Tuesday, September 24, 2013

Echo of Support for the Lifetime Achievement Award for Linda Rusch


Jeremy Telman over at the Contracts Prof Blog posted over there about the Lifetime Achievement Award that Linda Rusch will receive at the Ninth Annual International Conference on Contracts February 20-21, 2014 to be held at St. Thomas University in Miami, Florida.  I must echo Jeremy's praise of Linda's accomplishments.  Linda is a retired professor of law as of August 2012 and now is getting to enjoy the great outdoors. She was the inaugural holder of the Frederick N. and Barbara T. Curley Professor in Commercial Law at the Gonzaga University School fo Law from 2005-2010. She was also a co-director of the Law School’s Commercial Law Center.  And, of course, Professor Rusch has been involved in the revision of the Uniform Commercial Code in many capacities and is the recent past Chair of the Business Law Section of the American Bar Association.  It is great to see her contributions to contract and commercial law recognized!
 
If you are considering presenting at the February Conference, the call for papers is currently OPEN. 
Papers and works-in-progress are welcome from those who study Contracts from any perspective, whether doctrinal, pedagogical, theoretical, empirical, historical, economic, critical, comparative, or interdisciplinary. Works that take an international or civil law approach are also welcome. Junior scholars are particularly encouraged to participate. Those interested in proposing and organizing panels (3-5 presenters) on specific themes are especially encouraged to do so. Individual submissions should be made by a brief abstract (one page is sufficient) of the paper or WIP that includes contact information for the author(s). The deadline is Monday, December 16, 2013 with proposals submitted earlier will be accepted on a rolling basis. Proposals submitted after the deadline will be accepted on a space-available basis. Submissions should be directed to: Professor Jennifer S. Martin (me) at jmartin@ stu.edu.
 
-JSM

Amicus Briefs Filed in Amazon.com and Overstock.com Supreme Court Case

On September 23, 2013, several organizations and companies filed briefs as amici curiae in support of the petitions for a writ of certiorari filed by Overstock.Com, Inc., Amazon.com., Inc., and Amazon Services, LLC, requesting review by the United States Supreme Court of the New York Court of Appeals decision in Overstock.com, Inc. v. New York Department of Taxation and Finance, 20 N.Y.3d 586, 987 N.E.2d 621 (2013). Among the briefs filed was the Brief of Newegg, Inc. and the Direct Marketing Association, Inc. (the "DMA") as Amici Curiae in Support of the Petitioners. In their brief, Newegg and the DMA argue that the New York “click through affiliate nexus” statute, N.Y. Tax Law sec. 1101(b)(8)(vi), through an improper legislative presumption, narrows the zone of protected interstate advertising activity for out-of-state retailers under the Commerce Clause by shifting onto the retailers the burden of disproving “substantial nexus” with the state, in violation of the due process rights of retailers. Newegg and the DMA argue that the Constitution’s Due Process Clause prohibits states from using presumptions to interfere with matters that are removed from their authority by the Constitution, such as the regulation of interstate commerce. Brann & Isaacson partners Martin I. Eisenstein, George S. Isaacson, and Matthew P. Schaefer prepared the brief of amici on behalf of Newegg and the DMA.

Among the other organizations filing briefs were the Tax Foundation and the National Taxpayers Union, the American Legislative Exchange Council, the American Association of Attorney-Certified Public Accountants, and Scrapbook.com, Assisted Living Store, Inc., et al.

Friday, September 20, 2013

Keeping it simple: Financial Advice on an Index Card


I heard about the the 4X6 inch index card financial advice on NPR this week.  This advice comes from University of Chicago Professor Harold Pollack.  My first thought is that he would be a business school prof, but Professor Pollack does social services work.  The simplicy of the program is good, but the last piece of advice is cut off in the picture (and gives away his true calling):

Promote social insurance programs to help people when things go wrong.

This, of course, brings to mind the current debate in Congress over spending and attempts to defund healthcare, food stamps and other programs.  Perhaps the nation's finances would be in better order if Congress consulted Professor Pollack.  Simple advice, yes, but probably sound in basics.  Typically that is enough for ordinary people to keep up with and improve their finances.

-JSM

Thursday, September 19, 2013


Ventura County Market Analysis for August 2013

 

Camarillohas seen its’ inventory grow from 136 homes in June to 163 Homes by the end of July and then to 168 homes by the end of August. Not much change in the last month but still a small increase in total inventory.  The number of homes that came on the market for August was down by about 25% from 82 homes to 61 homes. The total number of homes sold was down slightly from 110 to 102 homes. Overall I’d say Camarillo has maintained most of  its’ market strength in most categories except for fewer sellers in August.  

Oxnardhas a bit larger market inventory than Camarillo with inventory increasing from 197 homes in June to 209 in July to 225 in August! The number of homes which came to market stayed fairly constant at 79 in August. The number of homes which went under contract increased from 149 in July to 161 in August which is a very nice trend. Sales have remained fairly constant between 110 and 120 homes per month over the last 3 months which interestingly enough is very close to Camarillo’s sales numbers.

Venturais experiencing steady inventory growth with 115 homes on the market in June, 133 in July and 140 in August. However, the number of homes that have gone into escrow has slowly decreased from a high of 111 homes in June to 95 homes in August. The number of homes sold during each month has decreased slightly as well from 94 and 96 home in June and July to just 78 homes sold in August. Maybe Ventura’s buyers are taking a little break.

Santa Paula and Fillmore are proportionately smaller markets than most others in Ventura County. Santa Paula averages just over 30 homes for sale per month, while Fillmore stays around 15 to 20 homes each month. Santa Paula saw a jump in sales in August from an average of 10 homes per month in June and July to 22 homes in August. Likewise, Fillmore saw an increase from an average of about 10 homes sold in June and again in July, to 15 homes sold in August.  We don’t see big numbers with these towns, but they are headed in the right direction.

Moorparkhas seen a strong growth in inventory over the last 3 months. With just 44 homes on the market in June, increasing slightly to 49 homes in July and then jumping up to 66 homes in August. That’s close to a 30% jump in inventory in the last month. Unfortunately, the number of homes sold has remained fairly constant at between 40 to 45 homes over the last 3 months. Also, the number of homes going into escrow took a dive from 61 homes in July to 37 homes in August. Again, it appears that buyers took a little break in August.  

Simi Valley and Wood Ranch have seen steady growth in home inventory from 133 homes in June to 140 homes in July and 156 homes in August. That was a pretty nice jump in August which our buyers can surely use. Like many other towns in Ventura County, Simi Valley and Wood Ranch are also experiencing a decrease in the number of homes going into escrow, down from a high of 177 homes in June, to 153 homes in July, and finally 142 homes in August. Just to confuse the issue, the actual number of homes sold has steadily increased from 116 homes in June, to 135 homes in July, to 148 homes in August. Could it be possible that there have been a number of homes in escrow for more than 30 days which are finally closing? That might indicate that many of these homes were distressed sales which are finally resolving themselves. (Distressed sales like short sales, foreclosures or bankruptcy sales typically have longer escrow periods than normal sales).  With the number of homes selling (148) nearly matching the number of homes which came to market in August(156), this is a strong market.

Thousand Oaks and Newbury Park saw large increases in all our market categories from June to July, but reversing across the board in August - except for the number of homes going into escrow in August. This should mean we will see an increase in the number of total sales in September over previous months. Sales bounced from 120 homes in June to 140 in homes in July, and back to 120 homes again in August. The number of homes going into escrow did the reverse by dipping from 171 homes in June, to a low of 158 homes in July, then rebounding to 182 homes in August. Go figure. Overall I’d say this market is ratcheting its’ way upwards and I would guess we’ll see stronger numbers for them this Fall.

Westlake Village and Agoura Hills are experiencing a bit larger increase in inventory than TO and Newbury Park, with the number of homes for sale growing from 136 homes in June to 139 homes in July and 152 homes in August. The number of homes coming to market has ranged between 48 and 57 homes each month while the number of homes sold has risen from 54 homes each in June and July to 64 homes in August. That’s roughly a 3 month inventory of homes but with a larger number of homes selling each month (64 in Aug) than coming to market (48 in Aug). Again with more homes coming to market each month and more homes selling each month, this market is healing quickly.

In summary, it appears to me that we are seeing steady improvement in our Ventura County Market. More homes are coming into each of the inventories and total sales are increasing in most cases. It’s easy to read more into these numbers than we should, since we are just examining the last three months, however compared to last January’s numbers, the trends are very clear. Our market is strengthening.

Just the way I see it.

Mark Thorngren


BRE Lic. #01413932  -  (805)443-3366  -  www.markthorngren.com

Wednesday, September 18, 2013

Hail Blogger Well Met!

Someone on Tumblr loves bad real estate photography almost as much as me.
 

New Listing. Two-Bedroom Condo, Drolet near Laurier

Looking for a Plateau condo with tons of upgrades, superior soundproofing and steps from the metro?
Check out my new listing at 5121 Drolet, apt. 202. 
This two-bedroom condo is found in a 2005 concrete building. Concrete means solid construction and superior soundproofing. Just what you need in a Plateau property.
The apartment is located on the first floor of a three storey building, a few steps up from ground level. There's a balcony off the front and a second balcony/fire escape at the back. There are 8 units, two per floor,including two semi-basements.
The layout features an open living and dining area with big windows, a brick accent wall in the dining room and accent lighting.There are built-in speakers for the flat-screen TV. It has a wall-mounted air conditioner and an air exchange system.
The open galley kitchen has plenty of counter space, dark wood cabinets, a combined microwave oven and kitchen fan and a garburator.
Both bedrooms are to the back, one with the aforementioned balcony, the second with two good-sized windows. Both have large closets.
The bathroom is huge, with a corner tub and separate shower. Stackable washer and dryer are in a closet in the hallway just outside the bathroom door.
The condo has exotic hardwood floors, finished in a warm reddish brown. The place is impeccably clean.
Condo fees are $100 a month and there is a healthy $19,000 in the reserve fund. No big projects are on the horizon.
5121 Drolet is located just north on Laurier and one block west of St. Denis St. The Laurier metro is a two-minute walk. Drolet is a one-way south street with very little through traffic. Laurier is a one-way east, with a bike path that serves to calm traffic. All in all, a very quiet corner of the Plateau.
The asking price is $327,000.
The property can be sold furnished or unfurnished.

Tuesday, September 17, 2013

Traps For the Unwary Under the Consumer Product Safety Act: Children's Products

Nestled in the morass known as the Consumer Product Safety Act (as amended by the dubiously titled Consumer Product Safety Improvement Act of 2008 and further amended in 2011) are provisions that can wreak havoc for businesses that manage, understandably, to overlook them.  What was once a rather straightforward reporting and recall system involving a relatively small number of federal safety standards has evolved into a complex beast of certifications, third-party testing, and training programs. While it is beyond the scope of this post to identify and discuss all of the requirements of these laws, there are some provisions that our readers should know about. This article addresses one of the thorniest of all: children’s products.

A host of new requirements apply to children’s products, and the determination of what is – and what is not – a children’s product is now no easy matter.  Generally speaking, a children’s product is one designed or intended primarily for children 12 years of age or younger, but the CPSC’s own complex “interpretive guidance” on the question betrays the superficial simplicity of this inquiry.  There are almost no clear rules, and, on matters that could lend clarity to the situation, like a reliable product labeling/marking regime that would put the onus on parents and other responsible adults to keep certain products away from children, the CPSC manages to make things even murkier.

The impact of regulatory uncertainty.   At the core is are very practical questions, including whether a company ought to take a risk that a product thought to appeal to, say, teenagers will be viewed in a manner that extends its likely usage to children within the regulated age range.  Once a product falls into such a gray zone, a company may find itself on the receiving end of a CPSC investigation requiring it to justify its failure to apply the children’s product requirements of federal law.  One might find regulators asking, "Why not?" -- as if the costs/compliance burdens were not a factor.   One can imagine the difficulty of such a burden if, for example, a child twelve or under was injured while using the product.  The CPSC, for its part, expects you to examine such amorphous questions as whether the product has a “declining appeal for teenagers,” and the CPSC’s regulations make clear that you are thin ice if you plan to rely on a manufacturer’s labeling to the effect that a product is not intended for use by children.  You are all but asked to assume that labels will be ignored by parents. The task of keeping inappropriate products out of the hands of children shifts from parents and guardians to the manufacturer or retailer who must guess and wonder whether a product might be viewed as appealing to children too young to use it.

Consumer perceptions?  Areas of close scrutiny include: how the product is marketed, e.g., whether children twelve years of age or younger (or perhaps even children who appear to fall within that age group) are depicted in advertising; where the product is sold, e.g., whether it is sold in catalogs or on Internet pages in close proximity to children’s products (this can be problematic if web pages generate product recommendations that could populate a page with children’s items; and the nebulous world of “consumer perception” as gleaned from sales data, market analyses, and focus groups.

In addition, a product may still be deemed a “children’s product” if it is sold with adult products (like candles, for example) as part of a set. Thus, if one part of that set is deemed to have some “play value” for a child twelve and under, the onerous children’s products rules could well apply – perhaps to the entire set.   Also, virtually anything – from an air purifier to tissue boxes to curtains and ceiling fans – can be converted into a “children’s product” if it is “decorated or embellished with a childish theme.” What themes would be viewed as designed or intended for thirteen year olds, as opposed to twelve year olds, or fourteen year olds, or sixteen year olds?  The lines of demarcation and sophistication between twelve year olds and older teens might be seen as negligible or rapidly diminishing.  The fact twelve was chosen, as opposed to a younger cut-off that might make "children" more readily distinguishable from young adults, renders the task for business markedly more difficult and risky, of course.

Conclusion.  All of this is important because the compliance requirements (and costs) for children's products are far more onerous than for non-children's products.  Among other things, children’s products are required to undergo third-party testing by a certified laboratory under a “reasonable testing program,” be certified under a special Children’s Product Certificate, and bear permanent tracking information on the product and label (with special requirements for durable infant and toddler products). Manufacturers and importers (which can include retailers) must also, for example, institute a program to train employees in avoiding undue influence on third-party testing laboratories, and obtain employee certifications of compliance.

Friday, September 13, 2013

Amazon.com and Overstock.com Petition U.S. Supreme Court over New York Affiliate Nexus Law

We’ve written frequently about developments in Amazon.com and Overstock.com’s challenges to the New York State affiliate nexus law (a law which has inspired similar laws in many other states). Last spring, the New York Court of Appeals, the State’s highest court, upheld the law, stating that, in regards to the parties’ Commerce Clause claims, the “statute plainly satisfies the substantial nexus requirement. Active, in-state solicitation that produces a significant amount of revenue qualifies as ‘demonstrably more than a ‘slightest presence’’” under the Tax Appeals Tribunal’s 1995 ruling in the Orvis case. The Court continued by saying that “The bottom line is that if a vendor is paying New York residents to actively solicit business in this State, there is no reason why that vendor should not shoulder the appropriate tax burden.” The Court rejected the parties’ due process claims, as well.

Late last month, both Amazon.com and Overstock.com took their challenge to the United States Supreme Court, each filing a petition for a writ of certiorari, seeking review of the New York affiliate nexus law and of the New York Court of Appeals Decision (see status of the petitions here and here). New York has until October 23 to file a response in each case. However, as the Supreme Court’s review is discretionary, it is unclear whether the matter will be actually be heard by or decided by the Supreme Court. If not, the New York decision will stand, and other states’ versions of the affiliate nexus law will not be impacted. Meanwhile, the Marketplace Fairness Act, which could, in theory, make challenges such as these moot, remains in committee in the House of Representatives.

We will continue to track developments and keep our readers posted.

Thursday, September 12, 2013

KCon 2014 Call for Papers


 

KCON9
The 9th Annual Conference on Contracts
The Call for Papers is OPEN.
For information,
contact Professor Jennifer S. Martin
February 21-22, 2014
CALL FOR PAPERS

 Submissions are cordially invited for the 9th Annual International Conference on Contracts, the largest annual scholarly and educational conference devoted to Contracts and related areas of commercial law. Papers and works-in-progress are welcome from those who study Contracts from any perspective, whether doctrinal, pedagogical, theoretical, empirical, historical, economic, critical, comparative, or interdisciplinary. Works that take an international or civil law approach are also welcome. Junior scholars are particularly encouraged to participate. Those interested in proposing and organizing panels (3-5 presenters) on specific themes are especially encouraged to do so.

Individual submissions should be made by a brief abstract (one page is sufficient) of the paper or WIP that includes contact information for the author(s). Individual submissions will be placed on panels with like submissions. Panel proposals should include the name and contact information of the moderator or organizer, and a summary of the proposed papers or works in progress. There is no publication commitment for the conference, but organizers of individual panels are free to arrange for publication on their own.

Submissions

Deadline is Monday, December 16, 2013.

Proposals submitted earlier will be accepted on a rolling basis. Proposals submitted after the deadline will be accepted on a space-available basis. Submissions should be directed to:

Professor Jennifer S. Martin
jmartin@ stu.edu

 

Wednesday, September 4, 2013

City Offering $136 million in Subsidies and Incentives to Keep Homebuyers on the Island

The city of Montreal has quietly renewed a program to encourage tenants and families to buy and stay on the island. The on-again, off-again home ownership program received a $136-million cash injection with little fanfare in April. As in years past, the city will take applications for up to  three years, or until the cash runs out.

The cash tends to run out well before the three years are up.

Still, not a bad program if you fit the various criteria. For new homes, the incentives are on a sliding scale, depending on whether you are a single buyer, a couple without children or a household with children. The lump sum incentives range from $4,500 to $12,000 . Households with kids can also get a refund of the hated welcome tax.

Not bad! The program gets complicated when you look at the types of properties that are eligible. For single buyers, the maximum budget is $200,000, for a couple $250,000. If you're buying for a family, the budget can go as high at $360,000, but to qualify for the highest amount you must buy a three-bedroom unit.

The program will also refund the welcome tax on the purchase of a resale duplex or triplex, providing the purchase price is not more than $450.000 and $490.000 respectively.

Households with kids can also get six months of free public transit with the purchase of a one-year Opus card. It is not clear from the brochure whether this means a total of 18 months of public transit for the price of 12 or 12 months for the price of six.

As with any program, there's lots of small print. Still, worth looking into if it can save you several thousand dollars, right?

Here's the website, en anglais et en francais .

You can also download the brochure on the site.