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California
Real Estate Principles =
Ch= apter 11
LANDLORD AND TENANT RELATIONS
Thomson South-Western
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Chapter 11
1.Define a lease and the 4 types of leasehold estates.
2.Outline the requirements for a valid lease or = ;
• rental agreement.
3.Explain the difference between a sublease and an <= /span>assignment of a lease.
= 4.Discuss the duties and responsibilities landlords = and tenants owe each other.
5.Describe how tenants may be lawfully evicted. =
6.Explain the role played by professional property <= /span>managers.
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LEASE=
•A lease or rental agreement is a legally binding contract between an owner (lessor/land= lord) and a tenant (lessee) where a te= nant has possession and use in exchange for rent<= /u> or services.
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Leasehold Estates
Types of Leasehold Estat= es
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file:///C:/C9764A33/11LandlordandTenantRelations_files/slide0003.htm Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="us-ascii" LEASEHOLDS; LANDLORD AND TENANT RELATIONS
LEASEHOLD ESTATES
 (Less-than-freehold estates)
1.Estate for years
•<= /span>Tenancy for years or lease
•<= /span>Fixed term (You know when it ends before it begins= .
2.Estate from = period to period
•<= /span>Periodic tenancy or period to period (month-to-month)
•<= /span>Unsure when it ends - requires notice by either party.
3.Estate at will
•<= /span>Tenancy at will
•Is a leasehold interest that can be terminated wit= hout notice at any time by the landlord.
•<= /span>Not used in California
•<= /span>Insist that advance notice be given prior to termination…
• usually 30 days. =
4.Estate at sufferance
•<= /span>Tenancy at sufferance
•<= /span>Possession at the end of a lease
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VALID LEASE REQUIREMENTS
<= /v:shape>
= 1.Written, if more than one year <= /div>
• (Statute of frauds)
= 2.Names of less= or and lessee=
= 3.Adequately describe the property
= 4.Show amount of rent and how paid
5.Give date lease term begins and length of term = ;
= 6.Be signed by lessor
= 7.Involve capable parties
= 8.Renewal provision in boldface type
•(Residential pro= perty)
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Maxim= um duration
•Urban Property <= /span>
<= span class=3DB1B style=3D'position:absolute;left:-4.33%'>–99 years=
•Agricultural Land= 3;
<= span class=3DB1B style=3D'position:absolute;left:-4.33%'>–51 years=
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RESIDENTIAL RENTAL AGREEMENT
1.Utilities
2.Maintenance
3.Tenant improvements
4.Use of the property
5.Maximum number of occupants
6.Security and damage deposits
7.Property taxes and insurance
8.Rules regarding pets, guests, park= ing, anything else of importance
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SECURITY DEPOSITS
(Legal Maximums)
•Total security limits, including pets: =
<= span style=3D'font-size:86%'>•Unfurnishe= d =3D 2 months
<= span style=3D'font-size:86%'>•Furnished = =3D 3 months
•Legal deposits including: Waterbed (or insurance),= Pet Deposit, Key Deposit, Openers
–Unused de= posit must be returned or written accounting for expenses within 21 days
–Cannot be called NON-REFUNDABLE
–Rent  Off Set:
<= span style=3D'font-size:86%'>–Maximum twice in any 12 month period
<= span style=3D'font-size:86%'>–No more than 1 month’s rent
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ASSIGNMENT
•A transfer by the lessee (assignor) of ALL the unexpired interest he holds at the time of the assignment
LESSOR
Leases
to
LESSEE “A”
Who assigns
Lease to
ASSIGNEE “B”
ASSIGNEE “B” pays directly to LESSOR
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SUBLEASE
•A transfer by the lessee of only part of = his interest to another (sub-lessee) at the time of the sub-letting
LESSOR
Leases to
LESSEE “A”
Who sublets to
SUB-LESSEE “B”
Who pays
Lessor $1,000
LESSEE “A” <= /b>
Sandwich
Pays Lessee
$2,000
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TYPES = OF LEASES
•<= /span> Landlord pays operating expenses (TIM)
•<= /span> (taxes,= insura= nce, mainte= nance)
•<= /span>Net Lease (Triple Net Lease)
•<= /span> Tenant pays operating expenses (TIM)
•<= /span> (taxes,= insura= nce, mainte= nance)
•<= /span>Percentage Lease
•<= /span> Tenant pays rent based on tenant’s gross income
•<= /span>Fixed lease (Month-to-Month)
•<= /span> Tenant pays a fixed rent amount
•<= /span>Graduated Lease (Lease)
•<= /span> Tenant pays a fixed rent amount for the period with periodic rent increases at specific times
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LEASE TERMS
<= /v:shape>
•EXTENSION:
• Upon expiration of rental contract, the rental continues under the original terms. = ;
•RENEWAL:
• Upon expiration of rental contract, the rental continues under new terms
•ESCALATOR CLAUSE:
• <= /span>During the rental period, the rental agreement allows for rent increases based upon some index
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Landl= ord Duties and Rights
•Keep property habitable
•Periodically inspect the premises =
•Insure outside of living quarters =
•Maintain quiet use and enjoyment <= /span>
<= span class=3DBB style=3D'position:absolute;left:-4.1%'>•Prohibit discrimination by all subordinates
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file:///C:/C9764A33/11LandlordandTenantRelations_files/slide0012.htm Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="us-ascii" LEASEHOLDS; LANDLORD AND TENANT RELATIONS
UNLAWFUL ACTS BY A LANDLORD
•Tenant lockout
•Seizure of tenant property
•Removal of doors and windows
•Shutting off utility services
•Causing uninhabitability
•Interfering with tenant’s use and quiet enjoyment
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Unlaw= ful Detainer
<= span style=3D'mso-special-format:bullet;position:absolute;left:-8.75%'>•<= /span>Serve 3 Day Notice
•<= /span>Tenant fails to respond, landlord files in superior court
•If landlord wins a judgment then ask for a Writ of Possession
<= span style=3D'mso-special-format:bullet;position:absolute;left:-8.75%'>•<= /span>Authorities remove the tenant
<= span style=3D'visibility:hidden'>1.
•      3 DAY VER= SUS 60 DAY NOTICE
------=_NextPart_01C82ABC.5D718C80 Content-Location: file:///C:/C9764A33/11LandlordandTenantRelations_files/slide0011.htm Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="us-ascii" LEASEHOLDS; LANDLORD AND TENANT RELATIONS
TENANT OBLIGATIONS
=
•<= /span>Pay rent when due according to the contract
•<= /span>Give minimum 30 day notice for termination
•<= /span>Keep the premises occupied, clean and sanitary = ;
•Liable for negligence to others =
•Dispose of all rubbish, garbage and waste from the= unit in a clean and sanit= ary manner
•Properly use and operate all electrical, gas and plumbing fixtures and keep= them clean and sanitary
•Not interfere with other tenants rights
•Refrain from willfully or wantonly destroying, def= acing, impairing or removing any par= t of the structure or appur= tenances
•Occupy and use the premises only for the intended = or designed use
------=_NextPart_01C82ABC.5D718C80 Content-Location: file:///C:/C9764A33/11LandlordandTenantRelations_files/slide0020.htm Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="us-ascii" LEASEHOLDS; LANDLORD AND TENANT RELATIONS
RENTAL OFFSET
REPA= IR & DEDUCT
<= /v:shape>
•Notify landlord of necessary repairs and allow adequate time for repairs to be made =
•If landlord refuses:
1.Abandon the property with no future rent.
2.Spend up to one month’s rent= on repairs, send receipts for repairs, offset amount on next month’s rent payment.
•
•NOTE: Can only u= se use twice in any 12 month time
•Cannot be used f= or decorative purposes, only for habitability.
------=_NextPart_01C82ABC.5D718C80 Content-Location: file:///C:/C9764A33/11LandlordandTenantRelations_files/slide0024.htm Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="us-ascii" LEASEHOLDS; LANDLORD AND TENANT RELATIONS
TERMINATION OF A LEASE
•Expiration of the term
•Mutual agreement (surrender)
•Violation of terms and conditions
•Destruction of the premises
<= span style=3D'font-size:86%'>•Or governm= ent action: condemnation
•Eviction
<= span style=3D'font-size:86%'>•Notice = ;
<= span style=3D'font-size:86%'>•Unlawful detainer action
<= span style=3D'font-size:86%'>•Non-paymen= t of rent
<= span style=3D'font-size:86%'>•Illegal us= e of premises
<= span style=3D'font-size:86%'>•Sheriff se= rves the eviction
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PROPERTY MANAGER
•Controls operating expenses to maximize income
•Obtains te= nants and leases
<= span style=3D'font-size:88%'>•Maintains property by keeping it in repair and modernizing or renovating when needed
•Oversees t= he on-site resident manager
<= span style=3D'font-size:86%'>–for reside= ntial apartments of 16 or more units.
•C.P.M. =3D Certified Property Manager
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RENT CONTROL
<= /v:shape>
•<= /span>Intent is to make property available for rent at <= /span>reasonable rates when there is a shortage of available space
•<= /span>May not be effective because artificially low rent= may increase demand and discourage new construction
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dpFHY+xmSTtS02IWVoVd7WE7+9ml3ZUOlQ3qaWGr2jZwNqu1TS0fUcuH32ZUsba1J3HrkNuBlyJX uOlc7iKkWVS+Qtebq4QFV91aPeVmV7vbDWloKwFaY4w1mux8aHn/stb2guGLc3GvfCEK3/jOd76a 3Md93btOj+y3qd/EyX9rGmDq5XPAw9WjgceL4PdSc8EMbjB9jQnh7kqYoLascHIvrE70ahhN/+Xu hymwXxGP+AJrreuJQwDXy4p3xaXwMIxhkcsZcyO/NgZAAgAAOw== ------=_NextPart_01C82ABC.5D718C80 Content-Location: file:///C:/C9764A33/11LandlordandTenantRelations_files/slide0025.htm Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="us-ascii" LEASEHOLDS; LANDLORD AND TENANT RELATIONS
Review Quiz Chapter 11
1.It is illegal to screen and eliminate potential te= nants based on:
• (a) income levels
• (b) credit rating
• (c) past delinquent rental history
• (d) martial status
2.
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<= span style=3D'font-size:75%'>2.Lessor A leases to Lessee B who legally subleases to Sublessee C. Which of the following is correct?= 3;
• (a) Lessor A looks to Lessee B for payment
• (b) Lessor A looks to Sublessee C for payment
= • (c) Lessee B does not have a contract with Sublessee C
• (d) There is only one contract in this transaction
Review Quiz Chapter 11
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3.Most month-to-month rental agreements can be classified as an:
• (a) estate for years
• (b) estate from period to period
• (c) estate at will
• (d) estate at sufferance
Review Quiz Chapter 11
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4.A lease on agricultural land cannot exceed:
(a) 15 years
(b) 37 years
(c) 51 years
(d) 99 years
Review Quiz Chapter 11
5.The maximum security deposit for an unfurnished apartment is:
• (a) one month’s rent&#= 13;
• (b) two month’s rent&#= 13;
• (c) three month’s rent=
• (d) four month’s rent<= /span>
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<= span style=3D'mso-special-format:"numbullet3\,6";position:absolute;left:-5.94%'= >6.A landlord signs a 6 month lease and the lessee takes possession but never signs the lease. Under these circumstances the lease is:
(a) valid
(b) void
(c) voidable
(d) illegal
Review Quiz Chapter 11
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7.If a lessee abandons a lease prior to the expirati= on date, the lessor may:&= #13;
• (a) leave the premises unocc= upied and sue for the entire lease amount
• (b) lease the property again= and collect from two sources
• (c) leave the premises unocc= upied and sue for each insta= llment as it becomes due
• (d) either (a) or (b)=
Review Quiz Chapter 11
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<= span style=3D'font-size:75%'>8.How many units would there have to be in an apartment building to make it necessary for the owner to hir= e an on-site resident manager?
• (a) 20 or more units
• (b) 18 or more units
• (c) 16 or more units
• (d)  14 or more units
•
Review Quiz Chapter 11
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9.Under the rental offset rule, which of the followi= ng is true? The tenant can do  housing code repairs up to: <= /span>
• (a) one month’s rent, = once per year
• (b) two month’s rent, = twice per year
• (c) one month’s rent, = twice per 12 month period
• (d) one month’s rent, = twice per year
Review Quiz Chapter 11
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10.If you were to lease a mountain cabin from April 5= to April 30 of the same year, the lease would be reco= gnized as an:
• (a) estate at will
• (b) estate at sufferance = ;
• (c) estate from period to period
• (d) estate for years
•
Review Quiz Chapter 11
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Answers to Review Quiz Chapter 11
<= span style=3D'mso-special-format:"numbullet3\,1";position:absolute;left:-9.78%'= >1.D 6. A
<= span style=3D'visibility:hidden'>2.
<= span style=3D'mso-special-format:"numbullet3\,1";position:absolute;left:-9.78%'= >2.A 7. C
<= span style=3D'visibility:hidden'>3.
<= span style=3D'mso-special-format:"numbullet3\,1";position:absolute;left:-9.78%'= >3.B 8. C
<= span style=3D'visibility:hidden'>4.
<= span style=3D'mso-special-format:"numbullet3\,1";position:absolute;left:-9.78%'= >4.C 9. C
<= span style=3D'visibility:hidden'>5.
<= span style=3D'mso-special-format:"numbullet3\,1";position:absolute;left:-9.78%'= >5.B 10. D
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if( MakeNotesVis() ) return runAnimations =3D _InitAnimations(); =09 if( IsWin("PPTSld") ) parent.SldUpdated(GetSldId()) g_origSz=3DparseInt(SlideObj.style.fontSize) g_origH=3Dsld.style.posHeight g_origW=3Dsld.style.posWidth g_scaleHyperlinks=3D(document.all.tags("AREA").length>0) if( g_scaleHyperlinks ) InitHLinkArray() if( g_scaleInFrame||(IsWin("PPTSld") && parent.IsFullScrMode() ) ) document.body.scroll=3D"no" _RSW() if( IsWin("PPTSld") && parent.IsFullScrMode() ) FullScrInit(); =09 MakeSldVis(); ChkAutoAdv() if( runAnimations ) { if( document.all("NSPlay") ) document.all("NSPlay").autoStart =3D false; if( sld.filters && sld.filters.revealtrans ) setTimeout( "document.body.start()", sld.filters.revealtrans.duration * = 1000 ); else document.body.start(); } } function MakeSldVis()=20 { var fTrans=3Dg_showAnimation && SldHasTrans() if( fTrans )=09 { if( g_bgSound ) { idx=3Dg_bgSound.indexOf(","); pptSound.src=3Dg_bgSound.substr( 0, idx ); pptSound.loop=3D -(parseInt(g_bgSound.substr(idx+1))); } SlideObj.filters.revealtrans.Apply()=09 } SlideObj.style.visibility=3D"visible" if( fTrans ) SlideObj.filters.revealtrans.Play() } function MakeNotesVis()=20 { if( !IsNts() ) return false=20 SlideObj.style.display=3D"none" nObj =3D document.all.item("NotesObj") parent.SetHasNts(0) if( nObj ) {=20 nObj.style.display=3D"" parent.SetHasNts(1) } return 1 } function ChkAutoAdv() { if(SldHasTrans()) SlideObj.onfilterchange=3DAutoAdv else AutoAdv() } function AutoAdv() { if(!IsWin("PPTSld") || !gUseSldTimings )return var sld=3DGetCurSld() if( (sld.mAdvDelay>0) && !parent.IsFramesMode() ) setTimeout("parent.GoToNextSld()",sld.mAdvDelay) } function GetObj(id) { if(g_supportsPPTHTML) return document.all(id); else return document.getElementById(id); } function SldHasTrans() { return SlideObj.style.filter !=3D ""; } function GetSldId()=20 { var regExp =3D /file:\/\/\//i var pos =3D location.href.search(regExp) if (MHTMLPrefix !=3D "" && pos !=3D -1) sId =3D location.href.substring(pos) else { sId =3D RemoveFilePrefixFromHref(location.href); var regExp =3D /\// var fixedHref =3D sId var pos =3D -1 =09 pos =3D fixedHref.search(regExp) while (pos !=3D -1) { fixedHref =3D fixedHref.replace(regExp, "\\") pos =3D fixedHref.search(regExp) } =09 if (g_fBaseHyperlink =3D=3D true) sId =3D "file:///" + fixedHref; else sId =3D fixedHref.substring(fixedHref.lastIndexOf('\\') + 1) } =09 return sId } function HideMenu() { if( frames["PPTSld"] && PPTSld.document.all.item("ctx= tmenu") && PPTSld.ctxtmenu.style.display!=3D"none" ) { PPTSld.ctxtmenu.styl= e.display=3D'none'; return true } return false } function IsWin( name ) { return window.name =3D=3D name } function IsNts() { return IsWin("PPTNts") } function IsSldOrNts() { return( IsWin("PPTSld")||IsWin("PPTNts") ) } function SupportsPPTAnimation() { return( navigator.platform =3D=3D "Win32"= && navigator.appVersion.indexOf("Windows")>0 ) } function SupportsPPTHTML() { var appVer=3Dnavigator.appVersion, msie=3DappVer.indexOf("MSIE "), ver=3D0 if( msie >=3D 0 ) ver=3DparseFloat( appVer.substring( msie+5, appVer.indexOf(";",msie) ) ) else ver=3DparseInt(appVer) return( ver >=3D 4 && msie >=3D 0 ) } function _RSW() { if( !g_supportsPPTHTML || IsNts() || ( !g_scaleInFrame && (!IsWin("PPTSld") || !parent.IsFullScrMode()) ) ) return var padding=3D0; if( IsWin("PPTSld") && parent.IsFramesMode() ) padding=3D6 cltWidth=3Ddocument.body.clientWidth-padding cltHeight=3Ddocument.body.clientHeight-padding factor=3D(1.0*cltWidth)/g_origW 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 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=3D31, 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 g_fBaseHyperlink =3D false; var gMainDoc=3Dnew Array(new hrefList("slide0036.htm",1,-1,1),new hrefList(= "slide0021.htm",1,-1,1),new hrefList("slide0002.htm",1,-1,1),new hrefList("= slide0023.htm",1,-1,1),new hrefList("slide0003.htm",1,-1,1),new hrefList("s= lide0005.htm",1,-1,1),new hrefList("slide0018.htm",1,-1,1),new hrefList("sl= ide0006.htm",1,-1,1),new hrefList("slide0007.htm",1,-1,1),new hrefList("sli= de0009.htm",1,-1,1),new hrefList("slide0008.htm",1,-1,1),new hrefList("slid= e0004.htm",1,-1,1),new hrefList("slide0010.htm",1,-1,1),new hrefList("slide= 0019.htm",1,-1,1),new hrefList("slide0012.htm",1,-1,1),new hrefList("slide0= 031.htm",1,-1,1),new hrefList("slide0011.htm",1,-1,1),new hrefList("slide00= 20.htm",1,-1,1),new hrefList("slide0024.htm",1,-1,1),new hrefList("slide001= 5.htm",1,-1,1),new hrefList("slide0014.htm",1,-1,1),new hrefList("slide0025= .htm",1,-1,1),new hrefList("slide0032.htm",1,-1,1),new hrefList("slide0033.= htm",1,-1,1),new hrefList("slide0026.htm",1,-1,1),new hrefList("slide0027.h= tm",1,-1,1),new hrefList("slide0028.htm",1,-1,1),new hrefList("slide0034.ht= m",1,-1,1),new hrefList("slide0029.htm",1,-1,1),new hrefList("slide0035.htm= ",1,-1,1),new hrefList("slide0030.htm",1,-1,1)); /********************************************* Frameset functions These functions control slide navigation and state of the frameset. **********************************************/ function RemoveFilePrefixFromHref(href) { var regExp =3D /^file:\/\/\//i; return href.replace(regExp, "") } 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 (MHTMLPrefix !=3D "") href =3D RemoveFilePrefixFromHref(href) 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; =09 if (MHTMLPrefix !=3D "") PPTSld.location.replace(MHTMLPrefix+RemoveFilePrefixFromHref(obj.mSldHref= )) else PPTSld.location.replace(obj.mSldHref) =09 if( IsFramesMode() ) { UpdNavPane(); UpdOtlPane(); UpdNtsPane() } } function GoToSld( href ) { if( PPTSld.event ) PPTSld.event.cancelBubble=3Dtrue GetHrefObj( GetSldNum(href) ).mVis=3D1 if (MHTMLPrefix !=3D "") PPTSld.location.replace(MHTMLPrefix+RemoveFilePrefixFromHref(href)) else PPTSld.location.replace(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('


' + ENDSHOW_MESG + '

') doc.close() } function SetSldVisited(){ GetSldList().mList[gCurSld-1].mVisited=3Dtrue } function IsSldVisited(){ return GetSldList().mList[gCurSld-1].mVisited } function hrefList( sldHref, visible, advDelay, advClk ) { this.mSldHref=3D this.mNtsHref =3D sldHref this.mOrigVis=3D this.mVis =3D visible this.mVisited=3D false this.mAdvDelay=3D advDelay this.mAdvOnClk=3D advClk } function SldList(arr,curSld,fEnd) { this.mCurSld =3D curSld; this.mList =3D new Array(); var idx =3D 1; for(ii=3D0;ii 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= xt","nb_otlTxtBorder",23,parent.ToggleOtlText ) gBtnArr["nb_ntsBorder"].m_flagId=3D "nb_nts" 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. **********************************************/ var sNext=3D"Next",sPrev=3D"Previous",sEnd=3D"End Show",sFont=3D"Arial",sAr= row=3D"Arrow",sFreeform=3D"Freeform",sRect=3D"Rectangle",sOval=3D"Oval" function ShowMenu() { BuildMenu(); var doc=3DPPTSld.document.body,x=3DPPTSld.event.clientX+doc.scrollLeft,y= =3DPPTSld.event.clientY+doc.scrollTop m =3D PPTSld.document.all.item("ctxtmenu") m.style.pixelLeft=3Dx if( (x+m.scrollWidth > doc.clientWidth)&&(x-m.scrollWidth > 0) ) m.style.pixelLeft=3Dx-m.scrollWidth m.style.pixelTop=3Dy if( (y+m.scrollHeight > doc.clientHeight)&&(y-m.scrollHeight > 0) ) m.style.pixelTop=3Dy-m.scrollHeight m.style.display=3D"" } function _CM() { if( !parent.IsFullScrMode() ) return; if(!PPTSld.event.ctrlKey) { ShowMenu() return false } else HideMenu() } function BuildMenu() { if( PPTSld.document.all.item("ctxtmenu") ) return var mObj=3DCreateItem( PPTSld.document.body ) mObj.id=3D"ctxtmenu" mObj.style.visibility=3D"hidden" var s=3DmObj.style s.position=3D"absolute" s.cursor=3D"default" s.width=3D"120px" SetCMBorder(mObj,"menu","black") var iObj=3DCreateItem( mObj ) SetCMBorder( iObj, "threedhighlight","threedshadow" ) iObj.style.padding=3D2 CreateMenuItem( iObj,sNext,M_GoNextSld,M_True ) CreateMenuItem( iObj,sPrev,M_GoPrevSld,M_HasPrevSld ) =09 CreateSeparator( iObj ) CreateMenuItem( iObj,sEnd,M_End,M_True ) mObj.style.visibility=3D"visible" } function Cancel() { window.event.cancelBubble=3Dtrue; window.event.returnVa= lue=3Dfalse } function Highlight() { ChangeClr("activecaption","threedhighlight") } function Deselect() { ChangeClr("threedface","menutext") } function Perform() { e=3DPPTSld.event.srcElement if( e.type=3D=3D"menuitem" && e.IsActive() ) e.Action() else PPTSld.event.cancelBubble=3Dtrue } function ChangeClr( bg,clr ) { e=3DPPTSld.event.srcElement if( e.type=3D=3D"menuitem" && e.IsActive() ) { e.style.backgroundColor=3Dbg e.style.color=3Dclr } } function M_HasPrevSld() { return( parent.HasPrevSld() ) } function M_GoNextSld() { if( gIsEndShow ) M_End(); else GoToNextSld() } function M_GoPrevSld() { if( gIsEndShow ) { gIsEndShow=3D0; history.back();= PPTSld.event.cancelBubble=3Dtrue; } else GoToPrevSld() } function M_True() { return true } function M_End() { window.close( self ) } function CreateMenuItem( node,text,action,eval ) { var e=3DCreateItem( node ) e.type=3D"menuitem" e.Action=3Daction e.IsActive=3Deval e.innerHTML=3Dtext if( !e.IsActive() ) e.style.color=3D"threedshadow" e.onclick=3DPerform e.onmouseover=3DHighlight e.onmouseout=3DDeselect s=3De.style; 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charset="us-ascii" LEASEHOLDS; LANDLORD AND TENANT RELATIONS ------=_NextPart_01C82ABC.5D718C80 Content-Location: file:///C:/C9764A33/11LandlordandTenantRelations_files/outline.htm Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="us-ascii"
 No= tes
Slide Show
Outline
= = = = = = = = = =
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