Refinery Pollution

The damage that oil refineries can do the environment is more than an esoteric issue about humanity's responsibility to their home planet. Instead, the real issue is the amount of pollution that enters into the air and contributes directly to health issues in nearby communities. Because of the powerful chemicals and processes, gaseous byproducts can enter into the air and cause injuries to those working at the refinery and those who live in the area.

Health problems related to air pollution are not theoretical warnings from disconnected scientific studies. Instead, real medical concerns have arisen across the world in areas that are close to major industrial centers. In particular, the pollution that can be caused by an oil refinery can cause a wide range of health issues that can lead to steady deterioration in general health as well as the development of very specific maladies.

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The pollution from oil refineries can contribute to the destruction of a healthy atmosphere, leading to an air quality similar to smog. With an increased presence of unusual chemicals in the air, the human respiratory system is generally the first body system to suffer. At first, symptoms include coughing, wheezing, and a peculiar difficulty breathing. Eventually, these can build to complicate preexisting conditions, affecting people with serious heart diseases.

Refinery Pollution

Over time, exposure to these chemicals, which may be connected to a person's employment at a refinery, can lead to extremely dangerous respiratory and cardiovascular problems. These issues can include asthma attacks, the development of heart disease, lung damage, bronchitis, emphysema, and unexpected allergies. The longer a person remains exposed to polluted environments, the worse these problems can become. Eventually, pollution can even contribute to a person's untimely death.

To learn more about a worker's options in regards to harmful conditions and health deterioration, contact a workers' compensation attorney.

Refinery Pollution

Filing a Mechanic's Lien in PA

What happens when a Contractor performs work or delivers product for a Customer, and the Customer doesn't pay? If he is smart, the Contractor files a Mechanic's Lien against the Customer. A Mechanic's Lien is a legal procedure wherein a Contractor or Sub-Contractor can place a lien on a property owner's real estate when that owner has failed to pay for services or products. That lien prevents the homeowner from selling or transferring the property unless and until the lien is satisfied. The lien is filed in the Court of Common Pleas of the county in which the non-paying property owner's property is located.

In order to file a Mechanic's Lien, the Contractor must set forth all of the following:

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(1) the terms of the contract;

Filing a Mechanic's Lien in PA

(2) the amount alleged to be due and owing;

(3) the name of all parties involved in the contract/transaction;

(4) the date of the breach of the agreement; and

(5) the property location where the work was completed. In order for a contractor to file a lien in Pennsylvania, he must do so within six

(6) months of the time that the work was completed or the product was delivered.

It is important to know that a Sub-Contractor can file a Mechanic's Lien against a homeowner as well. This is a bit of a different scenario because it is typically the Contractor who is responsible for paying the Sub-Contractor. In a situation where the Sub-Contractor is owed money, he can file a lien against the homeowner. If a Sub-Contractor wishes to file a Mechanic's Lien, he must first give the property owner thirty (30) days formal notice, in writing, of his intent to do so. That notice must explain that he performed work on the named property, but that he hasn't been paid for his services. The homeowner then must pay the Sub-Contractor for his services, and try to re-coup the monies from the original Contractor.

Filing a Mechanic's Lien in PA

Mutual Non-Disclosure Agreement Template

NON-DISCLOSURE AGREEMENT

THIS NON-DISCLOSURE AGREEMENT (this "Agreement") is made and entered into as of [date] between [Your Company name] having its place of business at [ address] ("Company") and [company 2], having its place of business at [Address]

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Purpose:Company and [company 2] wish to explore a business opportunity of mutual interest and in connection with this opportunity wishes to execute this Non Disclosure Agreement ("Agreement").

Mutual Non-Disclosure Agreement Template

1. Confidential Information: Confidential information means any information disclosed to by one party to the other, either directly or indirectly in writing, orally or by inspection of tangible or intangible objects, including without limitation documents, business plans, source code, software, documentation, financial analysis, marketing plans, customer names, customer list, customer data. Confidential Information may also include information disclosed to a party by third parties at the direction of a Disclosing Party. Confidential Information shall not, however, include any information which the Receiving party can establish (i) was publicly known and made generally available in the public domain prior to the time of disclosure; (ii) becomes publicly known and made generally available after disclosure through no action or inaction of Receiving Party; or (iii) is in the possession of Receiving Party, without confidentiality restrictions, at the time of disclosure by the Disclosing Party as shown by Receiving Party's files and records immediately prior to the time of disclosure. The party disclosing the Confidential Information shall be referred to as "Disclosing Party" in the Agreement and the party receiving the Confidential Information shall be referred to as "Receiving Party" in the Agreement.

2. Non-use and Non-disclosure: The Receiving Party agrees not to use any Confidential Information for any purpose except to evaluate and engage in discussions concerning a potential business relationship between the parties hereto. Receiving Party agrees not to disclose any Confidential Information to third parties or to its employees, except to those employees who are required to have the information in order to evaluate or engage in discussions concerning the contemplated business relationship. The Receiving Party shall not reverse engineer, disassemble or decompile any prototypes, software or other tangible objects which embody the Disclosing Party's Confidential Information and which are provided to the Receiving Party hereunder.

3. Maintenance of Confidentiality Information: The Receiving Party agrees that it shall take all reasonable measures to protect the secrecy of and avoid disclosure and unauthorized use of the Confidential Information. Without limiting the foregoing, Receiving Party shall take at least those measures that Receiving Party takes to protect its own most highly confidential information and shall have its employees, if any, who have access to Confidential Information sign a non-use and non-disclosure agreement in content substantially similar to the provisions hereof, prior to any disclosure of Confidential Information to such employees. The Receiving Party shall not make any copies of Confidential Information unless the same are previously approved in writing by the Disclosing Party. The Receiving Party shall reproduce the Disclosing Party's proprietary rights notices on any such approved copies, in the same manner in which such notices were set forth in or on the original. The Receiving Party shall immediately notify the Disclosing Party in the event of any unauthorized use or disclosure of the Confidential Information.

4. No Obligation: Nothing herein shall obligate either party to proceed with any transaction between them, and each party reserves the right, in its sole discretion, to terminate the discussions contemplated by this Agreement concerning the business opportunity.

5. No Warranty: ALL CONFIDENTIAL INFORMATION IS PROVIDED "AS IS". NEITHER PARTY MAKES ANY WARRANTIES, EXPRESS, IMPLIED OR OTHERWISE, REGARDING ITS ACCURACY, COMPLETENESS OR PERFORMANCE.

6. Return of Materials: All documents and other tangible objects containing or representing Confidential Information and all copies thereof which are in the possession of Receiving Party shall be and remain the property of the Disclosing Party and shall be promptly returned to the Disclosing Party upon the Disclosing Party's request.

7. No License: Nothing in this Agreement is intended to grant any rights to either party under any patent, mask work right or copyright of Company, nor shall this Agreement grant Receiving Party any rights in or to Confidential Information except as expressly set forth herein.

8. Term: This Agreement shall survive for a period of 3 years from the date of disclosure of the Confidential Information.

9. Remedies: The Receiving Party agrees that any violation or threatened violation of this Agreement will cause irreparable injury to the Disclosing Party, entitling the Disclosing Party to obtain injunctive relief in addition to all legal remedies.

10. Miscellaneous:This Agreement shall bind and inure to the benefit of the parties hereto and their successors and assigns. This Agreement shall be governed by the laws of [name of your state, country], without reference to conflict of laws principles. This document contains the entire agreement between the parties with respect to the subject matter hereof. Any failure to enforce any provision of this Agreement shall not constitute a waiver thereof or of any other provision hereof. This Agreement may not be amended, nor any obligation waived, except by a writing signed by both parties hereto. Any and all disputes arising under or related to this Agreement shall be adjudicated exclusively in [name of your state, country]. The parties have executed this Nondisclosure Agreement as of the date first above written.

Your Company Name. [Company 2] By: ___________________ By: Name: ________________ Name: Title: _________________ Title: Date: _________________ Date:

Mutual Non-Disclosure Agreement Template

Resigning From Your Job - The 21 Necessary Precautions

ACTUAL CASE HISTORY: Claudia was always near the top of her class, in high school, in college, and in business school. And so it was in her hotel industry career: within eight years of her joining the world's second largest hotel company as a management trainee she rose to its corporate headquarters, as its Senior Vice President of Sourcing. As always before, she was once again "near the top."

From Claudia's perspective, promotions were never a problem. Time and again her hard work and solid reputation for near-total devotion preceded her. She didn't seek promotions; they seemed to seek her. When she was contacted by an executive recruiter about a position as Chief Operating Officer of a direct competitor, Claudia took it in stride. It seemed like one more validation of what her parents had always taught her: hard work will reward itself. After consulting with her husband, she decided to aggressively seek the position.

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Claudia's eight interviews over four days went extremely well. She got along especially well with the company's new CEO, for whom she'd be working. She was presented an offer that nearly doubled her present compensation, and the opportunity - for the first time in her life - for considerable financial security. She soon accepted. Human Resources was then assigned the task of preparing her employment contract, and Claudia hired legal counsel to review its terms.

Resigning From Your Job - The 21 Necessary Precautions

Claudia had never been in this situation before: she'd never left a company since business school. She decided to handle all aspects of the resignation process herself, relying on her considerable common sense and people skills. She composed a wonderful resignation letter, and distributed it to her direct boss and her closest colleagues. In her resignation letter, she explained to her colleagues how much they meant to her, but given her new title and assignment, how strongly this new opportunity beckoned. She offered to do whatever was necessary to make the transition a smooth one. Unfortunately, it was anything but smooth.

The first "dark clouds" appeared the very next morning, when Claudia arrived, with Starbucks cup in hand, and turned on her computer. It was frozen; apparently her password had been changed. Her first call, to the Information Technology Dept., was referred to Human Resources. She was asked to come to HR for a brief meeting. When Claudia arrived, she saw four people in the conference room: the HR Director, her boss, his boss, and the company's General Counsel. The conversation was brief, led by the company's HR Director.

Claudia was advised that her departure was not viewed in a positive manner, especially her going to a direct competitor. There was concern that Claudia would use her knowledge of the company's sourcing strategies and methods - especially its new plans to build their own factories in Asia - for her new employer's benefit, maybe even suggest they do the same. That exact scenario was suggested by some of what Claudia mentioned in her resignation letter. She was also asked if the days she'd taken days off as sick days during the past few weeks which were, in fact, used for interviewing; in fact, they had.

The clouds only grew "darker" when Claudia spoke to her attorneys. Their review of the proposed contract offered by her new employer indicated several significant problems, some extremely problematic. The position wasn't all she'd been led to believe. The requirement that she spend almost half of her time in Asia was a complete surprise. The one-year term of employment and two-year non-compete requirement were both unacceptable. Finally, there was a requirement that, if she ever left, if Claudia didn't give at least 90 days notice, she would have to pay back her last year's bonus, commonly called a "clawback."

Two weeks later, when Claudia was served with legal papers by her then-former employer, alleging she'd shared trade secrets and committed fraud regarding her sick days, she knew this was surely not going to be the best chapter in her career story. In fact, it was little short of a nightmare. How could it all have gone so wrong?

LESSON TO LEARN: Ending an employment relation in the right way is far more complicated than most people believe. Resigning from a job, and transitioning to another, is deceptively complex, as the process is just loaded with potentially serious risks. If not handled with caution and care, resigning from your job can be extremely costly. There are, though, identifiable precautions that you can take to eliminate, or at least minimize, your risks in resigning.

WHAT YOU CAN DO: Over the years, we've identified 21 precautions you should take - or at least consider taking - to eliminate, or at least minimize, risks in resigning form your job. Here's our list.

A. BEFORE You Give Notice

1. Must You Give Notice?: By "notice," we mean "notification that your last day of employment will be in a certain, specified number of days, weeks or months." No law requires notice of resignation, although sometimes it is legally required, for example if you've signed a contract that requires you to give notice.

The purpose of giving advance notice of resignation is to give your employer the opportunity and time to arrange transition of your duties, and for you to cooperate in that process. It also provides you with an opportunity to do what you can not to "burn bridges" of any kind - with colleagues, clients or your employer. Giving advance notice is generally in your interests, and in your employer's interests, as well, as a matter of mutual professionalism, and as a way to preserve good feelings post-employment relation. It's considered poor form not to give notice.

On the other hand, giving notice may not be in your interests if you are certain that you will be harmed by doing so; as an example, employers of some of our clients have reacted to receiving notice by trying to sabotage the employee's next job. If it's absolutely necessary to start a new job, or to attend to personal matters before starting a new job, or if you feel reprisals may take place, it's not absolutely necessary to give advance notice. Don't forget: that these days many employers don't give any notice at all when terminating individuals; sometimes terminated employees are even immediately marched out the door, at times accompanied by guards.

2. Are You Certain You Really Want to Leave?: Perhaps the most fundamental precautions to take in resigning from your job are these two questions: first, why are you leaving? And second, are you sure you really want to leave? At times, disappointment and disillusionment can blind us to the very substantial blessings and opportunities we enjoy. At other times, the grass on the other side of the street seems far greener than it really is.

Perhaps the worst mistake is leaving a job because you've concluded that you will never receive rewards, promotions or other objectives when, in fact, you've never clearly or resolutely requested those very same rewards, promotions or other objectives. Too many people forget that "If you don't ask, you won't get." You may say to yourself, "I'm sure they know I'm unhappy, and why I'm unhappy," or "I shouldn't even have to ask for this," but you must not forget to consider your boss's point of view for a moment: he or she is probably preoccupied with 1,000 other things that your dissatisfaction and its causes may not be nearly so obvious to him or her as you think.

3. Are You Sure You're "Free" to Leave?: There are a surprising number of reasons you may not be "free" to leave your employment These include: (a) employment contracts you may have entered into with a defined "term" of employment; (b) retention agreements you may have signed by which you were paid a sum of money to stay for a period of time after, commonly, a merger of companies; (c) so-called "garden-leave" agreements you may have signed by which you agreed to give a certain number of days, weeks or months of pre-resignation notice; (d) non-compete agreements (and related restrictive covenants) you may have signed that limit where you can work in the future; (e) immigration law requirements that permit you to work in a country only so long as you are working for a certain employer; (f) agreements you may have signed that require you to pay back to your employer monies it gave to you in the past if you don't work for a certain period of time, such as (i) education grants, (ii) relocation payments, (iii) even certain bonus awards; (g) loans that you may owe your employer that require immediate repayment upon resignation; (h) so-called "golden handcuffs" that entail loss of unvested options, restricted stock and other entitlements that have not yet vested; (i) even provisions that you never signed, but exist in an employee handbook, that say that employees who do not provide a minimum of, say, two months notice will be considered fired for "cause," with all of the negative implications that may have for your finances and reputation.

4. Secrecy About Your Intentions Is Essential: There are many reasons to keep you intentions to resign to yourself. Everyone has interests, and each person's interests are different. In fact, you can put a friend into a very difficult spot - even a situation harmful to him or her - if you share your intentions. Some people, including HR rep's, supervisors and recruiters have a legal obligation to share such "news" with your employer. Should your intentions somehow get out, it may then become impossible to change your mind, even if your new job falls through. As Ben Franklin said, "Three can keep a secret, if two of them are dead." And as former Intel Chairman Andy Grove entitled his book, "Only the paranoid survive."

5. Get Your Next Employment Confirmed First: If there's one pre-resignation precaution you need to remember and follow, it's this one: you don't want to resign and then later find out that your next job hasn't materialized. Nothing could be worse.

While nothing you can do can make 100% sure your next job will become a reality, you can and should do everything in your power to make sure there are as few hitches as possible in the process. That's accomplished by carefully inquiring about each of the material points of your new job with your future boss of HR, and obtaining from them a written confirmation. Sometimes those will be set forth in an offer letter, or even a contract; most people get neither. Even that shouldn't stop you from preparing a written confirmation of your own, and asking you future boss for his or her written approval, by email or letter. Any written confirmation should include such things as your start date, your title, your responsibilities, your compensation, your benefits, your reporting structure, and the location of your office. However you do it, do everything you can to get your hiring confirmed in writing from your new employer before submitting your resignation to your present employer.

6. What You Can - And Can't - Take With You: This one's easy: keep what's yours; leave what's theirs. However, sometimes it's hard to distinguish between the two. The difficulties usually arise with (a) lists of information, such as your personal rolodex; employers often view these as their confidential information, trade secrets, or customer list; (b) copies of documents, such as the best research report you wrote two years ago that you'd like to keep as a writing sample; employers often view these as their proprietary property; and (c) smaller pieces of equipment, such as cell phones, Blackberry's, pagers, laptops and the like. As a general rule, if there is a dispute over who owns equipment, surrender it after taking personal information off it. If there's a dispute over who owns information or documents, give it to your employer but keep a copy. One special precaution: especially if you believe you may end up being sued by your previous employer for any reason, if your home computer has any company-related files on it for any reason, you would be well-advised to replace the its hard drive, and install onto the new hard drive only personal information. This way, you can't be accused of retaining or sharing company information in the future.

7. Strategic Timing of Your Departure: Timing is a big part of resigning. The important message here: don't fail to take into account important upcoming dates of all kinds. These include (a) the date on which your bonus will be paid; (b) vesting of stock options, restricted stock, and the like; (c) your hire-date anniversary, that may affect future pension credits; (c) 401k contribution dates; (e) end-dates of present insurance coverages, and start-dates of future insurance coverages, to ensure no gaps in between; (f) scheduled pay raises, for final salary may impact pension and other long-term payment calculations; (g) long-term retirement and health plan "rules" of 65, 75 and the like, that are based on age and years of service.

8. Consider Having an Employment Attorney "On Call": In employment matters, it's always preferable to keep attorneys - and even mention of attorneys - out of discussions. That being said, knowing your legal rights, and having an attorney ready to act in the event of unforeseeable events, may be a smart idea. You don't want to experience delay if, as examples, you're accused of impropriety, served with legal papers, or publicly defamed.

B. WHEN You Give Notice

9. Who to Speak With First: As a general rule, it's proper procedure to give notice of resignation directly to your immediate supervisor, provided he or she is available; if not available, then to his or her immediate superior. That being, said, if you have a "rabbi," mentor or "godfather" in your organization, and that person has been especially helpful in the course of your career, it may prove wise to provide that person with a respectful "heads-up thank you" before giving notice. These sorts of special business relations need to be treated with the utmost sensitivity.

10. How Much Notice?: The first question is "Have you agreed to give at least some minimum notice?" If so, you should honor that agreement. If not, the proper notice period depends on you, your title, and your level of responsibilities. On a clerical level, the most common notice period is two weeks. For those with greater responsibilities, the expected level of notice rises to some four weeks; whether there are others who can step in to fulfill your essential tasks may dictate even greater notice. It's not unheard of for senior executives with unique talents and relations to give 60 to 90 days notice. [Bear in mind the dictates of strategic timing, laid out in Precaution 7, above.]

11. What to Say, and How to Say It: You should give your resignation in person, with an immediate follow-up letter. In both your in-person, oral resignation, and in your follow-up resignation letter, three things are essential: First, "I've decided to resign." Second, "My last day with the company will be.[a certain date.] Third, "Thank you for the opportunity to work with you." Any more than that can only hurt you. You should specifically avoid negativity, your reasons for leaving, and the identity of your next employer. You should avoid responding to emotional pleas. Instead, you should be clear, dispassionate and resolute. This 1 - 2 - 3 approach is, without a doubt, the most effective and least risky way to submit your oral resignation.

12. Keep Your Emotions in Check: Leaving a job entails ending several close and important relations at once. It can be an emotional time, with both good and bad emotions rising to the surface. You should do everything you can to keep those emotions, of every kind, beneath the surface. It always helps to do all you can to reduce stress and anxiety at a time like this by extra measures of, among other things, exercise, prayer, yoga, meditation and other non-harmful practices. Likewise, this is a good time to stay clear of relations or situations that usually induce anxiety.

13. Be Prepared for a Counter-Offer to Stay: Counter-offers, and acceptance of counter-offers, are becoming more and more common. In fact, some clients seek employment opportunities elsewhere merely to provoke a counter-offer from their present employer. We advise our clients to treat counter-offers with supreme suspicion because "If they didn't appreciate you before you got another job, are you sure they'll truly appreciate you after that prospective job is no longer available to you?"

If you're considering accepting a counter-offer, there are three essential points to insist upon: (a) that it must be placed into a written, signed agreement, (b) that it be completed and signed in just a few days, to ensure that it does not merely "spoil" your new job possibility, and (c) that it clearly state that the promised promotion, raise, bonus or other reward, be given to you "guaranteed, in all events, and to last no less than one full year." Otherwise, you may be promoted for one day and then fired, or promised a bonus next year, but fired next week.

14. Be Prepared, As Well, to Be Shown the Door: It's also possible that, upon your giving notice of resignation, you may be fired "on the spot." What's the likelihood? You can generally tell by how your employer has acted in the past. It always pays to be prepared to be shown the door. Besides the other precautions noted above, it's always wise to quietly remove personal information from your office computer, take home copies of non-secret "portfolio" materials, and quietly make an inventory of purely personal items - pictures and the like - in your office, for later removal.

C. AFTER You Give Notice

15. Visiting HR for the "Exit Interview": Over the past few years, a new office "ritual" has become commonplace, in which HR inquiries and issues are answered, completed and resolved. At least those are the espoused purposes of "exit interviews." In most companies, participation is not mandatory; if your company claims it is mandatory for you, you might ask what the "penalty(s)" may be for refusal.

For your purposes, bring a pad, and ask all questions you may have, including: (a) Who should I contact in the future if I have questions?; (b) Can I have a copy of my HR file?; (c) How do I arrange for continuation of various insurance policies?; (d) When returning keys, cell phones, ID cards and the like, do I get a receipt?; (e) Will I get paid accrued but unused vacation, personal and sick days; if so, how many?; and (f) How long do I have to submit receipts for unpaid business and/or medical expenses?

HR may have its own objectives to be fulfilled in an "exit interview," about which you must be cautious. They include: (a) getting you to sign things you should not sign, such as releases; (b) asking why you are leaving, which is not their business; (c) reminding you of your confidentiality (and possibly non-compete) obligations; (d) asking you where you'll be working, which is not their business, and (e) giving you your federal C.O.B.R.A. insurance-continuation forms.

In your exit interview, please don't ever consider doing these four things: (1) believe your HR rep is your friend;
2) sign anything other than a receipt for forms given to you; (3) criticize former colleagues or bosses; or (4) discuss your future plans.

16. Consider Committee and Board Memberships: Your job may entail your participation on internal committees and task forces, as well as external trade groups and associations. Though it is often automatic, consider how best to resign from each internal group, making sure not to burn bridges in doing so. If you've acted as your employer's representative on external boards and the like, your resignation from your present job may not require your complete resignation fro the trade group or association, but merely a re-designation as an at-large member. Don't presume you need to resign from such trade groups upon resignation, as they may prove invaluable to you in future employment.

Incidentally, always inquir about whether your service on boards and committees entitles you to continued protection of insurance coverages, including "directors and officers" ("D&O") policies, and "errors and omissions" ("E&O") policies. If you believe fiduciary obligations may leave you open to future lawsuits, request written assurances of continuing insurance and indemnity coverages, as well..

17. Trade Secrets and Later Competing With Your Employer: There are two kinds of restrictions that may continue to affect you after you leave your employer: (a) those the law places on you, and (b) those only you can place on yourself by signing an agreement to do so. The first category - the kind the law places on you - is aimed mostly at not permitting you to steal things from your employer, including valuable "trade secrets," which are defined as "information, developed through effort and expense, and kept secret, that gives your employer a business advantage." Examples include chemical formulas, customer lists and marketing plans. These are protected by the law; you can go to jail for taking them with you.

The latter category - restrictions you've agreed to - include the common "non-competition" agreement and their "cousins." If you haven't signed one of these, either as a separate agreement or as part of an agreement to accept employment, stock options, a bonus, or some other reward, you can usually presume you'll be free of future restrictions.

As a general rule, unless you (a) steal secrets or other valuable property, or (b) violate the terms of a written agreement to restrict your future activities, you are entirely free to later compete with your employer, consistent with our free enterprise system.

18. Remember: A Resignation is Not a Release: It's important to bear in mind that resigning from your job entails only one thing: ending the relation; resigning has no direct effect on moneys owed you, or other claims you may have against your employer. By resigning from your job you are not releasing your employer from any obligations your employer may still have to you, of any kind, whether they are regarding pension calculations, raises promised but denied, illegal harassment or discrimination, or regarding retaliation against you for "whistle-blowing."

For this reason, This means, first, that you should never sign any release form or similar document handed to you at your exit interview or sent to you afterwards. Also, be aware that you have more time to make any claims you may have against your employer. For federal "Sarbanes-Oxley retaliation claims, you have 90 days. For discrimination claims, you may have 180 or 310 days, depending on the state you live in. For claims of defamation, you may have up to one year. For claims of negligence or fraud, you may have up to three years. For claims of broken contracts or promises, you may have up to six years. These deadlines vary from state to state and, of course, should be discussed with an attorney.

19. Are You Due Severance? There's a Good Chance: It may seem counter-intuitive, but even those who resign may be due, or be able to collect, severance. First, under certain agreements or benefit plans, and under certain circumstances, you could be entitled to resign and still collect severance. For example, after a corporate merger, many companies request that you remain in your job, but entitle you to severance if your duties change substantively. In this case, you can resign, and collect severance, too. As another example, employees who resign after they have been harassed, discriminated against, or retaliated against for "whistle-blowing" may both resign and collect severance, too. Never presume you're not entitled to collect severance.

20. References, Recommendations and Departure Statements: Though nearly every company has a policy against giving out post-employment "references," one of the best things you can do before you resign is to confidentially ask superiors, colleagues and even clients if they would serve as future references for you. Especially if asked respectfully, chances are they will say "yes." One thing's for sure: you'll have enhanced credibility, leverage and confidence in every future interview if you can readily produce written testimonials to your dedication, knowledge, abilities and value. We suggest you offer to produce a "draft" for such people, as these days everyone's so busy, and to do so only makes it that much easier for them. Incidentally, we refer these as "departure statements" to counter any suggestion from HR representatives that they violate corporate policies.

21. When Can You Tell Others of Your Move?: That's a trick question, meant to tell if you're still alert after reading this far. There are two parts to your "move," departure and arrival. Regarding your departure, you're entirely free to tell people you'll be leaving, as soon as you've given your notice of resignation to your superior.

The "arrival" information is a very different story. While the fact you're leaving can be shared, you should do your utmost not to tell clients and customers where you're going, because this invites potentially severe legal troubles. Why? That's because you could be accused of "soliciting" them to go with you, which would be both a reason for your company to fire you before you left voluntarily, possibly suing you for theft of trade secrets or interfering with their business while you're employed by them, as well as a reason for your "old" employer to contact your "new" employer and insist they not hire you, or face a "poaching" lawsuit. This is essentially a lawsuit in which one company accuses another of "stealing" its employees and clients, illegally. It's a messy thing, something you don't want to be part of, and something you can avoid by keeping your silence about where it is you're headed. It's for this reason "where you're headed" is something to be shared only after "you've arrived there." Once you've left, then soliciting the business of old clients and even former colleagues to come join you becomes "fair game."

These are not all of the precautions that need by taken by resigning executives, but they are the 21 precautions we view as most necessary. Every person, every assignment, every company and every transition has unique problems. You should try to customize your own precautions to address your employer's facts, history and culture.

Resigning From Your Job - The 21 Necessary Precautions

Placing A Value On Your Personal Injury Claim

Your Medical Doctor or Chiropractor has released you from treatment for your motor vehicle accident and enough time has passed so you're about to position yourself to sit down with Adjuster Henry Hard-Nose. His employer is Rock Solid Insurance, the company who insures Fred Fuddle, the individual who plowed into your rear end, smashing you with a tremendous crash which was responsible for your injuries plus the "Pain and Suffering" you've had to endure.

To be adequately compensated for what you've gone through you must have accumulated what's identified in the world of insurance claims as "Special Damages". Those are your Medical bills, your Lost Wages plus every dollar paid out to help with your recovery. When building the value of a personal injury claim there are several key elements you should be aware of:

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LIABILITY: In the vast majority of motor vehicle accidents it's clear who was at fault. Assuming that Fuddle struck you a mighty blow in the rear end (rear-enders make up well over half of the motor vehicle accidents that take place in the United States each year) yours is a case that must be settled. (Final Statistics prove that in 83% of accident's that took place in 2003 it's clear who was at fault) !

Placing A Value On Your Personal Injury Claim

The very doubtful liability case has little, if any, settlement value. If that's the situation you should obtain the services of the local Legal Beagle who does a good job at that, Attorney I.M. Greedy. But, if you do, be very careful when you sign Greedy's "Contingency Fee Agreement". Read it closely. Don't sign anything that will let him charge you one penny, other than his normal fee. Do not - - in any way whatsoever - - allow him to chisel any money from you, for his out-of-pocket expenses. All Greedy should be compensated for (if he's successful at busting loose some bucks from Rock Solid) is his fee and that should be no more than the usual locally published accepted percentage of the total recovery.

TYPE OF INJURY: If there are severe injuries (which make up only ten to fifteen percent of all motor vehicle accidents) you should obtain the services of a lawyer. But, if you've had minor injuries like whiplash, bumps, bruises, sprains and/or strains (and it's clear you're not at fault) you can handle and settle the claim yourself.

TYPE OF PERSON YOU ARE: Rate yourself and be brutally honest. You're most likely an average motor vehicle owner/driver, living a normal life. But, if you've spent some time behind bars, have a criminal record, or a history of character defects that often get your butt in a jam with the local cops (and this is well-known) you must take those facts into consideration when forming expectations regarding what your case is worth.

THE TYPE OF PERSON FRED FUDDLE IS: The better Fred Fuddle looks, or the better the "entity" "(Fuddle's business or company, etc.) appears, the better for Rock Solid. But, if Fuddle is a known bookie or drug dealer, they're in deep "stuff". On the other hand, if Fuddle is a well-loved philanthropist, that can be a plus for Rock Solid Insurance. Or if the vehicle that struck you was a van driven by Pastor Frederick Fuddle, and the named insured is The Fuddle Camp For Lost Souls, that can be a plus for Rock Solid.

But, if the "entity" that hit you was a dilapidated junk pile on wheels operated by Fred "Goof-Ball" Fuddle, and the named insured is The Fuddle Rotted Cow Manure Corporation, that will obviously not be favorable for Rock Solid.

DAMAGES: There are "Medical Special Damage" Expenses, "Non-Medical Special Damages" Expenses, and/or your "Property Damage" Expenses.

MEDICAL SPECIAL DAMAGE EXPENSES: These typically include Cost of Ambulance, Emergency Room, Hospital and/or Clinic Charges, Chiropractor, and/or Dentist, Over-The-Counter Drugs and/or Prescription Medications, Laboratory Fees and Services, Diagnostic Tests: X-Rays and (CT) Scan, Prosthetic Appliances or Surgical Apparatus, (Cranes & Crutches), Physical Therapy, Registered and/or Practical Nurse Fees, Ace Bandages, Gauze and Tape, Heating Pads, Creams, Lotions, Ointments, Balms and Salves.

When it comes to listing your Medical Special Damage "expenses" don't overlook one single dollar because, when it comes time to settle your claim, that dollar can increase the value of your payment for "Pain and Suffering" by a multiplier of four or even five! (Yes, that means a .00 bill can be worth .00 to 0.00 more ,in your pocket, from Rock Solid Insurance, at settlement time).

NON-MEDICAL SPECIAL DAMAGES: These typically include Lost Wages and Earnings, Lost Vacation time and/or Sick Leave, Travel Expenses (car rentals, public transportation, expenses incurred getting to and from your Chiropractor and/or hospital and/or physical therapy "treatment" of some sort) Household Help during disability and/or Child Care. Be sure to obtain written proof of such "Non Medical" Special Damages.

LOST WAGES: The income you lost, because you were unable to work, is an area where adjusters take terrible advantage of the typical claimant because they know so little about it.

Commissions and overtime can make a huge difference in your lost earnings. Be sure to get a letter from your employer, on their official letterhead, explaining that in detail. Or, if you're self-employed, get this information stated on your accountants letterhead.

The time you miss from work (thus the money you may have lost) is calculated and this element constitutes what is known as "Lost Wages" or "Lost Time Verification". In most situations you're entitled to compensation for lost time and earnings, even if you have no actual loss of money! Such as, for example, when your salary is paid by your company insurance coverage, or by taking sick leave, or some similar arrangement.

Even if you're salaried you should obtain a "Lost Earnings", or "Time Lost Verification", in writing on your employer's letterhead.

IF YOU'RE SELF-EMPLOYED: To prove your lost earnings you'll probably have to assemble some inside information for Hard-Nose. If you don't like the idea of submitting private documents to him, in the privacy of your home or office, just think how you'd feel about producing them in the non-private environment of a courtroom. When a case goes to trial, and if you want to prove your damages so as to collect adequate compensation, that's your only alternative.

TWO CRITICAL AREAS REGARDING LOST WAGES: Did the injury necessitate a change of job or employment at a lesser rate? Or, did the injury allow your going to work but only on a part-time basis? If the answer to either question is "Yes", it would be wise to ask your employer to document these facts on their letterhead.

IT'S CRUCIAL FOR YOU TO KNOW: Even if you've been paid while out of work, you can still compute your time lost from work as "Lost Wages" .

PROPERTY DAMAGE EXPENSES: These typically include Motor Vehicle Repair, Damaged Clothing, Broken Glasses, cost of Substitute Car Rentals, Towing and Storage. Make copies of all bills relating to any of your property damage expenses. Keep the originals. Be sure to have these in your possession when you and Hard-Nose plunk yourselves down to "Talk Turkey". Photocopies are sufficient to give him.

YOUR AGE: Because of their obvious innocence, insurance claim accident victims, up to the age of 12, generally have excellent settlement results. Those in their teens, and into their late 50's, fall into a fairly normal category because they're generally considered to be at the height of their physical stamina. Those in their late 60's, and over, usually fare extremely well; primarily due to the sympathy that's often invoked, from a judge or jury, because of general attitudes regarding frailty and the elderly.

MOST IMPORTANT TO REMEMBER:The information Hard-Nose places into your file plays a major role in the ultimate value of your claim. Never underestimate the importance of his impressions and conclusions! Should, one day, your case ends up in front of a judge, or jury, what Hard-Nose feels, observes and then reports into your file at Rock Solid about you, his insured Fred Fuddle, and/or possible witnesses, etc., (in addition to the information you've documented for him) could have massive influence on the value of your claim - - especially if Fuddle is a loser and he's absolutely in the wrong. At that point the only thing stalling a settlement is the amount of money it's going cost to get rid of you.

And, should your file end up in the hands of the local defense attorney for Rock Solid Insurance, all the positive factors about you, your injury and liability, will cause him to gasp, "Hey, what's going on here? My legal fees will be higher than the few hundred more bucks this one can be dumped for."

The bottom line: Your out-of-pocket expenses correctly recorded and presented, your injury information properly documented and your lost wages clearly established will seriously increase the dollar value of your personal injury claim.

QUESTION: How does Dan know this to be true? ANSWER: "Because for 38 years Dan was right there, where he saw and done that" !

Copyright (c) 2005 by Daniel G. Baldyga. All Rights Reserved

DISCLAIMER: The purpose of this "How To" Insurance Claim Article "PLACING A VALUE ON YOUR PERSONAL INJURY CLAIM" is to help people understand the motor vehicle accident claim process. Dan Baldyga does not make any guarantee of any kind whatsoever, NOR do they purport to engage in rendering any professional or legal service, NOR to substitute for a lawyer, an insurance adjuster, or claims consultant, or the like. Wherever such professional help is desired it is the INDIVIDUAL'S RESPONSIBILITY to obtain said services.

Dan Badlyga has had 3 "How To" Insurance Claim books published, the last being AUTO ACCIDENT PERSONAL INJURY INSURANCE CLAIM (How To Evaluate And Settle Your Loss) which can be found on the internet at http://www.caraccidentclaims.com or http://www.autoaccidentclaims.com.

This book explains, in simple language, "How To" handle your motor vehicle property damage and/or personal injury claim. It also contains BASE (The Baldyga Auto Accident Settlement Evaluation Formula). THE BASE FORMULA will explain how to determine the value of the "Pain and Suffering" you endured - - because of your motor vehicle accident injury!

Placing A Value On Your Personal Injury Claim

Can a Personal Bankruptcy Prevent You From Getting a Job?

Personal bankruptcy? Kiss your dream job good bye...

For quite some time, it's been standard for financial, gaming and government employees to have their credit reports checked by their employers. After all, we don't want criminals working in the government (insert your favorite joke here).

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But now, the "Credit Police" are infiltrating other industries as well.

Can a Personal Bankruptcy Prevent You From Getting a Job?

And what really irks me is, they don't have the guts to just come out and say "We don't want people with bad credit working for us."

No, instead they're using September 11th (911) and an increase in workplace violence as an excuse to check our credit reports. That's pretty low.

Recently, pre-employment screening agencies have noticed a surge in requests for full background checks, which can investigate credit reports as well as criminal records, driving records, and employment and education history.

Alert Staffing reports that about 50 to 70 percent of all companies currently review credit reports, which not only reveal bankruptcies but also liens, judgments, and loan and credit card payment history.

Many companies simply believe that trustworthiness and creditworthiness go hand in hand. Personally, I think that's a crock! I know lots of rich people with high credit scores, who I wouldn't trust to watch Sparky, my pet goldfish, not to mention my money. On the other hand, I can list hundreds of people who've filed bankruptcy and have poor credit scores, who I'd trust my life with. However, most business owners believe how we handle things in our personal lives is a sign of how we would manage a company's assets.

Employers want to know whether a potential employee will be a security risk, subject to bribery, and willing to give unauthorized individuals access to company information. In fact, a friend of mine who used to work at one of the national credit reporting agencies tells me they were always investigating their employees, because of the fear employees might take money to change credit reports. He tells me it was common to see people escorted out of the building by security after they were busted.

The bottom line is that some employers believe that bad credit shows little responsibility and little regard for secrets. But, believe it or not, there's some good news in all this. First of all, the bankruptcy code (even after the recent changes to the law) prohibits employers from discriminating against applicants solely because of the bankruptcy. Also, job applicants and employees up for promotion are not obligated to tell a potential or current employer about their bankruptcy.

So, what should you do when you apply for a new job after you've filed bankruptcy? I usually recommend two strategies: For jobs where you know your credit will be reviewed, be upfront and honest about your bankruptcy, and the circumstances that caused it. Honesty is a powerful tool for getting what you want after bankruptcy.If you're applying for a job that you aren't sure whether or not they will review your credit, make them love you first...then during the second or third interview explain what happened. Let's call this strategy "delayed candor." :-) We all know that bankruptcies aren't always caused by financial irresponsibility. Don't underestimate your potential employer's ability to understand your situation.

In such a credit-conscious climate, one of your best weapons is to know your rights. While employers can legally terminate or deny a job or promotion to those with bad credit, Section 525 of the U.S. Bankruptcy Code prohibits discrimination based solely on bankruptcy.

Furthermore, Sections 604, 606, and 615 of the Fair Credit Reporting Act require employers to follow a very specific set of rules in order to review your credit reports.

First, they must notify you in writing that your credit may be used in the job evaluation and obtain your written authorization before pulling your credit reports. But remember, sometimes they'll "notify" you in the fine print! In other words, they'll "tell" you without really "telling" you--if you know what I mean. So make sure you always read the fine print on all those forms the human resources person hands you during the interview.

Second, if your employer or potential employer sees something on your credit reports that may cause them to not hire you or fire you, they must send you a "pre-adverse action disclosure." (That sounds worse than a subpoena--doesn't it?) But the pre-adverse action disclosure is actually your friend. It gives you time and an opportunity to fix incorrect information on your credit reports. However, the burden is on you to act fast.

If an employer fires you because of information on your credit reports, they must provide you with an "adverse action notice." The notice should contain contact information for the credit reporting agency supplying the report. It should also specify that you have the right to dispute the accuracy or completeness of any information the reporting agency furnished and request an additional free report within 60 days.

OK, how do you prove if you were discriminated against because of a bankruptcy on your credit reports?

Well, it ain't easy!

The chances for successful legal recourse are better if the only negative item on your credit report is bankruptcy. Otherwise, it will be difficult for you to prove you have been discriminated against because of your bankruptcy and not your bad credit.

The truth is, if an employer doesn't want to hire you because of the bankruptcy on your credit reports, then it's pretty easy for them to claim they didn't hire you for another reason. But if an employer offers you the job and then rescinds it, and the background check shows all high marks except the bankruptcy, your chances of mounting a successful case increase. Bottom line: If the ONLY negative item on your credit reports is a bankruptcy, you have a better chance of getting the job than you do if you have lots of other negative items on your credit reports.

This is why it's so important to make sure you get copies of all three of your credit reports. Review them carefully and if there are any inaccurate, incomplete, misleading, unverifiable, or outdated items on your reports, get them taken off. I suggest you use an attorney who specializes in credit law. It costs a few dollars--but I think the end results are worth it. The law firm I used was a life saver.

Can a Personal Bankruptcy Prevent You From Getting a Job?

Write Your Family History - 50 Questions You Must Ask Parents Or Grandparents Before They Die

No one expected it.

While climbing into his hot tub, my healthy 87- year-old father-in-law slipped, fell, and broke a rib. He began internal bleeding that the doctors couldn't stop. In two weeks, Gene was gone.

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Fortunately, we had taken time a few months earlier to record Gene's life story, and discovered some amazing facts. He was a semi-pro baseball player, a fine watercolorist, and a US Marine. As a marketing executive for Kaiser and later Del Monte, he worked on national advertising campaigns with mega-stars of his day, including Joan Crawford, Debbie Reynolds, Stan Musial, Lloyd Bridges and others.

Write Your Family History - 50 Questions You Must Ask Parents Or Grandparents Before They Die

We recorded Gene's life story on two occasions: once at a small family dinner, then during a living-room interview a few months later.

We transcribed the audio files of the recordings, added pictures, and then uploaded the whole package to a new free web site that helps people write great personal and family stories. (See resource section,below). Gene's family and friends can view his story and add comments or photos if they wish. The profile that we co-created with Gene is a celebration of his life. It's also a direct, meaningful connection with his daughters and their grandchildren. Anyone can create a life story for themselves or a loved one. It's as simple as setting aside some time and doing some careful listening.

I've helped hundreds of people across the US, Canada, and Mexico capture their life stories. Based on hundreds of hours of interviews, I've boiled down my experience into three key tips, and the 50 most productive questions you can use for success.

Success Tip #1: Pre-Interview Preparation is Key

To get the most from your family history session, be as prepared as possible.

. Inform the subject of the purpose of the interview, who will see it, and how it will be used · Prepare your questions in advance · Set aside a quiet time and place free from interruptions

· It's a good idea to use a voice or video recorder; test all equipment thoroughly before starting

· It's often useful to use a tape or digital recorder and transcribe the dictation

· Photos, mementos, or other visual aids are great memory-joggers. Ask your subject to prepare some in advance

· Listen attentively and gently; ask questions of clarification

· Don't try to force the subject into something they are uncomfortable discussing

Success Tip #2: Be Flexible and Creative

When I first started doing life story interviews, it seemed as if people spent the majority of time talking about their early days. As I got more experience, I began to realize that most people have one, two or possibly three key defining times in their lives. For many, it's childhood. For a lot of men, it's WWII, Korea, or Vietnam. The defining moments emerge like finding a gold nugget in a streambed. Be sensitive to these defining moments and episodes. Listen extra-carefully, and ask questions. Often a deeper portrait of an individual emerges, laden with rich experiences, values, beliefs, and layers of complexity. If you don't complete the interview in one sitting, set a date to resume your conversation later

Success Tip #3: Organize Life Stories into Chapters

Most people (yes, even shy ones) love to be the center of attention and share stories from their lives. There are two challenges for a family historian. The first is to capture the stories in a structured, logical way. The second is to make sure that the stories are as complete as possible and contain facts (names, dates, places), fully-drawn characters, a story line, and perhaps even a finale. The GreatLifeStories web site divides the life experience into 12 "chapters" that follow the progression of many lives. On the web site, each chapter contains anywhere from 10 to 25 questions. (Below, I've selected the 50 questions that usually get the best results). Don't worry; you don't have to ask them all. In fact, after one or two questions, you may not have to ask anymore-the interview takes on a life of its own.

The most important objective is to make sure you cover as many of the chapter headings as possible. The chapter headings are logical and somewhat chronological in order: Beginnings, School Days, Off to Work, Romance and Marriage, and so forth. Feel free to add your own chapters, as well. The 12-chapter system is a great way to organize both the interview, as well as the life story write up, video, or audio recording.

CHAPTER 1: In the Beginning

1. What were your parents and grandparents full names, dates of birth, places of birth.

2. What were the occupations of your parents?

3. How many children were in your family? Where were you in the lineup?

4. Generally speaking, what was your childhood like?

5. What one or two stories do you remember most clearly about your childhood?

6. Are there any particularly happy, funny, sad or instructive lessons you learned while growing up?

CHAPTER 2: In Your Neighborhood

1. What was it like where you grew up?

2. Describe your most important friendships

3. Where and how did "news of your neighborhood" usually flow?

CHAPTER 3 School Days

1. Be sure to capture names and dates attended of grammar, high, colleges, trade or technical schools

2. What are your earliest school day memories?

3. Are there any teachers or subjects you particularly liked or disliked?

4. What did you learn in those first years of school that you would like to pass along to the next generation?

5. Were you involved in sports, music, drama, or other extra-curricular activities?

CHAPTER 4: Off to Work

1. What did you want to be when you grew up?

2. What was your first job, and how did you get it?

3. What was your first boss like? What did you learn from him or her?

4. Did you leave? Quit? Get promoted? Get fired?

5. Were you ever out of work for a long time? If so, how did you handle it?

CHAPTER 5 Romance & Marriage

1. What do you recall about your first date?

2. How did you know you were really in love?

3. Tell me how you "popped the question," or how it was popped to you.

4. Tell me about your wedding ceremony. What year? Where? How many attended? Honeymoon?

5. Tell me about starting your family.

6. Were you married more than once? How often?

CHAPTER 6: Leisure and Travel

1. What were the most memorable family vacations or trips you can recall?

2. What leisure time activities are you involved with?

3. What are your greatest accomplishments in this field?

CHAPTER 7: Places of Worship

1. Do you follow any religious tradition?

2. If so which one, and what is it like?

3. Have you ever changed faiths?

4. What role do your beliefs play in your life today?

5. What would you tell your children about your faith?

CHAPTER 8 War & Peace

1. Were you a volunteer, drafted or a conscientious objector?

2. If you didn't serve, what do you recall about being on the home front during the war?

3. What key moments do you recall about your service?

4. What would you tell today's young soldiers, sailors and fliers?

CHAPTER 9 Triumph and Tragedy

1. What were the most joyous, fulfilling times of your life?

2. Any sad, tragic or difficult times you'd care to share such as losing a loved one, a job, or something you cared about?

3. What lifelong lessons did you learn from these tough times? Joyous times?

4. Were there any moments you recall as true breakthroughs in any area of your life?

5. If you could do one thing differently in your life, what would that be?

CHAPTER 10 Words of Wisdom

1. What have you learned over your lifetime that you'd like to share with the younger generation?

2. People will sometimes repeat aphorisms such as "honesty is the best policy." If they do, be sure to ask how they learned that life lesson.

CHAPTER 11: Funnybones

1. What were your family's favorite jokes or pranks?

2. Who is, or was, the family comedian? "Straight" man?

3. What's the funniest family story you remember?

CHAPTER 12 Thank You

1. What are you most grateful for you your life?

2. How have you taught your children to be grateful?

3. Are there items or places that mark special gratitude for the ones you love? What are they? What are their stories?

In closing, it is always a good idea to ask an open-ended question such as:" Is there anything I haven't asked about that you would care to comment on?" You'll often be surprised and delighted at the answers!

RESOURCES:

For many more tips on how to capture precious family history, visit www.GreatLifeStories.com

Write Your Family History - 50 Questions You Must Ask Parents Or Grandparents Before They Die

Due Diligence Checklists - For Commercial Real Estate Transactions

Planning to purchase or finance Commercial or Industrial Real Estate? Shopping Center? Office Building? Restaurant/Banquet property? Parking Lot? Storefront? Gas Station? Manufacturing facility? Warehouse? Logistics Terminal? Medical Building? Nursing Home? Hotel/Motel? Pharmacy? Bank facility? Sports and Entertainment Arena? Other?

A KEY to investing in commercial real estate is performing an adequate Due Diligence Investigation to assure you know all material facts to make a wise investment decision and to calculate your expected investment yield.

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The following checklists are designed to help you conduct a focused and meaningful Due Diligence Investigation.

Due Diligence Checklists - For Commercial Real Estate Transactions

Basic Due Diligence Concepts:

Commercial Real Estate transactions are NOT similar to large home purchases.

Caveat Emptor: Let the Buyer beware.

Consumer protection laws applicable to home purchases seldom apply to commercial real estate transactions. The rule that a Buyer must examine, judge, and test for himself, applies to the purchase of commercial real estate.

Due Diligence: "Such a measure of prudence, activity, or assiduity, as is proper to be expected from, and ordinarily exercised by, a reasonable and prudent [person] under the particular circumstances; not measured by any absolute standard, but depending upon the relative facts of the special case." Black's Law Dictionary; West Publishing Company.

Contractual representations and warranties are NOT a substitute for Due Diligence.

Breach of representations and warranties = Litigation, time and money.

WHAT DILIGENCE IS DUE?

The scope, intensity and focus of any due diligence investigation of commercial or industrial real estate depends upon the objectives of the party for whom the investigation is conducted. These objectives may vary depending upon whether the investigation is conducted for the benefit of (i) a Strategic Buyer (or long-term lessee); (ii) a Financial Buyer; (iii) a Developer; or (iv) a Lender.

If you are a Seller, understand that to close the transaction your Buyer (and its Lender) must address all issues material to its objective - some of which require information only you, as Owner, can adequately provide.

GENERAL OBJECTIVES:

(i) A "Strategic Buyer" (or long-term lessee) is acquiring the property for its own use and must verify that the property is suitable for that intended use.

(ii) A "Financial Buyer" is acquiring the property for the expected return on investment generated by the property's income stream, and must determine the amount, velocity and durability of the revenue stream. A sophisticated Financial Buyer will likely calculate its yield based upon discounted cash-flows rather than the must less precise capitalization rate ("cap rate"), and will need adequate financial information to do so.

(iii) A "Developer" is seeking to add value by changing the character or use of the property - usually with a short-term to intermediate-term exit strategy to dispose of the property; although, a Developer might plan to hold the property long term as Financial Buyer after development or redevelopment. The Developer must focus on whether the planned change is character or use can be accomplished in a cost-effective manner. A developer conducting due diligence will focus on issues involving market demand, access, use and finances.

(iv) A "Lender" is seeking to establish two basic lending criteria:

1. "Ability to Repay" - The ability of the property to generate sufficient revenue to repay the loan on a timely basis; and

2. "Sufficiency of Collateral" - The objective disposal value of the collateral in the event of a loan default, to assure adequate funds to repay the loan, carrying costs and costs of collection in the event forced collection becomes necessary.

The amount of diligent inquiry due to be expended (i.e. "Due Diligence") to investigate any particular commercial or industrial real estate project is the amount of inquiry required to answer each of the following questions to the extent relevant to the objectives of the party conducting the investigation:

I. THE PROPERTY:

1. Exactly what PROPERTY does Purchaser believe it is acquiring?

(a) Land?

(b) Building?

(c) Fixtures?

(d) Other Improvements?

(e) Other Rights?

(f) The entire fee title interest including all air rights and subterranean rights?

(g) All development rights?

2. What is Purchaser's planned use of the Property?

3. Does the physical condition of the Property permit use as planned?

(a) Commercially adequate access to public streets and ways?

(b) Sufficient parking?

(c) Structural condition of improvements?

(d) Environmental contamination?

(i) Innocent Purchaser defense vs. exemption from liability

(ii) All Appropriate Inquiry

4. Is there any legal restriction to Purchaser's use of the Property as planned?

(a) Zoning?

(b) Private land use controls?

(c) Americans with Disabilities Act?

(d) Availability of licenses?

(i) Liquor license?

(ii) Entertainment license?

(iii) Outdoor dining license?

(iv) Drive through windows permitted?

(e) Other impediments?

5. How much does Purchaser expect to pay for the property?

6. Is there any condition on or within the Property that is likely to increase Purchaser's effective cost to acquire or use the Property?

(a) Property owner's assessments?

(b) Real estate tax in line with value?

(c) Special Assessment?

(d) Required user fees for necessary amenities?

(i) Drainage?

(ii) Access?

(iii) Parking?

(iv) Other?

7. Any encroachments onto the Property, or from the Property onto other lands?

8. Are there any encumbrances on the Property that will not be cleared at Closing?

(a) Easements?

(b) Covenants Running with the Land?

(c) Liens or other financial servitudes?

(d) Leases?

9. Leases?

(a) Security Deposits?

(b) Options to Extend Term?

(c) Options to Purchase?

(d) Rights of First Refusal?

(e) Rights of First Offer?

(f) Maintenance Obligations?

(g) Duty on Landlord to provide utilities?

(h) Real estate tax or CAM escrows?

(i) Delinquent rent?

(j) Pre-Paid rent?

(k) Tenant mix/use controls?

(l) Tenant exclusives?

(m) Tenant parking requirements?

(n) Automatic subordination of Lease to future mortgages?

(o) Other material Lease terms?

10. New Construction?

(a) Availability of construction permits?

(b) Utilities?

(c) NPDES (National Pollutant Discharge Elimination System) Permit?

(i) Phase 2 effective March 2003 - Permit required if earth is disturbed on one acre or more of land.

(ii) If applicable, Storm Water Pollution Prevention Plan (SWPPP) is required.

II. THE SELLER:

1. Who is the Seller?

(a) Individual?

(b) Trust?

(c) Partnership?

(d) Corporation?

(e) Limited Liability Company?

(f) Other legally existing entity?

2. If other than natural person, does Seller validly exist and is Seller in good standing?

3. Does the Seller own the Property?

4. Does Seller have authority to convey the Property?

(a) Board of Director Approvals?

(b) Shareholder or Member approval?

(c) Other consents?

(d) If foreign individual or entity, are any special requirements applicable?

(i) Qualification to do business in jurisdiction of Property?

(ii) Federal Tax Withholding?

(iii) US Patriot Act compliance?

5. Who has authority to bind Seller?

6. Are sale proceeds sufficient to pay off all liens?

III. THE PURCHASER:

1. Who is the Purchaser?

2. What is the Purchaser/Grantee's exact legal name?

3. If Purchaser/Grantee is an entity, has it been validly created and is it in good standing?

(a) Articles or Incorporation - Articles of Organization

(b) Certificate of Good Standing

4. Is Purchaser/Grantee authorized to own and operate the Property and, if applicable, finance acquisition of the Property?

(a) Board of Director Approvals?

(b) Shareholder or Member approval?

(c) If foreign individual or entity, are any special requirements applicable?

(i) Qualification to do business in jurisdiction of the Property?

(ii) US Patriot Act compliance?

(iii) Bank Secrecy Act/Anti-Money Laundering compliance?

5. Who is authorized to bind the Purchaser/Grantee?

IV. PURCHASER FINANCING:

A. BUSINESS TERMS OF THE LOAN:

What loan terms have the Purchaser, as Borrower, and its Lender agreed to?

(a) What is the amount of the loan?

(b) What is the interest rate?

(c) What are the repayment terms?

(d) What is the collateral?

(i) Commercial real estate only?

(ii) Real estate and personal property together?

(e) First lien? A junior lien?

(f) Is it a single advance loan?

(g) A multiple advance loan?

(h) A construction loan?

(i) If it is a multiple advance loan, can the principal be re-borrowed once repaid prior to maturity of the loan; making it, in effect, a revolving line of credit?

(j) Are there reserve requirements?

(i) Interest reserves?

(ii) Repair reserves?

(iii) Real estate tax reserves?

(iv) Insurance reserves?

(v) Environmental remediation reserves?

(vi) Other reserves?

(k) Are there requirements for Borrower to open business operating accounts with the Lender? If so, is the Borrower obligated to maintain minimum compensating balances?

(l) Is the Borrower required to pledge business accounts as additional collateral?

(m) Are there early repayment fees or yield maintenance requirements (each sometimes referred to as "pre-payment penalties")?

(n) Are there repayment blackout periods during which Borrower is not permitted to repay the loan?

(o) Is there a Loan Commitment fee or "good faith deposit" due upon Borrower's acceptance of the Loan Commitment?

(p) Is there a loan funding fee or loan brokerage fee or other loan fee due Lender or a loan broker at closing?

(q) What are the Borrower's expense reimbursement obligations to Lender? When are they due? What is the Borrower's obligation to pay Lender's expenses if the loan does not close?

B. DOCUMENTING THE COMMERCIAL REAL ESTATE LOAN

Does Purchaser have all information necessary to comply with the Lender's loan closing requirements?

Not all loan documentation requirements may be known at the outset of a transaction, although most commercial real estate loan documentation requirements are fairly typical. Some required information can be obtained only from the Seller. Production of that information to Purchaser for delivery to its lender must be required in the purchase contract.

As guidance to what a commercial real estate lender may require, the following sets forth a typical Closing Checklist for a loan secured by commercial real estate.

Commercial Real Estate Loan Closing Checklist

1. Promissory Note

2. Personal Guaranties (which may be full, partial, secured, unsecured, payment guaranties, collection guaranties or a variety of other types of guarantees as may be required by Lender).

3. Loan Agreement (often incorporated into the Promissory Note and/or Mortgage in lieu of being a separate document)

4. Mortgage [sometimes expanded to be a Mortgage, Security Agreement and Fixture Filing]

5. Assignment of Rents and Leases

6. Security Agreement

7. Financing Statement (sometimes referred to as a "UCC-1", or "Initial Filing")

8. Evidence of Borrower's Existence In Good Standing; including

(a) Certified copy of organizational documents of borrowing entity (including Articles of Incorporation, if Borrower is a corporation; Articles of Organization and written Operating Agreement, if Borrower is a limited liability company; Certified copy of trust agreement with all amendments, if Borrower is a land trust or other trust; etc.)

(b) Certificate of Good Standing (if a corporation or LLC) or Certificate of Existence (if a limited partnership) or Certificate of Qualification to Transact Business (if Borrower is an entity doing business in a State other than its State of formation)

9. Evidence of Borrower's Authority to Borrow; including

(a) a Borrower's Certificate;

(b) Certified Resolutions

(c) Incumbency Certificate

10. Satisfactory Commitment for Title Insurance (which will typically require, for analysis by the Lender, copies of all documents of record appearing on Schedule B of the title commitment which are to remain after closing), with required commercial title insurance endorsements, often including:

(a) Affirmative Creditors Rights Endorsement (extending coverage over policy exclusion 7 and policy exclusions 3(a) and 3(d) as they relate to creditor's rights matters)

(b) ALTA 3.1 Zoning Endorsement modified to include parking

(c) ALTA Comprehensive Endorsement 1

(d) Location Endorsement (street address)

(e) Access Endorsement (vehicular access to public streets and ways)

(f) Contiguity Endorsement (the insured land comprises a single parcel with no gaps or gores)

(g) PIN Endorsement (insuring that the identified real estate tax permanent index numbers are the only applicable PIN numbers affecting the collateral and that they relate solely to the real property comprising the collateral)

(h) Usury Endorsement (insuring that the loan does not violate any prohibitions against excessive interest charges)

(i) other title insurance endorsements applicable to protect the intended use and value of the collateral, as may be determined upon review of the Commitment for Title Insurance and Survey or arising from the existence of special issues pertaining to the transaction or the Borrower.

11. Current ALTA Survey (3 sets), [typically prepared in accordance with 2005 Minimum Standard Detail for ALTA/ACSM Land Title Surveys, certified to the lender, Buyer and the title insurer, including items 1 through 4, 6, 7(a), 7(b)(1), 8 through 11(a) and 14 from the Surveyor's "Optional Survey Responsibilities and Specifications" referred to as "Table A"].

12. Current Rent Roll

13. Certified copy of all Leases (3 sets)

14. Lessee Estoppel Certificates

15. Lessee Subordination, Non-Disturbance and Attornment Agreements [sometimes referred to simply as "SNDAs"].

16. UCC, Judgment, Pending Litigation, Bankruptcy and Tax Lien Search Report

17. Appraisal (must comply with Title XI of FIRREA (Financial Institutions Reform, Recovery and Enforcement Act of 1989, as amended)

18. Environmental Site Assessment Report (sometimes referred to as Environmental Phase I and/or Phase 2 Audit Reports)

19. Environmental Indemnity Agreement (signed by Borrower and guarantors)

20. Site Improvements Inspection Report

21. Evidence of Hazard Insurance naming Lender as the Mortgagee/Lender Loss Payee; and Liability Insurance naming Lender as an "additional insured" (sometimes listed as simply "Acord 27 and Acord 25, respectively)

22. Legal Opinion of Borrower's Attorney

23. Credit Underwriting documents, such as signed tax returns, property operating statements, etc. as may be specified by Lender

24. Compliance Agreement (sometimes also called an Errors and Omissions Agreement), whereby the Borrower agrees to correct, after closing, errors or omissions in loan documentation.

It is useful to become familiar with the Lender's loan documentation requirements as early in the transaction as practical. The requirements will likely be set forth with some detail in the lender's Loan Commitment - which is typically much more detailed than most loan commitments issued in residential transactions.

Conducting the Due Diligence Investigation in a commercial real estate transaction can be time consuming and expensive in all events.

If the loan requirements cannot be satisfied, it is better to make that determination during the contractual "due diligence period" - which typically provides for a so-called "free out" - rather than at a later date when the earnest money may be at risk of forfeiture or when other liability for failure to close may attach.

CONCLUSION

Conducting an effective due diligence investigation in a commercial real estate transaction to discover all material facts and conditions affecting the Property and the transaction is of critical importance.

Unlike owner occupied residential real estate, when a house can nearly always be occupied as the purchaser's home, commercial real estate acquired for business use or for investment is impacted by numerous factors that may affect its use and value.

The existence of these factors and their affect on a Purchaser's ability to use the Property for its intended use and on the Purchaser's projected investment yield can only be discovered through diligent investigation and attention to detail.

The circumstances of each transaction will determine what degree of diligence is required. The level of diligence required under the circumstances is the diligence that is due.

Exercise Due Diligence.

Due Diligence Checklists - For Commercial Real Estate Transactions