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or terminated. For example, in a residential lease, if the landlord fails to honor the implied warranty of habitability (which is deemed so material that it cannot be waived by the tenant), the tenant is deemed constructively evicted and may remain in possession and abate rental payments in proportion to the impairment of use and enjoyment of the premises. In addition, if a residential or commercial tenant is actually or constructively evicted from the premises as a result of events not caused by the tenant, such as partial condemnation or lack of access to the premises (and assuming that the risk of such occurrence is not allocated to the tenant in the lease), the tenant’s rental obligations terminate if (and only if) the tenant vacates the premises.
The concept of a “constructive eviction” exists under the rubric of a breach of the covenant of quiet enjoyment that is implied in every rental agreement. (Stoiber v Honeychuck (1980) 101 Cal.App.3d 903, 925–926.)
The Tenant As Terminator:
Constructive Eviction in Modern Commercial Leases
Eugene L. Grant[*] Robert J. Krapf[**] Joseph G. Lisicky[***] Virtually all real estate attorneys have had clients ask if they can break their commercial lease because of some intolerable condition the landlord failed to fix. A review of the cases dealing with such disputes, reveals a continuing evolution in the ability of the tenant to invoke constructive eviction as a means to terminate the lease. In many respects, however, the more things change, the more they stay the same, when it comes to the tenant as terminator. Although the intolerable conditions may have changed in these modern times, the common law of constructive eviction still seems capable of dealing with the complexities of the modern commercial tenant's problems. That is not to say constructive eviction is unchallenged as the best
Constructive eviction evolved to solve this problem. The purpose of this examination is not only to get a feel for the direction in which the constructive eviction remedy is headed. That worked in agrarian times when the land was primary and any buildings of only secondary importance. The first category is the failure of the Landlord to bring the Premises in compliance with legal requirements. in the form of additional rent. adjacent land owned by the landlord or even intangible conditions such as the landlord's unfair competition or interference with the Tenant's business. its relationship to the quiet enjoyment covenant must be considered. since the tenant would not have access to the entire building and the cost of remediation would often be prohibitive. Quiet enjoyment is traditionally the one covenant on which the rent depends.means to deal with a lackadaisical landlord. but they are a distinctly minority voice. the cost of fulfilling the landlord's duties regarding the condition of the premises. Originally the quiet enjoyment covenant meant the tenant wanted the landlord to stay away from the premises and leave the tenant alone. There was little if any need for a constructive eviction doctrine. almost like deeds. and the second is conditions existing outside of the leased premises such as common areas. The covenant of the landlord was to not disturb the tenant's quiet enjoyment of the premises by an actual eviction. There are detractors calling for implied warranties to provide an even bigger gun with which to blast the landlord. we need to briefly review the evolution the landlord-tenant law. But before we can understand the role of these modern contract doctrines in commercial leases. but also illustrate why "consumer protection" principles such as the implied warranties doctrine has failed to make much of an advance on commercial leases and may actually be in retreat together with some of its kindred doctrines from the law of contracts. of the responsibility for the condition of premises and the land and the building of which the premises are a part. Leasing evolved from a simple one page conveyance of an interest in agricultural land for a fixed term to the modern book length commercial space lease in a multi-tenant building. because the Landlord had virtually no ongoing duties during the lease term. The lease evolved as a species of real estate conveyance. The Tenant was essentially the "owner" of the land for a specified term. Virtually all those extra pages result from the Landlord's assumption of all. To understand this evolution. at least in the eyes of most commercial landlords. and rightfully so. and had the entire responsibility for the condition of the land. if not most. Now it means the landlord better be around on a daily . The traditional independence of the tenant's rent covenants and the landlord's covenants regarding the condition of the premises would require the tenant to sue for cost of remedying any landlord defaults rather than conveniently deducting the cost from the next due rent. The goal of this article is to examine in some detail the evolution in the constructive eviction remedy resulting from two categories of intolerable conditions that continue to grow in importance and prominence in modern commercial leases. Essentially the covenant of quiet enjoyment mutated to include much more than just undisturbed possession of the premises. suing the landlord or even offsetting the cost against the rent is an impractical remedy. Even the complicated rent provisions are largely concerned with the determination of the landlord's ability to pass through to the tenant. For a small space tenant in a large building. Leases were short and sweet.
 On the other hand. The mere breach by the landlord of its obligations under the lease is generally insufficient to establish that a constructive eviction has occurred. A constructive eviction occurs. Constructive eviction has evolved far beyond the traditional building defect type of cases. In other words. Attorneys drafting commercial leases need to take note that these cases reflect a continuing erosion in the common law allocation of these responsibilities creating much uncertainty in the result if the allocation of responsibility is not explicitly addressed in the lease. change the light bulbs. There are plenty of recently reported cases involving such facts due to the failure of the parties to clearly provide in the lease who was responsible for the particular physical defect in the Premises. mechanical and other building systems. 1. the landlord must have intended to deprive the tenant of the use and enjoyment of the leased premises. rather than a deprivation of actual occupancy by direct action of the landlord. For a constructive eviction to be established.  A constructive eviction suspends the tenant's obligation to pay rent and permits the tenant to treat the lease as terminated. through acts attributable to the landlord. electrical.basis to clean the premises. The covenant now includes the enjoyment of all the ongoing goods and services promised by the Landlord which the courts feel are important to the enjoyment of the premises. In most jurisdictions. and provide security among other goods and services. some courts have held that if the tenant has not actually vacated the leased premises. The evidence of this intent need not always be overt and direct. Courts have held that the requisite intent may be inferred from the character of the landlord's acts if their natural and probable consequences are such as to deprive the tenant of the use and enjoyment of the leased premises. we are now ready to consider in detail the conditions which are the real subject of this article. by which a tenant is substantially deprived of the beneficial enjoyment of the leased premises. Many jurisdictions also require a finding of the landlord's intent. or counterclaim. It involves the surrender of possession by the tenant on justifiable grounds. In most instances. constructive eviction is alleged by the tenant either as an affirmative defense against the landlord's claim of breach of lease or to support a claim. resupply the restrooms. Having reviewed the evolution of the remedy. therefore. maintain the communications. the tenant can still establish a constructive eviction by showing that the landlord's acts deprived the tenant of the consideration for the rental which the tenant agreed to pay. any interference caused by the landlord was not substantial. The traditional grounds for constructive eviction has been intolerable physical defects in the premises itself such as the proverbial leaking roof. for damages. conditions daily becoming more important in our modern commercial leasing environment. this requires the tenant to vacate the leased premises within a reasonable time on the theory that if the tenant remained in possession. Failure to Comply with Requirements Ordered by Public Authorities . there must be a substantial interference with the tenant's possession or enjoyment of the leased premises.
Since repairs required by public authorities generally involve safety and/or health concerns. a constructive eviction claim can be established by the tenant by showing that the landlord was obligated to make the repairs. occupancy of the leased premises (or the building) is prohibited until such time as the repairs are completed. involving asbestos remediation and sick building syndrome claims. Further. the duty remains the obligation of the owner in his capacity as landlord absent an agreement to the contrary. While most cases have involved the enforcement of local building codes for public safety purposes. One reason for this rule is that repairs ordered by public authorities are generally of a type that would ordinarily fall outside of the tenant's common law duty to repair. . If the repairs are determined to be substantial or structural. we can now turn to a detailed examination of the types of construction eviction claims which are the subject of this article. the tenant is no longer permitted to occupy the leased premises. Since. Of course. there are few reported cases where the duty is clearly and expressly imposed on the landlord. generally has the initial duty under most laws to comply with public requirements. and the expenses of compliance would more properly be regarded as capital expenditures to be paid for out of rental income. more recent cases. The paramount issue in most constructive eviction cases arising under a failure to make repairs or alterations required by governmental authorities is whether the landlord or the tenant is responsible for compliance with the requirement. Where the lease is silent on the issue or where there are competing or ambiguous lease provisions. the court may attempt to determine the parties' intent by examining the prior conduct of the parties. in such cases. have broadened the grounds on which a constructive eviction claim is based by focusing on the health of the tenant's employees and the habitability of the leased premises. codes and ordinances.Having covered the basics. as owner of the property. A typical "repair" or "compliance with laws" clause imposed on the tenant will not necessarily overcome these factors and allocate the responsibility to the tenant. The threshold issue is easily resolved where the lease clearly imposes on the landlord the obligation to comply with requirements mandated by public authorities or otherwise requires the landlord to maintain the leased premises in compliance with applicable laws. A court will initially look to the intent of the parties as manifested in the lease. Constructive evictions based upon a landlord's failure to make repairs or improvements required by public authorities have been recognized by courts for over 100 years. Since the landlord. such that they could not have been contemplated by the parties at the time the lease was entered into. If the repairs are not completed by the required date. it is often considered inequitable for the tenant to be required to make extensive repairs that would inure primarily to the reversionary interest of the landlord. a public authority issues an order that certain repairs must be undertaken to correct deficiencies apparent in the leased premises or in the building in which the leased premises are located. then the landlord is generally held responsible for making the repair. but most jurisdictions have focused on the nature of the repairs. Under the typical situation. public policy requires that there must always be a party obligated to undertake the repairs.
) . however. relying principally on the terms of applicable lease provisions to the effect that (I) the tenant was obligated to comply with applicable laws. Subsequent air sampling confirmed the presence of airborne asbestos fibers at harmful levels and an abatement order was subsequently issued by the Department of Health Services. statutes. the greater likelihood that the parties intended to shift burdens of property ownership onto the tenant. During the negotiations between the landlord and the subtenant over the responsibility for clean-up of the asbestos. the court determined that it could properly consider other relevant lease provisions and other factors bearing on the intent of the parties. (ii) the tenant was obligated to keep the leased premises. while a tenant might be found liable to make repairs occasioned by its particular use of the leased premises. Further. particularly where. the asbestos condition at issue in this case would have manifested itself regardless of any particular use being carried on in the leased premises. constitute an obligation to comply with laws that require substantial curative action.One of the most comprehensive treatments of the factors considered by many courts when determining whether the landlord or the tenant has the duty to undertake repairs required by public authorities is found in Brown v. Green. rather than focusing on the literal text of the repair and compliance provisions in the lease. Whether the parties actually intended the allocation of responsibilities suggested by the lease covenants. orders.) (2) The term for which the lease was made. structural and non-structural. When the parties could not resolve the issue of responsibility for the abatement work. was better evaluated by relevant factors outside of the four corners of the lease. The court first reasoned that broad repair and compliance covenants in long-term "net" commercial leases were probative of the parties' intent to shift the major burdens of property ownership onto the tenant. (The longer the term. The appellate court affirmed and the issues were appealed to the California Supreme Court. As a result. the subtenant moved its business operations into a portion of the leased premises that was being used as a warehouse. which involved an action by the landlord for collection of unpaid rent after the subtenant had vacated the leased premises as a result of the landlord's failure to abate asbestos contamination in the leased premises. as in Brown. the subtenant ceased paying rent. and (iii) the landlord had no obligation of any kind to repair or maintain the leased premises. The court then considered the following six factors: (1) The relationship between the cost of the curative action and the remaining lease term. A routine inspection of the leased premises found that debris containing friable asbestos had flaked onto furniture in a showroom operated by the subtenant. The court began its analysis by noting that unqualified covenants to maintain and repair the leased premises and to comply with applicable laws do not. ordinances. etc. the parties used a preprinted form lease. (Repair and compliance clauses are more likely to be construed literally if the tenant has sufficient time to amortize the repair costs. The trial court ruled in favor of the landlord. in good order and repair. in effect during the lease term regulating the use of the leased premises. whether or not such work was required as a result of the tenant's use of the leased premises. standing alone.
(Whether either party was aware or had reason to believe that the cited condition would require curative action during the lease term. Armstrong. on the same day that the California Supreme Court issued its opinion in Brown. the tenant's constructive eviction claim failed. the court concluded that in the context of the particular lease entered into by the parties. which involved cityordered repairs to a bar and cabaret. the more likely it is that the repair is "substantial" and thus the landlord's duty. which represented a substantial percentage of the aggregate rent due over the lease term. based upon reasons similar to those articulated by the California Supreme Court in the Brown case. the court refused to impose the repair obligation on the tenant. the tenant was denied a certificate of occupancy for the leased premises (in this case.) (4) Whether the curative action is structural or nonstructural in nature. concluding instead that the probable intent of the parties was that the landlord would be responsible for the repairs. Where there are no lease provisions addressing the issue of which party is obligated to make repairs to the leased premises required by public authorities. Noting that the parties had not contemplated any such municipal order at the time the lease was negotiated. In Polk v. which would have left little time for the tenant to amortize the cost of the repairs.) (5) The degree to which the tenant's enjoyment of the leased premises will be interfered with while the curative action is being undertaken. (The greater the disruptive effect of the compliance action. In that case. the tenant assumed the burden of complying with the abatement order. the landlord changed the locks and took possession of the building. the court ruled. Schwartz. The Court in Hadian was influenced by both the three-year term of the lease. Accordingly. In a damages action filed by the tenant.) (6) The likelihood that the parties contemplated the application of the particular law or order involved. the entire building) because of an opening in one of the building walls that had been made to accommodate a prior tenant. the court found that a constructive eviction had occurred and remanded the case to the trial court for a determination of damages. (The length of the term in relation to the remaining useful life of the leased premises. When the tenant stopped paying rent. . Since the landlord's failure to repair the wall and comply with the applicable building code resulted in the refusal of the municipality to issue a certificate of occupancy. that the landlord was under a duty to construct the wall.(3) The relationship of the benefit to the tenant to that of the reversioner. Interestingly. the court issued its opinion in the companion case of Hadian v. and by the estimated cost of the repairs. The landlord refused to construct the wall or permit the tenant to do so. (Whether the repairs fall within the literal text of the lease covenants. the Nevada Supreme Court determined that the construction of the block wall was a substantial alteration and was structural in nature. courts have usually concluded that the landlord has the duty to make such repairs. The municipal authorities ordered the opening to be closed with a cement block wall.) Based upon an analysis of the foregoing factors. thereby preventing the tenant from occupying the leased premises.
In Gans v. but rather that each case must be considered in light of its particular factual circumstances.000 and $70. After an inspection of the leased premises revealed serious safety violations. The court then indicated that terms used in repair clauses are not technical. vandalism and casualty." Instead. The Polk case.Ambiguous lease provisions were considered by the Colorado Court of Appeals in Millman v. Among other things. discussed above. provisions in the lease obligated the tenant to keep the leased premises in good condition and repair at the tenant's expense and to conduct its business operations in compliance with all applicable governing bodies. the municipality ordered the landlord to make extensive remodeling and structural repairs or else vacate the leased premises. The interpretation of a fairly typical repair and compliance provision can be found in a declaratory action decided by the Wyoming Supreme Court in Scott v. is one example of that situation. Both the landlord and the tenant disclaimed responsibility for making the repairs. Halfway through the three year lease term. the tenant was obligated to "keep the leased premises in proper condition in order to meet all standards of the [city] building department. The failure of the landlord to permit the tenant to make required repairs has also been found to constitute a constructive eviction. Since the burden of compliance rested on the landlord. The landlord refused to make the repairs and the tenant vacated the leased premises (as required by the municipality)." but under a separate provision of the lease the tenant was merely required to keep the premises in the same condition as when entered upon. claiming constructive eviction. city inspectors determined that the building was structurally unsound and ordered repairs that were estimated to cost between $47. L. after considering the short term of the lease. such as the landlord's duty to insure the leased premises against loss by fire.000. Prazma. In this particular case.. In order to resolve the competing provisions. the loss of rental income and the cost of the required repairs. the court did not believe. the court considered other provisions of the lease. reasonable wear and tear excepted. The Scott court noted that it could find no case which held categorically that either the landlord or the tenant was responsible for repairs ordered by public authorities. The tenant in Millman had leased a building for use as a rooming and boarding house. Olchin & Co. Hernandez. The lease also stated that the landlord was not required to make any repairs to the building during the term. that the parties intended to shift to the tenant the burden of compliance with orders such as the one that was issued. the tenant had sought permission to construct an exit that was required by the New York Department of Labor for the manufacturing facility operated . such as previous structural repairs that had been undertaken by the landlord. The court concluded that the landlord was obligated to make the required structural repairs and its failure to do so justified the tenant's vacating the leased premises. The tenant vacated the building and the landlord sued for. and that an agreement to "repair" does not constitute an agreement to "replace" or "remodel. According to one provision of the lease. the meaning of "repair" in the lease should be based upon the parties' intention when using the term. among other things. the court concluded that the tenant established its right to claim a constructive eviction. This was especially true where the tenant was obligated only to maintain the leased premises in the same condition as at the beginning of the term. and the prior conduct of the parties. the cost of the repair and the resulting improvement in the condition of the leased premises (together with the corresponding increase in value).
and therefore assumed the risk of later compliance with applicable laws. the landlord would be subject to the whim of a tenant who freely changes the use of the leased premises. based upon the surrounding circumstances and terms of the lease. Investment Company v. The landlord refused to permit the work and the tenant was required by the State to cease using the leased premises. When the subtenant could not make adequate repairs to the failed system. rules and regulations does not. In this case. Both the landlord and tenant refused to pay for the connection. Inc. must bear the burden of conforming the new use to the requirements of law. however. (ii) the tenant's specific use of the leased premises resulted in the need for the ordered repairs. Generally. The court also reasoned that a tenant who puts the leased premises to a particular use is charged with knowing the laws and regulations affecting such use. The court noted in particular that the lease expressly provided that the landlord was not obligated to make repairs of any kind. While most reported cases ultimately impose upon the landlord the burden of compliance with mandated repairs. there is a constructive eviction. The California Supreme Court began its analysis by stating that a tenant who voluntarily puts the leased premises to uses different from those prior to its tenancy. . discussed above. One such case is Glenn R. constitute an assumption by the tenant to comply with orders requiring improvements of a substantial or structural nature. substantial repairs would be needed during the term). by itself. v. On appeal from a successful motion to set aside a verdict in favor of the landlord. knew (or should have known) that septic systems eventually fail and that connection to a public sewer might be required. Otherwise.  where the Colorado Supreme Court. Instead. the Connecticut Supreme Court of Appeals noted that in cases where a landlord has refused to consent to an act by the tenant without which the tenant cannot occupy the leased premises. the tenant has been held responsible for such repairs under certain circumstances. that the tenant had previously made structural repairs and that the leased premises. or (iii) the tenant unequivocally agreed to be responsible for all repairs. The court went on to uphold the verdict in favor of the tenant. During the conversion. The subtenant then sought to have the sublease declared unenforceable and its deposit returned. such as in Brown v. although located at a prominent intersection in the City of Denver. held that the parties intended for the tenant to be liable for making substantial improvements and alterations that had been ordered by a local building inspector. thereby subjecting the premises to laws that were not previously applicable. A similar result was reached in Ell & L. the county health department ordered that the trailer park be connected to a public sewer or that the use terminate. Sewell Sheet Metal. ordinances. Green. where the subtenant converted the leased premises from an automobile repair operation to a trailer park. the mere agreement of the tenant to comply with all laws. the tenant had accepted the leased premises in their as-is condition. there must be a clear showing that either (I) the tenant knew that the repairs would probably be required. a septic system was installed which later failed. causing the subtenant to close the trailer park and later abandon the leased premises. International Trust Company. including those deemed to be substantial and structural. Loverde. had been leased on a long term basis at a fairly nominal rent (presumably because the parties recognized that due to the age of the leased premises and the term of the lease.by the tenant.
The court concluded that "where the landlord leases part of a building and permits unsanitary conditions amounting to a nuisance to exist in the portion of the building remaining under his control which operate to deprive the tenant of his beneficial enjoyment." Even though the lease required the tenant to comply with all requirements of public authorities pertaining to the leased premises. Although the restaurant itself was found to be properly maintained. the rest of the building was in such a deplorable condition that the inspector was required "to take drastic steps and close the restaurant. the court concluded that since the landlord did not fulfill its duty within a reasonable time after notification from the public authority. where the tenant rented a stall in the landlord's building for the operation of a restaurant.The constructive eviction doctrine has also been applied to situations involving improvements required to be made to the building of which the leased premises are a part.000 and $50." In addition to constructive eviction claims arising as a result of the tenant's inability to occupy any portion of the leased premises. the California Court of Appeal was quick to distinguish the case from those where improvements were required to be made directly to the leased premises. The restaurant. the state fire board ordered the second floor of the building closed until the sprinkler system was installed. even though the required repairs did not directly affect the leased premises. but was silent as to which party was obligated to maintain the structural components of the building. the tenant received a letter and a cease and desist order from the state fire marshal. the court noted that the tenant had no duty to abate a nuisance located in any portion of the building other than the leased premises. advising the tenant that the building was in violation of the state safety code due to. which at the time was one of only two occupants of the building. the landlord breached the implied covenant of quiet enjoyment which resulted in a constructive eviction of the tenant from the leased premises. although not directly relating to the leased premises. The . the absence of an automatic sprinkler system. At a hearing. Marlow. thereby reducing the restaurant's seating capacity by over 50%.000. the tenant leased a two-story building for a five year term for use as a restaurant. a former party wall became exposed and was determined to be structurally unsafe and in need of substantial repairs to satisfy the requirements of the City of Seattle Building Department. estimated to cost between $30. Snyder. Further. The Washington Supreme Court upheld a lower court ruling concluding that there was an implied duty on the landlord to make repairs mandated by government authority where such repairs arise from defective building conditions or are required for reasons of the public welfare. Washington. Although the leased premises did not abut the exposed wall. among things. which remained under the landlord's exclusive control. tenants have also been successful in establishing a constructive eviction where only a portion of the leased premises was rendered untenantable. the tenant may treat this as a constructive eviction. The landlord refused to make the repairs and terminated the lease because of the unsafe condition of the building. The lease required the tenant to make repairs necessary to maintain the leased premises. In Chernberg v. except for the outside walls and other structural components of the building within the leased premises. was ordered closed by a city inspector after he found unsanitary conditions in the building. the tenant requested that the landlord make the necessary repairs. When the abutting building was razed. in Dennison v. During the first year of the lease. the tenant operated a restaurant in a portion of a building located in Seattle. For example. A similar result was reached in Johnson v. Peoples National Bank of Washington. nor did the tenant possess an occupancy right to the portion of the building in need of repair. In this case.
The essence of a tenant’s leasehold interest is possession. it would have to pay for the installation of the sprinkler system. Since the tenant was not deprived of the use of the first floor of the building. Similarly. but instead began paying a reduced rental since it occupied only the first floor. Based upon an analysis similar to that used in Brown v. a tenant’s remedy against a landlord who fails to honor the statutory requirement is not specified in the statute. In every lease. the law implies a covenant on the part of the landlord to . The tenant did not install the sprinkler system. informed the tenant that if the tenant wanted to continue to use the second floor of the building. pursue either: the common law remedy for breach of the implied warranty of quiet enjoyment. A tenant may. Green.landlord. however. The tenant then claimed that the constructive eviction should result in the suspension of all rent due under the lease. the court concluded that the landlord's failure resulted in only a partial constructive eviction and that the tenant remained obligated to pay the fair rental value for the use of the first floor. the court found that the landlord's failure to install the sprinkler system compelled the tenant to vacate only the second floor of the building. a landlord’s remedy against a tenant for failure to permit access (after providing the requisite notice) is not defined by statute. the New Mexico Supreme Court found that the landlord was obligated to install the sprinkler system and that its failure constituted a constructive eviction of the tenant. discussed above. including invasion of privacy and intentional infliction of emotional distress. the landlord may have to seek entry under court order. however. or the statutory remedy of relief from harassment under California Code of Civil Procedure Section 527. The landlord later sued to collect the rent that had not been paid. or the right to possess. Noting the general requirement that the tenant must vacate the premises to sustain a constructive eviction claim. the leased premises. Denied access. While a landlord’s limited right of entry is defined by statute.6.
caused either directly by the landlord or by a person or circumstance within the landlord’s legal control.provide the tenant with possession and “quiet enjoyment” of the premises.. This “covenant of quiet enjoyment” constitutes a warranty by the landlord that the landlord will not take any action or make any omission which disturbs a tenant’s right to possession and quiet enjoyment of the premises. A landlord can breach the covenant of quiet enjoyment in various ways. denying a tenant access to the premises. harassing the tenant or making unwarranted . the lease is extinguished and the foreclosing lender has the right to evict the tenant.e. The covenant does not protect the tenant from the acts of third parties over whom the landlord has no control.” i. physically removed from the leased premises under circumstances where the tenant otherwise has the legal and contractual right to possession. For example: a landlord’s attempt to lease the property to a third party. any disturbance. This would constitute a breach of the covenant by the landlord. causing a tenant to be “evicted. 3. 4. of the tenant’s use or possession of the leased premises whereby the property is rendered wholly or substantially unsuitable for the use for which it was leased. causing or permitting a third party who has paramount title to physically oust the tenant. For example. 2. some of which are: 1. if a lender forecloses upon the landlord’s property pursuant to a mortgage which is senior to the tenant’s lease (and there is no “non-disturbance” agreement between the tenant and the lender). even though it is the lender rather than the landlord actually evicting the tenant.
causes the defects in the premises. This rule still applies to leases of commercial buildings. the California Supreme Court has held that there is no obligation to vacate the premises in order to avoid the obligation to pay rent where the leased premises is a dwelling. It must be emphasized that a tenant must have a legal right to possession of the premises in order to make a claim of breach of the covenant of quiet enjoyment. the California Supreme Court held that there exists an implied warranty of habitability from the landlord to the tenant that the premises will be maintained in a condition to meet bare living requirements. Thus. and that if the landlord breaches this . or failing to make necessary repairs to the premises. the courts held that a tenant relying on the doctrine of constructive eviction must surrender possession of the premises in order to escape the obligation to pay rent. Of course. For many years.threats of expulsion. a 164 tenant cannot establish a constructive eviction if the tenant. if a landlord evicts a tenant through proper legal procedures following a default by the tenant under the lease. by wrongful or negligent action. making extensive and unwarranted alterations to the leased property which materially and adversely interfere with the tenant’s use and enjoyment thereof. the tenant no longer has a legal right to occupy the premises and eviction would not constitute a violation of the covenant of quiet enjoyment. However. Instead.
entitling the landlord to the same remedies as if a tenant simply defaulted in the obligation to pay rent. Before the tenant may be entirely or partially absolved from the obligation to pay rent. NON-WAIVABLE TENANT RIGHTS . A condition which renders a dwelling partially or entirely uninhabitable.implied warranty the tenant will remain liable for the reasonable rental value of the premises in the condition existing at the time of the violation as long as the tenant continues to occupy the premises. or may vacate the premises. does not automatically give the tenant the right to reduce or cease paying rent. however. including ordering that the tenant be evicted from the premises and awarding the landlord damages against the tenant for the reasonable rental value of the premises for the remainder of the lease term. In such circumstances. the tenant must have given notice to the landlord of the defects which allegedly render the premises uninhabitable or unusable and the landlord must have failed to cancel or cure such defects within a reasonable time following receipt of tenant’s notice. such tenant does so at the risk that a court may deny the allegation that the premises are totally or partially uninhabitable. If a tenant vacates the leased premises or pays a reduced rent based upon even a good faith belief that the condition of the premises supports a claim of constructive eviction. a court may rule that the tenant violated the lease by failing to pay the full amount of rent owed under the lease.
.5. 5. A tenant’s right to assert a cause of action against the landlord which may arise in the future. 2. rules. A tenant’s rights with respect to limitations on the landlord’s ability to enter the premises. A tenant’s rights with respect to the security deposit. as set forth in California Civil Code Section 1954. 6. 4. A tenant’s right to have the leased premises maintained in a habitable condition and in compliance with all applicable health. A tenant’s right to have the landlord exercise a duty of care to prevent personal injury or personal property damage where that duty is imposed by law. 1976. as provided by law. as set forth in California Civil Code Section 1950. environmental.Any provision in a residential lease executed after January 1. 7. which purports to modify or waive any of the following tenant rights is void and unenforceable: 1. safety. 3. and ordinances. regulations. A tenant’s right to a notice. The procedural rights available to a tenant in any litigation involving the tenant’s rights and obligations under the lease. and other laws. and.
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domain: law


text:
KOCHI: Italian naval guards accused of shooting dead Indian fishermen while onboard an Italian ship passing through Kerala coast have sought permission to visit Italy during Christmas.
In a petition filed at the Kerala high court, chief master sergeant Massimilano Latorre and sergeant Salvatore Girone have sought permission to celebrate Christmas with their families at home.
They are currently facing trial in the case related to the alleged shooting incident that occurred on February 15 this year off Kollam coast in the southern state of Kerala.
The naval guards were onboard Italian oil tanker Enrica Lexie as part of military protection detachment, known as MNP. The group of six naval guards were deployed by Italian navy to protect the ship from attacks of sea pirates.
While the ship was passing Kollam coast, allegedly at 20.5 nautical miles from the shoreline, the naval guards had allegedly opened fire at a fishing boat. Two fishermen who were in the boat, Valentine Jelestine and Ajeesh Pink, had died in the shooting while the boat was riddled with bullets.
While proceedings against the naval guards were progressing in courts in Kerala, Italian officials had, on April 24 this year, handed over ex gratia payment of Rs 2 crore to dependents of the two Indian fishermen who died in the incident. The dependents had withdrawn their suits seeking compensation following the settlement.

domain: news


text:
PreventionDifferential Effects of Maternal Diets on Birth Outcomes and Metabolic Parameters in Rats After Ethanol Consumption during Pregnancy Maternal nutrition plays an important role in the development of FASD, but researchers have a limited understanding of how exactly this occurs. The researchers in this study looked at birth outcomes from four different groups of pregnant rats: those with standard diets; those with standard diets and alcohol exposure; those with high energy diets; and those with high energy diets and alcohol exposure. They found that:
- Offspring of rats with standard diets who were exposed to alcohol had decreased birth weights and the mothers had fewer offspring.
- High-energy diets in pregnant rats reduced the incidence of alcohol-induced weight loss in mothers, increased body and liver weights in offspring, and increased negative metabolic outcomes in both mothers and offspring compared to standard diets.
- In pregnant rats fed high energy diets, ethanol consumption did not significantly affect litter size compared to pregnant rats on high energy diets without alcohol exposure.
More Prevention Research:Prenatal Care Outcomes in Women with Substance Use Disorders: A Retrospective Cohort Study Commentary: Pregnancy, partners, and alcohol warning labels (open-access)
DiagnosisUse of Telemedicine for the Physical Examination of Children with Fetal Alcohol Spectrum Disorders (FASD) In most FASD assessment clinics, an FASD diagnosis typically requires that an individual’s physical features, neurobehavioral functioning, and history of prenatal alcohol exposure are assessed by a team of experts. However, there are limited numbers of FASD diagnostic experts in the United States. In this study, researchers explored the use of telemedicine as a means of assessing physical features for FASD. They conducted examinations of 61 individuals using two digital technologies and compared these results to those of face-to-face examinations. They found that:
- Agreements in the findings between face-to-face evaluations and evaluations via telemedicine for most physical features of FASD were in the “almost perfect” range with some exceptions in the “substantial” range.
- Imprecision in measurement and subjectivity underlie lower agreement for some features in both face-to-face and telemedicine examinations.
- External conditions such as lighting, distance, and angles from the camera could be optimized to ensure the reliability of telemedicine examinations.
More Diagnosis ResearchFatty acid ethyl esters in meconium and substance use in adolescence Evolution of the Physical Phenotype of Fetal Alcohol Spectrum Disorders from Childhood through Adolescence
InterventionHealth, social and legal outcomes of individuals with diagnosed or at risk for fetal alcohol spectrum disorder: Canadian example (Open Access) Individuals with FASD experience high rates of adverse outcomes. It is important to understand the factors influencing these outcomes in order to create targeted solutions. Researchers in this study looked at the characteristics and challenges of a cohort of individuals with or at-risk for FASD in British Columbia. They found that:
- Participants had high levels of developmental disabilities (78%); involvement in child welfare (75%); substance use (50%); physical health comorbidities (38%); and involvement in the criminal justice system (30%).
- Individuals over 20 years had higher rates of any past substance use (60.9%); alcohol use (39.1%); and stimulant use (30.4%) compared to individuals aged 10-19 years (41.3 %; 12.0 %; 14.1 %, respectively).
- Involvement in the child welfare system was associated with higher risk of experiencing anxiety.
- Involvement in the criminal justice system was associated with higher rates of past substance
More Intervention ResearchAn fMRI investigation of neural activation predicting memory formation in children with fetal alcohol spectrum disorders (open access) Executive and Social Functioning Across Development in Children and Adolescents with Prenatal Alcohol Exposure Epigenetic Clock Analysis in Children with Fetal Alcohol Spectrum Disorder. Completed secondary education among youth with prenatal substance exposure: A longitudinal register-based matched cohort study (open access)
JusticeFetal Alcohol Spectrum Disorder and Neurodevelopmental Disorders: An International Practice Survey of Forensic Mental Health Clinicians Individuals with FASD are overrepresented in the criminal justice system. The researchers of this study surveyed 81 forensic clinicians to understand their experiences in providing services to clients with FASD and other neurodevelopmental disorders (NDD). They found that:
- The majority of clinicians had experience working with clients with FASD and other NDDs in forensic settings.
- Clinicians identified that limited training, gaps in readiness for service provisions, and barriers to practice prevented them from working effectively with these populations.
- Clinicians reported seeing fewer clients with FASD compared to clients with NDDs and felt less prepared to support this population.
- Most clinicians highlighted the need for additional training and supports to improve their practices. Suggestions for additional supports include the development of screening tools, clinical guidelines, and access to experts or specialists for consultation.
More Justice ResearchParents With Fetal Alcohol Spectrum Disorder Within Canada’s Child Protection Trials
Family CollaborationSelecting and Using Children’s Books with Authentic Representations of Characters with Developmental Disabilities (Open Access) Providing kids with books that include characters with diverse abilities is a creative and valuable way to challenge societal perceptions of those with disabilities. It is important that these books showcase individuals with disabilities in an authentic, inclusive, and respectful way without contributing to stereotypes and stigma. The researchers of this study explored 47 books featuring characters with developmental disabilities to understand how these characters are portrayed. They found that:
- Of the 47 books evaluated only 1 book had a character with FASD. In contrast there were 33 books portraying Autism Spectrum Disorder, 5 portraying Down Syndrome, 7 portraying Intellectual Disability and Developmental Disability, and 1 portraying developmental delay.
- 80% of the characters were portrayed positively with disabilities and 20% were portrayed in a neutral fashion. There were no negative portrayals.
- Most of the characters (74%) were male.
- In the book, A Time to Run: Stuart and Sam, which featured a character with FASD, the character was portrayed as realistic, positive, and dynamic. The character experienced positive social interactions, positive relationships with siblings, and positive exemplary practices.
This blog is intended to provide a summary of some of the recent literature on FASD. For a more complete and nuanced understanding of these findings, read the full research papers. Please note that this is not a comprehensive list of all research published on FASD in December 2020; it is a snapshot of some of the articles most relevant to the CanFASD priority areas.

domain: medical


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Chimeka Garricks is a Nigerian Irish lawyer, editor and writer, born in Dublin and raised in Port Harcourt. He would rather choose soundtracks for movies or be a DJ, but is at work on a novel. He lives in Lago, Nigeria.
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Books:A Broken People's Playlist, April 2023
Hardcover / e-Book

domain: artistic


The Region 4 Education Service Center (ESC), Houston, TX is requesting proposals from qualified and experienced firms to provide Apparel, Uniforms, Accessories, Products and Services (RFP No. 21-01). In order to be considered, the Offeror must complete and submit a proposal to Region 4 ESC in accordance with the solicitation documentation available at www.esc4.net or https://www.omniapartners.com/publicsector/solicitations
VIRTUAL PRE-PROPOSAL CONFERENCE: Wednesday, December 9, 2020, 10:00 am CST.
PROPOSAL DUE DATE:
January 14, 2021, BEFORE 2:00 PM CENTRAL TIME.


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Style Watch PollWould You Wear These Trends?
Stars show off some of the hottest looks. Do you love 'em or hate 'em? Vote now!
Credit: L. Martinez/PictureGroup; Axelle Woussen/Bauer-Griffin; Johns PkI/Splash News
Updated: Monday Nov 30, 2009 | 04:00 PM EST
More from PEOPLE
- A Bachelorette Star Opens Up About Her Battle with Alcoholism
- Could Martha Stewart & Liam Neeson Be the Perfect Match? Dr. Oz Thinks So!
- See Jen's Awkward Friends Reunion with a Cameo by Ellen DeGeneres
- It's a Girl for Nick and JoAnna Garcia Swisher
- VIDEO: Fellow DWTS Contestants Thought Kellie Would Win

domain: entertainment


Search the Community
Showing results for tags 'leaf'.
Good afternoon all! What I've got is a 1965 Rambler American 440 232cu. I bought it knowing that it was going to be a project, and I have a good set of tools. It's time to tackle the first item of business - namely the front coil springs and rear leaf springs. 1. The car is riding really low, but... 2. I'm not sure of the standard ground clearance is for my can 3. The shocks look pretty ancient 4. The rear leaf springs are pretty durn flat, i.e., not springy SO...my questions are: 1. Is there a way to tell if the F/R springs are shot? 2. Should I just go ahead and replace the coil and leaf springs? And if so, where might I find the parts? 2. If I'm going to tackle the leaf and coil springs, should I just go ahead and replace the shocks at the time? My thinking is that coil/leaf springs are just plain tired out. I've heard that I could install an air compressor and air adjusters both front and rear. Ahhhh...how 'bout no on that idea. Any and ALL input with my questions will be greatly appreciated. John C. Galleni Oakland, CA
Anybody have any experience with lever type shocks on an ollllld car? I have a 1929 Graham Page 612 and have taken my leaf springs out for refurbishment but I don't know much about the lever shock absorbers. They are a piston mounted on the frame with a lever that attaches by a cloth strap to the leafs. I assume they're oil filled? Anybody ever worked on one of these? Thanks. Geoff


Five Pakistani cricketers stranded in Sri Lanka to return home on cargo plane
By Bipin Dani
April 27, 2020 05:00 PM
First lot of five Pakistani cricketers, who are stranded in Sri Lanka due to current lock-down worldwide will be leaving for Karachi and Lahore on Tuesday.
"There had been seventeen Pakistani cricketers, who came to play for several clubs in Sri Lanka and seven of them had already left in the month of Match because of their commitments with the Pakistan Cricket Board (PCB)", the 36-year-old all rounder, Kashif Naved said over telephone from Sri Lanka.
Kashif Naved (Panadura Cricket Club) is one of the five lucky, who would be leaving for Pakistan on Tuesday.
The other four, who will be leaving for Pakistan with him on Tuesday are : Mohtasheem Ali (Kalutra Town Cricket Club), Ahsan Baig (Tamil Union), Ali Maher (Galle Cricket Club) and Qaisar Ashraf (Nugegoda Cricket Club).
"The arrangement has been done for the five cricketers to travel in a Cargo. We already had Sri Lanka Airlines travel tickets and therefore given the first preference," he added. "Our High Commissioner and Dy. High Commissioner (Mr. Tanveer) made special arrangement for us," he added.
The remaining five, who will be sent later are: Azhar Attari (Panadura Cricket Club), Ali Mansoor (the son of former Pak player-Mansoor Elahi: Kalutra Town Cricket Club), Faizan Khan (Tamil Union), Abid Hasan (Galle Cricket Club) and Basit Ali (Nugegoda Cricket Club).
The respective clubs have made splendid arrangements for stranded players during their extended stay in Sri Lanka.


Mayor Harold Weinbrecht publishes his weekly blog post on his personal blog (mayorweinbrecht.com), sharing his thoughts and updates on local news and events in Cary, NC. The Cary Report, with permission from the town, will be re-publishing the Mayor’s blog as they are posted each Sunday. The following is the latest from Mayor Harold Weinbrecht.
This was another slow week as we continued the dog days of summer.
Deputy Town Manager One-On-One
Monday afternoon I met with the Deputy Town Manager for my weekly one-on-one. Topics we discussed included the downtown park, the town hall campus, the old mall site, the future multi-modal center, and the South Hills redevelopment.
Atlantic Tire Championships Board Meeting
Monday night I participated in a meeting of the Atlantic Tire Tennis Championships board. Topics included the August 6th ATP tournament, the Atlantic Tire Tournament in September, and sponsors.
Human Relations, Inclusion, & Diversity Task Force
Tuesday night I attended the Human Relations, Inclusion, & Diversity Task Force meeting. The group expressed positive comments about PRIDE month and the Cary Celebrations. Most of the meeting was spent on selecting a priority to start a deep dive. Some of the thoughts were communications, accessibility at venues like Koka Booth Amphitheater for events, and additional DEI training for public engaging staff. The meeting concluded after about an hour and forty-five minutes.
Candidate for District Office
Thursday afternoon I met with a candidate for a district council seat. We talked mostly about affordable housing and school overcrowding. It is my practice to endorse incumbents and support all candidates.
NC Metro Mayors
The North Carolina Metro Mayors met Friday to hear a summary of legislative actions. Here is a summary from KTS Strategies:
This week, the House returned to Raleigh for one voting session on Wednesday. The Senate did not take any floor votes or hold any committee meetings this week. Budget negotiations remain at an impasse as House and Senate leadership have not reached an agreement on a tax package and the spending of budget reserves. At this point, we may not see a final budget compromise until mid-August. Due to the budget gridlock and upcoming national legislative conferences, we anticipate the legislative workload will be light for the remainder of July.
House Session Highlights
On Wednesday, the House held a brief voting session. The House considered several local bills and held multiple concurrence votes. Most notably, the House voted not to concur with the 2023 Regulatory Reform Act (H600) and an omnibus health care bill (H125). These bills have been sent to the conference committee where a final compromise will be negotiated. The House voted to concur with legislation that would make changes to the state retirement system (H201), changes to the laws related to the expunction of criminal offenses as recommended by the Administrative Office of the Courts (H193), and an omnibus charter school bill (H219). Those bills have been sent to the Governor for consideration. The next voting session for the House will be held Wednesday, July 19th.
Last week, Governor Cooper vetoed the following five pieces of legislation.
- H618, Charter School Review Board- This bill would convert the Charter Schools Advisory Board into the Charter Schools Review Board and shift the authority to approve charters from the State Board of Education to the Review Board.
- H488, Code Council Reorganization and Various Code Amendments- This bill would reorganize the North Carolina Building Code Council to create a new Residential Code Council and would make various changes to the North Carolina State Building Code provisions, land development regulations, and General Contractor licensing laws.
- H808, Gender Transition/Minors- This bill would prohibit medical professionals from performing surgical gender transition procedures on minors and from prescribing, providing, or dispensing puberty-blocking drugs or cross-sex hormones to minors.
- H574, Fairness in Women’s Sports Act- This bill would prohibit biological males from competing on women’s sports teams.
- S49, Parents’ Bill of Rights- This bill would require public schools to provide parents with information regarding their student’s education, as well as provide them with notifications about the student’s physical and mental health. The bill would also require health care practitioners to obtain written consent from the parent of a minor child before providing treatment and would prohibit instruction on gender identity or sexuality in the curriculum of students from kindergarten to fourth grade.
Veto override votes for H618, H488, H808, and H574 have been calendared for next Wednesday’s House session.
Town Manager’s Report
It has been relatively quiet this week, so I have no substantive updates to share outside of the robust weekly updates provided below from staff.
I look forward to attending and seeing several of you at the Chamber’s Annual Planning Conference next week.
Trolleys Have Arrived
Visitors to our downtown will soon have a new way to get around! Two classic streetcar model trolleys arrived in Cary this week. You may see one of them out and about for a test drive on Monday as we work to finalize scheduling and other program details. The free downtown circulator service is planned to begin this fall. For more information please visit www.carync.gov/trolley.
Greenway Video Inspires Us!
Cary has a lot to celebrate during 2023, the Year of the Trail! We seek to inspire the community this year to get outside and enjoy Cary’s greenways. There are so many ways and reasons to use the greenways – and so many miles to explore!
Cary Joins Threads, a New Social Media Platform
Threads, described by media outlets as “Meta’s answer to Twitter,” launched on July 5 and had accumulated over 70 million users within one day. Cary and several other local governments, including Wake County, Raleigh, and Wilmington, joined the Threads community late last week. You can follow our account at @caryncgov.
The Parking Deck on Cedar Street and Associated Retail
Development plans have been submitted for the second round of review for the Cedar Street Parking Deck and Retail project located at 139 East Chatham Street, between The Center Shopping Center and the Rogers Building. The plan proposes to include 295 parking spaces with 4,000 square feet of ground floor retail along Chatham Street. A staff report with additional information will come before you in the near future.
Urban Design Studio and Planning Team Visits Hub RTP
A few members of both the urban design and planning teams visited Hub RTP to learn more about their successful activation of typical office park and future development phases currently underway. Hub RTP provides a downtown-like urban mixed-use center to the largest research park in the US. The team met with RFP’s planner Travis Crayton who explained the future ambitions of RTP, which includes re-urbanizing strategic areas of the park. The new phase of the Hub will include a new multimodal street network, a full-service hotel, offices over retail, and multifamily residential – almost all entirely using structured parking.
Cary West End Apartments
The first round of development plan review was completed for the Cary West End Apartments. Also known as rezoning case 22-REZ-05 Number Five, the project is located at 602 West Chatham Street and 523 Old Apex Road. The project will include 10,000 square feet of first floor retail, 184 apartments, and a parking deck with 330 spaces.
Spanish Speaking Firefighters Teach About Grilling Safety
Fire was invited to partner with Spanish-language TV network Univision in producing a grilling safety video that targets a Spanish-speaking audience. Four firefighters who are fluent in Spanish participated in the event Wednesday at Fire Station 9, which Univision also broadcast on Facebook Live. Fire is fortunate to have employees who are dedicated and passionate about reaching all our citizens with important safety messages.
Cary’s Independence Day Celebration
Cary welcomed more than 15,000 people to its Independence Day Celebration at Koka Booth Amphitheatre, which included performances by the Cary Town Band and North Carolina Symphony. Mayor Weinbrecht provided a warm welcome from the stage, joined by Congresswoman Deborah Ross. Councilmembers Jennifer Robinson, Jack Smith, Carissa Kohn-Johnson, and Ryan Eades also attended with family and friends.
USA Baseball Collegiate National Team Series
USA Baseball Collegiate National Team (CNT) played a series against both Chinese Taipei and Japan at the National Training Complex at Thomas Brooks Park between June 30 and July 9. On June 30, USA Baseball CNT began the 20th International Friendships Series with Chinese Taipei. USA winning the game 7-3. Then the 44th USA vs. Japan Collegiate All-Star Championship Series ran from July 7-9. USA won 2 out of 3 games in the series, and all the games attracted an international crowd.
Maynard Tank Class of 2024
In preparation for the upcoming school year, on July 5, contractors climbed 138 feet to the catwalk to repaint the year for 2024, continuing a much-loved tradition of welcoming the new senior class.
Upcoming Road Closure
Beginning Monday, July 17, the Annual Water Main Replacement project contractor, Carolina Civilworks, will place barricades on Dry Ave and South Harrison Ave to begin Phase 4 of construction. Faculty Ave will remain open. The contractor has committed to temporarily reopen South Harrison Ave through the Dry Ave intersection by the end of business August 25 in advance of Lazy Daze Arts & Crafts Festival on August 26. Work is expected to continue on South Harrison Ave between W. Chatham St and Dry Ave on August 28, but the Dry Ave intersection is expected to remain open beginning August 25. Updates will continue to be provided as we move forward with additional phases of the planned water main replacement project.
Public Art Advisory Board
Wednesday, July 19
Thursday, July 20
- A complaint about not doing enough to help animals.
- A request to help with awareness of Ovarian Cancer Month.
- A request to appear in two short programs as George Washington.
- A notification that someone has a bumper sticker calling Cary a Sex Cult because of PRIDE month.
- A thanks for fixing/cleaning the fountain at Middle Creek.
- A complaint that Cary doesn’t do anything to protect trees (that is a misperception).
- A request to name Cary’s new downtown trolleys to “Cary’s Ferry” (Trolleys haven’t been named yet)
Next week’s activities include staff meetings, an Atlantic Tire Championships Board meeting, a Human Relations, Inclusion & Diversity Task Force meeting, a Diwali dance practice, an RTA Transportation Breakfast Panel rehearsal, and a meeting with a council candidate.
Well, that is all for this week. My next post will be on Sunday, July 23rd, 2023. Although I have Facebook and Twitter accounts those are not the best means of communication with me. Please send all Town of Cary questions or comments to Harold.Weinbrecht@townofcary.org and email personal comments to firstname.lastname@example.org.


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Flames forward Frank ‘Gabadinho’ Mhango has ended his goal drought in the South African Premier Soccer League (PSL).
Mhango scored his first league goal of the season in his team Bidvest Wits’ 4-1 triumph over SuperSport United on Saturday.
In a match monitored on digital satelite television (DStv) SuperSport Channel 4, Mhango displayed verve and hunger by stepping off the bench at half-time to cancel SuperSport’s lead barely three minutes into the second half.
Like a sneak thief, Gaba ghosted into the six-yard area to fire past SuperSport goalkeeper Riyaad Pieterse.
Speaking in an interview from the Rainbow Nation yesterday, Gabadinho said he felt relieved to score.
“I was also happy to provide an assist for our third goal,” he said.
SuperSport had taken the lead in the 20th minute through a penalty awarded after Wits captain Thulani Hlatshwayo was adjudged to have handled the ball in the box and up stepped Dean Furman to draw first blood.
The Absa Premiership champions then went on to take the lead on 53 minutes through James Keene’s sharp header.
It was 3-1 on 64 minutes when Gabadinho turned the architect to set up Daylon Claasen who rifled the ball into the top corner from 20-yards out.
Hlatshwayo rounded off the scoring for Wits with three minutes to full time.
Following the win, Wits are now out of the relegation zone on 13th in the 16-team league with 21 points from 19 matches.
In other PSL matches, another Flames midfielder Robert Ng’ambi’s team Platinum Stars suffered a 0-2 loss at the hands of Orlando Pirates. Stars anchor the table with 15 points from 19 games.
Muhammad Sulumba’s Polokwane City were held to a goalless draw by Amazulu. Polokwane are 11th with 21 points from 19 matches. n

domain: sports


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P.O. Box 22058660622-0586 Chicago, IL
Book, DeGenova, Rossiter
This book showcases work by two poets, Albert DeGenova and Charles Rossiter. It "combines prose memoirs supplying context with poems supplying the rhythm and pulse of real lives." The updated second edition contains 11 new poems and updated text.
Abstract taken from fractaledgepress website.

domain: library


The stitching techniques of our wetsuits
13 mayo 2019
A wetsuit is essential for watersports and will protect your body. An important determinant of the warmth and flexibility of the wetsuit is the stitching of the seams. There are two kind of stitches: basic flatlock stitching and the high end blindstitch. We’ll explain you in this article.
Flatlock stitching is most common stitching technique. The main advantage is that it is a super durable and strong technique. However, flatlock stitching perforates the neoprene. This means water might still enter the wetsuit. That’s something you might not want when performing watersports in colder temperatures.
We use the Blindstitch technique in our high end wetsuits that are meant to keep you warm. Blindstitch means the wetsuit is only stitched on the outside of the neoprene and the seams are glued on the inside. Water does not enter the wetsuit that way, which is what you want in cold water temperatures. The technique also makes the wetsuit even more flexible.
SHOP WETSUIT WOMEN
SHOP WETSUIT MEN


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Fab news these really lovely chalky white hanging hearts are back in stock!
These are so so popular & seem to sell out as soon as they arrive!
I have managed to order lots & lots though as I got them the day they arrived with the supplier.
They come in a set of 3 hearts & they are so adorable.
The hearts are painted chalky white & distressed for a pretty Shabby Chic vintage style look.
Each heart hangs from twine.
These are so pretty & would make a lovely wedding decoration or gift idea too.
They are only £4.50 for the set of 3 & can be found *here*
Also arrived are these lovely heart hooks which match the above hearts.
These too are really popular too!
These heart hooks are part of our Vintage Style range & are so so pretty.
Each heart is painted in chalky white paint & distressed for a lovely Shabby Chic vintage look.
These are such sweet little hooks which match our hanging hearts & birdies in the same range.
They are £5 for the set of 2 & can be found *here*
I absolutely adore this lovely white vintage style range of pretties, they are so adorable & it is no wonder that they go quickly as everyone seems to love them.
I hope you do too ...


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K.Will is getting ready to celebrate Christmas with his fans this year.
The K-Pop balladeer will hold his annual Christmas concert, this year titled 2013 K.Daebak Concert, on December 24 and 25 at the Kyunghee University Peace Hall.
The singer addressed his fans and explained plans for the holiday showcase by saying, "Although it is difficult to prepare for my concert, the happiness that I get from seeing many people coming out and enjoying themselves is indescribable."Like Us on Facebook :
K.Will plans to try something very new for this year's Christmas performance. Known for his sweet ballads and melodies, he will branch out into somewhat uncharted territory and incorporate R&B, dance, and hip-hop genres at the 2013 K.Daebak Concert.
"If you spend this Christmas with me, you won't regret it," he added.
Tickets for the yuletide show go on sale October 24 at 2pm KST through the Interpark ticketing website.
So if you are planning on being in Seoul this holiday season, be sure to head over to Kyunghee University and celebrate Christmas with K.Will!


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Luxury Travel Blog by Wandering Carol
As a luxury traveler, you deserve nothing less than the best of the best. From the accommodations you stay in to the activities you do, everything must be top-notch. However, with so many options available, how do you know which ones are worth your time and money? That’s where we come in.
What is Luxury Travel?
Luxury travel is all about indulgence, exclusivity, and personalized experiences. It’s a way to explore the world in style and comfort, without sacrificing on quality.
At its core, luxury travel is about creating memorable experiences that go beyond the ordinary. Some of the key characteristics of luxury travel include:
Exclusivity: Luxury travel is all about exclusivity. Whether it’s a private jet, a luxury villa, or a customized itinerary, everything is tailored to your needs and preferences.
Personalization: Luxury travel is highly personalized. Your itinerary, accommodations, and experiences are all tailored to your interests and preferences.
Comfort: Comfort is a top priority in luxury travel. From luxurious bedding to private transfers, every aspect of your trip is designed to maximize your comfort and relaxation.
Quality: Luxury travel is all about quality. Whether it’s gourmet cuisine, high-end amenities, or personalized service, everything is top-notch.
Memorable Experiences: Luxury travel is all about creating memorable experiences. From helicopter tours to private island excursions, every aspect of your trip is designed to leave a lasting impression.
What are the Different Types of Luxury Travel?
Luxury travel can take many different forms, depending on your preferences and budget. Here are some of the most popular types of luxury travel:
Private Jet Travel: Private jet travel is the ultimate way to travel in style and comfort. With a private jet, you can avoid the crowds and long lines at airports, and fly directly to your destination in complete privacy.
Luxury Accommodations: Luxury accommodations include high-end hotels, resorts, and villas. These properties offer top-notch amenities, personalized service, and unforgettable experiences.
Yacht Charters: Yacht charters are a great way to explore the world’s most beautiful coastlines and islands. Whether you’re looking for a romantic getaway or a family vacation, a yacht charter can offer the ultimate in privacy and exclusivity.
Adventure Travel: Adventure travel can be a luxurious experience too. From heli-skiing to safari tours, there are many ways to indulge in adventure travel while still enjoying the comforts of luxury accommodations.
Wellness Retreats: Wellness retreats offer the perfect combination of luxury and relaxation. From yoga retreats to spa getaways, these retreats are designed to rejuvenate your body and mind.
Our comprehensive guide to luxury travel will help you plan the perfect trip, so you can relax and enjoy the best of the best.
The first step to planning a luxurious trip is to find the right accommodations. We recommend starting your search by looking for 5-star hotels, resorts, and villas. These properties offer the best amenities, services, and experiences. However, not all 5-star properties are created equal. That’s why we’ve done the research and have curated a list of the top luxury accommodations in every destination.
A luxury trip is not complete without indulging in exquisite cuisine. From Michelin-starred restaurants to local hidden gems, we have recommendations for every palate. Our team of food experts has dined at the best restaurants around the world, and we’re here to share our favorites with you. We’ll also provide tips on how to make reservations at hard-to-get-into restaurants and how to navigate local food scenes.
Once you’ve settled into your luxurious accommodations and have dined at the best restaurants, it’s time to explore your destination. We have recommendations for the most exclusive and unique activities. From private yacht charters to helicopter tours, we know the experiences that will make your trip unforgettable.
No luxury trip is complete without a little bit of shopping. Whether you’re in search of high-end fashion or unique local products, we’ll guide you to the best shopping destinations. We’ll also provide insider tips on how to score exclusive discounts and access to private shopping events.
To truly experience luxury, your transportation must be just as lavish as the rest of your trip. We have recommendations for private jets, luxury cars, and other exclusive modes of transportation. Our team will also provide tips on how to get the best rates and how to navigate local transportation options.
Luxury Travel Planning
Planning a luxury trip can be overwhelming. That’s why we offer luxury travel planning services. Our team of experts will handle every detail of your trip, from accommodations to transportation to activities. We’ll work with you to create a customized itinerary that exceeds your expectations.
Luxury Travel Blog by Wandering Carol: A Guide to Planning Your Dream Vacation
If you’re looking to travel in luxury and style, then the Luxury Travel Blog by Wandering Carol is your ultimate guide. With expert advice from experienced luxury travelers, this blog is dedicated to providing you with all the tips and tricks you need for a truly luxurious holiday. In this article, we’ll take a closer look at what makes this blog so special and how it can help you plan your next dream vacation.
Why Follow the Luxury Travel Blog by Wandering Carol?
The Luxury Travel Blog by Wandering Carol is a must-follow for anyone looking to travel in style. With its engaging and entertaining writing style, this blog offers insight into some of the world’s most iconic destinations, from the best restaurants to visit and what activities to do to the best places to stay and how to save money on a luxury trip.
What sets this blog apart is its focus on providing practical advice and tips for saving money on luxury travel. From finding discounts and deals on hotels and flights to budget-friendly activities and tours, this blog has got you covered.
In addition to practical tips, the Luxury Travel Blog by Wandering Carol also offers plenty of inspiration and ideas on how to make your trip truly special. Whether you’re looking for luxurious spas and resorts, five-star restaurants, or unique experiences, there is something for everyone on the pages of this blog.
How to Save Money on a Luxury Trip?
If you want to save money on a luxury trip, there are a few things you can do to cut down on costs without sacrificing comfort or convenience. One of the best ways to save money on accommodation is to stay in one city for several days instead of traveling around the country. This way, you can still explore other parts of the country while saving money on hotels and transportation.
Another great way to save money is to use credit cards instead of cash. When you use your credit card, you don’t have to worry about paying back the money immediately, and you won’t have to pay any interest charges on top of your balance either.
Luxury Travel Blog by Wandering Carol Social Media Statistics
The Luxury Travel Blog by Wandering Carol has a strong social media presence, with a large following on Facebook, Twitter, and Instagram. While Facebook has the most followers, all platforms show significant interest in this niche, indicating a strong interest in luxury travel.
Luxury Travel Blog by Wandering Carol Tips and Guides
Wandering Carol is a premium travel blog that offers a glimpse into the world of luxury travel.
Founded by two friends who share a passion for exploring the world and experiencing new things, this blog provides information on the best places to visit, things to do, and the best hotels worldwide.
Whether you’re looking for a luxurious spa getaway or a gourmet dining experience, this blog has something for everyone.
With articles about different types of hotels, resorts, spas, restaurants, events, and festivals in different countries around the globe, as well as guides on how to plan your trip, the Luxury Travel Blog by Wandering Carol is the perfect resource for planning your next dream vacation.
Whether you’re a seasoned luxury traveler or just starting out, the Luxury Travel Blog by Wandering Carol is an excellent resource for planning your next dream vacation. With practical tips and advice on how to save money, as well as inspiration and ideas for making your trip truly special, this blog is a must-follow for anyone looking to travel in style. So what are you waiting for? Start exploring the Luxury Travel Blog by Wandering Carol today and start planning your dream vacation!

domain: travel


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Tue, 25 June 2013
Join us in our latest Academic Lesson from the world of magic and intrigue created by author J.K. Rowling as we dive into the literature of the 'Harry Potter' series. Host Keith Hawk from MuggleNet is joined with co-host John Granger, the Hogwarts Professor and author of the Deathly Hallows Lectures, as we share insights into the literature series of author J.K. Rowling.
This is Lesson 22: 'Harry Potter and the Narrative Transformations' with our special guest speaker, Professor Kate Behr from Concordia College and St. Vladimir's Orthodox Seminary in New York, hails originally from England and shares her thoughts with John and I and our student guest Danielle Karthauser from West Chester University in Pennsylvania, as she challenges us to re-think how we understand the story being told in light of how the same story is re-told and how we are transformed by the telling and re-telling
MuggleNet Academia is a podcast from the staff of the World's No. 1 Harry Potter website, MuggleNet.com. Enjoy the show!

domain: literature


Businesses should have greater visibility into what IoT/OT devices they have and how they’re communicating, so they can implement tighter network segmentation policies that make it harder for attackers to freely navigate within their networks, says Omer Schneider, CEO, and co-founder of CyberX
How did your background lead to the co-founding CyberX? What made you interested in creating a company that focused on industrial security?
My co-founder, Nir Giller, and I spent many years in the military managing day-to-day security operations and developing new products to secure our critical national infrastructure. We understood back in 2012 that smart connected IoT devices were going to dominate the technology landscape, and now we see predictions that some 50 billion IoT devices will soon be deployed worldwide. Because these connected devices can’t be protected by agent-based technologies — and are often unpatched or misconfigured — they can easily be compromised by adversaries to pivot deeper into corporate and industrial networks to cause safety and environmental incidents, steal intellectual property and trade secrets, conduct ransomware attacks to shut down factories, and siphon CPU resources for DDoS botnets and cryptojacking.
How has securing critical infrastructure and industrial businesses changed since you first began CyberX?
Boards and management teams are now much more aware of the risks. They’re asking CISOs questions about the current risk posture of their plants, and they’re concerned about financial losses due to downtime as we saw last year when aluminum manufacturer Norsk-Hydro lost more than $70 million due to lost production. Other high-profile attacks have also raised awareness of the business risk, such as NotPetya which caused major losses for global manufacturing and logistics companies, and the TRITON attack on the safety systems of a petrochemical facility. And Microsoft recently discovered a campaign that compromises Voice Over IP (VOIP) phones and wireless printers to gain access to corporate networks. Corporate liability is now being discussed as a real concern, because firms that don’t deploy appropriate security- and safety-related controls could run into liability issues in the case of a safety or environmental incident.
We’re seeing a lot of talk about the convergence of IT and OT. Can you explain that a bit more and what it means for CISOs?
By collecting more real-time intelligence from the plant floor, IoT brings a lot of business benefits including higher efficiencies and cost savings. For example, manufacturers are now using data-driven analytics to perform predictive maintenance and improve the reliability of expensive capital equipment. But IoT also means deploying lots of new sensors (such as vibration and temperature sensors) to capture real-time data. It also means greater connectivity between IT and OT networks — and the cloud — that never existed before, which is where the “convergence” comes from. As a result, the risk is increased because the attack surface has increased and we now have many more entry points for attackers.
So the convergence of IT and OT also requires CISOs to implement unified security monitoring and governance across IT, IoT, and OT. When plants go down, it affects everyone in the organization, and CISOs are now being held accountable for OT security and IoT security as well as for corporate IT security.
What do you anticipate to be the biggest threats for businesses in 2020? How should they prepare?
We’re going to be seeing a lot more attacks directed at IoT devices — because they’re essentially soft targets. Businesses should prepare by gaining greater visibility into what IoT/OT devices they have and how they’re communicating, so they can implement tighter network segmentation policies that make it harder for attackers to freely navigate within their networks. They also need to understand their IoT risks and vulnerabilities. They should implement continuous threat monitoring to quickly identify any anomalous or unauthorized behavior so they can stop adversaries during the early reconnaissance phases of an attack, before they can do any significant damage. And finally it also needs to come together in their existing Security Operations Centers (SOCs) where IoT/OT security should be integrated with existing IT security workflows and tools such as Splunk and IBM QRadar.
With the cybersecurity market booming, what makes CyberX standout?
We’ve gained a reputation for being fast and easy to deploy — which is particularly important when the board and auditors are breathing down your necks. We also have the industry’s only patent for behavioral analytics and machine learning algorithms specifically designed for IoT/OT, which helps our clients detect threats faster and with more accuracy. Our platform has been deployed in some of the largest and most complex environments across the Global 2000, which has enabled us to continuously enhance it to meet real-world client needs as well as to gain a deep understanding of the best practices that are essential for successful projects. We recently announced we’re working with Microsoft and have integrated our platform with the Azure Security Center for IoT. Also, the emergence of 5G networks will significantly increase the number of IoT devices connected to corporate networks and the cloud, further increasing the need for scalable and robust IoT security.
If industrial organizations were to leave with one piece of advice from reading this, what would it be?
Cyber risk equals business risk. This is especially true for industrial organizations that rely on their plants to generate revenue and meet customer demand. So be proactive — make sure your teams have the right resources, budgets, and top-down mandates to secure the critical industrial infrastructure upon which we all depend.
“The convergence of IT and OT also requires CISOs to implement unified security monitoring and governance across IT, IoT, and OT. When plants go down, it affects everyone in the organization, and CISOs are now being held accountable for OT security and IoT security as well as for corporate IT security.”
Omer Schneider, CEO, and co-founder of CyberX
Omer Schneider, CEO and co-founder of ICS/IoT cybersecurity firm CyberX, he has an incredible background in cybersecurity with the Israeli Defense Forces (IDF) and his work as a contributing member of the Industrial Internet Consortium (IIC). Omer co-founded CyberX following a longtime military career with the IDF, in which he headed operations and R&D for an elite cybersecurity unit responsible for critical national infrastructure, and was also a member of the Israeli national cyber security initiative


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In an interview on NPR’s “Morning Edition” last week, former Starbucks CEO Howard Schultz criticized a proposal from Senator Elizabeth Warren (D-MA) to raise taxes on the super wealthy as ridiculous.
“Free Medicare for all, government-paid, free college for all — first of all, there’s no free. I mean nothing is free,” he said, adding that while he sees the need for "comprehensive tax reform," Warren's "ridiculous plan of taxing wealthy people a surtax of 2 percent because it makes a good headline or sends out a tweet when she knows for a fact that's not something that’s ever gonna be passed, this is what's wrong."
“You can’t just attack these things in a punitive way by punishing people," he concluded.
But a new poll from Morning Consult shows that the majority of Americans support a wealth tax by a 60-21 margin, a number that includes majority support from Republican voters. Americans also support raising the marginal tax rate back up to 70 percent, as Representative Alexandria Ocasio-Cortez (D-NY) has suggested.
Warren shared the poll results with her social media following––and took a direct shot at Schultz.
"Dear Howard Schultz: if you're looking for bold ideas with broad bipartisan appeal for your 'centrist' presidential campaign, may I suggest my #UltramillionaireTax?" she tweeted, noting how the tax would provide avenues for such initiatives as student debt relief and health care.
Americans "don't want to replace a self-absorbed billionaire President with another one," she said. "Americans want real change. We should listen."
Dear Howard Schultz: if you’re looking for bold ideas with broad bipartisan appeal for your “centrist” presidential… https://t.co/IlOYudCHnJ— Elizabeth Warren (@Elizabeth Warren) 1549311750.0
With the revenue from the #UltraMillionaireTax, we could provide universal childcare for working parents across Ame… https://t.co/pCkNPtpppn— Elizabeth Warren (@Elizabeth Warren) 1549311751.0
Middle-class families are sick of stagnant wages & exploding costs. They're sick of a Washington that works only fo… https://t.co/OPTuFX2bXM— Elizabeth Warren (@Elizabeth Warren) 1549311751.0
Many concurred with Warren's sentiments.
@ewarren Yes. Warren has a great idea about taxing aggregate wealth at 2%. This will raise MORE revenue than the 70… https://t.co/ZqF7EP7DlL— ✨Pamela Wallace 💐 🐶🐴🌞 (@✨Pamela Wallace 💐 🐶🐴🌞) 1549331886.0
@ewarren @train_treason It was good for the USA up until the 60’s. Then the rich got greedier, wanted rules re-writ… https://t.co/SZsxszIpD4— ThinklePeop #GlovesOff (@ThinklePeop #GlovesOff) 1549312738.0
@ewarren Schultz is too busy attacking Dems to care about anyone other than himself.— Howard Schultz Should Shut Up (@Howard Schultz Should Shut Up) 1549319903.0
Schultz, who has a net worth of roughly $3 billion, would likely be subject to the proposed wealth tax.
Since Schultz announced he would consider running for president, liberal voters have assailed him, saying he could potentially split the Democratic vote and guarantee President Donald Trump a win in 2020.
Schultz was in the news last week after he claimed Senator Warren once asked him for a campaign contribution and that he turned her down, fearing that her policies would lead the U.S. down a path to “socialism.”
[youtube https://www.youtube.com/embed/048XYd6heUs?feature=oembed&enablejsapi=1&origin=https://thesocialedgen.wpengine.com expand=1]
Last Tuesday, Schultz said the health plan proposed by Harris––she’s running on a “Medicare for All” platform––would spell the end of private health insurance.
“That’s not correct, that’s not American. What’s next? What industry are we going to abolish next? The coffee industry?” asked Schultz on Tuesday during an appearance on “CBS This Morning.”
“I don’t agree with that,” he continued. “The Affordable Care Act should stay and it should be refined. But the thing we should get rid of is the insurance industry? Again, this is exactly the situation ― it’s far too extreme on both sides and the silent majority of America does not have a voice.”

domain: economics


NBC will surely miss the Olympics ratings bump once the Games are over, with closing ceremony set for Sunday, but the rest of TV is more than ready to get back to business. Even as the torch is being snuffed on NBC, the lights are going on elsewhere.
Including on AMC, which airs one of the most gripping episodes to date — and that's saying something — of its dark masterpiece Breaking Bad (10/9c), in conjunction with the return of the drearily dour Western Hell on Wheels (9/8c) for its second season.
Both hours revolve around train robberies, which on Hell on Wheels (a would-be Deadwood) couldn't feel more tired a device, whereas on Breaking Bad, the latest caper ensnaring Walt, Jesse and Mike is an absolute nail-biter, one of the best this ever-intense drama has yet devised. When a new henchman (Friday Night Lights' Jesse Plemons) tells the gang of thieves, "You guys thought of everything," you wonder in dread how he might be proved wrong. All throughout, you may also find yourself questioning just why it is we keep rooting for these increasingly demonic rascals — especially Walt, who in Bryan Cranston's increasingly chilling portrayal has become just as menacing on the home front. His latest showdown with emotionally numbed wife Skyler (the tremendous Anna Gunn) is almost as harrowing as last week's, when she confessed she's just waiting for his cancer to come back.
We've known for some time that the cancer has metastasized in his soul. The shocking end of this week's unbearably suspenseful episode just reinforces how that corruption has infected everyone in his wake.
Want more TV news and reviews? Subscribe to TV Guide Magazine now!
I wish I could be as enthusiastic about Hell on Wheels, which imagines a melting pot of desperate and debauched characters living alongside the work-in-progress transcontinental railroad in the post-Civil War untamed West. Dramatically, the show feels as stalled as the trains, which have nowhere to go. Studiously gritty but rarely convincing in its clichéd characterizations and pretentious posturing, Wheels is hell on one's endurance.
Anson Mount, as the more-or-less hero Cullen Bohannon, goes beyond stoic in his near-biblical suffering, mistaking mumbling for soul-weary profundity. He begins the second season as a high-minded bandit aiming for a fresh start in Mexico — "Another brick on his road to hell," sighs the British widow who kind-of fancied him last season — but before long, he's dragged back to the mud and blood of Hell on Wheels and is none too happy about it. I know how he feels.
By comparison, the battle-weary travelers of TNT's much-improved sci-fi thriller Falling Skies (Sunday, 9/8c) approach the new government seat in Charleston as an Eden of plenty. But as we've come to expect on this tough-minded melodrama, no paradise is without its peril. Lost's Terry O'Quinn guests as a former mentor of history professor-turned-war hero Tom Mason (Noah Wyle), and it doesn't take long before his warm welcome for the 2nd Mass unit takes a darker turn as a debate rages between those who'd rather hunker down and play dead and those who yearn to keep fighting, especially if an alliance can be formed with the Skitter rebels. The parallels with the Revolutionary War (appeasement vs. rebellion) get a bit heavy-handed, but this season has built such dramatic tension that we're now on the edge of our seat for next Sunday's season finale.
MONKEYING AROUND: NBC's last big move to extend the Olympic halo to its new prime-time lineup takes place after the final curtain comes down on the closing ceremony. At roughly 10:38/9:38c on Sunday, viewers tempted by all those promos of Crystal the Monkey will finally get a sneak-peek look at Animal Practice, where I'm sorry to report the animals don't talk, but the people do.
Crystal (previously seen in the Night at the Museum movies, the second Hangover film and a memorable cameo on Community) steals what little show there is here, which when it isn't featuring animal antics (a Bengal tiger, a penguin and a boa constrictor in the pilot alone) focuses on the relationship of misanthropic veterinarian Justin Kirk (Weeds) and his perky ex (JoAnna Garcia Swisher), who has inherited the animal hospital where Kirk is the snarly top dog. The caricatured supporting cast includes a mewling Asian stereotype, a grotesque nurse and perennial TV sidekick Tyler Labine as a lovesick bumbler of a, well, sidekick. Yes, Animal Practice is just that inspired. But if you're content to watch a monkey in a doctor's coat wreaking havoc, welcome to the zoo.
SHARKS AND SNARK: Just when the Olympic divers and swimmers (synchronized or not) let you think it was safe to go back into the water, Discovery launches its milestone 25th anniversary Shark Week on Sunday (continuing through Thursday), feasting on the best of the world's shark photography, with the focus on South Africa with two inaugural specials: Air Jaws Apocalypse (9/8c) and Shark Week's Impossible Shot (10/9c). The real highlight comes Monday, with Sharkzilla (9/8c) — how has Syfy not appropriated that title yet for one of its Saturday night schlockfests? — in which several MythBusters veterans help recreate the fabled prehistoric Megalodon, said to weigh 100,000 pounds, with 250 serrated teeth, 6 inches long, in jaws measuring 6 feet wide and 8 feet tall. (Thanks, Discovery, for those stats — and the nightmares.)
They're also circling for blood, of the comic variety, on the Comedy Central Roast of Roseanne (Sunday, 10/9c), taped last weekend, with the caustic comedienne mercilessly grilled by a dais including roastmaster Jane Lynch, Carrie Fisher, Ellen Barkin, Seth Green, Katey Sagal and the notorious Jeff Ross — who will be spotlighted the night before in a stand-up special Jeff Ross Roasts America (Saturday, 11/10c), in which the "Roastmaster General" takes no prisoners on his tour of cities across the USA. (It's a big week for Ross, who gets his own topical half-hour series, The Burn With Jeff Ross, starting next Tuesday at 10:30/9:30c.)
What Roseanne event would be complete without a "surprise" appearance by ex Tom Arnold? (I guess we'll never know.) Also on hand: some of her TV kids, apparently by all accounts both Beckys. If you don't like your comedy tainted a white-trashy shade of blue, steer clear.


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Looking across the Nelson tip (now where Founders Heritage Park is), Neale Park and the edge of the city. Tafalgar Park can be seen over near the mouth of the Maitai River
Aerial, City. Nelson Provincial Museum, Geoffrey C Wood Collection: 1306_fr11
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domain: geography


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Get smart: ATA’s Consumer guide to smart Meters
The Alternative Technology Association’s (ATA) Consumer Guide to Smart Meters helps households and small businesses understand and take advantage of products and services associated with smart meters. The guide provides easy-to-understand information. Some of the smart meter products and services exist now, and some are expected to become available in the next two to three years.
>>> You can download the guide from the ATA’s website.


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Delicate hand painted watercolor drawings depict adorable wild bunnies hiding in springtime gardens. Mix with pure white hand sculpted serving pieces to create a delightful tablesetting. Assortment includes one gray bunny and one brown bunny.
- 65 " H x 7 " 1 "x 7 " w
- Dishwasher safe. May get hot in microwave.

domain: design


Probably no other dog breed in the world is as much misunderstood as Pit Bulls. Most people’s first thought is illegal dog fighting, and popular misbelief about their aggression, Many people believe things about Pit Bulls which are not true. So, social news site Buzzfeed created this video to bust all the myths we know about Pitbulls and get our facts straight! Watch the video below…
If you believed Pit Bulls to be really aggressive and unpredictable, then think again! They can be really mild-mannered and trainable dogs… but your dogs behavior will be based on how you’ve brought him up. With the right owner and right way of training, Pit Bulls will never harm anyone. So, the next time you see a Pit Bull, think again before you label it as aggressive!
How was your experience around Pitbulls? Let us know what you think!
And lets enlighten everyone on this topic by SHARING this video with everyone in Facebook and Twitter!
Video Source: YouTube Channel of BuzzFeed