Posts Tagged ‘suit’

Revenge of the Subtenant – Rent Board Requires Master Tenant to Refund $10,800

Thursday, January 14th, 2010

Here’s the thing – if you’re renting a place in San Francisco and you’re paying your monthly rent to your roommate, chances are that you could be considered a subtenant and your roomy the “Master Tenant.”* Particularly when the rent for your unit is way undermarket, due to rent control let’s say, you might end up spending more for your space than the Master pays for the Master’s part of the apartment.

So if you’re paying $900 a month for your half of  a two-bedroom and your Master Tenant in the other room is only kicking in $100 (to pay $1000 total to the landlord for the whole place), then you can take steps to get some of that money back and lower your rent to boot.

“A subtenant who believes he or she is paying more than a proportional share of the total rent may file a Tenant Petition against the master tenant on that basis. If the subtenant prevails, the Administrative Law Judge will adjust the rent to the proportional share and order the master tenant to refund any rent overpayments.”

Is this a perfect system? No, but it’s what you end up with when your city has rent control.

Your San Francisco Rent Board just dealt with a subtenant/Master Tenant proportionality case. The names of the people involved aren’t important, but the situation is noteworthy, IMO. Let’s check it out.

Now, if you don’t like how the Administrative Law Judge (ALJ) dealt with your case with your roomie, you can appeal to the board. As here, from the meeting of August 4, 2009:

The subtenant’s petition alleging that he paid a disproportional share of the rent pursuant to Rules ß6.15C(3) was granted and the Master Tenant was found liable to the subtenant in the amount of $10,800.00. On appeal, the Master Tenant alleges that he was unaware of the requirement that the amount of rent paid must be proportional; that the decision will present him with a financial hardship; and that the subtenant is going to be evicted due to his uncooperative behavior. 

MSC: To deny the appeal on substantive grounds but remand the case for a hearing on the Master Tenant’s claim of financial hardship. (Gruber/Crow: 5-0)”

See? The sub won big-time, to the tune of five figures because the rent split determined by the Master Tenant wasn’t proportional according to a judge and the full board.

But the master came back to say the ruling would be a hardship for him. From the meeting of November 17, 2009:

The subtenant’s petition alleging that he paid a disproportionate share of the rent was granted and the Master Tenant was found liable to the subtenant in the amount of $10,800.00.  The Master Tenant’s hardship appeal was granted and remanded for hearing.  In the remand decision, the ALJ finds sufficient hardship to order a repayment plan in the amount of $150.00 per month.  The Master Tenant again appeals, claiming that even the reduced amount will cause him severe hardship and possibly result in both tenants’ eviction from the premises.

MSC: To deny the appeal.  (Mosbrucker/Gruber:  5-0)”

Is this what you might call a Phyric victory? Maybe. It’s probably too early to tell. Oh well.  

Check the San Francisco Rent Board website for deets on the rules, or see you after the jump.

*The County of Los Angeles doesn’t want to buy equipment that has the term “master” written anywhere on it, like on a hard drive, a DVD burner or a brake cylinder. But in San Francisco, we freely label people “Master Tenants.” It’s our thing. 

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Mirant’s Potrero Generating Plant is Always With Us – When Will It Go Away?

Wednesday, December 9th, 2009

See the tower of the Potrero Generating Plant down Seventh Street on a recent rainy day?

Will it be here a year from now?

Who knows. But, on it goes, day in and day out:

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Click to expand

Remembering Charles Gain, the Last SFPD Police Chief to Wear a Suit More than a Uniform

Wednesday, October 7th, 2009

New San Francisco Police Chief George Gascón is becoming known for donning a suit more often than a uniform, per this bit from CW Nevius. Now the last time we had a chief like that was from 1975-1980, when “outsiderCharles Gain ran the SFPD.

Did Chief Gain really have all of San Francisco’s police cars painted soft pale blue and did he really replace the seven-pointed SFPD stars on the doors with the San Francisco Seal avec an encircling ”POLICE SERVICES” motif?

Yes, yes he did. How friendly!

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Can you imagine?

Looks like the seven-pointed star made it onto the trunks, though. As seen in Milk:

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Now what do you think the union thought about that? Not much.

Mayor Dianne Feinstein asked for his resignation in 1979 after the White Night Riots and he was replaced in 1980.

And now San Francisco’s “black-and-whites” are black and white again, with stars and everything.

Don’t expect that to change anytime soon.

Besuited Commuter Defies MUNI’s New Pricing with an Aging Honda 175

Monday, September 14th, 2009

Who needs a bus when you have a 1970 (or so) Honda 175?

As seen on Van Ness. Click to expand:

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Stick It To The Man!

Kaiser Permanente is Just Begging to be Sued by the New York MTA

Thursday, September 10th, 2009

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See those letters in solid-colored circles at the bottom of the Kaiser Permanente “thrive” bus stop ad near Geary and Gough? That just might earn Kaiser a cease and desist letter from Lester G. Freundlich, Senior Associate Counsel, Metropolitan Transportation Authority. Just check out beloved local website Muni Diaries here and here to learn of the metaphorical long-distance beat-down 40WithEgg recently received all the way from the Empire State.

The problem comes from using circled capital letters while referencing a transit theme.

Well let’s see dare ah, you’se got an “A,” in dare - what’s youse guys doin’ wit our freaking “A”? Click to expand:

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Of course, you’d think that Kaiser would have looked at this issue already, but you never know.

These days, Joe Moore appears to be off of the thin ice for now, but who knows what the future will bring. Will he get sued by MUNI?

Possibly. Oh well.

Give those New Yawkers Hell, Joe. And Kaiser, you too.

Let’s close with a sample of a scary cease and desist letter. Cheers.

Dear Mr. Smith:

Your above store was selling through website www.Cafeshops.com a variety of T-shirts based upon Metropolitan Transportation Authority’s trademarks for various routes of the New York City subway system.

The symbols for the routes of the New York City subway system are MTA intellectual property which may not be used on products without a license from MTA. In the absence of a license for these products, you must immediately cease to sell the unlicensed products.

On the basis of the above, at MTA’s demand, www.cafeshops.com has removed your shop from its site.

This is to demand that, if you are manufacturing or selling these products through any other channel, you must cease and desist immediately.

Please respond immediately in writing to me at the address indicated below or by email at the address indicated below, by completing the applicable statements on page 2 and returning this letter to me.

Thank you.

Sincerely,

Lester G. Freundlich
Senior Associate Counsel
Metropolitan Transportation Authority

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A San Franciscan is Actually Commuting Using a Segway Electric Scooter

Saturday, August 1st, 2009

Now I’m sure that other people are out there on the Streets of San Francisco (™, a Quinn Martin Production) commuting to work on a Segway scooter, but this guy, this guy*, he’s the man. Why? Staying power, baby. He’s been doing it for while. With style.

Note the black suit, black gloves, stick-it-to-the-Man lawyer’s ponytail(?), saddlebag, auxilliary lighting – it’s got to be the same dude I used to see years ago on Market Street. Apparently, he has a safe and convenient way of storing his rig at home and at work, and he’s worked out a good-enough system for safekeeping while performing errands. Good for him.

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Click to expand. On Market crossing problematic Octavia Boulevard, San Francisco’s Greatest Public Policy Disaster of the 21st Century**

You see, he’s not riding on the sidewalk, not tromping on the grass, not riding on the train tracks, not clowning around in Golden Gate Park like Lily, not skylarking himself into a painful (at the very least – that poor, poor woman) faceplant, not killing himself at 5 MPH,  not playing soulja boy, and not wearing a tuxedo while escorting a high-heeled woman(!) to the exclusive Black and White Ball.

In short, the man has his dignity.

Quite unlike Gob, for another example:

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Truth be told, the San Francisco man you see in the first photo is using the cleverly-designed Segway exactly as it was meant to be used. (There was some issue before about allowing Segways on sidewalks, but all the effort by a bunch of lobbyists failed. So, the street is where these things belong, apparently.)

The problem Segway Inc. has is that there was no way IT (a former name, along with “Ginger”) could possibly live up to the hype that came from Segway Inc. and Various Famous People.

But that’s ancient history now. What’s the future of the Seqway PT? Only Time Will Tell.

*Note the use of a Canon 135mm 2.0 lens avec full-frame digital camera. The key is to use this combo wide-open, so you use either Aperture Priority or Manual Mode to set the lens to f/stop 2.0. (That’s the full Clockwork Orange setting, no squinting allowed.) You end up with a diffuse, fuzzy background (depending on geometry of where you’re standing, etc.) and clear view of whatever you focused upon, assuming the not-so-hot auto focus feature of your Canon 5D (Mark II or Mark I) got the job done. This special kind of look is why some people get digital SLR cameras.) 

**So far. The NIMBYs of Hayes Valley have nine decades left to top themselves.

City Attorney Dennis Herrera Sues for Seismic Safety Upgrades at Mirant

Monday, April 27th, 2009

San Francisco City Attorney Dennis Herrera today sued Mirant Corporation for potentially life-threatening building code violations at the Potrero Generating Plant. Says Mr. Herrera:

“To the list of corporate lawlessness that includes polluting our air, ground and water, we can now add Mirant’s defiant refusal to address safety risks to its own employees.”

Read all about it, below.

Herrera blasts Mirant’s ‘deplorable corporate citizenship’ with seismic safety lawsuit

Code violations at controversial Potrero plant mark the latest in list of threats to public health, safety and the environment

City Attorney Dennis Herrera today filed suit against Mirant (NYSE: MIR) for potentially life-threatening building code violations at its controversial Potrero power plant, blistering the Atlanta-based energy giant’s “deplorable corporate citizenship” for long disregarding human health and safety in San Francisco.  The 17-page complaint filed in San Francisco Superior Court charges the company with persistent violations of a City ordinance that requires seismic safety upgrades to unreinforced masonry buildings, whose structural failures in major earthquakes can cause significant loss of life and injuries.  The aging diesel-fueled plant has been a flashpoint for neighborhood and environmental justice advocates for decades because of the facility’s longstanding air, ground and water contamination problems, and their suspected link to atypically high rates of asthma and cancer in neighboring communities.  Today’s lawsuit comes after years of failed negotiations between Mirant and City leaders to address environmental, public health and safety issues — including seismic retrofits — and a series of letters over the past few months from Herrera and other City officials threatening to challenge the extension of Mirant’s water permit for the plant because it continues to pollute San Francisco Bay.

“To the list of corporate lawlessness that includes polluting our air, ground and water, we can now add Mirant’s defiant refusal to address safety risks to its own employees,” said Herrera.  “City leaders have worked for years to shutter this filthy and dangerous facility — which has no business operating in the 21st Century, let alone in a major population center.  But it increasingly appears that our good faith efforts to work with Mirant have been exploited and mocked.  The imperatives of public health and safety in San  Francisco prevent us from continuing to tolerate this deplorable corporate citizenship.  I intend to pursue a court order to force Mirant to live up to responsibilities it has too long ignored.  Mirant is at the end of its rope.”

Unreinforced masonry buildings, or UMBs, are masonry or concrete buildings constructed without the benefit of reinforcements.  UMBs can be gravely hazardous in earthquakes, with a strong likelihood of failure in serious seismic events, including collapsing walls or the “pancaking” of entire buildings.  In 1992, the San Francisco Board of Supervisors adopted the UMB Ordinance to require: (1) all owners of UMBs to be notified of potential hazards; (2) all owners to retain a licensed civil, structural engineer or architect to identify the hazard class of UMB buildings; and (3) all owners to seismically upgrade the buildings within specified requirements and time frames. 

While the ordinance established Feb. 15, 2006 as the deadline for most building owners to complete structural seismic alterations, the City, like other regulatory agencies, extended numerous accommodations to Mirant in the expectation that the closure of its environmentally injurious power plant was imminent.  Today’s civil action details the history of the City’s enforcement efforts at the Potrero facility, and alleges that Mirant is operating a public nuisance in violation of the California Civil Code (Sections 3479 and 3480) and San Francisco Building Code (Sections 102 and 103).  Herrera’s lawsuit additionally charges Mirant with unlawful and unfair business practices, in violation of California Business and Professions Code Section 17200. 

If successful, Herrera’s case on behalf of the City and People of the State of California could result in sweeping injunctive relief, disgorgement of all profits derived from the company’s unlawful conduct, civil penalties, and costs and fees associated with the action. 

The case is: City and County of San Francisco and People of the State of California v. Mirant Potrero, LLC, San Francisco Superior Court, filed April 27, 2009.

Jerry Brown Throws Down: Suing Wells Fargo Affiliates for Defrauding Investors

Thursday, April 23rd, 2009

Combative California Attorney Jerry Brown held a news conference today that was all about a $1.5 b as in “boy” billion dollar lawsuit against three affiliates of Wells Fargo Bank concerning auction rate securities. Approximately 2000 upset investors will be cheering this action on. But let’s hear the rejoinder from Wells:

“Wells Fargo Investments Chief Executive Charles Daggs said that ‘Wells Fargo could not have predicted these extraordinary circumstances, and even with the benefit of hindsight is not responsible for them.’”

O.K. then, on with the lawsuit.   

Brown and Brown, together again. “I’m a reporter” Willie Brown grills Jerry Brown after the press conference in the Civic Center State Building:

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Here’s the full skivvy from Director of Communications Scott Gerber:

Brown Sues Wells Fargo Affiliates to Recover $1.5 Billion for Defrauded California Investors

Attorney General Edmund G. Brown Jr. today filed suit against three Wells Fargo affiliates to recover $1.5 billion for California investors who purchased auction-rate securities based on “false and deceptive” advice that these financial instruments were “as safe and liquid as cash.”

“Wells Fargo’s affiliates promised investors auction-rate securities were as safe and liquid as cash, when in fact they were not, and now investors are unable to get their money when they need it,” Attorney General Brown said. “This lawsuit seeks to recover $1.5 billion for Californians and holds these companies accountable for giving investors false and deceptive advice.”

Auction-rate securities are investments with long-term maturity dates (e.g., bonds) that Wells Fargo and other banks marketed as short-term investments equivalent to cash. These investments paid a slightly better rate of return than a bank account. And, investors could sell the securities at regular weekly or monthly auctions which provided the promise of liquidity.

In February 2008, these auctions froze up nationwide, and investors were no longer able to redeem their securities for cash, as promised. This left approximately 2,400 Californians who had invested with Wells Fargo without access to more than $1.5 billion. Almost 40% of Wells Fargo’s auction-rate securities were held by Californians, far more than any other state nationwide.

By August 2008, major financial institutions including UBS, Citigroup, Wachovia, and Merrill Lynch met their obligations to investors and restored the cash value of these securities. The three Wells Fargo affiliates, however, have refused to do so.

Consequently, Attorney General Brown filed his complaint in San Francisco Superior Court today to restore the cash value of these securities, force the companies to disgorge any subsequent profits tied to the securities, and obtain civil penalties of $25,000 per violation. This could amount to hundreds of millions in civil penalties.

The suit contends that three Wells Fargo’s affiliates – Wells Fargo Investments, LLC, Wells Fargo Brokerage Services, LLC, and Wells Fargo Institutional Securities, LLC – violated California’s Securities Law by:

- Routinely misrepresenting, marketing and selling auction-rate securities as safe, liquid and cash-like investments similar to certificates of deposit or money-market accounts and omitting material facts in violation of California Corporations Code 25401;

- Offering and selling, as a broker-dealer, securities by means of a manipulative, deceptive or other fraudulent scheme, device, or contrivance in violation of California Corporations Code 25216(a);

- Marketing and selling auction-rate securities to investors for whom these investments were unsuitable in violation of California Corporations Code 25216(c) and California Code of Regulations, title 10, section 260.218.2; and

- Failing to supervise and adequately train sales agents pushing these investments in violation of California Corporations Code 25216(c) and California Code of Regulations, title 10, section 260.218.4.

In marketing and selling these investments, Wells Fargo’s affiliates ignored clear industry and internal warning about risk and previous auction failure:

- In March 2005, the Securities and Exchange Commission (SEC), the “Big 4″ accounting firms, and the Financial Accounting Standards Board all determined that auction-rate securities should not be considered “cash equivalents.”

Despite these warnings, Wells Fargo’s affiliates continued to aggressively sell and falsely market auction-rate securities as safe, liquid, cash-like investments until the nationwide auction markets froze in February 2008.

In marketing and selling these investments, Wells Fargo’s affiliates failed to inform investors about how auction-rate securities or the auction process worked and the risks and consequences of auction failure.

Following the collapse of these auctions, Wells Fargo’s affiliates took advantage of the situation and offered loan programs to those who needed immediate access to the money tied up in these investments.

Investments ranged from $25,000 to millions, and investors included small businesses and small business owners, retirees, married couples, and other hard working Californians. These investors were led to believe they were putting their savings and assets into a safe and accessible place, but instead, they were left without access to their cash, leading to serious hardship. For example:

- A Southern California woman suffering from lung cancer and needing extra funds to help treat her illness sold her home and put the money into a Wells Fargo savings account. A Wells Fargo agent later recommended she put the money into an account with a higher interest rate. When the woman told the agent she needed to access the money and could not afford to lose any of it, she was reassured that her money would be safe like cash. Without disclosing the nature of the investment, the agent invested the funds in auction-rate securities and when the auctions failed, the woman could not access her money.

- A Bay Area company invested $400,000 in a money market account until it was solicited by phone to invest in what was described to them as a liquid, money market-like-account. They were told the only difference was the amount of notice needed to pull the funds (one week vs. one day). The funds were intended to help the business expand, but after the auctions failed, employees were instead laid off. The company was never informed that they were investing in auction-rate securities or that there were substantial risks tied to the investment.

San Francisco Street Style for the New Year of 2009

Tuesday, January 20th, 2009

San Francisco has a new leader in the street fancy style competition.

Click to expand:

“It’s got to be the shoes.”