When deciphering condominium documents and rules and regulations promulgated by the board, when the documents are out of synch – i.e., the articles and bylaws say different things, which document controls? Signed, C.O.
Great question, and one that confuses a lot of people. Here's how it works.
Our system in the United States is a system of laws, and as a natural result there has to be a hierarchy of which laws are the most important, and therefore trump other laws promulgated either by governments or created privately (such as covenants contained in contracts). At the top of the legal food chain is always the supreme law of the land—the United States Constitution, and then the laws created by the federal government. These include treaties, trade agreements and laws passed by the legislature. Next would be state laws—the Constitution of the State of Florida and Florida statutes (such as sections 718 and 720, which govern condominiums and HOAs). Below that are local laws and ordinances that were in effect at the time the condominium or HOA documents were recorded (assuming that those ordinances are not preempted by the laws above them).
The next level is the private, contractual laws; the declaration of condominium (or, in the case of an HOA, the covenants, conditions and restrictions), then the articles of incorporation, the bylaws, and last the rules and regulations. Rules created by a board may not circumvent rights granted to unit owners by the documents that are of greater importance, and they certainly cannot violate any federal laws. It's also important to understand that, whether referenced or not, state statutes are considered to be engrafted onto the contract (the declaration itself, and all the related documents).
So here's a practical example. Let's assume that a board of directors passes a law that states that no women may purchase a unit on the property (we're intentionally choosing an extreme example). To determine if that rule were valid (and ignoring the fact that rules must be reasonable, and this one certainly isn't), you would first look at the association documents to see if there is a superior clause that controls. Many documents do in fact have anti-discrimination language, but it's not universal. Next you would look to state law (the rule would almost certainly die at this step, as most states have their own gender protection laws), and if that didn't prevent the rule you could go as high as the laws of the United States (and in this case equal protection would undoubtedly invalidate the regulation).
Now, as you asked, let's assume that the board instead convinced the membership of the association to amend the bylaws to achieve the same discriminatory outcome. You would again work your way up through the association documents, one by one. Do the articles of incorporation say anything about this issue? Probably not—the articles of incorporation generally set up the actual entity that controls the property and talks about basics like how many board members must serve and when the annual meeting should be held. The declaration, however, might very well contain a clause that the association may not discriminate against owners, and if so that would trump the bylaws, a lower document in the hierarchy.
Now, at the risk of confusing the issue even more, there is a question as to whether statutory amendments passed after the condominium and HOA documents were recorded apply to the association. The answer to that question depends on whether the statutory amendments are procedural (affecting simply how laws are carried out) or substantive (an actual change to rights or regulations). The Constitution prohibits states from passing laws that impair existing contract rights. So, for example, one could debate whether a state law that prohibits an association from restricting leasing of units would be applicable. If the no-leasing provision was in the declaration before the legislature passed its law, then the change is arguably an impairment of contract (with the contract being the actual declaration of condominium). Some documents contain language that affirms that they are automatically modified by all legislative amendments. Lawyers refer to such clauses as "Kaufman" language, after the case that stated that if such a provision is contained within the document, then legislative changes do not impair the existing documents because applying these changes is strictly an interpretation of the document. Told you it was confusing! Unfortunately, the law isn't easy, and that's why having good counsel is critically important to every association.
Gary A. Poliakoff and Ryan Poliakoff are co-authors of New Neighborhoods—The Consumer's Guide to Condominium, Co-Op and HOA Living. Gary Poliakoff is a founding principal of Becker & Poliakoff, P.A., and Ryan Poliakoff is a senior counsel at Sachs Sax Caplan P.L. Email questions to condocolumn@gmail.com. Please be sure to include your hometown.
I am contemplating buying a condominium unit from a condominium association that acquired title by foreclosing on its lien filed for non-payment of the maintenance assessments. The realtor advised me that the unit once had a mortgage on it, but the association's attorney successfully had the trial court extinguish the mortgage due to the unit mortgagee's failure to timely foreclose on the mortgage that was in default. If I close on the unit and obtain title insurance, is my title secure? Signed, D.T.
Based upon our analysis of the direction the courts are going in this area, we would caution readers not to acquire title without title insurance from a recognized, reputable underwriter which, given these facts, may be impossible to obtain.
I love your weekly column and have learned many useful things over the decades. I live in a small condo association with 65 individual houses. It's a unique little community that generally runs well.
Lately, to conserve funds, there has been a "push" by management and the board to assign the burden of common element repairs onto the owners adjacent to the element needing repair. One of the reasons I purchased a condo is because it relieved me, as an individual owner, of responsibility to repair common elements. The cost is not the issue, but whether individual condo owners can be forced to repair pre-existing conditions and defects. Our docs do not address this issue beyond the usual legal description of common elements and the association's fiscal responsibility for the same (supported by the monthly condo fees & special assessments).
Am I responsible to bear these types of repairs personally? Signed, O.S.
No. Individual unit owners are not responsible for repairing the common elements. In fact, the Florida Condominium Act expressly states that, "a unit owner does not have the authority to act for the association by reason of being a unit owner." The Condominium Act imposes the burden for maintaining the common elements on the association, which in turn prorates the cost among the unit owners as assessments based upon each unit owners share of ownership as stated in the declaration of condominium. The only exception to this law is the case of limited common elements; that is, common elements which are reserved for the exclusive use of one or more owners, and then only if the declaration imposes the obligation on those owners.
Three of our newly elected board members have purchased other properties and are in the process of moving from here to other communities. They are not selling their condos in our community. Do board members have to live on premises, especially the president, to be able to keep their position on the board? Signed, J.B.
None of the shared ownership acts (condominium, co-operative, or HOA) require a unit owner to live in the community as a condition of their qualifying to run for the board; and, if elected, serving. It is quite common in South Florida, especially with the large volume of snowbirds, for board members to live in other communities, and even in other states. The Act even allows board members to attend meetings virtually through teleconferencing.
Gary A. Poliakoff and Ryan Poliakoff are co-authors of New Neighborhoods—The Consumer's Guide to Condominium, Co-Op and HOA Living. Gary Poliakoff is a founding principal of Becker & Poliakoff, P.A., and Ryan Poliakoff is a senior counsel at Sachs Sax Caplan, P.L. Email questions to condocolumn@gmail.com. Please be sure to include your hometown.
I recently read a newspaper column responding to a question of whether the board of an HOA can meet in a closed workshop meeting, before it convenes its open board meeting. The columnist responded that both the HOA and Condominium Acts prohibit closed workshop meetings. Is that the case? Signed, C.D.A.
b. Board meetings held for the purpose of discussing personnel matters.
While the HOA laws are basically the same as the Condominium Act, there are some small differences. Meetings of the board at which a quorum is present must be open to the members, except that, as in condos, meetings with the association's attorney and meetings to discuss personnel matters can be closed. In the case of committees of a homeowner's association, the HOA Act only mandates that committee meetings where a final decision will be made regarding the expenditure of association funds and architectural review committees be open. Thus, if an HOA committee does not contain a quorum of the board, and if it is not making a decision regarding the expenditure of association funds or architectural contacts, it appears the committee can meet in closed session.
I am trying to buy a Villa at a community in Boca Raton, Florida. I have an emotional support dog, which they are giving me a hard time about. I have forwarded to them everything that they have asked for. I had my doctor write them a letter as to why he has recommended that I get an emotional support animal, and why I need one. I also am on Social Security Disability.
They are telling me that I need a letter from a psychiatrist stating what my disabilities are. Under the HIPPA Compliant Laws, I do not have to reveal my medical status. Also, I do not go to a psychiatrist, and I do not take mind-enhancing drugs.
My dog has literally saved my life, and without him, my life is worthless. He has gotten me through very hard times in my life, he has given me emotional support, amongst other things.
Because of their lack of cooperation, my contract has expired, and the seller (which is an investment company) does not want to renew my contract. They have been asked to send to my realtor the condo documents, and as of yet, this has not been done. (I signed this contract on March 13, 2012). They have been delaying this process on purpose because of my dog, and also from what I understand, they have other people interested in this property for more than what I was going to pay.
This was going to be a cash sale. I am literally getting sick over this, suffering from anxiety, stress, and my blood pressure has been escalating. I need your help. Please let me know what I can do. This is the only Villa that I can afford, and I have friends that live there, which would make me feel more comfortable. I also know that there are dogs already living in the community. Signed, W.M.
A Federal Court dealing with the very issues you raise provided specific guidelines of what information a no-pet property is allowed to request from a prospective owner to establish the need for an accommodation to keep a service or emotional support animal. If requested by the association, the owner must share the nature of his or her infirmity (unless it is visibly obvious), and how an emotional support animal would ameliorate the cause of his or her handicap. In addition, the Court ruled that the association is entitled to inquire about the treating physician's background and experience in treating the type of disability that necessitates keeping an emotional support animal. That doctor must send a letter advising the association the extent to which you have been in treatment and why the emotional support animal is necessary. So, in this case, you do have an obligation to reveal certain medical information if you want the requested accommodation.
The attending physician does not have to be a psychiatrist. However, he or she does have to demonstrate knowledge and experience in treating the type of problems that will be ameliorated by your emotional support animal.
What is the difference between mediation and arbitration and is it true that I have to take part in mediation or arbitration before I can sue my condominium association? Signed, A.T.
Mediation and arbitration are both forms of alternative dispute resolution (ADR)—ways that a dispute between parties can be solved without resorting to costly litigation. Before we address the specifics of how ADR works in condominiums, it would be helpful to explain the difference between mediation, arbitration and lawsuits.
Obviously, the first form of "dispute resolution" is to try and handle disputes directly, by having an open discussion between the two parties. A friendly resolution is free and relatively stress free if the dispute has limited facts and both sides are willing to have an honest talk about the issues and are dedicated to solving problems.
Assuming that the direct method hasn't worked, the next and least aggressive form of ADR is mediation. A mediation (which can be either mandatory or voluntary) occurs when the two parties sit down, usually with their attorneys, in front of a trained mediator. A mediator's job is to help the two sides air their grievances in a productive manner. Mediators are not judges—they do not decide what is right or wrong, or what the true facts of the dispute are. Instead, mediators assist parties in reaching their own bargain, usually by serving as a shuttle between the two sides as they negotiate settlement terms. Mediations are non-binding, unless the parties sign a settlement agreement at the end of the process. Statistically, mediation is an extremely effective form of dispute resolution, and good mediators help the two sides come to an agreement that neither party is entirely happy with (which ordinarily signals a fair negotiation).
In an arbitration, an arbitrator will serve as a private judge who will determine which side is "right" and wins the dispute. Both sides will present facts to the arbitrator (usually through attorneys, just as in a courtroom). Witnesses may be interviewed, and documents reviewed. Eventually the arbitrator will come to a conclusion of fact, just like a judge, and award relief to one or the other party. Arbitrations can be either binding or non-binding—a non-binding arbitration is essentially a professional advisory opinion on the likely outcome if the dispute were to go to trial. A binding arbitration, in contrast, is essentially a private, less costly form of courtroom litigation where both parties have agreed to abide by the arbitrator's final decision.
Last, of course, is litigation, where a dispute is brought in a state or federal courtroom where judges or juries are presented facts (by attorneys, in large disputes) and render a decision that is binding on the parties and may only be appealed if there is an argument over an issue of law. The fact finder's determination of the truth of the dispute is generally written in stone after a trial ends.
(b) the failure of a governing body, when required by the Act or condominium documents, to properly conduct elections, give adequate notice of meetings or other actions, properly conduct meetings, or allow inspection of books and records.
Expressly excepted from the requirement of non-binding arbitration are any disagreements that primarily involve title to any unit or common element, the interpretation or enforcement of any warranty, the levy of a fee or assessment, the collection of an assessment, the eviction or the removal of a tenant from a unit, alleged breaches of fiduciary duty by one or more directors, or claims for damages to a unit based upon the alleged failure of the association to maintain the common elements or condominium property.
It is also important to note that, prior to a board taking any action against a unit owner for an alleged violation of the Act or documents, the board must provide the unit owner with advance written notice of the specific nature of the dispute, a demand for relief and a reasonable opportunity to comply or to provide the relief, and notice of the intention to file an arbitration petition or other legal action in the absence of a resolution of the dispute.
So the short answer is that mediation is optional, but highly encouraged, as it is a very cost effective way to settle complex disputes and has an extremely good success rate. Arbitration is mandated in certain specific instances, and in every other situation litigation is fair game.
Now, the powers that be will not take anyone here to court for any reason, stating that "the association does not have the money," although we seem to doing just fine in our reserve account. The board does not enforce rules–if a condo rule is not being followed a letter is sent but the owner may or may not abide by the "request" as nothing is done to change the situation. This of course includes the delinquent quarterly assessments. I would like to go to the next meeting and state that this neither fair nor legal. Is this indeed legal? Signed, P.M.
According to a recent newspaper article, 23% of Florida's homes are delinquent in their mortgages or are in foreclosure, the most of any state. Of course, owners who are delinquent in paying their mortgages often do not pay their association fees, either. Your experience, and the hardship placed on those unit owners who are paying their assessments, is impacting millions of residents in the state. Boards that do nothing are only compounding the problem. It is certainly legal, and in fact common, for an association to specially assess paying owners to cover delinquencies. However, it is arguably a breach of the board members fiduciary duty to in turn ignore the non-paying owners and make no attempts to collect their maintenance payments.
As property values decline due to the failure to maintain the common areas and overall appearance of the community, all unit owners suffer. For example, we know of a case where a unit owner who owned her home "free and clear" lost the home to her association when she was unable to pay a large special assessment to cover delinquent unit owners. It is almost always in the association's interest to foreclose on delinquent unit owners as early as possible, take title and rent out the units until the banks get around to foreclosing. There are even cases in which the banks have extinguished their mortgages, allowing associations to take clear title to the units. While bringing lawsuits against non-paying owners carries a cost, the cost to the community of ignoring the problem is much greater.
The sad reality is there isn't any short-term solution. The key to condominiums and HOAs surviving the current economic crisis is having boards in place that make prudent business decisions which benefit the unit owners, which includes aggressively pursuing non-paying owners.
Unlike the previous year, a 2012 proposed budget for my townhome association was recently presented to homeowners at the annual budget meeting without a breakdown of the present management company salaries for office and maintenance personnel.
The total cost of the 2012 management contract was increased by $20,000 from 2011. When asked questions about the increase and why a breakout was not provided, the board claimed that they decided to budget and present the cost of the management services contract as a lump sum, because homeowners would be confused by providing more detail, like fringe benefits, etc.
When three or four homeowners pressed for clarification and asked for more specifics, the board held firm and proceeded to approve the increased budget without sufficiently breaking out personnel costs. Homeowners who wanted more specific budget information were unprofessionally directed to individually send the property manager an email message requesting the break out of the personnel and management services contract costs, and the office staff would compile it for them.
Based on the scenario described above, was the board operating within the spirit of the statute outlined below?
If not, what action (if any) can homeowners take to report the violation? Signed, B.D.
The Condominium Act was recently amended to exclude the salaries of individual employees from the "official records," limiting unit owner access to a bulk line item for the manager, management company employees and association employees. Thus far, the HOA Act has not followed suit and, as cited by you, the HOA Act allows the association members the right to inspect the financial records including the salaries paid to its employees. However, it sounds as if your board was not preventing access to this information, they simply were not comfortable publishing it in the annual budget. So what they are doing (directing owners to send a document request to the management office) is probably not illegal.
First, let me tell you that your column is always informative, and condo owners appreciate your efforts. Now it is my turn to write to you looking for your input. I need information and advice ASAP if I'm going to go to mediation, and spend more money.
On February 14, 2012, our thermostat read a message that indicated that our AC system was malfunctioning, and to call technicians. We did that, and after researching where the problem was, the technicians said it was a leak in the copper pipes that go from the roof, where our compressor is located on our seven-story condo, to our air handler inside our first floor condo unit. This copper pipe is for the exclusive use of my condo. Both the compressor and air handler belong to me. The whole system is about 9 months old, fairly new. The technicians disconnected and removed our air handler, cut the drywall/sheetrock, and used their probes and meters to locate the leak. The leak was not in our first floor unit, so technicians went to the second floor unit, performed the same chores (air handler disconnect & cut in drywall), and again found no leak. The leak was finally found in a third floor wall inside the closet where the third floor air handler is located. The large copper pipe was the culprit. Repair was made to the tune of $3,350.00.
I filed a claim with my insurance company. Yesterday I received a letter from the insurance company denying my claim, stating that the Florida Statute 718.111 overruled the condo association by-laws. Our condo association by-laws indicate that "unit owners are responsible for the maintenance and repair of the mechanical equipment such as heating and air conditioning systems, and all other property not constituting part of the common elements." Therefore, the insurance company claims that the association is responsible for the AC system provided to the unit owners. Keep in mind the AC system is mine, as I purchased it and it was properly maintained, and not provided by the condo association. What specific paragraph, sub-paragraph in FL Statute 718.111 covers this subject?
Seems to me that I remember not too long ago the Florida condo law changed and made the AC systems the responsibility of the condo associations.
I have 21 days from the date of the letter received to participate in a non-binding mediation. My insurance company does not cover loss for wear and tear, marring, deterioration, inherent vice, latent defects, or mechanical breakdown–therefore they are not paying a penny.
I've given a copy of the insurance company letter to the condo association board president to look into this matter from their perspective. Signed, R.P.
The Condominium Act distinguishes between the maintenance of a unit component, including the AC compressor, the air handling unit and the pipes servicing only your unit, and repair and/or replacement of the same caused by a casualty. The Condominium Act does provide that unit compressors, even those placed on the roof or ground, are the responsibility of the association in the event that they are damaged by a casualty (hurricane, fire). Your condominium documents state that maintenance and repair is a unit owner responsibility. From what you have stated, even though the insurance company advised that the association is responsible for the cost of the repair, unless you can show that the break in the pipe was caused by a casualty, this sounds like a maintenance question for which you are in fact responsible.
The board of directors to our townhome development association is elected at the annual meeting. Our by-laws state that the legal owner on record with the property appraiser's office can vote and/or run for office. As a spouse of a legal owner, but not listed on the property appraiser's record, am I eligible to run for office? Signed, P.M.
Most shared ownership by-laws provide that only record title owners (that means the individuals whose name(s) appear on the deed of record) are eligible to serve on the board and vote. We are aware of a few documents which allow non-owners to serve, if elected, and provide that the spouse of an owner can qualify to run and serve. Other than voting for the board, a unit owner can give their proxy to a non-owner to vote at association meetings.
So it's been a month since I last posted an article, but I have a pretty good excuse–I've been studying for, and last week have taken, the Florida Bar Exam. Sorry for the lack of content, and from now on I should be back to posting weekly articles for your consumption. Thanks for your patience!
My condominium association issued monthly assessment fees for 2012 to commence January 1, 2012. Upon review, I concluded that all the fees were incorrect for the 140 unit owners. I contacted the manager that calculated the numbers as well as the president of the association prior to the budget meeting and compared numbers. I was assured that they would re-evaluate their numbers. At the budget meeting they did announce that there were some corrections made to the original numbers. The budget was passed by the directors and subsequently mailed to all owners. My analysis revealed that all 140 unit owners are now going to pay an inaccurate sum. The new numbers were so inaccurate that the owners called the office and strongly complained. The management company posted a new set of figures on the bulletin board and apologized for their error, however, the new numbers are still wrong. To what authority may a complaint be registered, as in my view, the owners are being forced to pay an incorrect fee. Signed, H.G.
It's a little hard to tell from your letter exactly why the fees are incorrect. Are the fees incorrect because there are individual line items in the budget that are miscalculated? Or are they incorrect because, despite an accurate budget, management is miscalculating the share owed by each owner?
If the budget itself were wrong, the primary recourse would be to have the board again re-notice a budget meeting and approve a new, correct budget. The board can do this at any time, as long as they follow the "budget meeting" notice requirements in the Condominium Act. If the board will not take action, a campaign to educate owners may be worthwhile to help put pressure on the board and management.
If it's a calculation issue, know that once the budget is promulgated by the board the unit owners' share of the common expenses must be prorated exactly as it is stated in the Declaration of Condominium and cannot be changed without the written consent of 100% of the unit owners and all lien holders of record. The board has no option to do otherwise. If the manner of sharing the common expenses is misstated, it must be changed. If the board or management refuses, you should file a complaint with the Division or seek help from the Ombudsman.
Our condominium board has been meeting illegally. Closed meeting notices were posted in which the agenda stated "discussions regarding personnel" and "new business". On another occasion I walked into our meeting room to find a majority of the board members present as well as a representative from management. No meeting notice had been posted and no one objected when I remained. During this meeting the board interviewed a cleaning company and conducted other condominium business. What is the legal definition of "personnel" for a closed meeting? How are minutes handled for a closed meeting? What should be included, and is an owner entitled to review the minutes? Signed, E.S.
As a general statement meetings of the board at which a quorum is present are open to all unit owners. There are two exceptions to this rule. The requirement that board meetings and committee meetings be open to the unit owners does not apply to: (a) meetings between the board or a committee and the association's attorney, with respect to proposed or pending litigation, if the meeting is held for the purpose of seeking or rendering legal advice, or (b) board meetings held for the purpose of discussing personnel matters. The Act does not define the term "personnel." The Merriam-Webster dictionary defines the term as a "body of persons employed." While there have not been any case or arbitration decisions on the legislative content, We believe it will ultimately be determined that closed meetings to discuss personnel will be narrowly construed to mean year-end evaluations, salary issues, hiring/firing decisions and disciplinary issues. The Act does not permit closed board meetings to interview management companies. If a condominium has amended its By-Laws to permit committees to meet in closed sessions, it would be possible for a committee to interview potential managers and/or management companies on condition that the committee was not empowered to make the final hiring decision.
Minutes should be taken and kept for closed board meetings, but they would be kept confidentially, for management and the board's eyes only—otherwise, it would defeat the purpose of having closed board meetings in the first place.
This is the time of year when many associations are considering the renewal of their insurance policies, one of the largest line items in any budget. With other large contracts, your manager might prepare a specification of work and put out a request for proposal, and three or more contractors would submit bids with their pricing. But that's not how it works in the insurance world for condos and HOAs, and this confusion causes a lot of associations to make questionable decisions when it comes to their insurance.
First, understand that, for many large condominiums, especially those on the ocean, you may only have one or two insurance options—QBE and Citizens (depending on QBE's rates for your property). By law, insurance companies must provide the same quote to every agent for the same property at the same valuation. So there is no actual benefit to asking several different agents to quote the insurance on your property, at least with the big carriers. Further, these companies won't even let the agent quote your property until he or she has received an "agent of record" letter that authorizes him or her to be the official agent for the property. So there is, in reality, no situation where multiple insurance agents are able to get multiple actual bids from the same insurance companies for the same property. It simply doesn't work that way.
Instead, what you may see if you bring in multiple insurance agents for interviews with the board is a variation in the assumed valuation of the building, and then estimations of the premium that would apply to that valuation. For example, a broker might make a presentation and say "I don't think your property is really worth $100 million, I have a legitimate appraiser who will say it is worth $85 million, and that will save you $50,000 on your premium." And it will. But remember that this is not some special discount—the broker is saying that he will lower the appraised value of the building, and in turn QBE or Citizen's rates will be lower. But any insurance company doing the same thing would be offered the same rate.
Now, there is a secondary market for insurance for some properties, especially those that are not at high risk from hurricanes or flood. Many of these insurance companies are smaller and less capitalized, but they can still be highly rated and a safe insurance option. Different insurance brokers will solicit quotes from different pools of companies outside of the main three or four, so it is a valid question to ask your agent exactly where he or she is shopping your policy.
So if you know that insurance quotes are fixed by law, and that only one agent at a time can receive an official quote, how do you as a board member go about choosing an insurance agent for your community? Insurance is all about customer service. When a disaster happens, who is the agent you feel comfortable helping you recover? Whom do you trust and like working with? Is your agent local and available to you, or are they based in another state? When you met, did they tell you the truth about the way condo and HOA insurance works in Florida, or did they sell you a line about how much money they can save you if you would only sign an "agent of record" letter for them? Remember, that letter is the official letter that changes your insurance agent, as far as insurance sellers are concerned. So don't get fooled into thinking that you can sign ten of them and get repetitive bids from multiple providers. It just doesn't work that way. Pick one strong, trustworthy and experienced insurance agent for your association, and let that person do their job—reaching out to every available market, finding an appraiser who will value your property accurately and fairly and bringing you the best quote possible.
I live in a community that is governed by an HOA. My question is: when I purchased my unit I was told that I was required to pay maintenance fees to the association for the amenities in the clubhouse; however, the board gave one room to a club for their exclusive use and gave the café owner the lounge and the patio area. I feel that, if I am paying for these rooms, I should have the right to use them (after all, they were listed in the offering). Signed, S.M.
We are of the opinion that the board does not have the authority to grant an exclusive use right to any part of the common areas to a private club, to the exclusion of the unit owners. However, as to the Board leasing a portion of the club house to a concessionaire for its exclusive use, that is not uncommon, assuming that the Board is vested with the power in the covenants, conditions and restrictions.


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text:
/*
 * SOFTWARE RIGHTS
 *
 * We reserve no LEGAL rights to the Purdue Compiler Construction Tool
 * Set (PCCTS) -- PCCTS is in the public domain.  An individual or
 * company may do whatever they wish with source code distributed with
 * PCCTS or the code generated by PCCTS, including the incorporation of
 * PCCTS, or its output, into commerical software.
 *
 * We encourage users to develop software with PCCTS.  However, we do ask
 * that credit is given to us for developing PCCTS.  By "credit",
 * we mean that if you incorporate our source code into one of your
 * programs (commercial product, research project, or otherwise) that you
 * acknowledge this fact somewhere in the documentation, research report,
 * etc...  If you like PCCTS and have developed a nice tool with the
 * output, please mention that you developed it using PCCTS.  In
 * addition, we ask that this header remain intact in our source code.
 * As long as these guidelines are kept, we expect to continue enhancing
 * this system and expect to make other tools available as they are
 * completed.
 *
 * ANTLR 1.33
 * Terence Parr
 * Parr Research Corporation
 * with Purdue University and AHPCRC, University of Minnesota
 * 1989-1998
 */

#include "pcctscfg.h"

#ifdef __STDC__
#include "pccts_stdlib.h"
#else
#include <malloc.h>
#endif
#include "pccts_string.h"

/* 133MR1 include stdio.h for fprintf in charptr.c */

#include "pccts_stdio.h"

/* 133MR1 include charptr.h for Attrib in charptr.c */

#include "charptr.h"

#ifdef __USE_PROTOS
zzcr_attr(Attrib *a,int token,char *text)
#else
zzcr_attr(a,token,text)
Attrib *a;
int token;
char *text;
#endif
{
  *a = (char *) malloc(strlen(text)+1);      /* MR6 */
  if ( *a == NULL ) {fprintf(stderr, "zzcr_attr: out of memory!\n"); exit(-1);}
  strcpy(*a, text);
}

redpajama_set_name: RedPajamaGithub


text:
Ceiling track light Fix (3 lights)
Ref: 08408/03/30
Ceiling strip of the Fix collection of modern style. It highlights its attractive design, with space for three points of light, highlighting hanging spotlights of elegant shape. This black strip, offers excellent lighting, ideal for complementing the lighting of living rooms and dining rooms.
Dimensions: Height 112.5 cm. Length 75 cm.
08408/03/30
Approximate date of delivery is between Wednesday 8 March 2023 and Thursday 9 March 2023
Living - Dining room
Maximum Power (W.)
Number of light bulbs (Units.)
Voltage (V.)
Metal - Silicone
Pendant lamp Fix Multiple (10 lights)
Pendant lamp Fix Multiple (5 lights)
Pendant lamp pendel Fix
3 x E27
Max. 60W.
Bulbs not included
Max. height: 112.5 Cm.
Length: 75 Cm.
Width: 8 Cm.
Material: Silicone and Metal.
IP code: IP20
Appliance class: I
Voltage: 230V.
Frequency: 50/60 Hz.
Lucide - Illuminates Your World
Since its creation in 1992, Lucide has been designing and producing high quality lighting. With its leading range of decorative lighting for the home, the company, headquartered in Antwerp, is known for setting the latest trends in the sector. Its team of designers, complemented by freelance designers, develop a wide range of new products on a daily basis. The use of the latest materials and finishes in combination with the latest lighting technology is Lucide's constant aim. During and after the manufacturing process, all its lamps are under the permanent control of in-house trained technicians. Its products are manufactured at the lowest possible cost in order to achieve optimum value for money.

redpajama_set_name: RedPajamaCommonCrawl


Do you find working with others difficult? Do you feel that at times you have to tolerate strange behaviour from colleagues and bosses?
Why not turn the tables and ask yourself if you are the one with the strange behaviour?
Sun Tzu once said: "Know yourself, know your enemy, and you shall win a hundred battles without loss." This means, it is important to know your strengths and weaknesses as well as those of others.
When you understand this, you will be able to manage yourself and others better. As a manager, this is a core competency required for effective leadership.
Seek feedback from others. Ask if they have noticed any undesirable behaviour on your part and seek advice on how you can improve. Be clear about the instances that led to this behaviour and reflect on its cause and impact.
Understand how your team feels about you especially about your communication and operational styles. Does your presence cause silence from others or create engagement? Ask yourself: "Has my behaviour caused team members to leave the organisation?" If so, what are you going to do about it?
When you are open to feedback, you begin to be conscious of things you did not notice previously. These are your blind spots — patterns of negative behaviour that others notice which you are not aware of. Acknowledging these patterns is your first step to self-discovery.
The next improvement step is to make a choice: are you going to take feedback seriously or continue with your current behaviour?
When you recognise that you need to improve, you can swallow your pride, and tell yourself that you are going to be a better person. Making such a choice is not easy. Are you ready to work towards behaviours that will help build relationships? If you are, then move on to the next step.
This involves looking at how you can work better with other people by making adjustments to yourself through a process called "behaviour style flexing".
This means that if two persons are dominant, one has to play a less dominant role. However, this does not mean that you give in to whatever the other party wants. It suggests that you will have to be less dominant but continue to work through the power of influence.
For example, if someone is stubborn and demanding, then you play a listening role. Allow the other party to speak, then put forth your views and concerns without behaving in an aggressive manner.
If you want to build effective relationships, you need to seek feedback and make a conscious effort to change. Recognise that you have strengths as well as areas for improvement.
As the saying goes: "We cannot direct the wind…but we can adjust our sails." Similarly, you cannot change others but you can change yourself to build good relationships.


text:
I'm Getting My Act Together and Taking It on the Road
When Gretchen Cryer and Nancy Ford's musical I'm Getting My Act Together and Taking It on the Road opened at the Public in 1978, the theater critics who reviewed it were hostile. (The enormously ironic exception was the typically cranky John Simon,who wrote one of the show's most effusive, supportive reviews.) Walter Kerr started his review of the show by complaining about how stupid and pointless that whole pesky women's lib thing struck him, and then focused in on how unattractive he thought Gretchen Cryer, who originated the lead character, Heather, was, and how sloppy he thought her outfit looked. A number of other critics (most, but not all of them, male) were somewhat less nasty, but nonetheless used their reviews as springboards for criticism of the second wave with astounding regularity. Cryer and Ford assumed that, with such negative reception, their producer, Joe Papp, would close the show. This was especially the case since Papp had gone on record about the fact that he wasn't an enormous fan of the show, at least at first--it just wasn't angry enough for him. But when he saw the reviews, he got angry. Convinced that there was an audience for Getting My Act Together, he not only refused to listen to the critics, but he also pumped more money than he'd intended into advertising and marketing the show. This was a very smart move, by a very smart dude who was perhaps not fully liberated, but was certainly working on it harder than Walter Kerr was.
Posted by lizwollman at 12:41 PM 2 comments:
Nobody Loves You
Rory O'Malley, Bryan Fenkhart,
Autumn Hurlbert, Lauren Molina,
Roe Hartrampf, Heath Calvert
If you are looking for an entertaining piece of fluff, the musical Nobody Loves You at the Second Stage might be for you. The story of a philosophy major who goes on a reality show to get his girlfriend back, Nobody Loves You mixes a spoonful of social satire with a gallon of predictable love story and comes up with an amiable 90 minutes. Written by Itamar Moses (book and lyrics) and Gaby Alter (music and lyrics), Nobody Loves You has some funny moments and some witty lyrics, but the rest of the lyrics are generic and the music is bland. The cast is game and energetic; Rory O'Malley and the chronically underutilized Leslie Kritzer are particularly good. Overall, the show shrinks on you the further away you get from it, but I did have a good time while it was actually in progress.
(second row center; subscription ticket)
Last night, I visited an old friend who I hadn't seen in decades. The friend was I'm Getting My Act Together and Taking It on the Road, and the reunion was lovely.
I'm Getting My Act Together and Taking It on the Road takes place in the late 1970s during the rehearsal of Heather Jones' new show. Famous as a soap opera actress, she has decided that honest self-expression is more important than image, and has written a completely honest show. Her manager, friend, and ex-fling Joe does not support and cannot begin to understand this decision. And he is downright horrified by her take on male-female relationships.
I was an usher on the original production, and I have no idea how many times I saw the show. I know I saw it starring Gretchen Cryer (who also wrote the book and lyrics), Nancy Ford (who wrote the music), Betty Buckley, and Virginia Vestoff in the lead role as Heather. I saw the first preview, the opening night, and the final performance. And I loved it. It's hard to explain what it felt like in 1978 to see and hear a contemporary woman's point of view on stage. It was thrilling. And in a musical too! It felt kinda miraculous.
Posted by Wendy Caster at 3:09 PM 1 comment:
The Past Is Still Ahead
How did I respond to The Past Is Still Ahead, written and directed by Sophia Romma, at the Midtown International Theatre Festival? Let me count the ways: I thought it was brave, moving, intense, smart, overdone, kinda laughable, and kinda wonderful. Mostly, I admired it. I admired the work and love that went into it. I admired the sheer commitment of it.
Alice Bahlke
Photo: Jonathan Slaff
But let's back up a bit. The Past Is Still Ahead gives us Russian poet Marina Tsvetaeva, exiled in Siberia after a life of terrible loss, much of it at the hands of the Soviets (One daughter starved to death; the other was arrested; her husband was arrested and executed.)
Now on the verge of suicide, Tsvetaeva is examining her life, loves, and work. In a way, she is justifying herself to us, the audience, explaining her treatment of her children, her mistrust of her mother, her affairs, her life, her devotion to her writing above all else. She tells us stories, she corresponds with Rainer Maria Rilke, she argues with her mother, she is visited by an apparition billed as "Mariana's muse and spiritual alter-ego" (but who comes across as death), she is interrogated by the NKVD (the forerunner of the KGB).
Cirque du Soleil - Quidam in Brooklyn
Do you suppose the performers in the Cirque du Soleil are actually human? For much of Quidam, I was convinced that they are stunning aliens visiting us from some magical realm where gravity can be bent, strength is magnified, life happens at double-speed or in slow motion, and the air is made of oxygen and grace.
Yves Décoste, Valentyna Sidenko
Of course, they probably are actually human, and yet they turn the Barclays Center into a place where, yes, gravity can be bent, strength is magnified, life happens at double-speed or in slow motion, and the air is made of oxygen and grace.
Consider Cory Sylvester on the German Wheel, which is a sort of free-moving hamster wheel. Sometimes he's stretched inside with his torso as the axle and his limbs as the spokes. Other times he's curled up along the edge, or even standing inside, hands free, as the wheel spins round and round. He controls the wheel's every move, and it must require perfectly coordinated, often subtle use of every single muscle he has. Yet he does it with ease, seemingly, and it's exhilarating fun to watch.
Or consider "Skipping Ropes." Skipping rope, right? We've all skipped rope. But not like that. Whether it's individuals skipping at the speed of light or dozens of people weaving in and out in the most amazing square dance you could(n't) imagine, the act is a complete delight.
Shameless self-promotion time: A review of "Hard Times"
There will be more theater reviews from me in the coming weeks (whether you want them or not!). In the meantime, I wanted to share the fact that the American Music Review newsletter, which comes out of the truly wonderful H. Wiley Hitchcock Institute for Studies in American Music (ISAM to those of us in the biz...and by "biz" I mean scholars devoted to the study of some aspect of American music), has reviewed Hard Times and given it a review that has really made my Monday.
The link to the whole issue is here.
And the link to the review is here.
It is a lovely newsletter--please be sure to check out the entire institute, if you're interested. And if you have yet to get yourself a copy of Hard Times, give it a try, won't you? Apparently, it's "superbly written" and "expertly researched"! I am so, so relieved to hear this!
Pina (movie review)
The website for the movie Pina says, "Pina Bausch [was] a legendary dancer and choreographer. Her unique creations transformed the language of dance and offer a visual experience like no other."
This is a rare case where the hype is insufficient. Bausch's choreography offers an emotional, visceral experience like no other. Even in a 2D DVD, she, her work, and her dancers burst into space, challenging, caressing, frightening, thrilling, heartbreaking, wry, strong, graceful, and truly, deeply amazing. Her brilliant and brave performers seemingly risk their lives and occasionally their sanity for her, and in the movie's brief interviews, they speak of her with awe and grief (sadly, she died suddenly just before the movie began filming).
Pina is a breathtaking, electrifying work of art.
But don't take my word for it . . .
Potted Potter
Please welcome guest blogger Emma-Caster Dudzick.
As an avid Harry Potter fan, Potted Potter sounded to me like an impossible feat: presenting all seven J.K. Rowling books in only 70 minutes. However, I was very excited to see how they'd do it.
Once it started, I was a bit disappointed. The show was more about the two men involved, the writers, Dan and Jeff. They riffed off each other and played their jobs as funny and straight man, respectively. Though they did this well, I felt a little cheated. For a show promising a summation of the great stories of Harry Potter it didn't actually contain much Potter.
However, once I realized the true nature of the show, and what the format would actually be, I began to enjoy myself immensely, as Dan and Jeff are actually quite talented performers, and their ability to stay quick and fun is very impressive. And watching the reactions they got from the audience was an added bonus: everyone LOVED it.
Perhaps a re-branding of the show would prevent further disappointments from other Harry fanatics like me, but other than that, this is a great show for kids, and not a bad one for adults.
(free ticket; rear orchestra)
I guess that Barbra Streisand is a legitimate target of satirists and imitators. It's not as though she simply does her acting and directing and retires to her quiet life. She has put herself out there in many ways, the most relevant to Jonathan Tolins' charming but slightly icky Buyer & Cellar being her coffee table book, My Passion For Design, a tribute to Streisand's home decorating skills, written and photographed by, yes, Streisand herself. One of the topics of the book is the basement "street of stores" that Streisand built to contain many of her very-many belongings, and the topic of Buyer & Cellar is the fictional actor Alex who gets a job running her real-yet-unreal shops.
Tolin uses this setup to present a lonely, funny, self-centered, manipulative, slightly nuts Streisand and to depict her growing-but-ill-fated friendship with Alex (played, as are all the characters, by the talented, funny, likeable Michael Urie). And as I look at the previous sentence, I realize why I had a clearly different experience of the show than the happily hysterical audience. The show is about Alex's friendship with Streisand, not Streisand's friendship with Alex, but I identified, at least a bit, with Streisand. Even as Urie played her with a slightly Norma Desmond twist to his shoulders, I saw and felt things from her point of view.
Posted by Wendy Caster at 11:47 AM 1 comment:
Shameless self-promotion time: A review of "Hard T...


text:
from evostream.default import api
from evostream.management.base import BaseEvoStreamCommand

class Command(BaseEvoStreamCommand):
    help = 'Get a list of IDs for every active stream.'

    requires_system_checks = False

    def get_results(self, *args, **options):
        return api.list_streams_ids()


A lecture series conducted by the Middle East Study Group of the Episcopal Diocese of Pennsylvania and the Episcopal Church of St. Asaph, Bala Cynwyd, PA - October 2 through November 6, 2003.
This lecture is delivered in MP3 format and is 1hr 7min 18 seconds long. It was recorded live and sound quality is fair. A Microsoft PowerPoint Presentation is also available.
Dr. Lawrence Davidson is a Professor of History with a special interest in the Middle East. He is the author of " America's Palestine: Popular Perceptions from Balfour to Israeli Statehood " published by the University Press of Florida and " Islamic Fundamentalism: An Introduction" published by the Greenwood Publishing Group.
Pa, and is currently writing a history of the Kaolin farm workers. In 2003-2004, she twice toured Israel and the occupied Palestinian territories with Faculty for Israeli Palestinian Peace.
She is an expert on the influence of Zoroastrianism in Iran and is author of "The Zoroastrians of Iran: Conversion, Assimilation, or Persistence" published by AMS Press and "Meaning of Movement: Developmental and Clinical Perspectives of the Kestenberg Movement Profile" published by M. E. Sharpe.


text:
ADA Compliance and Your Website
May 14, 2019 Michael Carroll
Strottner Designs
What do we know about ADA compliance and Websites?
Everyone is familiar with the Americans with Disabilities Act (ADA). This Act was passed by the federal government in 1990, to protect people in need of physical accommodations, such as elevators and ramps for wheelchairs, or Braille on ATM buttons. Importantly, ADA compliance prevents discrimination against people with disabilities. The law covers a lot of areas including;
state and local government,
public and private spaces,
building codes,
transportation and telecommunication.
It's why we have parking spots reserved for the disabled, and even counter height requirements…the idea was to eliminate literal access barriers.
What isn't well known at all, is that ADA compliance now extends to websites. For some, the issue of website ADA compliance only comes up when a business is on the receiving end of an unexpected lawsuit. This sounds counterintuitive, as there is no need for an elevator or a ramp when you are designing a website. But in 2018, there were over 1,000 lawsuits filed over website accessibility. They were primarily against clothing and apparel stores, telecom companies, restaurants, consumer goods and e-commerce stores. In general, the lawsuits focused on the inaccessibility of websites for people with a visual or hearing disability.
At the moment, company websites are caught in a legal grey area (disclaimer: we aren't lawyers). According to the Bureau of Internet Accessibility:
In the United States, the DOJ (Department of Justice) is responsible for ensuring that businesses and organizations comply with the Americans with Disabilities Act (ADA). The ADA is a set of laws designed to prevent discrimination against people with disabilities in all areas of public life. Such areas include places of work, education, health, and public transport. The DOJ has previously made it clear that the ADA also extends to people's right to fully access and use the internet and online services.
The problem is that there has been an ongoing delay in the release of federal accessibility guidelines. Companies have been expected to comply with existing technical standards such as the Web Content Accessibility Guidelines (WCAG) 2.1 until the federal accessibility guidelines are released. With this lack of a federal directive by the DOJ, law firms are actively pursuing suits, resulting in a large spike in the number of web accessibility cases being filed.
This means it's up to you to look after your own interests, before you become the target of someone looking to take advantage of the lack of clarity in the law. There isn't a "Pass/Fail" system in place for websites at the moment, so while you can look at a business and see whether or not they have a handicap ramp, for your business site it isn't as simple. The DOJ has made it clear that legal requirements ARE coming, so getting your site compliant in advance will save you trouble and money down the road.
You Didn't Bring Up A Problem Without a Solution, Did You?
Good news, no, we didn't. While there are no definitive laws in place, yet, for making your website ADA compliant, there are some best practices. If you're already an SEO client of ours, you are on your way to compliance, as SEO and accessibility are somewhat in line with each other. There is additional work required for accessibility, but like SEO, you want your site and content available and viewable on different devices and for different audiences, you want your site logical and easy to use, and of course you want the site technically sound. However, there are also areas where the SEO and accessibility don't line up very well, and it's in this ambiguous space that you will want to have the help and guidance of an expert before making changes.
Being ADA compliant will help SEO
There are not many design companies working in this area, but at Strottner Designs we are making it a priority for a number of reasons. We believe it's in our client's best interests, we believe that everyone should be able to access our client's sites without an undue burden, and we believe that this is part of being responsible corporate citizens. As we move forward, we're going to be adding ADA Compliance to our Concierge Services, and we are currently auditing our existing Concierge client sites to see where they stand. Like SEO, ADA compliance will be an actively managed process, and something that you'll want to put in the hands of a team focused on it, rather than letting it be something you think about occasionally…or not at all.
If you would like to see how your site is doing, this article from Forbes offers some great guidance, or email me to have us take a look.
The Power of SEM
SEOctober Returns for the Sixth Year!
#StartupSeptember is for You
School is In, Time to Get to work!
Email Marketing Is Still a Valuable Tool in 2019


"I am a graphic designer/photographer living in New Zealand on the beautiful West Coast – a landscape photographer's paradise!
Picking up my first camera at 18 (a Canon T70), I was immediately hooked and have pursued photography with a passion ever since. I have been an educator, feature writer, reviewer and portrait/wedding photographer, but consider myself a landscape photographer. I have held several exhibitions of my landscape work.
My main camera system is the Olympus OM-D E-M1 with Zuiko 12-40mm f2.8 Pro lens, but I also shoot with various film cameras, including a Fuji Instax Wide, Nikon F4s and Bronica ETRS 6x4.5. "
I've been a passionate photographer for most of my life. Which, considering I'm 51, has been for quite some time! I grew up in the days of film, and I still shoot some of it now. But since the early 2000's, like most of us, I've 'moved' to digital.
18 years ago it was a two horse race – Nikon and Canon. And although I had been a devoted Canon user for all of my 35mm film career, with digital I felt that Nikon had the edge (with the astoundingly good D70).
Having established that I was now a Nikon user, I set about growing a Nikon DSLR system. It was also around this time that I began reviewing cameras for a photography magazine here in New Zealand (D-Photo). It was a dream gig for a photography enthusiast, and it also meant that I had access to all of the latest camera technology as it was being released.
On the one hand, being exposed to all this new tech was a dream come true. On the other hand, it made me begin to second-guess my own camera choice. For the next ten years I swapped back and forth between systems. Sometimes I'd own Canon, then Nikon, then Sony, then back to Canon, then Pentax, then Nikon again… you get the idea. And of course, somewhere in there, was my first introduction to micro four-thirds.
From the moment I saw the Olympus Pen E-P1 I knew I wanted one. I'm a fan of Olympus's film Pen's and had briefly owned and used a couple. So a digital version would be ideal (I told myself). Unfortunately, coming from a long history of using DSLR's, I didn't enjoy the ergonomics of the E-P1. It was too small, too fiddly, and the autofocus was too slow to be a serious contender as my 'every day' shooter. My perception of micro four-thirds was tainted somewhat by that first experience, and it would be another six years before I was ready to try the system again.
The culmination of all my DSLR system swapping was the purchase of a lightly used Canon EOS 1D Mk3 in early 2015. As a long time Canon user, buying a 1D was the pinnacle of camera ownership. It was the equivalent (to me at least) of a car fanatic finally owning a Ferrari or a Lamborghini. I couldn't believe I finally had my own EOS 1D – a monster of a camera in more ways than one! The timing was perfect, as we were about to go on a family vacation. With the amazing EOS 1D Mk3 at my side, there was nothing I couldn't capture for posterity.
Except I didn't capture anything for posterity. The camera was just so damn big and heavy, I didn't even bother taking it with me most of the time. If I can continue the car analogy, I'd bought a Ferrari designed for the race track, when all I needed to do was drive to the shops! As much as the EOS 1D was an aspirational camera, it really wasn't right for what I actually needed.
Fortunately, over the ensuing five years since the release of the E-P1, Olympus had been pushing the envelope with their subsequent micro four-thirds releases. Of serious interest to me was the film-like designs of the OM-D range. My local camera store had an E-M10 that I was able to handle, and in all honesty I felt that it was still on the 'too small' side of using comfortably. So I opted instead for the OM-D E-M5 Mk2 as my new foray into micro four-thirds.
Initially I was still very nervous about buying into micro four-thirds. I was, for many years, a 'bigger is better' DSLR snob. I was also an 'optical is better than electronic' viewfinder snob. And don't get me started on 'only' 16 megapixels! Yet despite all my apprehensions, I also knew that the system had a lot going for it. After my bad experience with the Canon EOS 1D I knew that less weight was a huge bonus.
Plus I was also a fan of ibis (in-body image stabilization). The lens selection (and again size) for micro four-thirds was excellent, and the technology built right into the camera's themselves is nothing short of astounding. So with mixed feelings, I ventured out to take my first images with the E-M5 Mk2.
From the first image I was hooked. What had been my problem with electronic viewfinders? It was amazing! Revolutionary! To be able to change exposure values, and to see this happen – in real time – in the viewfinder, along with the histogram and a plethora of other information, was almost life-altering. I still get a kick out of it to this day.
I loved to shoot the E-M5 Mk2 with the screen flipped inwards, making it look, and work, almost like a traditional film camera. With all the information I needed displayed to me before I took the shot, gone were the days of digital 'chimping'. I had owned and used an Olympus OM-1 film camera a few years earlier, and had mused on a blog that if Olympus could take the design of the OM-1 body, and put a digital sensor in it, I would be in heaven. And here it was! My digital heaven.
I loved the Olympus E-M5 Mk2 and eventually added to it with the 2-part grip (another great design) and several lenses. But my micro four-thirds journey doesn't end there. There's one more final bump in the road – the OM-D E-M1.
Even though I loved the E-M5 Mk2, I was still having doubts over the ergonomics. 30+ years of muscle memory built-up from using DSLR's is a lot to shake. So while I loved what the E-M5 could do, I still wasn't crazy about how it felt in my hands. It was better with the vertical grip attached – no doubt – but it wasn't great. And then I got to try an OM-D E-M1. Wow, what a difference.
Almost the same DSLR feel in the hand, yet with all of the Olympus technology. This was the camera I'd be hoping for ever since I'd heard of micro four-thirds. This was the camera for me, and I knew I had to have one – eventually.
I don't buy any of my gear brand-new. I can't afford it. I'm always working to a budget, and looking for a bargain. I sell off and buy used gear each and every time I change systems. This sounds scary, but if you know what you're looking for and are patient, amazing deals can be had. Having decided the E-M1 was the camera I really wanted, I started looking around for one on the used market.
But instead of the E-M1, I wound up replying to an online post from a guy who wanted to change his Nikon D7100 and lenses, for an 'equivalent' mirrorless system.Sometimes I can't help myself, and a deal was struck for a straight swap. I was now a Nikon DSLR shooter again. And I hated it.
Don't get me wrong, the Nikon D7100 is a great camera. No question. But I didn't really gel with it. I actually found it too difficult to use, which may sound ironic given that many people complain about the steep learning curve with Olympus's cameras. But I've never found that to be true. Sure, the OM-D's are packed with technology, buttons and dials. But for some reason, it all just made sense to me.
Even the menu system I find to be thoroughly logical and easy to navigate. But I was having all sorts of problems with the Nikon D7100. Besides, I knew that the Olympus OM-D E-M1 was really my end goal. So I sold the D7100 kit almost immediately, and began waiting for a used E-M1.
Call it fate, karma, destiny – whatever you like – but almost as soon as I started looking I saw a post on an online auction, for a brand new E-M1, with a 'Buy Now' option in my price range. A photographer had won it in a competition, but already had a full DSLR setup he preferred using, so was simply looking to sell the E-M1 off cheaply for some extra holiday cash. I hit the 'Buy Now' button immediately. A brand-new Olympus OM-D E-M1 was finally mine!
And that's where I am today – with the Olympus OM-D E-M1 as my main camera kit. 99% of the time it's paired with the truly amazing 12-40mm f2.8 Pro lens, for a go anywhere, shoot anything set-up. I've also added the vertical grip, a 40-150mm f4/5.6, 35mm f2.8, fisheye lens cap (which is great fun), and Godox TT350 flashgun. Most recently I have added a Pen E-P3 to my kit for those time when I want to go extremely light (on holiday for example). I'm delighted to have an Olympus Pen again, and the E-P3 is leap and bounds ahead of the original E-P1.
A lot has been made recently of the 'micro four-thirds is dead' argument. What a load of rubbish. The word 'better' is used a lot as a justification – as in 'full frame is better' or DLSRs are 'better'. This is just subjective nonsense. People say that the sensor is too small. I've printed billboards that look fantastic from my E-M1. Others claim that it's too noisy. ISO 1600 is more than useable in my opinion – how much higher do you really need to go? If you want to shoot in really dark conditions there's a trick we photographers use all the time – it's called lighting.
Finally, there are those who say the autofocus system isn't very good. Have they ever used any of these cameras? For 99.9% of what I shoot the autofocus on the E-M1 is blazingly fast and accurate. And for all you sports shooters out there, the E-M1 Mk2 is better, and the E-M1x is just around the corner. No, sorry, but micro four-thirds is far from dead.
So have I finally grown to love micro four-thirds? Yes I have. It's an amazing system, with incredible optics, and excellent accessories. The technology built into my five year old E-M1 still blows away many of the latest DSLR releases, not to mention the size and weight savings. For anybody today looking to invest in a serious camera system with excellent I.Q. and top features, in a lightweight package, micro four-thirds is the only way to go.


It's a new year, but a very old issue is still dogging us here in the Santa Clarita Valley. It's the proposed Cemex mining operation. That company has been wanting to put a sand-and-gravel operation in Soledad Canyon for decades. Needlessto say, if this happens, quality of life in the entire Santa Clarita Valley and neighboring San Fernando and Antelope valleys would be hurt as could property values. Frankly, it could have a negative impact on a broad swath of Los Angeles County. Over the years, local Santa Clarita officials and some California members of Congress have fought Cemex's plan through the courts, legislation and other Washington and Sacramento maneuvering. Just when we think that the mine has been killed for good something happens and it looks like we have to worry about it again. The latest problem is that Cemex has filed a lawsuit against the City of Santa Clarita in response to the city's plans to annex the mine site. The company claims among other things breach of contract, civil rights violations and breach of the implied covenant of good faith. This latest legal maneuver is frankly not surprising and its likelihood of success is unclear. But it should be a wake-up call for all of us who live here and have a stake in our community. As citizens, we must keep informed about what is going on around us and do what we can to keep this impending disaster from happening. City hall has been proactive and has over the years amounted an aggressive campaign to thwart this mine as it should. We have confidence in the officials there as well as Congressman Steve Knight that they will do all they can to keep this from happening. But they need the support of the community. We can be loud voices from within letting our elected representatives in all levels of government as well as the Cemex company itself know that we don't want this and that we are putting up a huge fight against it. Public passion will be fuel for the elected and unelected officials as they do their jobs. Go to www.santa-clarita.com where you can find emails for members of the Santa Clarita City Council. Tell them you support their efforts. Go to knight.house.gov and tell Congressman Steve Knight you support his efforts and ask him to make sure this is the No. 1 priority on his list. The main thing is to stay informed about this issue and be aware that this could happen in our community and it will affect everyone here. Don't be complacent and complain about it if it happens. The people who represent us have worked hard on this over the years on the issue and no doubt will continue to do so but they need our support.


Support and assistance to individuals with cancer.
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text:
| Cross Campus: 9.25.12
Cross Campus: 9.25.12
The Yale Daily News 2:36 am, Sep 25, 2012
America's Next Top Diva? Dez Duron '14, a onetime quarterback for the Yale football team, appeared on the NBC singing competition "The Voice" Monday night, showing his vocal prowess with a rendition of Hall & Oates' "Sara Smile." Duron got invites to join three of four teams, and ultimately chose to join Christina Aguilera's team. Duron auditioned last season with a cover of "I Want it That Way," but he did not advance.
Rest in peace. Flora "Flo" Consiglio, the matriarch of the family behind Sally's Apizza and one of the New Haven pizza scene's most prominent faces, died Monday afternoon at St. Raphael's Hospital. Her husband, Sal "Sally" Consiglio, founded Sally's in 1938, and Flo has worked in the restaurant, in a booth opposite the cash register, for years. "I can't remember a time in my life when I didn't know the Consiglios and their family," Mayor John DeStefano Jr. told the New Haven Register. "She was utterly authentic."
Evidence of bias. A study published by a group of Yale faculty in the Proceedings of the National Academy of Sciences earlier this month found that science professors, male and female alike, "rated the male applicant as significantly more competent and hireable than the (identical) female applicant," according to the study's abstract. The study also found that professors offered higher starting salaries to male applicants.
Her night to shine. "Girls" may not have won any of its five nominations at Sunday night's Emmy Awards, but the show's co-star, Allison Williams '10, earned wide praise for her selection of an emerald green Oscar de la Renta gown for the red carpet. Women's Wear Daily suggested Williams could become an "it" girl, pointing out her well-planned entry into the fashion world. "It was always about getting to this moment where she would wear Oscar de la Renta," Williams' stylist says in the piece.
From Trivia To PowerPoint. Capital One held trivia night at Anna Liffey's Monday night, giving out iPads to members of the winning team. Meanwhile, at The Study, Altman Vilandrie & Company held an information session. The recruiting continues.
Heads up, gentiles. Yom Kippur starts today at sundown, so Jewish friends across campus will begin fasting at 6:33 p.m., a lot of classes will be cancelled on Wednesday, and atoning will be rampant. Expect apologies.
THIS DAY IN YALE HISTORY 1980 Five computer science majors get in trouble for tampering with faculty and student computer files by creating dummy directories.


SAN JOSE, CA and MUMBAI, INDIA -- (Marketwired) -- 02/05/16 -- Align Technology, Inc. (NASDAQ: ALGN) today announced that the Invisalign system is now commercially available in India and that the Company has shipped its first Invisalign cases to Indian orthodontists. Align is offering a comprehensive range of products including Invisalign Full, Invisalign Teen, and Invisalign Lite clear aligners, as well as Vivera Retainers for post treatment retention to Invisalign-trained orthodontists. These doctors have completed the training course offered by the Company which is necessary to begin treating patients with Invisalign. Align is training doctors in Delhi, Mumbai, Pune, Chandigarh, and Chennai, and will expand into Bangalore, Ahmedabad, Hyderabad, Calcutta, and Cochin over the coming months. These cities have a combined population of over 80 million people, including a growing upper middle class demographic that is increasingly interested in straightening their teeth and improving their oral health. Urban consumers account for a considerable share of sales of premium oral care products in India, with premium specialized and value added oral care products growing rapidly. Align will launch a consumer marketing campaign in India this year to educate potential patients about the benefits of orthodontic treatment with Invisalign clear aligners and to help them find an Invisalign provider in their community.
India is estimated to have nearly half a million new orthodontic case starts each year, with the total number of annual case starts expected to double by 2019. A higher percentage of these cases are complex malocclusion cases than in Western countries, and with the new features and functionality delivered with Invisalign G6 for First Premolar Extraction and Invisalign G5 for Deep Bite, Invisalign-trained orthodontists in India can now confidently treat the more complex cases common to the Indian population.
"India is a great long term growth opportunity for Align and we are committed to establishing a world-class operation to support this growth and foster success for our customers and for Align," said Julie Tay, Align vice president and managing director of Asia Pacific. "As part of our strategy, we are making investments to ensure we establish a solid base of key opinion leaders and early adopters in India who can help build clinical confidence in the orthodontic community and create strong brand preference for Invisalign treatment among consumers. While India represents a huge growth potential, we expect a gradual increase in case volume as we build our business over the next several years."
In anticipation of commercial availability of Invisalign clear aligners, Align has been building its presence in India and has established its office in Mumbai, which includes country management, clinical education, and customer support. In December 2015, Align hosted a scientific symposium on Invisalign treatment in conjunction with the 50th Indian Orthodontic Conference in Hyderabad. The symposium featured clinical lectures by Invisalign experts that was attended by nearly 100 orthodontists. The symposium demonstrated Align's commitment to training and education in India and focused on innovation unique to the Invisalign system including biomechanics, attachments, and force calculation.
"The Invisalign system impressed me by showing the wide-range of malocclusion that can be treated with Invisalign clear aligners," said Dr.Arun Nayak -- orthodontist practicing in Fort, Mumbai. "I see tremendous potential and immediate applications in my own practice."
"The true measure of integrating the Invisalign system into my clinical practice comes with the rewards our patients, my staff and I feel," said Dr. Ashok Karad -- orthodontist practicing in Bandra, Mumbai.
For more information about Invisalign treatment in India, please visit www.invisalign.in.
Align Technology is the leader in modern Clear Aligner orthodontics that designs, manufactures and markets the Invisalign® system, which provides dental professionals with a range of treatment options for adults and teenagers. Align also offers the iTero 3D digital scanning system and services for orthodontic and restorative dentistry. Align was founded in March 1997 and received FDA clearance to market the Invisalign system in 1998. Visit www.aligntech.com for more information.
For additional information about the Invisalign system or to find an Invisalign provider in your area, please visit www.invisalign.com. For additional information about the iTero 3D digital scanning system, please visit www.itero.com.


Malaria is an infectious disease that causes hundreds of deaths each year, in particular in endemic areas. Microscopic examination for confirming malaria parasites in the peripheral blood smear is the gold standard method. In cases where diagnostic suspicion for this pathology is low, especially in non-endemic areas, the haemochromocytometric examination as a diagnostic aid is of fundamental importance. The analytical performances of the novel generation of hematological analyzers using different techniques can identify the presence of the malarial parasites in blood, producing specific cell distributions. Therefore, cell counting performed on all febrile patients can be considered a new diagnostic opportunity in malaria infection.


Reusable plastic - no single use here!
These modern and innovative reusable plastic cups are an excellent choice for large scale events such as festivals, sports stadia and other similar venues, especially in light of the current revolution against single use plastics. You'll want to be able to serve drinks in a quick, efficient and safe way, enabling drinks to be consumed outside, and these stacking cups really do fit the bill.
Hire reusable stacking pint cups today from the experts here online at Event Hire UK. Simply let us know what you need, for when and for where and our experts will do the rest! Hire today!


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Playing small to win, but losing
I have a friend who is exceptionally talented. Yet he's chosen to play a small game in his business, and his life. He'll tell you about all the data and justifications for why he's playing in his specific sandbox. Excuses disguised as reasons.
Funny thing is, he's not doing well. Even though his talent far surpasses the demands of his current business and niche, he's failing. Why is that?
For whatever reason we think that if we hide or 'dumb down' where we show up in life things will be easier. But unfortunately the very fears, insecurities, laziness, doubt, self-esteem issues and inadequacies we feel will derail us, no matter which level we choose to play at.
What if the only way we can conquer those invisible forces holding us back is to walk down the road of playing the biggest game we possibly could? Chasing the inspiring dream we have, dare to impact the world in the grandest measure, come face to face with all of our fears in the furnace of pursuing your greatness. You might still fail and be derailed, but you'll learn, recover, adapt, grow, get better and try again.
There's no point in hiding, in playing a small game because you think you'll win. You won't, and then what?
"Shoot for the moon. Even if you miss, you land among the stars" – Oscar Wilde
Email Insiders
Event invites, popular articles, cool stuff I find, and access to courses only reserved for email insiders.


text:
/Roosevelt/App_Themes/ctResponsive
Roosevelt Institute Fellows Books
Rosie the Riveter
Home > Eleanor Roosevelt
Eleanor Roosevelt 8" Bust
SKU FDR02005
We are currently out of stock on this item. Please check back later.
The original bust was sculpted in 1962 and 1963. Victor Lamkay, the sculpter, had hoped to get permission for sittings with Mrs. Roosevelt, but she died before he could do so. The FDR Library provided him with a number of photos of Mrs. Roosevelt allowing him to complete the bust, shortly after her death. This reproduction is hand-cast and hand-finished in crushed stone resin. Bronzetone, approximately 8" in height.
FDR Presidential Library & Museum
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Free BBC Bitesize App - Save Our BBC Campaign!
BBC Learning has launched a new exam revision app for UK teenagers. The free app delivers BBC Bitesize revision flashcards for GCSE and Scottish National/Higher exams direct to smartphones. The new app will ensure that the BBC's commitment to supporting formal education keeps pace with changes in the way that young people are accessing online revision tools and resources. You can find out more here.


text:
Q: Jquery: How to validation is successfully done? I am creating a simple form that contains text fields.
These text fields are saved on change events using Ajax.
My question is i want to validate(jquery) these fields before change event.
Please, help. Thanks....... :)

A: $('input').change(function(){
  vat retrn = validatethisfield();
if(retrn == false)
{
//show msg;
return false;
}

})

In this validate this field function , do your validation and return false if invalid data...

A: Do validation on blur or focusout

A: Or on your submit button , use
validation function.
<input type="submit" value= "submit it" onclick= "javascript:return formvalidator()">

always return true
unless a text box is empty or something of that nature
function formvalidator(){
var test = true;

if($trim.$("#myTextField").val()) == " "){
alert('Empty!!');
test = false;
}

return test;
}

A: There are many ways of doing this, thou plugins are readily available,for start you can learn you can write your code which is very easy to learn one of link you can refer is this one....
It covers almost all aspect of form validation:
link

A: jQuery.ajax has a beforeSend. You can do your validations in this function.
$.ajax({
  url: '/some/path',
  beforeSend: function( xhr ) {
    // do your validations here
  },
  success: function( data ) {
    // handle success
  }
});

To quote jquery's documentation:

beforeSend(jqXHR, settings) - A pre-request callback function
  that can be used to modify the jqXHR (in jQuery 1.4.x, XMLHTTPRequest)
  object before it is sent. Use this to set custom headers, etc. The
  jqXHR and settings maps are passed as arguments. This is an Ajax
  Event. Returning false in the beforeSend function will cancel the
  request. As of jQuery 1.5, the beforeSend option will be called
  regardless of the type of request.

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