#New construction sales and leasing

[mariagovea]

Hi there, my name is Maria and I am a lifelong resident of Austin, TX. As a real estate professional with years of experience in the local market, I use my unique insights to facilitate informed investment decisions for my clients, ensuring a personalized experience.  Whether you are looking to buy, sell, or invest in Austin real estate, I am the expert you can trust to help you achieve your goals and provide a personalized experience every step of the way. You can trust that you will have a trusted advisor by your side throughout the entire process. So, let's work together to make your real estate dreams a reality!

Contact Us:

13785 Research Blvd Suite 125, AUSTIN TX 78750, USA

(512) 270-0878 Realtor@MariaGovea.com www.mariagovea.com

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[prettymunchkin]

Important Clauses to Include in a Lease Agreement

When renting a property, whether residential or commercial, a well-drafted lease agreement is crucial. It serves as a legal document that protects the interests of both the landlord and the tenant. At Goel Ganga Developments, we understand the importance of a comprehensive lease agreement. Here are some essential clauses to consider when drafting or reviewing a lease.

1. Parties Involved

Clearly identify all parties involved in the lease agreement, including the landlord (lessor) and tenant (lessee). This section should include full names, addresses, and any relevant identification details to ensure that both parties are accurately represented.

2. Property Description

Provide a detailed description of the property being leased. This should include the address, type of property (residential or commercial), and specific features that are part of the lease (e.g., parking spaces, storage areas). Goel Ganga Developments offers a variety of properties, so ensuring clarity in this clause is vital.

3. Lease Term

Specify the duration of the lease, including the start and end dates. This clause should also outline any options for renewal or extension of the lease, along with the process for doing so.

4. Rent Payment Terms

Clearly state the rent amount, payment due date, acceptable payment methods, and any late fees for delayed payments. It’s also beneficial to include details about rent increases and the conditions under which they may occur.

5. Security Deposit

Detail the amount of the security deposit required, the conditions for its return, and any circumstances that may lead to deductions from it. This protects both parties in case of damages or unpaid rent.

6. Maintenance and Repairs

Outline the responsibilities of both the landlord and tenant regarding maintenance and repairs. Specify who is responsible for regular upkeep, emergency repairs, and any associated costs. At Goel Ganga Developments, we emphasize maintaining our properties to ensure tenant satisfaction.

7. Use of Premises

Define the permitted use of the property, including any restrictions. For commercial leases, specify what activities can take place on the premises to avoid conflicts or zoning issues.

8. Alterations and Improvements

Include clauses regarding any alterations or improvements the tenant wishes to make. This section should specify whether the tenant needs prior approval from the landlord and what happens to any modifications at the end of the lease term.

9. Termination Clause

Detail the conditions under which either party can terminate the lease early, including notice periods and grounds for termination. This ensures both parties are aware of their rights and obligations if they need to end the lease prematurely.

10. Governing Law

Specify the governing law that will apply to the lease agreement. This is especially important for commercial leases, as laws can vary significantly between jurisdictions.

11. Dispute Resolution

Include a clause outlining how disputes will be resolved, whether through mediation, arbitration, or court proceedings. This can save time and resources in case of disagreements.

Conclusion

Having a well-structured lease agreement is essential for a smooth landlord-tenant relationship. At Goel Ganga Developments, we prioritize transparency and fairness in all our dealings, ensuring that our lease agreements protect the interests of both parties. If you’re considering leasing a property, make sure to consult a legal expert to help draft an agreement that meets your specific needs.

[reasonsforhope]

"Faced with declining membership, aging buildings and large, underutilized properties, many U.S. houses of worship have closed their doors in recent years. Presbyterian minister Eileen Linder has argued that 100,000 churches may close in the next few decades.

But some congregations are using their land in new ways that reflect their faith – a focus of my urban planning research. Some are repurposing their property to provide affordable housing, as the housing crisis intensifies across the country.

Take Arlington Presbyterian Church in Arlington, Virginia. In 2016, the church sold its historic stone building to the Arlington Partnership for Affordable Housing to construct a 6-story complex with 173 apartments, known as “Gilliam Place.” The building still houses space for the congregation, as well as La Cocina, a bilingual culinary job training facility and cafe. In Austin, Texas, St. Austin Catholic Parish is partnering with a developer to build a 29-story tower providing 200 beds of affordable student housing, in addition to new spaces for ministry.

Other houses of worship are pursuing similar projects today.

Same mission, new projects

Faith-based organizations have been building housing for many years, but generally by purchasing additional property. In recent years, however, more houses of worship are building affordable housing on the same property as the sanctuary.

This can be done in a variety of ways. Some congregations adapt the existing sanctuary and other faith-owned buildings, while others demolish existing buildings to construct a new development, which may or may not have space for the congregation. Another option is to build on excess property, like a parking lot.

Depending on how a development deal is structured, a faith-based organization may receive proceeds from the sale of its land, or from leasing their property to a developer – funds which they can then spend on ministry or on a new space for worship. If a new development includes space for the congregation, sometimes they rent out those spaces when the space is not being used for worship, which can also financially benefit the congregation.

Faith-based organizations often see these projects as a way to do “God’s work.” In some instances, they include community services beyond the housing itself.

Near Los Angeles, the Episcopal Church of the Blessed Sacrament in Placentia partnered with a nonprofit affordable housing developer – National Community Renaissance, also called National CORE – to develop 65 units for older people. The complex also includes a 1,500 square foot (140 square meter) community center. The city’s diocese has a goal of building affordable housing on 25% of its 133 properties.

For some congregations, these are mission-driven projects rooted in social justice.

In Washington, D.C., Emory United Methodist Church redeveloped its property and constructed The Beacon Center – which has 99 affordable housing units, community spaces, and a commercial kitchen that provides job training for recently incarcerated people – while preserving the sanctuary. In Seattle, the Nehemiah Initiative is working with Black churches in the Central District, a historically African American neighborhood, to redevelop its properties into affordable housing to keep residents from being displaced."

Potential to evolve

As states and cities struggle to provide affordable housing, studies have been conducted from Nashville to New York City on the amount of land faith organizations own, and their potential as housing partners.

In the D.C. metro area, for example, the Urban Institute found almost 800 vacant parcels owned by religious organizations. In California, a report from the Terner Center at University of California, Berkeley found approximately 170,000 “potentially developable” acres of land owned by religious organizations and nonprofit colleges and universities...

When thinking about the redevelopment process, Arlington Presbyterian member Jon Etherton told me, “the call from God to create, do something about affordable housing was bigger than the building itself.”"

-via The Conversation, July 19, 2024

[vintagelasvegas]

Thunderbird Hotel, 1948

Timeline of Thunderbird, Silverbird, and El Rancho

THUNDERBIRD, '48-'76

'46: Marion Hicks and Lt. Gov. Cliff Jones purchase property for a planned Nevada Ambassador hotel on 3/11/46. The property was bought from Guy McAfee, Art Ham, and J.K. Houssels who had planned a hotel called Casa de Oro. Sale price is rumored $85,000.

'47: Officers of Thunderbird are a Las Vegas and Los Angeles group, Hicks, Jones, V. Sayer, J. Lane, P. Wagoner, J. Wells (Reno), and J. Kozloff. Hicks as builder. Construction begins on 46 acre lot in Oct.

'48: Thunderbird opens 9/2/48. 107 rooms, 75-foot observation tower. Signs by Graham Sign Co (RJ 8/18/48).

'53: Hicks builds the spin-off Algiers Hotel.

'58: renovation, adding new second floor over casino framed in rectangular box, new porte-cochère. New signs by Western Neon (RJ 11/24/58, RJ 12/24/58).

'59: “Thunderbird” logo changed, road sign replaced in Fall.

'61: road sign moved to the front-center of the hotel, fire-shooting stick added to both birds.

'62: new road sign and pylon.

'63: Thunderbird Downs quarter horse track opened, Oct. 5 (RJ 9/24/63).

'64: Sold to Del Webb Corp in Sep.

'65: 700-ft horizontal “Thunderbird” sign by Bill Clarke/Ad Art installed over the south rooms in Jun. (RJ 6/10/65); road sign & pylon replaced with one road sign and new neon bird.

'72: Sold to Caesars World Inc.

'73: Blue/green sign painted zigzag red/orange in summer.

'76: Sold to Tiger Investment Co (Thomas, Mack, K. Sullivan, et al), leased to Major Riddle in Dec.

SILVERBIRD, '77-'81

'77: Reopened as Silverbird in Jan.

'78: Thunderbird signs replaced by the 190-ft sign/porte-cochère designed by Raul Rodriguez for Heath, built by AdArt. (RJ 3/29/78)

'81: Closed in 12/3/81.

EL RANCHO, '82-'92

'82: Sold at auction to Ed Torres in Feb; renamed El Rancho in Apr (RJ 3/18/82, 4/7/82). Opens at El Rancho 8/31/82.

'87: Tower addition.

'92: Closed Jul. 6.

2000: Tower demolished, Oct. 3.

Other sources include: New Hotel To Be Built.” Las Vegas Review-Journal, 3/13/46 p1; Vegas as Playground. Review-Journal, 7/31/46 p5; Construction Started. Review-Journal, 10/28/47; Thunderbird Hotel. Review-Journal, 8/29/48; Martin Stern Jr. profile by P. Michel. UNLV Libraries, archived 3/10/2004.

Photos: (1) Postcard c. 1948. (2-3) Undated aerial photo of construction, by Las Vegas News Bureau. Radio station KENO west of the Thunderbird site. (4) Undated, during construction. Photo taken from the observation tower, by Las Vegas News Bureau. (5) Same models as the color postcard, from Union Pacific Railroad Photographs (PH-00043), UNLV Special Collections & Archives.

[allthecanadianpolitics]

The federal government has added 56 properties to a new public lands bank of locations that are suitable for long-term leases so developers can build housing, a move the Housing Minister says will help boost the supply of homes Canadians can afford. Sean Fraser made the announcement Sunday in Halifax just ahead of a three-day cabinet retreat intended to prepare for the upcoming fall sitting of Parliament. "Making public lands available for home construction is going to reduce the cost of construction and in turn reduce the cost of living," Fraser said. Former military bases, Canada Post sites and federal office buildings are among the properties currently included in the public lands bank, many of which were previously set aside for sale as they are no longer in use.

Continue Reading

Tagging: @newsfromstolenland

[bonefall]

Why did Runningbrook get shot? That’s a pretty horrifying way to die, especially if any other cat was nearby to see it happen :(

It was!

So this time, the Suburban Expansion of TNP is getting overhauled. I've actually sat down and worked out a couple human factions; the

Land Owners (Windovers)

Unnamed Development Company (Devco)

The Scientists.

The cats won't be able to notice that there isn't just one group of humans at play here, but you will be able to notice them if you pay close attention to what's happening during the first part of TNP. The three groups interact very differently with Clan cats.

The FIRST group at play here, and the one that isn't a player for very long, is the Windovers. It's openly known by the locals that the cats in the woods are 'a bit strange', especially the farmers near WindClan. The Windovers own that land, and lease it out to various hunters and visitors and such.

But they've been approached by Devco, who want to expand Chelford by purchasing their land.

Problem that the Windovers have: If it gets out there are sapient cats, complete with religion, war, and possibly even tool use (rumored but unconfirmed) there's going to be a HUGE problem in selling it.

SO they're trying to 'quietly' deal with the pests. First they poisoned the rabbits, knowing that they eat those. That worked a bit. Next, they tried to scare them off by actively setting deadly animal traps, and taking shots as if they're pest rabbits. That was how Runningbrook died.

(If I end up moving away from gun, she will end up dying to some sort of snare. The point here though is that it's a, "Wait! They're trying to hurt us!" moment)

Around this point, the sale goes through and suddenly Windover persecution stops. NOT their problem anymore, THANK god, Windovers Exit Stage Right.

But at this point, the Clan cats are well aware that they are being actively targeted. Several cats were poisoned, injured, or outright killed. Devco begins development, first cutting through the trees near the Thunderpath, and eventually bringing in the Bulldozer

Which, Speckletail deals with! Buying them just a bit more time. Suddenly, it's calm for a bit, like they're "mourning their monster."

But THIS is actually the moment where Millie's Radio Collar begins; a cat attacking a construction worker is not something that can be ignored, it's all over the news, "CAT ATTACKS BULLDOZER, CLAIMS LABOURER."

(The Windovers got out just in time, they KNEW something like this was going to happen but now it's Devco's problem)

So this is where the Scientists come in. There's a huge clamor over this, Locals saying, "THE CATS ARE SPECIAL," others saying they need to be removed and rehomed, in any case, it's agreed that the White Hart west of the road needs to be de-catted before construction continues (though construction continues to the west, where ShadowClan is)

And this is when the "round-up" efforts come in, where there are live traps, a big white tent set up, and the cats are going to get weighed, tagged, and studied.

These guys are peaceful and DO NOT want to hurt the cats; but the Clans don't know that. To them, humans are a monolith and they're now terrified of them.

From here, the story returns to normal. A coordinated effort from the Clan cats frees the cats they've captured. Graystripe is the only one the scientists are able to hold onto, by slamming the door of the van just before he can leap out. Millie is later released with him, wearing a radio collar accurate to the tracking tech of the time.

And that brings us to the way humans interact with Clan cats now! The team tries to keep their distance to not stress them out any more, using trail cams and staying several hundred feet away while observing them.

[wumblr]

have you guys ever tried to sell things? commerce nation every weekend my neighbor sets up the most involved racks of clothes and tent canopy yardsale i've never seen anyone attend and on every corner there are popup mountain of junk sales everything must go and it's like who even buys a lawnmower from the empty lot across from the perpetual mixed use five above one condo construction down the street from the bridge that's been closed all year? how are they even getting any foot traffic in that location location location? i don't know

take a box of books to half price but they open an hour late on weekends for some reason so you buy a coffee but the drive thru's full and you need (ground) coffee anyway so in you go and there goes $20. the pickled garlic at menards has in fact been on your grocery list for over a month and aldi is right there so now you've got half-frozen raw chicken too, and while-u-wait you check the one shelf that houses the $6 books you sold last time and at this point you don't even remember what all of them were but they've got 5 priced for $53, a "whopping" $15 for the youtuber who turned into a transphobe, probably by virtue of unfortunate research practices in order to pick up her video production turnaround, because it was hardcover, and $9 for the second book in paperback by the new york times bestselling harvard professor who went out of style because all her theories turned out to be undetectable at experimental regimes

and despite the capital outlay required to buy community college textbooks at the outset, they're able to make you an offer of a "whopping" $2, apologizing for it while they say it out loud, because it was obviously the wrong place to sell textbooks and you knew that. and resignedly you're like well it is an everything must go sale but i know i can do better for this one and you pull out kroenke database processing 14th edition even though it's realistically less useful than mcconnell code complete, because you found the receipt when you unshelved it and it was $200. not a price you paid because it was a certification -- to which you're considering setting fire -- that was paid by a federal program

and it's like what are we even really doing here. commerce nation but unless you have the capital outlay to establish a network of bricks and mortars, where you can just ship books in between each, anytime anyone at your convenience in the commerce nation asks for one of them (they've got brazilian portuguese in mississippi), you're not going to get a fair price for resale without patience and possibly a warehouse lease. deck stacked against the consumer at every turn, buck sure does stop here by which i mean the end user is buried in a mountain of junk they can't resell. anyway they had lauryn hill so i think all told it cost me $53 to get $2 back. but it's fine. i paid credit

[bu1410]

Good morning TUMBLR - March 7th - 2024

''Mr. Plant has owed me a shoe since July 5, 1971."

Ch. VIII - 1985- 1989 - Bahrain - Part 1

The 25 km King Fahd causeway that links Saudi Arabia to Bahrain.

Manama, the modern capital of Bahrain.

Bahrain desert - the Tree of Life

Bahrain life

GPIC - Gulf Petrochemical Complex - Sitra Island, Bahrain

The winter between December 1984 and January 1985 was particularly harsh in Italy, characterized by increasingly lower temperatures. Between 13 and 17 January 1985, a depression centered on the Corsican Sea caused what is still remembered in Milan today as the snowfall of the century or the snowfall of '85, constituting the heaviest snowfall recorded in Milan in the 20th century. The snowfall caused serious damage. After four days of real storm, January 17th 1985 the Sports Hall collapsed in Milan due to the excessive weight of the snow that had accumulated on the roof. In this certainly not festive atmosphere, I received a call from an engineering company in Milan, INTECH, an already a supplier of services to SNAMPROGETTI, with whom I soon agreed to leave for Bahrain.

From the SNAMPROGETTI office in San Donato, the Head of HR office Mr. Cincotta reassured me:  ''It's a temporary destination, just a few months, waiting that construction of new Agadir International Airport will start … don't worry…'' I stayed there for 4 years…….

Mind you, not that I minded: Bahrain was a liveable place (drinkable, in the language of shipbuilders) especially because it also allowed families to reach the employees involved in the project. I then left at the beginning of March 1984, with a flight via Kuwait. I arrived at Manama airport and believe it or not there was someone waiting for me! A local guy holding a board with my name written on it almost correctly: Brino Sirino….

Bahrain is a small Emirate in the Persian Gulf (Kaleejj el Arabi) made up of a main island and a myriad of uninhabited islets. It is the ''poorest'' Gulf state, relative to its surrounding neighbors. Above all, Saudi Arabia provides the Emirate with considerable economic aid as the ruling house of Bahrain, like the Al Saud, is of the Sunni faith, in spite to a majority Shiite population The Saudis would never allow a Shiite regime to be established 25 km from the Saudi coast with the approval of the ''Great Enemy'' Iran. And then Bahrain was a sort of ''playground'' for Saudis looking for entertainment just outside their front door. This therefore explains the reason for the economic support to Bahrain by the Saudis. For instance, one of the largest oil well in Saudi waters has always been exploited for free by the Bahraini oil industry. The construction of the 23 km long bridge that connects Saudi Arabia to the island of Bahrain was financed by the Saudis. The free sale of alcohol in Manama by shops managed by a company belonging to the ruling Bahraini family is another concession aimed at helping the Emir Al Khalifa's coffers. In 1986, shortly before the opening of the Dahran – Manama bridge to traffic, King Fahad proposed to the Emir Sheik Eissa the prohibition of alcohol sale, promising to compensate the Emir for the lost earnings: an offer returned to the sender. On top of all this, about 50% of the Southern territory of the island of Bahrain is off limits, due to the largest naval base leased to the US in the Gulf. However, Manama has since then been a modern city, full of skyscrapers, luxury hotels and shopping centres.

AWALI I was housed in Awali, a village of wooden houses built by the Americans of Caltex in 1939, when the first refinery in Bahrain (and the entire Persian Gulf) was built. Someone later told me that around 1942 some Italian planes departing from a base in Egypt tried to bomb the refinery, which produced fuel for the English army. Not having enough fuel to guarantee the return, the planes dropped their bombs into the sea just before the island of Bahrain, and aborted the mission. The village of Awali is located almost in the center of the main island of Bahrain, and its wooden houses are reminiscent of those from the Lassie TV series in every way, including anti-mosquito doors. The houses are 2 and 4 bedrooms, with a large living-dining room, kitchen and two bathrooms. I was assigned to a small 4 bedroom house, but when I got there I was the only occupant. The village also had a club with a partially covered swimming pool (to prevent the summer sun from making the water too hot) and tennis courts, to which we had free access.

RONCI ATHOS A few days after my arrival, around 3.00 AM, I heard some noises: the sound of a car stopping, doors slamming, and than someone throwing something (I than saw that it was suitcases…) inside the house. , on the wooden floor. Then the door of my room suddenly open, and someone said:  Are you asleep?  Before you arrived I was asleep…….  However...... - says the guy - I'm not going to stay here…….tomorrow I'll talk to the HR and then I'll see .....  Okay…. I say…. do as you like but let me sleep now….

For the record, Mr. Ronci Athos – Umbrian from Narni – was still there in 1993, in the place that 8 years earlier he had said he would leave as soon as possible….

THE PROJECT Our client was called GPIC - Gulf Petrochemical Industries Company - a mixed Bahraini, Saudi and Kuwaiti capital company - and was part of the economic aid package from the rich Gulf countries to the ''poor'' relative of Bahrain. Later, at the time of the commissioning and start up of the plants - we would have transformed the acronym into Gruppo Pensionati Italiani Comerint, given the average age of the people that the then company 'ENI had sent to proceed with the commissioning of the plants. The project was in its final phase, and was directed by none other than the P.I. Manoli Benito Italo. Bahrain would be his last construction site personally managing, before becoming Director of the CSO Service of SNAMPROGETTI. The works were even ahead of schedule, so SNAMPROGETTI enjoyed a lot of credit with the Client. Upon delivery of the plant, the Client gifted an extra bonus of 4 million dollars to SNAMPROGETTI for its performance. The credit was than canceled in 1990, during the first Gulf War. GPIC invited SNAMPROGETTI, BECHTEL and UHUDE to provide an initial feasibility study for a urea plant to be built alongside the existing ammonia and methanol plants. BECHTEL replied that she was not interested, SNAMPROGETTI sent a fax requesting an advance of 11,000 USD for the preliminary study. The Germans from HUDE, sensing the deal, in the midst of the Gulf War, sent a representative to Bahrain to discuss the possibility of building the urea plant. In 1992 the belated SANMPROGETTI envoy to Manama was detained at the entrance gate of the plant for a couple of hours, only to be informed that GPIC had officially commissioned UHUDE with the preliminary study.

COMMISSIONING & START UP The long phase of pre-commissioning, commissioning and start-up of the plants soon began. Which were built on a so-called reclaimed land (an artificial island) created by dredging the shallow seabed, characteristic of the Bahraini island. The artificial island - equipped for safety reasons with an outer gate and an inner gate - was connected to the mainland by a causeaway approximately 3 kilometers long, and a second causeaway joined the island to the loading arms of the products, 10 kilometers further into the sea. This is to allow ships to carry out loading operations in complete safety, without the risk of running aground in the shallow seabed. There were many wrecks of ships stranded along the channel dug by the open sea up to the port of Manama - this much to the happiness of the divers, given that the wrecks had been transformed into sanctuaries of Persian Gulf tropical fish. However, I must say a word to describe the characters who are part of the commissioning – start up. These particular people, who believe they are a sort of ''NASA scientists'' intent on launching the SPACE SHUTTLE into space. As soon as they arrived at site their aim was: ''Okay, get rid of Construction people, we're here now''. The fact is that, apart from 3 or 4 of them who really knew what they were doing and were experts in the difficult process of putting the plants into operation (very dangerous indeed) all the others followed suit: ''they claimed to know'' and the less they knew, the more they pretended they were knewing. I met someone who, as soon as they heard someone approaching, started to talk about chemical formulas, operating pressures, and so on, just to put on airs. In any case, within 3 months the start up team had managed to get the two plants up and running, even if the (rhetorical) question that was circulating was - Did you make the methanol?'' ''no…I didn't…So who did it?? No one knows.... ''

Tawfeeq Mohammed Rasul Almansoor - GPIC President The President of GPIC, however, did not seem entirely satisfied, and he demonstrated it with a series of actions that were surprising to say the least. One day Mr. Tawfiq arrived at high speed at the outer gate driving his metallic blue Rolls Royce. The presence of smat guy on the guard post prevented him from ending up against the bars at the outer check point.

Mr Tawfiq continued on the causeway at full speed and the inner gate guard, warned by radio by his colleague at the outer gate, promptly raised the bars. The President's Rolls entered the area of the Administrative offices, where he finally stopped. Tawfiq got out of the car in a rage, and ordered the Security Chief who met him to organize a meeting within 15 minutes. Participants in addition to him were the Security Chef, the Director of COMERINT and the Security Advisor. We mortals later learned that the Security Chef – an British guy, former officer in Hes Majesty's army, had been fired on the spot – Reason given by Mr. Tawifiq:

''Two gates were opened for me and I was able to drive my car into the plant – and this was because at the sight of my Rolls Royce the guards thought I was driving the car. What if he was a terrorist? What if I suddenly went crazy and wanted to attack the plant? What if I had been kidnapped by terrorists who were hiding in the car filled with explosives??'' (I remember that the Rolls Royce was equipped with tinted mirror windows which did not allow anyone to see who was driving the car.) A few days later, a second episode, again with Mr. Tawifiq as absolute protagonist. He had gone between the Main Control Room and Plant Laboratory, in a fairly hidden corner of the plant, and had broken the glass of one of the fire alarms that send a signal to the Fire Department control room. He than set off the stopwatch on his Rolex Platinum Diamond Pearlmaster to see how long it would take for the firefighters to arrive. After 11 interminable minutes - I would like to point out that the Fire Station was about 700 meters from the place where Mr. Tawfiq was stationed - the firefighters arrived to find that it was a false alarm. Again an urgent meeting was called, where this time the HSE manager lost his job. The reason for such a delay – which according to Tawfiq could have led to a disaster in the event of a real fire – was that on the synoptic panel of the fire brigade control room it was not possible to identify precisely where the alarm had went off. Just a week after the episode of the false fire, the start-up of the plants had been successfuly done. The plant was even proding more ammonia and methanol than expected, around 1,200 tons per day per product, instead of the 1,000 tons expected. But many of the ''COMERINT Pensioners'' who had participated in the commissioning were still circulating in the plant. As they say in Southern Italy, ''they were mugging''. Obviously COMERINT was looking for all the plausible excuses to keep them in service, given the daily rates with which they were invoiced to the Customer. (an average of $1,200/day per person). The situation between COMERINT and GPIC had become very tense, with daily requests from the latter to demobilize the technicians. One day Tawfiq lost patience, and went to the Main Control Room - still dressed in the traditional white disdasha, ghutra on his head, he surprised a swarm of Italians having coffee, talking about football, playing on the computer. Tawfiq, who had been taken like an ordinary local, turned to the bystanders waving his arms in the Arab manner and said:  ''What is this? Coffee shop''?  The shift manager, at that moment sitting on the desk with a cup of coffee in his hand and his legs dangling, stood up and in a benevolent manner, took Tawfiq by the arm (a very serious mistake as per Arab habits) pointed to a door at the end of the corridor and told him :  Shouff (look) coffee shop for Arab is there, at the end of corridor – accompanying it all with a laugh. Tawifiq, according to bystanders, didn't show any sign of upset - he left the Control Room, called the Italian Director on the phone. Mr Fiorentino, COMERINT top manager. Mr Tawfiq ordered that all those present at the unfortunate episode were boarded on the first plane to Italy. The offices in the North wing of the Control Room were closed until further notice. But where the President of GPIC gave his best was at the final meeting with Construction Director Benito Italo Manoli and the entire SAMPROGETTI staff present. During the meeting, numbers of questions were raised which mainly concerned the safety of the systems. At a certain point Mr. Tawfiq turned directly to the Italian Doctor Mr. Busonero asking :  Doctor, in case of explosion of one or more tanks of ammonia or methanol, either due to a terrorist attack, or due to an accident, what could be the consequences?

Dead silence in the meeting room… gazes of all those present frantically crossing each other… Mr. Manoli trying to communicate via brain waves with Doct. Busonero, while coughs and noises of chairs moving rang out in the room…. ..and finally the Doctor, red in the face and with drops of sweat running down his forehead (despite the air conditioning being set to 19 degrees C – Tawfiq's favorite temperature) Doct. Busonero replied: - Well…Mr. Tawifiq…with a prevailing wind from the South-East to the North-West, the inhabitants of Manama would have from 7 to 10 minutes to recommend each one's soul to God…''

It was freezing in the meeting room, no one said a word, everyone was waiting for the President's counter-reply. Tawfiq stood up and nodded to Mr. Manoli who followed him into President's private office. The next day there was no trace of Doct. Busonero. We learned that he had been put on a plane to Rome before midnight, the deadline that Tawfiq had indicated to Mr. Manoli. Contrary, Doct. Busonero would have been arrested for telling the truth.

[countyfairbrands]

County Fair Potatoes, Inc. - Revolutionizing the Potato Industry

Welcome to County Fair Potatoes, Inc., a start-up featuring the unique combination of a multi-generational Idaho potato farmer, real estate, development, and potato processing experts, with the goal of capitalizing on the strong demand for French fries and frozen potato products in the U.S. and abroad. CFP will occupy 74,000 square feet in a new 280,000-square-foot facility that will be constructed by Fall 2025. This deal is unique because of vertical integration (food processing, lease income, cold storage services, etc.); the idea of adding various types of income into the financial model, thus increasing the value of the company, real estate footprint, and mitigating the risk of failure.

Why County Fair Potatoes?

Rapid Growth: The demand for French Fries is skyrocketing both in the US and internationally. Industry experts highlight that current production levels are not meeting this increasing demand.

Vertical Integration: Our company encompasses food manufacturing, sales, transportation, and facilities management. This approach minimizes costs, enhances efficiency, reduces food waste, and maximizes profitability.

Global Reach: By implementing a unique online B2B e-commerce strategy, we enable customers worldwide to sell genuine Idaho-certified potato products at reduced costs, with white-label capacity.

Eco-Friendly Products: Our potatoes are organic, non-GMO, low in salt, sugar, and preservatives, and incredibly tasty!

Investor Benefits

High Returns: Enjoy an impressive IRR of 167.7% and a real estate exit multiple of 2.5X.

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[disputeattorneysinhanoi]

How Foreigners Can Easily Own a House in Vietnam?

How Foreigners Can Easily Own a House in Vietnam?

Because making an overseas property investment is a significant decision, it is recommended that the investors consult with real estate dispute lawyers in Vietnam for assistance in determining the developer's eligibility, construction permits, and other project-related legal documents. To ensure the protection of rights, reduce risks, and ensure compliance, it is essential to review the transaction documents in relation to the deposit agreement, sales agreement, and any other agreements the developer might propose.

On November 25th, 2014, the National Assembly of the Socialist Republic of Vietnam has approved the Housing Act 2014. The fact that a foreigner can buy a house in Vietnam is one of the most notable new changes.

Houses can be owned by foreign organizations and individuals in Vietnam:

-Overseas organizations and individuals putting resources into lodging development under projects in Vietnam as per the arrangements of the Housing Law and related authoritative archives;

-In Vietnam, businesses with foreign investment capital are operating, as are foreign investment funds, foreign bank branches, branch or representative offices of foreign businesses, and foreign investment funds.

-Foreign citizens are allowed to enter Vietnam.

What are forms of ownership housing foreigner in Vietnam?

-investment in the construction of housing in Vietnam as part of the project, in accordance with the Housing Law and related legislation;

-Apartments and single-family homes are included in the investment projects of housing construction. Commercial housing can be purchased, leased, donated, or passed down. (With the exception of housing projects aimed at safeguarding Vietnam's national defense and security, as mandated by the Government of Vietnam).

What are conditions, rights and obligations of foreigner when buy house in Vietnam?

For people or associations putting resources into lodging development under a project in Vietnam while seeking to possess houses in Vietnam they should fulfill the accompanying circumstances:

-Have an investment certificate

- Have housing developments constructed within the project in accordance with housing law.

When looking to buy a house in Vietnam, foreign businesses with foreign investment capital, branch or representative offices of foreign businesses, foreign investment funds, and foreign bank branches must meet the following conditions:

-Have investment certificates or documents relating with the license to operate in Vietnam gave by the skillful State offices of Vietnam.

Foreign individuals buying a house in Vietnam

-Allowed entry into Vietnam, but do not entitled to diplomatic and consular privileges and immunity.

Foreign businesses with foreign investment capital, branch or representative offices of foreign businesses, foreign investment funds, and foreign bank branches in Vietnam, as well as individual foreign buyers of homes in Vietnam, are eligible to own homes in Vietnam when:

-Rent, buy, donate, inherit, or own no more than 30% of an apartment building's units; Foreigners are not permitted to buy, lease, donate, inherit, or own more than two hundred fifty individual houses, including villas and semi-detached houses, in areas with a population equivalent to that of ward-level administrative;

-In accordance with the terms of the contract of sale, lease, donation, or inheritance, foreign individuals are entitled to own a home for a maximum of 50 years from the date of issuance of the certificate of ownership, which may be extended as required by the government. The certificate must also specify the period of ownership of the property;

-In the case of foreign individuals married to a citizen of Vietnam or hitched to a Vietnam resident got an outside country, they can possess the houses for a long and stable term. Additionally, like Vietnamese citizens, they enjoy owner rights;

Foreign organizations shall have the right to own a house in accordance with the contract of sale, lease, donation, or inheritance, but not longer than the period outlined in the certificate of ownership, which may include an extended period. The time it takes to own a house starts on the date the certificate of ownership is received and is listed on the certificate.

[nurealtyadvisors]

Advantages of Multifamily Real Estate Investing

Investing in multi-family real estate is a favored asset class among both seasoned and novice commercial real estate investors. This category of real estate comprises properties specifically developed to accommodate multiple families, including apartment buildings and townhouses. These properties are typically owned by a single entity and rented out to multiple tenants. Multifamily investment properties for sale in New York can be a lucrative investment opportunity for individuals and companies looking to generate income from rental properties. Here are the many benefits of multifamily investing:

Help Pay Mortgage

One of the key advantages of investing in multi-family real estate is the ability to lease out multiple units, generating rental income that can be used to offset or even pay off your mortgage. With this strategy, you can enjoy the financial benefits of property ownership while maximizing your returns. This can significantly reduce your monthly housing costs and help you build equity in your property faster.

Easy to Finance

When considering obtaining a mortgage, multi-family loans are comparatively simpler to qualify for than single-family homes. This is because rental income can be considered as a source of income, enabling you to secure a larger loan. Nonetheless, it is crucial to meticulously examine your credit report and make enhancements to your credit score to secure the most favorable mortgage interest rate. By doing so, you can ensure that your mortgage application is successful and you receive the best possible terms.

Scope of Real Estate Portfolio Construction

Investing in multi-family properties presents an excellent opportunity for creating a rental property portfolio. By acquiring more multi-family units, you can generate sufficient rental income to offset your mortgage payments, thereby freeing up funds to acquire additional properties. This approach enables you to grow your real estate investment empire steadily. Over time, you can build a portfolio of properties that generates significant monthly income.

Easier Control

When you own Multifamily buildings for sale in Yonkers New York, you have greater control over your investment. You can handle the day-to-day issues that arise, collect the rent, and save on property management costs. Additionally, many renters treat multi-family units better because they know the owner is nearby.

Tax Benefits

Another significant benefit of multifamily real estate investing is tax benefits. You can write off the costs of maintenance and repairs on your rental unit, deduct insurance premiums and property/facility management fees, and reduce the value of your home over time. All these tax incentives lead to many tax savings.

Simplicity

Multi-family real estate investing is also a much easier way to become a real estate investor. You only need one mortgage and one insurance policy to cover your building, which makes it simpler to manage and reduces the need for property managers.

Reduce the Risk

Owning multiple units reduces risk. If one unit is vacant, you still have rental income from the other units to cover your expenses. Additionally, owning multi-family properties can help you weather economic downturns and other challenges that can impact the real estate market.

Conclusion

Multifamily investments offer compelling risk-adjusted return profiles. Different financing options are available for family offices and property trusts for individuals and partnerships. However, the complexity and diversity of the structural features of each loan create opportunities for failure in the financing process. Investigate not only the financing options but also the structural characteristics of the loan and be aware of the limiting factors early in the process. This creates the foundation for a successful path that increases cash flow. It is advisable to rely on seasoned brokers specializing in multifamily real estate investment to assist you in navigating the intricacies and pinpointing suitable prospects. Investing in multi-family properties can potentially yield substantial rental income, enhance equity, and foster financial security.

[hakesbros]

New Homes For Sale In Albuquerque, Nm

The Albuquerque Public Schools school district caters to over ninety,000 students’ instructional needs and is praised for its diversity. To see all the homes you’ve saved, visit the My Favorites section of your account. Zillow Group is dedicated to ensuring digital accessibility for individuals with disabilities. We are repeatedly working to improve the accessibility of our net expertise for everybody, and we welcome suggestions and accommodation requests. If you want to report a difficulty or search an lodging, please tell us.

To really appreciate your new hometown’s place in historical past, discover an apartment close to Albuquerque’s historic Old Town district, the place many homes are on the National Register of Historic Places. There’s stay weekend entertainment throughout the summer in Old Town Plaza, and a few of the city’s best buying too. Albuquerque was established in 1706 as a Spanish colonial outpost, with a village constructed up around a central plaza .

The self-proclaimed “outdoor enthusiast’s paradise,” Albuquerque boasts 300-plus days of sunshine every year. Albuquerque can be highly-regarded as a cultural center of the Southwest thanks to museums like the Maxwell Museum of Anthropology, Indian Pueblo Cultural Center and New Mexico Museum of Natural History. Active homebuilders within the area embrace Pulte Homes, Twilight Homes, RayLee Homes, Abrazo Homes, and Tiara Homes contributing their expertise and prime quality customer support to the house new home builders in albuquerque process. Situated on the middle of the New Mexico Technology Corridor, Albuquerque boasts a concentration of high-tech private firms and authorities establishments alongside the Rio Grande. Many know-how fields operate here and account for almost half of the state's economic activity. Other financial drivers embody authorities, agriculture, tourism, manufacturing, and analysis & improvement.

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[adeelbhatticentury21]

[mariacallous]

In January, after New York-based short seller Hindenburg Research released a report accusing Adani Group of accounting fraud and stock manipulation, the Indian conglomerate defended itself by appealing to nationalism. “This is … a calculated attack on India, the independence, integrity and quality of Indian institutions, and the growth story and ambition of India,” the group said in a 413-page response refuting the allegations.

It is no surprise that Adani Group tied itself to India’s “growth story.” The industrial empire of Gautam Adani, the group’s founder, has been key to Prime Minister Narendra Modi’s vision for India, which centers on big infrastructure projects as drivers of growth. In turn, Adani’s support for Modi’s nation-building plans, from airports to green hydrogen plants, has propelled his conglomerate’s meteoric rise. From 2014 to December 2022, Adani Group’s market capitalization soared from $6.5 billion to more than $223 billion.

Hindenburg’s report triggered a sudden reversal, however. The value of Adani Group’s publicly traded stocks soon fell by more than half—a rout that has continued a month after the report’s release. Modi has chosen to remain quiet about the affair, even as it has raised serious questions about India’s economy.

If Adani Group seeks refuge from criticism by tying its success to that of India’s, then the converse must also be reckoned with: The collapse of its shares represents a stress test for India’s growth project. It has cast doubt on whether Modi’s strategy of propping up a few favored corporate titans can translate into lasting results on the ground. And, beyond that, whether Modi’s India can deliver on hopes that it could become a driver of global economic growth, as China was for the past three decades.

Modi’s rise has long been intertwined with that of Adani’s. As chief minister of Gujarat from 2001 to 2014, Modi made his name through his so-called Gujarat model of development, with its large infrastructure projects, such as dams, extensive highways, and solar power plants. Adani was critical not just to constructing many of these projects but also to bringing big business around to the idea of Modi as a potential prime minister. After Modi was elected in 2014, he flew from Gujarat to his new home of New Delhi in Adani’s private jet.

As Modi became India’s most popular leader since the republic’s first prime minister, Jawaharlal Nehru, Adani’s business interests expanded. His conglomerate partnered with the government on critical infrastructure projects within India and, increasingly, abroad. Since Modi entered office, Adani’s net worth increased by more than 5,000 percent to $150 billion in September 2022, making him Asia’s richest man before the scandal. His wealth came largely on the back of winning government contracts; expanding into strategic sectors, such as clean energy and defense; and building critical infrastructure projects. For instance, Adani Group secured seven out of the eight airports that the Indian government leased out to private companies. These kinds of contracts, in turn, led to more interest in Adani Group stock from investors.

The government has undoubtedly placed its trust in Adani, but the Hindenburg report could be a stumbling block in Modi’s plans to ensure that India remains the world’s fastest-growing major economy. After the brutal stock rout, the group called off a $2.5 billion share sale and had to delay its expansion plans. A margin call followed, leading Adani to prepay a $1.1 billion loan. Meanwhile, French energy giant TotalEnergies has put on hold a $4 billion investment in an Adani Group green hydrogen project.

Over his tenure, Modi has been unwilling or unable to push through structural reform that would allow more companies to enter new sectors without significant risk-taking. He therefore has no option but to depend on national champions, such as Adani. But even among Indian billionaires, Adani is unique. Very few businesspeople enjoy the government’s confidence, can navigate dizzying state regulation, and, most of all, are willing to risk enormous amounts of capital.

In 2015, Credit Suisse published its House of Debt report, which examined the precarious debt levels of 10 prominent Indian business groups with a significant presence in various infrastructure sectors. Out of the 10 groups, many have ended up in bankruptcy courts in recent years, while others have pursued debt consolidation plans. Only one group—the Adani conglomerate—has continued to borrow and invest at a breathtaking pace.

The Economist has estimated that the combined revenues of companies controlled by Adani and fellow tycoon Mukesh Ambani, chair of India’s Reliance Industries, are equivalent to 4 percent of India’s GDP. Firms controlled by the pair also account for nearly a quarter of the capital spending of all publicly traded non-financial firms.

While many analysts fret over whether Adani Group is too big to fail, the more pertinent question is whether Adani has been too integral to the Indian economic project to fail.

Modi now faces a difficult dilemma. On the one hand, he relies heavily on large infrastructure development delivered by India’s billionaires. For example, Adani plans to develop massive renewable energy projects—and without them, India would find it challenging to fulfill its commitment to meet 50 percent of its energy requirements with renewables by 2030.

On the other hand, if Modi continues to protect Adani—as India’s opposition has alleged—by not addressing Hindenburg’s allegations, he runs the risk of undermining the credibility of India’s corporate governance and, by extension, its growth narrative.

Although India’s financial regulatory institutions are far from perfect, India has an established history of investigating and punishing financial fraud. The Adani Group scandal, however, has cast doubt on the ability of these institutions—such as the Securities and Exchange Board of India (SEBI), the country’s capital markets regulator—to operate independently.

It’s worth asking whether the Adani saga could have been anticipated, investigated, and defused long before Hindenburg came along if watchdogs had done their job.

Consider, for instance, a puzzling question that Hindenburg has sought to address: What explains the mind-boggling rise in the price of many Adani Group stocks? The price-to-earnings ratio of Adani Enterprises, the conglomerate’s flagship entity, went from 37.6 to 343.9 in just two years. But as experts have pointed out, growth of that nature is typically seen in companies in the technology sector, not brick-and-mortar industries.

There could be innocuous explanations, but the fact that the company’s board of directors didn’t examine the issue publicly opened the door for worrying allegations put forth by Hindenburg. In particular, the short seller has alleged that Adani Group’s stocks are being inflated by the conglomerate itself through secretive offshore entities.

This brings us to the question of what India’s stock market and banking regulators were doing. Long before Hindenburg came along, news outlets had pointed to the existence of three Mauritius-based funds that appeared to only invest in Adani Group companies and whose ultimate ownership was opaque. Why weren’t these funds forced to furnish details of their ownership structure at any point in the last few years and nip allegations of “round-tripping” in the bud?

In addition, SEBI continued to sign off on the conglomerate’s fundraising proposals even though the Indian government disclosed in Parliament in 2021 that SEBI had begun a probe to investigate some Adani Group companies over “non-compliance of rules.” It’s unclear what the scope of the SEBI investigation was and whether it has concluded.

For years, India’s beleaguered political opposition has accused regulatory authorities of corruption and raised allegations of crony capitalism, specifically pointing to Adani. But given the opposition’s lack of specific allegations made against SEBI, it seems more likely that the economy and stock market’s overseers are simply indifferent and plagued by inertia. Regardless, these accusations, and the Adani Group controversy, have not hurt Modi’s popularity, thanks in part to his administration’s tight control over the mainstream media.

Yet there may be consequences that stem from outside of India’s borders. It’s possible that global investors will become less bullish on India if they think that Indian business empires won’t be able to build necessary infrastructure or be reined in by domestic regulatory systems. Overseas partnerships and joint ventures could face headwinds as well, just as the Adani-TotalEnergies partnership has.

A fair, independent, and transparent probe into the allegations against Adani Group could ease these fears. Modi has so far ignored demands for one made by opposition political parties. But continuing to do so could very well be damaging to the long-term economic interests of India, and the world, even if it does not hurt Modi politically in the short term.

[diggertradecom]

Mini Excavator Rental in Russia

Purchasing a mini excavator in Russia is a great way to get your feet wet in the world of construction. This type of equipment can be used for many different tasks and is suitable for all kinds of projects.

mini excavator rental

Using a mini excavator can be an inexpensive and frugal way to get your hands dirty. With the right аренда мини экскаватора, you can tackle any project, big or small, and get the job done in no time at all. It's also a great option for home improvement projects, and is the perfect way to spruce up your backyard for the winter. A mini excavator will get the job done and leave you with a nice clean workspace. A mini excavator can also be the most cost effective way to get a job done right. If you're in the market for a mini excavator, give us a call! We can set you up with the best mini excavator rental in town. We have an extensive inventory of Cat compact excavators, so you'll have a mini excavator in your backyard in no time. Unlike other mini excavator rental companies, Yancey Equipment Rental has one of the largest inventories of the aforementioned equipment on the planet. We also have a wide selection of other construction equipment to suit your needs.

We sell special equipment in Russia

MMZ Avangard, a government contractor that churns out the lion's share of the country's defense budget, was not shy about using Extreme's wares. The company, whose headquarters are in Moscow's affluent northern suburbs, had been using Extreme's networking equipment for a few years when they put out a tender for its network of networked computers. The company's CEO and CFO did not return emails seeking comment.

Extreme did not have an official line on the company's wares, but did make it a point to maintain contact with Russian clients. The company also was a savvy marketer, posting a record $41.5 million worth of equipment to Russian customers in the four years preceding the end of the current Obama administration. The company's website boasts that it has a "long history" in Russia, dating back to the days of the Soviet Union. The company also reportedly won the aforementioned mega contract for the construction of a new state-of-the-art naval training center at the former Russian naval base of Sevastopol. The company, which has its own state-of-the-art data center in Moscow, reportedly supplied IT equipment to other government and military entities in Russia. Its biggest customers include Almaz-Antey, the largest weapons manufacturer in the world, and Russian aerospace giant Rosoboronexport. The company's most recent contract, for the design and construction of a new Russian missile storage facility, was the result of a tender that was a trifle less transparent.

New arrivals of road and construction equipment

During the first three months of 2021, the Russian market of road and construction equipment grew by 26.4%, with the growth of special equipment in the first quarter being a factor in the stabilization of the market. This market is characterized by preferential lending, leasing agreements, state support, and subsidies for research and design work.

In addition, Russian President Vladimir Putin limited the possibility of leasing foreign equipment to regions. This measure was taken in order to limit the imports of foreign construction equipment in the presence of Russian analogues.

Another positive factor was the tax policy, which led to the decline in imports of construction equipment. In addition, the government adopted a statement on import replacement.

Russian companies were still purchasing machine control systems for heavy equipment. In fact, these systems were introduced in Russia over ten years ago. In some cases, they were used to control equipment according to 3D models.

During the first half of 2017, sales of new construction equipment fell by 10% in Russia. This was caused by the general economic situation. It is possible to expect a positive trend in the industry during the second half of the year.

In addition, the government will allocate 35 billion roubles for the development of federal roads before the end of the year. This will provide an additional source of financing for Russian construction companies. This will also help accelerate the implementation of the national strategic programme Safe High-Quality Roads.

[cazort]

So a word of warning here, rent control is a market intervention and as such can produce all sorts of unintended outcomes. Some of the things that can go terribly wrong with rent control include:

segregation of housing units into rent controlled and non-rent-controlled ones. investors and landlords find ways to avoid having their properties qualify for rent control.

rent control units squeezing landlords because the economics of them are so lopsided to where it's hard for the landlord not to lose money on the units, which then leads landlords to do the bare minimum of maintenance required by law, and you have to fight with landlords using the law to threaten them to get them to do even basic maintenance. and this becomes a full-time job with some landlords, and it demands extra time and work of the tenants.

the fixed rent weakening or even outright removing the incentive for new construction, further reducing supply

These factors combine to make rent control apartments very hard to come by. Once people get them, they tend not to give them up. Even if a person moves, they often stay on the lease and may allow a friend or family member to live there. In some places this is even allowed under the law, like NYC has a tiny portion of rent controlled apartments and you can legally pass the lease to a family member, which I think is pretty problematic. It's a special privilege available to very few people. I don't know how California will implement rent control but I have never seen a system that was implemented in a way that I thought was ideal.

What is a better approach to high cost-of-living? here are some solutions that work with, rather than against the market:

zoning reform to remove things like density maximums, parking minimums, prohibitions on apartments, "accessory dwelling units", subdividing of existing properties, height caps, and other restrictions that make it harder to build more housing units.

local ordinance reform to remove laws restricting larger numbers of unrelated people living under the same roof, and thus permitting more communal living situations, which helps people to live more cheaply and also increases the effective supply and decreases demand for housing units.

progressive tax reform to make it harder for wealth to concentrate in the hands of people who already have it, and lessen tax burdens on the poor. this affects predatory landlords because they tend to be very wealthy. progressive tax reform can include reforms like restrictions on expenses that landlords are allowed to deduct, which can ensure they actually pay tax and do not just claim "losses" because of all their expenses.

unrealized capital gains taxes, which can hit the wealthiest landlords very hard because real estate tends to appreciate in value a lot, and areas with the highest costs-of-living tend to have the largest appreciation so these taxes would have the biggest benefit in the areas most in need of housing price reduction.

property tax reform that better incentivizes housing construction and penalizes hoarding of property, such as taxing only the value of the land and not the buildings on it, which incentivizes the building of more property and penalizes land uses such as parking lots, vacant lots, vacant or unused property, and wealthy people hoarding multiple homes for themselves.

a shift away from payroll tax and income tax and a shift towards carbon taxation and other pollution taxes, which would have a strongly progressive effect by coming down hard on high-consumption, high-environmental-footprint wealthy people, and put more money in the pockets of working people.

removal of California's freezing of property taxes at the point of sale, which keeps properties from changing hands and incentivizes people to hold property as long as they can, thus incentivizing rich people to hold onto multiple houses and making things especially hard on new homeowners, and also depressing the market by reducing the supply of properties for sale which makes property values astronomically high.

Each and every one of these solutions works with the market and does not produce any of the sorts of externalities that rent control does.

For this reason I not only would vote against rent control, but I urge others, even leftists, to vote against it.

Managed economies don't work! There is a way to push progressive policy that uses systems thinking and it is 100 times better in a long list of ways.

Rent control is on the ballot for California voters this November.

I uh, get that tumblr isn't exactly sorted by geography, but this is a huge deal.

It's a huge deal even for people who don't expect to be personally affected by it -- rent control is a protection against the poorest people living in a city being forced out, and that's just bad for everyone. When you have a city where only medium well off to rich people live, you get their service employees coming in from a suburb an hour and a half away (blech) or else you get people stacked three to a room. Or people holding down a job or three while trying to earn enough to get off the street or, well, out of their parents' place or away from the abusive partner they can't afford to break up with. Point is, a lack of housing that people can just keep living in at the same price, means a lot of bad things for society, and we probably aren't going to socialize housing within the next ten years but maybe we can get rent control back.