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Commercial Lease Tips for the Business Owner (the unrequited lease)

Here is an overview of some common issues that arise when a small (or any) business owner negotiates with a landlord over a lease agreement.  Routinely, landlords write leases and tenants sign them without negotiating, changing language, or having their attorneys read over them.  Having an attorney spend a half hour reading a lease can save you tens of thousands of dollars in losses down the road.  Keep in mind as you read that this is a negotiation and some landlords may not be willing to budge on some of these issues.  The idea is not to have the upper hand, but for things to be fair between the parties.  Most leases are written by landlords and are pretty slanted in their favor.  Here are some common commercial lease snafus and how to deal with them.

1. Exclusivity

Almost every commercial lease has an exclusivity clause.  However, these clauses are rarely, if ever, mutual.  You move into a retail shopping center.  You operate a smoothie business.  There is a CVS drug store in the center.  You sign a covenant “Not to compete with, sell, display, or sublease to any business selling or displaying health, beauty, vitamins, dietary supplements, prescription drugs, or over the counter drugs.”  Sounds fair, right?  The problem is that most exclusivity clauses protect the “Anchor” tenant, but fail to give you protection. 

An acquaintance recently ran into this problem.  He agreed not to compete with any retail business currently in place at the date of his lease agreement.  However, the covenant was not mutual.  The landlord never promised not to lease space to another tenant competing with him.  A competing smoothie business moved in two doors down from him.  Did he have any recourse?  Probably not.  He may have a breach of good faith and fair dealing claim, but that’s tenuous as best.

Make the feeling mutual.  Something like:

“Tenant, and any successor, assignee, or sublessor covenants not to compete with any other business occupying the premises, while Landlord covenants not to allow the operation of any business that would compete with tenant, successor, assignee or sublessor operating a _______ business.”

2. Commencement Date

So many leases set commencement upon, “Substantial completion of tenant improvements.”  What does that mean?  What are substantial?  Which tenant improvements?  Avoid ambiguous language.  Set guide-posts that are concrete and in your control.  Lease commences upon grant of certificate of occupancy?  Lease commences upon clearance with Department of Health?  Lease commences upon completion of flooring, signage, and certificate of occupancy?  Give the commencement date clause something to hang a hat on.  Make sure that you don’t pay rent until improvements are complete—or that rent is reduced at a calculable rate.

3. Operating Expenses

Most commercial leases require tenants to pay a percentage of operating expenses.  Many times this is called “Additional Rent.”  Review the expenses that the landlord will pass on and make sure that they are reasonable and directly related to the building’s operations.  Certain costs should not be passed on to the tenant.  Determine whether the allocation of expenses is based upon a fully occupied building or, if not, that they are properly adjusted.  You may want to negotiate a cap on “Additional Rent/Operating Expenses.”

4. Common Area Maintenance Charges

Yes, there is rent, additional rent, and now common area maintenance fees.  Sure you want to be a tenant?  Common area maintenance charges (CAM) are similar to “Additional Rent” except it commonly covers items such as security costs, painting, maintenance of common areas, etc.  You need to review records to determine what CAM charges are been historically and whether or not they are based on full occupation or adjusted.  If a number of tenants move out, you don’t want to be stuck with the whole CAM bill.  Similar to operating expenses, it’s advisable to negotiate a cap on CAM charges.

5. Attorney Fees

Almost any lease contract is going to mention attorney fees.  Don’t get too hung up on it.  California Civil Code 1717 ensures that any contract provision about attorney fees has to be reciprocal even if it doesn’t say so.  That’s great.  However, lawyers have become savvy and write clauses like, “Any attorney fees or costs incurred in collecting rent or commissions are payable by the losing party.”  Uh oh.  Even if § 1717 demands reciprocal fees, the clause only applies to actions regarding the collection of rent or commissions.  Tenants are not going to be collecting rent or commissions, landlords are.  So, although § 1717 demands that if a tenant sues the landlord in an action regarding commissions, they can also get attorneys fees—the chances are they would sue about something other than the collection of commissions or rent.  Make sure that any attorney fee provision is as broad or narrow as you want it to be.  Like, “Any costs or attorney fees that arise from this contract or its enforcement are payable by the losing party.”

6. Use Restrictions (and subleases)

Use restrictions are common and are another means of creating exclusivity.  That’s well and good, but they may be extremely restrictive and prevent subleasing.  Common use restrictions sound like, “the premises may be used for the operation of a retail shoe store and for no other purpose without the prior written consent of the landlord.”  You may want to negotiate a broader clause like, “the premises may only be used for operations of any lawful retail business,” or “any lawful professional business practice.”  The less restrictive, the greater chance you will have of subleasing if you have to in the future.

7. Recapture/Relocation

Most tenants have trouble understanding recapture.  That’s because its economically ludicrous.  Here you have promised to pay rent, completed improvements on the lease space, for some reason you inquire about assignment or subleasing and the landlord comes and pulls the rug out from underneath you, kicking you out.  Permitted?  Yes, if there is a recapture provision.  Common recapture provisions sound like:

“Landlord retains the right of termination and recapture upon tenant’s inquiry into assignment or sublease or any other event that gives Landlord reason to believe that due performance will be impaired.”

The point is that they don’t want you subleasing for a rate lower than the lease amount.  Having a below-par tenant brings down the value of the property or makes the anchor-tenant nervous.  That makes sense.  That’s why there is probably a clause that requires any sublease to be commercially reasonable.  But, holy cow.  Under the language above, if you simply ask whether or not you can assign the lease to an affiliate-- they can terminate the lease.  Make sure there is no recapture provision.

8. Exit Strategies: Vacancies, Retail Mix, and More

Have an exit strategy.  What happens when operating expenses and/or common area maintenance charges exceed what is reasonable for your bottom line?  What happens with the anchor-tenant leaves and you are leasing space in a dead retail shopping center?  We have all seen those shopping centers where there is one lonely video rental store and ten empty units with weeds growing in the parking lot.  Have a clause that allows termination electable by tenant upon certain events.  It can sound something like the following:

“Landlord agrees that tenant and any successors in interest may terminate this lease without penalty if any one of the following events occur:

                                 i.            Retail occupancy falls below 65%;

                               ii.            The Anchor-tenant Ralphs Supermarket terminates or otherwise fails to occupy retail space within the complex;

                              iii.            Combined monthly Common Area Maintenance fees and monthly Additional Rent equate more that 33% of monthly lease rental payments;

                             iv.            Landlord fails to accept a commercially reasonable assignment or sublease;

                               v.            Landlord leases space to another business who competes with tenant named on this lease or any successor in interest in a similar line of business.

                             vi.            The Retail Mix of the complex is significantly altered from the Mix at the commencement of the lease.  Significant alteration is defined as a change of more than 25% in any given business category.  At the date of this agreement, the Retail Mix of the complex is 50% professional, 40% consumer retail, 10% industrial.”

Quotes

Divorce is a declaration of independence with only two signers.


Gerald F. Lieberman

Sanctions, Sanctions, Sanctions! (Family code 271)

All too often in family law parties stonewall one another.  They make frivolous requests.  They inundate the other side with faxes, emails, messages, letters, useless interrogatories, and more.  They refuse to accept a very reasonable settlement offer. 

What can a poor spouse do, but go to trial or cave and take a low-ball settlement offer?  Family Code § 271 is here to help.  Basically, § 271 says that if the other side doesn’t play ball or doesn’t play nice the court can make them pay the other side's attorney fees.  Awesome.  It applies even if the paying spouse doesn’t have a lawyer themselves.  Here is the text of § 271:

(a)    Notwithstanding any other provision of this code, the court may base an award of attorney's fees and costs on the extent to which the conduct of each party or attorney furthers or frustrates the policy of the law to promote settlement of litigation and, where possible, to reduce the cost of litigation by encouraging cooperation between the parties and attorneys.

So, remember to play nice, or else you be paying for your ex’s legal fees.

Domestic Partnership Summary Termination (Cheaper than divorce with a 6 month rescission period)

California changed domestic partnership law drastically in 2005.  Many code sections related to domestic partnership were revised, including the one regarding terminating domestic partnerships.  Post-2005 there are two tracks that domestic partners can take when they want to “divorce” one another.  If they qualify and want to, they can participate in summary termination procedures.  Track One: Summary termination procedures are free to file, there are no hearings, and it’s relatively easy (yes people—you are getting jealous).  Track Two:  Full judicial dissolution of the domestic partnership in a process that mirrors dissolution of marriage in almost every way (more complicated, more expensive, more time consuming).

Do I Qualify For Summary Termination?

Under Family Code § 299, there is a list of requirements to summarily terminate a domestic partnership.  They are incredibly similar to Family Code § 2400, which covers summary dissolution of marriage.  Here are the qualifications set out in § 299:

1.       Both Parties Agree;

2.       Neither Party Wants Spousal Support (yes you can get spousal support as domestic partners);

3.       The Length of the Partnership Was Under 5 years;

4.       Neither Party Owns Real Property or a Lease On Property Greater Than 1 year;

5.       The Community as a Whole Doesn’t have more than $4,000 in debt (not counting automobiles);

6.       The Community Doesn’t have more than $25,000 in assets(not counting automobiles);

7.       The Parties have signed a community property settlement agreement;

8.       Neither party is pregnant;

9.       Neither party had a child during the partnership; AND

10.   Neither party adopted a child during the partnership.

What Next?

If you qualify and have a written agreement, then you file a simple form with the Secretary of State’s Office.  However, and this is a big however: either party can cancel within 6 months before the summary termination is effective (it’s like a 6-month rescission period).  That’s right.  Five months and 29 days later one of the parties can file a Revocation of Termination with the Secretary of State.  Then it’s off to court to have the partnership dissolved just like a marriage.

What’s The Big Deal?

The big deal is that California is making domestic partnership more and more similar to marriage.  Now, Federal law hasn’t quite caught up yet, so the tax and medical benefits aren’t necessarily there yet.  So now domestic partners get the protections offered by the California Family Code (like custody and support provisions), but at the end of the relationship-- a pair of partners might be looking at a divorce process very similar to a married couple.

Fatty liver, discrete trial training, salvaged cars, and tattoos (New state laws starting July 1, 2012)

California state laws always start in January or July.  This year’s laws going into effect the other day on July 1 are a strange mix.  If you ever wondered what your state assemblymen were talking about in the green carpeted hall (that really is some ugly carpeting) in Sacramento—its foie gras, autism, tattoos, and bullying.  Of the new laws, I think the bullying law is my favorite, in that it expands the definition of bullying to include online behavior.  I think there is probably more bullying on facebook than on the school bus these days.

• SB1520 bans the sale of foie gras, duck or goose liver that has been fattened by force feeding the animals with tubes shoved down their gullets (I don't care how gourmet it is or how depressed your resident gastronome is, foie gras is cruel and wrong);
• AB1215 requires used car dealers to put bright red stickers labeling salvaged or junked cars;
• AB300 requires tattoo artists to be vaccinated against Hepatitis B, get basic first aid training, and follow statewide standards on sanitation (about time!);
• AB1156 provides training for school employees on bullying prevention and expands the definition of bullying to include posting material on social media websites; and
• SB946 requires health insurance carriers to cover behavioral therapy for those with autism, such as discrete trial training, which can be very costly when paid out-of-pocket.

Triple threat (tenants rejoice and landlords beware!)

It's a classic story.  You lease an apartment.  Everything is wonderful.  You move out and are supposed to get your deposit in the mail.  What you get back wouldn't buy you a large popcorn in the movie theater.  Accompanying your measly check is an ambiguously worded explanation and a checklist which includes: paint, carpet, carpet padding, cleaning fee, processing, supplies, etc.  The place looked spotless or at least copacetic when you left it.

They have your money.  They have a team of lawyers.  You have a check worth a large popcorn, need the deposit for a new apartment and are up a creek without a paddle.  What is a tenant to do?  Guess what? California Civil Code Section 1950.5 comes to the rescue!  It's a triple threat! 

Section 1950.5 says that if your landlord in bad faith retains your deposit, you can be awarded statutory damages equal to twice the deposit amount, in addition to whatever real damages are awarded.  That means if your real damages are the full deposit, you can be awarded up to three times the deposit amount in all.  Pretty awesome huh?

So next time you get that B.S. list of new paint and carpet don't cash that check!  File a breach of contract suit and ask for real and statutory damages under Section 1950.5.  It might buy a whole lot more than popcorn.

Writs of execution (sounds like $$$$)

I was recently asked online whether or not someone's former spouse could, in his words, "attack my damn pension" because of spousal support arrears.  Many times payee spouses (those who are supposed to be receiving support) feel like there is nothing they can do when the other spouse fails to pay.  They feel powerless. 

That is why we have the writ of execution and wage garnishment.  Under California Family Code Section 5100 et seq.  the payee can get a writ of execution against the other party's property and have the sheriff collect it for them.  In addition, section 5103 goes on to specifically include employee benefit plans such as 401k plans.  Cars, bank accounts, boats, 401k's, etc. are all fair game.  One limit is a hardship exception, but that exception does not usually apply. 

In addition to writs of execution, spouses can garnish future wages.  Now, wage garnishment is subject to Federal limitations.  The lesser of the following can be garnished.

• The amount by which a debtor’s weekly income is greater than 30 times the minimum wage. The current minimum wage is $7.25 an hour, making the 30 hour weekly total $217.50. This leaves the debtor with something to live on, though it clearly can be less than is needed to meet minimum obligations.
• 25% of disposable income. Disposable income is defined as the income that is left after all legally required deductions are taken from a person’s paycheck. This include Federal and State Taxes, FICA, State Unemployment and Disability Taxes , with “disposable income” defined as income left after legally required deductions from a person’s paycheck, such as FICA. Other obligations, such as voluntary contributions to retirement accounts, deductions for medical, dental or vision insurance, or contribution to a Medical Savings Account are not exempt and will be considered part of the disposable income.

Now, your former spouse may sell their car, hide the cash under the mattress, get an illegitimate cash under-the-table job, not own a boat, or a retirement plan and avoid any susceptibility to your collection efforts.  But here's hoping they didn't read this blogpost.  If they are hiding everything at least you get to enjoy the fact that you are making them live life on the run.

The SUV tax loophole (let’s just write the whole thing off)

The internal revenue code allows business to deduct the expense of vehicles, but puts restrictions (a cap) on the total amount businesses can deduct.  The idea was that dentists and lawyers (those damn lawyers) were buying luxury cars, and then writing off the cost as expense and depreciation deductions.  Congress changed the code (26 U.S.C. §280F) to limit deductions taken for vehicle expenses.  The code section limits deductions to around $12,000 total spread out over the life of the vehicle.  However, the limitation only applies to passenger vehicles.  The code goes on to define passenger vehicles (see § 280F (d)(5)) as any vehicle weighing 6,000 pounds or less.  Uh oh.

So, if you want to depreciate the entire cost of your vehicle it is not going to happen if you buy a Prius.  However, if you choose to buy a tank to deliver flowers in—well then by all means, please depreciate the whole thing.  I would love to drive to the courthouse in a Marauder myself.  The intent of this exception was to allow farmers and construction workers to depreciate their necessary expenses.  The result is that small business owners have a huge incentive to buy gigantic SUVs. 

The auto industry knows about the tax loophole and designs most of their SUV’s to be 6,000 pounds or greater.  You can even find helpful lists online of cars you can choose from in this weight category.  I can image the meeting in Detroit where General Motors executives say, “Why do these hippies want us to make the Navigator smaller?  Don’t they realize they will lose their tax benefits?  Let’s make a smaller one for people who don’t own a small business and we’ll call it the Aviator!”  Most car companies now sell a 6,000+ pound version and a smaller than 6,000 pound version of the same car.  The BMW x5 (tank), x3 (not a tank); the Dodge Traverse (tank) Nitro (not a tank); the Lincoln Navigator (tank), the Aviator (not a tank); the Nissan Armada (tank), the Nissan Rogue (not a tank), etc.

California tried to eliminate this tax loophole in 2004 with Assembly Bill 848.  The bill failed miserably as noted in the press release here.  So, carry on my fellow Californians.  Buy solar panels for your home and business.  Use tax money to invest in renewable energy.  Institute a cash for clunkers program to get those SUVs off the road!  Then buy tanks for your business so that you just call write the whole thing off.

You can’t have a key to my place and I don’t want that promotion (Status quo or else my ex will file an OSC)

As dreary as economics have been in recent times, one benefit derived from the “Great Recession” has been an increase in labor mobility.  Labor mobility—geographic and occupational, describe the ebb and flow of workers from place to place and job to job.  If all workers in the United States stayed in the same area and at the same job, there would be little growth.  When workers move around and change locations and jobs it increases competition and stimulates the economy.  So, what the heck does this have to do with family law?

The spousal support scheme in California (and many other states) dictates that support will remain the same unless there is a material change in circumstances.  In re Marriage of Terry, (2000) 80 Cal.App.4th 921, 928.  A material change in circumstances includes anything effecting the payee’s spouse’s needs or the ability of the payor spouse to pay, including pay increases.  So, if the payor spouse changes jobs, gets a raise, etc. then there has been a material change in circumstances. 

In addition, spousal support stops when the payee spouse remarries.  Although the public policy of California is to support marriage, the law has the perverse effect of creating a disincentive to remarry since payee spouses may be cut-off from support once they remarry.  In fact under California Family Code § 4323, they may even see a reduction in support if they have a cohabitant living with them.  Under §4323, once a payee spouse has a cohabitant living with them, there is a rebuttable presumption of a decreased need for support since their cohabitant should help shoulder some of the expenses.  

So, although there are valid reasons for changing spousal support upon changes in circumstances, terminating support upon remarriage, and reducing support upon evidence of cohabitation, all of these policies create disincentives to participate in both the economic and social marketplace. 

The Tax Ramifications of Divorce (buy a car in december, get divorced in january)

During the tumultuous end of a marriage, spouses seek counsel from therapists, friends, family, and ministers.  Few spouses think of asking their CPA about their divorce.  Divorce has several tax consequences.  I recently spoke with a man who received a $40,000 tax bill following his divorce (ouch) at the same time he started paying spousal and child support.  So, what are the tax ramifications of divorce?

1. January is a Beautiful Month for New Beginnings (and divorce)

When you marry, the IRS gives you this great new deduction.  Few people think about the flip-side of that deduction at the end of marriage.  The IRS doesn’t care if you were married for part of a year—they only grant you the deduction for being married if you are married the entire year.  The significant date is the finalization of the divorce.  The problem with that date is that it is somewhat hard to predict.  In California, divorces become final six months after judgment.

However, especially when issues are contested it can be uncertain when things will get finalized.  The worst thing that can happen is that a spouse claims their dependent spouse all year long, a divorce is finalized in December, and come April that spouse gets a big tax bill.  Attorneys can help their clients by working slowing or expediting the process to help avoid finalization of the divorce at the very end of the year (like December).

2. Sell the House Fast  or First (what’s better than capital gains?)

Generally speaking, capital gains are long term investment gains that are taxed at a lower rate.  Capital gains are your friend.  However, the IRS has something even better in store for taxpayers who are married and sell real estate.  Under the tax code (28 USC § 121) if you use real estate as your principal residence for over two years, you can exclude $250,000 of gain if you are single, or you can exclude $500,000 if you are married filing a joint return.  Exclusion means just that—you don’t have to pay taxes on that gain at all. 

So, if you get divorced, then sell the house you only get to exclude $250,000 from gain.  If you are lucky enough to be looking at gaining over $250,000 from the sale of the property, couples should consider selling the property before finalizing a divorce.  The difficulty is that given the harsh real estate market, couples may have the property sitting on the market for some time before the property can be sold.  However, avoiding tax liability on another $250,000 worth of gain may be worth the wait.

3. Goodbye Tax Deduction (children as dependents)

The IRS helps families by giving deductions for children (a policy that I think is ridiculous and unfair to those without children like me, but I digress).  Post-divorce, the spouse whom the court designates as the custodian of the child gets to claim the deduction.  So, the noncustodial spouse loses the deduction.  If a spouse had been claiming that deduction all year long, then loses custody in December, that can hurt come April. 

But, it gets more complicated: what happens when parents share custody 50/50?  It’s up to parents to figure out who gets to claim the child as a dependent.   If there are 2 children, most parents agree to each take one of the children as a dependent.  If there is one child or an odd number of children, parents usually switch use of the claim each year.  The parents simply need to be careful not to both claim the same child as a dependent, as the IRS will notice and will not be happy.  Whenever parental custody will be shared 50/50, parents should negotiate the claim of children as dependents on taxes as a part of the divorce settlement.

4. Spousal Support Payments (the double-edged sword)

Spousal support is a double-edged sword for both parties.  For the obligated party (payor), they have to pay support, but can claim spousal support as an above-the line deduction.  That means spousal support does not need to be itemized.  Above the line deductions are better than below the line deductions as the deduction is taken before arriving at one’s adjusted gross income.  So, although the breadwinner may have lost several tax deductions (ouch) and is obligated to pay support (ouch), at least they get to claim spousal support as a deduction.

However, for the payee, things aren’t all cheery.  Although they are receiving support, spousal support is taxable income. 

5. Child Support Payments (hear no evil see no evil)

For whatever reason, child support is a non-taxable event.  It is not deductible for the party paying.  It is also not claimed by the person receiving the child support.  It is completely tax-neutral.  This is one of the few transactions that the IRS doesn’t care about.

If you can’t say anything nice…

We live in a digital age where social media connects us all.  Our friends have access to our pictures and sometimes our innermost thoughts.  Combine this landscape with divorce or custody issues and disaster can ensue.  All too often Facebook and texting become platforms to vent against the other spouse or parent.  What recourse do you have when you spouse goes off on Facebook or via text messages?

Defamation

Defamation ( i.e. slander, libel) covers any published or oral statement made to other parties that is false.  So, if your spouse goes on Facebook and tells everyone you slept with the postman, this would be defamation.  The trouble is that even if you win, damages are hard to establish.  You can get an injunction preventing similar posts in the future, but your reputation has already been harmed.  Defamation actions are usually not the best recourse.

Protective Orders

California Family Code §§ 6203 and 6320 describes the circumstances that can give rise to protective orders and they include much more than physical abuse.  They include verbal, telephonic or other harassment or disturbing the peace of the other party directly or indirectly.

Protective orders (also called restraining orders) are a helpful tool, which slap someone on the wrist and tells them to knock it off.  The court will enjoin the party from acting in a similar way in the future.  If protective order is granted, the court can also award attorney’s fees and costs of receiving the order—making bad behavior very expensive.  If the other party violates the order, they can be held in contempt of court, have to pay fines, and depending on the order—end up in jail.  Some protective orders can do other things, like order the custody of specific property, kick a party out of a house, change the custody of a pet, order one party to pay specific bills, or stay away from other family members.  However, just like defamation actions, protective orders do little to make up for past harm.  There are no money damages and what is done is done.  There are four main types of protective orders and you need to choose the right one to apply for based on the circumstances.

Don’t Say Anything At All

Even if your spouse is a horrible person, saying bad things about them online or harassing them by text or phone can be considered abuse under FC § 6320.  These comments can result in attorney’s fees, costs, loss of firearms, loss of a job, etc.  So, if you can’t say anything nice, don’t say anything at all.

If you are victim to domestic violence and are in danger, please call 911 right away.

For help finding a safe place to live in Ventura County please contact the Ventura County Coalition Against Household Violence at 805-656-1111

If you would need legal guidance regarding a restraining order, feel free to contact me at 805.876.4LAW

Cameron Joins the Law Office of Gary W. Norris

I’m excited to announce that Cameron Norris has joined the Law Office of Gary W. Norris in Camarillo, CA.  The firm practices in the areas of Divorce, Support, Custody, Wills, Trusts, Contracts and Business law issues including business formation.

About Cameron:

Cameron Graduated from Southwestern Law School at the top of his class.  While a student he worked on the Hollywood Legal Legacy Project detailing the history of entertainment law in Los Angeles—which resulted in a published article.   Cameron also worked with the Firm of Dickstein Shapiro LLP to facilitate adoptions of foster children in Los Angeles County.  He also received several academic awards at Southwestern including three Dean’s Merit Scholar awards, four Witkin Academic Excellence Awards, eight CALI Excellence for the Future Awards, and the Gary and Pearl Cooperman Memorial Scholarship.  Cameron also maintains the popular blog Norris Ex Curia, which discusses practical legal issues with a focus on family law.  Before attending Southwestern, Cameron developed extensive experience in the finance industry.  In their spare time, Cameron and his long-term girlfriend enjoy horseback-riding and spending time with their five dogs.

About the Firm:

The Law Office of Gary W. Norris is headed by Gary who has practiced law in Ventura County since 1976.  Gary Norris is a member of the California State Bar, numerous Federal District Courts in California, as well as the Federal District Court in Arizona.  The firm practice is primarily focused on the areas of: divorce and family law disputes and court actions involving business, real property and contract matters.  The firm is a member of the Ventura County Collaborative Family Law Professionals group.

Please feel free to contact me.

Cameron Norris, Esq.

805-876-4LAW

Cameron@garynorrislaw.com

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