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1
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=
=
PROPERTY MANAGEMENT
AND =
LEASING
CHAPTER 15
THE PROPERTY
MANAGER AS SEEN BY
THE TENANTS
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2
Property management is not a new field of =
specialization.<=
span
style=3D'mso-spacerun:yes'>
=
3;
=
3;
The growth of the modern property management =
profession was
facilitated by two factors:
1. The invention of the electric
elevator and the use of structural steel, which allowed for highrise =
construction, st=
arting
in the late 1800s. These <=
/span>=
huge structures
generally were owned by large companies or groups of investors, who had to hire <=
/span>=
managers for the=
ir
operations.
3
2. The =
Great
Depression of the 1930s, resulted in lenders accumulating vast inventories of =
property because=
of
foreclosures. To maximize =
the income and p=
rotect
the property, these lenders required property managers.
4
In 1933, to slow down this trend and improve the =
professional sta=
nding
of this management group, approximately 100 companies met and formed the Institute of =
Real
Estate Management (IREM), a subdivision of the National Association of Realtors® (NAR).=
These
companies certified that they would:
5
Refrain from commingling their clients’ funds with =
personal funds.&=
#13;
=
3;
Bond all employees handling client funds.
=
3;
Disclose all fees, commissions or other payments =
received as a re=
sult
of activity relating to the client’s property.
6
In 1938 the IREM changed its policy and developed the
designation Certified Property Manager (CPM) to certify individual managers rather than the
companies that employed them.
The concept has =
been
successful. IREM’s =
certification
requirements are designed to ensure that managers have the general business and =
industry specific
experience necessary to maintain high standards within the profession.
7
=
To earn the CPM
designation, an individual must:
=
3;
actively support=
the
institute’s rules and regulations.
=
3;
demonstrate honesty, integrity and the
ability to experience in a
responsible real estate management position.
=
3;
be a member of a local real estate bo=
ard
and a ®.
8
IREM also has the designation Accredited =
Resident Mana=
ger
(ARM)
for residential managers. Accredited Management Organization =
(AMO) is a designation
given by IREM to a company.
9
KINDS OF PROPERTY MANAGERS
=
3;
There are three =
basic
kinds of managers: licensee/property managers, individual property <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>managers and res=
ident
managers.
10
Licensee/Prop=
erty
Manager.
=
3;
A
licensee/property manager is a licensee of a real =
estate office or
agency that manages a number of properties for various owners. Such a manager may be a member =
of the
firm who spends full time in management, self employed as a managing <=
span
style=3D'position:absolute;top:49.75%;left:5.24%;width:90.63%;height:6.5%'=
>agent or one of
several managers in the management department of a large real estate company. Persons working under the direct supervision of a
licensed property manager need not be licensed.11
Individual Property Manager.
An individual property manager manages a single property for the owner and may or may not possess <=
/span>=
a real estate
license. He or she usually is <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>employed on a st=
raight
salary basis.
12
Resident Mana=
ger.
=
A resident manag=
er,<=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'> as the title im=
plies,
lives on the property and may be employed by the owner or =
by a managing
agent. He or she usually is qualified for th=
is
assignment by previous management experience or by special training. 13
FUNCTIONS OF A PROPERTY MANAGER
=
3;
the highest return from the property, realizing its =
highest and best=
use,
and.
=
3;
the enhancement or preservation of the physical =
value of the pro=
perty.
14
Specific Duties of a Property Manager. Under the property management system =
the owner is relieve=
d of
all executive functions as well as of all details connected with the operation or <=
/span>=
physical upkeep =
of the
property.
15
=
=
Basic
Responsibilities.
The
principal functions of a property manager can <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>be summarized as=
seven
basic responsibilities.
1. Marketing space by advertising and securing =
desirable tenants.
2. Collecting rents.
3. Handling tenant complaints and physically =
caring for the premises.
=
;
4. Purchasing supplies and equipment and paying <=
/span>=
for repairs.
16
=
=
5. Hiring needed employees and
maintaining good public
relations.
6. Keeping proper records and preparing required =
=
reports.
<=
/div>
7. Making recommendations to the owner on <=
span
style=3D'position:absolute;top:24.75%;left:0%;width:98.55%;height:25.74%'>=
matters of improvements, cha=
nge in
use and changes
requiring owner approval.
17
Establishing =
Rent
Schedules.
Rent
levels usually are determined on the premise of scarcity and
comparability of values in the area. To set up proper rent schedule=
s, the manager must make a skil=
led
and thorough analysis of the neighborhood. This analysis will incl=
ude
but not be limited to:
=
3;
The character of=
the
immediate neighborhood.
=
3;
The economic lev=
el and
size of families.
the economic level and size of families
18
TYPES OF PROPERTY MANAGED
=
Merchandising
specialist. The property manager must be able to
advertise and to sell prospective tenants on the merits of a building.&=
#13;
=
3;
Leasing expert. Being well informed on all types =
of leases assist=
s a
manager to determine the most beneficial lease for a particular client.
=
3;
Accounting specialist. The law requires that =
certain records =
be
kept and reports made.
19
Maintenance supervisor. Preventative an=
d corrective maint=
enance
will pre vent expensive repairs at some future date.
=
3;
Purchasing supervisor. The manager must keep =
up with all curr=
ent
technological advances in building so he or she can recommend needed <=
span
style=3D'position:absolute;top:74.25%;left:0%;width:87.63%;height:25.74%'>=
replacements for
obsolete installations.
=
3;
Credit specialist. Credit ratings =
are
extremely to the terms of a lease is vital.
20
Insurance adviser. Understanding t=
he
various types of policies available and the extent of coverage can sav=
e both
the owner and the tenant time and money.
=
3;
Tax interpreter. A manager must =
be
well versed in property taxes and their effect on the property =
being managed. He or she should be cognizant of the relationship=
of
depreciation to the income and profit of the property.
21
Psychology expert. This capacity is
crucial to day-to-day communication.
=
3;
Budget manager. A property mana=
ger
must be established for =
the
property.
22
=
Residential
Properties
=
3;
Residential prop=
erties
are by far the most numerous of the properties subject to professional =
=
3;
Residential property managers should be familiar =
with local rent
control ordinances to make certain that rents and/or rent increases charged are not =
in violation of =
the
law.
23
Residential managers also must fully understand =
their obligations
under state and federal fair housing legislation as well as under the Real =
Estate Commissio=
ner’s
Regulations dealing with fair housing.
=
3;
=
3;
Residential managers of lower-priced
units should be familiar with Section 8 housing.
24
=
Condominiums.=
=
3;
Condominiums and
cooperatives are similar from the standpoint of management duties.
=
3;
A growing segment in the property management =
field is =
condominium
association management.
25
=
Collecting fees =
from
members
=
3;
Issuing financial statements to the association.
=
3;
Contracting for or hiring all maintenance and <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>repairs.
=
3;
Enforcing covenants, conditions and
restrictions (CC&Rs).
=
3;
Handling tenant interpersonal disputes and/or =
complaints.
26
Filing tax returns (if applicable), as well as =
handling workers’
compensation, unemployment compensation, insurance and so forth.
=
3;
Seeing that the property is insured a=
s to
damage =
3;
Making suggestions to the board of
directors, and attend directors’ meetings.
27
MOBILE-HOME PARKS
=
3;
Management of a
mobilehome park is a specialty field involving
=
3;
park development.
=
3;
public amenities.
=
3;
enforcement of park rules.
=
3;
approval of lease assignments on sale=
of
units.
28
MULTI-FAMILY UNITS=
Residential property bought for investment is the <=
/span>=
most common
professionally managed property. Statistics indicate that multiple units account for =
approximately 30
percent of residential housing in the United States.
29
SINGLE-FAMILY HOMES
Besides homes purchased for rental, there are <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>many instances
requiring single-family home management. In re=
sort
areas, many owners use property management to care for their properties <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>and, in some cas=
es,
handle short-term rentals.
Generally,
single-family units require more management time per unit than multi-family <=
span
style=3D'position:absolute;top:49.5%;left:0%;width:100.0%;height:25.74%'><=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>units and manage=
ment
charges tend to reflect this greater effort.
30
OFFICE BUILDINGS
=
3;
Office buildings=
are
the major commercial property.
=
3;
The larger users of office space, such as banks, savings and loan
associations and insurance companies, often build for their own use but also <=
/span>provide a large =
amount
of excess space for leasing purposes.
31
Overbuilding of office structures intensifies the <=
/span>need for profess=
ional
management because owners didn’t want to give any advantage to other owners.
=
3;
=
3;
Some areas of California have a glut =
of
office attract tenants. =
In
some instances property managers agree to assume a tenant’s current lease <=
/span>=
to encourage the
tenant to take a larger space under a longterm lease. The agent then has the =
job of marketing=
the
“trade-in” space.
32
MAINTENANCE
=
3;
The manager of an
office building must handle maintenance or service problems unique to this =
3;
Servicing all operating equipment and
public =
3;
Maintaining elevators, which are
indispensable in a high-rise (usually involves an elevator =
maintenance cont=
ract).
33
Cleaning, usuall=
y done
at night.
=
3;
=
3;
Other routine maintenance, including window =
=
cleaning, waste
removal, light bulb replacement, heating, ventilation and air-conditioning.
34
RETAIL SPACE
Management of retail space requires many of the same skills and
concerns as office management. =
In multi-unit
commercial properties the manager should consider the effect a prospective tenant will =
have on the busi=
ness
of other tenants. Managers <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>will often seek =
out
particular tenants or businesses in order to contribute to the overall <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>operation of the
property.
35
INDUSTRIAL MANAGEMENT
=
3;
Industrial manag=
ement
is rather specialized because of the skills required. Industrial <=
span
style=3D'position:absolute;top:34.85%;left:1.04%;width:96.15%;height:8.46%=
'>managers must ha=
ve
knowledge in many areas.
=
3;
=
3;
Industrial manag=
ers
might manage specific property or an entire industrial park. The industrial property manager’s duties
primarily relate to renting, but they also involve protecting the property and=
the
owners from liability.
36
MANAGEMENT AGREEMENT
=
3;
It makes no diff=
erence
whether the property involved is an office building, a residential =
property or a sho=
pping
center; the responsibilities assumed by the manager are so important that =
they warrant a w=
ritten
agreement. The <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>management
agreement formalizes the relationship between the owner and the manager =
and points out t=
he
rights and duties of each party. 37
In addition, management contracts provide for reimbursement of
costs, which may or may not include such items as advertising.
=
3;
Generally, the more management proble=
ms a
property
has, the higher the management fee percentage.
=
3;
Larger properties tend to be managed =
at
lower percentages.
=
3;
Property Management Agreement Form PMA-11, =
=
f om the Califor=
nia
Association of Realtors®. =
38
ACCOUNTING RECORDS
=
3;
Although the num=
ber of
bookkeeping records needed depends on the type of property managed and the volume of
business involved, the selection and maintenance of an adequate trust fund 39
TRUST LEDGER
=
3;
Section 2830 of =
the
commissioner’s regulations requires that a trust ledger for property management accounts be established. As rents come in, they are posted to the owner’s =
account. Also recorded in the trust ledger is t=
he =
money paid out on
behalf of the owner.
=
3;
These expenses are charged against the
income of the property, and the manager sends a statement =
to the owner at =
the
end of each month.
40
LEASEHOLD ESTATES
=
3;
One of the
responsibilities of a property manager involves leasing the property or acti=
ng
as a consultant when drawing up the terms of the =
<=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>lease.
=
3;
A leasehold estate arises when an own=
er
or a grants a tenant =
the
right to occupy the owner’s property for a specified period of time for a =
consideration. The owner is the lessor, and the =
tenant is the lessee.<=
/div>
41
BASIC TYPES OF
LEASEHOLD ESTATES=
3;
=
3;
There are four b=
asic
types of leasehold estates, based on the length and nature of their duration:
=
3;
the estate for
years
=
3;
the estate from =
period
to period
=
3;
the estate at
sufferance
=
3;
the estate at wi=
ll.
42
Estate for
Years. An estate that
continues for a definite fixed period of time is an estate for years. The lease may be for any specified len=
gth =
of time, even fo=
r less
than a year, measured in days, weeks or months.
Professional property managers will generally insist on an
estate for years.
43
Estate from Period to Period. An estate from period to period is commonly called a periodic<=
/span> <=
span
style=3D'position:absolute;top:15.38%;left:0%;width:92.22%;height:8.0%'>tenancy.<=
/span> The lease continues from period to period (either y=
ear to
year, month to month or week to week), as designated.
The most common periodic tenancy is month to month.
=
3;
A periodic tenancy can be ended by a
notice for than 30 days. However, if a residential tenant <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>has lived on the
premises for at least 12 months, a landlord must provide a 60-day notice to <=
span
style=3D'position:absolute;top:83.33%;left:0%;width:86.42%;height:17.33%'>=
terminate the te=
nancy.
44
<=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>Estate at
Sufferance. An estate at
sufferance is created when a tenant obtains possession of =
property legally=
but
then remains on the property without the owner’s consent after the expiration of =
the leasehold
interest. A tenant at sufferance =
can be ejected like a
trespasser unless rent is paid. <=
/span>=
The estate then
becomes a periodic tenancy based on the rent-paying period.
45
Estate at Will. An estate at wil=
l has no <=
/span>=
specified time
limit. Possession is given with <=
/span>=
permission, but =
no
agreement is made as to rent. =
3;
As an example,
possession is given to a prospective tenant before the lease terms are <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>agreed upon. In California such an estate =
requires a 30-day notice=
to terminate.
46
TYPES OF LEASES
=
3;
The three basic =
lease
forms the property manager will be expected to work with are the gross lease, =
<=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>net lease and
percentage lease.
=
47
Gross Lease. <=
/b>Under a <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>gross lease the tenant pays a fixed ren=
tal
and the owner pays all other expenses for the property.
Most residential leases and small commercial leases are gross leases. As an example, the typical month-to-month
lease is for a gross amount.
=
3;
To keep a tenant on a gross lease from
holding over at the end of the term, the lease might =
include a holdover clau=
se, which materiall=
y <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>raises the rent =
when
the lease period expires. =
<=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>This encourages =
the
tenant to either sign a new lease or vacate the premises.
48
Net Lease. Under the terms of a net lease (or triple net lease) the tenant must pay utilities, real =
estate taxes,
maintenance, repairs and other special assessments, in addition to the stated rent.
=
Net lease means =
the
owner gets a net amount and property expenses are paid by the tenant.
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49
Net leases are generally long-term leases and <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>often are found =
in
sale-leasebacks and where buildings are constructed for a particular tenant.
=
3;
The buyer (investor) wants a stated
return. To keep the same re=
lative
purchasing power, the lessor on a net lease generally wants the net amount tied to an
inflationary index, such as the Consumer Price Index.
50
Percentage Lease. A percentage le=
ase <=
span
style=3D'position:absolute;top:11.11%;left:0%;width:96.52%;height:11.55%'>=
generally provid=
es for
a stated percentage of the gross receipts of a business to be paid as rent.
=
3;
Generally, the percentage lease is ti=
ed
in with a minimum rent and a covenant to remain in business. The
percentage lease also might include hours of operation and a prohibition against the lessee’s conduct=
ing
off site “warehouse” sales.
51
Percentage leases are typically used in shopping centers, where e=
ach
business aids other businesses.
=
3;
Shopping center leases may have a requirement =
that a separate
percentage of the gross be used for cooperative advertising in newspaper <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>supplements or on
radio or TV.
52
In addition, a percentage lease may include a recapture cla=
use , which provides=
that
should a tenant not obtain a desired gross, then the lessor =
has the right to
terminate the lease.
=
3;
Leases may combine features, for exam=
ple,
a basic
gross lease plus a percentage of the gross.
=
3;
In determining the percentage of gross
sales that tenant’s markup,=
and
the higher the percentage on the lease.
53
Example:
=
50 percent on a
parking lot rental and 2 percent on a supermarket rental).Various professi=
onal
associations publish average percentages currently being charged for different <=
/span>types of
businesses. Lessors, of course, w=
ant
the maximum
percentage possible that will still allow the business to =
remain
a viable entity.
54
To be valid, a lease must:
contain the names of lessor and lessee
and be signed by the lessor.
be in writing if=
for
longer than one year (statute of frauds).
contain an adequ=
ate
description of the property.
55
show the amount of rent and the manner of payment
=
3;
be between parties who are capable of =
contracting.
=
;
=
3;
state the duration of time the lease =
is
to be in force.
=
3;
put any automatic renewal provisions =
in
boldface type.
=
3;
Note: A lease for one year or less is not re=
quired
by
law to be in writing to be valid.
56
RESIDENTIAL
LEASING
=
3;
Most rentals are
residential, and most property managers are primarily involved in residential =
leases. The property manager has a duty to the=
=
owner to use car=
e in
the selection of tenants. A tenant who has=
no
desire to pay rent and/or is destructive is worse than having no tenant at all. =
57
As protection, property managers should not =
=
allow occupancy =
to a
prospective tenant until that person is cleared as being a
desirable tenant for the property and deposit and rent checks have <=
/span>cleared.<=
/span>
58
=
Rental Applic=
ation=
3;
Most agents use =
the
Application to Rent and Receipt for Deposit/Screening Fee form prepared =
3;
Many lessors also require a copy of the =
prospective less=
ee’s
last pay stub, which serves to verify income.
59
As a minimum, the lessor should verify the <=
span
style=3D'position:absolute;top:11.11%;left:0%;width:94.12%;height:11.55%'>=
present employme=
nt and
length of employment with the present employer as well as check with =
present or prior
landlords regarding any problems they may have had.
=
3;
Keep in mind that checking of tenants
must be for all tenants, or you could be in violation of one or more of the fair housing laws.<=
/span>
60
It is also a good practice to see and make a copy <=
/span>of the prospecti=
ve
tenant’s driver’s license. This will show you that the applicant is w=
ho
he or she claims to be as well as provide you with a <=
span
style=3D'position:absolute;top:31.25%;left:5.24%;width:89.88%;height:6.5%'=
>previous address=
.
61
<=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>Although the civ=
il
rights law prohibits discrimination for reasons of race, sex, age, =
national origin =
and so
forth.
You can discriminate against a tenant who has had problems with
other tenants at a prior rental, was late in making payments, broke rules, damaged the prop=
erty,
left owing rent or generally has had a poor work or credit history.
62
Lease Provisi=
ons=
3;
Even though you =
are
renting on a month-to-month basis, you should nevertheless use a <=
span
style=3D'position:absolute;top:33.33%;left:0%;width:97.48%;height:11.55%'>=
written lease, b=
ecause
a lease clearly sets forth lessor and lessee duties and obligations.
=
3;
If you have apartment rules or
regulations, they should be attached to the lease and signed by =
the tenant.
63
Name of Parties. Any lease should
include the full names of all parties.
=
If any person is=
under
the age of 18, you ordinarily would need a co–signer unless the underage party qualifies as an emancipated <=
span
style=3D'position:absolute;top:60.0%;left:0%;width:91.11%;height:20.8%'>minor by reason =
of
marriage or in the armed forces has been declared emancipated by a court.
In signing the l=
ease
the parties should sign “jointly and severally,” so it is clear that each <=
/span><=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>signer is liable=
for
the entire rent and you can go to one or to all tenants for the rent.
64
=
Inspection. Some leases provide for pre-tenancy <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>and end-of-tenan=
cy
walk through inspections. Deficiencies should be noted on a form provided <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>for this purpose,
which should be signed by tenant and landlord.
65
Cleaning and Security Deposits. A =
controversial it=
em in
leases and rental agreements is the security deposit.
=
3;
The security deposit functions as a form of =
<=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>insurance for the
landlord in case the rental premises are left damaged or dirty or rent is =
owed.
66
According to the law, the amount of the security deposit that may=
be
demanded or received is limited to an amount equal to two months’ rent in <=
/span>the case of
unfurnished residential property and to three months’ rent for furnished residential property.
=
3;
Nonrefundable deposits, such as cleaning deposits, =
<=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>are not allowed.
Nonrefundable tenant deposits are forbidden.
67
At the termination of the tenancy the landlord is <=
/span>permitted to ret=
ain
only that portion of the security deposit reasonably necessary to remedy tenant defaults.=
If the landlord =
must
return any portion of the deposit to the tenant, it must be returned within <=
/span><=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>three weeks after
tenancy is terminated. If the landlord defaults on this obligation, the tenant =
may initiate leg=
al
action through an attorney or small claims court or file a complaint with the =
Consumer Protect=
ion
Bureau.
68
Lease-Option Arrangement.
With a lease-option, usually used when loans are not easily available or the
lessor lacks the required downpayment, the purchaser leases the property desired with an =
option
to purchase at a later date.
=
A portion of the
amount paid as rent usually will be applied against the purchase price. (Options =
also can be for =
lease
extensions.)
69
Right of Entry. A lease may prov=
ide
the landlord the right to check the property for specific purposes. In the absence of any agreement the landlord can ent=
er
only when
=
3;
an emergency req=
uires
entry.
=
3;
the tenant consents to an entry.
=
=
3;
the entry is during normal business hours.
70
after a reasonable notice (24 hours is considered <=
/span>reasonable) to m=
ake
necessary or agreed repairs, alterations or improvements or to show the <=
span
style=3D'position:absolute;top:30.0%;left:0%;width:88.05%;height:10.4%'>property to
prospective or actual purchasers, mortgagees, tenants, workers or contractors;
=
3;
the tenant has
abandoned or surrendered the premises.
=
3;
or the landlord has obtained a court
order to enter.
71
Landlord's
Responsibilities
A residential le=
ase
has an implied warranty of habitability. Thi=
s duty
does not extend to cases in which the problem is one of tenant cleanliness. =
The landlord must
assume at least that.
=
3;
Plumbing is in proper working order.
=
3;
The heat, lights and wiring work and are safe.
=
=
3;
The floors, stairways and railings are in good =
condition.
72
When rented the premises are clean and free of =
pests.
=
3;
Areas under lessor control are maintained.
=
3;
The roof does not leak and no doors or
windows
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73
If a landlord demands or collects rent for an Untenable dwelli=
ng,
the lessor is liable for actual damages sustained by the tenant and special =
=
damages of not l=
ess
than $100 or more than $1,000.
74
The
tenant can also raise the defense of habitability against any eviction action.
If
a landlord fails to take corrective action when a repair is the
landlord’s responsibility, the tenant has three options:
=
1. The tenant may abandon the
property and not be held
liable for back rents or an unfulfilled
lease.
2. The tenant may refer the problem to a <=
span
style=3D'position:absolute;top:31.57%;left:0%;width:100.0%;height:34.21%'>=
mediator, an arbitrator or, =
in
serious
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75
3. The =
tenant
may notify the owner in writing of an emergency situation that must be taken =
care of. If the owner does not respond, the ten=
ant may call in his =
or her
own mechanics and offset the cost of repair with up to one month’s rent on <=
/span>the next rent ch=
eck.
However,
tenants may do this only twice in each year of tenancy.=
76
=
Tenant's
Responsibilities
The California C=
ivil
Code states that the tenant is obligated to
=
3;
keep the living =
unit
clean and sanitary.
=
3;
dispose of garbage and other waste
sanitarily.
=
3;
use all utility fixtures properly,
keeping them clean and sanitary.
=
3;
avoid defacing or damaging property.<=
/span>
77
=
use property onl=
y for
its intended lawful purpose.
=
3;
pay rent on time.
=
3;
abide by rules and regulations.
=
3;
give a 30-day notice when vacating
(month-to-month lease).
=
3;
return door and mailbox keys when
vacating.
=
3;
leave the unit in a clean condition w=
hen
vacating.
78
ASSIGNMENT VERSUS SUBLEASE
=
3;
Provided that the
terms of the lease do not prohibit such activity, a tenant has =
the
right to assign or sublet his or her interest in the =
property.=
Assignment transfers the entire leasehold rights =
to a third party=
. The
third party, the assignee, pays his or her rent directly to the original lessor, =
thus legally
eliminating the original lessee.
79
A sublease of property transfers only a part of the tenant’s
interest. The sublessee pays his =
or =
her rent to the
original lessee, who in turn is responsible to the lessor. The original lessee is <=
span
style=3D'position:absolute;top:30.0%;left:5.99%;width:88.95%;height:6.5%'>=
said to have a
“sandwich lease.”
The lease should
clearly indicate if it may be assigned or subleased.
Lessors frequently provide that assignment or subleasing shall be <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>allowed only wit=
h the
approval of the lessor; however, this approval must not be unreasonably =
withheld.
80
Some leases provide that if the premises are =
sublet at a rent
higher than the lessee is paying the lessor, the higher portion shall be split =
between the less=
or and
lessee.
This encourages
tenants to try to sublet for a maximum amount and also allows the lessor to =
share in the inc=
reased
rent.
81
TERMINATION OF A LEASE
=
3;
A tenancy for a
specified period, as in an estate for years, requires no notice for termina=
tion
because the date has already been specified. Other than by =
<=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>expiration of the
lease term, termination may be made:
=
3;
by the tenant for violation of the
landlord’s duty to place the tenant in quiet possession.
=
3;
by the tenant for the landlord’s fail=
ure
to repair.
82
<=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>by the tenant on
eviction by the landlord.
=
3;
by either party on destruction of the premises.
=
3;
by the landlord on use of the premises
for premises by the
tenant.
=
3;
by either party on breach of a condit=
ion
of the =
3;
by the tenant for the landlord’s brea=
ch
of the
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83
EVICTIONS
AND UNLAWFUL DETAINER
=
3;
A landlord may e=
vict a
tenant and bring an unlawful detainer action against him or her for <=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>failure to pay r=
ent
when due, violation of provisions contained in the lease or rental =
=
agreement, or fa=
ilure
to vacate the premises after termination of 30 or 60 days written notice. The process of remov=
ing a
tenant for being behind in rent follows:84
1. The landlord serves the tena=
nt
with a three- day notice to quit the pre=
mises
or pay rent.
=
3;
2. If the tenant fails to heed the notice, the =
landlord files an unlawful
detainer action in munici=
pal
court.
=
3;
3. If the landlord wins, the court awards the =
landlord a judgment. The lan=
dlord
then asks
to evict the tenant.
85
<=
span
style=3D'font-family:"Century Schoolbook";font-size:156%'>4.The sheriff send=
s the
tenant an eviction notice.
If the tenant fails to leave, the she=
riff
then related crime, the legislature has authorized =
several city att=
orney
and prosecutor offices to bring unlawful detainer actions to abate drug =
related nuisance=
s (the
landlord will be charged fees and costs).
86
Property managers
frequently bring action against tenants and former tenants in small claims courts <=
/span>for back rent or=
for
damages to the premises. Attorneys are not allowed in small claims courts. <=
/span>The maximum amou=
nt of
the suit is $5,000.
=
3;
The procedure is
simple and informal.
=
3;
1. Determine the full legal nam=
e and
address of the
person(s) you are suing. This will help you =
decide where you must file y=
our
claim.87
2. Visit the clerk of the small-=
claims
court and =
3;
3. Arra=
nge
for the order to be served on the defend=
ant
(but not by yourself). The clerk will mail it for a fee, or you may
authorize
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exercises a right
protected under the law, including:
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numSlds )
gSldJumpIdx =3D numSlds;
if ( gSldJumpIdx >=3D 0 ) {
if ( gSldJumpIdx =3D=3D 0 )
gSldJumpIdx =3D 1;
var jumpTo =3D parseInt(gSldJumpIdx);
gSldJump =3D 0; gSldJumpIdx =3D "";
win.GoToSld( parent.GetSldList().mList[jumpTo-1].mSldHref )
}
}
}
function _KDH()
{
if( event.keyCode =3D=3D 8 ) {
event.returnValue =3D 0;
parent.GoToPrevSld();
}
}function DocumentOnClick()
{
if( IsNts() || parent.HideMenu() ) return;
if( ( g_allowAdvOnClick && (window.name=3D=3D"PPTSld") && !parent.IsFrames=
Mode() ) ||
(event && event.keyCode=3D=3D32) ) {
=09
if( g_animUseRuntime && g_animMainSequence && g_animMainSequence.cangonex=
t )
return;
parent.GoToNextSld();
}
}
var g_supportsPPTHTML =3D SupportsPPTHTML(), g_scaleInFrame =3D 1, gId=3D""=
, g_bgSound=3D"",
g_scaleHyperlinks =3D false, g_allowAdvOnClick =3D 1, g_showInBrowser =
=3D 0, gLoopCont =3D 0, gUseSldTimings =3D 1;
var g_showAnimation =3D g_supportsPPTHTML && SupportsPPTAnimation() && ( (w=
indow.name=3D=3D"PPTSld" && !parent.IsFramesMode()) || g_showInBrowser );va=
r g_animManager =3D null;
var g_animUseRuntime =3D false;
var g_animItemsToHide, g_animInteractiveItems, g_animSlideTime;
var g_animMainSequence =3D null;
var ENDSHOW_MESG=3D"End of slide show, click to exit.", SCREEN_MODE=3D"Fram=
es", gIsEndShow=3D0, NUM_VIS_SLDS=3D93, SCRIPT_HREF=3D"script.js", FULLSCR_=
HREF=3D"fullscreen.htm";
var gCurSld =3D gPrevSld =3D 1, g_offset =3D 0, gNtsOpen =3D gHasNts =3D gO=
tlTxtExp =3D 0, gHasNarration =3D 0, gOtlOpen =3D true
window.gPPTHTML=3DSupportsPPTHTML()
var gMainDoc=3Dnew Array(new hrefList("slide0001.htm",1,-1,1),new hrefList(=
"slide0002.htm",1,-1,1),new hrefList("slide0003.htm",1,-1,1),new hrefList("=
slide0004.htm",1,-1,1),new hrefList("slide0005.htm",1,-1,1),new hrefList("s=
lide0006.htm",1,-1,1),new hrefList("slide0007.htm",1,-1,1),new hrefList("sl=
ide0008.htm",1,-1,1),new hrefList("slide0009.htm",1,-1,1),new hrefList("sli=
de0010.htm",1,-1,1),new hrefList("slide0011.htm",1,-1,1),new hrefList("slid=
e0012.htm",1,-1,1),new hrefList("slide0014.htm",1,-1,1),new hrefList("slide=
0015.htm",1,-1,1),new hrefList("slide0018.htm",1,-1,1),new hrefList("slide0=
049.htm",1,-1,1),new hrefList("slide0019.htm",1,-1,1),new hrefList("slide00=
20.htm",1,-1,1),new hrefList("slide0051.htm",1,-1,1),new hrefList("slide005=
2.htm",1,-1,1),new hrefList("slide0053.htm",1,-1,1),new hrefList("slide0021=
.htm",1,-1,1),new hrefList("slide0054.htm",1,-1,1),new hrefList("slide0022.=
htm",1,-1,1),new hrefList("slide0055.htm",1,-1,1),new hrefList("slide0057.h=
tm",1,-1,1),new hrefList("slide0023.htm",1,-1,1),new hrefList("slide0024.ht=
m",1,-1,1),new hrefList("slide0025.htm",1,-1,1),new hrefList("slide0026.htm=
",1,-1,1),new hrefList("slide0058.htm",1,-1,1),new hrefList("slide0027.htm"=
,1,-1,1),new hrefList("slide0029.htm",1,-1,1),new hrefList("slide0030.htm",=
1,-1,1),new hrefList("slide0031.htm",1,-1,1),new hrefList("slide0032.htm",1=
,-1,1),new hrefList("slide0059.htm",1,-1,1),new hrefList("slide0033.htm",1,=
-1,1),new hrefList("slide0034.htm",1,-1,1),new hrefList("slide0035.htm",1,-=
1,1),new hrefList("slide0036.htm",1,-1,1),new hrefList("slide0037.htm",1,-1=
,1),new hrefList("slide0038.htm",1,-1,1),new hrefList("slide0039.htm",1,-1,=
1),new hrefList("slide0040.htm",1,-1,1),new hrefList("slide0041.htm",1,-1,1=
),new hrefList("slide0042.htm",1,-1,1),new hrefList("slide0043.htm",1,-1,1)=
,new hrefList("slide0060.htm",1,-1,1),new hrefList("slide0044.htm",1,-1,1),=
new hrefList("slide0062.htm",1,-1,1),new hrefList("slide0061.htm",1,-1,1),n=
ew hrefList("slide0063.htm",1,-1,1),new hrefList("slide0045.htm",1,-1,1),ne=
w hrefList("slide0046.htm",1,-1,1),new hrefList("slide0047.htm",1,-1,1),new=
hrefList("slide0048.htm",1,-1,1),new hrefList("slide0064.htm",1,-1,1),new =
hrefList("slide0072.htm",1,-1,1),new hrefList("slide0065.htm",1,-1,1),new h=
refList("slide0066.htm",1,-1,1),new hrefList("slide0067.htm",1,-1,1),new hr=
efList("slide0069.htm",1,-1,1),new hrefList("slide0070.htm",1,-1,1),new hre=
fList("slide0071.htm",1,-1,1),new hrefList("slide0074.htm",1,-1,1),new href=
List("slide0099.htm",1,-1,1),new hrefList("slide0075.htm",1,-1,1),new hrefL=
ist("slide0076.htm",1,-1,1),new hrefList("slide0100.htm",1,-1,1),new hrefLi=
st("slide0077.htm",1,-1,1),new hrefList("slide0102.htm",1,-1,1),new hrefLis=
t("slide0078.htm",1,-1,1),new hrefList("slide0103.htm",1,-1,1),new hrefList=
("slide0104.htm",1,-1,1),new hrefList("slide0079.htm",1,-1,1),new hrefList(=
"slide0080.htm",1,-1,1),new hrefList("slide0081.htm",1,-1,1),new hrefList("=
slide0083.htm",1,-1,1),new hrefList("slide0084.htm",1,-1,1),new hrefList("s=
lide0085.htm",1,-1,1),new hrefList("slide0105.htm",1,-1,1),new hrefList("sl=
ide0087.htm",1,-1,1),new hrefList("slide0088.htm",1,-1,1),new hrefList("sli=
de0089.htm",1,-1,1),new hrefList("slide0090.htm",1,-1,1),new hrefList("slid=
e0091.htm",1,-1,1),new hrefList("slide0092.htm",1,-1,1),new hrefList("slide=
0093.htm",1,-1,1),new hrefList("slide0106.htm",1,-1,1),new hrefList("slide0=
094.htm",1,-1,1),new hrefList("slide0095.htm",1,-1,1),new hrefList("slide00=
98.htm",1,-1,1));
/*********************************************
Frameset functions
These functions control slide navigation
and state of the frameset.
**********************************************/
function FullScrInit()
{
g_allowAdvOnClick =3D GetCurSld().mAdvOnClk
document.body.style.backgroundColor=3D"black"
document.oncontextmenu=3Dparent._CM;
document.onkeydown =3D _KDH;
document.ondragstart=3DCancel
document.onselectstart=3DCancel
self.focus()
}
function Redirect( frmId )
{=09
var str=3Ddocument.location.hash,idx=3Dstr.indexOf('#'), sId=3DGetSldId()
if(idx>=3D0) str=3Dstr.substr(1);
if( window.name !=3D frmId && ( sId !=3D str) ) {
obj =3D GetObj("Main-File")
window.location.href=3Dobj.href+"#"+sId
return 1
}
return 0
}
var MHTMLPrefix =3D CalculateMHTMLPrefix();=20
function CalculateMHTMLPrefix()
{
if ( document.location.protocol =3D=3D 'mhtml:') {=20
href=3Dnew String(document.location.href)=20
Start=3Dhref.indexOf('!')+1=20
End=3Dhref.lastIndexOf('/')+1=20
if (End < Start)=20
return href.substring(0, Start)=20
else=20
return href.substring(0, End)=20
}
return '';
}
function GetTags(base,tag)
{
if(g_supportsPPTHTML) return base.all.tags(tag);
else return base.getElementsByTagName(tag);
}
function UpdNtsPane(){ if(frames["PPTNts"]) PPTNts.location.replace( MHTMLP=
refix+GetHrefObj( gCurSld ).mNtsHref ) }
function UpdNavPane( sldIndex ){ if(gNavLoaded) PPTNav.UpdNav() }
function UpdOtNavPane(){ if(gOtlNavLoaded) PPTOtlNav.UpdOtlNav() }
function UpdOtlPane(){ if(gOtlLoaded) PPTOtl.UpdOtl() }
function SetHasNts( fVal )
{
if( gHasNts !=3D fVal ) {
gHasNts=3DfVal
UpdNavPane()
}
}
function ToggleOtlText()
{
gOtlTxtExp=3D!gOtlTxtExp
UpdOtlPane()
}
function ClearMedia()
{
// Clear any sounds playing before launching another browser window. Other=
wise,
// in fullscreen mode, you'll continue to hear the sound in the frames mod=
e.
if (PPTSld.pptSound) PPTSld.pptSound.loop =3D 0;
}
function FullScreen()
{=20
if ( PPTSld.g_animUseRuntime )
PPTSld.document.body.pause();
ClearMedia();
var href =3D ( document.location.protocol =3D=3D 'mhtml:') ? FULLSCR_HREF =
: FULLSCR_HREF+"#"+GetHrefObj(gCurSld).mSldHref;
if(PPTNav.event.ctrlKey) {
var w =3D (window.screen.availWidth * 1.0) / 2.0
var h =3D w * (PPTSld.g_origH * 1.0) / PPTSld.g_origW
win =3D window.open( MHTMLPrefix+href,null,"toolbar=3D0,resizable=3D1,top=
=3D0,left=3D0," + "width=3D"+ w + ",height=3D" + h );
if( win.document.body && PPTSld.g_animUseRuntime )
win.document.body.PPTSldFrameset=3Dwindow;
}
else
{
win =3D window.open( MHTMLPrefix+href,null,"fullscreen=3Dyes" );
if( win.document.body && PPTSld.g_animUseRuntime )
win.document.body.PPTSldFrameset=3Dwindow;
}
}
function ToggleVNarration()
{
rObj=3DPPTSld.document.all("NSPlay")
if( rObj && !PPTSld.g_animUseRuntime ) {
if( (rObj.playState =3D=3D 1)||(rObj.playState =3D=3D 0) )
rObj.Play()
else if( rObj.playState =3D=3D 2 )
rObj.Pause()
else
return;
}
else if( PPTSld.g_animUseRuntime )
{
narObj =3D PPTSld.document.all("narrationID")
if( narObj )
narObj.togglePause()
}
}
function GetCurSldNum()
{ =20
obj=3DGetHrefObj(gCurSld)
if( obj.mOrigVis =3D=3D 1 )
return obj.mSldIdx
else =20
return gCurSld
}
function GetNumSlds()
{ =20
if( GetHrefObj(gCurSld).mOrigVis =3D=3D 1 )
return GetSldList().mNumVisSlds;
else
return GetSldList().mList.length
}
function GetSldNum( href )
{
for(ii=3D0; ii 1 )
PopSldList();
else if( !IsFramesMode() ) {
if( gLoopCont )
GoToFirst()
else
EndShow()
}
}
function GoToPrevSld()
{
ii=3DgCurSld-1
if( ii > 0 ) {
obj=3DGetHrefObj(ii)
while ( obj && ( obj.mVis =3D=3D 0 ) && ( ii>0 ) )
obj=3DGetHrefObj(--ii)
if( ii =3D=3D 0 ) ii=3D1
GoToSldNum(ii)
}
}
function GoToFirst(){ GoToSld( GetHrefObj(1).mSldHref ) }
function GoToLast()
{
ii=3DGetSldList().mList.length
if( ii !=3D gCurSld )
GoToSld( GetHrefObj(ii).mSldHref )
}
function GoToSldNum( num )
{
if( PPTSld.event ) PPTSld.event.cancelBubble=3Dtrue
obj =3D GetHrefObj( num )
obj.mVis=3D1
gPrevSld=3DgCurSld
gCurSld =3D num;
PPTSld.location.replace(MHTMLPrefix+obj.mSldHref)
if( IsFramesMode() ) {
UpdNavPane(); UpdOtlPane(); UpdNtsPane()
}
}
function GoToSld( href )
{
if( PPTSld.event ) PPTSld.event.cancelBubble=3Dtrue
GetHrefObj( GetSldNum(href) ).mVis=3D1
PPTSld.location.replace(MHTMLPrefix+href)
}
function SldUpdated( id )
{
if( id =3D=3D GetHrefObj(gCurSld).mSldHref ) return
gPrevSld=3DgCurSld
gCurSld=3DGetSldNum(id)
if( IsFramesMode() ) {
UpdNavPane(); UpdOtlPane(); UpdNtsPane()
}
}
function PrevSldViewed(){ GoToSld( GetHrefObj(gPrevSld).mSldHref ) }
function HasPrevSld() { return ( gIsEndShow || ( gCurSld !=3D 1 && GetHrefO=
bj( gCurSld-1 ).mVis =3D=3D 1 )||( GetCurSldNum() > 1 ) ) }
function HasNextSld() { return (GetCurSldNum() !=3D GetNumSlds()) }
function CloseWindow() {
if( HideMenu() ) return;
=09
var event =3D PPTSld.event;
if( !IsFramesMode() && event && (event.keyCode=3D=3D27 || event.keyCode=3D=
=3D32 || event.type=3D=3D"click" ) )
window.close( self );
CatchNumKeys( self, event );
}
function Unload() { gIsEndShow=3D0; }
function SetupEndShow() {
gIsEndShow=3D1;
PPTSld.document.body.scroll=3D"no";
PPTSld.document.onkeypress=3DCloseWindow;
PPTSld.document.onclick=3DCloseWindow;
PPTSld.document.oncontextmenu=3D_CM;
}
function EndShow()
{
if( IsFramesMode() ) return
if( PPTSld.event ) PPTSld.event.cancelBubble=3Dtrue
doc=3DPPTSld.document
var dir =3D doc.body.dir
if( dir !=3D "rtl" ) dir =3D "ltr";
doc.open()
doc.writeln(' 0) {
PushSldList(sldList,fEnd);
gCurSld =3D 1;
}
else
if( PPTSld.event ) PPTSld.event.cancelBubble=3Dtrue
}
function PushSldList(arr,fEnd) {
var ii =3D gSldStack.length;
gSldStack[ii] =3D new SldList(arr,gCurSld,fEnd);
GoToSld( gSldStack[ii].mList[0].mSldHref );
}
function PopSldList() {
if (gSldStack[gSldStack.length-1].fEndShow)
EndShow()
else {
gCurSld =3D gSldStack[gSldStack.length-1].mCurSld;
gSldStack[gSldStack.length-1] =3D null;
gSldStack.length--;
var sldList =3D gSldStack[gSldStack.length-1];
GoToSld( sldList.mList[gCurSld - 1].mSldHref );
}
}
var custShowList=3Dnew Array();
/*********************************************
Navigation button implementation
There are 2 types of buttons: ImgBtn, TxtBtn
implemented as function objects. They share
a similiar interface so the event handlers
can call SetActive, for example, on a button=20
object without needing to know exactly=20
what type of button it is.
**********************************************/
//----------------------------------
function ImgBtn( oId,bId,w,action )
//----------------------------------
{
var t=3Dthis
t.Perform =3D _IBP
t.SetActive =3D _IBSetA
t.SetInactive=3D _IBSetI
t.SetPressed =3D _IBSetP
t.SetDisabled=3D _IBSetD
t.Enabled =3D _IBSetE
t.ChangeIcon =3D null
t.UserAction =3D action
t.ChgState =3D _IBUI
t.mObjId =3D oId
t.mBorderId=3D bId
t.mWidth =3D w
t.mIsOn =3D t.mCurState =3D 0
}
function _IBSetA()
{
if( this.mIsOn ) {
obj=3Dthis.ChgState( gHiliteClr,gShadowClr,2 )
obj.style.posTop=3D0
}
}
function _IBSetI()
{
if( this.mIsOn ) {
obj=3Dthis.ChgState( gFaceClr,gFaceClr,1 )
obj.style.posTop=3D0=20
}
}
function _IBSetP()
{
if( this.mIsOn ) {
obj=3Dthis.ChgState( gShadowClr,gHiliteClr,2 )
obj.style.posLeft+=3D1; obj.style.posTop+=3D1
}
}
function _IBSetD()
{ =20
obj=3Dthis.ChgState( gFaceClr,gFaceClr,0 )
obj.style.posTop=3D0=20
}
function _IBSetE( state )
{
var t=3Dthis
GetObj( t.mBorderId ).style.visibility=3D"visible"
if( state !=3D t.mIsOn ) {
t.mIsOn=3Dstate
if( state )
t.SetInactive()
else
t.SetDisabled()
}
}
function _IBP()
{
var t=3Dthis
if( t.mIsOn ) {
if( t.UserAction !=3D null )
t.UserAction()
if( t.ChangeIcon ) {
obj=3DGetObj(t.mObjId)
if( t.ChangeIcon() )
obj.style.posLeft=3Dobj.style.posLeft+(t.mCurState-4)*t.mWidth
else
obj.style.posLeft=3Dobj.style.posLeft+(t.mCurState-0)*t.mWidth
}
t.SetActive()
} =20
}
function _IBUI( clr1,clr2,nextState )
{
var t=3Dthis
SetBorder( GetObj( t.mBorderId ),clr1,clr2 )
obj=3DGetObj( t.mObjId )
obj.style.posLeft=3Dobj.style.posLeft+(t.mCurState-nextState)*t.mWidth-obj=
.style.posTop
t.mCurState=3DnextState
return obj
}
//-----------------------------------------
function TxtBtn( oId,oeId,action,chkState )
//-----------------------------------------
{
var t=3Dthis
t.Perform =3D _TBP
t.SetActive =3D _TBSetA
t.SetInactive=3D _TBSetI
t.SetPressed =3D _TBSetP
t.SetDisabled=3D _TBSetD
t.SetEnabled =3D _TBSetE
t.GetState =3D chkState
t.UserAction =3D action
t.ChgState =3D _TBUI
t.mObjId =3D oId
t.m_elementsId=3D oeId
t.mIsOn =3D 1
}
function _TBSetA()
{
var t=3Dthis
if( t.mIsOn && !t.GetState() )
t.ChgState( gHiliteClr,gShadowClr,0,0 )
}
function _TBSetI()
{
var t=3Dthis
if( t.mIsOn && !t.GetState() )
t.ChgState( gFaceClr,gFaceClr,0,0 )
}
function _TBSetP()
{
if( this.mIsOn )
this.ChgState( gShadowClr,gHiliteClr,1,1 )
}
function _TBSetD()
{ =20
this.ChgState( gFaceClr,gFaceClr,0,0 )
this.mIsOn =3D 0
}
function _TBSetE()
{
var t=3Dthis
if( !t.GetState() )
t.ChgState( gFaceClr,gFaceClr,0,0 )
else
t.ChgState( gShadowClr,gHiliteClr,1,1 )
t.mIsOn =3D 1
}
function _TBP()
{
var t=3Dthis
if( t.mIsOn ) {=20
if( t.UserAction !=3D null )
t.UserAction()
if( !t.GetState )
return
if( t.GetState() )
t.SetPressed()
else
t.SetActive()
} =20
}
function _TBUI( clr1,clr2,lOffset,tOffset )
{
SetBorder( GetObj( this.mObjId ),clr1,clr2 )
Offset( GetObj( this.m_elementsId ),lOffset,tOffset )
}
function Offset( obj, top, left ){ obj.style.top=3Dtop; obj.style.left=3Dle=
ft }
function SetBorder( obj, upperLeft, lowerRight )
{
s=3Dobj.style;
s.borderStyle =3D "solid"
s.borderWidth =3D 1=20
s.borderLeftColor =3D s.borderTopColor =3D upperLeft
s.borderBottomColor=3D s.borderRightColor =3D lowerRight
}
function GetBtnObj(){ return gBtnArr[window.event.srcElement.id] }
function BtnOnOver(){ b=3DGetBtnObj(); if( b !=3D null ) b.SetActive() }
function BtnOnDown(){ b=3DGetBtnObj(); if( b !=3D null ) b.SetPressed() }
function BtnOnOut(){ b=3DGetBtnObj(); if( b !=3D null ) b.SetInactive() }
function BtnOnUp()
{
b=3DGetBtnObj()
if( b !=3D null )
b.Perform()
else
Upd()
}
function GetNtsState(){ return parent.gNtsOpen }
function GetOtlState(){ return parent.gOtlOpen }
function GetOtlTxtState(){ return parent.gOtlTxtExp }
function NtsBtnSetFlag( fVal )
{
s=3Ddocument.all.item( this.m_flagId ).style
s.display=3D"none"
if( fVal )
s.display=3D""
else
s.display=3D"none"
}
function _BSetA_Border(){ b =3D gBtnArr[this.mObjId]; if( b !=3D null ) b.S=
etActive() }
function _BSetI_Border(){ b =3D gBtnArr[this.mObjId]; if( b !=3D null ) b.S=
etInactive() }
function _BSetP_Border(){ b =3D gBtnArr[this.mObjId]; if( b !=3D null ) b.S=
etPressed() }
function _BSetA_BorderImg()
{=20
b =3D gBtnArr[this.mBorderId]=20
if( b !=3D null && this.mIsOn && !b.GetState() ) {
obj=3Dthis.ChgState( gHiliteClr,gShadowClr,2 )
obj.style.posTop=3D0
}
}
function _BSetI_BorderImg()
{=20
b =3D gBtnArr[this.mBorderId]
if( b !=3D null && this.mIsOn && !b.GetState() ) {
obj=3Dthis.ChgState( gFaceClr,gFaceClr,1 )
obj.style.posTop=3D0
}
}
var gHiliteClr=3D"THREEDHIGHLIGHT",gShadowClr=3D"THREEDSHADOW",gFaceClr=3D"=
THREEDFACE"
var gBtnArr =3D new Array()
gBtnArr["nb_otl"] =3D new TxtBtn( "nb_otl","nb_otlElem",parent.ToggleOtlPan=
e,GetOtlState )
gBtnArr["nb_otlElem"] =3D new TxtBtn( "nb_otl","nb_otlElem",parent.ToggleOt=
lPane,GetOtlState )
gBtnArr["nb_nts"] =3D new ImgBtn( "nb_nts","nb_ntsBorder",10,parent.ToggleN=
tsPane )
gBtnArr["nb_nts"].SetActive =3D _BSetA_BorderImg;
gBtnArr["nb_nts"].SetInactive =3D _BSetI_BorderImg;
gBtnArr["nb_ntsBorder"] =3D new TxtBtn( "nb_ntsBorder","nb_ntsElem",parent.=
ToggleNtsPane,GetNtsState )
gBtnArr["nb_ntsElem"] =3D new TxtBtn( "nb_ntsBorder","nb_ntsElem",parent.To=
ggleNtsPane,GetNtsState )
gBtnArr["nb_prevBorder"] =3D gBtnArr["nb_prev"]=3D new ImgBtn( "nb_prev","n=
b_prevBorder",30,parent.GoToPrevSld )
gBtnArr["nb_nextBorder"] =3D gBtnArr["nb_next"]=3D new ImgBtn( "nb_next","n=
b_nextBorder",30,parent.GoToNextSld )
gBtnArr["nb_sldshw"]=3D new ImgBtn( "nb_sldshw","nb_sldshwBorder",18,parent=
.FullScreen )
gBtnArr["nb_sldshwBorder"] =3D new TxtBtn( "nb_sldshw","nb_sldshwBorder",pa=
rent.FullScreen,null )
gBtnArr["nb_sldshwBorder"].SetActive =3D _BSetA_Border;
gBtnArr["nb_sldshwBorder"].SetInactive =3D _BSetI_Border;
gBtnArr["nb_sldshwText"] =3D new TxtBtn( "nb_sldshw","nb_sldshwText",parent=
.FullScreen,null )
gBtnArr["nb_sldshwText"].SetActive =3D _BSetA_Border;
gBtnArr["nb_sldshwText"].SetInactive =3D _BSetI_Border;
gBtnArr["nb_voice"] =3D gBtnArr["nb_voiceBorder"] =3D new ImgBtn( "nb_voice=
","nb_voiceBorder",18,parent.ToggleVNarration )
gBtnArr["nb_otlTxtBorder"] =3D gBtnArr["nb_otlTxt"]=3D new ImgBtn( "nb_otlT=
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gBtnArr["nb_ntsBorder"].SetFlag =3D NtsBtnSetFlag
gBtnArr["nb_otlTxt"].ChangeIcon=3D GetOtlTxtState
/*********************************************
Context menu implementation
_CM() is the function that's hooked up to
the oncontextmenu event. Once we're asked to
show the menu, we first build it by creating
DIVs on-the-fly. Then we position it=20
within the screen area so it doesn't get
clipped.
Creating the DIVs using createElement() means
we don't have to write out any extra HTML
into the slide HTML files.
**********************************************/
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=09
CreateSeparator( iObj )
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------=_NextPart_01C47962.5E2DC3F0
Content-Location: file:///C:/14882234/Chapter16Management_files/fullscreen.htm
Content-Transfer-Encoding: quoted-printable
Content-Type: text/html; charset="windows-1252"
Slide 1
88
4. While waiting for the trial,
gather all important docume=
nts
and have them ready. Contact all potent=
ial
witnesses and arrange for them to come w=
ith
you to the trial, or obtain a subpoena
from the clerk for any witness who will not come voluntarily. If you nee=
d an
interpreter, find o=
ut if
one is available at small-claims court;
otherwise, bring your own.
•5. Come to the court building early and ask the <=
/span>=
clerk where your case is being
heard. When =
you reach the courtroom, che=
ck the
calendar to =
see that your case is listed=
.
89
6. When your case is called, gi=
ve
your testimony, presen=
ting
only the facts. Be brief. Submit all papers=
and
documents you think will help your
case.
=
3;
7. If you win, ask the defendant for the money =
awarded you in the judgment.=
=
3;
8. If you have difficulties in collecting your =
money, ask the clerk to assi=
st
you.
=
3;
9. As plaintiff you are not allowed to appeal if =
=
you lose (unless you must pa=
y as
the result of a
counterclaim).
90
10. Landlords bring unlawful deta=
iner
action in superi=
or
courts, no longer in small claims courts=
.
91
RETALIATORY EVICTION
=
3;
A la=
ndlord cannot decrease
services, increase rent or evict a tenant within 180 days after the tenant =
=
3;
complaining to the landlord about the
habitability of the premises.
=
3;
complaining to a public agency about defects.
=
=
3;
lawfully organizing a tenant associat=
ion.
92
A tenant cannot waive his or her rights against retaliatory
eviction.
=
3;
=
3;
Prohibition of retaliatory eviction is a defense =
against eviction=
. If a
landlord has been shown to have acted maliciously, the tenant will be entitled =
to from $100 to =
$1,000
in punitive damages.
93
YOU CAN
GO HOME NOW.
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‹#›
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if( cltHeight < g_origH*factor )
factor=3D(1.0*cltHeight)/g_origH
newSize =3D g_origSz * factor
if( newSize < 1 ) newSize=3D1
s=3DSlideObj.style
s.fontSize=3DnewSize+"px"
s.posWidth=3Dg_origW*factor
s.posHeight=3Dg_origH*factor
s.posLeft=3D(cltWidth-s.posWidth+padding)/2
s.posTop=3D(cltHeight-s.posHeight+padding)/2
if( g_scaleHyperlinks )
ScaleHyperlinks( factor )
}
function _InitAnimations()
{
animRuntimeInstalled =3D ''+document.body.localTime !=3D 'undefined';
isFullScreen =3D (window.name =3D=3D "PPTSld") && !parent.IsFramesMode();
g_animUseRuntime =3D g_showAnimation && animRuntimeInstalled && !(isFullSc=
reen && parent.IsSldVisited());
if( g_animUseRuntime ) {
collSeq =3D document.all.tags("seq");
if( collSeq !=3D null ) {
for(ii=3D0;ii
' + ENDSHOW_MESG + '
![](3D"notes_flag.gif")
No=
tes![](3D"buttons.gif")
