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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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Landlords – you may have to review your “no smoking” policy and either send out notices or amend rules or rental agreements

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October 12, 2011  |  Blog  |   Robert Williamson

SB 332 (Padilla): (signed 09/06/2011) – Codifies the ability of a residential landlord to prohibit smoking on the property or in any building or portion of the building, including any dwelling unit. Requires every lease entered into on or after January 1, 2012 for residential real property where the landlord has prohibited smoking to include a provision specifying the areas where smoking is prohibited. For leases entered into prior to January 1, 2012, a prohibition against smoking on any portion of the property in which smoking was previously permitted shall constitute a change of terms of tenancy requiring adequate notice, as specified. This bill states that a landlord who exercises the above authority shall be subject to state and local notice requirements governing changes to the terms of rental agreements that are in existence at the time the policy is adopted.

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Useful Insurance Tip

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September 16, 2011  |  Blog  |   Bill Dahlin

Mobilehome park owners naturally want to have their parks fully insured when outside parties are performing services. Many parks also require residents to name the park as an additional named insured in the individual tenant’s homeowner insurance policy.

However, many park owners are under the mistaken belief that simply being provided a certificate of insurance by a contractor or a resident is sufficient. Beware! A certificate of insurance is NOT identical with being provided documentation that the park is, in fact, an additional named insured. Frequently a certificate of insurance is nothing more than confirmation that the contractor or resident has insurance. When asking for proof of insurance, please review the documentation provided carefully to be sure it actually sets forth that the park is an additional named insured.

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Mobilehome Rent Review Commission Approves a Large Increase – and the Residents Don’t Appeal

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August 26, 2011  |  Blog  |   Mark Alpert

It is hard to say what is more surprising, that the Yucaipa Rent Review Commission approved a large rent increase for Yucaipa Village – a total increase of about $93.00 per month – or that the residents did not appeal.    The residents of Yucaipa Village were represented by YMRA (the Yucaipa Village Mobilehome Residents Association), which has been led for years by Len Tyler.  Len Tyler actually lives in Yucaipa Village, which makes it even more surprising YMRA did not appeal.   Then again, Mr. Tyler was keenly aware of the results of prior appeals he has pursued on behalf of other parks.  The appeals were denied or, if approved, reversed by the Courts, ultimately resulting in a larger rent increase to compensate the park owners for the cost of the appeal.

YMRA once again hired an attorney and accounting expert to represent the residents at the hearing, no doubt at substantial expense.  It was to no avail.  In fact, we convinced the Rent Review Commission to make rulings excluding from any consideration much of their expert’s opinions, as well as Mr. Tyler’s “expert” testimony.   Some of the residents of Yucaipa may be wondering whether the contribution to YMRA is serving them well.   In difficult economic times, it may be that the citizens of Yucaipa will start to wonder whether rent control serves them well.

The increase of $93.00 for 82 spaces translates to an increased annual net operating income for the Park of about $91,500, which equates to over 1.3 million added park value,  assuming a 7 percent capitalization.  Not a bad cost-benefit decision particularly since the park owner was allowed to recover the costs of the application.  Yucaipa Village was represented throughout the hearing process by Mark Alpert of Hart, King & Coldren.

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Follow our new group “California Mobile Home Park Owner Industry Members” on LinkedIn!

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August 10, 2011  |  Blog  |   Karen Koenes

Hart, King & Coldren is proud to announce they have created a new group on LinkedIn called “California Mobile Home Park Industry Members.” Our group is committed to furthering beneficial discussions for California mobile home park owners, managers and industry members with relevant information regarding legal issues, new laws, rent control, residency documents, subdivisions, failure to maintain and other issues facing the industry.

If you are a current LinkedIn member, please join us and discuss hot topics with fellow industry members.

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Mobilehome park owners in Chula Vista can declare victory!

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July 28, 2011  |  Blog  |   Bill Dahlin

Thought you may find this article interesting. You should be proud of what you have accomplished. There is a referendum pending in Oceanside that pertains to its new full vacancy decontrol ordinance.

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Governor Signs CalChamber Supported Land Use Bill

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July 26, 2011  |  Blog  |   Robert Coldren

(July 20, 2011) Governor Jerry Brown recently signed a California Chamber of Commerce-supported bill that extends the life of active tentative subdivision maps and parcel maps for an additional two years.

AB 208 (Fuentes; D-Sylmar) facilitates the smooth recovery of the housing market by extending the life of active tentative subdivision maps and parcel maps for a period of two years. As an urgency measure, the bill took effect immediately upon being signed.

CalChamber believes that AB 208 will help California’s economy as well as local economies by legislatively extending the expiration date of existing and unexpired tentative tract and parcel maps, including approximately 2,500 tentative maps, containing nearly 330,000 housing units. These maps represent hundreds of construction projects, thousands of construction jobs and significant revenue to the state.
This measure is necessary so that when the economy recovers, the housing sector and construction industry will be poised to recover as well, providing new affordable housing for California’s working families.

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You must act by August 2nd
New Mobilehome Park Regulation

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July 12, 2011  |  Blog  |   Robert Coldren

Don’t shoot the messenger!  The Feds are at it again with new requirements for our industry. An operator of a master meter gas or small propane system, such as those used at mobilehome parks, must develop and implement a written plan that addresses the integrity of gas and propane pipeline systems by August 2, 2011. Inspectors from the California Public Utilities Commission (CPUC) will review begin to review said plans during routine inspections of your gas pipeline system.

The plan must include several elements:
A. Knowledge of System Infrastructure
B. Identify Threats to Pipeline
C. Evaluate and Prioritize Risks to Pipelines
D. Identify and Implement Corrective Actions to Minimize Risks
E. Measure Performance, Monitor Results and Evaluate Effectiveness of Plan
F. Periodic Evaluation and Improvement
G. Report of Results

Park owners may want to contact your utility service provider for assistance in developing this written plan. Park owners can also call the CPUC at 213-576-7020 for more information how this program impacts your park or feel free to give Rob Coldren of HKC a call at 714-432-8700.

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Hundreds of Copyright Cases May be Rendered Moot by Ruling

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June 23, 2011  |  Blog  |   Karen Koenes

In a surprise ruling, earlier this week, U.S. District Court Judge Roger L. Hunt dismissed Righthaven LLC from a District of Nevada copyright infringement case it had filed against political website Democratic Underground LLC on the grounds that the company never had standing to sue. Righthaven had sued Democratic Underground and hundreds of other defendants in separate pending lawsuits for infringing on copyrights to articles published in the Las Vegas Review-Journal and another Nevada newspaper. However, Righthaven failed to disclose that it is co-owned by Stephens Media LLC, the owner of the newspapers, and that its rights were limited to the right to sue for copyright infringement.

Citing 9th U.S. Circuit Court of Appeals precedent set forth in Silvers v. Sony Pictures Entertainment, Judge Hunt ruled that the agreement between Righthaven and Stephens Media and its non-disclosure rendered the Righthaven claims “disingenuous, if not outright deceitful.” The Democratic Underground counterclaim based on the fair use doctrine survived the ruling, but, if the ruling stands, Righthaven’s 200+ other cases now face closer scrutiny and possible dismissal as well.

The ruling could also have serious consequences for other companies which are often formed simply for the purposes of pursuing copyright infringement claims.

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Chula Vista Mobilehome Park Receives Welcomed News

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June 23, 2011  |  Blog  |   Bill Dahlin

The owners of Brentwood Mobilehome Park, in Chula Vista, received welcomed news this week which they hope will lead to an additional $51.00 per space per month rent increase. The Superior Court granted the writ petition of the park owner challenging the irrational decision of the City’s rent review commission. Full vacancy decontrol, worth millions, may also be on the way due to a new perspective by the City council.

The writ petition was filed after the City granted the park less than half of the monthly rent increase requsted for a multi-million renovation of the park. The owners requested a $96.00 per month per space rent increase, to be phased in over three years. The City allowed only $45.00, phased in over three years. The court reviewed the entire administrative record and granted the writ petition because there was no rational reason, or evidence, to support the City’s conclusion. The matter will be referred back to the rent review commission for a rehearing with instructions to actually follow the law and evidence this time. The City’s staff had recommended the requested rent increase be granted, finding that the capital expenses of the park owner were warranted, reasonable, and completely substantiated by the documentation. If you have new capital investment questions, please call to ask how to best position your outlay for reimbursement.

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