Los Angeles Times
Audit: L.A. housing authority plagued by bad
financial management
Wendy Gruel, L.A.City Controller |
Why HACLA's "Loophole Exemption" from the Los Angeles Rent Stabilization Ordinance (RSO) Needs to Be Closed
HOUSING COMMITTEE Wednesday , January 10, 2018 ROOM 1010, CITY HALL - 3:00 PM 200 NORTH SPRING STREET, LOS ANGELES, CA 90012 ...
Wendy Gruel, L.A.City Controller |
SEC. 151.02. DEFINITIONS.
Rental Units. (Amended by Ord. No. 157,385, Eff. 1/24/83.) All dwelling units, efficiency dwelling units, guest rooms, and suites, as defined in Section 12.03 of this Code, and all housing accommodations as defined in Government Code Section 12927, and duplexes and condominiums in the City of Los Angeles, rented or offered for rent for living or dwelling purposes, the land and buildings appurtenant thereto, and all housing services, privileges, furnishings and facilities supplied in connection with the use or occupancy thereof, including garage and parking facilities. (Sentence Amended by Ord. No. 170,445, Eff. 5/6/95, Oper. 7/5/95.) This term shall also include mobile homes, whether rent is paid for the mobile home and the land upon which the mobile home is located, or rent is paid for the land alone. Further, it shall include recreational vehicles, as defined in California Civil Code Section 799.29 if located in a mobile home park or recreational vehicle park, whether rent is paid for the recreational vehicle and the land upon which it is located, or rent is paid for the land alone. (Sentence Amended by Ord. No. 181,744, Eff. 7/15/11.The term shall not include:
5. Housing accommodations owned and operated by the Los Angeles City Housing Authority, or which a government unit, agency or authority owns, operates, or manages and which are specifically exempted from municipal rent regulation by state or federal law or administrative regulation, or housing accommodations specifically exempted from municipal rent regulation by state or federal law or administrative regulation. This exception shall not apply once the government ownership, operation, management, regulation or rental assistance is discontinued. This exception shall not apply to rental units for which rental assistance is paid pursuant to the Housing Choice Voucher Program codified at 24 CFR part 982, and those units are subject to the provisions of this article to the fullest extent allowed by law. (Amended by Ord. No. 177,587, Eff. 7/5/06.)
9. Non-Profit Housing Accommodations. Housing accommodations operated by a non-profit organization or owned and operated by a limited partnership in which the general partner is a non-profit organization exempted from City business taxes, as long as these accommodations are available to low income households as evidenced by a government imposed regulatory agreement, covenant agreement or like document which is recorded against the property, which imposes conditions consistent with those contained in the Rent Stabilization Ordinance and is in full force and effect. (Amended by Ord. No. 175,953, Eff. 5/17/04
6640 VAN NUYS BLVD. VAN NUYS, CA 91405 | 2215 N. BROADWAY AVE. | LOS ANGELES, CA 90031 | 690 KNOX ST., SUITE 125 LOS ANGELES, CA 90502 | CITY OF LOS ANGELES | |
3550 WILSHIRE BLVD. 15TH FLOOR LOS ANGELES, CA 90010 | 8475 S. VERMONT AVE. 2ND FLOOR LOS ANGELES, CA 90044 | 1645 CORINTH AVE. SUITE 104 LOS ANGELES, CA 90025 | |||
P.O. BOX 17280, LOS ANGELES, CA 90017-0280 § _866-557-RENT § _866-557-7368 § _HTTP://HCIDLA.LACITY.ORG | |||||
CHRONOLOGY OF ALLOWABLE RENT INCREASES SINCE 1979 | |||
DATE | PERCENTAGE ALLOWED | DATE | PERCENTAGE ALLOWED |
5/1/79 - 6/30/85 | 7% | 7/1/00 - 6/30/01 | 3% |
7/1/85 - 6/30/86 | 4% | 7/1/01 - 6/30/02 | 3% |
7/1/86 - 6/30/87 | 5% | 7/1/02 - 6/30/03 | 3% |
7/1/87 - 6/30/88 | 4% | 7/1/03 - 6/30/04 | 3% |
7/1/88 - 6/30/89 | 4% | 7/1/04 - 6/30/05 | 3% |
7/1/89 - 6/30/90 | 5% | 7/1/05 - 6/30/06 | 3% |
7/1/90 - 6/30/91 | 5% | 7/1/06 - 6/30/07 | 4% |
7/1/91 - 6/30/92 | 5% | 7/1/07 - 6/30/08 | 5% |
7/1/92 - 6/30/93 | 5% | 7/1/08 - 6/30/09 | 3% |
7/1/93 - 6/30/94 | 3% | 7/1/09 - 6/30/10 | 4% |
7/1/94 - 6/30/95 | 3% | 7/1/10 - 6/30/11 | 3% |
7/1/95 - 6/30/96 | 3% | 7/1/11 – 6/30/12 | 3% |
7/1/96 - 6/30/97 | 3% | 7/1/12- 6/30/13 | 3% |
7/1/97 - 6/30/98 | 3% | 7/1/13 – 6/30/14 | 3% |
7/1/98 - 6/30/99 | 3% | 7/1/14 – 6/30/15 | 3% |
7/1/99 - 6/30/00 | 3% | 7/1/15 – 6/30/16 | 3% |
The City of Los Angeles has adopted the Tenant Habitability Program (Program) to facilitate landlord
investment in Primary Renovation Work without subjecting tenants to either an untenantable housing
condition during such renovation work or forced permanent displacement. The Program requires
landlords to mitigate such temporary untenantable conditions, either through actions to ensure that
tenants can safely remain in place during construction or through the temporary relocation of tenants
to alternative housing accommodations. These two options should not be regarded as mutually
exclusive but rather as complementary approaches that might be appropriate to different stages of
the renovation process.
The Program went into effect on May 2, 2005. The requirements of the Program are set forth in Los
Angeles Municipal Code (LAMC) Section 152.00 and in Rent Adjustment Commission (RAC) Regulation
710.00. Both of these documents provide more detailed information about the THP than is presented
in this program summary.
Primary Renovation Work is work that is performed either on a rental unit or on the building
containing the rental unit that improves the property by prolonging its useful life or adding value,
and involves either or both of the following:
1. Replacement or substantial modification of any structural, electrical, plumbing or
mechanical system that requires a permit under the LAMC.
2. Abatement of hazardous materials, such as lead-based paint and asbestos, in accordance
with applicable federal, state, and local laws.
Related Work includes any improvement or repair which in and of itself does not constitute Primary
Renovation Work, but which is undertaken in conjunction with and is necessary to the initiation and/
or completion of Primary Renovation Work.
Tenant Habitability Plan is a document submitted by a landlord to the HCIDLA identifying any
impact that Primary Renovation Work and Related Work will have on the habitability of a tenant’s
permanent place of residence and the steps the landlord will take to mitigate the impact on the
tenant and the tenant’s personal property during the period that the Primary Renovation Work and
Related Work are undertaken.
Rent Stabilization Bulletin
Temporary Relocation is the resettlement of a tenant from the tenant’s permanent residence to a
habitable housing accommodation in accordance with a Tenant Habitability Plan (THP). The
temporary relocation of a tenant fro his/her permanent place of residence shall not constitute the
voluntary vacation of the unit and shall not terminate the status and rights of a tenant, including the
right to reoccupy the same unit, upon the completion of the Primary Renovation Work and any
Related Work, subject to any rent adjustment as may be authorized under the Ordinance.
Notice of Primary Renovation Work is a written notice, using a form established by the Los Angeles
Housing + Community Investment Department (HCIDLA), that is served by the landlord upon a tenant or tenant household at least 60 days prior to commencing any Primary Renovation Work or Related Work advising the tenant of forthcoming Primary Renovation Work and Related Work, the impact of such work on the tenant, and measures the landlord will take to mitigate the impact on the tenant.
The following criteria shall be used to determine whether proposed permitted work constitutes
• The proposed work includes the replacement of existing water or gas supply lines, the
replacement of existing drain waste lines, or the installation of additional new supply or waste
lines.
• The proposed work includes the replacement of electrical wiring or circuits, the replacement of
an electrical service panel, or the addition of new wiring or circuits.
• The proposed work includes the replacement or upgrading of a heating, ventilation, or air
conditioning (HVAC) system or the replacement, upgrading, or initial, installation of an elevator
system.
• The proposed work includes additions, modifications or improvements to the foundation or to the
structure (including the roof) that expose the building frame or compromise the building’s
security, weather protection or fire protection.
• The proposed work includes the abatement of hazardous materials, such as, but not limited to
lead-based paint and asbestos, in accordance with applicable federal, state and local laws.
In completing a Tenant Habitability Plan (THP), a landlord must indicate whether the temporary
relocation of one or more tenant households is necessary. Temporary relocation is required whenever
Primary Renovation Work will (a) make the rental unit an untenantable dwelling outside of the hours
of 8:00 AM through 5:00 PM, Monday through Friday, (b) expose the tenant at any time to toxic or
hazardous materials including, but not limited to, lead-based paint and asbestos, or (c) otherwise
endanger the health or safety of the tenant.
The temporary relocation of a tenant under the Program does not constitute the voluntary vacating
of that rental unit and does not terminate the status and rights of a tenant, including the right to
reoccupy the tenant’s rental unit upon the completion of the Primary Renovation Work. A tenant who
is temporarily relocated as a result of Primary Renovation Work continues to pay rent in the manner
prescribed by any lease provision or acceptance in the course of business between the landlord and the tenant. The landlord, in turn, pays for all temporary housing accommodation costs regardless of whether those costs exceed rent paid by the tenant.
A landlord and tenant may mutually agree to allow the landlord to pay the tenant a per diem amount
for each day of temporary relocation instead of the landlord providing temporary replacement
housing. A landlord and tenant may also agree for the landlord to pay the tenant a fixed payment to
cover moving and temporary storage of tenant personal property. In either case, the agreement shall
be written in the language in which the original lease was negotiated, signed by the landlord and
tenant, and contain the tenant’s acknowledgment that the tenant received notice of tenant rights
under the Program and understands those rights. The landlord shall provide the Department with a
copy of this agreement within 15 days of its execution. Agreement forms for both purposes are
included in the Notice of Primary Renovation Work.
Any tenant, who will be affected by Primary Renovation Work for a period of 30 days or more, may
elect Permanent Relocation Assistance provided the tenant notifies the landlord of the decisions
within 15 days from the service of the Notice of Primary Renovation Work. In addition, a tenant may
demand Permanent Relocation Assistance following written notice from either the landlord or the
HCIDLA that the Primary Renovation Work and Related Work will continue for 30 or more days longer than the projected completion date stated in the THP or any modifications thereto accepted by the Department.
The landlord has 15 days from the receipt of an eligible request for relocation assistance to provide
same, either through a direct payment to the tenant or through payment to an escrow account.
Relocation amounts are households which include a senior citizen or disabled person or minor
dependent child are qualified tenant households. All other households are eligible tenants.
Relocation Assistance Amounts | |||
Effective July 1, 2014 through June 30, 2015 | |||
Tenants | Tenants with Less Than 3 Years | Tenants with 3 or More Years | Low Income Tenants |
Eligible Tenants | $7,700 | $10,200 | $10,200 |
Qualified Tenant | $16,350 | $19,300 | $19,300 |
2015 HUD Low Income Limits for Los Angeles (Formerly known as 80% of AMI) | ||||||||
Household Size | 1 Person | 2 Person | 3 Person | 4 Person | 5 Person | 6 Person | 7 Person | 8 Person |
Income Limit | $46,500 | $53,150 | $59,800 | $66,400 | $71,750 | $77,050 | $82, 350 | $87,650 |
SUPPORT RENT CONTROL
IN SOUTH PASADENA
SPTU is a grassroots organization dedicated to defending tenant rights and interests.
We are a community of activists that believe in fair and affordable housing.
We are in support of Rent Control and Just Cause Eviction for South Pasadena.
We aim to spread awareness, support and education for tenants throughout our City.
Anyone believing in our core values is welcome to join!
We are accepting Support, Volunteers and Donations.
10 FACTS ABOUT RENT CONTROL
IN CALIFORNIA
FACT 1: Rent control laws limit annual rent increases
Without rent control, landlords are free to raise rents in any amount as often as they want.
FACT 2: Rent control promotes stability
Tenants stay in their homes longer and are more invested in their local neighborhoods and communities.
Tenants stay in their homes longer and are more invested in their local neighborhoods and communities.
FACT 3: Rent control leaves tenants with more money to spend in the local economy
FACT 4: Rent control does not protect tenants who fail to pay the rent
or violate their lease from eviction
Tenants can also be evicted if an owner wants to live in the property.
FACT 5: Rent control has no impact whatsoever on the development of new housing
New construction is exempt from rent control under state law.
FACT 6: Twelve cities in California have some form of rent control
Berkeley, Beverly Hills, East Palo Alto, Hayward, Los Angeles, Oakland, Palm Springs, San Francisco, Santa Monica, San Jose, Thousand Oaks, and West Hollywood.
FACT 7: Rent control laws are popular with voters
In 2008, California voters defeated a landlord attack on rent control by a decisive 22 point margin statewide.
FACT 8: Landlords do just fine under rent control
All rent control laws are required to allow landlords to earn a fair return on their investment.
Landlords are allowed to raise the rent every year by a set percentage, pass through a certain additional costs, and charge any amount at the start of a new tenancy.
FACT 9: Rent control can be cost neutral for cities
Any cost to administer the program can come through a low per unit fee paid by the landlords
(or shared with tenants).
FACT 10: Rent control is perfectly legal
Courts have upheld rent control laws for decades.
Downloadable PDF toolkit from TenantsTogether.org
LOS ANGELES TIMES
October 11, 2016
Doug Smith
The sandblasting contractor was in a bind. It was almost 9 a.m. and his crew was waiting for instructions. But the people wouldn’t leave.
They sat on folding chairs under his scaffolding, ate potluck offerings and danced to Cumbia music.
His boss, the stucco contractor, faced off with a leader of a group of tenants who say they have formed a union.
“We’re asking you in solidarity to move on to another site,” she said. “There’s plenty of other sites.”
“You’re stopping us from work,” he said. “We’ve got bills to pay too.”
She gave no ground.
“We’re going to mask the windows and we’re going to fire up the rig,” he said.
The late August confrontation outside the 60-unit Marmion Royal apartments in Highland Park marked a flashpoint in L.A.’s slow-burning drama over income inequality, cultural identity, housing affordability and neighborhood preservation.
With its rents and real estate prices rising dramatically in recent years, Highland Park has become the latest front in the wave of gentrification that has swept nearby communities such as Echo Park and Atwater Village, uprooting working-class Latinos from neighborhoods they have called home for decades.
“Highland Park is now ground zero, not only in L.A., but in the whole country,” said Peter Dreier, professor of urban and environmental policy at Occidental College in Eagle Rock.
“Hedge funds and private equity firms are gobbling up properties all over the country,” he said. “They buy buildings for speculation. There’s enormous pressure on landlords to get rid of tenants.”
In the first half of this year, 20 multi-family buildings changed hands in Highland Park, five more than the same period last year, according to the real estate data firm CoStar.
Many of those buildings are rent-controlled, limiting raises to 3% a year and requiring owners to pay relocation fees to anyone evicted for renovations.
But Marmion Royal was built in 1987, years after the city’s Rent Stabilization Ordinance went into effect, making the apartment complex exempt.
When a new owner began renovating units and asked to negotiate higher rents, tenants saw it as a move to force out longtime low-income residents. They banded together and demanded de facto rent control — long-term leases with limited increases.
“They’ve stood up,” said John Urquiza, a freelance photographer and designer who organizes for an anti-gentrification group called the North East Los Angeles Alliance. “That’s a lot different from what’s been going on, people negotiating their way out and retreating.”
Skya Ventures, a Tarzana investment company, bought the complex in May from Azusa Pacific University. The university had acquired the property as a donation and remained a distant landlord, allowing rents and maintenance to lag.
The boxy, two-building complex was no beauty on the outside. But at $14.3 million — and free of city rent controls — it was full of potential.
A Gold Line station is across the street, and the long-sleepy North Figueroa Street business district, which sits a block away, is stirring with trendy restaurants catering to Highland Park’s burgeoning influx of urban professionals.
Skya planned to upgrade the apartments and bump up the rents 50%, said the firm’s management agent, Chris Gray. The idea was a gradual renovation, allowing tenants to re-lease a few at a time as vacant units were refurbished, Gray said.
For Rudy Rosales, a 50% increase would be the same as an eviction notice. A cook who works double shifts in West Hollywood, Rosales lives with his children, ages 3, 5 and 7, in a one-bedroom apartment costing $1,000 a month.
Rosales said he had turned down a move into a two-bedroom unit because he couldn’t afford the $1,500 rent.
Tenants contend Skya has negotiated with only the few white and well-off families in the complex.
Gray disputes the contention. He said he attended a tenant meeting and asked all present to contact him.
“The only people we have negotiated with are people who have approached us,” Gray said.
One of those, Marmion Royal resident Hannah Weinstein, a Pasadena labor lawyer, said she met with Skya just to see what was on the table.
The landlord offered to rent her a two-bedroom unit for more than $2,600 a month, Weinstein said, “but they told us to please negotiate.”
The price was eventually dropped to $2,100, an increase of just over 50% over her current rent, but Weinstein wasn’t taking.
“We see ourselves as part of the union,” she said. “We want our neighbors to stay in the neighborhood they’ve lived in all their lives.”
In late June, guided by a tenant advocates group called the Eviction Defense Network, residents declared their intention to withhold rent until Skya met their condition to re-lease to them under the terms of rent control.
As a show of good faith, they are holding cashiers’ checks for each month’s rent.
Since then, the tenants’ union had been engaged in an escalating tit-for-tat with Skya and its management over piecemeal evictions, pest infestations and the scheduling of repair work.
The tension erupted in late August over sandblasting. Workers set up scaffolding along the outside walls and reduced the two-tone, beige-and-sandstone finish to a base of gray stucco.
Tenants complained that even with the windows masked, their homes were penetrated by dust, aggravating health conditions.
Then the workers erected steel and wood plank walkways in the narrow courtyard of one building and notified residents they would have to stay indoors or leave the building from 10 a.m. to 3 p.m. on four consecutive days.
The tenants asked to be relocated to a hotel during the sandblasting. Gray said Skya offered rent credits to individuals who had identified health problems. But the tenants wanted Skya to deal with all of them equally.
On Aug. 29, a picket line of mostly men blocked the gated entrance on Marmion Way. Police arrived and warned the tenants that they could be arrested for preventing the workers from entering the building. By then the sandblasting crew had left.
Urquiza, the tenant organizer, came up with a new strategy: Instead of facing off with the workers, the tenants would throw a party.
The next morning, they were waiting when Gilbert Nuñez, owner of Elite Sandblasting in of Monte, arrived with his truck and crew to play an elaborate bluff that would shortly be called.
“We bid the job; I’m here to complete it,” Nuñez told two women who met him on the sidewalk.
Out front, a smartly dressed woman walked the sidewalk with a cellphone to her ear.
She was Gelena Skya-Wasserman, founder and owner of Skya Ventures.
As the crew began unrolling high-pressure hoses, Skya-Wasserman aimed the cellphone at an anti-Skya sign the tenants had hung above the courtyard entrance.
Two young women on the stairs gave her looks.
“Take my picture,” one said, striking a modeling pose.
“You can give me the middle finger,” Skya-Wasserman said. “That’s OK.”
The ice was broken. Ten minutes later, Skya-Wasserman was sitting in a folding chair in the courtyard surrounded by stony-faced young men, women with infants in their arms and toddlers playing under the scaffolding.
She tried to show empathy.
“I respect where you are coming from,” she said at one point. “I respect your needs. To whatever extent I can get it, I get it.”
But the tenants’ positions remained hardened.
“What’s important to say, if you’re not paying rent, nothing can be negotiated,” Skya-Wasserman concluded.
By then the sandblasting crew had pulled down the masking and reeled in the hoses.
Nuñez said he called the sandblasting off.
Later in the day, a process server arrived and handed out 60-day “no fault” eviction notices to many of the remaining tenants, a procedure that is legal in non-rent-controlled buildings.
Gray, Skya’s agent, said the move was planned and had not resulted from the day’s confrontation.
Urquiza called it an escalation.
The next night the tenants met in the nearby All Saints Episcopal Church. Urquiza rallied those who were shaken by the mass eviction.
Elena Popp, the tenants’ lawyer, assured them that the earliest they could be summoned to court would be January.
If they stuck together, and kept putting their deposits into the trust account, they could win, she said.
At the end of the night, they reached a consensus to stick together and be ready the next morning for the return of the sandblasters.
On Thursday morning, the courtyard was more crowded than before with supporters in solidarity from the L.A. Tenants Union, Union de Vecinos of Boyle Heights, North East Los Angeles Alliance and even Occidental Students United Against Gentrification.
The sandblasters didn’t show.
“We’ve won the day,” Urquiza told the tenants. “But we have to keep our vigilance up.”
Since then, the outside walls have been painted, the scaffolding has been removed without sandblasting and several tenants have received unlawful detainer notices, beginning the court process to evict them.
Wednesday, March 5, 2008
Anat Rubin, Daily Journal Staff Writer
Daily Journal
LOS ANGELES - City Attorney Rocky Delgadillo announced a $10 million settlement Tuesday with a real estate management company accused of driving low-income tenants from hundreds of rent-controlled units throughout the city in order to raise rents.
Delgadillo sued Landmark Equity Management in June 2006, at which time the company owned more than 40 properties in Los Angeles built before 1978, making them subject to the city's Rent Stabilization Ordinance.
The ordinance limits annual rent increases, restricts grounds on which landlords can evict tenants and requires landlords to pay relocation fees when making renovations or converting the rental properties into condominiums. These restrictions do not apply to new renters, giving property owners a powerful incentive to evict long-term tenants.
"The new type of slum cases are about getting people out of rent control" said Tai Glenn, directing attorney for the Legal Aid Foundation of Los Angeles' Housing Unit. "Landlords actively put the building into disrepair and make conditions so bad that people leave and they can raise the rent."
The settlement requires Landmark to pay a $1 million fixed civil penalty and establish a $9 million tenant restitution fund.
"We see this as a model that we can use in similar cases," said Janet Karkanen, who handled the Landmark case and is in charge of Rent Stabilization cases that the city's Housing Department refers to the city attorney.
Delgadillo accused Landmark owner Darren Stern and affiliates of allowing properties to fall into disrepair, shutting off utilities, illegally increasing rents, refusing to accept rent payments in order to sue tenants for failure to pay rent and refusing to pay tenants' relocation.
Delgadillo first brought criminal charges against Landmark in 2004 for rampant habitability violations.
He filed the 2006 civil suit alleging rent control violations in the wake of sharp criticism from housing advocates and legal aid attorneys, who accused Delgadillo of failing to prosecute a single Rent Control Ordinance violation when the city was hemorrhaging affordable housing.
Advocates said they were encouraged by the settlement but wish Delgadillo would sue unscrupulous landlords more often.
"We applaud the city attorney for going after Landmark," said Larry Gross, executive director of the Coalition for Economic Survival. "We think the case should serve as an example of the aggressive approach the city attorney should take to the numerous landlords that are victimizing tenants throughout the city of Los Angeles."
Gross said the city has lost 15,000 rent-controlled units since 2001 to condo conversions or demolition. That number doesn't include units lost as a result of illegal evictions.
"There's no record of that," Gross said.
The Landmark case is the city attorney's only prosecution on the grounds of Rent Control Ordinance violations in the last two years, Karkanen said.
"We've had a large number of cases referred to us," she said. "We invite the landlord and the tenant to our office and resolve the issues on a tenant-by-tenant basis."
Karkanen said she hopes the Landmark case will send a message.
"One of the primary motivations in bringing this type of case is it lets other landlords in the city know that this type of case could be brought," she said.
"When we bring a landlord into our office, sure, he will resolve that issue quickly. But it doesn't mean he won't do it again."
Delgadillo won a preliminary injunction in December 2006 requiring Landmark to bring all properties into compliance with habitability codes and the Rent Stabilization Ordinance. When Landmark failed to comply, Delgadillo brought civil contempt charges. Landmark has since sold some of its properties and brought others into compliance. There are still nine properties in violation.
The Legal Aid Foundation and other legal nonprofits brought separate cases against Landmark in 2006 for the company's handling of two of the properties still in violation.
One of those properties is a downtown residency hotel.
"From what I understand, not a lot has been done there," said Legal Aid Attorney Barbara Schultz. "So we're looking forward to the city attorney's enforcement of the settlement."
Shultz said conditions at the Huntington, a residential hotel, are still deplorable.
"The rats are as big as horses," she said. "There are cockroaches, there's no heat."
FAIR USE NOTICE.This document may contain copyrighted material the use of which may not have been specifically authorized by the copyright owner. Tenants Together is making this article available on our website in an effort to advance the understanding of tenant rights issues in California. We believe that this constitutes a 'fair use' of any such copyrighted material as provided for in section 107 of the U.S. Copyright Law. If you wish to use this copyrighted material for purposes of your own that go beyond 'fair use,' you must obtain permission from the copyright owner.
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