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| Price : $92.00Ergonomically designed mahogany finished wood knee chair with casters.
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It is an invitation to a lawsuit when a lease agreement does not clearly articulate your express understanding of what will and will not be removed from the premises at the conclusion of the lease. If you aren't certain how your intentions should be expressed, then an attorney should be consulted. Disputes over what is removable by the tenant can be high-stakes in nature, because the materials subject to removal can be valuable. A few years ago, one of our clients had to deal with the "midnight" removal of booths and an entire stainless steel kitchen line in his restaurant building; the defaulting tenant used wrecking bars and an acetylene torch to wreak havoc throughout the building. The impact of this pillaging was devastating to the landlord's re-let value of the premises-and it was avoidable. Another client of our firm engaged in a dispute over whether a telephone switch was removable; this single, specialized piece of equipment was worth tens of thousands of dollars. Consider the cost of copper in recent years. It's no wonder that some tenants and landlords have heated conversations about the removal of copper piping or other copper-based products from premises-just the scrap value of such materials is significant.
Recently, another client became embroiled in an argument over removal of improvements from a Laundromat that had thousands of dollars in specialized improvements, some of which were interior while others penetrated the roof of the building housing the premises. Our client's concerns led to the generation of a memorandum that gave this advice, which, although admittedly limited to the circumstances of the premises, gives some idea of the fact-intensity of any analysis of what property is removable at the conclusion of the term, when the lease indenture itself isn't sufficiently clear on that subject:
Client:
There are three primary reasons why SMITHCO cannot remove any such leasehold improvements [generally identified below in 1. and 3.-6.] from the premises. First, they never belonged to the current tenant; second, the lease text doesn't allow any removal of the sort I am advised is contemplated by Mr. Smith; and third, the contemplated removal is contrary to the intention of the original builder-owner of the premises. The items Mr. Smith claims to want to take out therefore are not, by the very terms of the lease, trade fixtures.
The lease does not contemplate that leasehold improvements can be removed at the end of the lease term; that is explicitly the parties' agreement in Article 5B.-that leasehold improvements paid for by Landlord or installed by Tenant shall belong to Landlord at the termination of the lease. Indeed, the lease is very clear that the Tenant's Property (so defined in Article 10A.) only includes equipment, furniture, inventory, signs and "movable trade fixtures," and these clearly are defined by illustration (counters, shelving and mirrors) as things that readily slide away from a wall or are removed easily from limited moorings like screws, without the need to use cutting torches or heavy tools. Basically, movable trade fixtures are unattached to the premises in any but a placement or balance-maintenance manner (see, Mark A. Senn, Commercial Real Estate Leases, §22.4 (2003 Supplement, page 22-20), which recites the deliberately limiting scope of removable personal property included within the expression "movable trade fixtures.")
Your building was intentionally designed by its original owner for two tenants, with the primary one being a Laundromat, and that owner, like the present Landlord, intended to leave it that way for future operations. The plumbing and electrical lines in the premises, therefore, were not installed for the convenience of one Tenant or for a temporary purpose that might argue in favor of their removal by Tenant at the end of the lease term. Here are some illustrations from the photographs you shared with me of the interior of the Laundromat that demonstrate the unmistakable intention of the Landlord that all items installed by it were intended to be leasehold improvements instead of fixtures:
1. The building owner installed 2" X 4" framing around a series of 24" X 24" boxes that house the five "bulkheads"; these bulkheads are connected to the premises ceiling by the framing and are bolted to the floor.
2. The wall height in the premises was designed specifically to house industrial-sized dryers.
3. The dryer venting pipes to the roof actually penetrate the roof structure to the outside; so the roof structure was designed to accommodate large venting pipes.
4. The water and waste water piping is specially designed to connect to the bulkheads; any piping removed becomes junk, without market value other than for scrap.
5. The electrical conduit is joined to the electrical panels, so if conduit is severed from any panel, that panel will be compromised, out of compliance with City building code.
6. The power sources are oversized, meaning that more amperage is available to the premises than would be needed for usual retail sales of goods and services. Here, there is no intention by the Landlord to modify the use of the building, which will be re-let to a Laundromat operation.
You advised me that the rent on the premises is substantially higher than it is at other, comparable Laundromat facilities around the valley-and the reason for that is that the original Landlord intended to recoup the investment in super-infrastructure for this particular use over time. So the intention of the Landlord, evidenced by the rent reserved, was to create a permanent facility for commercial laundry operations with permanent leasehold improvements-and to recoup over time the cost of those permanent improvements. And for nearly 50 years in Arizona, the intention of the parties as respects the use and adaptability of personal property has been the main emphasis in determining which party has a claim of ownership in the fixtures, see Voight v. Ott, 86 Ariz. 128, 341 P.2d 923 (1959).
As for the issue of whether electrical wiring is a non-removable fixture, in 35A Am. Jur. 2d, Fixtures, at §109 (p. 921), the author asserts this proposition: "Electrical wiring is ordinarily considered a part of the realty, irrespective of the other circumstances." That seems logical from the perspective that the wiring is adaptable to future uses-even non-Laundromat uses-of the premises. That same perspective is suggested by our court of appeals, that in 2005 ruled that wall to wall carpeting is a fixture, in Hayden Business Center Condominiums Association v. Pegasus Development Corporation, 209 Ariz. 511, 105 P.3d 157 (App. 2005). So while intention of the parties is the paramount factor in determining the character of the improvement item, the adaptability of the application and the extent of its physical attachment remain consequential.
The Landlord's position should be that the Tenant is free to remove the following items from the premises only at the time of its move-out and thereafter: stack dryers; washer extractors; washing machines; water heaters; folding tables, vending and coin changing machines and chairs. And that's it. Everything else in the premises are leasehold improvements or immovable fixtures; therefore, no wiring or plumbing pipes or fixtures of any nature-including the bulkheads-are to be removed.
It isn't that difficult to articulate what the tenant can remove from the premises at the conclusion of the lease term; and the parties can agree that any personal property added after lease commencement to the premises (except inventory and equipment mounted on wheels or casters) that has a value in excess of some threshold amount will be deemed by the parties, in the absence of some written agreement to the contrary, to be a permanent accession to the premises-and therefore becomes the property of the landlord from the moment it is installed. One of the disadvantages of printed form leases, of course, is that the provisions about leasehold improvements versus fixtures tend to be scant or, at the opposite extreme, so overbearing as to endanger enforcement against a tenant by a landlord. So, landlords and tenants should discuss what will be added by the tenant to the premises in advance of personal property installation, and what the tenant desires to remove at lease expiration. And, thereby, avoid a donnybrook.
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The Martin Stiletto Series provides quality Seating at a reasonable price. Equipped with a spacious seat and back with basic ergonomics. Seat is 15 by 17-inch waterfall style. This drafting height version adjusts from 24 to 33-inch using a pneumatic mechanism. Note the large 5-star safety base and large 18-Inch adjustable foot ring. Seat Back: 15-1/2W by 16-1/2H. Seat dimensions: 18-1/2W by 17-1/2D. This beautiful foot ring adjusts to fit any person's stature.
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With the public awareness of ergonomic benefits on the rise, many people are seeking to incorporate anti-fatigue floor mats into their home or office. We are all familiar with these mats if we've ever stepped inside a restaurant kitchen or noticed the black square our bagger stands on at the super market, but how can they be used to benefit our lives?
Anti-fatigue mats are essentially foam, gel, or rubber mats that help to absorb impact and more evenly distribute your weight. This helps to reduce fatigue while standing over extended periods. The commercial and industrial markets dominate anti-fatigue sales so an explanation of their home use is hard to find. Some of the most frequent mat calls I field are questions from the home user. We now see these mats going into masseuse studios or hobbyist workshops, and magazines like Dwell are loaded with advertisements for kitchen anti-fatigue floor mats. So how can you benefit from this technology in your own home or business?
Let's take the example of the kitchen mat. In my own kitchen I have an island that I use for rinsing off vegetables and dishes, and handling most of my cooking prep. On the occasion that I spend an hour or two preparing dinner it is nice to have something other than a hardwood floor to stand on. My knees feel better and my heels don't tend to hurt as much. If I were preparing an entire Thanksgiving feast I would probably feel some significant relief in my lower back as well. So when outfitting my kitchen with an appropriate anti-fatigue mat I need to consider the following four points:
1. The thicker the better
Anti-fatigue mats are not cheap, (hence the Dwell magazine advertisements) and as you add thickness to the mat it naturally becomes more expensive. However this is a situation where bigger certainly is better, and you actually do get what you pay for. If you're going to buy a mat for your own use, buy the thickest mat you can afford in order to reap the greatest benefit.
2. Factor in industrial sizing tolerances
For the time being, even the mats intended for kitchen use are often cut and sized to industrial tolerances. That means figure your sizing needs in ballpark numbers. Mats can vary in final size by 2-3 inches, so if my kitchen island cannot accommodate a mat larger than 4 feet 8 inches I would probably want to purchase a 4 foot mat instead of a 5 foot. If I keep in mind that my 2 foot by 4 foot mat could arrive a couple inches longer or shorter I will be able to avoid purchasing a mat that won't fit into my desired space.
3. Mats do not work with chairs
I have had several Doctors call hoping to line their entire employee reception office with anti-fatigue mats. While this is a great gesture by a very considerate boss, chair casters and glides not only move sluggishly over thick mats, but also will punch holes in the vinyl tops over time. Place mats where you or your employees will be standing, like in front of the copy machine, and leave the seating areas alone.
4. Are you working in a slippery environment?
If you're messy in the kitchen, or maybe you're putting this mat in a garage where there is grease and other chemicals then designer anti-fatigue mats may not be your best choice. Instead consider purchasing an anti-fatigue mat for wet areas.
And there you have it. A quick primer on purchasing an anti-fatigue floor mat for your home, workshop, or office. If you have any questions when configuring your space we are always here to help.
| Price : $97.94Classic traditional styling with casters features hand applied individual brass nail head trim. Versatile chair for deskside, lounge, or conference room. Sturdy hardwood frame with a rich mahogany finish and covered in a soft durable easy care black vinyl. No-sag spring seat. Available without casters item B9540, Dimensions: Seat Size: 22-inch W x 21-inch D, Back Size: 24-inch W x 12.5-inch H, Seat height: 18.5-inch H, Overall Dimensions: 24-inch W x 26-inch D x 31-inch H. Assembly instructions also available at www.bosschair.com.
Overloaded, working parents love laminate flooring. These innovative click-together lines offer the low-maintenance cleaning solution desperate housewives and schedule-juggling job-holders dream about. A Pergo Laminate Flooring installation, Armstrong Flooring line, or Bruce Flooring face-lift will remove much of the tedium of keeping floors spotless.
Your kids are also likely to heave a sigh of relief if you opt for installing laminate flooring. Where a toddler mishap previously turned into a carpet calamity, you will now be able to handle flooring fiasco's with a smile. With a laminate flooring installation, you will be able to use a damp mop or cloth to blot up any spill as soon as it occurs. Your flooring should be none the worse for wearing. Just make sure that the cloth is light-colored or color fast. For everyday dust, a quick sweep or brushless vacuum is all you need. Get rid of dust or grit as soon as possible, as it is likely to scratch your floor or dull the wear layer.
The number one rule with laminate flooring is never to allow fluids to remain on the floor for any length of time. Any spill needs to be taken care of immediately. Moisture is the main enemy of laminate flooring, as it may seep into the joints, causing the core of the planks to swell. This unfortunate eventuality will lead to unsightly buckling, warping or blistering of the flooring. This is why a laminate flooring installation in a bathroom or kitchen needs to be done with great care. Every joint or expansion space has to be glued or sealed diligently.
In most cases, an acetone nail polish remover takes care of spots such as heel marks, oil, paint or lipstick. The residue can be wiped away with a damp cloth. Never use a wet cloth or water to clean your floor. By limiting the exposure to fluids as much as possible, you will extend the durability of the floor significantly.
Never use an abrasive cleaner on laminate flooring. A scouring pad and steel wool are other no-no's. Ordinary detergents and ammonia are also not recommended in most instances. Any of these may damage the wear layer, voiding your warranty. The use of buffing or polishing machines are also against warranty conditions. If you have candle wax or chewing gum on the floor, you can use ice to harden the spot and then utilize a credit card or soft plastic scraper to remove the residue. Work with care so as not to damage the wear layer of the floor.
Most laminate flooring manufacturers supply a range of dedicated cleaners that are safe to use. Always check with your flooring supplier to ensure that you use the correct means to maintain the good looks of your floor. If you deviate from the warranty conditions, you will lose all the protection the guarantee offers.
Your home improvement efforts with a laminate flooring installation necessitates the use of ordinary common sense. Incorporating Trafficmaster Flooring or Pergo Laminate Flooring in your decorating and interior design is of little use if you don't take proper care of it. A few basic steps will ease your cleaning chores significantly, contributing to retaining a gleaming, elegant floor for years to come. Non-slip area rugs help to catch grit and dirt that can scratch the wear layer of your laminate flooring. Just make sure that the backing of the rug won't discolor your floor. The best option is an approved vinyl rug underlayment.
All the major laminate flooring manufacturers supply felt pads to place underneath furniture feat. Wide-load bearing leg bases or rollers are also available. Casters should be plastic, and even then you need to be careful with these. It is preferable to use a rug when moving furniture with casters. Sliding heavy objects across the floor will damage or dent your laminate flooring. If you have pets, keep their nails trimmed to prevent scratches. Stiletto heels or spiked sports shoes are also detrimental to the flooring finish.
If your family suffers from allergies, you should see an improvement when you replace carpeting with laminate flooring. It is much easier to keep these clean. Ultimately, no matter how conscientious you are, carpets are dust-traps. Opting for decorating or interior design with laminate flooring isn't just great for time-management. It also benefits family health.
A variety of color-coordinated fill pens are available from laminate flooring manufacturers. These can be used for minor scratches and hold up well to wear. Filling putty is also available for more pronounced problems. In this case you simply neaten the edge of a hole with a knife, fill it and smooth the area with a plastic scraper. Excess putty can be wiped away. Of course, one of the benefits of laminate flooring is that you have the option of replacing an area of flooring if there is a serious mishap.
A laminate flooring installation will lighten your load and give you more time to enjoy your beautiful home with your family.
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Casters are nothing but wheels that are attached to the bottom of an object such as a shopping cart, trolley, baby carrier or chair to enable faster and controlled movement. Kitchen chairs with casters are used by many today. The fast pace of life makes it imperative for many to multi task. You can find busy executives simultaneously cooking for the family and completing important office work.
Chairs with casters come in attractive designs, colors and shapes and add to the charm of your kitchen. These chairs are easy to be moved around and can therefore double up as a dining chair or even a living room chair.
Casters can be attached to any type of chair irrespective of the type, size or material. For example, kitchen chairs with casters can be made of metal, wood or even vinyl. Similarly, it is possible to get casters attached to your kitchen chair that is antique or contemporary.
Those, who are physically disabled, find chairs with casters very comfortable and functional. They do not have to depend on anyone for moving around and can operate around their homes in an independent manner.
For example, if you love to cook but cannot walk around without being supported by someone, you can now use the kitchen chairs with casters. No more frustration of sitting around doing nothing because you are disabled. Just move around in chairs with casters in a comfortable manner as these chairs move on the floor in a smooth manner. If you want hassle free, smooth movement of wheels, it is highly recommended to choose larger wheels. Big wheels will make it easy for you to move around even on plush carpets.
If you already have a good quality kitchen chair, you can find casters in any of the departmental store in your locality. Alternately you can even purchase them online and get them fitted to the chair.
Choose your kitchen chairs with casters with care. A wooden or metal chair will be long lasting and durable. However, if you are disabled or weak, then a metal or wooden chair may be heavy for you. You can then choose from a range of attractive vinyl chairs. Choose from a range of attractive chairs with casters online and add value to your kitchen. If you are fixing casters to an existing chair, take the help of a professional and skilled carpenter.
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