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Monthly Archives: January 2012

Final Victory in Chula Vista

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January 27, 2012  |  News and Events  |   Staff

Brentwood Mobilehome Park has achieved final victory and success in pursuing its Rent Increase Application before the City of Chula Vista. On January 19, 2012, the City’s Rent Review Commission adopted a new resolution, upon remand from the San Diego County Superior Court, approving a permanent $78.00 per month per space rent increase.

The rent increase that had previously been granted, and challenged in Court, was for $45.00 per month spread over three (3) years. Brentwood contended, rightfully so, that the increase was less than 50% of what had been requested and the actions of the City’s Rent Review Commission were arbitrary and capricious. The San Diego Superior Court agreed with Brentwood and judgment was entered in favor of the park. A writ of administrative mandamus was issued compelling the City to rehear the rent increase application and provide a rent increase that was in compliance with the evidence provided at the hearing.

The Application of Brentwood was officially submitted in January 2010. Thus, over the course of two (2) years, Brentwood has expended significant time, money and attorneys’ fees seeking a reasonable rent increase. The Resolution adopted on January 19, 2012 finally accomplishes that goal. Ironically, the Rent Increase Application may well be the last discretionary Rent Increase Application that will be presented to the City’s Rent Review Commission. In 2011, the City of Chula Vista, in one of its more rational moments, amended its rent control Ordinance to provide for full vacancy decontrol. In simple terms, each time there is a change in tenancy at any mobilehome park within the City, the park owner is permitted to adjust the rent at that space to market. This author is unaware of any park owner throughout California that would not utilize that ability to adjust rents in the park on a gradual basis as tenants come and go. Because most mobilehome parks have a turnover rate of 8-10 percent per year, most parks should be able to adjust rents over time in a fashion that allows net operating income to keep pace with inflation, increases in costs and provide a reasonable rate of return. The ability to adjust rents to market on turnover is, ordinarily, a sufficient disincentive for park owners to undertake the tremendous amount of time and expense needed to pursue a Rent Increase Application.

Congratulations Brentwood on your success!! The park’s tenants are dramatically better off since the improvements were made to the park. The capital invested to upgrade the park was the basis of the Rent Increase Application. A renewed clubhouse, an entirely new and upgraded/reinforced utility system and improved amenities throughout the park are dramatic evidence of how efficient park operators keep up their park which are, of course, dependant upon reasonable revenue streams.

C. William Dahlin handled the Rent Increase Application and subsequent litigation which was finally concluded in January 2012.

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Avoiding the End of Times
Protecting Your Intellectual Property Before a Key Employee Leaves

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January 17, 2012  |  Blog  |   David Baker

Intellectual property (or “IP”) is the lifeblood of most businesses and the departure of a key employee, on good terms or bad, can stress even the best IP protection protocols. Key employees often have unlimited access to confidential company information and trade secrets, including client and prospect lists, parts and pricing lists, business protocols and procedures, and other proprietary information.  Ideally, preparation for the departure of key employees should begin long before they leave.

1. Listen! When an employee expresses dissatisfaction with his job, listen carefully.  Employees who are unhappy at work often will talk to co-workers and sometimes even upper management about their plans for the future.  Often times, these comments take the form of seemingly simple griping but other times there are nuggets of truth which reveal actual plans which may include the possibility of opening a competing business. 

2. Know your IP.  The first step in protecting IP is to know IP exists and what is most important to your business.  Any organization that does not know what information is most important to it cannot construct or implement proper safeguards. 

3. Implement reasonable security measures. Some of the most obvious preventive measures can be the most effective.  Locks on doors, encrypted passwords on computers and limited handling of confidential hardcopies are easy, cost-effective steps to take to protect the integrity of IP.  A good IT professional can establish and enforce protocols that will monitor the use of information, routinely store and back up information, and limit any destructive intent by a departing employee.

4. Don’t be fooled by ethical obligations.  Most industries follow ethical standards to protect sensitive client information such as credit card numbers, the identity of minors, etc.  However, those standards offer no protection to the unwary business and sometimes as even the most trusted employees succumb to temptations.

5. Know exactly what information your employees can access.  Even at the highest management level, someone must know what everyone in the organization can access through computers and other data collection systems.  This simple information allows management to control that access and evaluate attacks against its integrity.

6. Document as much as possible.  It is relatively unusual for a disgruntled employee to destroy or take vast quantities of sensitive data or information. However, there are almost always behaviors that begin to appear when an employee is expecting to leave. These signs should be documented and reported to management so that they can take appropriate action quickly.

7. At termination, lock down all access.  While obvious, it is important to change passwords and keys to locks, as well as seek the return of cell phones, laptops, pass cards, and parking permits, etc.  Cancellation of all memberships in industry organizations should be done as soon as possible. Soon-to-be former employees should not be allowed access to computer systems or hard copies of files.

8. Damage control.  Following termination, it is important to contact clients to inform them about the transition and to make it as seamless and painless as possible.  Revisions to the company website, updates to profiles such as LinkedIn or Facebook, and press releases to local and industry publications should also be considered. 

There is no magic wand to wave to prevent a key employee from abusing their access to IP.  However, a business with proper checks and balances can minimize any detrimental effect from the departure of a key employee.  The end of an employment relationship does not have to be the “end of times.”

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