breach, without a court order.

6% Interest Rate :  If a service member’s military obligation has affected his/her ability to pay on financial obligations such as credit cards, loans, mortgages, etc., the service member can have his/her interest rate capped at 6% for the duration of the service member’s military obligation.

Qualifying debts are debts that were incurred by the service member, or the service member and their spouse, jointly, before coming on active duty. Debts entered into after going on active duty are not so protected.

Notice that this particular provision of the act only applies if a service member’s military service affects their ability to pay. However, the burden is on the creditor to seek relief in court if the creditor believes  that the service member’s military career does not materially affect his/her ability to pay. The creditor    must comply, unless he/she gets a court-order stating otherwise.

In order for an obligation or liability of a service member to be subject to the interest rate limitation, the service member must provide to the creditor written notice and a copy of the military orders calling the service member to military service and any orders further extending military service, not later than 180   days after the date of the service member’s termination or release from military service. Upon receipt of notice, the creditor must reduce the interest rate to a maximum of 6 percent, effective the first day of active duty (even if the service member makes the request at a later time).

The law unambiguously states that no interest above 6 percent can accrue for credit obligations while on active duty (for debts incurred before going onto active duty), nor can that excess interest become due once the service member leaves active duty (that was a "trick" some creditors tried under the old law) – instead that portion above 6 percent is permanently forgiven. Furthermore, the monthly payment must be reduced by the amount of interest saved during the covered period.

Court Proceedings:  If a service member is a defendant in a civil court proceeding, the court may (note   the word "may"), on its own motion, grant a 90-day stay (delay) in the proceedings.

 If the service member asks for a stay, the court must grant a minimum 90 day stay, if:

 1.  The service member submits a letter or other communication setting forth facts stating the manner in which current military duty requirements materially affect the service member’s ability to appear and  stating a date when the service member will be available to appear; and

 2.  The service member submits a letter or other communication from the service member’s commanding officer stating that the service member’s current military duty prevents appearance and that military leave   is not authorized for the service member at the time of the letter.

The provision applies to civil lawsuits, suits for paternity, child custody suits, and bankruptcy debtor/creditor meetings, and administrative proceedings.  The new act specifically states that a service member communicating with the court requesting a stay does not constitute an appearance for jurisdictional purposes and does not constitute a waiver of any substantive or procedural defense (including a defense relating to lack of personal jurisdiction). Under the old act, some courts held that merely communicating with the court (i.e., requesting a stay, implied that the member agreed to jurisdiction of the court).

A service member who is granted a stay may request an additional stay; if he/she can show that military requirements affect his/her ability to appear (commander's letter is also needed). However, the court is not obligated to grant the additional stay. If the court refuses to grant an additional stay of proceedings, the  court must appoint counsel to represent the service member in the action or proceeding.

If a default judgment is entered in a civil action against a service member during the service member’s period of military service (or within 60 days after termination of or release from such military service),   the court entering the judgment must, upon application by or on behalf of the service member, reopen the judgment for the purpose of allowing the service member to defend the action if it appears that--

 1.  the service member was materially affected by reason of that military service in making a defense to   the action; and

 2.  the service member has a meritorious or legal defense to the action or some part of it.

Enforcement of Obligations, Liabilities, Taxes.   A service member or dependent may, at any time during his/her military service, or within 6 months thereafter, apply to a court for relief of any obligation or liability incurred by the service member or dependent prior to active duty or in respect to any tax or assessment whether falling during or prior to the service member’s active military service. The court may grant stays of enforcement during which time no fine or penalty can accrue.

Additionally, the act prevents service members from a form of double taxation that can occur when they have a spouse who works and is taxed in a state other than the state in which they maintain their permanent legal residence. The law prevents states from using the income earned by a service member in determining the spouse’s tax rate when they do not maintain their permanent legal residence in that state.

Re-employment Rights.  Contrary to what many people believe, there are no provisions for Reemployment Rights as part of the Soldiers and Sailors Civil Relief Act. Reemployment rights are a completely separate legislation, The Uniformed Services Employment and Reemployment Rights Act of 1994 (USERRA).

Military Employment/Reemployment Rights From the United States Department of Labor

Uniformed Services Employment & Reemployment Rights Act

The Uniformed Services Employment and Reemployment Rights Act of 1994 (USERRA).was signed on October 13, 1994 . The provisions of the act are contained under United States Code, Title 38, Sections 4301 through 4333.

The Act applies to persons who perform duty, voluntarily or involuntarily, in the "uniformed services," which include the Army, Navy, Marine Corps, Air Force, Coast Guard, and Public Health Service commissioned corps, as well as the reserve components of each of these services. Federal training or service in the Army National Guard and Air National Guard also gives rise to rights under USERRA.

Uniformed service includes active duty, active duty for training, inactive duty training (such as drills), initial active duty training, and funeral honors duty performed by National Guard and reserve members, as well as the period for which a person is absent from a position of employment for the purpose of an examination to determine fitness to perform any such duty.

Who’s eligible for reemployment?

Reemployment rights extend to persons who have been absent from a position of employment because of "service in the uniformed services." "Service in the uniformed services" means the performance of duty on  a voluntary or involuntary basis in a uniformed service, including:

Active duty

Active duty for training

Initial active duty for training

Inactive duty training

Full-time National Guard duty.

Absence from work for an examination to determine a person’s fitness for any of the above types of duty.

Funeral honors duty performed by National Guard or reserve members

The "uniformed services" consist of the following:

Army, Navy, Marine Corps, Air Force, or Coast Guard.

Army Reserve, Naval Reserve, Marine Corps Reserve, Air Force Reserve, or Coast Guard Reserve.

Army National Guard or Air National Guard.

Commissioned Corps of the Public Health Service.

Any other category of persons designated by the President in time of war or emergency.

Advance Notice:

The law requires all employees to provide their employers with advance notice of military service.

Notice may be either written or oral. It may be provided by the employee or by an appropriate officer of  the branch of the military in which the employee will be serving. However, no notice is required if:

1.   military necessity prevents the giving of notice; or

2.   the giving of notice is otherwise impossible or unreasonable.

Duration of Service:

The cumulative length service that causes a person’s absences from a position may not exceed five years. Most types of service will be cumulatively counted in the computation of the five-year period.

Exceptions:  Eight categories of service are exempt from the five-year limitation. These include:

 1.  Service required beyond five years to complete an initial period of obligated service. Some military specialties, such as the Navy’s nuclear power program, require initial active service obligations beyond five years.

 2.  Service from which a person, through no fault of the person, is unable to obtain a release within the   five year limit. For example, the five-year limit will not be applied to members of the Navy or Marine Corps whose obligated service dates expire while they are at sea. Nor will it be applied when service members are involuntarily retained on active duty beyond the expiration of their obligated service date (STOP LOSS).

Required training for reservists and National Guard members:   The two-week annual training sessions and monthly weekend drills mandated by statute for reservists and National Guard members are exempt from the five-year limitation. Also excluded are additional training requirements certified in writing by the Secretary of the service concerned to be necessary for individual professional development.

 1.  Service under an involuntary order to, or to be retained on, active duty during domestic emergency or national security related situations.

 2.  Service under an order to, or to remain on, active duty (other than for training) because of a war or national emergency declared by the President or Congress. This category includes service not only by persons involuntarily ordered to active duty, but also service by volunteers who receive orders to active duty.

Employment Rights:

Active duty (other than for training) by volunteers supporting "operational missions" for which Selected Reservists have been ordered to active duty without their consent. Such operational missions involve circumstances other than war or national emergency for which, under presidential authorization, members  of the Selected Reserve may be involuntarily ordered to active duty under Title 10, U.S.C. Section 12304. The recent U.S. military involvement in support of restoration of democracy in Haiti (“Uphold Democracy”) was such an operational mission as is the operation in Bosnia (“Joint Endeavor”).

 1. This sixth exemption for the five-year limitation covers persons who are called to active duty after volunteering to support operational missions.  Persons involuntarily ordered to active duty for operational missions would be covered by the fourth exemption, above.

 2.  Service by volunteers who are ordered to active duty in support of a "critical mission or requirement"  in times other than war or national emergency and when no involuntary call up is in effect. The Secretaries of the various military branches each have authority to designate a military operation as a critical mission  or requirement.

 3.  Federal service by members of the National Guard called into action by the President to suppress an insurrection, repel an invasion, or to execute the laws of the United States.

Disqualifying service:

When would service be disqualifying? The statute lists four circumstances:

 1.  Separation from the service with a dishonorable or bad conduct discharge.

 2.  Separation from the service under other than honorable conditions.

 3.  Dismissal of a commissioned officer in certain situations involving a court martial or by order of the President in time of war (Section 1161(a) of Title 10).

 4.  Dropping an individual from the rolls when the individual has been absent without authority for more than three months or who is imprisoned by a civilian court. (Section 1161(b) of Title 10).

Reporting back to work:

Service of 1 to 30 days:  The person must report to his or her employer by the beginning of the first regularly scheduled work day that would fall eight hours after the end of the calendar day. For example, an employer cannot require a service member who returns home at 10:00 p.m. to report to work at 12:30 a.m. that night. But the employer can require the employee to report for the 6:00 a.m. shift the next morning.

If, due to no fault of the employee, timely reporting back to work would be impossible or unreasonable,    the employee must report back to work as soon as possible.

Fitness Exam:  The time limit for reporting back to work for a person who is absent from work in order to take a fitness-for-service examination is the same as the one above for persons who are absent for 1 to 30 days. This period will apply regardless of the length of the person’s absence.

Service of 31 to 180 days:  An application for reemployment must be submitted no later than 14 days after completion of a person’s service. If submission of a timely application is impossible or unreasonable through no fault of the person, the application must be submitted as soon as possible. If the 14th day falls   on a day when the offices are not open, or there is otherwise no one available to accept the application, the time extends to the next business day.

Service of 181 or more days:   An application for reemployment must be submitted no later than 90 days after completion of a person’s military service. If the 90th day falls on a day when the offices are not open, or there is otherwise no one available to accept the application, the time extends to the next business day.

Disability incurred or aggravated:  The reporting or application deadlines are extended for up to two years for persons who are hospitalized or convalescing because of a disability incurred or aggravated during the period of military service.  The two-year period will be extended by the minimum time required to accommodate a circumstance beyond an individual’s control that would make reporting within the two-year period impossible or unreasonable.

Unexcused delay:   Are a person’s reemployment rights automatically forfeited if the person fails to report to work or to apply for reemployment within the required time limits? No. But the person will then be subject to the employer’s rules governing unexcused absences.

How to place eligible persons in a job:

Except with respect to persons who have a disability incurred in or aggravated by military service, the position into which a person is reinstated is based on the length of a person's military service.

1 to 90 days:   A person whose military service lasted 1 to 90 days must be "promptly reemployed" in the following order of priority:

(1) (A) in the job the person would have held had the person remained continuously employed, so long as the person is qualified for the job or can become qualified after reasonable efforts by the employer to qualify the person; or, (B) in the position of employment in which the person was employed on the date of the commencement of the service in the uniformed services, only if the person is not qualified to perform  the duties of the position referred to in subparagraph (A) after reasonable efforts by the employer to qualify the person.

(2) if the employee cannot become qualified for either position described above (other than for a disability incurred in or aggravated by the military service) even after reasonable employer efforts, the person is to be reemployed in a position that is the nearest approximation to the positions described above (in that order) which the person is able to perform, with full seniority.

With respect to the first two positions, employers do not have the option of offering other jobs of equivalent seniority, status, and pay.

91 or more days:   The law requires employers to promptly reemploy persons returning from military service of 91 or more days in the following order of priority:

 (1) (A). In the job the person would have held had the person remained continuously employed, or a position of like seniority status and pay, so long as the person is qualified for the job or can become qualified after reasonable efforts by the employer to qualify the person; or, (B) in the position of employment in which the person was employed on the date of the commencement of the service in the uniformed services, or a position of like seniority, status, and pay the duties of which the person is qualified to perform, only if the person is not qualified to perform the duties of the position referred to in subparagraph (A) after reasonable efforts by the employer to qualify the person.

 (2) If the employee cannot become qualified for the position either in (A) or (B) above: in any other position of lesser status and pay, but that most nearly approximates the above positions (in that order) that the employee is qualified to perform with full seniority.

"Escalator" position:  The reemployment position with the highest priority in the reemployment schemes reflects the "escalator" principle that has been a key concept in federal veterans' reemployment legislation. The escalator principle requires that each returning service member actually step back onto the seniority escalator at the point the person would have occupied if the person had remained continuously employed. The position may not necessarily be the same job the person previously held. For instance, if the person would have been promoted with reasonable certainty had the person not been absent, the person would be entitled to that promotion upon reinstatement. On the other hand, the position could be at a lower level    than the one previously held, it could be a different job, or it could conceivably be in layoff status.

Qualification efforts:    Employers must make reasonable efforts to qualify returning service members  who are not qualified for reemployment positions that they otherwise would be entitled to hold for reasons other than a disability incurred or aggravated by military service.

Employers must provide refresher training, and any training necessary to update a returning employee's skills in situation where the employee is no longer qualified due to technological advances. Training will not be required if it is an undue hardship for the employer, as discussed below.

If reasonable efforts fail to qualify a person for the first and second reemployment positions in the above schemes, the person must be placed in a position of equivalent or nearest approximation and pay that the person is qualified to perform (the third reemployment position in the above schemes).

"Prompt" reemployment:  The law specifies that returning service members be "promptly reemployed." What is prompt will depend on the circumstances of each individual case. Reinstatement after weekend National Guard duty will generally be the next regularly scheduled working day. On the other hand, reinstatement following five years on active duty might require giving notice to an incumbent employee  who has occupied the service member's position and who might possibly have to vacate that position.

Changed circumstances:   Reemployment of a person is excused if an employer's circumstances have changed so much that reemployment of the person would be impossible or unreasonable. A reduction-in-force that would have included the person would be an example.

Undue hardship:  Employers are excused from making efforts to qualify returning service members or   from accommodating individuals with service-connected disabilities when doing so would be of such difficulty or expense as to cause "undue hardship.

Seniority rights:   Reemployed service members are entitled to the seniority and all rights and benefits based on seniority that they would have attained with reasonable certainty had they remained continuously employed.

A right or benefit is seniority-based if it is determined by or accrues with length of service. On the other hand, a right or benefit is not seniority-based if it is compensation for work performed or is subject to a significant contingency.

Rights not based on seniority:   Departing service members must be treated as if they are on a leave of absence. Consequently, while they are away they must be entitled to participate in any rights and benefits not based on seniority that are available to employees on nonmilitary leaves of absence, whether paid or unpaid. If there is a variation among different types of nonmilitary leaves of absence, the service member   is entitled to the most favorable treatment so long as the nonmilitary leave is comparable. For example, a three-day bereavement leave is not comparable to a two-year period of active duty.  The returning employees shall be entitled not only to no seniority rights and benefits available at the time they left for military service, but also those that became effective during their service.

Vacation pay:   Service members must, at their request, be permitted to use any vacation that had accrued before the beginning of their military service instead of unpaid leave. However, it continues to be the law that service members cannot be forced to use vacation time for military service.

Health benefits:    The law provides for health benefit continuation for persons who are absent from work to serve in the military, even when their employers are not covered by COBRA. (Employers with fewer than 20 employees are exempt for COBRA.)   If a person's health plan coverage would terminate because  of an absence due to military service, the person may elect to continue the health plan coverage for up to 18 months after the absence begins or for the period of service (plus the time allowed to apply for reemployment), whichever period is shorter. The person cannot be required to pay more than 102 percent  of the full premium for the coverage. If the military service was for 30 or fewer days, the person cannot be required to pay more than the normal employee share of any premium.

Exclusions/waiting periods:   A waiting period or exclusion cannot be imposed upon reinstatement if  health coverage would have been provided to a person had the person not been absent for military service. However, an exception applies to disabilities determined by the Secretary of Veterans' Affairs (VA) to be service-connected.

Multi-employer:   Liability for employer contributions and benefits under multi-employer plans is to be allocated by the plan sponsor in such manner as the plan sponsor provides. If the sponsor makes no provision for allocation, liability is to be allocated to the last employer employing the person before the person's military service or, if that employer is no longer functional, to the plan.

Protection from discharge:   Under USERRA, a reemployed employee may not be discharged without cause as follows:

 1.  For one year after the date of reemployment if the person's period of military service was for more than six months (181 days or more).

 2.  For six months after the date of reemployment if the person's period of military service was for 31 to 180 days.

 3.  Persons who serve for 30 or fewer days are not being protected from discharge without cause. However, they are protected from discrimination because of military service or obligation.

Discrimination:   Employment discrimination because of past, current, or future military obligations is prohibited. The ban is broad, extending to most areas of employment, including:

1.  hiring;

2.  promotion;

3.  reemployment;

4.  termination; and

5.  benefits

Persons protected.   The law protects from discrimination past members, current members, and persons who apply to be a member of any of the branches of the uniformed services.  Previously, only Reservists and National Guard members were protected from discrimination. Under USERRA, persons with past, current, or future obligations in all branches of the military are also protected.

Standard/burden of proof:   If an individual's past, present, or future connection with the service is a motivating factor in an employer's adverse employment action against that individual, the employer has committed a violation, unless the employer can prove that it would have taken the same action regardless   of the individual's connection with the service. The burden of proof is on the employer once a prima facie case is established.   The enacted law clarifies that liability is possible when service connection is just one of an employer's reasons for the action.  To avoid liability, the employer must prove that a reason other  than service connection would have been sufficient to justify its action.   Both the standard and burden of proof now set out in the law apply to all cases, regardless of the date of the cause of action, including discrimination cases arising under the predecessor ("VRR") law.

Reprisals:

Employers are prohibited from retaliating against anyone:

 1.  who files a complaint under the law;

 2.  who testifies, assists or otherwise participates in an investigation or proceeding under the law; or

 3.  who exercises any right provided under the law. (whether or not the person has performed military service).

How the law is enforced:  

Regulations:  The Secretary of Labor is empowered to issue regulations implementing the statue. Previously, the Secretary lacked such authority. However, certain publications issued by the U.S. Department of Labor had been accorded "a measure of weight" by the courts.

Veterans' Employment and Training Service (VETS):  Reemployment assistance will continue to be provided by the Veterans' Employment and Training Service (VETS), of the Department of Labor. VETS investigates complaints and attempts to resolve them. Filing of complaints with VETS is optional. One can file a complaint with their local VETS office.

Access to documents:   The law gives VETS a right of access to examine and duplicate employer and employee documents that it considers relevant to an investigation. VETS also have the right of reasonable access to interview persons with information relevant to the investigation.

Subpoenas:   The law authorizes VETS to subpoena the attendance and testimony of witnesses and the production of documents relating to any matter under investigation.

Government-assisted court actions:   Persons whose complaints are not successfully resolved by VETS may request that their complaints be submitted to the Attorney General for possible court action. If the Attorney General is satisfied that a complaint is meritorious, the Attorney General may file a court action  on the complainant's behalf.

Private court actions:  Individuals continue to have the option to privately file court actions. They may do so if they have chosen not to file a complaint with VETS, have chosen not to request that VETS refer their complaint to the Attorney General, or have been refused representation by the Attorney General.

Double damages:   Award of back pay or lost benefits may be doubled in cases where violations of the  law are found to be "willful." "Willful" is not defined in the law, but the law's legislative history indicates the same definition that the U.S. Supreme Court has adopted for cases under the Age Discrimination in Employment Act should be used. Under that definition, a violation is willful if the employer's conduct was knowingly or recklessly in disregard of the law.

Fees:   The law, at the court's discretion, allows for awards of attorney fees, expert witness fees, and other litigation expenses to successful plaintiffs who retain private counsel. Also, the law bans charging of court fees or costs against anyone who brings suit.

Declaratory judgments:  Only persons claiming rights under the law may bring lawsuits. According to the law's legislative history, its purpose is to prevent employers, pension plans, or unions from filing actions for declaratory judgments to determine potential claims of employees.

When Does Daylight Time Begin and End?

U.S. Naval Observatory         Astronomical Applications Department

Currently, daylight time begins in the United States on the first Sunday in April and ends on the last Sunday in October. On the first Sunday in April, clocks are set ahead one hour at 2:00 a.m. local standard time, which becomes 3:00 a.m. local daylight time. On the last Sunday in October, clocks are set back one hour  at 2:00 a.m. local daylight time, which becomes 1:00 a.m. local standard time. These dates were recently modified with the passage of the Energy Policy Act of 2005, Pub. L. no. 109-58, 119 Stat 594 (2005). Starting in March 2007, daylight time in the United States will begin on the second Sunday in March and  end on the first Sunday in November.

Not all places in the U.S. observe daylight time. In particular, Hawaii and most of Arizona do not use it. Indiana just recently adopted the use of it beginning in 2006.

  • In 2006, daylight time begins on April 2 and ends on October 29.
  • In 2007, daylight time begins on March 11 and ends on November 4. [New law goes into effect.]
  • In 2008, daylight time begins on March 9 and ends on November 2.

Many other countries observe some form of "summer time", but they do not necessarily change their clocks on the same dates as the U.S.

Daylight time and time zones in the U.S. are defined in the U.S. Code, Title 15, Chapter 6,             Subchapter IX - Standard Time

History of Daylight Time in the U.S.

Although standard time in time zones was instituted in the U.S. and Canada by the railroads in 1883, it was not established in U.S. law until the Act of March 19, 1918, sometimes called the Standard Time Act. The act also established daylight saving time, a contentious idea then. Daylight saving time was repealed in 1919, but standard time in time zones remained in law. Daylight time became a local matter. It was re-established nationally early in World War II, and was continuously observed from 9 February 1942 to 20 September 1945. After the war its use varied among states and localities. The Uniform Time Act of 1966 provided standardization in the dates of beginning and end of daylight time in the U.S. but allowed for local exemptions from its observance. The act provided that daylight time begin on the last Sunday in April and end on the last Sunday in October, with the changeover to occur at 2 a.m. local time.

During the "energy crisis" years, Congress enacted earlier starting dates for daylight time. In 1974, daylight time began on 6 January and in 1975 it began on 23 February. After those two years the starting date reverted back to the last Sunday in April. In 1986, a law was passed permanently shifting the starting date of daylight time to the first Sunday in April, beginning in 1987. The ending date of daylight time has not been subject to such changes, and has remained the last Sunday in October. With the Energy Policy Act of 2005, the starting and ending dates have once again been shifted. Beginning in 2007, daylight time will start on the second Sunday in March and end on the first Sunday in November.

  Seven Ways to Boost Your Credit Score

Military.com  |  By Stanley J. Kershman, Financial Expert

When was the last time you checked your credit report? If you’re like many Americans, the answer is probably “never.” You should check your credit score annually.

First, your credit report allows you to identify any mistakes on it, or — even worse — signs that your identity has been compromised and that someone’s using your name to obtain financing or credit cards illegally.

Second, your credit report, and what’s known as your FICO score, are your secret weapons when it comes to obtaining credit in the form of loans, lines of credit, mortgages or credit cards. Improve your credit rating, and you improve not only your chances of obtaining the financing you’re looking for, but also the terms that your financial institution will be willing to offer.

Here are some quick tips for improving your credit rating and FICO score:

1. Check your credit report for mistakes. Request a copy of your credit report from the three major credit reporting agencies annually (www.equifax.com; // www.experian.com; // www.transunion.com), and check to make sure that all of the information on the reports is correct. If it’s not, follow the agency’s procedures to request the correction, which is free. (Don’t be tempted by various firms that offer to fix your credit report for a fee: you can do it yourself for free!) You’re allowed one free credit report per year from each of the major credit reporting agencies.

2. Also check your FICO score. The credit reporting agencies use a formula to translate your credit details into a number between about 300 and 900, with a higher number showing that you’re a better credit risk. Most people fall between 600 and 700 — finding out where you stand right now can help you determine how to improve (you may have to pay a small fee to obtain your score).

3. Develop a good credit “mix.” Financial institutions want to see that you have a credit history, and that  it’s a good one. A combination of revolving credit (such as credit cards) and installment loans (such as car loans) shows that you can use various types of credit wisely.

4. Pay on time. Your credit score will show if you’re paying your bills when or before they’re due, and whether your accounts in good standing. Paying your bills on time and never missing payments will help  you to prove that you can manage credit.

5. Avoid making many requests for new credit. If you’re looking for new credit cards or loans from several different credit providers in a relatively short period of time, these requests will show up on your credit report, and will likely reduce your score — they warn potential lenders that you may be in financial trouble.

6. Don’t max out your credit cards. If you’re close to the limit on your existing cards, and you’re only making small payments against the principal each month, it’s a clear signal to credit providers that you  can’t pay off the credit that you have now — so they’re unlikely to give you more.

7. Stay away from bankruptcy. Bankruptcies remain on your credit report for up to 10 years, so they should be used only as a last resort, and only if nothing else has worked for you.  

Even if your score is low, don’t worry — you can show improvement in a relatively short period of time with a little careful credit and debt management.

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FIRST ADVANTAGE SAFERENT * MULTI-FAMILY INSIGHTS NEWSLETTER

Landlord-Tenant Court Records – Common Myths Debunked               JULY 2006

Much confusion exists within the multifamily industry regarding the similarities and differences between eviction data and landlord-tenant court records. People commonly assume that these are one in the same or that credit reports or rent-to-income ratios can replace the need for landlord-tenant court records. Below are three common myths followed by clarification and information regarding the facts about landlord-tenant data.

Myth 1: Eviction Data And Landlord-Tenant Court Records Are The Same

Eviction data is only one element of landlord-tenant court data. The majority of landlord-tenant court cases never reach the eviction stage. However, even non-evicted residents may have caused significant financial losses for past property managers. Therefore, it is critical that your applicant screening process uncover not only evictions but other landlord-tenant court records such as unlawful detainers, failures to pay rent, judgments for possession, and judgments for rent.

Myth 2: Rent-To-Income Ratios And Credit Reports Are Better Than Landlord- Tenant Court Data For Predicting An Applicant’s Future Rental Performance

Selecting the best applicant means predicting if an applicant can and will pay the rent. Rent-to-income ratios only suggest an applicant’s capacity to pay his/her rent. While credit reports provide some information regarding an applicant’s willingness to meet financial obligations, they do not supply sufficient data for analysis of rental housing payments. Landlord-tenant records are specific to rental housing payments and provide insight into past rental performance – a leading predictor of future rental performance. Therefore, landlord-tenant court records offer an essential element for predicting if an applicant can and will pay his/her rent.

Myth 3: Credit Reports Contain Landlord- Tenant Court Records

Credit reports generally contain landlord-tenant data only if a judgment for money has been entered for the landlord or on behalf of the management company. And this limited information is only available in the credit report months after a resident has missed a rental payment. Many landlord-tenant disputes never reach this stage. So, relying on credit reports alone results in a very incomplete and stale snapshot of rental history. Landlord-tenant court records, on the other hand, provide not only judgments for money, but other critical landlord-tenant data, such as unlawful detainers, failures to pay rent, judgments for possession, and judgments for rent. And this record collection process often begins within days after a resident is late with rent. Therefore, it is critical that your applicant screening process include landlord-tenant court records for more thorough and timely applicant rental payment history.  As you can see, eviction data and landlord-tenant data are not the same. Furthermore, landlord-tenant court records are better predictors of an applicant’s future rental payment performance than rent-to-income ratios or credit reports. To improve your chances of selecting the best residents, be sure to include landlord-tenant court records in your applicant screening process.

First Advantage SafeRent Can Help

Our National RegistryCHECKSM product gives you exclusive access to the industry’s largest database of landlord-tenant court records – a critical predictor of future rental performance that is not available from credit reports alone. First Advantage SafeRent has been collecting landlord-tenant court data for over 22 years. Our researchers collect data from thousands of courts across the country, and they add hundreds of thousands of new records each month. RegistryCHECK provides not only money judgments, but all landlord-tenant court filings, such as unlawful detainers, failures to pay rent, judgments for possessions, judgments for rents, and writs or warrants for eviction.

RegistryCHECK is offered as part of our RegistrySCOREXSM applicant scoring model or as a stand-alone service. When an applicant’s information is submitted, RegistryCHECK uses sophisticated search logic to automatically compare it to information in our databases. A comprehensive, easy-to-read, online report is delivered immediately, summarizing the applicant’s landlord-tenant court records. With RegistryCHECK, you can select better residents, and better residents mean a better bottom line. To learn more about RegistryCHECK, contact First Advantage SafeRent  at 800-999-0350.

Information provided in this document is for educational purposes only and does not constitute legal advice.
Prior to using information provided in this document, please consult with your legal counsel.

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Obtaining a Temporary Restraining Order to Stop Harassment

by Ted Kimball, Partner
Kimball, Tirey & St. John

A legal device known as a Temporary Restraining Order ("TRO") may be obtained in order to stop a person or persons from harassing your managers or other tenants. A TRO is a court order which may be obtained by an individual (a TRO can only be obtained by an individual, it cannot be obtained for a corporation, partnership or organization) if:

1.  The harassing party's actions are intentional;

2.  The harassing party has committed a series of acts which seriously alarms, annoys or harasses the party seeking the TRO;

3. The party seeking the TRO has suffered emotional distress; and 

4. There is no legitimate reason for the harassing party's conduct and his or her conduct is not protected by the constitution.
Before a TRO can be obtained, a Petition for Injunction Prohibiting Harassment and Application for Temporary Restraining Order must be submitted to the court by the plaintiff (the party requesting the TRO). This document is submitted ex parte to the court without notice to the defendant (the harassing party) and must set forth in detail the actions of the defendant. The TRO, once granted by the court and served,  prevents the defendant from alarming, annoying or harassing the plaintiff.

In addition, the court may order that the defendant not threaten, strike, or make physical contact with the plaintiff, not keep plaintiff under surveillance, not follow plaintiff, not telephone plaintiff, not block plaintiff's movements in public places or thoroughfares and stay at least 100 yards away from the plaintiff while at work, home or any other place the plaintiff may request.

The TRO is in effect from the date it is granted until the date set by the court for a hearing. At the hearing, the defendant will be given the opportunity to defend or explain his or her actions. If the court finds for the plaintiff, an Order After Hearing on Petition of Injunction Prohibiting Harassment will be issued by the court which is valid for three years from the date it is issued.

Note that this process cannot be used for matters involving domestic violence or collection of a debt.

This article is for general information purposes only. Before acting be sure to receive legal advice from our office. If you have questions about this article, please contact Ted Kimball at (800) 338-6039.

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In month-to-month tenancies only, rent may be increased by 10% or less with 30 days notice. If you give more than one rent increase per year and those increases total more than 10%, you must give 60 days advance notice.

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Department of Toxic Substance Control

Sunset of the Temporary Disposal Exemptions for Universal Waste:  

Frequently Asked Questions (FAQs )

1. What has changed?

Until February 8, 2006 households and some small businesses were allowed to put waste batteries, electronic devices, and fluorescent light bulbs in the trash. Homeowners were also allowed to throw away mercury-containing thermostats until that date. As of February 8, these items, called universal wastes, may no longer be placed in the trash.

2. What are universal wastes and why can’t I put them in the trash?

Universal wastes are hazardous wastes that are generated by several sectors of society, rather than a single industry or type of businesses. Hazardous wastes contain harmful chemicals, which, if put in the trash may harm people or the environment. Universal wastes include:

Common Batteries AA, AAA, C cells, D cells and button batteries (e.g. hearing aid batteries). These may contain a corrosive chemical that can cause burns as well as toxic heavy metals like cadmium. (Automotive type batteries are not universal waste.  When they become waste, they are regulated under a different law.)

Fluorescent Tubes and Bulbs and Other Mercury-Containing Lamps

Fluorescent light tubes and bulbs, high intensity discharge (HID), metal halide, sodium, and neon bulbs. These lights contain mercury vapor that may be released to the environment when they are broken. Mercury is a toxic metal that can cause harm to people and animals including nerve damage and birth defects. If mercury is released into the environment it can contaminate the air we breathe and enter streams, rivers, and the ocean, where it can contaminate fish that people eat.

Electronic Devices such as: televisions and computer monitors, computers, printers, VCRs, cell phones, telephones, radios, and microwave ovens. These devices often contain heavy metals like lead, cadmium, copper, and chromium.

Mercury-Containing Devices thermostats, switches, thermometers, dental amalgam, pressure and vacuum gauges, novelty items, counterweights and dampers, medical devices known as dilators and weighted tubing, certain rubber flooring, and gas flow regulators used in older residential gas meters.

Non-Empty Aerosol Cans that Contain Hazardous Materials Many products in aerosol cans are toxic. And many aerosol cans contain flammables, like butane, as propellants for products like paint. If your aerosol can is labeled with words like TOXIC or FLAMMABLE, don’t put it in the trash unless it is completely empty.

3. What happens if I throw universal waste in the garbage?

Like used motor oil and paint, universal waste is a kind of hazardous waste. It is illegal to dispose of hazardous waste in the garbage. In addition, by throwing universal waste in the garbage, you can cause additional hazards to your garbage handler. Eventually, chemicals in illegally disposed hazardous waste can be released into the environment and contaminate our air, water, and possibly the food we eat.

4. If I can’t throw this stuff in the trash how do I get rid of it?

Many local government agencies run programs that help households and small businesses recycle or properly dispose of their hazardous wastes. Additionally, some retailers will collect certain universal wastes, such as batteries. For information on local collection programs, contact your municipal waste service provider or click here for the list of Household Hazardous Waste Program Web links. You can also check http://www.earth911.org for a universal waste collection program near you.

5. How do I know if a particular electronic device can’t be thrown in the trash?

The Department of Toxic Substances Control (DTSC) has tested many electronic devices including: tube-type and flat panel televisions and computer monitors, laptop computers, computers (CPUs), printers, radios, microwave ovens, VCRs, cell phones, cordless phones, and telephone answering machines. The devices that DTSC tested contained concentrations of metals (lead and copper) high enough to make them hazardous wastes when they are discarded. Unless you are sure they are not hazardous, you should presume these types of devices need to be recycled or disposed of as hazardous waste and that they may not be thrown in the trash.
For additional assistance, you can call the Waste Evaluation help line at (916)322-7676.

Questions about Compliance and Enforcement

6. Is there a phase-in period for compliance with the expiration of the disposal exemptions?

No, the exemption expired on February 8, 2006 . However, in the view of the California Integrated Waste Management Board (CIWMB) and the DTSC, local enforcement agencies (LEAs) and certified unified program agencies (CUPAs) should take into account the need for a short transition period for owners/operators to implement any new requirements and that LEAs and CUPAs should continue to prioritize enforcement on violations that present immediate risks to the public health or the environment.

7. Is there a tolerance level for the amount of universal wastes commingled with loads of non-hazardous solid waste? For example, will an LEA or CUPA issue a violation for finding a CD player or electronic toy in the solid waste?

The regulations do not provide for an acceptable amount of universal waste that can be commingled with non-hazardous solid waste. However, other hazardous wastes are currently inadvertently commingled with loads of non-hazardous solid waste (e.g., paint, oil, pesticides). The DTSC and IWMB expect that operators of solid waste facilities will continue to operate in accordance with existing load checking requirements and permit terms and conditions. The LEA will need to continue to exercise their sound discretion and to use their current methods of evaluating the effectiveness of the load checking and other programs designed to identify and remove hazardous waste from the solid waste stream prior to disposal. It should not be required for the load check program described in the Report of Facility Information (RFI) to list each and every type of waste that could possibly be defined as hazardous, but the load checking activity should be reasonably effective in identifying and removing hazardous waste from those loads that are required to be load checked in accordance with permit requirements and as appropriate to protect the health and safety  of the facility employees. CD players and electronic toys should be managed based on the handler’s knowledge of the waste or on testing results. DTSC does not have specific data showing these devices would be universal waste electronic devices. The devices can be managed as non-hazardous solid waste unless you have information or knowledge that an electronic device is hazardous.

8. The CIWMB January 11, 2006 guidance document states: “If an operator fails to take steps to prevent hazardous waste from being received or removed from the commingled waste stream then violations should be noted and appropriate enforcement action should be taken.” Please clarify this statement.

Title 14 and Title 27 require operators of transfer facilities and landfills, respectively to implement programs to prevent acceptance of prohibited materials. It is understood that no load check program will be able to prevent all hazardous waste from entering a solid waste facility. The load check program must therefore include procedures for removing hazardous waste that is identified entering a facility. Failure to take steps to in accordance with an approved load checking program or permit requirements in recognition of worker health and safety should be noted and appropriate enforcement action should be taken.

Questions about the Requirements for a Collection Site

9.A. May a solid waste facility operator set up a drop off spot at the landfill for universal wastes   or would this be considered acceptance of hazardous waste, which is prohibited at a landfill or transfer station?

A transfer station and a landfill can accept hazardous waste if the site has been approved to do so  pursuant to 14 CCR 17407.5(b) and 27 CCR 20870(b) respectively.  Many sites are already approved to accept wastes such as antifreeze, batteries, oil and paint (ABOP). For these sites only minor modifications to the operating record would be required to reflect the additional waste types to be collected. An operator may set up new collection activities for universal wastes without authorization from DTSC or a CUPA. The activities must meet the universal waste handler requirements of 22 CCR, Division 4.5, Chapter 23. With respect to solid waste permit documents, sites starting up new universal waste collection activities would follow the same procedure they would follow to add an ABOP program.

9.B. Would the owner/operator need to modify the solid waste permit to set up the drop off spot?

Adding universal waste to the other types of hazardous waste received would not in most circumstances require a permit revision. The Report of Facility Information (RFI) for the facility in which a HHW facility is located must properly identify the HHW facility or other universal waste handling activity within the permitted boundary, but the solid waste facility permit should not need to be changed unless the permit contains specific terms or conditions that would be inconsistent with the establishment of such activities (e.g., no hazardous waste). However, if a program to collect hazardous waste is being proposed for the  first time where the permit includes specific restrictions, the permit may need to be revised to remove the restriction prior to allowing the new activity from taking place.  In addition, adjustment may need to be  made to CEQA documents and conditional use permits.

9.C. If the owner/operator adds new services to divert Household Hazardous Waste (HHW) would they also have to update the HHW element of their Integrated Waste Management Plan?

J urisdictions would not have to formally revise their Household Hazardous Waste Elements but they should update these elements by describing the new services in their Annual Reports to the CIWMB.

10. In the CIWMB January 11, 2006 guidance document, one of the suggested questions to consider during an inspection asks whether the hazardous waste collection and storage areas are identified in site plans or reports. If the storage areas are not clearly designated is that a violation or a need for a permit change?

The current requirement is that hazardous waste handling areas be identified in the RFI. Unless there is a solid waste facility permit condition specifically controlling the storage area, there is no need to change the permit to designate the extent of the storage area. If the storage area is not clearly designated in the RFI or other site plans, the LEA should take into account the need for a transition period and require the owner/operator to update the RFI or site plan in a timely manner.

11. Also in the CIWMB guidance document ( 1/11/06 ), how is one to determine what “adequate signage” is or if we are “appropriately implementing the load check program”?

See answer to question 7.

12. What actions are expected of the owner/operator when universal wastes are discovered at  the working face of a landfill, the tipping floor of a transfer/processing facility, or other unauthorized area of a solid waste facility/operation?

The same actions that are currently taken when any hazardous waste is discovered should continue to be taken in accordance with the site’s load checking or hazardous waste identification and exclusion program.

Questions about Collections by Solid Waste Haulers of Universal Waste that is Commingled with Trash

13. What should the driver of a solid waste collection vehicle do if he or she notices universal waste (e.g., fluorescent tubes, microwave ovens, TVs, computers, VCRs) in a solid waste container, commingled with trash?

a. Remove the item and transport it in a suitable separate container to the solid waste facility where it can be stored with other hazardous wastes removed during "load-checking"?

This would be the safest approach but it may not always be possible.

b. Leave the item in the trash and transport the commingled load to a solid waste facility?

This depends upon the case-specific factors. If the universal waste can be safely removed, it should be.

c. Remove the item from the trash and leave it at the curbside?

If the driver cannot properly manage the waste once removed from the container, he or she should not remove it. Universal waste should not be left curbside by the solid waste hauler.

d. Leave the container at the curbside with a notice to the generator (either residential or commercial) that the waste in the container is not in compliance with state law and cannot be picked up unless the universal waste(s) are removed?

A solid waste hauler is within his rights to refuse to accept a load obviously contaminated with universal wastes or any other hazardous waste.  In summary, DTSC and CIWMB recommend that a driver who notices universal waste in a solid waste container do one of the following (in order of preference):

a. Remove the item and transport it in a suitable separate container to the solid waste facility where it can be stored with other hazardous wastes removed during "loadchecking."  Notification should be made to    the resident that universal waste may not be paced in the trash.

b. Leave the item in the solid waste container and take the entire load to the load-checking station for subsequent removal. Notification should be made to the resident that universal waste may not be paced in the trash.

14. What are the consequences for a solid waste hauler that unknowingly collects universal  waste that is commingled with municipal solid waste?

Under Health and Safety Code section 25163(e), a solid waste operator who unknowingly transports hazardous waste to a solid waste facility, incidental to the collection of solid waste is not subject to hazardous waste transporter registration requirements. A solid waste hauler that discovers, after the fact, that it has unknowingly transported universal waste in a load of solid waste should remove the universal waste at the solid waste facility and manage it in accordance with the DTSC’s regulations.

Provided the hauler complies with all applicable universal waste handler and/or CRT material handler standards, there should not be a problem

Other resources

DTSC’s web page on universal wastes:

http://www.dtsc.ca.gov/HazardousWaste/UniversalWaste/index.cfm

California Integrated Waste Management Board’s universal waste web page:

http://www.ciwmb.ca.gov/WPIE/HazSub/UniWaste.htm

http://www.ciwmb.ca.gov/LEACentral/UniWaste/default.htm

California Recycling:

http://www.recycle.ca.gov/

* The answers to these FAQ are intended to give general guidance to households. For specific requirements please see Title 22 California Code of Regulations section 66273 et seq. or check out the publications page on DTSC’s web site.

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2006 * New Laws Passed By the California/Federal Legislature

Information provided by: The California Association Of Realtors

Bankruptcy

U.S.P.L. 108-8 Section 311

(Portion of the "Bankruptcy Abuse Prevention and Consumer Protection Act of 2005" – 11 U.S.C. § 362(b)) 

The federal legislature passed the Bankruptcy Abuse and Consumer Protection Act of 2005 with most provisions going into effect on October 17, 2005.  One particular change in the bankruptcy law involving the “automatic stay” and found in 11 U.S.C. § 362(b) will affect residential landlords.  The new law permits the continuation of any eviction, unlawful detainer action, or similar proceeding by a lessor against the debtor/tenant of residential property so long as the lessor has obtained a judgment for possession of the property before the date of the filing of the bankruptcy petition. 

In addition, the new law also permits an eviction action that seeks possession of the residential property based on endangerment of the property or the illegal use of controlled substances on the property, but only if the lessor files with the court a certification under penalty of perjury that such an eviction action has been filed, or that the debtor, during the 30-day period preceding the date of the filing of the certification, has endangered the property or illegally used or allowed to be used a controlled substance on the property. 

Common Interest Developments and Homeowners’ Associations

AB 1098*

(HOA Records -  Adds Civil Code Section 1363.07 and Replaces Civil Code Section 1365.2 - Select provisions effective 1/1/06, 7/1/06 and 1/1/07 )  

AB 1098 requires an affirmative vote of the owners of at least 67% of the separate interests in the common interest development--unless the CC&Rs require a different percentage--to grant exclusive use of any portion of a common area to any member, with exceptions.  The law also requires the HOA of a common interest development to make the accounting books and records, and the minutes of meetings of the association available for inspection and copying by a member of the association, (or the member's designated representative) and authorizes a member to bring an action to enforce that right and also authorizes a court to assess a civil penalty of up to $500 for each violation of that provision. The revised Section 1365.2 now defines "association records" and also "enhanced association records." 

 

SB 61*

(HOA Elections - eff. 7/1/06)

SB 61 requires homeowners’ associations to use secret ballots for elections regarding assessments, selection of members of the association board of directors, amendments to the governing documents, or the grant of exclusive use of common area property.  It also requires an independent third party as inspector of elections.

 

SB 137*

(HOA Assessments - eff. 1/1/06 ) 

SB 137 revises the procedures for collecting delinquent assessments for certain debts that arise on and after January 1, 2006. The law provides that when an association of a common interest development seeks to collect delinquent assessments of less than $1,800, not including accelerated assessments and specified late charges and fees, the association must either file a civil action in small claims court or record a lien but the association would be prohibited from foreclosing on this lien until the amount equals or exceeds $1,800 or the assessments are more than 12 months delinquent.

 

SB 853

(Physical Changes to Unit - eff. 1/1/06)

SB 853 deals with an owner’s request to make physical changes to the owner's separate interest or to the common area.  In responding to such a request, the homeowners’ association must comply with certain conditions including the requirement that a decision on a proposed change be consistent with the Fair Employment and Housing Act.

Disclosure Issues

AB 1078* and SB 536*

(methamphetamine lab clean-up and clean-up standards - eff. 1/1/06 for AB 1078 and 10/1/09 for SB 536) 

Civil Code Section 1102.18 requiring disclosure of methamphetamine lab contamination will sunset on January 1, 2006.  The new Health and Safety Code Section 25400.28 created by AB 1078--which requires the seller or landlord to give a written disclosure of the clean-up order to buyers and tenants--is intended to replace the existing law in Civil Code section 1102.18.  The seller/landlord's disclosure obligation under AB 1078 is somewhat different since it deals with the disclosure of clean-up orders rather than contamination.  Another significant change to the law is that it applies not only to residential one-four unit properties, but all types of properties since "property" is now defined as "any parcel of land, structure, or part of a structure. . . including mobilehomes and manufactured housing."   However, the law exempts mobilehomes and manufactured homes if they are located in a "park."  The typical TDS exemptions no longer apply (e.g., no exemption for probate or trusts).  However, the law has incorporated the same delivery requirements as for the TDS (3 or 5 day rescission period).

AB 1078 requires a property owner who receives an order that the owner's property was contaminated by a methamphetamine laboratory activity, and any other person occupying the property, to immediately vacate the affected unit. The law also requires the property owner to hire an authorized methamphetamine laboratory site remediation contractor (meeting certain requirements as defined by law) to remediate the contamination caused by methamphetamine laboratory activity.

Furthermore, AB 1078 requires a local health officer to issue a "no further action determination" if the local health officer determines that remediation is not required on the property, based either on a "preliminary site assessment report” (PSA Report) or if the site has been remediated.

The law also requires a property owner who has not received a "no further action determination" to notify the prospective buyer in writing of the pending order, and provide the prospective buyer with a copy of the pending order. In addition, the property owner must provide written notice to all prospective tenants that have an application to rent a dwelling unit ( "or other property") subject to the remediation order, and must provide the prospective tenant with a copy of the order. The prospective tenant must acknowledge, in writing, the receipt of the notice and pending order before signing a rental agreement. The notice must be attached to the rental agreement. If the property owner does not comply with this law, the prospective tenant may void the rental agreement.

SB 536 requires the Department of Toxic Substances Control to develop sampling and analytical methods for the collection of methamphetamine residue, and by October 1, 2009 to establish investigation and cleanup procedures for use in the remediation of sites contaminated by the illegal manufacturing of methamphetamine.

 

AB 1323*

(Megan's Law Revised - 4/1/06) 

Information about registered sex offenders is currently available by the Department of Justice through an internet website. This law requires notice of this website to be included in lease or rental agreements, and contracts for sale of residential real property.

AB 1323 deletes those provisions of Megan's Law that established the "900" telephone number by which members of the public could call to inquire whether a named individual was a registered sex offender. The new law requires the Department of Justice to operate a service permitting the public to make an inquiry, regarding at least 6 individuals, and to charge a fee for these requests to be deposited into the Sexual Predator Public Information Account. In addition, this bill makes misuse of this information provided by the Department of Justice a criminal violation.

Effective April 1, 2006, the revised disclosure language will be mandatory for residential sellers of 1-4 unit properties, as well as for residential landlords. C.A.R. will be updating the standard form, Data Base Disclosure (DBD), as well as its purchase and lease agreements to reflect this change in the law. The updated forms should be available in January 2006. 

Discrimination - Fair Housing

AB 394*

(Housing Discrim-ination - eff. 1/1/06) 

AB 394 makes it easier and less expensive for homeowners to remove unlawful and discriminatory language in the recorded CC&Rs by modifying the procedure.  A person who holds an ownership interest of record in property that he or she believes is the subject of an unlawfully restrictive covenant based on race, color, religion, sex, sexual orientation, familial status, marital status, disability, national origin, source of income, or ancestry may record a document titled
Restrictive Covenant Modification which would include a copy of the original document with the illegal language stricken.

 

AB 1400*

(Unruh Civil Rights Act Revisions - eff. 1/1/06) 

The Unruh Civil Rights Act (California Civil Code Section 51) prohibits business establishments from discriminating on the basis of sex, race, color, religion, ancestry, national origin, disability, or medical condition. AB 1400 adds marital status and sexual orientation to this list. However, AB 1400 states that “it is the intent of the Legislature that these enumerated bases shall continue to be construed as illustrative rather than restrictive.” This means that California law continues to prohibit any arbitrary discrimination. 


Electronic Communications

SB 833*

(Unsolicited Faxes - eff. 1/1/06) 

Effective January 1, 2003, California repealed its unsolicited fax law, leaving the federal Telephone Consumer Protection Act of 1991 as the sole regulation of unsolicited faxes.  Now California has passed another law governing junk faxes.  Effective January 1, 2006, SB 833 bans the sending of unsolicited advertising faxes from someone in California or to someone in California and provides for damages of at least $500 per violation.  


Housing and Landlord/Tenant

SB 51

(60-day Notice Extension - Not Passed

Starting January 1, 2006, landlords may give a 30-day notice—instead of a 60-day notice--to terminate their month-to-month tenants (unless rent control or subsidized housing rules apply). Existing law requiring a 60-day notice of termination expired on December 31, 2005 as a result of the defeat of SB 51.  C.A.R. Standard Form “Notice of Termination of Tenancy” (NTT) will be revised to reflect this change in the law. 

 

SB 326*

(Rental Housing and Government Control - eff. 1/1/06) 

Two years ago, C.A.R. successfully co-sponsored a measure providing that low and moderate rental housing developments of 100 units or less cannot be denied a permit if they comply with local government development standards and receive a negative declaration  or a mitigated declaration under the California Environmental Quality Act.  SB 326 expands this law to duplexes, triplexes, and fourplexes, and expands the state "Anti-Nimby Law" (see below) to charter cities.

 

SB 575

(the "Anti-Nimby Law" - eff. 1/1/06)

SB 575 ("Anti-Nimby Law") contains important limits on the ability of local municipalities to turn down housing by claiming that there is "no need" or the zoning is "inconsistent."  This law, which amends Government Code Section 65589.5, changes the conditions upon which a disapproval or a conditional approval of the housing development project is based. 

 

SB 435*

(Density Bonuses - eff. 1/1/06) 

Last year, C.A.R. successfully sponsored a bill to improve the use of the state’s density bonus law. This year C.A.R. sponsored SB 435 to provide that the law will be more easily understood, implemented and functional by applying the law to all forms of common interest developments; assuring that units built as a result of a density bonus may also extend to moderate income ownership housing and states that localities can recover any initial subsidy for moderate income units upon sale. 

 

HVAC Changeouts*

(link to California Energy Commission - eff. 10/1/05) 

Effective October 1, 2005, Title 24 of the Building Energy Efficiency Standards requires that air conditioning and heating ducts be tested for leaks when a central air conditioner or furnace is installed or replaced. Ducts that leak 15 percent or more must be repaired. 


Licensing Issues

AB 223*

(Risk Management Education Course - eff. 7/1/07) 

Prior to license renewal every licensee must take 4 required courses (agency, ethics, fair housing, and trust fund management) as 12 of their 45 hours of continuing education. C.A.R sponsored AB 223 to designate as part of that 45 hours, a 3-hour mandatory continuing education course in Risk Management. It also requires existing licensees to keep current with the increasingly complex demands of documentation, newly required disclosures and the newest options available to shield themselves from avoidable liability. Having taken Risk Management training may entitle a licensee to lower cost “E&O” insurance coverage.

Beginning July 1, 2007, the 45-hour continuing education requirement for brokers and salespersons which must include coursework on risk management, also includes principles, practices, and procedures for avoiding errors and omissions. For a first-time license renewal, a licensee must complete, among other things, a 3-hour course in risk management. For subsequent renewals, a licensee must complete, among other things, an 8-hour update survey course covering ethics, agency, trust funds, fair housing, and risk management. However, this law goes into effect on January 1, 2006 so the DRE can begin preparing for implementation. 

Loan Issues

AB 885*

(Real Property Trustee Sale Foreclosures - eff. 1/1/06) 

Civil Code Section 2925b requires a person recording a notice of default or a notice of sale under any deed of trust or mortgage with power of sale to perform specified actions. These actions include mailing a copy of the notice with the recording date shown and a copy of the notice of the time and place of sale to each person requesting a copy and to each trustor or mortgagor at his or her last known address if different than the address specified in the deed of trust or mortgage with power of sale.  AB 885 modifies the definition of "last known address" for these purposes.

In addition, former Civil Code Section 2925g permitted a maximum of three postponements of the sale proceedings.  AB 885 amends Section 2925g to permit any number of postponements of the sale proceedings at any time prior to the completion of the sale, for any period of time not to exceed a total of 365 days from the date set forth in the notice of sale, upon the order of any court, where stayed by operation of law, by mutual agreement of any trustor and any beneficiary (or any mortgagor and any mortgagee) at the discretion of the trustee, or upon instruction by the beneficiary to the trustee that the sale proceedings be postponed. Any postponements beyond the 365-day period require a new notice of sale to be given before any further sale proceedings may be scheduled. 

 

AB 901

(Predatory Lending - eff. 1/1/06)

Under the state predatory lending law, the term "covered loan" meant a consumer loan in which the original principal balance of the loan does not exceed $250,000.  Effective January 1, 2006, AB 901 changes this definition so that a "covered loan" means a consumer loan in which the original principal balance of the loan does not exceed the most current conforming loan limit for a single-family first mortgage loan established by the Federal National Mortgage Association.

 

AB 1419*

(California Finance Lenders Law - eff. 1/1/06) 

The California Finance Lenders Law provides for the licensing and regulation of finance lenders by the Commissioner of Corporations. AB 1419 specifies application requirements for a licensee to operate at an additional location and authorizes the licensee to operate at that new location 10 days after the date of mailing of the application. The new law also requires the Commissioner to investigate any person responsible for the conduct of the lending activities of the applicant and authorizes the Commissioner to deny an application based on any unlawful activities as indicated in the statute (Financial Code Section 22109).

 

AB 1729*

(Real Estate Loans and Notes Disclosure - eff. 1/1/06) 

AB 1729 amends Business and Professions Code Section 10232.4 dealing with exemptions to the requirement of providing the mortgage loan disclosure statement.  It also amends Business and Professions Code Section 10233 dealing the requirements of real estate licensees who service promissory notes.  AB 1729 also amends Business and Professions Code Section 19238 regarding the form that needs to be filed with the Real Estate Commissioner. 

Miscellaneous

AB 1640*

(Residential Insurance Claims - eff. 7/1/06) 

Effective July 1, 2006, AB 1640 requires any insurer who issues a policy of insurance covering residential property and reports claims history or loss experience to an insurance support organization, to provide the insured with a specified disclosure regarding contacting the claims information database, and to include the disclosure in the California Residential Property Insurance Bill of Rights. 

 

SB 422*

(Small
Claims Court Jurisdictional Amount - eff. 1/1/06) 

Prior to passage of this law, a small claims court would hear various actions but only up to the jurisdictional amount of $5,000, with a few specified exceptions. This law increases the small claims court jurisdictional amount to $7,500—again with a few specified exceptions.  Legal entities other than natural persons (e.g., corporations, partnerships, or governmental entities) do not qualify for this jurisdictional increase. 

Mobilehomes

SB 237*

(Mobilehome Transfers - eff. 1/1/06) 

This law adds Civil Code Section 798.19.5 to the Mobilehome Residency Law prohibiting a mobilehome park rental agreement entered into or renewed on and after January 1, 2006, from including a provision that grants to management the right of first refusal to purchase a homeowner's mobilehome that is in the park and offered for sale to a third party. However, SB 237 does permit a separate agreement for separate consideration between the mobilehome owner and the park owner granting the park owner or management a right of first refusal to purchase a homeowner's mobilehome that is in the park and offered for sale. 

Privacy Issues

SB 101*

(Employee – Use of Social Security Number – eff. July 21, 2005 but impact eff. 1/1/08)  

This law restates and clarifies existing law which requires every employer—including governmental entities--by January 1, 2008, to include on the itemized statement provided to an employee only the last 4 digits of the employee's social security number or an employee identification number other than a social security number. 


Tax Issues

AB 14*

(Property Tax on New Subdivisions - eff. 1/1/06) 

AB 14 prohibits a county tax assessor from assigning parcel numbers or preparing a separate assessment or separate valuation to divide any existing residential structure into a subdivision, until a subdivision final map or parcel map has been recorded as required by law. 

 

AB 459*

(Disclosure Notice of Supplemental Tax Bill - eff. 1/1/06)

Although change of ownership triggers reassessment of property taxes, buyers may not realize that they may have to pay supplemental tax bills. Effective January 1, 2006, AB 459--which adds Civil Code Section 1102.6c--requires sellers of residential properties of 1-4 units, or their agents, to disclose to prospective buyers that they may owe supplemental taxes. C.A.R. standard form “Notice of Your Supplemental Property Tax Bill” (SPT) will satisfy this requirement. 

 

AB 1099*

(Property Tax and Solar Energy - retro. to 1999-2000 fiscal year) 

This law excludes property from property tax reassessment for the construction or addition of an active solar energy system and is applicable from the 1999-2000 fiscal year to the 2008-09 fiscal year. 

SB 565*

(Property Tax and Domestic Partners – eff. 2006-7 fiscal year) 

Beginning the lien date for the 2006-07 fiscal year, SB 565 permits registered domestic partners to transfer property to each other without triggering a reassessment and taxation at the current market value. As a result, registered domestic partners will be treated the same as spouses under California property tax laws. 

 

 

ISSUE  INSIGHTS

Information provided by the California Apartment Association

Updated June 2005

When Does A Guest Become a Resident?

A rental housing owner may set reasonable standards by which a tenant’s guest will be considered a resident. The length of time a guest may stay with a tenant is usually governed by the rental agreement or lease.

California law does not specify how long a guest may stay in a tenant’s rental unit. It is important, however, for a rental agreement to limit guest visits, so that they do not become occupants with legal rights.  By way of comparison, Civil Code Section 798.34 allows guest occupancy in mobile homes for 20 consecutive days or 30 days in a calendar year without permission of the park owner. Use of a similar provision for residential units is likely to be viewed as reasonable, although a more restrictive provision may be appropriate, depending on the size of the unit and the number of occupants. Restrictions based on the age or sex of the occupant or guest are not legal. Owners cannot object to overnight guests based on religious or moral views; it is illegal to discriminate against unmarried couples, including gay and lesbian couples.

An owner’s standards for accepting guests should be clearly spelled out in the rental agreement and discussed with the resident at the time other policies are explained. The rental agreement should simply state that a stay of longer than a specified period of time is prohibited without the owner’s consent and will be considered a breach of the rental agreement. If it appears that a guest has overstayed the time limit, has begun getting mail, or has moved in furniture, etc, it is important for the owner or manager to take action as soon as possible so that the guest does not become a subtenant.

Expiration of Time Limitation for Guests

After the rental agreement’s time limit for a guest has expired, the owner may ask the guest to fill out an application to rent. Owners should qualify guests as they would any other applicant. If the guest qualifies, the guest should sign a rental agreement for the unit. If the guest does not qualify, the owner should issue the applicant a Notice of Denial to Rent.

In the event the guest does not qualify or the owner does not wish to offer residency terms to a guest, a Three-Day Notice to Perform Conditions and/or Covenants or Quit should be served by the owner on the tenant of record. This notice should state that only those persons named in the rental agreement may reside in the unit, and the rental agreement’s limitations on guest visits has been exceeded. Some attorneys also serve the notice on the guest. Owners who need to remove a guest who has overstayed should consult with an attorney.

Guest Fees

The legal status of “guest fees” is at best unclear. Courts may question the reasonableness of such fees where the true cost of added wear and tear to the unit by a guest is minimal. In addition, in rent control jurisdictions the fee may potentially be viewed as an unlawful rent increase. Lastly, acceptance of a fee for the guest, may be viewed as approval of the guest by the owner and may convert the status of the individual as a guest into that of a “tenant” with legal rights.

Tenant Organizers

An owner may not prohibit a tenant from inviting a guest to the property who will provide that tenant with information about his/her rights under the law. The guest cannot be held liable under the state’s trespass laws. On the other hand, if the guest is creating a nuisance or disturbing other tenants, all other applicable laws apply to that tenant and guest.

Related Items and Information

California Civil Code Section 798.34     

 


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