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Tenancy Security Deposits Guide For Landlords
What is a tenancy deposit?
Landlords are entitled to request a deposit from tenants to cover any unforeseen costs that may occur, like damage to the property or rent arrears. The landlord can use the deposit these costs. However, it is important to note landlord's cannot claim compensation for any damages that constitute as 'wear & tear', for example carpets wearing away. Bear in mind, the longer the tenant, the more natural wear will occur.
Do I have to take a deposit from my tenants?
Nope, it is not a legal requirement. So if you don't take a deposit, the rest of the article won't apply to you. However, if you have an assured shorthold tenancy and take a deposit from a tenant, no matter how small, you are obligated by law to protect the deposit into a tenancy deposit scheme.
Re-protecting the tenancy deposit when a tenancy becomes periodic or renewed
If you have taken a deposit from a tenant and protected it, it may need to be re-protected if you continue the tenancy with the same tenants after the fixed-term, whether you are renewing the tenancy agreement with new contracts or allowing it to roll into a periodic tenancy.
In truth, the re-protection of the deposit is a bit of a grey area; there doesn't seem to be a definitive answer. Some people argue that the deposit needs to re-protected when the tenancy is renewed or becomes periodic, others disagree. The problem is the legislation isn't clear and there haven't been enough legal cases to test what's right/wrong, so it's currently open to interpretation. Either way, it is better to be safe than sorry.
My advise is to contact your scheme provider at the time of renewal and ask them whether or not you need to re-protect the deposit when the tenancy becomes periodic or gets renewed, and then go by their recommendation.
How much deposit should/can I take?
Typically, most landlord's ask for a deposit amounting to 1 months rent. For example, if you're charging £600pcm, then the deposit is also £600. However, many landlords also ask for 6 weeks worth of rent- that's especially common when the property is furnished, or the tenant has a pet.
Property inventory/schedule of condition
It is always important to prepare a thorough property inventory whether you take a deposit or not. An inventory is a report which records the condition of the property/items before a tenant moves in and just before a tenant leaves, so it can be made clear what damages, if any, need to be paid for out of the deposit.
Both landlord and tenant should prepare the inventory together, so the condition of the property and all items are agreed upon. Here is a more detailed article on how to prepare a property inventory.
What is a Tenancy Deposit Scheme?
If any landlord has an assured shorthold tenancy in England and Wales and receives a deposit from their tenant, they are obligated to protect it into 1 of 3 Government-backed tenancy deposit schemes:
It is ALWAYS the landlord's responsibility to ensure the deposit is protected, even if you use a letting agent.
Why was the Tenancy Deposit Scheme introduced?
Tenancy Deposit Protection (TDP) was introduced by the Housing Act 2004 as part of a package of measures to raise standards in the private rented sector. The legislation ensures that deposits are fairly handled; so if the tenant meets the terms of the tenancy agreement, the entire amount is returned. It also allows landlords to fairly use the deposit to cover any damages or loss of rent caused by the tenant. If any disputes occur, a dispute resolution service will aim to resolve them quickly.
Who does it apply to?
The scheme applies to EVERY landlord and letting agent in England and Wales where a deposit has been taken from a tenant under an Assured Shorthold Tenancy Agreement (AST), after the introduction date, 6th April 2007.
Landlords don't have to use a tenancy deposit protection scheme for deposits paid before 6 April 2007, unless you renewed your tenancy after this date.
How does it work?
There are two types of tenancy deposit protection scheme available for landlords and letting agents, insurance-based schemes and custodial schemes.
Insurance-based schemes
The tenant pays the deposit to the landlord and then the landlord retains the deposit and pays a premium to the insurer.
custodial schemes
The tenant pays the deposit to the landlord or agent and then they pay the deposit into the scheme. This option is most commonly used by landlords.
Once the deposit is protected
The deposit must be protected with in 30 days of receiving the deposit (this may not necessarily be the same date as when the tenancy starts), the tenant must also be served prescribed information within 30 days, which includes:
- Address of the rented property
- The amount taken for the deposit
- Which deposit scheme was used to protect the deposit
- The contact details of the tenancy deposit scheme used and its dispute resolution deposit
- The name and contact details of any third party that's paid the deposit e.g. Letting Agent
- How to apply to get the deposit back
- What to do if there is a dispute over the deposit
Serving the prescribed information is NOT merely a procedure, it is a legal requirement. Securing the tenancy alone is not enough. It has also been advised by a Solicitor to get tenants to sign a document to confirm that they have actually received the information.
Here is a more detailed article on what to do after you have secured your tenants deposit & prescribed information.
Please note, the prescribed information should be RESERVED if the tenancy is renewed or if it becomes a periodic tenancy, as there is a RISK that a Court might find that you have not complied with the legislation. In addition you MAY find that you are subject to a financial penalty for not being reserved the Prescribed Information.
After the tenancy / disputes
If an agreement is reached about how the deposit should be returned, the scheme will return the deposit, divided in the way agreed by both parties. If there is a dispute, the scheme will hold the deposit until the dispute resolution service or courts decide what is fair.
It is important to notify the deposit scheme immediately if there are any disputes. This is where the property inventory will become extremely useful, and that's why it is always important to prepare one.
Is securing the deposit into a tenancy deposit scheme necessary?
As long as the following is true, then yes, the deposit must legally be secured into a tenancy deposit scheme:
- The tenancy is an assured shorthold tenancy
- The agreement was formed on or after the 6th of April 2007
- A deposit is paid
What if I don't protect the deposit?
Protecting tenancy deposits is a legal requirement. Failing to protect the deposit and/or serving all the prescribed information to the tenant (as listed in the "Once the deposit is protected" section) with in 30 days of the landlord/agent receiving it can have the following consequences:
- The tenant can claim the penalty of three times the deposit amount AND the return of the deposit
- Section 215 of the Housing Act (The Localism Act) states that a valid Section 21 notice cannot be served if the deposit is not protected, unless the deposit has been returned to the tenant in full or with such deductions as are agreed between the landlord and tenant, or an application to a county court has been made under section 214(1) and has been determined by the court, withdrawn or settled by agreement between the parties.
- The tenant will have a defence to any claim made by the landlord for rent arrears – as they can ask the court to offset their penalty award against the rent arrears
Does the tenancy deposit scheme cost anything?
It depends which scheme you use. The following schemes have premium rates:
- Tenancy Deposit Solutions Ltd(TDSL) – www.mydeposits.co.uk
- The tenancy Deposit Scheme (TDS) – www.td.gb.com
However, here's a Free Deposit Protection Service.
Here's an in-depth overview Tenancy Deposit Protection Scheme (in pdf format) by the government.
Tenancy Deposit Scheme Legislation
Section 184 of the Localism Act 2011 covers the Tenancy Deposit Scheme Legislation, which can be read here.
Minimize conflict
When a new tenant moves into a property, it's always a good idea to draw up an inventory form. An inventory is a detailed list of the contents and condition of the property and any items provided with it, such as furniture or equipment. Having an inventory can help resolve disputes at the end of a tenancy about whether any damage has been caused, or if any items are missing.
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156 Comments- join the conversation...
Hi, my girlfriend has been a tenant with the same private landlord for some 12 years, she can't remember how much deposit that was payed, and has moved to another property owned by the same landlord, she has massive issues in terms of gas safety, she has had no gas safe check for some 8 years, after a gas safe registered engineer condemned all gas appliances, the landlord served a notice of possession order, some two days after. Where does she stand in terms of her deposit? Could you help!
Hello Stickle,
The principle is simple. Assuming she's not behind with the rent and has caused no damage to the property then she is entitled toa full refund.
The time she moved to a new property is the time the most recent tenancy started, even if the deposit was "rolled over" from the orignial tenancy.
Depending upon how recent thsi is, the landlord was under a legal obligation to lodge the deposit money in an approved way.
If you could tell us when she moved into her latest house, that would be helpful.
PLEASE HELP!!! I have my deposit in the deposit protection scheme and vacate my property tomorrow. I called my estate agent in regards to getting my deposit back and they said I must call the deposit protection people and give my PIN number and so on... I have had my PIN number up until literally the other day and now I need it I can not find it. What do I do now??! Please someone help me I'm so stressed by the thought I may loose my deposit and I'm 8 months pregnant. I hope there is a way and I'm worrying for nothing.... Please email me email@example.com
Thanks in advance
Hello Kerry,
Ring the customer services / help desk of the deposit protection scheme you are in (details in your tenancy agreement).
They can reset your PIN for you. Don't worry, it's very easy and lots of people lose their pin and get their deposits back.
My partner and I viewed a property which had damage to the bedroom window thus resulting in it being left open a jar. We were assured the window would be fixed. We were in the property for 6 months, we complained about this along with many other issues with the very dated, neglecterd property. Nothing was done about the window. Because we were on the ground floor i feared our safety, so took it upon myself to get a social worker out who got a contractor to make sure the window was at the very least secure. We notified our estate agents of this. Nothing was done. The same man that viewed us the property came to do the inspection, i pointed out every issue with the property including the wardrobe doors that the landlord 'promised' the estate agent he would re attach. Including the puddles of water on the windowsill caused by this broken window, and the mould that had started growing on the bedroom wall. Long story short i took every action i could to maintain that property. Waking up at 4:30am so i could scrub the window sills down before i went to work due to this being left for 1 day without being cleaned would start to go black.
After 6 months of living like this the last 2 weeks before we were due to move out i refused to clean any more mold as i had already been ill with a nasty cough which i am convinced is caused by the damp and mold due to the broken window. So i left it. And it was vile the mold grew at an astonishing rate, i have got photographs of all of it. And intend to take this m,atter as far as i can because i feel like the landlord and estate agents neglected the property and my partner and I.
Our lights stopped working. We notified the estate agents of this. We were left with no lights for 2 weeks. Action was only took when i went to the estate agents personally and cried my eyes out and refused to leave until this matter was resolved as a matter of urgency. They [unbeknownst] to the landlord got a man to ring me to see if he could instruct me on how to fix our electrical problem over the phone. (baring in mind i am a 21 year old beauty therapist who knows nothing about electrics) after i failed to understand what he wanted me to do, he then had to come out the next day,It took him an hour to fix the problem, he blue 2 fuses in the process and had to take off the light switches to rewire them properly as it wasn't done correct. He even had to go to a hardware store to get the correct fuse as the fuse box was so dated.
I feel like we have been treat unfairly, inhumanely and i feel as though i have been taken advantage of due to my age and their judgemental and condescending ways. Please can you advise me on my rights and anything and everything i should know about this kind of thing. I fear that my deposit will not be refunded. And they have already given a 'bad' reference to my new estate agents.
Please if someone could get back to me at their earliest convenience i would really appreciate it.
Thank you for your time,
If Anyone who has any advise on any of these matters, I encourage please to email me - email@example.com
Any and all help is much appreciated.
Thank you
Hi All,
I am a Landlord and I have used DPS for the deposit.
We agrred with tenants, due to damages to the property that we needed to keep part of the deposit. They agreed and we inform DPS to pay the difference to the tenants. Istead they paid the entire amount to them... I have contacted the DPs and they stupidly advised to contact my bank to sort it out...Do you have please any suggestion?
Hello Simone Tivegn
Approach the customer care team at DPS. Explain that they are duty bound to provide you the amount of monty they agreed to send. They, not you, have to arrange the recovery of their accidental overpayment to your tenant.
Hi all, I'm new Landlord, do I have to use Tenancy Deposit Scheme, or can I just keep the money in my account and then pay it back when contract is finished?
Hello ikpaha,
Sorry if this advice seems unkind but...
If you can read the article at the top and still ask this question, then quit land-lording now.
Landlording is not just about owning a house and making it nice enough for someone else to want to live there.
There is a huge amount of legislation which applies to landlords. But because the market is unregulated, it is up to you to find to out. But if you don't, and something goes wrong, then ignorance of that law will be no help to you.
Sorry this is a long post.
We have a tenant who has been fine for the past two years but is now causing us a massive headache.
Over a year ago I was in conversation with the tenant on the phone regarding maintance issues and he happened to mention to me that the letting agent that we had arranged the tenancy had gone into liquidation. he followed this up with, 'and I don't think the letting agent even put my deposit into their deposit protection scheme'. So the letting agent had run off with his £700 deposit.
We agreed this was an unfortunate situation, but my tenant didn't seem to be too bothered and as he was a good tenant and foolishly, nor did I.
Fast forward to February 2013. Tenant pays his rent late one month and then skips a payment the next. By investigating our rights as landlords to evict, it became apparent to me that it was the landlords responsibility in law to make sure the deposit was protected even though both the tenant and I agreed we would use the letting agent's scheme and I had no idea for over a year that the deposit was not protected. And in order to issue a section 21 notice I had to put my own money in a deposit protection scheme for him.
So, in what I thought was a reasonably polite conversation, I reminded the tenant he had paid his rent late and the following month not paid at all and this was not acceptable. I also said that after 2 years we needed to increase his rent to current market rate. At the same time I would issue him with a new tenancy agreement (the old one from the letting agent had never arrived and would have ended anyway) and to protect us both I would put money into a deposit protection scheme on his behalf.
The next thing I know he's issued me with a court summons to claim the full deposit and compensation of 3 times the deposit - plus interest! In a further e-mail exchange he admitted he'd known all along the protection of the deposit was the landlord's problem and that the law had changed in April 2012 so that he could claim compensation if the deposit was not protected. He just chose not to tell us.
Our solicitor says that the small claims court are very likely to find in the tenants favour, especially that technically although unwittingly we have broken the law.
Does anone know of any cases where the circumstances are so unusual and the tenant so devious, that the court has found in the landlords favour?
Clutching at straws here, it's going to cost me personally upward of £2,800 if we accept his claim and more if we go to court and he wins. The galling thing is his rent doesn't even cover the mortgage and his flat is in negative equity....
Firstly, if this gets to court you need to drop the landlord victim/devious tenant thing. It is not up to your tenant to instruct you on your legal responsibilities.
Change it to 'I've f****d up and have done everything possible to rectify the situation'.
Check your insurance policies to see if you have legal cover.
Check here to see if the deposit was protected (you never know), play around with the dates as it is quite sensitive;
I don't think your section 21 is valid. You should return his deposit (less any agreed deductions) and then serve a section 21- assuming you want to end the tenancy. Also consider using the section 8 procedure.
The compensation is from 1 to 3 times the deposit, there is no interest chargeable. The amount awarded is up to the court to decide but they are more likely to go for the lower end of the scale if you have returned the deposit and acted reasonably. You also face significant legal costs, so you are better off negotiating.
Run everything past your solicitor first.
"Our solicitor says that the small claims court are very likely to find in the tenants favour"
I don't think it goes through small claims, I think it goes through multi track. Research into it online then ask your solicitor.
I've been renting our current property since march 2006 from an agent who was managing it on behalf on my landlord, in 2011 the agency went into liquidation taking my deposit with them, didn't realise it wasn't protected! My LL took over and signed a new tenancy for a year, also on the day of signing also issue a S21 as the tenancy was only for 12 months, he has since applied to the courts for an accelerated possession order, but received a letter today saying "claim struck out" reason being: "on the face of the claim the claimant( my landlord) states there is no deposit protection in place and accordingly cannot rely on a S21 notice"
What steps would my LL be likely to be considering now? Is there a different notice he can serve? If he returned my deposit in full, could he then reapply to the courts for an apo?
Can anyone help, as we have young children and the council have refused to assist us on the rent deposit programme as we can not raise the funds to secure new accommodation! I need to know where we stand!
My son is still waiting for his deposit. He paid regular rent, left place tidy. Left in June with 9 other housemates ( HMO) Landlord has given deposits back to 4 of them who have rented another prop with him, but the other 6 have received Nil. All bills paid and proofed. Agent keeps saying landlord on holiday or sick. What can he do? Also, for one month they took out the smoke detector in his bedroom to fix. He told them and they had forgotten about it, eventually brought it back. At that time there was a gas leak. Is landlord legally responsible for not providing a safe environment for my son? He had the top room in the house. Luckily gas leak was realised and fixed but it could have been tragic. Landlord refused to make good the inflated gas bill- an extra £700! what grounds do we have for court action on a/ deposit, b/ no smoke alarm and c/ that gas leak? Sorry lots here!
My landlady has not protected my deposit, my contract ran out 4 months ago. There was no inventory when I moved in and there is damage to the flat that was here when I moved in. I have kept the flat clean and no more damage. I have given the landlady 3 months notice, I have bought a flat. I am concerned that she will not give me back my deposit. If I don't pay the last months rent as it is the same amount as the deposit can she take me to court? Thanks for any advice.
My son saw a flat for rent on an agent's website. Son phoned agent who said that he could secure flat by paying £450 holding deposit. When son went to view flat it was different one in same building. I paid deposit for him and agents will not return it even though they admitted to my son that the flat on the website was not the same one. What can 8 do.
Please can someone help me concerning tenant deposits. I am a landlord and rented my property last August. Apparently a deposit was made to the letting agent of £900. Within the 30 day period of the Agent having to deposit this sum in the DPS they went bust and I have subsequently not received rent and found out the deposit in the DPS was never made. I am aware that I am liable for this (although I think this is grossly unfair on landlords)but before from my pocket I make this deposit can I legally ask the tenant for proof (bank statements) that this deposit was made initially. My only doubt is that the tenants were friends of the letting agents. Any advice that can be provided would be much appreciated
Hi, I was wondering if you can advise me, the tenant that resides in my property is a mutual friend. It was agreed that he would do some repairs around the house should I give him my property for six months. The problem I have is in the contract it says a £1000 is required on the day of signing, however on the day of signing my tenant didn't have the funds for a deposit, and due to me trusting him I didn't feel the deposit was nescessary. However in November my tenant was raided by the police for growing cannabis, and for the last 3 month refuses to pay me any rent. I have served him a section 8. This tenant is a scum bag and Im worried he may say he gave me a deposit when he didn't and I will have to reward him up to 3 times the amount of money. Can anyone advise me on what I can do to prevent this.
I have moved in to this rental apartment 1 week ago.
I have paid the deposit, 6 weeks advance rent, signed the agreement and I am about to authorize my agent to transfer the deposit to DPS.
We had an inventory clerk who did all the evaluation and I have 9 days left to update and submit this report. Not to mention there are a lot of minor issues in the apartment except for one.
1. The bathroom windows are not completely closing and locking. We are on 2nd floor so the chances of theft is negligible, however, I am not able to turn on the heating system in the bathroom which is getting quite uncomfortable, especially in the cold weather.
My landlord made a half ass attempt to resolve the problem and then refused to help solve this issue.
2. Also, she has kept some broken stuff (chair, clothes drying rack, etc.)in the apartment which is of no use to me and is occupying space, however, she is not authorizing me to either throw it nor is she coming to check the condition of the broken stuff.
3. A couple of wooden skirts have come off the wall. She refused to fix those too.
Since last 1 week we are going back and forth on these issues and finally she said that she cannot help me any further.
I am going to add these problems in the inventory report, however, it would be great if my landlord resolves them.
I want to know:
1. What my rights are as a tenant. Is the window not locking a hazard as claimed here?
2. I have signed a 1 yr contract with 6 months break clause. Which means I have to provide 2 months notice after 4 months. Can I leave sooner than 6 months without penalty?
Stefanos Metsi is a big scammer (Aspire Agency)southgate London, be-careful when you are dealing with him. He has made a runner with my tenant deposit and two months rents. He is a big liar, He is not someone to be trusted with any business.Sami
I am hoping to find some advice on how to deal with a situation I have.
We rented our house to to a couple who stayed in it for 13 months. The initial contract was for 6 months and they paid the rent upfront. A deposit was taken which was passed to our estate agent who has kept it in a deposit scheme.
After the 6 months they extended their contract and the. Forgot to pay rent. After a reminder they paid a months rent and then forgot again. 4 months later after we contacted them they paid up. However they did not pay the last months rent ( they overstayed top).
We contacted them by email and they did not reply. But when we wrote to the agents asking for the deposit .... The agents contacted them ...this was their reply
Can you forward a reconciliation of account to show that the monies are owed to the Landlord.
Can you also confirm how the deposit is held by you. Thanks."
Now ... We did not have a contract with the agents for rent collection. They were meant to pay direct to us ....however , the initial 6 months rent came through our agent and when the contract was extended the first months rent again came via the agent .....as did the last 4 months rent that came late. I did not penalise them for the late payments.
Now when I contact the agents ...they ask me for proof that the tenants did not pay..... How does a LL show such a prooF especially as the tenants did not set up a standing order despite telling in an email that that was their intention. I have all email communication of their previous failed rental payments etc.
Any advice on how I should proceed will be greatly appreciated as the agents are not willing to release the deposit to cover rent. They vacated in August last year !
Thanks in advance.
I rented my house out for two years and now need it back at the end of the 6 month contract. I sent out a section 21 via our agents 2.5 months in advance. The tenants are refusing to move. They said that because they asked to be let off the last two months rent because they found somewhere immediately and we said no, they now won't move out. We will have to apply to the court etc but my question is can their deposit be kept for my court costs/letters etc?
I was wondering if anyone could answer a question for me? Im living under an AST. My deposit has not been secured for over a year and half of my stay, nor any other tenant living here. I have two months left on my agreement and would like to end it early due the HMO being in disgusting condition and other tenants that use illegal drugs and smoke through-out the house. I asked if I could leave early but advised me i would have to pay the final months rent (Which the LL is right to do so). Would I be able to use the lack of DPS as leverage to agree a surrender of agreement?
Hi I have recently left a private rented property. My bond has never been protected according to dps as it shows in my tenancy agreement it should have gone there. Landlord has said he is keeping my bond and is charging £1500 app. On replacing carpets and redecorating, and we lived here for 4 years with 2 children. Everytime I mention that I need info on my deposit he avoids the question. Also we haven't had a gas safety check in 3 years, problems with heating and hot water, and damp problems where I moved a child into our bedroom as it got really bad. Do we have to pay for repairs as he never protected our bond and failed on keeping boiler safe as we have hse to back that up?
Can a landlord make a claim to a deposit even after he has sold
the property and the tenant had left?
Sorry I forgot to mention he has no proof of any work carried out or replaced!! No receipts etc..nothing
Yes, he can (depending on circumstances).
He doesn't need proof of the work, he doesn't even need to carry it out.
He just needs to be able to prove the damage was caused by you and is more than reasonable wear and tear. Whether he decides to carry out the work or not is his business.
We have a bit of a dilemma. We moved out of a property in February this year having paid all our rent up to date. The landlord after claimed that there was damage to the property even though we have disputed this. He failed to return our deposit and also as we found out later he failed to protect this with a government backed scheme.
As a result of this we wrote to him several times with no response and subsequently began court proceedings against him.
This cost us £280 using a part 8 claim where we asked for the deposit to be returned and for the court to award compensation of 3 times the deposit. The landlord missed the deadline to reply to the court and a court notice was issued last week. The notice gave the landlord until 4pm on 16th June to provide a full explanation and defence.
When I went to our bank this morning he had returned the deposit into our account. 4 months late!!
Is it worth us still pursuing the claim for compensation and costs? Would the court still find the claim in our favour and would we be likely to be awarded some compensation even if not 3 times the deposit we were hoping for.
Any advice or recent experience of a similar problem would be greatly welcomed.
we moved to a house through agents, since we were new to uk, the agents hadnt informed us about inventory. At the time of renting they told they will replace the carpet which was in a worst condition, but they didnt. Since it was my delivery time i was busy in that. So we hadnt asked about carpet replacement to agency. We cleaned it by ourself and started to live in the property. Our LL sold the property to someone. The agency deposited our deposit amount after six months only.
My worry is we damaged the carpet by hot iron in two places. we repaired it by ourself. But it is slightly visible. Will the new landlord deduct the amount for the damaged carpet? How much amount they will deduct? will they ask me to replace the carpet?
I do not have contact details of the owner.
Due to the bugs in the carpet my daughter is suffering from rashes. I called the agents and asked them to replace the carpet. They told me that they will get permission from the new landlord and then only they can proceed. We are in a dilemma whether to move out or to continue to stay here, Since we are having 3 yr visa. We have paid agency £400 as agency fees. And paid £1000 as deposit. It is really a huge amount for us. Please reply me asap.
If the deposit wasn't protected until after 6 months, they can't claim anything from it. (Assuming you moved in less than 3 years ago as per your visa)
If you weren't informed of the inventory and haven't signed one, they also can't claim anything from it.
If you have signed an inventory and they have protected the deposit correctly and the carpet is visibly damaged, then they can claim from the deposit.
But only after taking the age of it into consideration.
For example, new carpet costs £400, carpet is 4 years old, lifespan of a carpet (maybe) 8 years old. Therefore maximum claim from deposit is £200.
This is a tricky one.
I have 7 students who have gone to a solicitor 5 months after their tenancy ended. There was quite a mess and some damage after they left and we had (quite friendly) discussions by email on what was a fair deposit reimbursement. I protected they`re deposit with `My Deposits`. They are saying I did not inform them that the deposit was protected and this is why they did not persue their deposit reimbersement through the My Deposits chanels within the statutory 3 months following the end of tenancy. This is not true. I left the certificate at the house at the start of the tenancy although I did not get it signed (Won`t make that mistake again!). Can anyone tell me which way the judge would likely decide if this did go to court.
As I say- a tricky one.
Looks like they are just trying it on but rules are rules.
If it was just about proving you had given them the prescribed information or not, I would say it would come down to who is the most credible person in the circumstances.
However, you have said 'the certificate' and 'get it signed'. The prescribed information is not just one piece of paper, it is several sheets. By saying it like that, it sounds like you haven't given them the correct information and are at fault.
Worth checking thoroughly through your tenancy agreement, as it might cover it in there (but I doubt it).
Thanks for your thoughts Benji. Guess it comes down to wether or not to use a solicitor to fight the case. Could prove costly. Or just put it down to experience. If only I had an idea what the judge would award them if anything. How long is a piece of string?!!!
"How long is a piece of string?!!!"
From what you've said, it sounds like you haven't given your tenants the prescribed information.
Therefore the string could be as long as the return of the full deposit + 3 times the deposit as penalty + legal costs.
As these Judges decided-
We rented a house in London for 2 years, we moved out May 16th but the landlord refused to release our deposit ,.We asked many times to the real estate agent what exactly were the complaints (the landlord kept on changing his mind )and the repairs costs he was claiming without any answer. We received june 17th a quote for the costs of repairs we are disputing all of them.
1) how many days does the landlord have to make a claim againsts his tenants and forward usefull information e.g: quotes? If there is a frame time, is it binding?
2) He is claiming for a mirror he paid for, fixed by the real estate agent when we moved in the house( one of the bathroom did not have any mirror) . When we ask for the invoice in order to foward it to My Deposit, the estate agent says that the invoice does not have the details of this mirror because this invoice includes various odd jobs done at the time and only shows a global amount.They declined our request to mail to us this invoice. Can a landlord ask the tenants to pay for something he agreed upon ( paid by him and fixed under his command)?
3) He charges us 40 pounds to change 2 hallogen bulbs ( Those hallogen bulbs are for sale at 0.49 £ on internet).Can a landlord charge his tenants such huge amount without being penalised?
4) How does my desposit rule this kind of demand( surcharge cost for repairs, landlord not respecting delays to provide details on deposit...
Many thanks for your help.
I have put forward to take my landlord to a small claims court regarding not protecting my bond, failed repairs etc, and now 3 months after leaving the property he has threatened me in a letter stating if I do not drop everything against him he will sue me for £5,000. He has really brought the outside of it looking nice and moved the bathroom into a smaller room. He has yet to provide any receipts still, and our solicitor says the best way is for us to file the claim. Any input on this I would be extremely grateful but we believe he is just blackmailing us
I previously posted on 19th may regarding this situation too :(
I moved into my property in October 2011. I have tried to get my deposit back without success. I have contacted the main deposit schemes and enquired if my deposit has been protected with any of them, it hasn't. I have taken steps to get it back via the small claims court, moneyclaim online website. He is saying that he didn't put it in because I paid the deposit over several months. I didn't and have a signed receipt, stating I paid it in full on the day of moving in. He is also stating that he is keeping it, due to the state of the carpets. The ceiling collapsed onto the floor, due to his poor maintenance and ruined the carpet. I have video evidence of this. But he is still adamant that he does not have to pay my deposit back. Can anyone help or give me guidance please?
**Forgot to say I moved out in May 2014 and consistently asked the landlord if my deposit was protected, he told me it was.
Hi Benji
I decided to seek legal advice as I had been told so much conflicting information from various sources. I was told that my former landlord needed to provide proof of any work carried out, repaired or replaced items etc with receipts in order to show what he is claiming for.
I have sent my former landlord a letter asking for this information and also there is £100 missing from the deposit that wasn't put into the deposit scheme and unaccounted for. Fortunately I have the original receipt for this which I have also sent to my former landlord asking for an explanation.
My question is how would he be able to prove I caused this damage? Bear in mind he did not conduct a check in or check out when my ex left (initial tenancy was in my ex's name) and a new inventory was not completed when the tenancy was put into my name when my ex left.
Also my former landlord did not carry out a check out process. I've been told he should have advised me he was going to carry one out and let me know when so that I could attend. Also it would have had to have been carried out by an impartial accessor.
I also read that a gentle reminder to tenants to remind them what should be done before leaving the property (cutting the grass, weeding, cleaning oven etc) in writing could avoid this kind of situation.
We have damaged the carpet and informed it to the agency they asked us to replace the carpet. But I decided to repair it as it costs less. The carpet repairer told that the carpet has ended its life instead of repairing it you can replace it. (He thought that we are the landlord). I have already posted it and got reply
If the deposit wasn't protected until after 6 months, they can't claim anything from it. (Assuming you moved in less than 3 years ago as per your visa)
If you weren't informed of the inventory and haven't signed one, they also can't claim anything from it.
If you have signed an inventory and they have protected the deposit correctly and the carpet is visibly damaged, then they can claim from the deposit.
But only after taking the age of it into consideration.
For example, new carpet costs £400, carpet is 4 years old, lifespan of a carpet (maybe) 8 years old. Therefore maximum claim from deposit is £200.
Now my question is do I need to change the carpet which ended its life or how much amount do I need to pay for the damage of the carpet.
And also all the white goods are old only. I am having the following problems.
In the cooker the Ignitor has stopped working.
today washing machine stopped working. Do i need to pay for every thing.
The letting agents hadnt shown any photos of inventory.
But in the agreement they stated that we had signed in the inventory. But we hadnt. Also the owner sold the house. The new owner never visited the house till now. We also had some plumbing problem in our house. The plumber sent by estate agents told us that the entire sink unit needs to be replaced. But the new owner refused to do. And finally the repaired the sink.
Thank you
I moved into a property in 2011 with my wife - it was our first property together and the agent told me they would repaint the property before we moved in as the previous tenants had been friends of ours.
We moved in and not only had they not repainted, the place with filthy. I sent the letting company an email telling them I considered the property of student quality not professional and would be deducting 50 pound a week from the rent until the issues were sorted. Within two weeks it was repainted. And saved myself 100 quid.
Maybe that helps some of you who have issues with maintenance
Alternatively i know of someone who have had the work done professionally and with held the rent to cover the work. I dont know where this stands you legally but no-one dared threaten me with court.
Please could someone give me some advice? My son in law has just left his apartment, there was a stain on the lounge carpet which we have tried to steam clean but there is still a slight visible mark. The landlord/ letting agent have today told him the carpet has to be replaced, and as it has a sliding door into the bedroom that carpet has to be replaced as well. He has quoted him £875 which seems absolutely ludicrous. The room is really small, he has only been there 1 year, and it seems totally unreasonable. The carpet is only synthetic and basic beige like seen in many apartment lets. Could someone tell me what we can do to get the correct advice and what costs he is liable for? Many thanks Emm
What are my options if the cost of repairing dmage caused to the flat by tenants is higher then the deposit held by the DPS. The DPS will only deal with any dispute that is lower than the deposit held.
Claim through the DPS and/or court.
Please does anyone know if a deposit from a lodger is placed in a tenancy deposit scheme will the scheme accept the deposit and if so how will the scheme treat it ?
I have had my property occupied with tenants for just over a year. I have an AST with them but did not know I had to put their deposit in a deposit scheme. I would like to serve them with a section 21 but have now been asked for a deposit certificate.
Can I still put their deposit in to one? I'm worried they won't leave and take me to court.
Please leave a comment...
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Tips from Safelite®:
In our business complex we have a fabric store, Espresso Café, nail salon and Walmart across the street. We have cable TV, coffee and a soda machine here.Safelite® Wasilla, AK
Safelite® AutoGlass is a name you can trust so when you need a windshield replacement or repair, come straight to our local service center in Wasilla, Alaska. We offer a comprehensive auto glass service you can rely on. Do you have other glass damage? Safelite® can also quickly replace your side glass, vent glass or rear windshield via in-shop or mobile service.
When you need a durable windshield repair or replacement in Wasilla, Alaska, pick Safelite® AutoGlass
For effective solutions to auto glass damage in Wasilla, Alaska, look no further than Safelite® AutoGlass. The skilled technicians at our service center on South Seward Highway can help you with all your auto glass needs. Choose Safelite® for your windshield repair and you'll get a fast and effective service together with the security of knowing that you're covered by our national warranty. We can also provide a full windshield replacement if the glass is damaged beyond repair.
Where can you find Safelite®?
We are right across the street from Walmart in the brown strip mall. We are the last shop on the end.

subset: commoncrawl


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Results 1 to 4 of 4
Thread: Delta has bought McKensie
Threaded View
- Join Date
- Jun 2004
- Location
- Cleveland,NC
- Posts
- 183
Delta has bought McKensie
Delta Industries bought McKensie Targets.
Word is that McKensie's target manufacturing plant near Salisbury, NC will be closed. And Delta Industries will make the targets elsewhere.
It will be interesting to see what evolves from this acquisition.
Here is the link to McKensie TargetsLast edited by Pinky; 01-01-2006 at 08:45 PM.
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All-Car Specialist, Inc.
330 South Del Mar, San Gabriel, CA 91776 Map & directions
Call Now: (626) 768-9074
About All-Car Specialist, Inc.
RepairPal's Comprehensive Evaluation
Assessment Summary
All Car Specialists was established in 1979 by Paul Brow. This RepairPal Certified shop has made the investment in the automotive tools and computer diagnostic equipment that is required to handle most any problem that rolls in their door, from complex programing issues to simple check engine light diagnosis to wheel alignment and tire replacement and more. Paul has invested in the tools, the ongoing training, an experienced & ASE Certified staff, and the facilities it takes to make sure you and your vehicle are treated in a professional manner. They offer a 24-month / 24,000-mile warranty to back up their expertise. For your convenience they offer shuttle service, rental cars, early bird drop off, and a clean comfortable, child friendly waiting area with wireless Internet.
Message from the Shop
State of California smog, brake, and lamp inspection station. AAA approved for over 25 years.
Auto Makes We Service
Quality Affiliations |
AC/Heating | Alignment | Check Engine Light | Classic Car Repair/Restoration |
Diagnosis | Hybrid/Electric | Muffler & Exhaust | Oil Change & Lube |
Scheduled Maintenance | Service & Repair | Smog/Emissions Testing | Timing Belts |
Tire Sales/Repair | Transmission Repair |
AAA Member Discount | Child Friendly | Coffee | Early Bird Dropoff |
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Shopping Nearby | Shuttle | Towing | Wireless Internet |
Customer Reviews 0 verified reviews (2 total)
0 Sort by: Date | HelpfulI have bought a Mercedes-Benz model 2009 size S600
Full specifications are 120000 km
The first problem is that lime was awagha status S sport for about a month and I walked it at high speed after a positive was converted to C and reduced sound engine, but requesta voice with the voice of the limes like Craig and, after being examined at one of the garages hydraulic front ball was replaced before power and after this tromba eased a little sound on the same day you purchase Super Titan engine oil 10000 kilometers with genuine oil filter and oil cans were 10 boxes and after swapping the engine oil with a simple random I have a nudge with the following screen ENGINE OIL LEVEL
Also, the time and the map does not work and at work is but not set to local time, and after several attempts with some local garages they told me that these cars, especially Japanese must change the player to type specifications and this costs nearly 300 dinars if any and also there is the rear air conditioner does not work and said the likelihood of the fan and the possibility of control. Please advise and thanks.
Get Directions


text:
A naitive of Ireland but now a proud resident of San Francisco. For a day job I own and run a food truck and the occasional art show.
Peadar has completed online and offline ID verification.
What an amazing space and a great host. Conveniently located near the mission and right next to the bus that will take you to cal train. I'll definitely stay here again when I'm in town.
Peadar's place was great. The room was very clean and neat when I arrived, exactly as advertised. The room has a great view of the SF skyline. Peadar was very helpful and stayed in touch throughout the process. I recommend staying at Peadar's apartment.
Great location. Looked a little shady at night, but absolutely no problem. We walked to several areas and there's a bus line right across the street. Beautiful views of the city from the deck. Penthouse was a bit too dusty for my tastes and mold in shower, no where to hang your towel outside the shower, and no way to lock up your room when you leave for the day. Peadar is a sweet guy and will probably do anything to make your stay better...he actually went out a bought me a hair dryer to use! Still, I probably would not stay there on my next visit to San Francisco.
Peadar was very friendly and a great host! He was prompt and very helpful. The place is located in good area. The room has very stunning view of SF, I loved it! I had a great stay at Peadar's place.
Peadar was a great host. Was in town for a conference and booked this at the last moment. He was very responsive and accommodating. The space is located a short walk to the downtown area which was very convenient for me. Definitely recommend for anyone looking to travel to San Fran.
Pete was an incredibly nice host and I highly recommend his space to other airbnb users. The location was perfect. The apt had a huge cooking area and a private top floor living space and terrace that had wrap-around views of the entire city. Everything was super clean and organized. Thank you!
A rooftop penthouse with its a big rooftop area. It was real private and a great spot for a beer at sunset. A couple things to note, the wifi was hit and miss and very slow, and the downstairs apartment (with kitchen area) has had a few years partying I would say since photos taken. Not as clean as we had hoped. The rooftop penthouse is a clean sanctuary though. Also Peter is one of the best hosts we've experienced.. very relaxed and let us stay longer on the final day as we had a late flight.
Great place - this was my first airbnb experience and I have only good things to say. Pete and his roommates were great and very accommodating and helpful with suggestions. The room is very comfortable with an awesome porch and view and an even better shower. Fantastic sushi place downstairs. The location is a bit commercial and off the beaten path, but an easy walk to anywhere. Would definitely stay again.
We hosted Pete and his beautiful Mexican-American girlfriend on our houseboat. They are well experienced travellers. Easy to talk to and very enthusiastic and independent. They treated the boat like it was their own home. I recommend them to every host.
Pete is a very friendly and reliable guest. The communication with him was flawless and he left my apartment in a very clean condition. I highly recommend him as guest.
Peader was a wonderful guest I will host him again any time and I highly recommend him.
Fantastic guest. Clean, friendly and very cool traveler - would be welcome back any time.


text:
The mechanics of stick-slip
- By:
- J.D. Byerlee
- The Publications Warehouse does not have links to digital versions of this publication at this time
Physical mechanisms that have been proposed to explain the occurrence of stick-slip motion during frictional sliding have been examined in the light of results obtained from experiments with rocks and brittle minerals. An instability caused by sudden brittle fracture of locked regions on surfaces in contact is the most likely explanation for stick-slip during dry frictional sliding of brittle rocks at room temperature. Areas requiring further study and the uncertainties in applying the results of laboratory experiments to earthquake studies are emphasized. ?? 1970.Additional Publication Details
- Publication type:
- Article
- Publication Subtype:
- Journal Article
- Title:
- The mechanics of stick-slip
- Series title:
- Tectonophysics
- Volume
- 9
- Issue:
- 5
- Year Published:
- 1970
- Language:
- English
- Larger Work Type:
- Article
- Larger Work Subtype:
- Journal Article
- First page:
- 475
- Last page:
- 486
- Number of Pages:
- 12


text: Characters in The Ballad of Gay Tony Edit History Talk0 10,490pages on this wiki Category page Revision as of 19:00, October 16, 2009 by Master Sima Yi (Talk | contribs) (diff) ← Older revision | Latest revision (diff) | Newer revision → (diff) Sorting type: Most visited Most visited Alphabetical | Pages in category "Characters in The Ballad of Gay Tony" " Nick Lancaster is a ladies man who before 2008 (the setting of Grand Theft Auto IV) wrote a book... Nick Lancaster " Lori Diangelo-Stockton is a reporter of the Weazel News Team. She voiced in a Weazel News report... Lori Diangelo-Stockton " Vicki is a pilot who flies a Helitours Maverick. The player can enter his helicopter at Higgins... Vicki Maisonette 9 Bartender Sharon Morton " Jase is a pilot who flies a Helitours Maverick. The player can enter his helicopter at the... Jase Malcolm Forthright " Abigail Grayson is an unseen character in the Grand Theft Auto series, heard in Grand Theft Auto... Abigail Grayson " Billy Blue is an eighteen year old singer and brother of Bobby Blue, together known as the Blue... Billy Blue " Callista Brown is a radio reporter for Weazel News. Callista Brown Alfonso Vasquez Jr. Maurice (TBOGT) David Rodigan " Charlotte Crown is a British celebrity who is mentioned on the Youvebeencelebinated.com website... Charlotte Crown Statik Selektah " Tony Arms is a DJ who works at Bahama Mamas every Friday. Luis Lopez cannot listen to his music... Tony Arms Back 1 ... 5 6 7 8 9 Next Media in category "Characters in The Ballad of Gay Tony" GracieAncelotti-Artwork2.jpg Posted in: Gracie Ancelotti Joni-Artwork.jpg Posted in: Joni YusufAmir-Artwork.jpg Posted in: Yusuf Amir LuisFernandoLopez-TBOGT.jpg Posted in: Protagonist 120px-Kerry McIntosh2C IV.png Posted in: Kerry McIntosh PoppyMitchell-TBOGT.png Posted in: Poppy Mitchell MoriKibbutz-Artwork.jpg Posted in: Mori Kibbutz LuisFernandoLopez-Artwork5.jpg Posted in: Luis Fernando Lopez AlDiNapoli-TBOGT.png Posted in: Al Di Napoli Monique-TBOGT.PNG Posted in: Monique RayBulgarin-Artwork.jpg Posted in: Ray Bulgarin LuisFernandoLopez-Artwork3.jpg Posted in: Luis Fernando Lopez GayTony-Artwork.jpg Posted in: Main Page/POTD RoccoPelosi-TBOGT.jpg Posted in: Antagonist MirandaCowan-TBOGT.png Posted in: Miranda Cowan LuisFernandoLopez-Artwork2.jpg Posted in: Artworks Back 1 2 3 4 Next


text:
Definition of pocket-picking in English:
The action of stealing from people's pockets; pickpocketing: pocket-picking isn't always reported to the police
More example sentences
- The number of thefts by pocket-picking has increased 50 per cent in Stockholm city during the first two months this year.
- I live in Sydney, which had a massive increase in pocket-picking when we hosted the Olympics in 2000.
- In a breakdown of the 1,441 thefts, the UCR says pocket-picking rose from a total of nine during the first four months of last year to a total of 20 from the first four months of this year.
What do you find interesting about this word or phrase?
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Game Results
This Week's Elitserien Scores
Submitted by pete on November 27, 2008 - 14:11Thursday (11/20)
Johan Harju had a power play assist in Lulea's 3-2 overtime loss to Timra.
Janne Niskala had a shorthanded goal, a power play goal, and an assist in Frolunda's 4-1 win over Djurgardens. Andreas Holmqvist was scoreless in the match for Djurgardens.
Saturday (11/22)
Andreas Holmqvist was scoreless in Djurgardens' 4-3 loss to Rogle.
Janne Niskala had 2 penalty minutes in Frolunda's 2-0 win over Farjestads.
Johan Harju had a power play goal in Lulea's 3-3 tie with Brynas.
Monday (11/24)
Johan Harju had a goal in Lulea's 1-1 tie with HV 71.
Andreas Holmqvist had a goal and an assist, both on the power play, in Djurgardens' 4-2 win over Timra.
Tuesday (11/25)
Janne Niskala was scoreless in Frolunda's 5-0 win over Rogle. In 5 games so far with the club, Niskala has 1 goal and 3 points with 4 penalty minutes and a +3 rating.
N.A. Juniors Game Night: 11/26
Submitted by chad on November 27, 2008 - 10:55QMJHL
Moncton Wildcats 3 @ PEI Rocket 2
D Mark Barberio, MCT: 0-1-1, E, 4 PIM, 1 SOG
Season totals: 23 GP, 6-14-20, +13, 16 PIM
Shawinigan Cataractes 4 @ Lewiston MAINEiacs 9
D Michael Ward, LEW: 0-2-2, +3, 0 PIM, 4 SOG
Season totals: 25 GP, 3-11-14, -3, 35 PIM
Lewiston, who has been on the losing end of several football-like scores lately, got three field goals to break Shawinigan's astounding 15 game win streak. Ward (pictured) is just six points from matching last year's career high point total.
Everett Silvertips 1 @ Tri-City Americans 2
C Mitch Fadden, TC: 0-0-0, -1, 0 PIM, *Third Star*
Season totals: 17 GP, 5-10-15, +3, 4 PIM
With TC: 8 GP, 3-7-10, +1, 2 PIM
NHL Game Night 11/26: Rangers at Lightning
Submitted by pete on November 26, 2008 - 21:34Anybody know what the NHL record is for combined overtime and shootout losses since the penalty shot session was instituted after the lockout?
Mike Smith allowed 2 goals on 35 shots before going 0-for-2 in the shootout to take yet another shootout loss.
First Period
Second Period
02:40 NYR Naslund (8), (Rozsival, Zherdev)
04:09 TB Malone (5), (Lecavalier, Eminger)(PP)
17:57 NYR Naslund (9), (Rozsival, Zherdev)(PP)
Third Period
19:10 TB Recchi (5), (St. Louis, Meszaros)
NYR- Naslund, Zherdev
I remain amazed that a team with Vincent Lecavalier, Martin St. Louis, and Jussi Jokinen on the roster is this incredibly bad in the shootout. Still, the team has to be thankful to get a late goal from the timeless Mark Recchi to claim a point for their efforts tonight.
Steven Stamkos had 1 shot and 3 hits and was 17% on draws in 16:06. He also got in a fight with Nikolai Zherdev. You fill in the punch line.
Box score and extended statistics from NHL.com.
AHL Game Night 11/26: Falcons at Admirals
Submitted by pete on November 26, 2008 - 21:24Raise your hand if you like offense.
Karri Ramo allowed 4 goals on 34 shots in the win.
First Period
NOR Jones, (3) (Jackson, Simek), 1:46
SPR Brule, (8) (Bisaillon, Trukhno), 7:06 (PP)
NOR Potulny, (1) (Jones, Konopka), 16:46 (PP)
Second Period
NOR Bochenski, (6) (Hutchinson, Jones), 0:49 (PP)
SPR Trukhno, (2) (Wild, Schremp), 3:11 (PP)
NOR Smaby, (1) (Szczechura, Segal), 18:44
Third Period
SPR McDonald, (3) (Schremp, Paukovich), 1:36
NOR Smolenak, (8) (Konopka, Segal), 2:18
NOR Bochenski, (7) (Potulny, Konopka), 8:30
SPR Roy, (1) (Bina, Brule), 15:30 (PP)
Brandon Bochenski, newcomer Grant Potulny, and Zenon Konopka were the game's three stars.
Blair Jones had a three point night as he is riding a mini hot streak with 6 points in the last 3 games. He has 13 points in 20 games now and he's on a pace to put up a career best season in points despite playing less minutes than he was last season.
Box score from TheAHL.com.
NCAA Game Night: 11/25
Submitted by chad on November 26, 2008 - 09:35 No.13 Vermont Catamounts 3 @ No.17 UMass Minutemen 2 (Hockey East)
C/W Matt Marshall , UVM: 0-0-0, E, 0 PIM, 1 SOG
Season totals: 10 GP, 1-1-2, +1, 4 PIM
D John Wessbecker , UMass: 0-0-0, -1, 2 PIM (cross-checking), 1 SOG
Season totals: 9 GP, 0-2-2, +9, 10 PIM
Vermont was down 2-0 at the halfway point of the game, then came storming back to take the road win in OT. Senior Peter Lenes (undrafted) scored the winner.
*USCHO poll used for rankings.


text:
Funbook - Fall 2014
Funbook - Spring 2014
March 4, 2015
TODAY 39° Hi 46° Lo 25° Light Rain
May 20, 2013 12:34 PM By Lauren Chattman
The Hampton Coffee Co. Coffee Experience in Southampton is located in what used to be a Mini-Cooper dealership. (May 20, 2013) (Credit: Lauren Chattman)
The dish on Long Island's restaurant and food scene.
The Hampton Coffee Co. (which has locations in Water Mill and Westhampton Beach) opened its new Southampton cafe on Saturday. The cavernous space (it used to house a Mini Cooper dealership) overlooks Montauk Highway. The decor is rustic/industrial, with hand-hewn farm tables and wooden bar stools warming up the gray tiled showroom with its giant coffee roasters in the back. Perch at the counter...
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4 local spots serving live music with meals 3/3/15


text:
Posts tagged ultimate-pointer
UltimatePointer files patent lawsuit against Nintendo, and, uh, everyone else
It's been kind of a while since Nintendo was sued by someone for purportedly infringing on existing patents, but UltimatePointer LLC is doing just that in a complaint filed just under two weeks ago. The Texas-based LLC claims that Nintendo's Wiimote conflicts with its own patent (no. 7,746,321) f...
Featured Stories
Off the Grid: The Witcher Adventure Game and Star Wars Imperial Assault
Posted on Feb 3rd 2015 2:15PM


text:
Green Plains Renewable Energy's CEO Discusses Q3 2011 Results - Earnings Conference Call
I will now turn the call over to Todd Becker.
Todd Becker
Thanks Jim. We're glad you could join us on the call today. First of all, we had a strong performance from our non-ethanol production segment in Q3, generating $13.7 million or 40% of our segment's operating income. We have now demonstrated that our goal of $50 million of non-ethanol operating income can be achieved, and we are looking for ways to further increase this contribution to the bottom line.
This is a culmination of our work over the last couple of years to minimize the ups and downs in the cyclical ethanol production segment. This will allow us to remain profitable and continue to service our debt and generate free cash flows during times of margin compression. Ethanol margins did show good improvement in Q3, when compared to Q2 2011, as we generated $20.9 million of operating income from the ethanol production segment; the highest level on a quarterly basis this year. For the tenth consecutive quarter, we reported profitable results with fully diluted earnings of $0.32 a share on net income of $12.4 million.
Corn oil, again, made a significant contribution to our profitability, generating $9.6 million of operating income in Q3. For the last three quarters, corn oil production has generated over $18 million of operating income for our company. The payback on this investment was less than a year, and as a reminder, the cash flow generated by this segment flows freely to the corporate entity and is unencumbered at the ethanol plant subsidiaries. Our Tennessee agribusiness operations have helped reduce some of the seasonality typically seen in this segment. We saw an improvement in agribusiness in Q3, generating $2 million of operating income, which was $1.5 million better than Q3 2010. The business benefitted from an excellent Tennessee soft wheat harvest. Our grain storage expansion projects have also been completed, bringing our storage capacity to 37 million bushels overall. We are confident this will be an excellent investment for the long term. We produced and sold 185 million gallons of fuel-grade ethanol; 534,000 tons of distiller's grains; and more than 32 million pounds of corn oil from our plants during Q3 2011.Check Out Our Best Services for Investors
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Does GM's Decline Signal Problems for the Economy?
November was the best U.S. sales month in six-and-a-half years, with the seasonally adjusted annual sales rate reaching 16.3 million, the highest total since February 2007. But in January, the SAAR had fallen to 15.2 million.
Since Labor Day, U.S. new-vehicle sales have risen just 2% year over year, compared with a 10% gain in the 12 months before that, and inventory levels are high, according to Automotive News.
The trade journal reported Monday that "supplies of unsold vehicles have ballooned to the highest level since the recession, and U.S. sales growth has slowed significantly in the past five months" and called the trend "an ominous combination that could mean a return of bigger discounts and lower profit margins throughout 2014.
"Each of the Detroit 3 started February with more than a 100-day supply of unsold vehicles, enough to last until roughly Memorial Day at the slow January selling rate," Automotive News said. "Across the industry, automakers had 88 days' worth of vehicles as of Feb. 1, the most for that date since 2009, when the industry's downturn was at its worst."
Lache isn't worried by the high inventories. He said inventories typically decline by 25 days between January and March. "This year's declines should be even larger," he said, because weather contributed to higher inventories. Additionally, he said, "GM and Ford both appear to be taking a conservative stance on production."
In the fourth quarter, GM reported net income excluding items of 67 cents a share. Analysts surveyed by Thomson Reuters had estimated 87 cents. GM shares closed that day at $35.23, down a penny from the previous close, despite being down 88 cents in intraday trading. UBS analyst Colin Langan wrote in a report that shares initially lost ground on the earnings miss, but recovered on the realization that the miss was due to one-time factors. He maintained a buy rating and raised his target price to $52 from $49, but he reduced his full-year 2014 estimate to $3.70 from $3.90 a share. Analysts surveyed by Thomson Reuters are estimating $3.93. In his report, Lache noted that "much of the U.S. auto cycle and GM product cycle is behind us," although he said he still believes "that strong North America earnings, market share, inventory trends and share repurchase announcements will be helpful" for GM. He has a buy on the shares and a target price of $48, down from $52, reflecting a reduced 2014 estimate of $3.55, down from $3.90 a share.Written by Ted Reed in Charlotte, N.C.
To contact this writer, click here.
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All | Editorial | General Tech | Graphics Cards | Networking | Motherboards | Cases and Cooling | Processors | Chipsets | Memory | Displays | Systems | Storage | Mobile | Shows and Expos
The inq is barely dry on this story
Subject: General Tech | May 26, 2008 - 11:40 AM | Jeremy Hellstrom
nVIDIA failed to capture The Inquirer with an NDA about their recent editors day, leaving them free to spill the beans on nVIDIA's plans for their CPU lines. Check out the little bit that we know about this answer to Intel's Atom for now, and expect lots of updates as Computex grows closer.
Raiders of the lost forum
Subject: General Tech | May 23, 2008 - 06:43 PM | Jeremy Hellstrom
If you want to talk tech, at least as how it pertains to some sort of gaming standard, drop by this thread talking about the AMD GAME!
Montevina gets a little more expensive
Subject: General Tech | May 23, 2008 - 11:34 AM | Jeremy Hellstrom
According to DigiTimes, Intel is going to include solid state drives in it's next Centrino platform, giving users a chance to use the new technology without having to install it in a notebook themselves. It will mean lighter laptops, with longer battery life and may even increase the speed at which the new Centrinos will operate. Even more interesting is the 1.8" drive that they are planning to introduce; it will be interesting to see if the new drive size catches on.
Hardware torture
Subject: General Tech | May 22, 2008 - 11:58 AM | Jeremy Hellstrom
Watching hardware in distress is always great fun; when it's someone else's.
Feed your voyeuristic tendencies with this live stream at VIA Arena, where you can see a VIA EPIA board running full out, while naked. That's right, the poor thing has had it's heatsink stripped off, and it is still running. Not only is there a live stream of the system, there is a contest to guess when it will die, and VIA Arena has vowed that it will die.
A twin pack of Razers
Subject: General Tech | May 21, 2008 - 04:12 PM | Jeremy Hellstrom
At Driver Heaven they have posted a review of a pair of Razer products. The first is the
It's the story of two men, and their love ...
Subject: General Tech | May 21, 2008 - 12:13 PM | Jeremy Hellstrom
... for gaming. But trouble is a brewing, as one likes PnP and tabletop gaming while the other prefers Poke-cards, and has no idea where WarCraft came from. Or maybe it's really the struggle of coming to terms with Deep Crows and Fruitfu ... err the gaming store guy.
Subject: General Tech | May 21, 2008 - 11:56 AM | Jeremy Hellstrom
He may be proud to have a card certifying him as one of the only sane lawyers in the state of Florida, but I don't think Jack Thompson is too proud of the 27 counts of misconduct that he was just found guilty of. [H]ard|OCP has the link to more info on this feel good story for every gamer out there.
Any bets that he will claim to have been affected by his work on violent video games and that they were to blame for his misconduct?
Mmmmm ... audio
Subject: General Tech | May 20, 2008 - 12:58 PM | Jeremy Hellstrom
M-Audio may seem like a no-name brand to many PC gamers, but anyone who has done anything related to the audio trade will recognize the name right off the bat. These M-Audio Studiophile AV 40 speakers will give you a sound that goes a bit beyond what you might expect with a desktop speaker system, as they have a rather impressive response. Check out the full spec
Remote hardware molestation
Subject: General Tech | May 20, 2008 - 12:30 PM | Jeremy Hellstrom
A new type of attack has been theoretically identified, dubbed a Permanent Denial of Service (PDOS). By taking advantage of remote firmware updates, an attacker could theoretically kill hardware using a tampered BIOS flash file. If the hardware is set to automatically update it's firmware, which is the default setting in most cases, your server could be taken down until the hardware is replaced. You can get more info by following the link at Slashdot.
AMD's got game?
Subject: General Tech | May 19, 2008 - 03:54 PM | Jeremy Hellstrom
AMD is working at redesigning
the way people buy games with their AMD GAME! program. The basic idea is that games will come with a logo, either AMD GAME! Ultra or AMD GAME!, the AMD GAME! Ultra should be playable at 1600 x 1200, default settings at above 30 fps, the non-Ultra at 1280 x 1024, as long as your system matches their defined requirements. Anandtech takes a look at this initiative, and shows some of the promo slides.
Give early, give often
Subject: General Tech | May 16, 2008 - 05:29 PM | Jeremy Hellstrom
One of our members has found some information about the upcoming nVIDIA GT200 graphics family. Drop by the thread to see what people think of their decision to go with a 512 bit bus, and take a peek at what the new nVIDIA drivers have fixed in this one. Over in the audio forum, help investigate an odd hum emanating from
a Vista system using the onboa
What's been hiding in the hawthorne
Subject: General Tech | May 16, 2008 - 04:30 PM | Jeremy Hellstrom
Virtual-Hideout got a look at some of the serious Intel hardware being shown off at the Hawthorn Farm Campus. Skulltrail and Bonetrail 2, and a really impressive looking cooler are just some of what they saw. Check out all their pictures.
... with frickin' laser beams
Subject: General Tech | May 16, 2008 - 02:59 AM | Jeremy Hellstrom
That standard of science fiction and precursor to useful fiber optics, properly known as the "Light Amplification by Stimulated Emission of Radiation" was first fired off today. If you haven't seen it yet, Google has honoured Theodore Maiman's ground breaking research in optics (or Gordon Gould's), some of the most important work in information technology since Babbage or Hopper.
Still no word on shark compatible platforms.
Scaling the quad
Subject: General Tech | May 15, 2008 - 04:56 PM | Jeremy Hellstrom
The Guru of 3D has decided to find out just what you get from gaming on a quad core processor. The games they use do cross a gamut of styles, and not all of them utilize the same parts of the PC as others, but you do see a pattern develop. While there is a clear verdict, it is not perfectly cut and dry.
Some computer company launched a chip with lots of gibblehertz
Subject: General Tech | May 15, 2008 - 11:44 AM | Jeremy Hellstrom
In other news, Hanna Montana thinks computers should all be mauve and smell nice.
Tech news may be changing for a lot of people, as CNET just got bought by CBS. There is probably a small chance that CNET might still cover at least some IT related news, but Slashdot's cynics probably have this one right. CNET may not have been the best source of news for techies, but it did do a good job of aggregating a lot of disparate stories for the time-challenged geek.
Every keyboard should have a shotgun key
Subject: General Tech | May 14, 2008 - 05:22 PM | Jeremy Hellstrom
The Cyber Snipa Warboard is not quite as cool looking as the box implies, but it still has some serious style to it. It has so many buttons it may feel overwhelming to first pick up, but Pro-Clockers ended up in love with it. There are even removable keys and a baggie of various non-standard keys you can put on the board, if you are so inclined.
You will anti-alias and you will like it!
Subject: General Tech | May 14, 2008 - 12:17 PM | Jeremy Hellstrom
Unreal Engine 3 has taken a lot of flak, especially for it's inability to handle anti-aliasing and lack of any DX10 support. In Rainbow Six Vegas 2, a way has been found to allow anti-aliasing with Unreal Engine 3, adding a nice look to the game. [H]ard|OCP tried the game out with a mix of AMD and nVIDIA cards to see what gives you the best performance. It turns out to have a similar outcome to UT3, where almost any newer card can handle the full settings.
The evils of 'desk bounce'
Subject: General Tech | May 13, 2008 - 02:33 PM | Jeremy Hellstrom
The Razer/THX Mako 2.1-Channel Speaker System has nothing to do with a performance gaming mouse, which may seem strange in a Razer product. The speakers are a rather odd orb shape, and they connect via Cat-5 cable. TECHGAGE gave this 2.1 system a thorough testing, which upholds the quality associated with Razer's products.
Fab light; full speed ahead
Subject: General Tech | May 13, 2008 - 11:47 AM | Jeremy Hellstrom
AMD's purchase of TSMC while AMD didn't exactly have much spare cash lying around spawned quite a bit of discussion about their plans. The agreed upon answer was that this was AMDs 'fab light' strategy in action and that TSMC would take over the production of GPUs and CPUs for AMD. The GPU line did indeed start up quickly, but the Phenom was build in AMD facilities, not TSMC's. According to DigiTimes, TSMC is indeed doing test runs for CPU dies, so we may see more of Hector
Was a hit put out on DX10.1?
Subject: General Tech | May 12, 2008 - 11:56 AM | Jeremy Hellstrom
Assassin's Creed has generated it's own little soap opera, involving AMD, nVIDIA and their 'The Way It's Meant To Be Played' marketing tool. The rabble has been roused by early tests on Assassin's Creed showing that with DX10.1 the AMD graphics cards were showing some remarkable performance. Come the release date, Ubisoft, a partner with nVIDIA's marketspeak TWIMTBP disabled DX10.1 due to a bug. Read the full script of this drama over at The Tech Report.
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text: Importing Business Objects and Profiles to QXO To import BOs and profiles to the target QXO: 1 Locate the qxocfgbundle.sh file at <QXOServer_dir>/scripts. 2 Copy the bundle file that is exported from the source system and paste it to the import folder in qxoserver. 3 Do one of the following to import BOs and profiles: • For importing all BOs and profiles, run ./qxocfgbundle.sh -import [bundle_file_name] • For importing specific BOs and profiles, run ./qxocfgbundle.sh -import [bundle_file_name] [-opt action_descriptor_file_name] For information on how to create an action descriptor file, see Customizing Configuration Data Transfer. If you do not specify the bundle file name, the system looks for qxoCfgBundle.zip and import items from it, if available.


text:
Unprofessional Fridays: 02/27/2015
Become Premium to Watch
There's a word for games like The Order: 1886. Rental.
Ten years later, this frustrating follow-up to Canvas Curse feels shallow and soulless by comparison.
The chaos and fun of Saints Row is fully intact in the underworld, but a new setting can only go so far.
Company »
A sculpted representation of a person or object, generally in butter or stone.
A train is a series of connected vehicles that move along a single or double railed track.
A delicious substance that makes even the most cold-hearted person cry out, "Yum!"
A telephone is a device used to communicate verbally with another person over a long distance. Audio signals travel to and from both phones involved, allowing the users to hold a conversation in real-time.
Streamer fragments that are often thrown as part of a celebration.
A light source that is designed to sit atop a desk or table.
Megavitamins are the pills utilized by Dr. Mario to eradicate the Viruses.
A headwear often made of gold or silver with gems and diamond embedded, often worn by King or Queen.
Despite its short life span and general negative reception, the Virtual Boy does make an appearance in many Nintendo titles.
A length of fabric that blocks out light and prying eyes.
A mysterious blade in Xenoblade Chronicles, few people can wield it effectively.
Sweet, delicious candy.
A usually small 4-wheeled vehicle. In the world of video games, items are frequently thrown out of the back.
Known outside of the United States as a football, this item is used to play soccer, the most popular sport in the world.
This be a ship owned by pirate scum, usually with skull 'n' crossbones flags and cannons. Arrrrrgh!
A box containing treasure usually in the form of gold or valuable items.
Bubbles help you float, they can help you see things in a magnified way. Bubbles can also be your best of friend, which is why they should be handled with only the softest of breath.
Garlic is used primarily to fend off vampires. In Wario's case, he just likes it.
Used to turn wind or water energy into useable mechanical work.
Mechanical bomb that will chase you for a short time until it blows up. I wonder what is going on in their heads. Wind it up, light the fuse, and stand back. 3, 2, 1... BOOM!
A building material that can be used as a weapon.
A colored liquid substance used in crafting art and in decoration.
A framework built into a wall or roof to let in light or air.
Gas or wind passed through the rectum. Famous fartists include Gon and Wario.
The iconic hat Mario wears. It is red, with a white circle on the front containing an M for Mario.
A potted plant grown indoors for decorative purposes.
A type of protective clothing used when working.
Traditionally, lightning is a form of electrical discharge originating within clouds. Within video games, lightning can be used as an offensive attack.
Doors are a common object in most video games, as well as the keys and objects needed to open them. From role playing to shooters, doors are an important component of many games.
In America, Biscuits are small baked breads, while in the UK they are essentially cookies. Agent York is very particular about his biscuits.
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text:
The death anniversary of Major Sandeep Unnikrishnan will be observed by the Rotary Learning Centre, Yelahanka, Saturday with a candlelight march.
The 2-km silent march will culminate at the Sandeep Unnikrishnan Road. Marchers will include residents of Yelahanka, Rotary District representative Siddharth Chittur and members of Rotaract Club, Yelahanka, and Rotary Club, Yelahanka. The centre is expecting dignitaries from the Indian Air Force, the Central Reserve Police Force, Border Security Force to participate.
For awareness
"We want to make the people aware of our martyr who was killed rescuing people during the 26/11 [terror attack in Mumbai]," said Manjunath J. Gowda, Joint Director of Rotary Learning Centre.


text:
Can I run php on my computer? I have pws but it didn't seem to do a thing.
View Full Version : can I run php on my computer? Mhtml 07-27-2002, 11:52 PM Can I run php on my computer? I have pws but it didn't seem to do a thing. mouse 07-28-2002, 12:15 AM http://www.firepages.com.au :thumbsup: Never found PWS useable tbh, I've used phpdev since version 3 which uses apache, fine for development. Mhtml 07-28-2002, 12:31 AM hmmm....Now Spookster's sig makes more sense, wasn't firepages in the old WA forum? Thanks Mouse. Spookster 07-28-2002, 01:29 AM Huh what? :p Mhtml 07-28-2002, 04:15 AM lol. Mhtml 07-29-2002, 09:47 AM well, I got phpdev but I can't figure out how to get my php pages to load. I have started apache and everything but it just doesn't seem to do anything. Also I can't use IE to goto http://localhost and 127.0.0.1 seems to be only working for PWS and well....Hmmm I don't know what to say next really. I think I will just uninstall it and stick to asp and learning C. QuackHead 07-29-2002, 04:17 PM In PWS, try stopping the service... I can't remember how to do this, because it's been an eternity since I used PWS (Made the switch to Win2000/IIS when I figured out after about a week of ASP development that PWS is a terrible excuse for a web server). There should be a button on the Main (or General or whatever the default tab name is) that says "Stop service" or something of the sort. Let me know if that helps. ~Quack Spookster 07-29-2002, 06:33 PM As quackhead mentioned you should shut down PWS while running Apache. Otherwise they fight over who get's control. Once you go Apache you never go backy. |
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Avenged Sevenfold Death Bat Fingerless Gloves
(approx. $15.98 or €11.79)
- Product Type: Gloves
- Out of stock
- StockID: 119793
Out of Stock
Whatever the weather, these awesome Avenged Sevenfold fingerless gloves are a great way to keep your hands warm when you are at a gig. Featuring an embroidered white logo of the bat winged skull across both hands, these gloves are perfect for any fan of the American rock band. Officially licensed.


text:
love it, I just ride right on past hahahaha.
Cracking vid. Andy Waterman is clearer a much better bike rider than Nick Craig. ;-)
... and now the feature-length version from Phil Ingham @ British Cycling
Great vid :)
I've watched every version out there, and still can't stop laughing.
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"I personalized my order with the wine color on the date and our names and used the one picture option. I am very pleased with the quality of the prints because I didn't want to pay extra for a glossed photo but the cardboard that it comes on automatically is matte yet beautiful! It's thick enough that it won't get crinkled in the mail and because it's not glossy.. No fingerprints! Aside from the order itself being flawless and arriving days before it's estimated delivery time, the service we received from Sarah Hawkins afterwards was appreciated! She hand wrote a letter to us thanking us for choosing her design. This is a wonderful company and these are one of the numerous options that I would strongly recommend!"