#Lease Renewal Service

[saywhat-politics]

Trump Shuts Down 25 USGS Centers That Monitor Drought and Flooding Throughout the Country

More than two dozen United States Geological Service (USGS) centers that monitor the country’s waters for flooding and drought, as well as manage water supply levels to make sure communities don’t run out, have had their leases terminated by the Trump administration.

The 25 centers being targeted are part of a network that tracks the quality and levels of surface and ground water, reported The Guardian. The data the centers’ employees and equipment provide plays a crucial role in protecting human life and property while maintaining water supplies and helping to clean up oil and chemical spills.

In the aftermath of a chemical or oil spill, USGS data tracks plumes with real-time monitoring in some locations to protect drinking water, Inside Climate News reported.

“These [centers] are just super, super important, and there’s no rhyme or reason, no thought at all given to canceling these leases,” said Kyla Bennett, a scientist and attorney who is the science policy director of Public Employees for Environmental Responsibility. “They’re doing it because it’s convenient, because these particular centers happen to be up for renewal.”

No plan to fill the gaps left by the closed USGS centers has been indicated by the administration.

[girlfriendsofthegalaxy]

update on this at the one-month mark(ish): have not seen the tortie again, have not seen the orange boy again, four different rescues that purport to do TNR (including the main county rescue) have never responded at all or ghosted me after one email. cannot get anyone on the phone about this either. i may go in person to the county shelter bc there is a new litter of black kittens by the mailroom and i would like them at least fixed

the girls were very anxious about something outside so i checked my porch and spooked the world's smallest tortie down the stairs. one molecule of tortie. just barely not a kitten. probably not the one pissing on my front door all the time.

i Do Not Want to be a TNR colony manager bc i don't believe that TNR actually works, and i do not think a quick and humane death is the worst thing that can happen to a cat (eg phil's very scary injury) but i Do want these creatures spayed and neutered. so here we go i guess

[batboyblog]

Things the Biden-Harris Administration Did This Week #31

August 23-30 2024

The Department of Transportation announced $521 million to help increase the number of electric vehicle charging ports. They money will go to projects in 29 different states, DC, and 8 tribal governments. It'll help build over 9,200 EV charging ports. Since Biden took office publicly available EV chargers has doubled, there are now over 192,000 public EV chargers in the nation with about 1,000 new ones being added every week.

The Department of The Interior announced the first ever lease for off-shore wind power in Oregon. When fully developed the two sites in Southern Oregon will generate 3.1 gigawatts of clean, renewable energy, enough to power a million homes. Under the Biden-Harris administration first of their kind off-shore wind power projects have been approved and started in the Pacific and Gulf of Mexico coasts. In total 13 gigawatts of clean energy from offshore wind projects, enough to power nearly 5 million homes, has been approved.

Secretary of the Interior Deb Haaland finalized the protection of 28 million acres of public lands across Alaska.  In the last days of the Trump Administration protections for these lands were lifted. The Trump Interior Department did not consult with the Alaska natives who depend on these protected lands before lifting the protections. Deb Haaland the first Native American to serve as Secretary of the Interior declared "Tribal consultation must be treated as a requirement – not an option"

The Department of Health and Human Services announced $558 Million for improving maternal health. This is part of the Biden-Harris Administration's effort to address the maternal health crisis, which has been lead by Vice-President Harris. $440 million of the money will help expand a program of home visiting services for maternal, infant, and early childhood. $118 million, through the CDC, will go to 46 states, and six territories, over 5 years to help build the public health infrastructure to better identify and prevent pregnancy-related deaths.

It was announced that Maine will join the IRS' Direct File program for tax year 2025. Maine joins Oregon, New Jersey, Pennsylvania, New Mexico, Connecticut, North Carolina, and Wisconsin along with the original 12 states. The Direct File program, made possible by President Biden's Inflation Reduction Act, allows tax payers to file, for free, simple returns with the IRS. The 140,000 tax payers who used the pilot program in 2024 saved a collective $5.6 million in filing costs. Maine's Revenue Services plans to work with the ISR to allow tax payers to file their state taxes by just transferring the info from the ISR direct file.

[actually-safer-to-kiss]

Girlfriend Interrupted

Summary: Reader had a bad day at work and Spencer's complaints are not the best timing.

Couple: Spencer/Fem!Reader

Category: Hurt/comfort

Content warnings: Mentions of food, hunger, and prolonged time without eating

Word count: 887

The bus rumbles across the old asphalt and bricked crosswalks while hissing at stops. All you could do was lay your head against the window and try not to fall asleep or accidentally smash it into the glass after hitting a precarious pothole. You were three stops away from home and all you wanted to do was lock yourself in the apartment and gorge on the least healthy meal you could find. 

You had a healthy meal planned for lunch today actually; a salad filled to the nines (the nines being roasted chicken, nuts, pomegranate, and honeydew). It was perfect. So perfect in fact that someone stole it from the fridge when you were in the middle of beating a deadline. And even after being successful in that, your boss still found time to yell at you for something another co-worker did. You weren’t sure which one, but it wasn’t you. You’ve been nibbling on a granola bar on the ride, but your mind is occupied by the leftover lasagna in the fridge.

And you find it there, waiting for you under the stark refrigerator light. You yank it from the bottom shelf and don’t even consider looking at the microwave. You barely looked at the dishes you left in the sink after breakfast this morning and remember how behind you were when getting ready for work, telling yourself you’d put them in the dishwasher before Spencer got home. You did say you’d do that. And Spencer doesn’t like dishes in the sink.

 Instead, you grab the blanket from the back of the couch and settle in the dark, pulling up a YouTube video you’ve been meaning to watch. You rest your phone against the book spines Spencer had specifically picked out to be displayed for their guests (mainly your parents during the holidays and his co-workers). Most of them are about astronomy, nothing you’ve cared to pick up. They’re detailed enough to keep Spencer entertained and sturdy enough to keep your phone upright while you slurped up tomato sauce and ricotta cheese. And so you snuggled in like a kid watching Saturday cartoons, sugary cereal at the ready.

And it’s when you think of your boyfriend again that the door behind you opens with a creak. The thud of his cane echoes across the wood floor as that same door clicks as he shuts it. You manage to say “Hey, Spence” through your glorious mouthful of a rushed dinner. But Spencer says nothing back. He’s been struggling not just with his knee acting up again after his previous surgery, but with being unable to travel with his team. The thud of Spencer’s cane trails from the entryway to the kitchen. It was a tough day for both of you, no doubt.

Your sympathies started to wane though when Spencer interrupted your video.

“Ugh, Y/N. I told you I don’t like dishes in the sink.”

“I know.” You tried to say without a mouthful. “And I’m sorry. I was running late for work and needed to get going before—”

“And you left the fridge door open, too. We talked about needing to cut back before our lease renewal. The National Weather Service expects an uptick in accumulation by late December.”

You pause your video and turn in your seat. “Sorry, I was going to do it when I got home, but I needed to eat because someone stole—”

“And you’re eating the lasagna from the tray? We have clean bowls. You could easily grab one from—”

“Let me talk!” You ended up shouting. It was sudden for both of you. You’re never one to raise your voice and Spencer has never been one to fuck up bad enough to witness it. It forces Spencer to freeze in place, like that accumulation he talked about just rushed through the apartment on your command. It would be funny if it was some sort of command if you already weren’t teetering on the edge of tears. The sting in your nose already started traveling to your eyes. They welled up and Spencer quickly became a blur as you started to sob, the trials of a bad day finally getting to you. You let your chest heave and tears streak down your cheeks, hoping at least a portion of the stress will subside afterward.

You didn’t expect Spencer to be right next to you. You didn’t hear his cane once on the floor. It was against the arm of the couch. And he was on the floor, resting on his knees. Of course, you’re too distressed to point out that is the last thing he should be doing if he wants to avoid more surgery so badly. Plus he’s busy with taking the meal off of your lap. “Come here,” he tells you. He’s holding your hands. His hands are just as frigid as the lasagna. But he pulls you up as he tries to stand, meeting you on (somewhat) equal footing to bring you into a hug. It’s warm, obviously. All of his hugs are warm. He wears cotton-only cardigans and wears layers of clothes even at the peak of summer. “I’m sorry.” He says. “Just let it out. I’m here.”

“Spence. Your knee.”

“It’s fine.”

“You need to—”

“Be here. Which I am.” And he holds you tighter.

[winterspiderpurrs]

Okay okay.... Uncle Ben was from Brooklyn. Let's pretend that he kept the apartment he grew up in.

He either sublease it or rented it out for extra income. Kept the rent cheap so the few different tenants he had ALWAYS took care of the place because who would want to get kicked out of an affordable place?

Let's say AFTER the latest tenants move out. There lease finally up and the need to move so they don't renew. May and Peter are cleaning the place with the debate of should we keep renting it out or sale it cause they could get a pretty good price for it.

Maybe while cleaning Peter discovered a lose floor board or baseboard. And he finds a hiding spot. And he pulls out a bundle of letters.

Old ones.

Letters that had RETURN TO SENDER- UNDELIVERED-U.S. Army Postal Service

All of these letters are for one James 'Bucky' Barnes.

There are some letters Bucky sent his sisters and parents. And good amount of letters that his sisters, parents, and even one from Steve, unopened, with return messages stamped on them. A pile of them, based on the dates it was right before he got captured the 1st time, before the camp. And even after he was consider POW and after the notice of his KIA letters went out.

Letters that were written, mailed and returned unread.

Well... it's time for Peter to find the newly recovered Winter Soldier to deliver him his missing letters.

[betterbemeta]

don't let the bad news (evil executive orders, play by play of obvious corrupt schemes, etc.) tire you out but here's the thing.

this is not the time to 'wait,' or 'hunker down' or 'take a break.'

I know that fact plays havoc with people who have anxiety, or have ADHD or experience mania, etc. It can be difficult for many people to handle 'urgency' without it feeling like

they are being screamed at maximum volume to have already done 'everything'

but also to do it right now

and also they're already a failure

and also they can fail worse or harder, etc. etc.

I understand these feelings. But we must navigate urgency now and fragility is unfortunately not an option. Increasingly 'breaking' doesn't mean another adult fixes it for you, it means 'swept into the trash.' I understand that many people need support to confront this reality, but accessing that support also takes work, unlike an algorithm it will never 'find you.' Not falling through the cracks is not always voluntary but we want to maximize the cases where it is.

And we can talk about how the removal of safety nets is a strategy to ensure as many people smash against the ground as possible. But not on this post.

The thing is, there is no material difference between the behavior that a violent ruling party wants us to do (stay put due to obedience) and the action that the 'freeze' reaction to danger wants us to do (stay put to conserve energy/endure pain).

Even if we frame it as 'needing a rest' or 'self-care,' every significant delay to critical tasks is still a delay that could have an impact on us. Moving forward is self care right now, and will be community care if we do it in groups.

It is the strategy of oppression to make moving at all feel so overwhelming that you believe you only have the strength to hide away as they do whatever they want.

Many people will relinquish their autonomy this way, sometimes even actively.

the creepy tradwife lifestyle is bait for overwhelmed women, that a Husband will take half of the artificially overwhelming responsibility of independence away from you, in exchange for being a robot that automates HIS independence. Which he believes he needs, if he can't afford to pay a servant!

The military benefits when poverty is un-survivable with dead ends, to-dos, shit jobs, waiting lists, especially for people who have been screwed over education, that giving yourself to a cult seems like a good deal. They house, feed, clothe you, they give you directions in a world that abandoned you! You can trade up 'get a job lazy poor' to 'god bless you for your service!' (don't ask veterans if they can eat that.)

But being overwhelmed can still cause you to give up autonomy passively. Especially if you are alone or feel alone.

You don't need to do everything all at once but make serious (incremental, sane, well-paced) goals to do things you may want to accomplish like

get your bank account or financial stuff sorted out,

apply for a passport,

change your name/get married/similar processes,

get on unemployment (may also require proof of weekly job applications depending on where you live),

go to the doctor,

renew your lease or move house,

whatever you need to do. This isn't an exhaustive list.

Pencil in your Saturdays and don't bail, is what I mean.

Make buddies and teams.

Start a group chat.

Whatever works.

As long as it does and you can hold proof of it. Not a 'I sent an email' or 'i left a message,' you MUST follow up. I'm sorry.

I'm so sorry ok. I know. You're ALREADY doing so many things, I know! Me too. I know it sounds like your parents or like "pull up your pants and clean your room!" or like someone's disappointed in you. But nobody is, or they shouldn't be. And this isn't about bootstraps: nobody will participate collectively if you don't. If you wait for there to be a puller upper group, there won't be one. you have to decide to do that thing tomorrow. Even if you're tired and did so many other things today. You have to tell your friends. I KNOW. I know.

these plans and actions will give you a 'tomorrow' and that is critical right now. It is the whole goal of those who oppose you to deny you that. To make them work for it, we have to also work for ourselves.

[crooked-wasteland]

Keep in mind Amazon had nothing to do with funding for Hazbin. The show was finished by A24 in February 2023, and Hazbin had no distributor until the summer, hence missing Viv's proposed release date and her not even saying anything about the delay.

It's also quite curious that A24 funded and produced the entire show, yet hasn't promoted it at all. Really seems that production was hell behind the scenes, and considering the 4 years for 8 episodes and Viv's general attitude, I don't doubt that at all.

Won't be surprised if a Sweatbox-like documentary comes out about it in a few years with how awful production seems like it was.

That is why I say that calling Hazbin an "Amazon Show" is tantamount to misinformation. Amazon is merely the streaming service who have a contract with the production company, in this case A24. They buy the license to the show, which can vary in length. It's why Netflix loses shows from their library all the time. Additionally, overseas licensing is often cheaper (why the Japanese Netflix had shows like Kung Fu Panda while American Netflix didn't). So the contracts are more like leasing agreements and they may renew them or lose them after that time.

A24 has preferential treatment with Amazon. Amazon hosts almost all of A24's library and it's a bit of a sweetheart deal between the studio and streaming service. It's why I say that it seems so weird that it took so long to get a streaming service for the series.

In regards to advertising, A24 doesn't actually do much advertising. Think how you heard about Midsomner and Talk To Me, usually from YouTubers. People who make videos about the films, social media posts, etc. That isn't a buh, that is the A24 model. They keep their films cheap by not advertising. They just don't do that. So the fact Medrano had a historical theatre marquee for her advertising is outside the norm. Not just in its sheer impotence as a marketing strategy, but also for A24 as a studio. That either had to come out of the budget for the series (explaining why the last episode was unable to be finished) or Medrano's personal income, which we can safely assume did not happen.

Additionally, Amazon also has rules they usually follow (which were broken for Medrano) in that they do not advertise shows until after they air on the platform.

[fireflowersims]

Death, dying and funerals in the Netherlands (pt 2)

The part in which we discuss options

My dad died this monday and as it turns out: funeral planning takes a lot of time. This part will go into more detail about your options of what can be done with your body. And also why one may want to subject their funeral director to police-level interrogation. My dad's final trips.

Part 1

So, same tw as part 1 on all of this: cancer, death, dying, corpses, handling corpses in various ways, funerals, undertakers, huge sums of money, insurance company (derogatory), religion

So where will the body go?

So, your loved one has died. You got to give them their final care and they are now "opgebaard" (ready for viewing). Now it is time to choose how to "dispose" of the body. There are several options you can choose. Before I continue with my dad's story, it's good to tell you a bit about what each involves:

Body donation

It is possible to choose to donate your body to science. If you go for this option, the body will be picked up within 24h of death to be taken to wherever donated bodies go. Before that, it is possible to spend time with the body and say your goodbye's. My grandma's sister opted for this. There was no final service.

Cremation

You can also have your body burnt. This happens at indoor crematoria. The funeral service is done prior to the cremation as Dutch law requires the ashes to stay at the crematorium for 30 days after cremation. My grandparents on my dad's side went for this. Both times we had a service at the crematorium. Songs were played, memories recounted and poems were read. The services were non-religious in this case. I remember my grandpa had a sea shanty play. After the service there was food either at the crematorium or at family. Coffee and a snack or some soup is common. The ashes can later be kept in an urn or scattered. You may also bury them in an "urn grave".

Burial

Burial is where some people may get surprised. In the Netherlands, "eternal rest" is not a given. In most cemeteries, you don't buy a plot, you lease one. After the initial period expires, the grave will be cleared so it can be used for someone else. There are two types of rental graves: algemeen (general) and particulier (private). With an "algemeen graf" the cemetery determines how long your loved one can stay in there. Often 20 or 30 years. Extending the lease is oftentimes not possible. When the lease passes, the grave will be cleared. Private graves also tend to start at 20 or 30 years but family can choose to keep extending the grave lease if they wish. Urn graves are the same in this.

Dig up that grave

When a grave gets cleared, there are several things that can be done with the remains: they could be reburied deeper (if possible). They can be cremated and the ashes given to family. They can be reburied in another grave chosen (and paid for) by family or they can be reburied in a common grave (aka: the big grave, some may call it a mass grave). Either way, exhuming a grave is not an ordeal legally speaking, it's just a part of life and death. The Netherlands is a small country with limited grave space and so we have to be efficient.

Eternal rest

Sometimes rental graves can be hard on people. Will you choose to renew the grave of your child or father who died way too young? It is not gonna bring them back and it is a big chunk of money, especially if your funds are low. Is it really worth it to extend the geave lease of people you never knew? Fortunately, nowadays there is a way to never have to worry about this: natural burial.

At a natural burial ground, you pick a grave in the middle of nature. The grave often gets a temporary wooden marker. Once it has decomposed, you might be able to get a new marker, but after that one's gone, the grave is unmarked and can only be found via GPS coordinates. After all the graves on the burial ground have been filled, it will get turned over to Natuurmonumenten (natural monuments) who will take care of the area and ensure that it stays pristine and undisturbed. This means that graves will not be dug up. The bodies are left to decompose naturally in the soil. Sometimes in a coffin, sometimes in a shroud and their relatives will never have to make a decision about the grave lease.

This is what my parents chose. They went to a natural burial ground and picked a plot where they can be buried together on top of one another. It is a good fit for my dad, who always loved to be out in nature. I'm glad they got to choose together. Though I do hope I won't have to bury my mom anytime soon.

But what's with this insurance stuff?

Oh, insurance, I could probably dedicate entire posts to how much of a pain dealing with our insurance/funeral director has been at times. Dutch funeral insurance often takes the form of a sum of money to spend on a funeral. You can use it to pay to buy or lease a grave, but since my parents already paid for theirs, the insurance fee is used for things like cards, transport, renting the ice plate, renting space to keep the body and catering. Yup, catering. It is also possible to get a package. Grave/cremation + all needed services or a combination thereof (grave/cremation + a sum of money to spend on other funeral stuff).

Between life and death: corpse hauling

So this is where my dad's story gets absurd. So far, my dad's body has been in basically all the places you can store a body (for viewing and just storage).

First, we kept him at home. We didn't want to keep him there for too long though, as we didn't think he would've appreciated it (he was never one to confront death). He died monday in the early morning and was picked up by the hearse tuesday late in the afternoon.

Them he was brought to the crematorium's cooling. We were not allowed to follow. We found that out just as he had left the house.

Those 90 FUCKING EUROS

Wait, the crematorium? Didn't you go for burial? Well yes, the reason we had him transferred there is that we thought that should we have him transferred there, we would have access to a so-called 24h room. Turns out that wasn't the case. The crematorium doesn't have a 24h room and we'd have to pay 90 FUCKING EUROS PER VISIT! We were not informed about this nor about that a "visit" is only 45 minutes, needs to be requested via the funeral director and that the crematorium apparently doesn't work with digital systems or something, because appointments may only be made during working hours as the people who put them in the agenda are not there later in the day!

I repeat: 90 FUCKING EUROS to be in a room with a corpse for 45 minutes. For that money I can buy a museum card, spend the entire year looking at corpses daily, bog body, mummy, skeleton, plenty of choice and still have enough money left to buy a sandwich.

Needless to say, we were Not Happy. She did fix it fairly quickly by getting him transferred to a 24h room the next day, but yeah, that's another car ride, another corpse transfer, more costs. My dad was being driven all over town I tell ya

But .. how?

Alright, the funeral director was set at the table and we were talking about planning the funeral (more about that next post), at some point she made an offhand comment about if we wanted to view the body. We said yes. So she was like"okay, so I'll add a mourning visit" and that was it.

She did not explain that it would be a 45 min visit and that if we wanted more visits it'd be more money. I get it costs money. After all the workers have to get the body in and out of the cooling, into the room for a viewing, keep that room clean, keep the refrigeration running etc, but it would have been nice to get informed before we made that uninformed choice we did.

We thought (based on my BIL's experiences with his family being viewed outside the house) that his body would be put in a room and we'd just get a key to access it basically whenever we like. This was not the case. It was never explained to us. And thus we were totally surprised when the hearse driver told us to make an appointment and (respectfully) drove off towards the crematorium with my dad.

So this is why you interrogate your funeral director, kids. If you're lucky, you get one who understands that not everyone is well-versed in funeral options and may be tired and will explain everything in explicit detail but if not, you may find your grieving process disturbed by having your access to the corpse limited without informed consent.

In the end, my dad spent a night at the coolig where his parents were also kept. We jokingly said he paid the place their bodies stayed at a visit. He is now at the 24h room.

The last home for the dead

A 24h room is a fantastic way to say goodbye. It is a dedicated room where the body is kept and the family can just come in and spend time with it whenever they want or need. The atmosphere is homey and calm. In this particular room, the corpse is off to the side and can be hidden by curtains. One can choose to view him or just spend time on the couch talking with the relatives, enjoying a cup of tea or playing a game. The dead person is there, but life can happen too. It's a space between regular life and the reality of death. I personally find I quite like it. My dad would not want to be kept at home until the funeral, that wouldn't fit him. But I think he'd be okay with this option. It's more expensive than a visit to the crematorium, but you have the freedom to come whenever you feel ready and that is worth its weight in gold. Here he will stay until it is time for his final trip: to church and then to his grave.

Next up in Fire's Funeral Adventures: how to plan a Dutch Funeral (ft. Frustration)

[nareshkumartech]

How Canadian ID Requirements Differ for Citizens and Newcomers

In Canada, proper identification is essential for accessing government services, applying for jobs, opening bank accounts, and, of course, getting a driver’s license. However, the ID requirements differ significantly between Canadian citizens and newcomers, including permanent residents, refugees, and temporary visa holders. Understanding these differences is important to avoid delays and ensure a smooth transition into Canadian life. Let's dive into how the requirements vary and what you need to prepare.

1. Standard ID Requirements for Canadian Citizens

For Canadian citizens, obtaining or renewing a government-issued ID, such as a driver’s license, is a relatively straightforward process. Typically, they need to present:

A valid Canadian birth certificate or a Canadian passport.

Proof of residency in the province or territory (such as a utility bill, lease agreement, or official government correspondence).

A secondary piece of ID, which could be a health card, Social Insurance Number (SIN) card, or another photo ID.

Proof of name change if applicable (e.g., marriage certificate or legal name change document).

Canadian citizens usually do not have to present immigration documents. Their proof of citizenship is sufficient to meet both identity and residency requirements when applying for a driver’s license or other services.

2. ID Requirements for Newcomers to Canada

For newcomers — including permanent residents, work permit holders, students, and refugees — the process is a bit more involved. Newcomers must provide documents that establish both identity and legal status in Canada. These documents often include:

A valid Permanent Resident (PR) card or Confirmation of Permanent Residence (COPR) document.

A valid visa or work/study permit (for temporary residents).

Passport from the country of origin (used in combination with Canadian-issued documents).

Proof of residency in the province (similar to citizens — a lease, utility bill, etc.).

In some provinces, an additional letter confirming eligibility to remain in Canada for a specified period may be required.

Importantly, newcomers often must show that their immigration status allows them to stay in Canada for a certain length of time (usually over six months) before they can qualify for services like provincial health insurance or a full driver’s license.

3. Temporary vs. Full Licenses

Newcomers may initially be issued a temporary license while they fulfill further residency requirements or complete necessary testing (such as vision or knowledge tests). Depending on their experience abroad, they may also have to undergo a graduated licensing program, even if they previously held a driver’s license in another country.

Canadian citizens renewing or upgrading their licenses typically face fewer restrictions unless they have been out of the country for extended periods.

4. Proof of Residency Is Essential

For both groups, proving residency within the province is key. A bank statement, rental agreement, or recent utility bill with your name and address is usually sufficient. However, some provinces, like Ontario and Quebec, have a specific list of acceptable documents, so it’s important to verify local requirements before applying.

Understanding the ID requirements for Canadian citizens versus newcomers can help streamline your application for services like a driver’s license. Each province may have slight variations, so it’s always best to check the most up-to-date information. For a full guide on Canadian driver’s licenses, ID requirements, and practice tests, visit LicensePrep.ca — your trusted resource for navigating the licensing process with confidence.

[mariacallous]

On Tuesday, President Donald Trump held a press conference to announce the signing of executive orders intended to shape American energy policy in favor of one particular source: coal, the most carbon-intense fossil fuel.

“I call it beautiful, clean coal,” President Trump said while flanked by a crowd of miners at the White House. The crowd chuckled knowingly at the now-familiar phrase. “I tell my people never use the word coal, unless you put ‘beautiful, clean’ before it.”

Trump has talked about saving coal, and coal jobs, for as long as he’s been in politics. This time, he’s got a convenient vehicle for his policies: the growth of AI and data centers, which could potentially supercharge American energy demand over the coming years. One of the executive orders signed Tuesday includes instructions to designate coal as a “critical mineral,” expedite coal leasing on federal land, and identify opportunities for expanding coal-fired power to support data centers.

Using coal to drive AI “would be one of the great technology ironies of all time: Let’s go to a 1700s technology in order to power 21st-century technology,” says Seth Feaster, an energy data analyst at the Institute for Energy Economics and Financial Analysis. “It really is a vast oversimplification of how power markets, power production, and the grid works in the US.”

In Tuesday’s presser, Trump, trodding familiar territory, targeted Democrats for the destruction of coal jobs as part of a “Green New Scam,” laying the blame on both Joe Biden and Barack Obama. In truth, though, coal retirement isn’t a function of who’s in the White House. More coal-fired power came offline under Trump’s first presidency than under either of Obama’s terms.

Unfortunately for Trump, the US coal industry suffers from some truly unavoidable economic realities. The last large coal-fired power plant built in the US came online in 2013; coal plants in the US are, on average, 45 years old. This aging fleet also has higher maintenance and upkeep costs for equipment than competing types of power. The fracking revolution in the 2010s—as well as the increasing availability of cheap renewables—has also made coal-fired power increasingly expensive. In 2023, just 16 percent of the US’s power generation was from coal, down from 51 percent in 2001.

With the executive order, Trump is “putting the thumb on one energy source in particular that happens to be one of the highest-cost energy sources,” says John Moore, a director at the National Resource Defense Council. “There are much cheaper and cleaner options.”

While coal’s downward turn in the US has been predictable, something has changed since the last time Trump was in office: AI. After remaining flat for several decades, various industry forecasts now predict skyrocketing demand for energy as companies talk a big game around plans for data centers. In September, Bloomberg Intelligence found that data center electricity use in the US could increase fourfold over the next five years, driven in large part by generative AI. Goldman Sachs, meanwhile, said in February that global energy demand from data centers could increase 165 percent by the end of the decade.

The promise of new demand is driving some utilities to reconsider scheduled coal plant retirements. In Virginia, where Amazon Web Services keeps 96 data centers and is investing $35 million to expand its campuses, the regional transmission organization, PJM Interconnection, requested a delayed retirement of two coal plants due to increased demand from data centers. Demand from Google and Meta data centers has also kept a coal-fired power plant in Nebraska online past its retirement date.

But keeping a patient on life support is substantially different than bringing a corpse back from the dead. A PJM executive said at a conference last month that he wasn’t sure if the market was “sending the signal right now that coal should actually stick around.” Building new, technologically up-to-date coal plants—an idea Trump floated at Tuesday’s presser—would be a hard sell in an economy where investors are wary of big capital investments for outdated technology. Tech companies, meanwhile, are focusing long-term energy investments on nuclear power, as well as renewables and battery technologies.

Even in states where coal wields political power, data centers haven’t proven to be a savior. In March, lawmakers in West Virginia attached provisions to juice up coal use to a bill intended to jump-start the data center industry in the state. Despite cheerleading from the governor, the bill ultimately passed without the coal provisions after Appalachian Power, West Virginia’s largest utility, intervened, claiming that the coal requirements would raise bills for customers. An executive told lawmakers that even a big new customer like a data center wouldn’t spur the utility to buy more coal-fired power; the regulatory and financial reality, he said, favors natural gas.

Regulations on coal plant emissions are a clear target for this administration. Last month, the EPA rolled out a suite of attacks on a wide swath of regulations, signaling its intent to reconsider everything from rules on power plant emissions to greenhouse gas reporting. The agency also created an email address to allow polluters to petition for a temporary exemption from mercury and air toxics standards set out under the Clean Air Act—known as the MATS rule—as the agency reconsidered a host of pollution rules. Montana’s Colstrip power plant—one of the dirtiest coal plants in the country, which was fighting upgrades mandated by an updated pollution rule—has already requested an exemption.

If the new executive orders are any suggestion, the Trump administration sees this deregulation, and the targeting of climate change policies, as a key element of propping up coal. A separate presidential proclamation released Tuesday extends the MATS exemption for an unknown number of coal plants, while another executive order tasks the attorney general with attacking state-level climate regulations, singling out Vermont, New York, and California.

It’s possible that costs for coal could come down slightly with fewer climate regulations. “You can run all these coal plants without environmental regulations or reduced environmental regulations—I’m sure that will save industry money,” Feaster says. “Whether or not the communities around those places really want that is another issue. Those environmental regulations are there for a reason.”

Costs, after all, aren’t just measured in dollars. Coal emissions include a mix of heavy metals and chemicals, including sulfur dioxide, that can be deadly to people living around power plants. A study published in 2023 in Science estimated that between 1999 and 2020, coal-fired power plants were responsible for 460,000 excess deaths in the US alone. Coal waste, meanwhile, is stored in toxic ponds of ash; spills have cost some utilities millions of dollars in settlements.

Utilities, Feaster says, have priced in the health risks of coal and the liabilities that come with coal into their decisions. But it’s not clear if the Trump administration understands these risks. Cuts at Health and Human Services this month have expelled workers involved in black lung research and other protections for coal miners at the National Institute for Occupational Safety and Health.

On Wednesday, as international markets melted down, Donald Trump posted an invite on TruthSocial to companies to move their business to the US. “No Environmental Delays,” he wrote. “DON’T WAIT, DO IT NOW!”

[thaiattorney]

Thailand SMART Visa

1.1 Statutory Foundations

Established under Royal Decree on SMART Visa B.E. 2561 (2018)

Amended by Ministerial Regulation No. 377 (2021) expanding eligible sectors

Operates within Thailand 4.0 Economic Model under BOI oversight

1.2 Governance Structure

Primary Authority: Board of Investment (BOI)

Interagency Coordination:

Immigration Bureau (visa issuance)

Digital Economy Promotion Agency (tech qualifications)

Ministry of Higher Education (academic validation)

Technical Review Committees:

12 sector-specific panels

Investment verification unit

2. Eligibility Criteria & Qualification Pathways

2.1 SMART-T (Experts)

Compensation Thresholds

Base Salary: Minimum THB 200,000/month (USD 5,800)

Alternative Compensation:

Equity valued at 25% premium

Performance bonuses (capped at 40% of base)

2.2 SMART-E (Entrepreneurs)

Startup Metrics

Revenue Test: THB 10M+ ARR

Traction Test: 50,000 MAU

Funding Test: Series A (THB 25M+)

Accelerator Requirements:

DEPA-certified programs

Minimum 6-month incubation

3. Application Process & Technical Review

3.1 Document Authentication Protocol

Educational Credentials:

WES/IQAS evaluation for foreign degrees

Notarized Thai translations (MFA-certified)

Employment Verification:

Social security cross-check

Three professional references

3.2 Biometric Enrollment

Facial Recognition: 12-point capture system

Fingerprinting: 10-print electronic submission

Iris Scanning: Optional for Diamond tier

4. Privilege Structure & Compliance

4.1 Employment Rights Framework

Permitted Activities:

Primary employment (≥80% time)

Academic collaboration (≤20%)

Advisory roles (max 2 concurrent)

Restrictions:

Local employment outside specialty

Political activities

Unapproved commercial research

4.2 Dependent Provisions

Spousal Work Rights:

General employment permitted

No industry restrictions

Child Education:

25% tuition subsidy

University admission priority

4.3 Mobility Features

Airport Processing:

Dedicated SMART lanes at 6 airports

15-minute clearance guarantee

Re-entry Flexibility:

Unlimited exits

72-hour grace period

5. Sector-Specific Implementations

5.1 Biotechnology

Special Privileges:

Lab equipment duty waivers

Fast-track FDA approval

50% R&D tax deduction

5.2 Advanced Manufacturing

Incentives:

Robotics import tax exemption

Industrial land lease discounts

THB 500K training subsidy

5.3 Digital Infrastructure

Cloud Computing:

VAT exemption on services

30% energy cost reduction

Cybersecurity:

Liability protections

Gov't certification fast-track

6. Compliance & Monitoring

6.1 Continuous Reporting

Quarterly:

Employment verification

Investment maintenance

Annual:

Contribution assessment

Salary benchmarking

6.2 Renewal Process

Documentation:

Updated financials

Health insurance (USD 100K)

Performance metrics

Fees:

THB 10,000 renewal

THB 1,900 visa stamp

7. Emerging Developments

71 2024 Enhancements

Blockchain Specialist Category

Climate Tech Fast-Track

EEC Regional Expansion

7.2 Pending Reforms

Dual Intent Provision

Skills Transfer Mandate

Global Talent Pool

8. Strategic Application Approach

8.1 Pre-Submission Optimization

Compensation Restructuring

Patent Portfolio Development

Professional Endorsements

8.2 Post-Approval Planning

Tax Residence Strategy

Asset Protection

Succession Planning

9. Risk Management

9.1 Common Rejection Reasons

Document Issues (32%)

Qualification Gaps (28%)

Financial Irregularities (19%)

9.2 Operational Challenges

Banking Restrictions

Healthcare Access

Cultural Integration

[attorneyssphuket]

Thailand SMART Visa

1.1 Statutory Foundations

Established under Royal Decree on SMART Visa B.E. 2561 (2018)

Amended by Ministerial Regulation No. 377 (2021) expanding eligible sectors

Operates within Thailand 4.0 Economic Model under BOI oversight

1.2 Governance Structure

Primary Authority: Board of Investment (BOI)

Interagency Coordination:

Immigration Bureau (visa issuance)

Digital Economy Promotion Agency (DEPA) for tech qualifications

Ministry of Higher Education for academic validation

Technical Review Committees:

Sector-specific panels (12 industries)

Investment verification unit

2. Eligibility Criteria & Qualification Pathways

2.1 SMART-T (Experts)

Compensation Thresholds

Base Salary: Minimum THB 200,000/month (USD 5,800)

Alternative Compensation:

Equity valued at 25% premium to cash salary

Performance bonuses (capped at 40% of base)

2.2 SMART-E (Entrepreneurs)

Startup Metrics

Revenue Test: THB 10M+ ARR

Traction Test: 50,000 MAU

Funding Test: Series A (THB 25M+)

Accelerator Requirements:

DEPA-certified programs

Minimum 6-month incubation

3. Application Process & Technical Review

3.1 Document Authentication Protocol

Educational Credentials:

WES/IQAS evaluation for foreign degrees

Notarized Thai translations (certified by MFA)

Employment Verification:

Social security cross-check (home country)

Three professional references (direct supervisors)

3.2 Biometric Enrollment

Facial Recognition: 12-point capture system

Fingerprinting: 10-print electronic submission

Iris Scanning: Optional for Diamond tier

4. Privilege Structure & Compliance

4.1 Employment Rights Framework

Permitted Activities:

Primary employment with sponsor (≥80% time)

Academic collaboration (≤20% time)

Advisory roles (max 2 concurrent)

Restrictions:

Local employment outside specialty

Political activities

Unapproved commercial research

4.2 Dependent Provisions

Spousal Work Rights:

General employment permitted

No industry restrictions

Child Education:

25% tuition subsidy at partner schools

University admission priority

4.3 Mobility Features

Airport Processing:

Dedicated SMART lanes at 6 airports

15-minute clearance guarantee

Re-entry Flexibility:

Unlimited exits

72-hour grace period

5. Sector-Specific Implementations

5.1 Biotechnology

Special Privileges:

Lab equipment duty waivers

Fast-track FDA approval

50% R&D tax deduction

5.2 Advanced Manufacturing

Incentives:

Robotics import tax exemption

Industrial land lease discounts

THB 500K training subsidy

5.3 Digital Infrastructure

Cloud Computing:

VAT exemption on services

30% energy cost reduction

Cybersecurity:

Liability protections

Gov't certification fast-track

6. Compliance & Monitoring

6.1 Continuous Reporting

Quarterly:

Employment verification

Investment maintenance

Annual:

Contribution assessment

Salary benchmarking

6.2 Renewal Process

Documentation:

Updated financials

Health insurance (USD 100K)

Performance metrics

Fees:

THB 10,000 renewal

THB 1,900 visa stamp

7. Emerging Developments

7.1 2024 Enhancements

Blockchain Specialist Category

Climate Tech Fast-Track

EEC Regional Expansion

7.2 Pending Reforms

Dual Intent Provision

Skills Transfer Mandate

Global Talent Pool

8. Strategic Application Approach

8.1 Pre-Submission Optimization

Compensation Restructuring

Patent Portfolio Development

Professional Endorsements

8.2 Post-Approval Planning

Tax Residence Strategy

Asset Protection

Succession Planning

9. Risk Management

9.1 Common Rejection Reasons

Document Issues (32%)

Qualification Gaps (28%)

Financial Irregularities (19%)

9.2 Operational Challenges

Banking Restrictions

Healthcare Access

Cultural Integration

[patelharshal]

Fast-Track Your Canadian Driver’s License in 2025: Tips to Get It Right the First Time

Applying for your driver’s license in Canada can be an exciting yet daunting process—especially if you're doing it for the first time or arriving from another country. In 2025, while technology has streamlined many steps, the process still requires patience, proper documentation, and a clear understanding of your province’s requirements. The good news? If you're prepared, you can avoid delays and setbacks that frustrate many applicants.

Each Canadian province and territory operates its own licensing system, but most follow a graduated licensing model to ensure drivers build up experience before gaining full driving privileges. For example, Ontario uses the G1 → G2 → Full G system, while Alberta follows Class 7 → Class 5. No matter the province, your journey typically begins with a written knowledge test that you must pass before receiving a learner’s permit.

Before heading to your nearest testing center, make sure you bring the right documents. This often includes proof of identity, legal status in Canada (such as a work permit or PR card), and sometimes even proof of residency, like a utility bill or lease. Missing just one of these items can result in your application being rejected—and your appointment wasted. Always check your province’s official guidelines beforehand.

Once you’ve obtained your learner’s permit, you’ll be allowed to drive under certain restrictions, such as daylight-only driving, no alcohol consumption, and having a licensed driver present. You’ll need to complete this phase for a set period (usually 8–12 months), though you can often shorten the wait by enrolling in a government-approved driving school.

In 2025, there’s also a renewed focus on digital study tools and remote learning for test preparation. Many new drivers use online prep services to study traffic laws, road signs, and real exam formats. These platforms simulate the testing experience and are much more engaging than just reading a handbook alone. That makes a big difference when preparing for the real thing, especially for those unfamiliar with Canadian driving culture.

Learn the Rules with licenseprep.ca. Driving laws may differ from what you're used to. Use licenseprep.ca to study road signs, local rules, and prepare for your tests confidently. With 2025-ready practice tests and visuals, it’s one of the smartest prep tools available today.

After enough supervised driving, you’ll become eligible for the road test, where an examiner will evaluate your driving in real-world conditions. It's crucial to practice regularly and simulate test routes if possible. Many drivers fail their first attempt not because they can’t drive—but because of nerves or unfamiliarity with test expectations. Confidence and calmness are key.

Whether you’re a high school graduate, an international worker, or a newcomer to Canada, taking the time to plan, study, and stay organized will fast-track your licensing journey. A little extra prep now means less stress—and more freedom—on the road ahead.

[aria-bun]

I've got my eye on you

After a complication with paperwork, Doug Eiffel finds himself rooming with a complete stranger that has a very concerning affinity for explosives. Read on ao3!

Doug shut the trunk of his car, lifting up the heavy box into his arms, whistling as he made his way into the apartment building. Campus housing was full this semester before any of them could think of applying for it, leaving him, Renée, Hera, and Alex scrambling to find alternate housing.

He wasn’t fully sure of the situation with Hilbert and Minkowski, but he and Hera had found a sizable apartment they could share and split rent on. The rent wasn’t too bad compared to the long list of pricy apartments in the area. 

Doug glanced around before seeing Hera’s beat-up Lexus pull into the parking lot, taking a minute to find a space before hopping out of the car.

“Hey Eiffle!” she grinned. Hera’s brown hair had new light blue streaks littered throughout it, matching her eyes. “Did you get the keys yet?”

He shook his head. “Nah, I just got here,” he paused. “It probably would’ve been smart to do that before grabbing boxes.”

She laughed. “Yeah, probably,” she patted his shoulder. “Let’s go. I think it’s about to rain.”

Glancing up at the sky confirmed Hera’s suspicions, the dark clouds looming ominously above them, just now starting to cover the rare amount of Boston sunlight.

The two of them made it into the ground level of the apartment, occupied by the lobby area, a stairwell, and an elevator with an “OUT OF ORDER” sign taped to the door.

“Ah, there you two are!” A voice said from the other side of the lobby. A man entered from a door that presumably led to the office of the building. “I was wondering when you’d get here. Mainly because there is… something we need to discuss.”

“Yeah? What’s going on, Mr….” Doug started, blanking on the man’s name.

“Cutter.”

“Right. What’s popping?”

“Well, there was a slight miscommunication with the housing agreement and the documents you signed.”

Hera arched an eyebrow at him. “How do you mean?”

“You two aren’t roommates. Same floor, right across from each other, and you’re still splitting rent with someone, but it isn’t with each other.” The man put it blatantly, but without losing the undercurrent of customer service cheer in his voice.

“What?!” Doug’s eyebrows shot up. 

“Who are we rooming with then?” Hera asked Mr. Cutter.

“You will be with Alana Maxwell and Mr. Eiffel,” he glanced at him. “Will be with Daniel Jacobi. You’re all around the same age, so I don’t think there will be an issue.”

“...Does there happen to be a way that we can fix this?” Doug asked him.

Mr. Cutter shook his head. “Not until you renew your leases- if you choose to.”

“Right. This’ll be fine. This is fine.” Hera said reassuringly, though it was hard to tell if she was saying it to Doug or herself.

Possibly both.

“Ms–Dr. Maxwell and Mr. Jacobi are already here. Ms. Hephestus, you are in 204, and Mr. Eiffel, you’re in 203.” he pulled out two separate key rings, handing one to Hera and setting the other one on top of the box in Doug’s arms. “I hope your move-in goes smoothly. Now, I have things I need to get to.”

“But-” Doug started, but Mr. Cutter had already started walking back to the office, ignoring him.

He blew out a breath, looking at Hera. “Up and away we go, then?”

Hera sighed. “I guess so.”

——————————————————————

Doug shifted the box in his arms, rapping his knuckles against the door. He didn’t trust himself not to accidentally drop the box while trying to open the door, so he was really hoping that his new roommate—Daniel J-something—wasn’t blasting music at volumes used for sonic torture.

Sure enough, after a moment, the door opened. The guy on the other side looked like he had just come back from a coal mine in one of those old cartoons. There was what looked like soot smeared under his left eye, and even a bit in his very fluffy hair. His eyes were a dark brown that seemed to almost shimmer with mischief and bad ideas.

“I’m a bit in the middle of something. Can I help you?” he arched an eyebrow.

“Uh, Doug. Dough Eiffel.” Doug shifted the box again, being able to free his hand enough to stick it out for a handshake. “I’m your new roommate, Miner Willy!”

He paused. “It’s Daniel.”

“Yeah, Mr. Cutter told me. Kind of a prick. ‘Oh I’m sorry there was a mix-up of paperwork and you’re not rooming with the person you’ve been planning on signing a lease with for the past four months.’ Yeah, very likely.”

“...Right. Do you want to come in?”

“Right! Yes. Please. I’ve been carrying this box for the past ten minutes and it’s getting really heavy.”

Daniel opened the door fully, and Doug stepped inside.

To say that the apartment was a minefield would be both a literal description and a good metaphor.

Or was it a simile? He could never remember.

It was messy, for one, but that was easy to ignore once his attention caught to what looked like the makings of a bomb on the coffee table.

“Uh… Is that a bomb?” Doug glanced at Daniel, who was now wiping his hands on a kitchen towel.

“Depends. Do you not like bombs?”

“...I can’t say I have much experience with them outside the occasional movie.” 

“Then no,” he paused. “It’s an incendiary device used to cause destruction. Sometimes very big destruction, but that’s not today,” he put the towel down on the counter.

The kitchen itself was very small, although it took up half the main living space. A few counters, an electric stove, two upper cabinets, a sink, and a very cheap microwave that looked like it was on its way to being tossed into a landfill.

“Is this legal?” Doug raised an eyebrow.

“When I’m doing it for a lecture, I’d say so.” he crossed the room and sat on the couch. “Bathroom’s at the end of the hall, my room’s on the left. Yours is-”

“-On the right?” he guessed.

“Yeah.”

“Right. Thanks.”

Doug made a beeline for the small hallway on the other side of the room, before managing to get the right door open without dropping his box.

The room was completely empty, though slight marks on the floor suggested that this was where Daniel had previously done his… explosives work.

He set the box down on the floor and blew out a breath.

Jesus Christ…

[winterspiderpurrs]

Clicking onto the link to go over the conference itinerary for trip out to San Francisco, Stephen took a sip of his hot tea. After scrolling through the presenters he pauses, and scrolls back up at a name he thought he recognized. Selecting the bio of the presenter confirms it for him. His old roommate was presenting.

Peter Parker. Actually Doctor Peter Parker with degrees is Biochemistry, Biophysics, Chemical Engineering.

Huh.

Its been years since they have seen each other. Stephen was in his 3rd year of his fellowship specializing his field when his roommate at the time moved across the country to finish up with a program out there. They subleased their part of the rent. Enter Sophomore Peter Parker.

Peter was only his roommate for the 2nd half of the school year, til the lease was up in June. By then, Stephen got his own penthouse. But for those 6 months, he has gotten close to Peter. Who was sassy, funny, shy at times, and overall kind.

They, of course butted heads the first month, but then they got along. Became friends even, despite the age gap between them, with Stephen being 12 years older. Stephen also thinks about the almost kiss they had one night. And the outings that now looking back felt more like dates.

He still recalls the disappointed look at Peter's face when he said he wasn't going to renew the lease. He got his own place, and he had a job offer to work at Metro General Hospital. They kept in touch off and on for the 1st year after that, but then, like everything else, life got busy.

Pulling his cell phone out, he scrolls through the contacts and sees Peter's name. Should he? They would just be old friends catching up. Far as he knows Peter is probably in a relationship. So, he sends a text to his phone, asking if this is still his number and if so, to let him know.

He received 4 quick texts back, shaking his head. Very much a Peter response. He lets him know that he will be at the conference as well, and if he had time, would he like to have coffee at some point or dinner. He was flying in on Saturday, and the conference didn't start til Monday.

A week later arrives and before he knows it, him and Peter had a coffee together at the hotel that the conference is being hosted at. Peter managers to wrangle him into some sight seeing. They ended up doing two days worth of sight seeing, having dinner together, laughing, having a good time like it hadn't been years since they last hung out.

Monday morning, Stephen was getting ready for the day, room service was on the way with his breakfast when he gets a phone call from Peter.

" Stephen! Your awake! I'm glad I didn't wake you. I am so so sorry about this."

Blinking, Stephen looked at the phone before holding it back up to his ear.

" What are you talking about?"

Someone knocked on the door, the muffled ' Room Service' was heard, Stephen opened the door, allowing them to roll in the cart before slipping them a tip.

" Oh no.. you haven't seen it yet. I... Well.. I guess its better to hear from me. "

" Hear what from you? I'm confused with what's going on. And you know I don't like being confused. Spit it out."

" We were photographed out together and its such a huge invasion of privacy, I can't believe I didn't think about how it would look. I am so so sorry for dragging you into this."

" We were photographed? Why would someone do that and even publish it? I know I'm big in medical circles, I assume you are too in your area but..."

Stephen was opening the newspaper he ordered and right there on the front, were two photos of him and Peter.

The large headline read as "Tony Stark's Ex finally moves on with New man"

"Stephen?"

" You dated Tony Stark?"

" Oh god, you saw the paper? I mean... Yes? Kinda? Look it was... a bit ago. We went our separate ways romantically at least. But... Look I love Tony, I do. But we haven't been together in two years now almost three. He is a great man, and one I consider a friend. Its just... Tony is protective of those he considers his."

"So he is an egotistical asshole who doesn't want you seeing anyone else?"

"No! But " he can hear Peter sigh on the other side of the line.

" Tony is much more then what the media says, and while it didn't work out between us, Tony still wants to look at for me and ANYONE really that he includes in his circle. Imagine Christine in this situation"

And Stephen could understand that, he loves Christine and probably always will. He would definitely defend her always.

There was another knock on the door, thinking maybe room service forgot something he opened the door and then just stares at the person on the other side of the door as Peter continues to talk.

" Either way, I'm sorry about the photos. I'll get in touch with my lawyers and maybe even Tony's since they brought his name up to see what they can do. Damage is kinda done though, and I apologize about that."

"And in your wording of Stark being over protective. He isn't prone to violence is he?"

"What? NO! I mean... He did punch a guy one time while we were out cause they called me a gold digger but no? Why? Did you already get a threatening text from him?!"

"No, he is at my door right now"

" TONY! oh my god just uh lemme finish getting dressed and I will be at your room as soon as possible."

Stephen hangs up the phone, tossing it onto the bed behind him before crossing his arms.

There, in the open doorway, was Tony Stark, cleaning his sunglasses as if he hadn't a care in the world.

[bangkoksolicitor]

Property Services in Thailand

Thailand’s property market is a dynamic and diverse sector, attracting foreign investors, retirees, and expatriates seeking residential, commercial, or rental opportunities. However, navigating the legal, financial, and logistical aspects of property transactions requires a deep understanding of local regulations, market trends, and professional services available.

This article provides an in-depth exploration of property services in Thailand, covering legal frameworks, ownership structures, due diligence, financing, and professional service providers.

1. Overview of Thailand’s Property Market

Thailand’s real estate landscape is segmented into several key markets:

A. Residential Property

Condominiums: The most accessible option for foreigners, who can own up to 49% of a condominium project’s total area freehold.

Houses & Land: Foreigners cannot own land outright but can lease (up to 30 years, renewable) or use structures like Thai companies or usufruct agreements.

Luxury Villas & Gated Communities: Popular among expatriates, often acquired through long-term leases or nominee structures (though legally risky).

B. Commercial Property

Office Spaces: High demand in Bangkok, Phuket, and Chiang Mai.

Retail & Hospitality: Hotels, restaurants, and shops—often purchased by investors under leasehold or Thai corporate ownership.

Industrial & Warehousing: Growing due to Thailand’s manufacturing and logistics sectors.

C. Rental & Investment Properties

Short-term Rentals (Airbnb): Popular in tourist areas but subject to regulations.

Long-term Rentals: Stable income source, especially in expat-heavy cities.

2. Legal Framework for Property Ownership in Thailand

A. Freehold vs. Leasehold Ownership

Freehold (Condos): Foreigners can own condos outright, provided the building’s foreign quota isn’t exceeded.

Leasehold:

Maximum lease term: 30 years (renewable, but not guaranteed).

Common for villas, land, and commercial properties.

Leasehold registrations must be filed at the Land Department.

B. Alternative Ownership Structures

Thai Company Ownership

Foreigners can set up a Thai company to hold land, but the structure must comply with the Foreign Business Act (FBA).

Risks: If deemed a nominee arrangement (illegal), the property can be confiscated.

Usufruct Agreements (Sections 1417-1428, Thai Civil Code)

Grants the right to use and profit from a property for life or a fixed term.

Common among expatriates married to Thai nationals.

Superficies (Right to Build on Land You Don’t Own)

Allows construction on leased land, with ownership of the building.

C. Restrictions on Foreign Ownership

Land Ownership: Prohibited unless through a BOI-promoted investment or treaty (rare).

Condos: Up to 49% foreign ownership per project.

Agricultural Land: Strictly limited to Thai nationals.

3. Key Property Services in Thailand

A. Real Estate Agencies & Brokerage Services

Local Agencies: Specialize in regional markets (e.g., Bangkok, Phuket, Pattaya).

International Firms: CBRE, Knight Frank, and Savills cater to high-net-worth investors.

Due Diligence: Reputable agents verify property titles, zoning laws, and seller legitimacy.

B. Legal & Conveyancing Services

Title Deed Verification: Ensuring the Chanote (Title Deed) is legitimate.

Contract Review: Checking lease agreements, purchase contracts, and mortgage terms.

Dispute Resolution: Handling cases of fraud, encroachment, or breach of contract.

C. Property Management Companies

Rental Management: Handling tenant screening, maintenance, and rent collection.

Maintenance & Security: For condos, villas, and commercial properties.

Short-Term Rental Management: Airbnb compliance, guest management, and cleaning services.

D. Tax & Financial Advisory Services

Transfer Fees: 2% of appraised value (typically split between buyer and seller).

Stamp Duty: 0.5% (if applicable).

Withholding Tax: 1% (for companies) or progressive rate (for individuals).

Capital Gains Tax: Applies if selling within 5 years of purchase.

E. Construction & Renovation Firms

Architects & Engineers: Required for custom builds and major renovations.

Permit Acquisition: Navigating local building codes and zoning laws.

4. Due Diligence: Avoiding Pitfalls in Thai Real Estate

A. Verifying Property Titles

Chanote (Nor Sor 4 Jor): The most secure land title.

Nor Sor 3 Gor: Less secure, requires additional checks.

Red Flags: Missing documents, disputed boundaries, or unclear ownership history.

B. Checking for Encumbrances

Mortgages or Liens: Must be cleared before transfer.

Zoning & Land Use Laws: Ensure the property can be used as intended.

C. Foreign Quota in Condos

Confirm the building hasn’t exceeded the 49% foreign ownership limit.

D. Leasehold Risks

Renewal Clauses: Often unenforceable beyond 30 years.

Subleasing Rights: Must be explicitly stated in the contract.

5. Financing Property in Thailand

A. Thai Bank Mortgages for Foreigners

Eligibility: Typically requires a work permit or long-term visa.

Loan-to-Value (LTV): Usually 50-70% for foreigners.

Interest Rates: 5-7% (higher than in Western markets).

B. International Financing

Some investors secure loans from overseas banks.

Currency Risk: Fluctuations in THB can impact repayments.

C. Cash Purchases

Most common for foreigners due to financing limitations.

6. Emerging Trends & Future Outlook

Digital Transactions: Increasing use of blockchain for property records.

Eco-Friendly Developments: Green buildings and sustainable housing demand.

Rise of Proptech: Online platforms for property searches, virtual tours, and AI-driven valuations.

7. Conclusion

Thailand’s property market offers lucrative opportunities but requires careful navigation of legal, financial, and logistical challenges. Engaging professional services—real estate agents, lawyers, and property managers—is crucial to ensuring secure and profitable investments.

Foreign buyers must prioritize due diligence, understand ownership restrictions, and consider long-term implications of leasehold vs. freehold acquisitions. With the right approach, Thailand remains a compelling destination for real estate investment, whether for personal use, rental income, or capital appreciation.