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The Case of Toronto ⁎ Martine Augusta, Alan Walksb, a Edward J
Geoforum 89 (2018) 124–136 Contents lists available at ScienceDirect Geoforum journal homepage: www.elsevier.com/locate/geoforum Gentrification, suburban decline, and the financialization of multi-family T rental housing: The case of Toronto ⁎ Martine Augusta, Alan Walksb, a Edward J. Bloustein School of Planning and Public Policy, Rutgers University, New Brunswick, NJ 08901, USA b Department of Geography, University of Toronto, Toronto, Ontario M5S-3G3, Canada ARTICLE INFO ABSTRACT Keywords: While traditional forms of gentrification involved the conversion of rental units to owner-occupation, a new Financialization rental-tenure form of gentrification has emerged across the globe. This is driven by financialization, reduced Apartments tenant protections, and declining social-housing production, and is characterized by the replacement of poorer REITs renters with higher-income tenants. Many poorer renters are in turn being displaced out of the inner city and into Inequality older suburban neighbourhoods where aging apartment towers had provided a last bastion of affordable Gentrification accommodation, but which are now also targeted by large rental housing corporations. These dynamics are Suburban decline increasingly dominated by what we call ‘financialized landlords,’ including those owned or run by private equity funds, financial asset management corporations, and real estate investment trusts (REITS). Such firms float securities on domestic and international markets and use the proceeds to purchase older rental buildings charging affordable rents, and then apply a range of business strategies to extract value from the buildings, existing tenants and local neighbourhoods, and flow them to investors. This paper documents this process in Toronto, Canada's largest city and a city experiencing both sustained gentrification and advanced suburban restructuring. -
Colorado Amends Unclaimed Property Law Regarding Gift Cards; Will Other States Follow?
Journal of Multistate Taxation and Incentives Volume 23, Number 10, February 2014 Department: PROCEDURE Colorado Amends Unclaimed Property Law Regarding Gift Cards; Will Other States Follow? States are reviewing their processes and looking for the means to enhance revenue, a course that includes increasing enforcement efforts and accelerating dormancy periods and reporting deadlines. By: JAMSHID EBADI AND SAMUEL SCHAUNAMAN JAMSHID EBADI is a Director with the Abandoned and Unclaimed Property Practice at Ryan LLC, in Greenwood Villa, Colorado. SAMUEL SCHAUNAMAN, J.D., is a Senior Manager with the same practice group, in Tulsa, Oklahoma, and he has previously written for The Journal. This article appears in and is reproduced with the permission of the Journal of Multistate Taxation and Incentives, Vol. 23, No. 10, February 2014. Published by Warren, Gorham & Lamont, an imprint of Thomson Reuters. Copyright (c) 2014 Thomson Reuters/Tax & Accounting. All rights reserved. All states, as well as an increasing number of foreign countries, have laws regulating the reporting and remitting of unclaimed property to the respective jurisdictions. Colorado has recently amended its Unclaimed Property Act ("Colorado Act" or "the Act") and the following discussion provides a synopsis of the Act and highlights the recent legislative developments in Colorado affecting the Act. First, however, we provide an overview of what typically constitutes unclaimed property. While not a "tax," unclaimed property nevertheless has become a significant source of funds for many states. The field of unclaimed property (also referred to as "abandoned property" or "escheat") concerns the requirement that businesses holding such property (the "holders") report the property to state governments. -
An Environmental Critique of Adverse Possession John G
University of the Pacific Scholarly Commons McGeorge School of Law Scholarly Articles McGeorge School of Law Faculty Scholarship 1994 An Environmental Critique of Adverse Possession John G. Sprankling Pacific cGeM orge School of Law Follow this and additional works at: https://scholarlycommons.pacific.edu/facultyarticles Part of the Environmental Law Commons, and the Property Law and Real Estate Commons Recommended Citation John G. Sprankling, An Environmental Critique of Adverse Possession, 79 Cornell L. Rev. 816 (1994) This Article is brought to you for free and open access by the McGeorge School of Law Faculty Scholarship at Scholarly Commons. It has been accepted for inclusion in McGeorge School of Law Scholarly Articles by an authorized administrator of Scholarly Commons. For more information, please contact [email protected]. Cornell Law Review Volume 79 Article 2 Issue 4 May 1994 Environmental Critique of Adverse Possession John G. Sprankling Follow this and additional works at: http://scholarship.law.cornell.edu/clr Part of the Law Commons Recommended Citation John G. Sprankling, Environmental Critique of Adverse Possession , 79 Cornell L. Rev. 816 (1994) Available at: http://scholarship.law.cornell.edu/clr/vol79/iss4/2 This Article is brought to you for free and open access by the Journals at Scholarship@Cornell Law: A Digital Repository. It has been accepted for inclusion in Cornell Law Review by an authorized administrator of Scholarship@Cornell Law: A Digital Repository. For more information, please contact [email protected]. AN ENVIRONMENTAL CRITIQUE OF ADVERSE POSSESSION John G. Spranklingf INTRODUCTION Consider three applications of modem adverse possession law to wild, undeveloped land. -
The 7 Deadly Sins of Rental Property Management
7 Rental Property Sins That’ll Put You in The Poor House 1 - All Property Management About AllPropertyManagement.com We give rental property owners powerful resources to turn their properties into thriving, lucrative investments. As the largest network of property management services on the Internet, we’re known for expertly answering rental property owner’s questions on how to maximize their income potential. We also vet and introduce investors to more than 2,000 property management companies with local expertise through our unique search tools. Our tools work for investors at every level. It doesn’t matter if you’re the owner of a single property who needs a qualified local property manager or you’re an institutional investor looking for appropriate managers for each property in a large portfolio. We can quickly and easily help you locate and compare thousands of rental and association management companies throughout the United States and Canada. You’ll also find a wealth of information on real estate investment and property management best practices. Contents Accidents Happen ............................................................................3 Sin #1: Setting Your Own Rental Rates ........................................................7 Sin #2: Chasing Rent Checks ..................................................................9 Sin #3: Anemic Marketing ....................................................................12 Sin #4: Renting to The Wrong People ........................................................14 Sin #5: D.I.Y. Tenant Repair and Maintenance ................................................17 Sin #6: Overpaying Contractors ..............................................................19 Sin #7: Overlooking Housing Laws ...........................................................22 2 - All Property Management Accidents Happen Last year 2/3rds of rental property owners failed to make a profit. The 3.8 million landlords whose properties lost money saw their dreams of a steady, annual rental income evaporate into the ether. -
Nonprofit Real Estate Development Toolkit: Stable, Affordable Space for Manufacturing
NONPROFIT REAL ESTATE DEVELOPMENT TOOLKIT: STABLE, AFFORDABLE SPACE FOR MANUFACTURING DEVELOPED FOR THE URBAN MANUFACTURING ALLIANCE BY THE PRATT CENTER FOR COMMUNITY DEVELOPMENT Purpose of this toolkit This toolkit is meant to help manufacturers understand developers, and help developers understand manufac- turers, so they can better identify and pursue opportunities to work together. We also want state, local, and federal govern- ment actors to understand the particular challenges urban manufacturers face in securing the space they need; and we want to promote the development of policy and financing tools that can lower some of the barriers to nonprofit industrial development that now impede the growth of vibrant, diverse, and stable industrial communities. Reclaiming legacy industrial buildings in urban markets demands development Introduction: why is nonprofit industrial expertise and a mission-driven commitment. real estate development important to urban Different markets: different challenges manufacturers? Hot market challenges: Manufacturers need space that is: • In high-cost, high-demand cities, land that has traditionally Stable been industrial is under pressure from users who can pay Affordable more – much more – for space than manufacturers. A parcel of land used for manufacturing may have value of Right Size $150 per square foot; if residential development is allowed on the same parcel, its value may be $3,000 per square Right Quality foot or more. Right Location • Political leaders in many cities have rezoned Industrial land to accommodate residential and commercial growth, But good space is hard to find – in hot-market cities and in often with the stated goal of increasing local property and cool ones. -
Real Property Conveyance Fee
Real Property Conveyance Fee tate law establishes a mandatory conveyance fee that is exempt from federal income taxation, when on the transfer of real property. The fee is calculated the transfer is without consideration and furthers the Sbased on a percentage of the property value that is agency’s charitable or public purpose. transferred. In addition to the mandatory fee, all but one • when property is sold to provide or release security county levies a permissive real property transfer fee. The for a debt, or for delinquent taxes, or pursuant to a revenue from both the mandatory fee and the permissive court order. fee is deposited in the general fund of the county in which • when a corporation transfers property to a stock the property is located - no revenue goes to the state. In holder in exchange for their shares during a corporate 2013, the latest year for which data is available, convey reorganization or dissolution. ance fees generated approximately $108.7 million in rev • when property is transferred by lease, unless the enues to counties: $34.0 million from mandatory fees and lease is for a term of years renewable forever. $74.7 million from permissive fees. • to a grantee other than a dealer, solely for the pur pose of, and as a step in, the prompt sale to others. Taxpayer • to sales or transfers to or from a person when no (Ohio Revised Code 319.202 and 322.06) money or other valuable and tangible consideration The real property conveyance fee is paid by persons readily convertible into money is paid or is to be paid who make sales of real estate or used manufactured for the realty, and the transaction is not a gift. -
Connecticut Valley Environmental Services, Inc. of the Profit Sharing Plan of Connecticut Valley Environmental Services, Inc
THE STATE OF NEW HAMPSHIRE SUPREME COURT 2011 TERM OCTOBER SESSION Case No. 2011-0227 MICHAEL O’HEARNE AND MARIE O’HEARNE Petitioners – Appellees v. JAMES U. McCLAMMER, JR. Respondent – Appellant and JAMES U. McCLAMMER, JR., TRUSTEE OF THE PROFIT SHARING PLAN OF CONNECTICUT VALLEY ENVIRONMENTAL SERVICES, INC. Petitioner – Appellant v. MICHAEL O’HEARNE AND MARIE O’HEARNE Respondents – Appellees ______________________________________________________________________________ RULE 7 APPEAL FROM SULLIVAN COUNTY SUPERIOR COURT ______________________________________________________________________________ OPENING BRIEF OF APPELLANT - JAMES U. McCLAMMER, JR., TRUSTEE OF THE PROFIT SHARING PLAN OF CONNECTICUT VALLEY ENVIRONMENTAL SERVICES, INC. ______________________________________________________________________________ Bradford T. Atwood, Esq. NH Bar No. 8512 CLAUSON & ATWOOD 10 Buck Road Hanover, NH 03755 603-643-2102 Oral Argument by: James M. McClammer or Bradford T. Atwood, Esq. TABLE OF CONTENTS TABLE OF AUTHORITIES ......................................................................................................... iii STATUTORY PROVISIONS .........................................................................................................v QUESTIONS PRESENTED ...........................................................................................................1 STATEMENT OF CASE, FACTS AND PROCEDURAL HISTORY .........................................2 SUMMARY OF THE ARGUMENT ............................................................................................11 -
State of Hawaii Guidelines for Reporting and Remitting Unclaimed
GUIDELINES FOR REPORTING AND REMI1TING UNCLAIMED PROPERTY HOLDER REPORT DUE NOVl Updated July 2016 HOLDER INFORMATION "Holders of unclaimed property are usually companies, businesses, corporations, partnerships, professional associations, non-profit organizations, private organizations, government entities or state agencies in possession of unclaimed property as defined in Chapter 523A, HRS. Holders are required to annually report and escheat unclaimed property to the State of Hawaii Unclaimed Property Program." Contents Unclaimed Property Statutes ........................ 3 Holder Reporting Guidelines .......................... 4 Holder Reporting Requirements ..................... 5 HOLDER REPORT TOTAL & REMITTANCE AMOUNT MUST AGREE A REPORT WHICH DIFFERS FROM THE REMITTANCE AMOUNT MAY BE RETURNED HOLDER REPORT SHARES TOTAL & TRANSFER OF SHARES TOTAL MUST AGREE A REPORT OF SHARES WHICH DIFFERS FROM THE DOCUMENT CONFIRMING TRANSFER OF THE SHARES MAY BE RETURNED Unclaimed Property Program References 250 S. Hotel Street Room 304 • Unclaimed Property Statutes http://www.capitol. hawa ii.gov /hrscurrenWol12_C h050 1- 0588/HRS0523A/H RS_0523A- .him (808) 586-1589 • NAUPA Standard Electronic File Format https://www.unclaimed.org/uploads/resources/52/naupa-format-revised-9-26-13-new- relationship-ownership-codes-final-correct1.pdf • Holder Request for Reimbursement Form https://www.unclaimed.org/uploads/resources/319/naupa-holder-reimbursement-form-rev- make-fillable-update-2016.pdf State of Hawaii Updated July 2016 HOLDERS: HOLDER REPORT Submittals DUE NOV 1 The State of Hawaii Unclaimed Property Program will acknowledge acceptance of a holder report by email. REMITTANCE CHECK AMOUNT & REPORT TOTAL MUST AGREE CONFIRMATION DOCUMENT & TOTAL SHARES MUST AGREE REPORT SUBMITTALS MAY NOT BE ACCEPTED IF REPORT AND REMITTANCE DIFFER AND/OR IF TOTAL SHARES AND CONFIRMATION DOCUMENT DIFFER HRS 523A: A holder of abandoned property shall make a report and pay, deliver or cause to be paid or delivered to the administrator the property described in the report as unclaimed. -
The Common Law Right to Earn a Living
SUBSCRIBE NOW AND RECEIVE CRISIS AND LEVIATHAN* FREE! “The Independent Review does not accept “The Independent Review is pronouncements of government officials nor the excellent.” conventional wisdom at face value.” —GARY BECKER, Noble Laureate —JOHN R. MACARTHUR, Publisher, Harper’s in Economic Sciences Subscribe to The Independent Review and receive a free book of your choice* such as the 25th Anniversary Edition of Crisis and Leviathan: Critical Episodes in the Growth of American Government, by Founding Editor Robert Higgs. This quarterly journal, guided by co-editors Christopher J. Coyne, and Michael C. Munger, and Robert M. Whaples offers leading-edge insights on today’s most critical issues in economics, healthcare, education, law, history, political science, philosophy, and sociology. Thought-provoking and educational, The Independent Review is blazing the way toward informed debate! Student? Educator? Journalist? Business or civic leader? Engaged citizen? This journal is for YOU! *Order today for more FREE book options Perfect for students or anyone on the go! The Independent Review is available on mobile devices or tablets: iOS devices, Amazon Kindle Fire, or Android through Magzter. INDEPENDENT INSTITUTE, 100 SWAN WAY, OAKLAND, CA 94621 • 800-927-8733 • [email protected] PROMO CODE IRA1703 The Common Law Right to Earn a Living —————— ✦ —————— TIMOTHY SANDEFUR The monopolizer engrosseth to himself what should be free to every man. —Sir Edward Coke1 t the common law,” wrote William Blackstone, “every man might use what trade he pleased” ([1765] 1979, 1:415). This seemingly innocu- “A ous phrase, dropped offhandedly into a chapter on the obligations of master and servant, hints at a rich common-law tradition that has in large part been ignored, or even denied outright, in more modern scholarship. -
Assignability and Divisibility of Easements in Gross
Chicago-Kent Law Review Volume 22 Issue 4 Article 1 September 1944 Assignability and Divisibility of Easements in Gross George Kloek Follow this and additional works at: https://scholarship.kentlaw.iit.edu/cklawreview Part of the Law Commons Recommended Citation George Kloek, Assignability and Divisibility of Easements in Gross, 22 Chi.-Kent L. Rev. 239 (1944). Available at: https://scholarship.kentlaw.iit.edu/cklawreview/vol22/iss4/1 This Article is brought to you for free and open access by Scholarly Commons @ IIT Chicago-Kent College of Law. It has been accepted for inclusion in Chicago-Kent Law Review by an authorized editor of Scholarly Commons @ IIT Chicago-Kent College of Law. For more information, please contact [email protected], [email protected]. CHICAGO-KENT LAW REVIEW Copyright, 1944, Chicago-Kent College of Law VOLUME 22 SEPTEMBER, 1944 NUMBER 4 ASSIGNABILITY AND DIVISIBILITY OF EASEMENTS IN GROSS GEORGE KLOEK* NO QUESTION concerning rights in land has produced as many varied and inconsistent opinions, both by courts and by accepted authorities, than the problem of the assign- ability and divisibility of easements in gross. Those differ- ences might be glossed over as relatively unimportant were it not for the fact that the recent merger of the coun- try's two large telegraph companies has again brought the matter into sharp focus. But the problem is not restricted to telegraph companies for many billions of dollars worth of plant has been constructed or installed by electric light and power concerns, telephone corporations, pipe line com- panies, and the like, by virtue of rights given to them through grants of easement obtained from a myriad of property owners by the expenditure of large sums of money. -
Study Guide Evicted Poverty and Profit in the American City by Matthew Desmond
Study Guide Evicted Poverty and Profit in the American City by Matthew Desmond Broadway Books | Paperback | 978-0-553-44745-3 | 432pp. | $17.00 Crown | Hardcover | 978-0-553-44743-9 | 432pp. | $28.00 e-Book: 978-0-553-44744-6 | $13.99 Also available in Audio Download “Evicted is that rare book that both enlightens and serves as an urgent call for action.” —William Julius Wilson, Lewis P. and Linda L. Geyser University Professor, Harvard University, and author of When Work Disappears “This sensitive, achingly beautiful ethnography should refocus our understanding of poverty in America on the simple challenge of keeping a roof over your head.” —Robert D. Putnam, Professor of Public Policy, Harvard, University and author of Bowling Alone and Our Kids about the author MATTHEW DESMOND is the John L. Loeb Associate Professor of the Social Sciences at Harvard University and codirector of the Justice and Poverty Project. A former member of the Harvard Society of Fellows, he is the author of the award- winning book On the Fireline, coauthor of two books on race, and editor of a collection of studies on severe deprivation in America. His work has been supported by the Ford, Russell Sage, and National Science Foundations, and his writing has appeared in the New York Times and Chicago Tribune. In 2015, Desmond was awarded a MacArthur “Genius” grant. www.EvictedBook.com • www.JustShelter.org • @just_shelter about the book In this groundbreaking book, Harvard sociologist and 2015 MacArthur “Genius” Award winner Matthew Desmond takes readers into the poorest neighborhoods of Milwaukee, where families spend most of their income on housing and where eviction has become routine—a vicious cycle that deepens our country’s vast inequality. -
Property Tax Exemptions for Specified Organizations January 2014
Property Tax Exemptions for Specified Organizations January 2014 www.oregon.gov/dor/property Oregon laws provide a property tax exemption for Fraternal organizations (ORS 307.136) property owned or being purchased by certain quali- fying organizations. The most common qualifying A fraternal organization must be organized as a not- entities are: religious, fraternal, literary, benevolent, for-profit corporation and regularly provide financial or charitable organizations, scientific institutions, and support for a charitable activity with the purpose of schools. doing good to others rather than for the convenience of its members. It is not solely a social club and college Property for which an exemption is requested must be fraternities or sororities don’t qualify. actively occupied and used exclusively by the organiza- tion in a way that furthers its stated purpose. The prop- “Fraternal organizations” include, but are not limited erty must also be reasonably necessary to accomplish to: the Masons, the Knights of Pythias, the Knights of the organization’s goals. Any portion of the property Columbus, and Benevolent and Protective Order of that does not meet these criteria is subject to assessment Elks, the Fraternal Order Of Eagles, the Loyal Order and taxation the same as all other taxable property. of Moose, the Independent Order of Odd Fellows, the Oregon State Grange, the American Legion, the Veter- The property tax exemptions explained in this circu- ans of Foreign Wars, the International Association of lar are not automatic. The institution or organization Lions Clubs, the Soroptimist International, the Rotary claiming the exemption must file an application with International, and the Kiwanis International.