This document analyzes the economic impacts of rent control in San Francisco. It discusses how the 1979 Rent Ordinance was intended to address a housing crisis and ensure affordable rents while allowing fair profits for landlords. However, rent control has unintended negative effects like reduced maintenance and housing supply. It also benefits long-term renters over new residents and can decrease socioeconomic diversity. The policy still exists because renters, who make up the voter majority, support protections from large rent increases.
This document summarizes the Find Any File application, which allows users to quickly search for files on Mac disks without using Spotlight's database. Key features include searching inside packages and bundles, saving search queries, and a hierarchical view of search results. The application is fast but has a basic interface. Alternatives like EasyFind and TextWrangler are also mentioned.
This document summarizes a paper examining the economic impacts of San Francisco's rent control ordinance. It discusses the rationale for rent control being to promote equity and prevent low-income residents from being priced out of the city. However, it also notes potential negative impacts, such as reduced housing supply as landlords have less incentive to maintain properties or allow turnover. While rent control aims to promote diversity, it may paradoxically decrease diversity by restricting supply and encouraging illegal sublets. The effects of rent control are complex with arguments on both sides.
Presto! PageManager 7 Deluxe is document management software that allows users to convert paper documents into digital files. It provides features like scanning documents, stacking related files together, annotating documents, and powerful search capabilities. The software supports file formats for images, video, audio and allows viewing Microsoft Office files without needing those programs installed. It also includes options for information sharing over networks and uploading/downloading from FTP servers.
Tidy Up! is a utility that helps users find and manage duplicate files on their computer. It works in three steps: 1) searching for duplicate items based on user-selected criteria, 2) sorting duplicate items into baskets to identify which should be processed, and 3) processing the selected duplicate items by moving, copying, trashing, or other actions. The manual provides detailed instructions on using each step and function of Tidy Up!, including how to perform common search scenarios, create and use smart baskets, and manage the duplicate items found. It also includes appendix sections defining common file types and buttons/menus within the application.
The document analyzes the potential economic impacts of two proposed ordinances related to residential rent control in San Francisco. The first ordinance would allow tenants to appeal rent increases if the total rent exceeded 33% of their income. This could significantly impact landlords' rental income and incentivize them to raise rents on vacant units. The second ordinance would prevent landlords from increasing rent or evicting tenants due to additional occupants. This could benefit tenants by reducing housing costs but also impose costs on landlords. The report estimates various impacts on tenants, landlords, housing prices and the broader city economy under each proposed ordinance.
The document summarizes barriers encountered by apartment rental businesses in Manila. It discusses how rental businesses generate profit by helping consumers rent instead of buy. Key barriers include competition from other rental businesses and necessity of the property's location. Preparing rental properties for tenants by thoroughly cleaning and making repairs is important for establishing good landlord-tenant relationships and recurring business. Local rental laws must also be understood to avoid legal issues that could harm the business.
BARRIERS ENCOUNTERED BY APARTMENT RENTAL BUSINESS in manilaPhamay Nocillado
The document discusses barriers encountered by apartment rental businesses in Manila. It provides background information on rental businesses and how they generate profit. Key barriers identified include competition from other rental properties and ensuring the location of the property meets market demand. The document also outlines the significance of the study, which is to help rental business owners identify problems and strategies to improve management of rental properties.
This document summarizes the Find Any File application, which allows users to quickly search for files on Mac disks without using Spotlight's database. Key features include searching inside packages and bundles, saving search queries, and a hierarchical view of search results. The application is fast but has a basic interface. Alternatives like EasyFind and TextWrangler are also mentioned.
This document summarizes a paper examining the economic impacts of San Francisco's rent control ordinance. It discusses the rationale for rent control being to promote equity and prevent low-income residents from being priced out of the city. However, it also notes potential negative impacts, such as reduced housing supply as landlords have less incentive to maintain properties or allow turnover. While rent control aims to promote diversity, it may paradoxically decrease diversity by restricting supply and encouraging illegal sublets. The effects of rent control are complex with arguments on both sides.
Presto! PageManager 7 Deluxe is document management software that allows users to convert paper documents into digital files. It provides features like scanning documents, stacking related files together, annotating documents, and powerful search capabilities. The software supports file formats for images, video, audio and allows viewing Microsoft Office files without needing those programs installed. It also includes options for information sharing over networks and uploading/downloading from FTP servers.
Tidy Up! is a utility that helps users find and manage duplicate files on their computer. It works in three steps: 1) searching for duplicate items based on user-selected criteria, 2) sorting duplicate items into baskets to identify which should be processed, and 3) processing the selected duplicate items by moving, copying, trashing, or other actions. The manual provides detailed instructions on using each step and function of Tidy Up!, including how to perform common search scenarios, create and use smart baskets, and manage the duplicate items found. It also includes appendix sections defining common file types and buttons/menus within the application.
The document analyzes the potential economic impacts of two proposed ordinances related to residential rent control in San Francisco. The first ordinance would allow tenants to appeal rent increases if the total rent exceeded 33% of their income. This could significantly impact landlords' rental income and incentivize them to raise rents on vacant units. The second ordinance would prevent landlords from increasing rent or evicting tenants due to additional occupants. This could benefit tenants by reducing housing costs but also impose costs on landlords. The report estimates various impacts on tenants, landlords, housing prices and the broader city economy under each proposed ordinance.
The document summarizes barriers encountered by apartment rental businesses in Manila. It discusses how rental businesses generate profit by helping consumers rent instead of buy. Key barriers include competition from other rental businesses and necessity of the property's location. Preparing rental properties for tenants by thoroughly cleaning and making repairs is important for establishing good landlord-tenant relationships and recurring business. Local rental laws must also be understood to avoid legal issues that could harm the business.
BARRIERS ENCOUNTERED BY APARTMENT RENTAL BUSINESS in manilaPhamay Nocillado
The document discusses barriers encountered by apartment rental businesses in Manila. It provides background information on rental businesses and how they generate profit. Key barriers identified include competition from other rental properties and ensuring the location of the property meets market demand. The document also outlines the significance of the study, which is to help rental business owners identify problems and strategies to improve management of rental properties.
This document discusses barriers encountered by apartment rental businesses in Manila. It provides background on the rental business and significance of studying challenges faced. The scope is confined to Manila and focuses on identifying business problems and strategies. Literature reviews domestic and foreign studies on renting apartments and related local laws. Key points covered include factors affecting rent prices, rights of landlords and tenants, and types of rental housing. The document aims to understand barriers faced by rental businesses and responsibilities of owners and renters.
The document discusses barriers encountered by apartment rental businesses in Manila. It provides background information on rental businesses and how they operate. The significance of studying rental businesses is discussed, as the results can benefit both business owners and consumers. The scope of the study focuses on identifying business problems and strategies within the apartment rental market in Manila. Key terms related to rental businesses, such as landlord, tenant, lease, and contract are also defined.
BARRIERS ENCOUNTERED BY APARTMENT RENTAL BUSINESS IN MANILAPhamay Nocillado
This document discusses barriers encountered by apartment rental businesses in Manila. It provides background on the rental business and significance of studying its challenges. The scope is confined to Manila and focuses on identifying business problems and strategies. Literature reviews domestic and foreign studies on renting apartments and related local laws. Key barriers mentioned include competition in location and properly pricing units while ensuring profitability. The study aims to help owners effectively manage rental businesses and inform consumers on renting benefits over buying.
The Ontario government announced measures to address challenges in the overheating housing market, including initiatives to cool demand, boost supply, and expand rent control. Demand cooling measures include a 15% tax on non-resident home buyers and preventing pre-construction property flipping. Supply boosting measures aim to increase development through incentives for purpose-built rentals and leveraging provincial assets. Expanded rent control applies to all renters, including units built after 1991, but may have unintended consequences of reducing rental supply if it discourages investment.
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the significance and scope of studies on rental businesses. It also provides definitions of key terms and reviews related literature from both foreign and local sources. The literature discusses factors like investing in rent-stabilized apartments, finding a new rental apartment, landlord and tenant rights, and legal requirements for rental properties.
BARRIERS ENCOUNTERED BY APARTMENT RENTAL BUSINESS in manilaPhamay Nocillado
The document discusses rental apartment businesses and the key considerations for starting one. It covers the objectives of rental businesses, factors that influence profitability like location and amenities, and the importance of an effective business and marketing plan. It also examines the local competition and regulations that must be considered. Setting competitive pricing and understanding tenants' rights and landlords' responsibilities are highlighted as important aspects of managing a successful rental property business.
BARRIERS ENCOUNTERED BY APARTMENT RENTAL BUSINESS in manilaPhamay Nocillado
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the significance and scope of studies on rental businesses. It also provides definitions of key terms and discusses related literature from local and foreign sources.
BARRIERS ENCOUNTERED BY APARTMENT RENTAL BUSINESS in manilaPhamay Nocillado
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the importance of effective marketing and pricing strategies. It also discusses related literature on rental housing from foreign and local sources. Key points covered include factors that influence housing values, addressing the needs of an aging population through rental options, and the rights and responsibilities of landlords and tenants.
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the significance and scope of studies on rental businesses. It also provides definitions of key terms and reviews related literature from both foreign and local sources. The literature discusses factors like investing in rent-stabilized apartments, finding a new rental apartment, landlord and tenant rights, and legal requirements for rental properties.
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the significance and scope of studies on rental businesses. It also provides definitions of key terms and reviews related literature from both foreign and local sources. The literature discusses factors like investing in rent-stabilized apartments, finding a new rental apartment, landlord and tenant rights, and legal requirements for rental properties.
barriers encountered by apartment rental businessPhamay Nocillado
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the significance and scope of studies on rental businesses. It also provides definitions of key terms and reviews related literature from both foreign and local sources. The literature discusses factors like investing in rent-stabilized apartments, finding a new rental apartment, landlord and tenant rights, and legal requirements for rental properties.
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the significance and scope of studies on rental businesses. It also provides definitions of key terms and reviews related literature from both foreign and local sources. The literature discusses factors like investing in rent-stabilized apartments, finding a new rental apartment, landlord and tenant rights, and legal requirements for rental properties.
barriers encountered by apartment rental businessPhamay Nocillado
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the significance and scope of studies on rental businesses. It also provides definitions of key terms and reviews related literature from both foreign and local sources. The literature discusses factors like investing in rent-stabilized apartments, finding a new rental apartment, landlord and tenant rights, and legal requirements for rental properties.
BARRIERS ENCOUNTERED BY APARTMENT RENTAL BUSINESS in manilaPhamay Nocillado
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the importance of effective marketing and pricing strategies. It also discusses related literature on rental housing from foreign and local sources and defines important terms related to landlord-tenant relationships and rental contracts.
Barriers encountered by apartment rental business in manilaPhamay Nocillado
This document discusses barriers encountered by apartment rental businesses in Manila. It provides background on the rental business and significance of studying its barriers. Key barriers include competition in the locale and necessity of the area. The document also reviews related foreign and local literature on topics like population impacts on rental rates, investing in rent-stabilized apartments, finding a new rental, and landlord/tenant rights and responsibilities. The scope is confined to Manila and focuses on identifying business problems and strategies for rental management.
Barriers encountered by apartment rental business in manilaPhamay Nocillado
This document discusses barriers encountered by apartment rental businesses in Manila. It provides background on the rental business and significance of studying its barriers. Key barriers include competition in the locale and needing to adapt to different market players. The scope is on identifying business problems and strategies for a rental management business in Manila. Foreign studies examined how lodging accommodated industrialization and urbanization in the 19th century US and Boston. Local studies discussed rental housing opening doors for low-income households and the rights and responsibilities of landlords and tenants.
Preliminary Report - Short Term Rentals in AshevilleGordon Smith
This document provides recommendations for regulating short-term rentals (STRs) in Asheville, NC. It summarizes regulations in other cities and analyzes the pros and cons of different policy approaches. The author recommends that Asheville adopt regulations to: 1) designate STRs as a separate land use and restrict them from residential neighborhoods; 2) require yearly registration fees from STRs to match taxes paid by hotels/B&Bs; and 3) set caps on STRs in neighborhoods and restrict multi-family unit conversions to STRs to limit impacts on affordable housing. The goal is to minimize neighborhood impacts, ensure fair competition with hotels, and maintain affordable rental options.
Writing Sample Policy Report on Affordable HousingMichelle Feldman
The document discusses recommendations for preserving affordable housing in New York City, including strengthening rent regulations. It recommends reforming the Rent Guidelines Board to increase tenant representation and closing loopholes that allow affordable units to be deregulated. It also addresses protecting existing affordable housing complexes like Stuyvesant Town. The author has a record of advocating for tenants' rights through legislation and assistance with housing issues.
The Vacation Rental Managers Association writes to the Los Angeles City Council to express concerns about a proposed short-term rental policy. While they support legalizing short-term rentals, the VRMA argues the proposal unfairly impacts secondary home owners. They propose an alternative that would allow secondary homes to be rented short-term if managed by a professional property manager to ensure compliance with regulations and protect neighbors. The VRMA offers to assist the City in creating effective regulations that achieve compliance and recognize traveler demand while providing economic benefits to the community.
This document summarizes key issues regarding Airbnb income affecting mortgage refinancing. Some large banks now consider homes used for Airbnb as investment properties rather than primary residences. This can impact the type of loan and interest rates borrowers qualify for. Specifically, one borrower was told his interest rate may increase by 0.5% after Wells Fargo determined his home was an investment property due to Airbnb rentals. There is currently uncertainty around how banks will treat Airbnb income, so those interested in hosting are advised to consult lawyers.
The document describes State Law Resources, Inc. (SLR), a national network of independent law firms with at least one member firm in each U.S. state and Washington D.C. SLR helps businesses and organizations navigate complex legal and government relations issues across multiple states. Member firms have expertise in administrative, regulatory, and government relations law at both the state and federal level. SLR helps clients coordinate legal strategy and representation in multiple jurisdictions to efficiently address their issues.
This document summarizes a report by the California Reinvestment Coalition about the financial divide between lower-income communities and wealthier neighborhoods in California. It finds that lower-income neighborhoods have many check cashers and payday lenders charging high fees, while having few bank branches, due to banks removing branches from these communities. It also finds that mainstream banks provide significant financing to check cashers and payday lenders, profiting from these high-cost lenders while not providing affordable services to these communities themselves. Overall, it estimates that high fees from check cashers and payday lenders cost California residents over $5 billion per year.
This document discusses barriers encountered by apartment rental businesses in Manila. It provides background on the rental business and significance of studying challenges faced. The scope is confined to Manila and focuses on identifying business problems and strategies. Literature reviews domestic and foreign studies on renting apartments and related local laws. Key points covered include factors affecting rent prices, rights of landlords and tenants, and types of rental housing. The document aims to understand barriers faced by rental businesses and responsibilities of owners and renters.
The document discusses barriers encountered by apartment rental businesses in Manila. It provides background information on rental businesses and how they operate. The significance of studying rental businesses is discussed, as the results can benefit both business owners and consumers. The scope of the study focuses on identifying business problems and strategies within the apartment rental market in Manila. Key terms related to rental businesses, such as landlord, tenant, lease, and contract are also defined.
BARRIERS ENCOUNTERED BY APARTMENT RENTAL BUSINESS IN MANILAPhamay Nocillado
This document discusses barriers encountered by apartment rental businesses in Manila. It provides background on the rental business and significance of studying its challenges. The scope is confined to Manila and focuses on identifying business problems and strategies. Literature reviews domestic and foreign studies on renting apartments and related local laws. Key barriers mentioned include competition in location and properly pricing units while ensuring profitability. The study aims to help owners effectively manage rental businesses and inform consumers on renting benefits over buying.
The Ontario government announced measures to address challenges in the overheating housing market, including initiatives to cool demand, boost supply, and expand rent control. Demand cooling measures include a 15% tax on non-resident home buyers and preventing pre-construction property flipping. Supply boosting measures aim to increase development through incentives for purpose-built rentals and leveraging provincial assets. Expanded rent control applies to all renters, including units built after 1991, but may have unintended consequences of reducing rental supply if it discourages investment.
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the significance and scope of studies on rental businesses. It also provides definitions of key terms and reviews related literature from both foreign and local sources. The literature discusses factors like investing in rent-stabilized apartments, finding a new rental apartment, landlord and tenant rights, and legal requirements for rental properties.
BARRIERS ENCOUNTERED BY APARTMENT RENTAL BUSINESS in manilaPhamay Nocillado
The document discusses rental apartment businesses and the key considerations for starting one. It covers the objectives of rental businesses, factors that influence profitability like location and amenities, and the importance of an effective business and marketing plan. It also examines the local competition and regulations that must be considered. Setting competitive pricing and understanding tenants' rights and landlords' responsibilities are highlighted as important aspects of managing a successful rental property business.
BARRIERS ENCOUNTERED BY APARTMENT RENTAL BUSINESS in manilaPhamay Nocillado
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the significance and scope of studies on rental businesses. It also provides definitions of key terms and discusses related literature from local and foreign sources.
BARRIERS ENCOUNTERED BY APARTMENT RENTAL BUSINESS in manilaPhamay Nocillado
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the importance of effective marketing and pricing strategies. It also discusses related literature on rental housing from foreign and local sources. Key points covered include factors that influence housing values, addressing the needs of an aging population through rental options, and the rights and responsibilities of landlords and tenants.
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the significance and scope of studies on rental businesses. It also provides definitions of key terms and reviews related literature from both foreign and local sources. The literature discusses factors like investing in rent-stabilized apartments, finding a new rental apartment, landlord and tenant rights, and legal requirements for rental properties.
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the significance and scope of studies on rental businesses. It also provides definitions of key terms and reviews related literature from both foreign and local sources. The literature discusses factors like investing in rent-stabilized apartments, finding a new rental apartment, landlord and tenant rights, and legal requirements for rental properties.
barriers encountered by apartment rental businessPhamay Nocillado
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the significance and scope of studies on rental businesses. It also provides definitions of key terms and reviews related literature from both foreign and local sources. The literature discusses factors like investing in rent-stabilized apartments, finding a new rental apartment, landlord and tenant rights, and legal requirements for rental properties.
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the significance and scope of studies on rental businesses. It also provides definitions of key terms and reviews related literature from both foreign and local sources. The literature discusses factors like investing in rent-stabilized apartments, finding a new rental apartment, landlord and tenant rights, and legal requirements for rental properties.
barriers encountered by apartment rental businessPhamay Nocillado
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the significance and scope of studies on rental businesses. It also provides definitions of key terms and reviews related literature from both foreign and local sources. The literature discusses factors like investing in rent-stabilized apartments, finding a new rental apartment, landlord and tenant rights, and legal requirements for rental properties.
BARRIERS ENCOUNTERED BY APARTMENT RENTAL BUSINESS in manilaPhamay Nocillado
The document discusses rental apartment businesses and provides background information. It covers several topics related to rental businesses including objectives, competition, necessary factors for starting a rental business, and the importance of effective marketing and pricing strategies. It also discusses related literature on rental housing from foreign and local sources and defines important terms related to landlord-tenant relationships and rental contracts.
Barriers encountered by apartment rental business in manilaPhamay Nocillado
This document discusses barriers encountered by apartment rental businesses in Manila. It provides background on the rental business and significance of studying its barriers. Key barriers include competition in the locale and necessity of the area. The document also reviews related foreign and local literature on topics like population impacts on rental rates, investing in rent-stabilized apartments, finding a new rental, and landlord/tenant rights and responsibilities. The scope is confined to Manila and focuses on identifying business problems and strategies for rental management.
Barriers encountered by apartment rental business in manilaPhamay Nocillado
This document discusses barriers encountered by apartment rental businesses in Manila. It provides background on the rental business and significance of studying its barriers. Key barriers include competition in the locale and needing to adapt to different market players. The scope is on identifying business problems and strategies for a rental management business in Manila. Foreign studies examined how lodging accommodated industrialization and urbanization in the 19th century US and Boston. Local studies discussed rental housing opening doors for low-income households and the rights and responsibilities of landlords and tenants.
Preliminary Report - Short Term Rentals in AshevilleGordon Smith
This document provides recommendations for regulating short-term rentals (STRs) in Asheville, NC. It summarizes regulations in other cities and analyzes the pros and cons of different policy approaches. The author recommends that Asheville adopt regulations to: 1) designate STRs as a separate land use and restrict them from residential neighborhoods; 2) require yearly registration fees from STRs to match taxes paid by hotels/B&Bs; and 3) set caps on STRs in neighborhoods and restrict multi-family unit conversions to STRs to limit impacts on affordable housing. The goal is to minimize neighborhood impacts, ensure fair competition with hotels, and maintain affordable rental options.
Writing Sample Policy Report on Affordable HousingMichelle Feldman
The document discusses recommendations for preserving affordable housing in New York City, including strengthening rent regulations. It recommends reforming the Rent Guidelines Board to increase tenant representation and closing loopholes that allow affordable units to be deregulated. It also addresses protecting existing affordable housing complexes like Stuyvesant Town. The author has a record of advocating for tenants' rights through legislation and assistance with housing issues.
The Vacation Rental Managers Association writes to the Los Angeles City Council to express concerns about a proposed short-term rental policy. While they support legalizing short-term rentals, the VRMA argues the proposal unfairly impacts secondary home owners. They propose an alternative that would allow secondary homes to be rented short-term if managed by a professional property manager to ensure compliance with regulations and protect neighbors. The VRMA offers to assist the City in creating effective regulations that achieve compliance and recognize traveler demand while providing economic benefits to the community.
This document summarizes key issues regarding Airbnb income affecting mortgage refinancing. Some large banks now consider homes used for Airbnb as investment properties rather than primary residences. This can impact the type of loan and interest rates borrowers qualify for. Specifically, one borrower was told his interest rate may increase by 0.5% after Wells Fargo determined his home was an investment property due to Airbnb rentals. There is currently uncertainty around how banks will treat Airbnb income, so those interested in hosting are advised to consult lawyers.
The document describes State Law Resources, Inc. (SLR), a national network of independent law firms with at least one member firm in each U.S. state and Washington D.C. SLR helps businesses and organizations navigate complex legal and government relations issues across multiple states. Member firms have expertise in administrative, regulatory, and government relations law at both the state and federal level. SLR helps clients coordinate legal strategy and representation in multiple jurisdictions to efficiently address their issues.
This document summarizes a report by the California Reinvestment Coalition about the financial divide between lower-income communities and wealthier neighborhoods in California. It finds that lower-income neighborhoods have many check cashers and payday lenders charging high fees, while having few bank branches, due to banks removing branches from these communities. It also finds that mainstream banks provide significant financing to check cashers and payday lenders, profiting from these high-cost lenders while not providing affordable services to these communities themselves. Overall, it estimates that high fees from check cashers and payday lenders cost California residents over $5 billion per year.
The document provides information on how consumers can obtain free credit reports and specialty reports from credit bureaus and other agencies. It explains that consumers are entitled by law to one free credit report per year from each of the three major credit bureaus (Equifax, Experian, TransUnion). Contact information and instructions are given for ordering free annual reports from the credit bureaus and specialty reports on tenant history, employment history, property insurance claims, and medical records. Errors should be disputed directly with the credit bureaus.
This document provides a guide to residential tenants' and landlords' rights and responsibilities in California. It covers topics such as looking for a rental unit, rental agreements, security deposits, repairs and habitability, rent increases, entry by the landlord, subleases and assignments, dealing with problems, terminations and evictions, and resolving disputes. The guide aims to help tenants and landlords avoid problems and understand their legal rights and obligations in order to have a good landlord-tenant relationship.
Presto! Forms is a software program that allows users to scan pre-printed forms, recognize fields and checkboxes, fill out the digital form, and print or fax the completed form. It can handle multi-page forms, allows adding notes and drawings, and reads common file formats like PDF, BMP, and TIFF. Filling out forms is easier using Presto! Forms which recognizes fields and turns them into editable text entries, allowing neat and legible form completion without starting over if a mistake is made.
This document provides a list of all global commands for MacSpeech Dictate version 1.5.8. It includes over 200 commands grouped by function, such as commands for controlling MacSpeech Dictate, editing text, capitalization, punctuation, and more. An explanation is provided for commands where the output is not obvious. The document also includes spelling for special characters and a note that application-specific commands are not included.
My Page provides a personalized hub for accessing wiki tools. It allows users to view updates on pages they are interested in, access available wikis and blogs, view their personal calendar, and change account settings. Key features of My Page include providing quick access to updates, wikis, blogs, calendars, mailing lists, and account settings. Users can view recent changes to wiki pages and blog posts, navigate to available wikis and blogs, and manage their personal wiki tools accounts.
Combine PDFs 5.0 is a Mac OS X application that allows users to combine and split PDF files. It provides options to add, remove, and reorder pages. Users can add text overlays, metadata, and password protection. The application includes filters to modify pages and a full screen preview mode. It requires Mac OS X 10.4 or newer and users must purchase a license to use it beyond 1,000 pages.
The document provides an introduction to the basic functionality of Merlin project management software. It describes the different views and features available in Merlin, including activities, resources, dependencies, and utilization views. It also provides instructions on how to create a new project, add activities, link activities, assign resources, and enter project data. The quick start guide is intended to help new users understand the main interface and workflow in Merlin.
Office 2008 for Mac introduces new features that enhance productivity, collaboration, and security for IT professionals and end users. Key updates include a universal binary format for both Intel and PowerPC chips, Open XML as the default file format for reduced file sizes and improved data recovery, and enhanced deployment tools that simplify installation and management. Security is also improved with new anti-spam and anti-phishing features in Entourage. Overall, Office 2008 aims to maximize the impact of work, increase individual productivity, and optimize IT resource efficiency for businesses.
This document provides instructions for using Tag Folders, a macOS application that allows users to easily organize files using tags. It discusses how to install and set up Tag Folders, create new tag folders, customize existing tag folders, and access tagged files. Key features include applying tags with drag-and-drop, automatically tagging files based on folder monitoring, and importing comments from files as tags.
The document provides an overview of the features and capabilities of the Yep document management software. It discusses how Yep allows users to see, create, organize and find documents. Key features include viewing documents as thumbnails or in a list, creating documents through scanning or dragging content in, organizing documents using tags and filing them automatically into date-based folders, and searching for documents. The document is a user manual that walks through how to use the various Yep functions across 6 chapters.
Tidy Up! is a utility that finds and helps manage duplicate files on a computer. It provides a 3-step process: 1) Search for duplicates, 2) Choose which duplicates to process, 3) Process the chosen duplicates by moving, copying, trashing, or exporting them. The document cautions that some duplicate files may be required by applications and removing them could cause issues. It recommends searching locations carefully and making backups before deleting any files.
This user manual provides help and instructions for using the iBank financial management software. It covers topics such as getting started, installing iBank, creating documents, managing accounts and transactions, using reports and budgets, importing data, tracking investments, and more. The manual is designed to be easy to browse, with questions formatted answers and hyperlinks to aid navigation.
This manual provides instructions for installing, registering, updating, and using iFinance 3. It covers installing iFinance, transferring data from other software, and syncing with iPhone data. It also explains the iFinance interface and how to work with records, transactions, stocks, budgets, charts, and reports. Additional chapters cover importing, exporting, printing, preferences, and shortcuts.
The document contains a list of CPT codes ranging from 10021 to 27006. CPT codes are used in medical billing and coding to describe medical, surgical, and diagnostic services and are between 3 to 5 numeric digits.
This document contains a list of over 300 CPT procedure codes ranging from 10021 to 27006. CPT codes are used in medical billing to describe medical, surgical, and diagnostic services and are between 3 to 5 numeric digits long. The codes cover a wide variety of medical specialties and services including dermatology, surgery, radiology, and more.
NIMA2024 | De toegevoegde waarde van DEI en ESG in campagnes | Nathalie Lam |...BBPMedia1
Nathalie zal delen hoe DEI en ESG een fundamentele rol kunnen spelen in je merkstrategie en je de juiste aansluiting kan creëren met je doelgroep. Door middel van voorbeelden en simpele handvatten toont ze hoe dit in jouw organisatie toegepast kan worden.
IMPACT Silver is a pure silver zinc producer with over $260 million in revenue since 2008 and a large 100% owned 210km Mexico land package - 2024 catalysts includes new 14% grade zinc Plomosas mine and 20,000m of fully funded exploration drilling.
The APCO Geopolitical Radar - Q3 2024 The Global Operating Environment for Bu...APCO
The Radar reflects input from APCO’s teams located around the world. It distils a host of interconnected events and trends into insights to inform operational and strategic decisions. Issues covered in this edition include:
Industrial Tech SW: Category Renewal and CreationChristian Dahlen
Every industrial revolution has created a new set of categories and a new set of players.
Multiple new technologies have emerged, but Samsara and C3.ai are only two companies which have gone public so far.
Manufacturing startups constitute the largest pipeline share of unicorns and IPO candidates in the SF Bay Area, and software startups dominate in Germany.
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Discover timeless style with the 2022 Vintage Roman Numerals Men's Ring. Crafted from premium stainless steel, this 6mm wide ring embodies elegance and durability. Perfect as a gift, it seamlessly blends classic Roman numeral detailing with modern sophistication, making it an ideal accessory for any occasion.
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How are Lilac French Bulldogs Beauty Charming the World and Capturing Hearts....Lacey Max
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This presentation is a curated compilation of PowerPoint diagrams and templates designed to illustrate 20 different digital transformation frameworks and models. These frameworks are based on recent industry trends and best practices, ensuring that the content remains relevant and up-to-date.
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1. Rent Control 1
Rent Control
Rent Control: Examining the Economic Impacts of the San Francisco Rent
Ordinance.
Suzanne F. Watroba
California State University, San Francisco
2. Rent Control 2
Introduction:
In 1979 The San Francisco Rent Ordinance was enacted as a response to the
City’s housing crisis (City and County of San Francisco Rent Board, n.d.). The
Ordinance created the Residential Rent Stabilization and Arbitration Board. The
objective of the Ordinance was to insure that tenants were not faced with excessive
rent increases while also assuring landlords fair and adequate rents. The Ordinance
attempted to do this by placing limits on the amount of rent increases a landlord can
charge and by limiting reasons for evicting a tenant.
The Ordinance applies to most rental units built before the 1979,
approximately 170,000 (City and County of San Francisco Rent Board. n.d.). Those
built after 1979 are exempt. The Ordinance does not cover commercial and non-
residential use units. The Rent Board is funded by rental unit fees and receives no
money from the general fund. The mission of the Rent Board is to: promulgate
Rules and Regulations to effectuate the purposes of the Rent Ordinance; hire staff,
including administrative law judges; and conduct rental arbitration hearings,
mediations.
Throughout this paper I will discuss Gruber’s four essential questions
regarding government intervention in the case of rent control. Through an
economic lens I will analyze the impacts the policy has had on the City. Using
economic tools I will evaluate the purpose of the Ordinance and discuss the effects it
has had on the rental housing market.
3. Rent Control 3
Why Should the Government Intervene?
In San Francisco rent control, or rent stabilization, was intended to keep key
workers, families and vulnerable people in the City. The Ordinance was designed to
keep people from being priced out of their own neighborhoods by large spikes in
rent. It was also to protect renters from being evicted by their landlords without
reason. The rationale behind rent control is to create distributive justice; based on
“the principle that the same amount of economic activity will take place but with
different distributional outcome. That is the same number of apartments provided
to the same people in the same quantity” (Tucker, 1997). In other words, the
Ordinance was created to increase equity so people like elderly on fixed incomes, or
struggling families, or minorities were not forced to leave the City because of
excessive increases in their rent. The policy was designed to increase equity by
regulating the amount a landlord could increase rent each year.
The Ordinance seemed less to do with market failure and more to do with
equity issues. In theory without the intervention people who could not afford the
market equilibrium price for rent would be forced out of the City where rents are
lower. This could lead to other market demands that could cost the city; like an
increase in transportation options into the city as people were forced to commute to
work from outside communities.
Without rent control the socioeconomic make up of the city could change
drastically. The people who could not afford to pay market equilibrium prices for
rental units would be low wage earners. So, while market forces and incentives may
be able to provide enough people to pay high San Francisco rents to rent most of the
4. Rent Control 4
rental units, the problem would not be solved because the city may only be able to
attract wealthy professionals; while failing to keep other demographics they wish to
remain in the city.
The free market may not increase socio-economic diversity in the City, but it
may allocate scarce housing resources in a less wasteful way. Miller, Benjamin &
North argue that rent control impedes the process of rationing scarce housing
because tenant mobility is sharply restricted (2010, p. 60). They state that many
people live in houses that are either too big or too small for them because if they
move they face large increases in rent. If equity is the primary issue of rent control
it may not be equitable to have people who live in very large apartments, that they
only remain in because there rent is well below market value; while a family crams
into a tiny one bedroom, hundreds of dollars more in the same building because
they have not lived in the City long enough to benefit from the low rental rates
others are experiencing. There is no incentive for the one person in large apartment
to move because they will face higher rents for a smaller apartment.
How Might the Government Intervene?
The specific mechanism San Francisco uses in attempt to keep rent
affordable is by setting limits on the amount a landlord can raise rent each year.
The increase is based on the Consumer Price Index for all Urban Consumers in the
Bay Area, and is usually a very small percentage increase (City and County of San
Francisco Rent Board, n.d.). In economics it would be considered a price ceiling,
because through regulation the government decides how much a rental unit price
can be increased. However, since San Francisco does not regulate how much a
5. Rent Control 5
landlord can charge once a rental unit has been vacated; the price ceiling vanishes
with new tenants, but follows the same regulations for annual rent increases.
Additionally, the Ordinance regulates how a landlord can evict a tenant. It
sets specific guidelines for what are acceptable causes for eviction, as well as a
timeline for how long a tenant has to ameliorate the problems they may be evicted
for. I will discuss the effects of both setting the price for annual rent increases and
the strict eviction polices later in this paper.
The City of San Francisco created the Rent Board to oversee the rules and
regulations of the policy and provide information to landlords and tenants. The City
chose rent control as a mechanism to keep people in the City and avoid landlords
from making excessive profits that could decrease people’s ability to stay living in
the City. While it chose only allowing modest rent increases, the City could have
taken a different approach. Instead of regulation in rental prices, the City could have
chosen to use subsidies to the people who were unable to afford renting a unit at the
market price. Perhaps subsidies would be a more appropriate and accurate way to
achieve the distributive justice rent control aims at achieving because it could target
those who need assistance the most.
What are the Effects of Government Intervention?
Rent control may be achieving some of its goals. Some families, low-income
earners and people on fixed-incomes may be able to stay living in the City because
there rents have been kept at an affordable level. The downside is that rent control
may lead to a decrease in supply, as landlords let houses deteriorate because rent is
below the cost it takes to maintain the property, yet demand may still increase
6. Rent Control 6
because prices are lower. According to Jenkins the model of rent control as a strict
price ceiling predicts maintenance levels in a controlled unit will depreciate
(January 2009). However, despite the general belief among economists that rent
control leads to poor maintenance because of a disincentive for landlords to
maintain rental units, a study found that in San Francisco their was no discernable
difference between rent controlled and market rate controlled units in terms of
quality ratings by tenants (San Francisco Housing Datebook, 2002). This could be
because San Francisco has a vacancy-decontrol, so rental prices could read just to
market value giving landlord’s incentive to fix up the property once low paying
tenants leave, but often times turnover does not happen so prices remain well below
market value and landlords have no incentive to maintain the property.
The low turn over of rental properties is not always because people are
remaining in the city, illegal sublets are often the problem. In my very own building,
where I pay the market price since I am a new tenant (or above if rent control is in
fact raising the price of renal units because demand is higher than supply), my
downstairs neighbor sublets her inexpensive rent controlled studio, while she lives
next door in a two-bedroom apartment. She can benefit from moving back to the
apartment later if she wants to at the same price she has been paying for years.
Other renters charge more for their sublets than they pay for rent, thus making a
profit off the sublet without incurring any of the costs owners pay like taxes and
maintenance.
This low turnover also makes it difficult for people willing to pay market
equilibrium prices to find rentals because there are fewer rentals, with plenty of
7. Rent Control 7
people willing to pay from them leading to other abuses. Rent control is designed to
create social economic diversity and keep housing affordable but it may lead to a
decrease in social economic diversity as landlords become more picky in whom they
rent to since they have a high demand for their property. I know when I moved to
San Francisco I had an extremely difficult time renting an apartment. I would show
up with my application, good credit score and rental history, but there were always
at least ten people there who were older, more established and probably much more
financially well off than a woman just moving to the city for school. As a result I was
unable to live in the neighborhoods I wanted to and had to move to the outskirts of
the city where demand was lower, and thus my landlord did not have as many
applicants to choose from. I still paid the same amount the other apartments were
listed at, but got less utility from my apartment because of its distant location to my
work and school. Additionally, after talking to many friends whom had landed great
apartments for the same price, they admitted that their parents had offered to pay
the entire years rent in cash to the landlord, an option that eliminates many people
from the competition. This large up front cash payment is referred to as “key
money” and makes it very expensive for people to move from one apartment to
another (Miller, Benjamin & North, 2010).
San Francisco’s rent control Ordinance also regulates what a landlord can
evict a tenant for. The policy is designed to keep landlords from harassing tenants,
since they would have an incentive to evict the tenant to receive a higher rental
price (Miller, Benjamin, North, 2010). The downside of this policy is that even when
8. Rent Control 8
tenants are doing illegal things, like subletting, it is too expensive for landlords to
peruse evicting them because the policy is designed to protect renters.
Why Did the Government Intervene in the Way it Did?
The general census among economists seems to be that rent control leads to
many unintended and undesirable effects that outweigh the equity issues it is
designed to control for. So, why does rent control still exist in San Francisco? It
could be that in 2000 there were 79,545 specified owner occupied units, compared
to 214,198 renter occupied units in the City (U.S. Census Bureau). Renters are the
majority, and as mentioned through out this paper once they occupy a rental unit
they benefit from landlords only being able to raise rent a small amount each year,
and protection from easy eviction. Renters who have been living in the City for a
long time, may be profiting greatly from their below market level rents and may not
want to see rent control abolished, even if it has other unintended consequences.
This means that renters may have a huge impact on government official’s decisions
in whether or not to support the policy. Government officials understand that the
majority of voters are probably benefiting from rent control and would not want to
risk re-election by trying to terminate the program. Likewise, officials are citizens
too and may be benefiting personally from rent control.
San Francisco also has a long history of unions. If special interest groups,
such as labor unions, believe that rent control helps keep workers in the City they
would be unlikely to support a change in the policy. Other unions, like the tenants
union, would also bring strong opposition to any changes in the current policy.
9. Rent Control 9
References:
City and County of San Francisco Rent Board (n.d.). Mission Statement. Retrieved
August 5, 2010 from http://www.sfrb.org/index.aspx?page=1
Jenkins, B. (January, 2009). Rent control: Do economists agree. Econ Journal Watch,
volume 6, #1, pp 73-112.
Roger, M., Benjamin, D. & North, D. (2010). Bankrupt Landlords for Sea to Shining
Sea. In D. Battista (E.D.) In the economics of public issues (pp58-67). New
York: Addison-Wesley.
San Francisco Housing Datebook. (2002). Retrieved August 7, 2009 from
http://www.sfrb.org/index.aspx?page=137
Tucker, W. (1997). How Rent Control Drives Out Affordable Housing. Retrieved
August 6, 2010 from http://www.cato.org/pubs/pas/pa-274.html
U.S. Census Bureau (2000). American Fact Finder. Retrieved August 6, 2010 from
http://factfinder.census.gov/servlet/QTTable?_bm=y&-
qr_name=DEC_2000_SF3_U_DP4&-ds_name=DEC_2000_SF3_U&-_lang=en&-
_sse=on&-geo_id=16000US0667000