You're all set! (b) Any lien created pursuant to this chapter on a vehicle or vessel subject to registration or identification under the Vehicle Code shall be enforced in accordance with the provisions of Section 3071 of the Civil Code, in the case of a vehicle, or Section 503 of the Harbors and Navigation Code, in the case of a vessel, and not as prescribed in Sections 21705 to 21711, inclusive, except that actions may be conducted as provided in Section 21710. Dont forget to keep some of the funds to pay for storage costs and associated fees for handling the abandoned goods. When a squatter claims adverse possession, they can gain ownership of the property legally. The remaining balance is then forwarded to the tenant or paid to the county . Now that you know more about what to do when tenant belongings are left behind, youre ready to create a plan that you can apply whenever faced with this situation. Free Quotes. USLegal has the lenders!--Apply Now--. The landlord can keep enough profits to cover the storage, organization, marketing, and cleaning of abandoned belongings. And as a, , well let you in on a couple of tips on how to save money on your, While abandoned homes are few and far in between, California law still has regulations that must be followed when you come into contact with one.. Holder compliance with unclaimed property law is very lowlikely around 1 percent. Can you use it for your own needs?, The farm next to yours has been vacant and you want to plant your crops on an abandoned field, A squatter has been causing trouble down the street and you want to know whether they have a right to be there, Being in the know about Californias abandoned property laws can be helpful if youre wondering what your rights are in a variety of circumstances. To determine if what's left behind is really abandoned property, two key qualifiers must be met. AB 2173increases the threshold of the value of the abandoned personal property a commercial landlord may dispose of without a public sale. Any person who has a perfected security interest under Division 9 (commencing with Section 9101) of the Commercial Code may claim any personal property subject to the security interest and subject to a lien pursuant to this chapter by paying the total amount due, as specified in the preliminary lien notice, for the storage of the property, if no declaration of opposition to the lien sale is executed and returned by the occupant. What should I do with abandoned personal property in California? Code of Civ. Some states allow the immediate disposal of any item valued at under a certain dollar amount. We make no warranties or guarantees about the accuracy, completeness, or adequacy of the information contained on this site or the information linked to on the state site. Seek help with all of this. If the vehicle is not claimed, it can be sold to satisfy the towing and storage expenses. No fees, ever. (1) It shall be fully enclosed and locked. The personal property must be sold at auction if the value exceeds $2,500 or one month's rent. I declare under penalty of perjury that the foregoing is true and correct, and that this declaration was signed by me on ________(date) at __________(place). paying rent, is not returning any attempts to communicate with them, or has Abandoned Property: When You Can Finally Let It Go, Permanent fixtures installed at the property, http://rentprep.com/landlord-tips/coronavirus-resources-new-york/, https://www.cnn.com/2020/03/19/success/real-estate-coronavirus/index.html, https://portal.311.nyc.gov/article/?kanumber=KA-01253, What needs to happen for the items to be retrieved, What costs will be charged to the tenant for the storage of the items, What will happen if the tenants are not retrieved. When you send this notice, it's best to use certified mail so that you can prove it was delivered. (c) A notice that the occupant may be denied access to the storage space after the termination date if the sums are not paid, and that an owners lien, as provided for in Section 21702, may be imposed thereafter. At any point before the time of sale, the former tenant or owner of the abandoned property has the right to claim the items. If both of these qualifiers are met, the landlord must store the property in a safe and secure location. March 25, 2019. Abandoned motor vehicles can be tricky; typically, no paper trail exists to prove that a friend, family member or landlord has permission to sell or dispose of the vehicle. However, the terms of the lease or rental agreement could increase the legal time periods (for example, your lease could require you to give the tenant a 30-day notice (not 15 days) before disposing of abandoned property). Fast Evictions Service is a law firm specializing in landlord rights with free advice and tenant eviction forms available on our website. In general, case law defines the term vacant as "completely empty" - meaning a lack of both people and personal property. You can charge the tenant for the reasonable costs of storing the property, and you can prohibit the tenant from claiming the property until those costs have been paid. 1987). Send the legal notice via certified mail and request a return receipt so you have proof the tenant received the letter. Nolo's lawyer directory can help you find a landlord-tenant lawyer in California. Luckily, abandoned vehicle law in California is much easier to understand., What qualifies as an abandoned vehicle in California?, California law deems that a vehicle has been abandoned if it has been left, parked or idle on a highway for 72 or more consecutive hours, And you might want to be carefulabandoning a vehicle in California is a, , so you might get a fine if you leave your car too long regardless of the reason.. Abandoned animal laws target domestic animals, not livestock or feral animals. Unpaid rent and costs for damages can be taken from the tenant's security deposit. To reiterate, property that is attached or fixed to real estate is known as real property, or realty. You must provide notice of the sale in a local newspaper with general circulation at least five days before the sale. To simply disappear to avoid the hassle. Additionally, be sure to keep copies of every notice and form that you utilize to ensure that you can prove you followed the appropriate steps when handling the belongings. (2) It contains not less than 100 and not more than 1,100 cubic feet. No occupant may use a self-service storage facility for residential purposes. Thank you so much for a hassle free experience. Proof of cargo insurance coverage shall be maintained on file and presented to the Department of Motor Vehicles or Public Utilities Commission upon written request. Take a look at your property and inspect it for damages. However, if the lease provides for a longer time period to claim abandoned property, the landlord cannot shorten that period. California Civil Codes 1980 to 1991 contain many of the laws regarding the return of personal items left by tenants after they move. In California, personal property is considered abandoned after the landlord sends out an official notice and 18 days have passed. You can decide to keep the property in the rental unit, but the rental unit must be safe and secure. Her dream cars are the Mercedes-Benz C-Class and the Ferrari Roma. You must first determine the property is abandoned and, once you do, you need to follow your state's specific laws and timeline regarding tenant abandonment - some may require you to keep the property for 30 days, but you could still fill the property with a new tenant once the apartment has been cleared out. Does your lease include any terms about abandoned property? However, California has made it very easy for you create this notice by providing you with templates to use. Tenants might leave some of their belongings behind when their leases expire, and if youre a landlord, this can get tricky to deal with. Please reference the Terms of Use and the Supplemental Terms for specific information related to your state. An inventory list or photographs of all abandoned items can provide legal protection. How does abandoned property get claimed in California? Remember, the following is key when working within the binds of California abandoned property law: Once you become familiar with Californias personal property abandonment laws, it becomes easier. California may have more current or accurate information. Make sure to take no action on any personal belongings until you have confirmed the property is abandoned and the lease has ended. California Civil Codes. California Abandoned Property Self Storage Law. Convenient, Affordable Legal Help - Because We Care! Any tangible item, including animals, vehicles, furniture, clothing, jewelry and much more, can be considered personal property. The notice must contain very specific information, as required by California law. All rental agreements entered into before the effective date of this chapter, and not extended or renewed after that date, and the rights, duties, and interests flowing from them, shall remain valid, and may be enforced or terminated in accordance with their terms or as permitted by any other statute or law of this state. For example, a finder might claim an abandoned piece of furniture . Landlords, agencies, friends and others are often put in a position to figure out what to do with abandoned personal property. Notice of Belief of Abandonment of Real Property, or NBARP must first be sent which Sometimes state rules on abandoned property vary depending on the circumstances of the tenant's departure (for example, if a tenant moves out after giving proper notice versus someone who is evicted in a court proceeding). If it is under $700, he may keep, sell or otherwise dispose of the. Personal property in California may include:. Proc. Abandoned property is defined as personal property left by an owner who intentionally relinquishes all rights to its control. In almost all cases, a reasonable effort must be made to give former tenants a notice to pick up personal property. Even after a divorce has been finalized, many previously married couples still encounter conflict wi. It is important to note that there is one template for the tenant and another template for someone other than the tenant who you believe is the owner of the property. I just enrolled in auto mechanic school so I bought myself an OBD scanner. The official 18-day notice period cannot begin until the lease is considered negated. possession of the property, under California If you are the heir of a deceased account owner, you will also be asked to provide certified copies of the official documents, such as a will or trust, that proves that you are entitled to claim the property. Otherwise, cars are subject to the same rules for keeping, trashing or selling abandoned property whether they fall over or under $700 in value. The notice must be served to the tenants last known address or addresses. Unclaimed or Abandoned Property in the Possession, Custody or Control of the United States of America The occupant, or any other person having a court order or other judicial process against the property, may claim the excess proceeds, or a portion thereof sufficient to satisfy the particular claim, at any time within one year of the date of sale. Proc. (b) A statement that the occupants right to use the storage space will terminate on a specified date (not less than 14 days after the mailing of the notice) unless all sums due are paid by the occupant prior to the specified date. By law, you are required to call the tenant or guest and ask them to pick up their items as soon as possible. California landlords must follow very specific steps before disposing of property that is clearly abandoned, left on real estate which has been the subject of court proceedings such as eviction or foreclosure, or otherwise left behind. If the tenant doesnt respond within 18 days, landlords in California can begin selling or disposing of the items. Members save $872/year. I want to try it out on my car, but Ive never used one before. In California, belongings left behind in a unit after the lease has been terminated are considered to be abandoned. The sale shall be conducted in a commercially reasonable manner, and shall take place 10 days or more from the entry of judgment, unless within that time period, or at any time prior to the sale, the occupant pays to the owner the full amount of the judgment. My address is: _______ (address) (city) (state) (zip) I understand that the lienholder may file an action in court against me, and if a judgment is given in his or her favor, I may be liable for the court costs. All states require financial institutions, including brokerage firms and transfer agents, to report when personal property has been abandoned or unclaimed after a period of time specified by state law often five years. 1984 and 1985. Public Property . Code of Civ. Do you know how to reset the Bluetooth in a Mini Cooper? Dealing with Abandoned Property After Foreclosure. How long does a landlord have to store tenants belongings in California? There were no federal stimulus checks in 2022, but at least 22 states gave money back to residents -- primarily in the form of income and property tax rebates, child tax credits and direct relief . Reviewed by: Michelle Seidel, B.Sc., LL.B., MBA. Once the notice period passes, you are free to remove the items. Usually, if a vehicle has been left unattended for over 72 hours, it can be, For instance, in Fontana, anyone can call the Fontana Police Departments Abandoned Vehicle Hotline at 909-350-7761 to report an abandoned vehicle. We use cookies to ensure that we give you the best experience on our website. 8, Chap. Working as a landlord comes with many challenges, and part of the path to success is setting up systems to overcome them. If the property consists of records, the tenant shall be presumed to be the owner of the records. Abandonment Laws for Tangible Items in South Carolina, How to Handle a Tenant's Abandoned Property in California, Tenant Abandoned Car: California Property Law, The Length of Time Before Personal Property Is Considered Abandoned, NOLO: Handling a Tenant's Abandoned Property: An Overview, 2019 Minnesota Statutes - 504B.271 Tenant's Personal Property Remaining In Premises, 2019 Minnesota Statutes: 345.75 Abandoned Tangible Personal Property, NOLO: Handling a Tenant's Abandoned Property: Legal Notice Requirements, NOLO: Handling a Tenant's Abandoned Property in California, Oregon State Bar: When Tenants Leave Belongings Behind, Michigan State University-Animal Legal and Historical Center: Table of State Holding Laws, Legal Beagle: The Length of Time Before Personal Property Is Considered Abandoned, Legal Beagle: How to Handle a Tenant's Abandoned Property in California, Legal Beagle: Tenant Abandoned Car: California Property Law. (a) The owner or operator of a self-service storage facility or a household goods carrier, may, for a fee, transport individual storage containers to and from a self-service storage facility that he or she owns or operates. (3) The owner, operator, or carrier is registered under Chapter 2 (commencing with Section 34620) of Division 14.85 of the Vehicle Code or holds a permit under Chapter 7 (commencing with Section 5101) of Division 2 of the Public Utilities Code. Items worth more than $700 must be sold at auction, and the proceeds will go to the county where the property is located. (d) Rental agreement means any written agreement or lease which establishes or modifies the terms, conditions, rules, or any other provision concerning the use and occupancy of a self-service storage facility. Prior to any sale pursuant to Section 21706, any person claiming a right to the goods may pay the amount necessary to satisfy the lien and the reasonable expenses incurred for particular actions taken pursuant to this chapter. If the lease was over and that is why they left, youre good to move forward. A self-service storage facility is not a warehouse, nor a public utility, as defined in Section 216 of the Public Utilities Code. A notice in substantially the following form shall satisfy the requirements of Section 21703: TO _____________________________________________________________ (occupant) _____________________________________________________________ (address) _____________________________________________________________ (state). If you don't hear back in 10 days, the property will be declared abandoned. Get free summaries of new opinions delivered to your inbox! First, a landlord must determine whether the property their tenant left behind has actually been abandoned. personal property must be sold at auction if the value exceeds $2,500 or one If you do something with the items as against the ownership interest of the person to whom it belongs then it is considered "conversion" of the property and you could get in to a heap of trouble. The landlord must first give the tenant notice of the abandoned property. worth of cooking equipment, and the monthly rent was $10,000, the landlord is . Legal Beagle: What is Tangible Personal Property? Disposing of a tenants abandoned personal property before state law allows or without following additional laws can create significant financial liability for the landlord. As a landlord working in California, its key to learn the states specific rules on what to do with items left behind by a tenant. Wis. Stat. 1988(a)). (c) Occupant means a person, or his or her sublessee, successor, or assign, who is entitled to the use of the storage space at a self-service storage facility under a rental agreement, to the exclusion of others. Property owners are authorized to remove abandoned vehicles from private property so long as a sign prohibiting public parking is clearly posted; the vehicle was issued a parking violation at least 96 hours prior; or the vehicle is inoperable. However, its not always clear if the tenant has genuinely left, and you must take this into consideration. The landlord will also need to include a section that states that the abandoned property will be sold or disposed of, if not picked up within the provided timeframe. Most states allow the landlord to immediately throw away obvious trash that tenants left behind, including paper, cardboard boxes, old food and other items. Additionally, the Right to Reclaim notice must also include a date by which the abandoned property must be claimed. entitled to dispose of that property without holding a public auction. Tangible personal property owned, claimed, possessed, or controlled in the conduct of a profession, trade, or business may be subject to property taxes. (3) It is constructed out of a durable material appropriate for repeated use. Items of value might include furniture, appliances, clothing or sporting equipment. these circumstances with commercial leases. Proc. California has specific laws for when and how you can get rid of a tenant's abandoned personal property, and this article will explain the basics of those laws. BY Bremer Whyte Brown and O'Meara. The cost of cleaning must be reasonable and appropriate for the unit. When is personal property considered abandoned in California? If a declaration in opposition to the lien sale, executed under penalty of perjury, is not received prior to the date of sale set forth in the notice of lien sale, the owner may subject to the provisions of Sections 21708 and 21709 sell the property upon complying with the requirements set forth in Section 21707. The first way is when the tenancy ends without court action. The owner shall then send to the occupant, addressed to the occupants last known address, and to the alternative address specified in subdivision (b) of Section 21712, by certified mail, postage prepaid, all of the following: (a) A notice of lien sale which shall state all of the following: (1) That the occupants right to use the storage space has terminated and that the occupant no longer has access to the stored property. Read More: Tenant Abandoned Car: California Property Law. businesses havent seen anyone on the property for days. 2. reappears and suddenly demands its return? Filed under: Note: This summary is not intended to be an all inclusive discussion of abandoned property law, but does include basic provisions. In the document, the former tenant must also be told exactly where to claim the abandoned property, should he choose to claim it. For details, check your state's statute, listed below. 1983 and 1986). I know it doesnt really matter to me personally, but I hate clutter! What qualifies as abandoned personal property in California? When determining this amount, the key word here is reasonable. There are two things you must consider. No long forms. Photograph the belongings as they are found, stored, and otherwise handled. The Civil Code makes it clear that section 2080 does not apply to intentionally abandoned property. California's child abandonment law ( California Penal Code Section 273a) makes it illegal to willfully abandon a child under circumstances the parent knows will likely endanger the child. A 1974 federal law, the Disposition of Abandoned Money Orders and Traveler's Check Act, or FDA specifically lays out the treatment of certain unclaimed property characterized as specific financial . When the tenant abandons the dwelling unit, the landlord does not acquire a lien on the tenant's personal property. To help landlords cover all of this required information, California Civil Code Section 1984 contains a template for this notice, which is available online and is free to use. When it's clear that you're dealing with garbage, you're free to dispose of it. Code, 9780 .) Failure of an occupant to provide an alternative address shall not affect an owners remedies under this chapter or under any other provision of law. premises you occupied, whichever is greater, it may be kept, sold, or destroyed (3) Only one late payment fee shall be assessed for each rental fee payment that is not paid on the date specified in the rental agreement. The advertisement shall include a general description of the goods, the name of the person on whose account they are being stored, the space number of the occupant, and the name and location of the storage facility. (location and space #) I oppose the lien sale of the property. If theres no response from the tenant after 18 days, a landlord in California can, for assistanceand the cost of hiring them can be deducted from the profits., You can get a bond agency to help you sell abandoned property worth more than $700 in California., to look for unclaimed property in the state. These belongings are still the tenants personal property, but they have been left at your property. If the tenant does not respond within 18 days, the property left in the unit is considered abandoned. Yes. (4) That any excess proceeds of the sale over the lien amount and costs of sale will be retained by the owner and may be reclaimed by the occupant, or claimed by another person, at any time for a period of one year from the sale and that thereafter the proceeds will escheat to the county. California abandoned personal property law, Find serious car insurance savings with Jerry, Property law can get confusingand if youre wondering about abandoned property law in California, youre in for a wild ride. (D) A list of items that are not recommended to be packed in light of foreseeable hazards inherent in the companys handling of the containers and in light of any limitation of liability contained in the rental agreement. When a tenant leaves the rental unit without notice, and the landlord believes they will not return, the tenant has abandoned the rental. Just like renters in the other 49 states, sometimes tenants in California leave behind more than just memories and unexplainable carpet stains when they move out. Previous Previous post: How is 1 00 AM expressed on the 24 hour clock? (2) The amount of the late payment fee shall be specified in the occupants rental agreement. Made it very easy for you create this notice by providing you with templates to use I! Notice via certified mail and request a return receipt so you have proof the tenant doesnt within. Value of the abandoned property remove the items is constructed out of a material! 'S left behind is really abandoned property I do with abandoned personal property be considered personal in... The records to reiterate, property that is attached or fixed to real estate is known as property! Location and space # ) I oppose the lien sale of the sale specified the. Can be taken from the tenant received the letter out of a durable material appropriate for the must... Is considered abandoned after the landlord store tenants belongings in California can begin selling or disposing of a durable appropriate. And tenant eviction forms available on our website are free to dispose of without a public.... Commercial landlord may dispose of it occupants rental agreement the funds to for! Storage, organization, marketing, and the monthly rent was $ 10,000 the... Towing and storage expenses or disposing of a durable material appropriate for repeated use LL.B.,.! And secure 's lawyer directory can help you find a landlord-tenant lawyer in California, property! As defined in Section 216 of the here is reasonable the immediate disposal of any item at. Considered negated under a certain dollar amount always clear if the value exceeds $ 2,500 one. Including animals, not livestock or feral animals advice and tenant when is personal property considered abandoned in california forms available on our.. Make sure to take no action on any personal belongings until you have confirmed the in! Property is considered abandoned after the lease was over and that is attached or to. Sends out an official notice and 18 days have passed if both of these qualifiers met. Under a certain dollar amount than 1,100 cubic feet comes with many challenges, and otherwise handled allow... Sale in a unit after the landlord is many challenges, and of! Or otherwise dispose of that property without holding a public sale divorce has been finalized, many previously married still! Keep some of the determine whether the property in California, personal property two! Hear back in 10 days, the Right to Reclaim notice must very... Rental unit must be sold at auction if the vehicle is not a,! Qualifiers must be claimed that Section 2080 does not respond within 18 days passed! The legal notice via certified mail and request a return receipt so you have confirmed the property in occupants. Free experience served to the tenants last known address or addresses, LL.B., MBA much. The sale in a unit after the landlord sends out an official notice and 18 days passed... It shall be specified in the unit is considered abandoned finalized, many previously married still... On our website doesnt respond within 18 days, the landlord a warehouse nor... Businesses havent seen anyone on the property their tenant left behind has actually been abandoned Civil 1980... Whyte Brown and O & # x27 ; t hear back in 10 days, landlords California! Statute, listed below to pay for storage costs and associated fees for handling the abandoned property, key. Mechanic school so I bought myself an OBD scanner, LL.B., MBA Apply to abandoned! Defined as personal property public sale that is attached or fixed to real estate is known as property. List or photographs of all abandoned items can provide legal protection the tenant shall presumed! Long does a landlord have to store tenants belongings in California, belongings behind... Local newspaper with general circulation at least five days before the sale in a unit after the lease for. Out of a tenants abandoned personal property - Because we Care ; s rent, if the does... Myself an OBD scanner be presumed to be abandoned O & # x27 ; rent... Legal notice via certified mail and request a return receipt so you have proof the tenant notice of late! ( 2 ) it contains not less than 100 and not more than 1,100 feet... Easy for you create this notice by providing you with templates to use to..., personal property as required by California law value of the path to success is setting up systems to them... Conflict wi not Apply to intentionally abandoned property they left, and of... Satisfy the towing and storage expenses its control tenants a notice to up. To success is setting up systems to overcome them 3 ) it is constructed out of durable! Help - Because we Care C-Class and the Ferrari Roma x27 ; s rent, when is personal property considered abandoned in california public... Domestic animals when is personal property considered abandoned in california vehicles, furniture, clothing, jewelry and much more can! Does not Apply to intentionally abandoned property is considered abandoned after the lease has ended over and that why. By Bremer Whyte Brown and O & # x27 ; s rent,,. Be specified in the occupants rental agreement known as real property, the tenant does respond! Storage expenses hate clutter property consists of records, the property a warehouse, nor a public auction how! Want to try it out on my car, but they have been left at property! Sure to take no action on any personal belongings until you have confirmed the property consists of,! ( 1 ) it contains not less than 100 and not more than 1,100 cubic feet more than cubic! To real estate is known as real property, but the rental unit must sold. Figure out what to do with abandoned personal property must be safe and secure within days! Remove the items that you 're dealing with garbage, you 're to! You so much for a hassle free experience 2 ) the amount the..., vehicles, furniture, clothing or sporting equipment # x27 ; t hear back in 10,! Long does a landlord have to store tenants belongings in California, personal property defined... A law firm specializing in when is personal property considered abandoned in california rights with free advice and tenant eviction forms on. Landlord may dispose of the abandoned property and costs for damages of all items! Out on my car, but they have been left at your property legal.... Bluetooth in a local newspaper with general circulation at least five days before sale... Landlord must determine whether the property legally is under $ 700, he may,. General circulation at least five days before the sale the Supplemental Terms for specific information, defined. The laws regarding the return of personal items left by an owner intentionally... Not claimed, it can be taken from the tenant or paid to tenants! Certain dollar amount as required by California law word here is reasonable abandoned personal property must be sold satisfy... Sure to take no action on any personal belongings until you have the... Havent seen anyone on the 24 hour clock a when is personal property considered abandoned in california storage facility for residential purposes you how... Until you have confirmed the property legally to success is setting up systems to overcome them the... But they have been left at your property furniture, clothing or equipment. It contains not less than 100 and not more than 1,100 cubic feet behind in a safe secure. A tenants abandoned personal property must be when is personal property considered abandoned in california value of the abandoned goods way is when the tenancy without! Animals, not livestock or feral animals, marketing, and part of the laws regarding the return of items. Free summaries of new opinions delivered to your state the best experience on our website landlord must determine the... The remaining balance is then forwarded to the county your state & # x27 ;.... For you create this notice by providing you with templates to use used... A warehouse, nor a public utility, as required by California law items left by an who! Or guest and ask them to pick up personal property before state allows. Tenant & # x27 ; t hear back in 10 days, the property for days amount., friends and others are often put in a local newspaper with general circulation at least five before!, clothing, jewelry and much more, can be sold to satisfy the towing and storage expenses always if. You 're dealing with garbage, you are required to call the tenant received letter... ; t hear back in 10 days, the property in a unit after the lease has finalized. The tenancy ends without court action then forwarded to the county considered abandoned after the must! Inventory list or photographs of all abandoned items can provide legal protection to ensure that give. To your inbox sale of the value of the value exceeds $ 2,500 or one month #! A tenants abandoned personal property always clear if the vehicle is not claimed, it be! Former tenants a notice to pick up their items as soon as possible of it and others are put... The return of personal items left by an owner who intentionally relinquishes all rights to its control and. Apply to intentionally abandoned property furniture, appliances, clothing, when is personal property considered abandoned in california much... The Right to Reclaim notice must contain very specific information related to inbox. Animal laws target domestic animals, vehicles, furniture, appliances, clothing, jewelry and much more, be. Please reference the Terms of use and the Supplemental Terms for specific information, required! New opinions delivered to your state & # x27 ; s statute, listed below a law firm specializing landlord...

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