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Showing posts with label Property. Show all posts
Showing posts with label Property. Show all posts

Friday, August 24, 2012

Adding Asset Value by Sound Property Management


Today's tough economic times requires owners of income producing real estate to focus on sound property management practices to ensure that their investment remains income producing. With the continuing tightening of business credit, to increasing costs of conducting business for the user of commercial real estate space, owners must insure that their investment is continuing to operate on a profitable basis month-to-month and returning the desired annual return for the owner.

It is critical that owners understand property management best practices to achieve financial and investment asset returns year after year. The best way to insure success is to implement a comprehensive property management program. Most owners hire experienced property management firms to manage all aspects of managing their assets if they do not have the experience nor the time and knowledge to do so. It is imperative to fully understand various legal, administrative, landlord-tenant relations/laws, building code and a host of other aspects of owning investment real estate for success, not to mention to keep the owner out of potential legal trouble.

This article is meant to provide a summary of some of the most important elements of a comprehensive property management program that not only provides benefits for ownership, but also benefits users (tenants) as well. The following represents some key elements of such a program:

1. Proper tenant screening: credit checks, review of financial statements, review bank accounts (past 60-90 days), names of current and previous suppliers for reference checks, business plan (if start-up), existing client/customer base.

2. Understand tenant's business structure: sole proprietor, LLC, S-corp, C-corp.

3. Fit their space requirement and line of business to your property: understand how tenant's business (industry, hours of operation, etc.) fits with you property type and current tenant mix if not standard office property, retail, etc., will the tenant request/require expansion space in the near future, for high profile tenants, what kind of tenant build-out will be required and cost.

4. Operating costs: what, if any, property operating costs can be passed through to tenants, energy efficiency/rebate programs from local utility companies, monitoring energy usage, property tax assessments, proper insurance.

5. Lease negotiations: an experienced management firm is invaluable here with the many issues and requirements that make-up a well drafted and comprehensive agreement.

6. Routine vs. emergency maintenance issues: preventative maintenance program, contractor relationships, in-house personnel.

7. Marketing/Leasing: market knowledge, broker, user contacts, advertising/promotion programs.

8. Tenant retention: existing tenant/property management reporting system, lease renewal program, property enhancement program.

9. Landlord-tenant requirements: compliance with federal, state and local laws.

10. Fire/life safety and building codes: compliance with national, state and local laws and ordinances.

The foregoing represents some important considerations for managing any investment property. A properly implemented and maintained property management program is a critical component for ownership success for any type of investment real estate. Especially in these tough economic times, it is smart to full appreciate how a professionally managed property can add value to your investment as well as add value to you tenants and will go along way toward tenant retention, which under any circumstance will result in profitable real estate returns.




Scott has a multi-disciplined real estate background covering over 19 years' of experience in commercial real estate and management field with extensive experience in acquisitions, leasing, options, easements, contract negotiations, due diligence, feasibility, and zoning requirements. Scott's background involves managing property investment portfolios, conducting market studies, site and zoning analysis, financial analysis and researching land-use and zoning requirements to gain jurisdictional approvals, and Planning and Zoning Board relations.




Friday, June 22, 2012

FAQ: Intellectual Property Protection


Frequently Asked Questions on Intellectual Property Protection

1. Are intellectual property assets?

Without a doubt, intellectual property (IP) is one of the most important assets that a company will own. IP can be licensed, bought, sold, hired or mortgaged like any other form of property. One of the main sources of IP is from the results of research and development work. In order for companies and individuals to maintain the value of their IP, they must ensure a sufficient level of protection and safeguard against infringing a third party's IP, writes Dr Rosanna Cooper.

2. What are intellectual property rights (IPRs)?

Intellectual property right is the right to use intellectual property. IPRs fall within two main categories, registered and unregistered rights. Patents, trade marks and registered designs are registrable rights. Unregistered IPRs include copyright, designs, brands and know-how. Domain names can be classed as quasi-registered rights.

3. How to obtain a UK patent?

Patents protect inventions such as processes and products. Patents in the UK are obtained by filing an application with the UK Patent Office. On examination of the application, the Patent Office determines whether a patent should be granted. The application goes through various stages and can take up to four years before it is granted, although under the UK system, the process can be expedited.

Should patent searches be carried out?

It is always worthwhile to carry out relevant patent searches to establish the risk of infringement.

4. What is the test for patentability?

To be patentable, an invention must satisfy each of the following conditions:

It must be novel (i.e. not made or used anywhere in the world before the filing of the patent application);
It must involve an inventive step (i.e. it cannot be an obvious step);
It must be capable of industrial application( all industries apply); and
It cannot fall within an excluded category i.e. a discovery, a literary work or mathematical model.

5. What is the priority date?

On the filing of a patent application, the owner of the invention has 12 months from the filing or priority date in which to file foreign patent applications.

6. How long does a patent last for?

It is good practice to decide, as early as possible, on an international patent filing strategy. An investor should be made aware of the significant costs involved in obtaining international patents.

Is should be noted that the inventor may not necessarily be the owner of the invention as an employer will own any invention made during the course of employment. A registered patent protects inventions by giving the owner of the

invention a 20 year monopoly right of exploitation.

7. Are patent rights territorial?

Patent protection applies only in the country in which the patent is granted. It gives a patent owner the right to bring an injunction to stop a third party infringing an invention protected by a patent i.e. a third party cannot use, sell, hire or import the patented products or processes without the authorisation of the owner. The case of Agilent Technologies Deutschland GmbH v Waters Ltd (2005) is a recent patent infringement decision.

8. What are the remedies for patent infringement?

The remedies available are damages (compensation for any loss suffered) or a percentage of profit made by a third party. The claimant can also obtain an order from the courts to have the infringing products destroyed.

A recent case is http://www.rtcoopers.com/patent_infringement_aug.php

9. When can an invention be disclosed?

Disclosure is only relevant to patents, registered designs and know-how. If an invention is disclosed in any form (which could be oral, written or by use), the invention loses its novelty and the proprietor of the invention loses the right to obtain a patent for that invention. The following disclosures, before the priority date, can lead to an invention losing its novelty:

If the invention is published (even in an obscure journal);

If an invention is published on the Internet;

If the invention is disclosed at an international conference;

Publication of a patent application by the UK Patent Office;


Use of the invention by a member of the public (without breaching confidentiality);
The public is given sufficient information in the patent application to perform the invention; or
The oral disclosure of an invention.

An exception is where an invention is exhibited at an international exhibition within six months before the priority date in that case novelty will not be lost.

10. What is the position with the USA?

It should be noted that even if an application is published in the UK, it may still be patentable in the USA, as the invention date will be taken from the dated, signed and countersigned page of the researcher's laboratory notebook which first described the invention.

11. Are Computer Programs patentable?

With the advent of the Internet and the growth in IT, companies are seeking to obtain patent protection for computer programs. Patents of computer programs are more readily obtainable in the USA and Japan than in the UK and the rest of Europe. The EPO and the UK Patent Office only granted patents for computer programs where the program brought about a technical effect. The Directive on the patentability of computer-implemented inventions (CII Directive) was rejected on 6 July 2005 by the European Parliament during Second Reading. It was intended to maintain the status quo of permitting the patenting of certain types of inventions involving the use of computer programs, providing they made a 'technical contribution' - and providing they also met the normal patentability requirements of being new, inventive and having industrial applicability

http://www.patent.gov.uk/media/pressrelease/2005/0607a.htm and http://www.rtcoopers.com/software_patents.php

However, the UK Patent Office will accept patent claims to computer programs, either themselves or on a carrier, provided that the program is such that when run on a computer it produces a technical effect which is more than would arise from the running of any program on a computer.

12. Can you patent a business method?

In the USA, patents for computer implemented business methods are available but not in the UK. If a company has a novel business method it should consider making an application for a US patent. There are certain formalities, however, which will have to be adhered to.

13. What are design rights?

Design rights are of two types, registered and unregistered. Unregistered design right affords protection to functional as opposed to purely aesthetic designs.

14. What are unregistered design rights?

Design right arises automatically by the operation of law and protects new original, non-commonplace designs of the shape or configuration of articles. Design right is not a monopoly right but a right to prevent copying.

15. How long does an unregistered design right last for?

It lasts until 10 years after first marketing articles made to the design, subject to an overall limit of 15 years from creation of the design. Certain exceptions apply to design right.

In general, design right protects designs created by nationals, residents or companies of the European Community. The design right owner has the right to take civil action in the courts and the remedies available are the same as above.

The Dyson case represents a significant decision regarding unregistered design rights.

16. What are registered design rights?

A registered design is a monopoly right for the appearance of the whole or a part of a product resulting from the features of, in particular, the lines, contours, colours, shape, texture, materials of the product or its ornamentation. For a design to be afforded protection, it must be new and have an individual character. A design is new if no identical design or the designs whose features differ in immaterial details have been disclosed to the public anywhere in the world (the prior art), before the date of filing the application or the date from which priority is claimed.

17. What is the grace period?

However, if a designer himself, at least 12 months before filing an application (or claiming priority) markets, promotes or exhibits his designs to gauge levels of interests this would not amount to disclosure.

18. What is the test for a registered design?

To meet the requirements of individual character the design must produce on the informed user, a different overall impression from prior designs. This may be a retail customer. The degree of freedom of a designer in creating a design is taken into account in determining whether a design has individual character. Where minor differences separate the design from the prior art then the scope of protection is limited, the public should be able to ascertain that a design is different from others that already exist.

19. How long does a registered design last for?

Registration of a design would last initially for 5 years, and extendible by 5 years, up to a maximum of 25 years.

20. How do I obtain a UK registered design?

To obtain a UK registered design you can apply to the Patent Office on the prescribed form. You can obtain further information on obtaining a community registered design by clicking on this link.

21. What should be taken into account in my business plan regarding filing of a registered design?

Investors usually require a start-up business or inventor to have a design filing strategy in place as the filing costs should be taken into account when preparing a business plan.

22. What are trade marks?

Trade marks are the badge of a business and protect any mark capable of graphical representation, which distinguishes the goods and services of a company from those of another. Trade marks include names, signatures, smells, shapes and logos. When choosing a new trade mark, it is advisable that a company carries out the requisite trade mark searches in the UK and in all other key markets, in order to minimise the risk of infringing a third party's trade mark.

23. Should a trade mark search be carried out?

Searches are therefore imperative, although the costs of trade mark searches can be significant.

24. How long does a trade mark registration last?

Trade mark protection lasts for ten years and the registration is renewable every ten years thereafter. The registered mark must be used, preferably in the form in which it is registered, in order to avoid the risk of a cancellation action.

25. Why is the priority date important?

A company has six months from the date of filing a trade mark application (the priority date) in which to make foreign applications, otherwise the company will not retain the filing date. There have been some significant developments in trade mark law.

26. Is a filing strategy required?

Investors usually ensure that a company has adequate trade mark filing strategy in place for achieving international trade mark protection. There are a number of trade mark systems available to achieve International trade mark registration including the Madrid Protocol.

27. What can be done if a third party infringes our trade mark?

A company can only bring an infringement action when the trade mark is registered. The remedies available are the same as for patents. However, a company can also obtain damages for past infringement, which occurred before registration.

28. What is copyright?

Copyright protection in the UK arises automatically by an operation of law.

Can a copyright work be registered in the UK?

There is no system of registration. However, copyright registration can be obtained in the USA for certain copyright works.

What types of works are protected by copyright?

Copyright protection can be afforded to various aspects of work such as literary, dramatic, artistic works, including, research notes, books, recipes, computer programs, typographical arrangements of published works including articles or lecture notes.

What is the test for copyright protection?

For copyright to subsist in a work there has to be some element of originality and the test is the degree of skill, labour and judgement expended by the author in the creation of the work.

Who owns the copyright?

The author of the work owns copyright, unless the work was created during the course of employment, in which case, the copyright belongs to the employer.

How long does copyright last for?

Copyright lasts for the life of the author plus 70 years.

What are good housekeeping rules regarding copyright protection?

A company should, as part of its good housekeeping rules, place copyright notices on all original, texts, scripts, sketches and diagrams and other copyright work. For e-businesses, a copyright notice should also be placed on a website.

What amounts to copyright infringement?

If a third party infringes copyright material, whether it is the copying of text from a website or a published article, the owner of the copyright has the right to bring an infringement action to stop the copying of such material. The remedies are the same as described above.

What are brands?

Goodwill and reputation protect the brand of a business.

Can a company sue for infringement of a brand by a third party?

A company can bring an injunction for the unauthorised use of its unregistered trade mark to stop a third party from passing off its name. In order to succeed in a passing

off action, a company must have the necessary goodwill and reputation and satisfy certain other criteria. One of the most important criteria is that the company bringing the claim must be able to show confusion on the part of the public. This is usually achieved by using survey evidence, which is generally expensive to collate. The remedies available are the same as for a trade mark infringement action. For a recent case on brands see http://www.rtcoopers.com/deception_or_confusion.php.

How can confidentiality/know-how be protected?

Confidentiality protects other information not capable of IP protection, such as an invention before a patent application is filed, know-how, including commercial information, recipes, trade secrets, processes and improvements to products. In order for an invention to be protected by the law of confidential information, the information must have the necessary quality of confidence.

It is therefore crucial for the owner of an invention to enter into a confidentiality agreement at the outset of any negotiations relating to an invention. The agreement must specify:

o What information has to be kept confidential;

o How long for;

o The purpose for which the information is to be disclosed; and

o Any other limitations placed on the use of the information.

What are the remedies for breach of confidentiality?

The remedies for breach of confidential information are the same as for IP infringement.

What is IP Insurance?

IPRs are valuable assets and, as such, should be protected to the fullest extent. Litigation can be very expensive whether a company is bringing or defending an action. There are specialist types of legal expenses insurance policies available for safeguarding or defending against:

o Infringement of IPRs;

o Actual or alleged breach of contract; or

o Defending a challenge to the validity of the insured's IPRs e.g. the validity of a patent.

What are the key issues involved in IP protection?

The following checklist should aid you in assessing whether your company has a sufficient level of IP protection. The list is not in anyway exhaustive.

IP Issues

Patents

o Is the invention capable of patent protection?

o Have the relevant patent searches been carried out?

o Is there a risk of infringing a third party's patent?

o Has the invention been disclosed in any form to a third party?

Copyright

o Is the work original?

o Who owns the copyright in the work?

o Have copyright notices been placed on all original work?

Design

o Is the design original?

o Is the design commonplace?

o Who owns the design?

o Trade Marks and Brands

o Who owns the trade mark?

o Have the requisite trade mark clearance searches been carried out?

o What is the trade mark filing strategy?

o What is the risk of infringement and/or passing off?

Know-how

o Is the know-how kept secret and identifiable?

o Have any know-how licences been granted?

Patents

o Has the invention being disclosed in anyway, anywhere in the world?

o Was the invention disclosed under an obligation of confidence?

o Did the parties sign a confidentiality agreement?

Designs

o Has the design been disclosed to a third party?

Confidentiality

(Protects information as long as the information remains confidential)

o Has the inventor entered into a signed confidentiality agreement with a third party?

o Is there a third party in breach of confidential information imparted to it?

o How does the individual or company keep information confidential?

o Have all relevant information been marked as 'strictly confidential'?

E-business

o Does the company have well drafted Terms and Conditions?

o Does the company have all relevant notices on its website?

o Does the company own all copyright and other IPRs on its website?

o Does the company have the relevant data protection notice on its website?

o Does the company's advertisement comply with the relevant UK Codes of Advertising and legislation?

Risk Management

o Does the company own all its IPRs?

o Does the inventor or its employee's keep written records of developments?

o Are research notes written, dated and initialled?

o Does the company require a data protection certificate?

Insurance

o Does the company have adequate insurance cover?

o Does the company have a specialist IP or 'cyberliability' insurance?

o Has the company undertaken an IP audit?

o If so, has the audit identified any other invention, which should be exploited?

© RT Coopers, 2005

Dr Rosanna Cooper is a partner in RT Cooper Solicitors specialising in commercial law. Dr Cooper may be contacted on 020 7488 2985 or by email: enquiries@rtccopers.com. Website: www.rtcoopers.com

© RT COOPERS, 2005. This Briefing Note does not provide a comprehensive or complete statement of the law relating to the issues discussed nor does it constitute legal advice. It is intended only to highlight general issues. Specialist legal advice should always be sought in relation to particular circumstances.




Full service commercial law firm based in the City of London specialising in intellectual preoerty law, intellectual property protection, copyright law, intellectual property lawyers, patent attorneys, patent lawyers, copyright lawyers, copyright solicitors, trademark lawyers, trademark solicitors, intecllectual property lawyers, intellectual property solicitors. If you require advice and assistance email us at enquiries@rtcoopers.com or visit our website at http://www.rtcoopers.com/practice_intellectualproperty.php




Monday, May 21, 2012

Five Reasons Why Your Property Needs a Garden


The top two complaints that people often cite as to why they do not have a garden at home are (a) I don't have time, and (b) I don't know where to start. But since gardening is the #1 most popular at-home hobby in America, there are plenty of people out there who can tell you, don't let your complaints or concerns stand in your way. With just a little bit of gumption and a couple of afternoons of dirty hands, you can be well on your way to having a flourishing and abundant garden at home. The benefits of having a garden by far outweigh the lack of time that you may cite as a hindrance. There are countless reasons to plant a garden at home. Here are the top five:

(1) Gardening is exercise in disguise.

If you dread going to the gym, or spending an hour running on your treadmill every day, then plant and maintain a garden instead. Think of all the actions that you must complete while working in a garden: reaching, bending, raking, hoeing, digging, squatting, pulling, and pushing. It truly is a full-body workout, and many gardening experts suggest that you should remember to stretch well before and after gardening for this reason. Gardening is a good calorie burner, too. A 35 year old woman who is 5 feet and 5 inches in height, and weighs 140 pounds, can burn over 230 calories per hour working in her garden.

(2) It is the best way to insure that you are feeding your family fresh, healthy produce.

I'm sure you've heard by now that organic produce is safer and healthier than conventional produce is. Some fruits and vegetables may contain several different chemical pesticides all at once. For example, when you consume "normal" celery that you have purchased in the grocery store, you may be consuming the residue of 13 different chemical pesticides with it. When the Environmental Working Group tested conventional strawberries for pesticide residue, they found a total of 53 different chemical pesticides on them. And these pesticides don't wash off with plain water. If they did, farmers probably wouldn't bother using them. Recent studies by the University of Texas School of Public Health have also found BPA, a dangerous hormone- disrupting chemical, in the packaging of conventionally canned vegetables. The best way to insure that your produce is chemical-free is simply to grow it yourself. By growing your own produce, you can insure that your food is healthy and free of poisonous chemicals from the time that you plant the seed to the time that the fruits and vegetables reach your plate.

(3) Growing your own produce is a major money saver.

Yes, there is an initial investment that is required to begin your first garden. You may need to purchase topsoil, and you will surely need basic necessities such as quality tools, heirloom seeds, a garden hose, and soil amendments. But the buck stops there. Once you have made this initial investment, you will hardly have to spend any money on your garden at all. You will never even have to purchase seeds again- all you need to do is save some seeds from your fruits, vegetables, and flowers in order to plant them again the following year. You can freeze, dry, and can your produce so that you have your own supply of healthy food, even during the winter. And with the amount of food that you can harvest from a home garden, you can rest assured that it is tremendously cheaper than buying all organic produce at the grocery store year round. Inflation has been climbing out of control lately, but inflated food prices do not apply to your garden.

(4) A garden is like an insurance policy (but better).

I know that it is a fearful thought that none of us like to consider, but think about this realistically for a moment: If tragedy were to strike your home, would you be able to provide food for your family? Every day all around the world, there are disasters such as floods, fires, tornadoes, economic collapses, and wars occurring. Think about what happened in hurricane Katrina. Do you think grocery stores were open and operating when this horrible, tragic event occurred? No, of course not. A garden is like an insurance policy (only better) because it allows you to have a reliable source of food, and therefore allows you to be self sufficient. So many of us take it for granted that all we need to do to obtain food is drive to the nearest grocery store. But what happens when the grocery store shelves are empty? Maintaining a survival garden, or crisis garden, filled with vitamin-rich and powerfully healthy fruits and vegetables, is a way to insure that you can keep your family healthy in dire circumstances.

(5) Gardens are great for your kids.

A recent study conducted by independent researchers at the National Foundation for Education Research has shown that children who take an active role in maintaining a school garden experience countless benefits both in school and at home. Gardens help to foster confident, focused, and active learners. Children who are gardeners also take a greater interest in sustainability and an active, healthy lifestyle. And don't forget that kids who garden are getting good exercise, too. In a world where more children recognize Ronald McDonald than an eggplant, teaching your kids about fresh fruits and vegetables, and their value, is crucial. A garden is an excellent way to teach children, right from the start, how to lead a healthy lifestyle.




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