Arizona real estate law

Ultimate Guide to Opportunity Zone Investments in Arizona
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The Ultimate Guide to Opportunity Zone Investments in Arizona
The Ultimate Guide to Opportunity Zone Investments in Arizona 1996 1496 Gottlieb Law

Gottlieb Law, PLC provides this article for information purposes only and nothing herein creates an attorney-client relationship. You should not take any actions in reliance on any of the information contained herein without consulting with qualified legal counsel first and reading this article is not a proper substitute for seeking legal advice of your specific situation.  Laws change over time and you should seek counsel to discuss any specific legal questions.

Investing in Opportunity Zones has become a game changer for real estate developers and investors, especially in states like Arizona. Opportunity Zones, created as part of the Tax Cuts and Jobs Act of 2017, aim to boost economic growth in underserved areas. They do this by offering major tax benefits to individuals or businesses who choose to invest in these regions.

In Arizona, these designated Opportunity Zones span multiple regions, including booming metropolitan areas and emerging small towns, making it an attractive option for investors looking to diversify their portfolios while taking advantage of tax incentives.

In this guide, we’ll walk you through what Opportunity Zones are, why Arizona is such a prime state for these investments, and how you can benefit from this program.

What Are Opportunity Zones?

Opportunity Zones consist of areas that often have high poverty rates or low economic growth, and the goal is to bring capital to underserved communities to boost development. Investors can put their capital gains into Qualified Opportunity Funds (QOFs) that direct investments into these designated areas. In exchange, investors are rewarded with substantial tax breaks, which we’ll dive into in the following section. Arizona has more than 160 designated Opportunity Zones spread across rural and urban areas, making it one of the most attractive states for these types of investments.

Why Arizona? A Prime Location for Opportunity Zone Investments

Arizona stands out as a particularly appealing state for Opportunity Zone investments for several reasons. First, the state has seen massive population growth over the past decade, driven by its low cost of living, favorable business climate, and appealing lifestyle. Cities such as Phoenix, Tucson, and Flagstaff are growing quickly, opening the door to new opportunities for real estate and business development.

Moreover, Arizona’s state tax environment is relatively favorable, and the high demand for both residential and commercial properties makes it an ideal landscape for investors. Arizona stands out for long-term investments due to its mix of economic growth, a rising population, and the availability of Opportunity Zones.

Some of the key cities with designated Opportunity Zones include:

  •     Phoenix: With multiple Opportunity Zones in both downtown and surrounding neighborhoods, Phoenix is an epicenter for development.
  •     Tucson: Southern Arizona offers several promising Opportunity Zones, especially in its expanding downtown district.
  •     Flagstaff: As a growing hub for tourism and outdoor industries, Flagstaff’s Opportunity Zones are attracting investors interested in both commercial and residential projects.

Tax Benefits of Opportunity Zone Investments

The primary incentive for investing in Opportunity Zones is the array of tax benefits available to investors. Here’s what you need to know:

  1. Capital Gains Deferral: Investing capital gains into a Qualified Opportunity Fund allows you to potentially defer taxes on those gains until either December 31, 2026, or when you sell or exchange your Opportunity Zone investment, whichever happens first.
  2. Reduction in Capital Gains: Holding your Opportunity Zone investment for at least five years lets you potentially reduce your original capital gains tax by 10%. If you hold it for seven years, that reduction jumps to 15%.
  3. Tax-Free Appreciation: The biggest advantage kicks in after holding your investment for 10 years or more. At that point, any increase in the value of your Opportunity Zone investment potentially becomes federally tax-free. This means you may not have to pay federal taxes on the capital gains earned from the investment, making it a highly effective way to grow your wealth.

Note: consultation with a qualified tax attorney or certified public accountant is a must before taking any action or if you have any tax-related questions.  Tax laws change frequently.  

How to Invest in Arizona Opportunity Zones

The process for investing in Arizona’s Opportunity Zones follows the same guidelines as other Opportunity Zones across the country. Here’s a step-by-step look at how you can get started:

  1. Identify Eligible Capital Gains: The first step is to identify capital gains that you’d like to reinvest. Whether it’s from the sale of stocks, real estate, or other investments, to tap into Opportunity Zone tax benefits, you need to reinvest those gains into a Qualified Opportunity Fund within 180 days of the sale.
  2. Choose a Qualified Opportunity Fund (QOF): A Qualified Opportunity Fund is an investment vehicle created for Opportunity Zone projects. It’s important to select a fund that matches your investment goals, whether you’re targeting real estate, business growth, or a mix of both. Alternatively, if you’re making a significant investment, you can establish your own QOF.
  3. Select an Investment: Once you’ve chosen or established a QOF, you’ll need to select the specific investment in an Arizona Opportunity Zone. While real estate is a popular choice, businesses in these zones also qualify. Many investors are drawn to Arizona’s real estate market, which offers both residential and commercial opportunities in high-growth areas.
  4. Hold Your Investment: To fully take advantage of the tax benefits, it’s best to hold your Opportunity Zone investment for a minimum of 10 years. Doing so allows you to take full advantage of tax-free appreciation, as well as the deferral and reduction of capital gains taxes on the original investment.

Investment Strategies in Arizona Opportunity Zones

To get the most out of Opportunity Zone investments, you’ll need to adopt a long-term strategy. Here are a few strategies that have seen great success in Arizona:

  1. Real Estate Development: Arizona’s booming real estate market makes it an attractive state for Opportunity Zone investments. Whether you’re developing multifamily housing, commercial properties, or mixed-use developments, the state’s population growth ensures a steady demand for new projects. Opportunity Zones in Phoenix and Tucson are particularly ripe for development.
  2. Redevelopment of Existing Properties: Investors may find opportunities to acquire and redevelop older buildings or vacant lots within Opportunity Zones. This approach is especially advantageous in cities like Phoenix and Flagstaff, where the demand for commercial space continues to grow. Renovating or repurposing existing properties can also increase the overall value of the area, benefiting both the investor and the community.
  3. Investing in Local Businesses: While real estate is a common choice, investing in local businesses within Opportunity Zones can also yield significant tax benefits. Startups or expanding businesses that align with local economic development goals are eligible for Opportunity Zone investment, providing diversification opportunities for investors.

Frequently Asked Questions About Opportunity Zone Investments in Arizona

Q: What types of investments qualify for Opportunity Zone benefits?
 A: These tax benefits apply to both real estate and businesses situated within designated Opportunity Zones. Most investors focus on real estate, but equity investments in qualifying businesses are also an option.

Q: How long do I need to hold an Opportunity Zone investment to get the full tax benefit?
 A: To fully realize the tax-free appreciation on your Opportunity Zone investment, you must hold the investment for at least 10 years.

Q: Are there risks involved in Opportunity Zone investments?
 A: As with any investment, there are risks, particularly related to market fluctuations and changes in federal or state tax laws. The long-term nature of these investments means investors need to be comfortable with holding their assets for extended periods.

Q: Can I invest in multiple Opportunity Zones at once?
 A: Yes, investors can place capital into multiple Qualified Opportunity Funds or invest in different properties or businesses within various Opportunity Zones.

Capitalizing on Arizona’s Opportunity Zones

Opportunity Zone investments offer a unique blend of tax benefits and the potential for long-term financial growth. Arizona’s robust economic growth, population influx, and favorable tax environment make it an ideal state for these investments. Whether you’re looking to invest in real estate or local businesses, Arizona’s Opportunity Zones provide ample opportunities for diversification and substantial tax savings.

With the right investment strategy and an understanding of the local market, you can position yourself for success while contributing to the economic development of some of Arizona’s most promising areas.

Secure Your Investments with an Experienced Real Estate Law Firm

Navigating the complexities of Opportunity Zone investments in Arizona requires experienced legal guidance. At Gottlieb Law, we help investors make informed decisions while maximizing the unique tax benefits available through Opportunity Zones. Whether you’re considering real estate, business investments, or both, our team is here to ensure your investments are compliant, profitable, and structured for long-term growth.

Contact Gottlieb Law today to schedule a consultation and/or consult a qualified tax professional and get started on your path to successful Opportunity Zone investing in Arizona. Get in touch with us now!

Gottlieb Law, PLC provides this article for information purposes only and nothing herein creates an attorney-client relationship. You should not take any actions in reliance on any of the information contained herein without consulting with qualified legal counsel first and reading this article is not a proper substitute for seeking legal advice of your specific situation.  Laws change over time and you should seek counsel to discuss any specific legal questions.

 

What is Breach of Contract in Arizona - Gottlieb Law
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What is Breach of Contract in Arizona?
What is Breach of Contract in Arizona? 1500 1000 Gottlieb Law
Gottlieb Law, PLC provides this article for information purposes only and nothing herein creates an attorney-client relationship. You should not take any actions in reliance on any of the information contained herein without consulting with qualified legal counsel first and reading this article is not a proper substitute for seeking legal advice of your specific situation.  Laws change over time and you should seek counsel to discuss any specific legal questions.

Real estate transactions in Arizona present a dynamic landscape, brimming with both potential benefits and inherent challenges for those involved in buying or selling property.These deals often involve significant financial investments, and the legal agreements binding the parties are critical to ensuring that everything proceeds as planned. But what happens when one party doesn’t fulfill their obligations? 

Should either party fall short of their contractual duties, the entire agreement teeters on the brink of collapse. Such situations lead to what is known as a breach of contract. In this article, we’ll explore what constitutes a breach of contract in Arizona real estate, the potential consequences, and how you can protect yourself from such issues.

Understanding Contracts in Arizona Real Estate

In Arizona, a real estate contract is a legally enforceable agreement that binds two or more parties engaged in the sale, purchase, lease, or transfer of property. These contracts outline the obligations and rights of each party, including crucial details like the purchase price, property description, financing terms, and closing dates. However, for a contract to hold legal weight and be enforceable, it must incorporate certain fundamental elements:

  1. Proposal: One party extends a proposal to form an agreement.
  2. Agreement: The other party agrees to the terms set forth in the proposal, or the parties engage in back-and-forth negotiations until an agreement and meeting of the minds occurs.
  3. Value Exchange: There must be an exchange of something of value, often money, between the parties or one party must suffer at least a detriment.
  4. Mutual Consent: Both parties must willingly accept the terms of the contract, free from any coercion or undue influence.
  5. Legitimate Purpose: The contract’s intent must be lawful and in accordance with public policy.
  6. Capacity to Contract: All parties involved must be legally capable, meaning that they have the authority and mental competence to enter into the contract.

These crucial components form the bedrock of any legally binding real estate contract within the state of Arizona. The absence or deficiency of any one of these elements could render the contract null and void, or potentially subject to nullification.

What Constitutes a Breach of Contract?

A breach of contract arises when a party to an agreement fails to perform their agreed-upon duties as specified in the contract, without a legally justifiable excuse. In Arizona real estate, a breach can range from minor issues, such as a delay in payment, to significant problems, like a complete failure to transfer the title of the property.

Types of Contract Breaches in Real Estate:

  1. Minor (Partial) Breach: This takes place when a party neglects to fulfill a minor aspect of their responsibilities under the contract, while the majority of the agreement remains intact and is still being followed. For example, if a seller is a few days late in providing certain disclosures but still closes on time, it might still be considered a minor breach.
  2. Material Breach: A material breach is a more serious violation that occurs when a party fails to carry out a critical portion of the contract, causing substantial harm or loss to the other party involved. An example might be a buyer failing to secure financing and thus being unable to close on the property as agreed.
  3. Anticipatory Breach: This form of breach, known as an anticipatory breach, arises when one party unequivocally expresses their intention to not fulfill their contractual obligations before the time of performance arrives. For example, if a contractor tells the homeowner well before the project deadline that they won’t be able to finish the renovation, this would be considered an anticipatory breach.

Common Examples of Breach in Arizona Real Estate

  1. Failure to Pay: One of the most common breaches is the failure of a buyer to make the required payments as agreed in the contract. This could involve a missed down payment, failure to pay the earnest money, or inability to secure financing by the agreed date.
  2. Failure to Transfer Title: On the seller’s side, a common breach occurs when the seller fails to transfer clear title to the buyer. This could be due to existing liens on the property or unresolved ownership disputes, preventing the seller from providing a clean title at closing.
  3. Misrepresentation or Fraud: If one party gives inaccurate or deceptive details about the property, such as its condition, zoning regulations, or any legal issues tied to it, this could be seen as a breach of contract. Whether the misinformation is intentional or due to negligence, it can result in serious repercussions.
  4. Missing Critical Deadlines: Real estate agreements often outline strict deadlines, including timelines for inspections, securing financing, and closing. Neglecting to adhere to these timeframes, in the absence of a valid legal excuse, can rightfully be considered a breach of contractual obligations.

Legal Remedies for Breach of Contract

If a party neglects their contractual duties, Arizona law offers multiple avenues for the non-breaching party to pursue resolution. The suitable course of action depends on the nature of the breach and the conditions specified in the contract.

Financial Compensation: The most frequently sought remedy is financial compensation for the losses incurred due to the breach. Arizona law identifies several categories of damages:

  • Compensatory Damages: These damages, referred to as compensatory damages, aim to redress the aggrieved party’s concrete financial setbacks, with the objective of restoring them to the fiscal state they would have enjoyed if the breach had not transpired.  In some cases, you may be able to seek consequential damages for breaches of real estate contracts, as well.
  • Punitive Damages: In situations involving fraud or intentional wrongdoing, the court or jury may impose punitive damages as a means of punishing the breaching party and discouraging similar actions in the future.
  • Liquidated Damages: Certain contracts may incorporate a liquidated damages clause, which stipulates a predetermined sum of money to be paid in the event of a contractual breach. This is commonly seen in real estate contracts, where the buyer’s earnest money might be forfeited if they fail to complete the purchase.  

Specific Performance: In certain situations, the non-breaching party may request that the court issue an order compelling the breaching party to carry out their responsibilities under the contract. This remedy, known as specific performance, is particularly common in real estate deals, where the unique characteristics of the property make financial compensation inadequate.

Cancellation of the Contract: Rescission, a unique remedy, involves nullifying the contract, effectively freeing both parties from any further obligations. This option is often chosen in cases of significant breaches, where the non-breaching party opts to dissolve the agreement rather than enforce it.

Arbitration and Mediation: Many real estate contracts include clauses that require disputes to be resolved through arbitration or mediation rather than litigation. These alternatives often offer a faster and more cost-effective resolution compared to litigation, though the results can be binding.

How to Protect Yourself from a Breach of Contract

While breaches of contract are sometimes unavoidable, there are several steps you can take to protect yourself when entering into a real estate agreement in Arizona.

  1. Drafting Clear Contracts: Ensure that your contracts are well-drafted with precise language that leaves little room for interpretation. Clearly define each party’s responsibilities, set specific deadlines, and think about incorporating a liquidated damages clause.
  2. Due Diligence: Prior to committing to any real estate agreement, it’s of paramount importance to undertake meticulous and comprehensive research. This process should involve inspecting the property, conducting title searches, and verifying all representations made by the other party.
  3. Seek Legal Advice: Before affixing your signature to any real estate contract, seeking the counsel of a seasoned real estate attorney is strongly recommended. They can pinpoint any hidden risks that might not be immediately obvious. Additionally, they will work to ensure the contract is structured to fully protect your interests.

Steps to Take if You Suspect a Breach of Contract

If you believe the other party is failing to meet their contractual obligations, it’s important to act quickly:

  1. Gather Evidence: Maintain comprehensive records of all communications, documents, and activities related to the contract. Having this documentation will be critical should you need to pursue legal action. Detailed records can strengthen your case, providing the necessary proof to support your claims in court.
  2. Consult a Lawyer: A seasoned real estate attorney can evaluate your case, clarify your rights, and recommend the most appropriate steps to take. They can pinpoint any hidden risks that might not be immediately obvious. Additionally, they will work to ensure the contract is structured to fully protect your interests.
  3. Why Choose Gottlieb Law: At Gottlieb Law, we have a wealth of experience in managing breach of contract cases within Arizona real estate, and we’re ready to support you through any disputes that arise. Whether you’re a buyer or seller, we can guide you through the legal process, helping you seek the best possible outcome. Contact us today for a consultation.

Final Thoughts

Breach of contract issues in Arizona real estate can present significant challenges, but having a clear understanding of your rights and the available legal remedies is crucial. Whether you’re in the process of drafting a contract, facing a potential breach, or looking to enforce your contractual rights, it’s essential to take proactive measures. Having the right knowledge and preparation can significantly impact the security of your investments and help facilitate seamless real estate deals.

At Gottlieb Law, we specialize in guiding clients through the complexities of breach of contract disputes in Arizona real estate. Our experienced attorneys are equipped to assist you with everything from drafting clear, enforceable contracts to representing you in court if a dispute arises. We’re committed to safeguarding your interests at every stage, providing the legal support you need to navigate these challenging situations effectively. If you’re facing a breach of contract issue, let Gottlieb Law be your trusted partner in achieving a favorable outcome.

Contact Gottlieb Law today to schedule your initial consultation or call us today at 602-899-8188.

Gottlieb Law, PLC provides this article for information purposes only and nothing herein creates an attorney-client relationship. You should not take any actions in reliance on any of the information contained herein without consulting with qualified legal counsel first and reading this article is not a proper substitute for seeking legal advice of your specific situation.  Laws change over time and you should seek counsel to discuss any specific legal questions.
Arizona's 2024 real estate laws: key updates for agents, buyers, & sellers, impacting licenses, contracts, disclosures, & consumer protection.
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Understanding Some of the New 2024 Arizona Real Estate Laws and Regulations
Understanding Some of the New 2024 Arizona Real Estate Laws and Regulations 1280 720 Gottlieb Law
Gottlieb Law, PLC provides this article for information purposes only and nothing herein creates an attorney-client relationship. You should not take any actions in reliance on any of the information contained herein without consulting with qualified legal counsel first and reading this article is not a proper substitute for seeking legal advice of your specific situation.  Laws change over time and you should seek counsel to discuss any specific legal questions.

Arizona’s real estate laws are evolving in 2024, and whether you’re a homeowner, buyer, or real estate professional, these changes could impact your next move. With new regulations shaping the way property is bought, sold, and developed across the state, staying informed is more important than ever.

In this overview, we’ll break down the key updates, including new housing options, adjustments to zoning rules, and changes affecting Homeowners’ Associations. Read on to discover what these developments mean for you and how to navigate Arizona’s real estate market in the coming year.

Key Changes in Arizona Real Estate Law for 2024

Arizona’s real estate landscape is set to change in 2024, with new laws aimed at increasing housing options. One major change shaking up Arizona’s property scene is the new rule for cities with over 75,000 people: they have to allow Accessory Dwelling Units (ADUs) on single-family lots. This could mean more housing options and a whole new way to think about your property’s potential [1]. These ADUs, also known as casitas, can be built without onerous design restrictions or additional parking requirements.  Importantly, the new bill does not supersede local building codes and does not prevent restrictive covenants from applying to ADUs within an HOA community.

The new legislation, House Bill 2720, permits homeowners to construct at least one attached (such as a converted garage), detached or internal ADU. [2] This change is designed to boost housing supply within established neighborhoods without necessitating additional land development [1]. To prevent overly restrictive rules, the law includes safeguards against costly or infeasible ADU construction, such as prohibiting excessive setbacks or additional parking requirements [2].

Municipal Zoning and Middle Housing

Another significant change comes with House Bill 2721, dubbed the “middle housing bill.” This legislation requires municipalities with 75,000 or more residents to modify their zoning regulations and other official controls [3]. By January 1, 2026, these cities will be required to open the door to a wider range of housing options. Duplexes, triplexes, and even fourplexes will become permitted uses on lots previously zoned for single-family homes. This move could dramatically reshape the landscape of residential neighborhoods, offering more flexibility and density for housing [3].

The law also mandates that cities allow these multi-family projects within a mile of their central business districts [1]. Additionally, it requires that middle housing projects occupy at least 20% of any development spanning 10 acres or more [1]. This change aims to create more diverse housing options, especially in areas close to city centers.

To ensure the feasibility of middle housing development, the law prohibits municipalities from:

  1. Discouraging middle housing through unreasonable costs, fees, or delays;
  2. Limiting middle housing to a maximum of two floors or imposing a floor area ratio of less than one;
  3. Creating a higher bar for middle housing development, compared to the relative ease of building single-family homes in the same area; and
  4. Requiring owner occupancy or fire sprinklers in these structures. [3]

Homeowner Association Changes

In addition to these changes, Arizona’s 2024 legislation has significant implications for condominium owners, potentially altering the dynamics of property ownership and governance within these communities. House Bill 2141, signed by Governor Hobbs on March 29, 2024, allows condo owners more freedom to renovate or redecorate their units’ interiors without needing approval from the condo board [4]. This includes installing hard surface floors with appropriate noise-reducing underlayment.

Another significant change comes with House Bill 2648, which clarifies the two distinct types of HOA liens: common expense liens (i.e., HOA dues) and individual expense liens (i.e., fines). [4]. Common expense liens, essential for the upkeep of shared property, can be foreclosed as a last resort after one year of delinquency or when the outstanding amount reaches $1,200. However, a home cannot be foreclosed on for individual expense liens due to unpaid fines, providing homeowners with more protection against losing their homes over disputed violations of the covenants [4].  The new law further provides greater protection to homeowners by requiring HOAs to exercise reasonable efforts to settle the claim before initiating a foreclosure action.

These changes aim to create a more flexible and equitable real estate environment in Arizona, addressing housing shortages and protecting homeowners’ rights.

Impact on Property Rights and Development

The 2024 Arizona real estate law changes are set to have a significant impact on property rights and development across the state. One of the most significant updates is the increased variety of housing options available. A new law signed by Governor Katie Hobbs aims to transform unused commercial buildings into affordable housing [5] This legislation allows developers to change or demolish commercial buildings, offices, or mixed-use structures to create residential properties without the need for rezoning [5]

Starting in 2025, cities with populations over 150,000 will be required to allow up to 10% of these structures to be demolished if they’re considered obsolete [5] This change is expected to spark development, as it removes a major hurdle for investors by eliminating the need to seek rezoning or conditional use permits [5]

Updated Case Law on Severance Damages in Easement Cases

Furthermore, the 2024 legal landscape in Arizona has seen updated case law in condemnation cases. This includes updated law on whether severance damages can be sought due to the loss of easements in Common Areas used for freeway expansion projects [7]. The court reasoned that easements aren’t considered parcels of land under the law for purposes of severance damages and therefore you cannot seek proximity damages (a form of severance damages) for loss of value attributable to the remaining parcel when the state condemns Common Areas..

The Corporate Transparency Act

2024 has also seen the The Corporate Transparency Act (CTA) become effective, which was enacted in 2021, is ushering in a new era of transparency in entity structures and ownership, with significant implications for the real estate sector [8] While federal legislation, the CTA will apply to across the U.S. including Arizona entities.  This legislation aims to tackle money laundering, tax evasion, and other illegal activities by mandating that certain U.S. and foreign entities provide detailed identifying information to the Financial Crimes Enforcement Network (FinCEN). This includes information about the company’s beneficial owners—those individuals who ultimately hold ownership or control over the company.[8]

Effective January 1st, 2024, the CTA has cast its net wide, impacting “reporting companies” – a broad category potentially encompassing LLCs, corporations, and other entities established through official filings with the Secretary of State or similar offices [8] Additionally, foreign companies officially registered to operate in any U.S. state must also adhere to these reporting requirements. This ensures that the reach of the CTA extends beyond domestic entities, capturing a wider range of companies operating within the U.S. market [8]

Counsel should be sought to determine when deadlines apply to your entity and if your entity is subject to the reporting requirement.  

The CTA’s influence on real estate transactions is considerable, particularly in its aim to reduce anonymity within the industry. Special purpose entities (SPEs), frequently employed in real estate deals, may now fall under the CTA’s reporting requirements unless they meet specific exemption criteria. This move towards increased transparency could fundamentally change the way real estate transactions are managed and financed.[8] This necessitates continuous monitoring of changes in ownership structure to ensure compliance.[8]

It’s worth noting that the CTA has faced its share of controversy. On March 1, a federal judge in Alabama declared the CTA unconstitutional and issued an injunction preventing the government from enforcing it against the plaintiffs involved in that case. While this ruling doesn’t invalidate the CTA nationwide, it does raise questions about its future and potential legal challenges [9]. While the Act remains in effect for those not affiliated with the National Small Business Association, this ruling could be the catalyst for a broader legal battle that will ultimately determine the Act’s constitutionality. The outcome of this legal challenge may have far-reaching implications for the future of financial transparency and reporting requirements in the United States.[9]

Final Thoughts on Arizona Real Estate Laws

While the above is not a comprehensive recitation of all the 2024 Arizona real estate law changes, it is clear that Arizona has taken swift action to address the current housing affordability crisis.  These modifications aim to boost housing options, protect homeowners’ rights, and streamline development processes. From allowing Accessory Dwelling Units to mandating middle housing in certain areas, these changes reflect a push towards more diverse and affordable housing solutions. In addition, the new regulations place restrictions on HOA powers, providing homeowners with added protections.

These legal updates also demonstrate new potential reporting requirements to Arizona entity owners under the Corporate Transparency Act. Property owners and real estate professionals need to keep up with these changes to effectively manage the evolving legal landscape. As these new laws take effect, they’re likely to have a lasting impact on Arizona’s real estate market, potentially leading to more housing opportunities and a more balanced approach to property rights and development.

Experienced Arizona Real Estate Lawyers Can Help

Staying ahead of these legal shifts is crucial for all parties involved in Arizona’s real estate transactions. Whether you’re a buyer, seller, agent, or developer, understanding and complying with these new regulations is essential for protecting your interests and ensuring a smooth transaction. That’s where experienced Arizona real estate lawyers come in.

The team at Gottlieb Law has a proven track record of guiding clients through complex legal challenges with experience and precision. We’re committed to staying up-to-date with the latest laws and regulations, ensuring you have the experienced guidance you need to make informed decisions and protect your investments.

Contact Gottlieb Law today to schedule your consultation and let us help you navigate the ever-changing world of Arizona real estate law.

Gottlieb Law, PLC provides this article for information purposes only and nothing herein creates an attorney-client relationship. You should not take any actions in reliance on any of the information contained herein without consulting with qualified legal counsel first and reading this article is not a proper substitute for seeking legal advice of your specific situation.  Laws change over time and you should seek counsel to discuss any specific legal questions.

References

[1] – https://therealdeal.com/national/phoenix/2024/05/24/new-arizona-law-overrides-local-zoning-to-spur-housing-projects/

[2] – https://tempeyimby.org/2024/05/27/arizonas-new-housing-laws-explained/

[3] – https://www.azleg.gov/legtext/56leg/2R/summary/S.2721FICO.DOCX.htm

[4] – https://independentamericancommunities.com/2024/04/17/arizonas-new-hoa-laws-for-2024/

[5] – https://www.abc15.com/news/business/new-bill-could-help-convert-old-commercial-buildings-in-phoenix

[6] – https://www.azleg.gov/legtext/56leg/2R/bills/HB2648H.pdf

[7] – https://www.azbar.org/media/epjnvc4f/real-estate-case-and-legislative-update.pdf

[8] – https://www.azcc.gov/docs/default-source/corps-files/boi-crib-sheet.pdf?sfvrsn=52c2dc91_1

[9] – https://www.thomsonreuters.com/en-us/posts/corporates/cta-unconstitutional-ruling/

 

Stay of Judgment in Arizona - Gottlieb Law
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What Is a Stay of Judgment, a Preliminary Injunction, and the Effects of a Judgment: Implications for Arizona Property Owners
What Is a Stay of Judgment, a Preliminary Injunction, and the Effects of a Judgment: Implications for Arizona Property Owners 2091 1394 Gottlieb Law
Gottlieb Law, PLC provides this article for information purposes only and nothing herein creates an attorney-client relationship. You should not take any actions in reliance on any of the information contained herein without consulting with qualified legal counsel first and reading this article is not a proper substitute for seeking legal advice of your specific situation.  Laws change over time and you should seek counsel to discuss any specific legal questions.

A stay of judgment, often pivotal during an appeal or trial court proceedings, suspends judicial action temporarily, granting both parties time to breathe and strategize. This legal maneuver’s implications ripple through various facets of property law, affecting eviction judgments, injunctions, and the execution of judgments. Given its significance, grasping what is a stay of judgment, its application, and its impact can empower property owners to safeguard their interests effectively.

What is a Stay of Judgment?

A stay of judgment is a court order that temporarily halts the enforcement or execution of a court’s judgment or decision. This legal mechanism is often sought by a party who intends to appeal the judgment, providing them with time to challenge the decision without facing immediate consequences, such as payment of damages or enforcement actions. The stay prevents the winning party from taking steps to collect on the judgment while the appeal is pending, thereby preserving the status quo until the higher court resolves the appeal. To obtain a stay of judgment, the requesting party typically needs to demonstrate that there is a substantial issue to be resolved on appeal and that they would suffer irreparable harm if the stay is not granted. A supersedeas bond likely will need to be posted as well.

Definition and Basics

A stay of judgment in the context of Arizona property law refers to a legal pause that halts the enforcement of a court judgment temporarily. This is crucial in scenarios where the judgment debtor seeks to appeal the decision or needs time to comply with the judgment’s terms. For example, according to Rule 62 of the Arizona Rules of Civil Procedure, the enforcement of a judgment is typically paused for 15 days following its entry. This provides a brief period during which affected parties can take necessary actions to secure a longer stay by posting a bond or other security.

Legal Implications

The legal implications of a stay of judgment are significant as they affect both the judgment creditor and the debtor. For instance, when real property is involved, a judgment establishes a lien on the debtor’s property in the county where it is recorded. This lien lasts for ten years unless the judgment is satisfied or discharged sooner. During a stay, any sale of homestead property subject to a judgment lien must first settle the homestead exemption and any superior liens before paying the judgment creditor. This ensures that the debtor’s primary residence is somewhat protected under state law, highlighting the balance between creditor rights and debtor protection.

What’s more, specific rules apply when the state or its agencies are judgment debtors. Monetary judgments against these entities are automatically stayed upon appeal, reflecting the state’s sovereign immunity and the public interest in preventing the immediate disruption of government functions. This automatic stay underscores the unique position of the state compared to private parties in legal disputes.

A Stay of Proceedings or Preliminary Injunction Is Also Commonly Sought in Real Estate Cases Before a Judgment is Entered

Litigation in real estate can be a complex and drawn-out process, often necessitating immediate action to prevent ongoing harm while awaiting trial. This section explores the critical reasons for requesting a stay in real estate cases of certain actions, even before a judgment is entered, focusing on the preservation of the status quo and the prevention of potential irreparable harm.

Potential Irreparable Harm

  • Immediate Relief Needs: During litigation, even before a judgment is entered, there may arise situations where one party could suffer irreversible damage as the case progresses slowly through the court system. Temporary restraining orders (TROs) and preliminary injunctions serve as legal mechanisms to halt the adverse actions of the opposing party, providing immediate relief and protection.  A common example where a TRO might be entered is where a trustee is about to carry out a wrongful trustee’s sale of real property.
  • Protection from Business Harm: A common scenario involves a competitor unlawfully acquiring and utilizing confidential and proprietary information to steal clients and establish a competing business. Without the imposition of a TRO or preliminary injunction, the offending business could continue its harmful activities, potentially leading to the victim’s business downfall or significant financial losses.
  • Assessment of Damage Beyond Monetary Compensation: The party seeking a TRO or preliminary injunction must demonstrate that the harm they face cannot be adequately compensated with monetary damages alone. Judges evaluate the likelihood of the alleged injuries occurring and whether the harm is truly irreparable.

Preserving the Status Quo

  • Notice and Duration: The issuance of a TRO or preliminary injunction requires notice to the adverse party, except under specific circumstances where immediate and irreparable injury is likely before the opposition can respond. Such orders are temporary, with TROs typically expiring after a set period unless extended by the court for good cause.
  • Judicial Considerations: In determining whether to issue these orders, courts evaluate various factors, such as the probability of success on the case’s merits, the balance of hardships, and public policy implications. The primary goal is to maintain the status quo until a more thorough examination of the case can be conducted.
  • Types of Injunctions in Arizona: Arizona recognizes four primary injunction types: temporary restraining orders, preliminary injunctions, permanent injunctions, and specific performance. Each serves to command or prevent specific actions.

Requesting a stay in real estate cases through TROs or preliminary injunctions is an essential legal strategy for property owners and business entities seeking to mitigate immediate and ongoing harm. These legal tools offer a lifeline, preserving the status quo and protecting against potential irreparable harm while the litigation process unfolds.

Process of Obtaining a Stay of Judgment in Arizona

In Arizona, securing a stay during legal proceedings involves a systematic approach, ensuring the rights and responsibilities of all parties are considered. This section outlines the essential steps and considerations for obtaining a stay, focusing on formal requests and the necessity of an appeal bond or undertaking.

Formal Request

The initial step in obtaining a stay involves filing a motion with the court. It is important to recognize that simply filing a motion to set aside the judgment does not by itself stop the execution of a judgment or writ of restitution or allow the tenant to stay in the rental unit. This motion is the groundwork for requesting the court’s consideration to pause the enforcement of a judgment, allowing for an appeal or further legal actions.

Appeal Bond or Undertaking

A critical component in the process of obtaining a stay, including in eviction proceedings, is the requirement of a supersedeas bond. This bond, filed with the trial court, serves as a financial guarantee that the tenant will cover the rent due, costs, and attorney fees from the date of judgment until the next rental period, in addition to monthly rent payments to the court during the appeal process. The bond amount fluctuates and is established based on particular criteria pertinent to the case. It’s important to note that this bond cannot be waived or deferred, underscoring its significance in the stay process.

Furthermore, in civil cases, Rule 62 of the Arizona Rules of Civil Procedure outlines the conditions under which execution on a judgment and proceedings to enforce it are generally stayed for 15 days post-judgment entry, unless a bond or other security is posted. This period allows parties to arrange for a longer stay by securing the necessary bond.

For monetary judgments against the State of Arizona or its entities, an automatic stay is applied upon appeal filing, reflecting the state’s unique legal standing. However, for non-monetary judgments, a stay is not automatic and may require court approval without necessitating a bond.

In summary, obtaining a stay in Arizona is a multi-step process that requires the filing of formal requests and, in most cases, the posting of a superseded bond. These measures ensure that all parties have a fair opportunity to appeal or contest judgments while maintaining the legal integrity of the process.

Impact on Property Owners

Understanding the impact of judgments on property owners, particularly in Arizona, requires a deep dive into both the direct effects and financial considerations that come into play. This section aims to elucidate these aspects, providing property owners with the insights they need to navigate the complexities of judgments and their effectiveness:

Direct Effects Regarding Homestead Property

  • Protection of Homestead Property: It is important to note that once a judgment is recorded, the legal framework in Arizona ensures that upon the sale of homestead property, the proceeds are subject to the judgment lien, but the proceeds are also subject to the homestead exemption for the protection of the debtor, which as of January 1, 2023, increased to $400,000, and is expected to continue to increase. This protection is pivotal, safeguarding a portion of the property owner’s assets against claims by judgment creditors.
  • Mechanisms for Lien Extinguishment: The process outlined for extinguishing a judgment lien on homestead property involves notification and potential objection by the judgment creditor. This process provides a clear pathway for property owners to potentially clear their property of liens, under certain conditions, thereby preserving their equity.
  • Refinancing Considerations: When refinancing homestead property, the judgment creditor must be paid in full from the refinancing proceeds before any distribution to the judgment debtor. This requirement underscores the importance of addressing outstanding liens and understanding their impact on refinancing options.

Financial Considerations

  • Impact on Property Transactions: The requirement to satisfy judgment liens from the sale proceeds of homestead property can significantly affect the net proceeds received by sellers. Property owners should be mindful of this possible financial consequence, particularly when planning to sell or transfer their property.
  • Tax Implications: The presence of judgment liens and the process of their satisfaction or release can have tax implications for property owners. For instance, the extinguishment of a lien might affect the calculation of capital gains or other tax liabilities associated with the sale or refinancing of the property.
  • Refinancing and Cash Proceeds: The stipulation that cash proceeds from refinancing must first be used to satisfy judgment liens before any disbursement to the property owner or others highlights the financial implications of existing liens on refinancing efforts. This can influence the availability of funds for property upgrades, debt consolidation, or other financial requirements.

The impact of stays of judgment and judgments in general on Arizona property owners spans both direct effects on property rights and transactions, as well as broader financial considerations related to liens, refinancing, and tax implications. Grasping these effects is essential for property owners to manage their assets efficiently and make informed choices when dealing with legal issues.

Protect Your Property Rights with Gottlieb Law

Whether you’re facing eviction, dealing with an injunction, or managing the execution of judgments, Gottlieb Law is here to help. Our team of attorneys understands the intricacies of a stay of judgment and the profound impact on property management and ownership rights.

At Gottlieb Law, we offer:

  • Legal Advice: Our knowledgeable attorneys provide clear and comprehensive guidance on the process of obtaining and managing stay of judgment.
  • Tailored Solutions: We develop customized strategies to meet your specific needs, whether you’re seeking to stay an eviction, appeal a judgment, or handle injunctions and liens.

Protect your assets and secure your property rights with the support of Gottlieb Law. Reach out to us now by calling 602-899-8188 or use our contact us page to schedule an initial consultation and discover how we can assist you in adeptly navigating stay of judgment and other legal aspects of real estate law in Arizona.

Gottlieb Law, PLC provides this article for information purposes only and nothing herein creates an attorney-client relationship. You should not take any actions in reliance on any of the information contained herein without consulting with qualified legal counsel first and reading this article is not a proper substitute for seeking legal advice of your specific situation.  Laws change over time and you should seek counsel to discuss any specific legal questions.

Frequently Asked Questions About the Appellate Process in Arizona - Gottlieb Law
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Frequently Asked Questions About the Appellate Process in Arizona
Frequently Asked Questions About the Appellate Process in Arizona 2352 1568 Gottlieb Law
Gottlieb Law, PLC provides this article for information purposes only and nothing herein creates an attorney-client relationship. You should not take any actions in reliance on any of the information contained herein without consulting with qualified legal counsel first and reading this article is not a proper substitute for seeking legal advice of your specific situation.  Laws change over time and you should seek counsel to discuss any specific legal questions.

Embarking on the journey of appealing a court decision in Arizona can feel like navigating a labyrinth, filled with legal intricacies and procedural nuances. Whether you’re challenging a decision that impacts your business, personal life, or real estate interests, understanding the appellate process is crucial to turning the tide in your favor. This guide is designed to demystify the steps, standards, and strategies involved in appealing a court ruling, providing you with the insights and tools needed to confidently step into the appellate arena. From the initial consideration of whether to file an appeal to the final steps of securing a favorable outcome, we’re here to illuminate the path forward. Join us as we explore the key facets of Arizona’s appellate process, offering guidance and best practices to empower your journey through the legal system.

Understanding the Legal Landscape

Seeking Relief From a Ruling You Disagree With at Lower Court Level

Navigating the aftermath of an erroneous court ruling can feel daunting. In Arizona, one of the primary avenues for seeking redress is the Rule 60 motion for relief from judgment. This powerful tool serves as a beacon of hope, offering a chance to correct a judgment based on grounds like clerical mistakes, fraud, misrepresentation, or other reasons warranting relief. What makes Rule 60 particularly compelling is its potential to alter the course of a case based on newly discovered evidence that could significantly impact the outcome.  Here are some of highlighted insights on Rule 60 motions:

  • Precision Correction: Courts are empowered to amend clerical errors or inaccuracies stemming from oversight in any legal document, order, or judgment. These corrections can be initiated by the court itself or upon request, ensuring all parties are notified. 
  • Routes to Redress: The judicial framework acknowledges multiple bases for providing relief from a conclusive judgment, decree, or legal action. These include mistakes, inadvertent errors, unforeseen surprises, excusable neglect, the emergence of new evidence previously unavailable, fraudulent actions by the opposing party, judgments that are void, and judgments that have been satisfied, released, or rendered obsolete. Relief can also be sought for any other compelling reason warranting reconsideration.
  • Motion Timing: Motions for relief under Rule 60(b) should be filed promptly, or within a stringent time frame, generally no later than six months from the final judgment or order. This deadline is firm, with limited exceptions for extension, underscoring the importance of prompt action.
  • Broad Judicial Discretion: The rule does not confine the court’s ability to grant relief through other means. Courts may consider independent actions for relief from a judgment, order, or proceeding, offer relief for defendants served by publication, and set aside judgments where fraud has been perpetrated on the court.
  • Adjustments for Reversed Foreign Judgments: In cases where a foreign judgment, issued by another state or country, is later reversed or vacated, the Arizona court that recognized the foreign judgment is required to annul its corresponding judgment, ensuring legal consistency and fairness.

Arizona Court of Appeals: Your Ally in Justice

The Arizona Court of Appeals stands as a sentinel in the state’s legal system, ensuring fairness and accuracy in the application of the law. As an intermediate appellate court, it reviews decisions from lower courts, serving as a critical check on the judicial process. The role of this court cannot be overstated—it’s where legal errors are scrutinized, and the principles of justice are upheld. By understanding the function and scope of the Arizona Court of Appeals, appellants can better navigate their journey through the appellate process, armed with insight into how their appeal will be evaluated.

The Right to Challenge: Disagreeing with a Trial Court’s Ruling

Dissenting with a trial court’s ruling is not only a right but a vital part of the legal process for those seeking justice. Initiating an appeal is a strategic move that requires a deep understanding of the law and a clear articulation of where the trial court may have erred. It’s crucial to grasp that an appeal is fundamentally different from a retrial; it’s about challenging how the law was applied or interpreted. The appellate court meticulously reviews the record from the trial court, looking for legal errors that might have influenced the decision. This process underscores the importance of a well-prepared appellate brief and a compelling oral argument, which together can clarify for the appellate court where the initial ruling may have erred.

Delving Deeper into the Appellate Process

Understanding the Standard of Review

At the heart of the appellate process lies the standard of review, a cornerstone principle that dictates the appellate court’s approach to examining the trial court’s decision. This standard is pivotal, as it determines the intensity and angle of scrutiny applied to the original ruling. The three principal standards—de novo, lack of sufficient evidence, and abuse of discretion—each offer a unique lens through which the appellate court views the case.

De Novo Standard of Appeal: A Fresh Perspective

The de novo standard represents the most thorough level of review, providing a clean slate for evaluation. Under this standard, the appellate court examines the issue anew, uninfluenced by the conclusions of the lower court. This fresh examination is particularly relevant in cases involving questions of law, where the appellate court possesses the ultimate authority to interpret statutes or legal principles. The de novo review underscores the appellate court’s critical role in ensuring legal questions are answered with the utmost accuracy and fairness.

Challenging a Jury Verdict

Challenging an Arizona jury verdict embodies the pursuit of justice, especially when legal errors or jury misconduct have marred the trial’s outcome. Submitting a motion for a new trial or a motion for judgment notwithstanding the verdict is a tactical move aimed at rectifying these mistakes. These remedies are reserved for exceptional situations where the verdict deviates significantly from the evidence presented or legal standards. Such motions at the lower court level underscore the checks and balances within the legal system, ensuring that verdicts are grounded in justice and factual correctness.  On appeal, parties may challenge a jury verdict and claim there was not evidence to support the jury verdict.

Addressing Overreach: Remedying Abuse of Discretion

Abuse of discretion arises when a trial court’s decision strays from established legal standards without a justified reason. This standard of review allows the appellate court to intervene when a trial court’s ruling appears arbitrary, capricious, or whimsically divergent from established legal principles. The ability to reverse a ruling on the grounds of abuse of discretion is a testament to the appellate system’s role in maintaining judicial integrity and adherence to the rule of law.

Navigating Financial Aspects of the Appellate Process

Strategically Delaying Payment of Judgments: The Stay of Enforcement

One pivotal strategy in managing the financial burdens of a judgment involves requesting a stay of enforcement. This legal maneuver halts the execution of a judgment, preserving the status quo while an appeal is pending. Obtaining a stay of enforcement is not automatic; it requires convincing the court that there are substantial reasons for the delay. Moreover, the court may require the posting of a bond or other security to protect the judgment creditor’s interests during the delay. Grasping the complexities of this procedure is crucial for individuals aiming to alleviate the direct financial consequences of a court ruling.

Identifying Solid Grounds for an Appeal: Beyond the Surface

The foundation of a successful appeal lies in identifying and articulately presenting the grounds for appeal. These grounds are not mere disagreements with the outcome of the trial but are based on specific legal errors that occurred during the proceedings. Common grounds for appeal include, but are not limited to, erroneous jury instructions that mislead the jury and don’t accurately state the law, the admission of evidence that should have been excluded due to legal rules, or a verdict that is not supported by the weight of the evidence presented. Each of these grounds requires a detailed analysis of the trial record and a deep understanding of legal principles to effectively argue that an error significantly impacted the trial’s outcome.

By meticulously preparing the appeal, highlighting these errors, and demonstrating how they prejudicially affected the trial’s fairness or outcome, appellants can persuasively argue for the reversal or modification of the judgment. This preparation includes compiling a comprehensive appellate brief that articulates these points clearly and compellingly, supported by legal precedents and statutory authority.

Winning an Appeal and Understanding Filing Protocols

Charting the Path to a Successful Appeal

Winning an appeal in an Arizona court is an art form that combines deep legal knowledge with strategic narrative construction. The appellate process is not about re-litigating the case but rather about identifying and articulating errors that had a material impact on the trial’s outcome. To sway the appellate court, an appellant must meticulously dissect the trial record, pinpointing specific instances where the trial court deviated from legal standards or committed other legal errors. This could involve demonstrating how the trial court misinterpreted the law, mishandled procedural aspects, or overlooked critical evidence.

The cornerstone of a successful appeal is a compelling appellate brief. This document is your primary tool for persuasion, allowing you to present a well-structured argument that highlights the trial’s errors and its influence on the verdict. Crafting an appellate brief requires not only an exhaustive understanding of the law but also the skill to present complex legal arguments in a clear, concise, and compelling manner. Supporting your arguments with relevant precedents and statutory texts can significantly enhance the persuasiveness of your brief.

Navigating the Filing Maze: A Step-by-Step Guide

Embarking on an appeal requires a nuanced understanding of the appellate process, a journey marked by specific, critical steps. Each phase is designed to construct a compelling case for review, guided by procedural precision and strategic legal insight.

  1. Initiating the Notice of Appeal: The journey through the appellate process begins with the filing of a notice of appeal. This indispensable document triggers the appellate review process and must be filed within a specific period after the trial court’s final judgment. The critical nature of this deadline highlights the importance of prompt action in initiating an appeal.
  2. Preparing the Record on Appeal: Subsequent to filing the notice, assembling the record on appeal is the next crucial step. This detailed collection, encompassing all pertinent trial documents, evidence, and transcripts, lays the groundwork for the appellate court’s evaluation of the case, providing essential context and background.
  3. Drafting the Appellate Brief: The cornerstone of the appellate filing procedure is the crafting and submission of the appellate brief. This document offers a platform to present your legal arguments to the appellate judges, spotlighting the judicial errors that justify a revision or overturning of the lower court’s verdict. Strict adherence to the appellate court’s procedural norms and presentation standards is critical, as deviations can detract from the appeal’s legitimacy.
  4. Oral Argument: This phase affords a direct interaction with the appellate judges, allowing for the real-time clarification of case details and the answering of judicial inquiries. While not a mandatory stage for every appeal, readiness to effectively communicate your points in a concise and convincing manner during oral arguments can significantly influence the outcome in your favor.

Successfully navigating these steps not only demands meticulous preparation but also a deep understanding of appellate law and procedure. With these phases thoughtfully executed, attorneys can effectively advocate for their clients, presenting a well-founded appeal that challenges the trial court’s decision, leading into the next phase of your legal strategy.

Guiding Your Appellate Journey with Skilled Legal Advocacy

The path through the appellate process in Arizona is paved with complexities and critical decisions that can significantly impact the outcome of your case. Understanding the nuances of appeals—from filing a notice to presenting a persuasive argument in your appellate brief—is essential for anyone looking to challenge a court’s decision. However, venturing into this territory doesn’t have to be an overwhelming journey. With the right guidance and expertise, the appellate process becomes a navigable path towards seeking justice.

At Gottlieb Law, our prowess extends beyond the confines of traditional legal arenas. While we continue to excel in real estate, business litigation, estate planning, and probate law, our experience in the appellate process likewise sets us apart. Our dedicated team of attorneys, paralegals, and legal assistants possesses a deep understanding of Arizona’s appellate system, ensuring that your appeal is crafted with precision, strategic insight, and the persuasive force needed to achieve a favorable outcome.

Experienced Legal Representation for Your Appeal

Whether your appeal stems from a real estate dispute, a business litigation matter, or any other legal challenge, Gottlieb Law stands ready to guide you through the intricacies of the appellate process. Our strategy is customized to address the distinct requirements of every client, blending detailed legal scrutiny with tactical planning to contest court rulings efficiently.

If you’re contemplating an appeal or seeking to understand your options in the wake of a court decision, let’s discuss how we can turn the tide in your favor. Our seasoned professionals are prepared to offer you the extensive assistance and representation required to traverse the appellate terrain in Arizona.

Schedule a Consultation Today

Don’t let the complexities of the appellate process deter you from seeking the justice you deserve. Contact Gottlieb Law for a consultation to explore how we can assist you in your appellate journey. Our seasoned attorneys are here to offer the strategic advice and representation needed to elevate your case. Contact us online or call us today at (602) 899-8188 to schedule an initial consultation.

Gottlieb Law, PLC provides this article for information purposes only and nothing herein creates an attorney-client relationship. You should not take any actions in reliance on any of the information contained herein without consulting with qualified legal counsel first and reading this article is not a proper substitute for seeking legal advice of your specific situation.  Laws change over time and you should seek counsel to discuss any specific legal questions.

 

 

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