tag:blogger.com,1999:blog-37253316073734240172024-02-07T02:35:14.042-08:00Adverse PossessionThis blog is dedicated to explore the possibilities of and strategies relevant to squatting especially in the San Francisco Bay Area.Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.comBlogger23125tag:blogger.com,1999:blog-3725331607373424017.post-41730694070030394262017-06-08T14:43:00.001-07:002017-06-08T14:45:27.713-07:00Becoming an Attorney Without Law School with the National Lawyers Guild<!--[if gte mso 9]><xml>
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</xml><![endif]-->The <a href="http://likelincoln.org/">Association of Legal Apprentices</a> (ALA) has been working to
create a Legal Apprentice Committee within the <a href="http://www.nlgsf.org/">National Lawyers Guild SanFrancisco Bay Area Chapter</a> (NLGSF). This year I was granted the
<a href="https://www.nlg.org/fellowships/">Haywood Burns Memorial Fellowship</a> by the <a href="https://www.nlg.org/">National Lawyers Guild</a> (NLG)
in order to focus on this work. Since we first approached the NLGSF about the
opportunity for their affiliated attorneys to become mentors we have received enthusiastic
support from within the NLG.<br />
<br />
<div class="MsoNormal">
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiNwVQeMR6AwE9KQgus3V0HwqDqc8-Afrn0d9-dfDtkYnSFJcvD8dElqEhD6vMggPCapUYzwYvFMB4v2J-J98DPilhrg-AYYeNbu7KHG6DUPCvd8PQf80wegZm8gf1H0sqkQdj9ifxNRmtX/s1600/NLG-green-hat-web.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" data-original-height="739" data-original-width="1000" height="235" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiNwVQeMR6AwE9KQgus3V0HwqDqc8-Afrn0d9-dfDtkYnSFJcvD8dElqEhD6vMggPCapUYzwYvFMB4v2J-J98DPilhrg-AYYeNbu7KHG6DUPCvd8PQf80wegZm8gf1H0sqkQdj9ifxNRmtX/s320/NLG-green-hat-web.jpg" width="320" /></a></div>
</div>
<br />
The NLG is the nation’s oldest and largest progressive bar
association and was the first one in the US to be racially integrated. Their
mission is to use law for the people, uniting lawyers, law students, legal
workers, and jailhouse lawyers to function as an effective force in the service
of the people by valuing human rights over property interests.<br />
<br />
<div class="MsoNormal">
Because the NLG is committed to overcome racial and class
inequality their mission is aligned with the ALA’s effort to promote the Law
Office Study Program (LOSP) as an alternative to law school.<br />
<br />
<a name='more'></a><br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgx7zm1z-eXwK26ZN6fZFe5E9jUuKWtAxALz2cHPCBISec8CgT2cCd3-a5Diim-lQ-3dHJugfQhmQLeyPLUiAmonJMXWtDvvMAcAxN5gOyb03Tou_queLdxiQ5BCaJYjhG_YcdxUjHf0w1A/s1600/DisO11-12.png" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" data-original-height="628" data-original-width="444" height="320" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgx7zm1z-eXwK26ZN6fZFe5E9jUuKWtAxALz2cHPCBISec8CgT2cCd3-a5Diim-lQ-3dHJugfQhmQLeyPLUiAmonJMXWtDvvMAcAxN5gOyb03Tou_queLdxiQ5BCaJYjhG_YcdxUjHf0w1A/s320/DisO11-12.png" width="226" /></a></div>
In fact the NLG publishes
a “<a href="https://www.nlg.org/disorientation/">Disorientation Handbook</a>” for law students and holds events “to provoke you
to challenge traditional notions of how one must practice law and to suggest
ways to make your three years of study more enriching and challenging.”
Accordingly, this collaboration is aligned with “Creating Your Own Progressive
Legal Education” as stated on the cover of the NLG’s “Disorientation Handbook”.</div>
<br />
<div class="MsoNormal">
The NextGen committee of the NLGSF already has a list of
potential mentors that exceeds the demands of their mentorship program for law
students and new attorneys. We are now in the process of modifying the NLGSF’s
mentorship program to create a pipeline for marginalized people to study law
under the LOSP.</div>
<br />
<div class="MsoNormal">
The NLGSF providing a pool of prospective mentors there is
only one major aspect of the work necessary to create the Legal Apprentice Committee.
There must also be outreach to prospective apprentices from marginalized
communities as well as support with curriculum and community for students and
mentors.</div>
<br />
<div class="MsoNormal">
Fortunately, <a href="http://www.esqapprentice.com/">Esq. Apprentice</a> has been developing a pilot program for curriculum and support within the LOSP.
Because of this I reached out Rachel Johnson-Farias, Esq. the Founding Director
of Esq. Apprentice. She joined me at a NextGen meeting where she stated that
she believes that the NLGSF can provide a “pipeline” for apprentices in the
LOSP.</div>
<br />
<div class="MsoNormal">
With Esq. Apprentice collaborating with the NLGSF through
their NextGen committee we will be able to provide mentorship, curriculum, and
support for prospective apprentices. The final step we need to make is reaching
out to prospective apprentices and connecting them with these resources. The ALA
has begun this work, and will begin expanding these efforts to community
colleges and legal workers. Of course, we encourage people from marginalized
communities to take <a href="https://docs.google.com/forms/d/e/1FAIpQLSdb3j5EQY6mlES3B6cjgeujuiDOhfGNlr9C2ly5AbPcRFcVbg/viewform">this survey</a> and let us know that you want to become an
apprentice.</div>
<br />
<div class="MsoNormal">
The NLG includes both attorneys and legal workers. Because
of this we will be reaching out to legal workers in the NLG to begin
apprenticeships with their current employers. This follows the model of the
<a href="http://www.theselc.org/">Sustainable Economies Law Center</a> (SELC) who is
<a href="http://likelincoln.org/bios/">sponsoring 4 of their employees</a> through the LOSP.<br />
<br />
Also, the NLGSF does not currently have outreach to local
community colleges. This will be a second prong of our outreach efforts to
prospective apprentices. Reaching out to community colleges provides an
opportunity to increase racial diversity in the legal profession. Currently,
the legal profession includes <a href="https://www.youcaring.com/sfnlg-legal-apprentice-committee">less than 12% people of color</a>.
However, Laney College in Oakland California has nearly the reverse
demographics. Approximately <a href="https://www.usnews.com/education/community-colleges/laney-college-CC04521">84% of Laney students are people of color</a>.
Reaching out to students at community colleges such as Laney provides the NLGSF
an opportunity to increase racial diversity within its membership as well as
the legal profession generally.<br />
<div class="MsoNormal">
</div>
<div class="MsoNormal">
<br />
However, this work needs your support. The Haywood Burns
Fellowship ends in three weeks and we need additional support if we are going
to extend this work beyond that. As you can see there is much more work to be
done. Please <a href="https://www.youcaring.com/sfnlg-legal-apprentice-committee">make a contribution</a> today to support this work. </div>
<br />
</div>
Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com1tag:blogger.com,1999:blog-3725331607373424017.post-53820368239047751862017-03-19T18:42:00.002-07:002017-03-19T18:44:24.950-07:00Motion to Dismiss the Conspiracy Case Against the Land Action 4<div class="separator" style="clear: both; text-align: center;">
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<br />Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com1tag:blogger.com,1999:blog-3725331607373424017.post-49041744510178025602015-08-01T20:22:00.002-07:002015-08-01T20:23:04.439-07:00State Bar Refuses to Allow Squatter to Practice Law Due to Political ViewsThe California State Bar is refusing to let me become licensed as an
attorney because of my efforts squatting houses and helping others find
housing. I have completed all other requirements to practice law
including passing the Bar Exam. We need to raise awareness of the fact
that the State Bar is refusing my application to practice law solely on
the basis of my organizing efforts and political views. Please spread
this press release around far and wide so we can bring attent<span class="text_exposed_show">ion to this issue</span><br />
<br />
<div class="text_exposed_show">
This is important for many other than myself because there are other
students following the same educational path who have histories of
political organizing. If the State Bar rejects my application they may
continue to reject applications of others who are also committed to
environmental and social justice advocacy.<br />
<br />
There are enough
lawyers for the rich and corporations. We need lawyers who can represent
marginalized people and protect the environment. This means we cannot
allow the State Bar to reject applicants who have a history of
organizing and advocacy on issues relevant to areas in which there
exists little representation in the legal profession.<br />
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Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com5tag:blogger.com,1999:blog-3725331607373424017.post-17162360297205817002013-11-21T18:05:00.000-08:002013-11-21T19:59:24.538-08:00Michigan's War on SquattingI'm not sure what is going on in Michigan, but a draconian bill passed the Michigan House of Representatives that would make squatting a crime. Seeking shelter in an abandoned property would be a misdemeanor for a first offender, but it is a felony for second offender. Putting the homeless in prison is not only cruel, but also an impractical solution for the issues of poverty and homelessness. Please spread the word to everyone you know in Michigan to fight this bill when it comes up for a vote in the Michigan Senate.<br />
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For information on the bill's status go here: <a href="http://www.legislature.mi.gov/%28S%28vr3zuv55wfaiulm0pwfxt42t%29%29/mileg.aspx?page=BillStatus&objectname=2013-HB-5069">http://www.legislature.mi.gov/%28S%28vr3zuv55wfaiulm0pwfxt42t%29%29/mileg.aspx?page=BillStatus&objectname=2013-HB-5069</a>Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com3tag:blogger.com,1999:blog-3725331607373424017.post-62343177165293881342013-10-20T19:18:00.000-07:002013-11-21T20:28:56.922-08:00Someone Is Paying the Property Taxes, but the House Appears AbandonedRecently I had the following email correspondences with someone seeking suggestions regarding strategy for squatting an abandoned house.<br />
<blockquote class="tr_bq">
Message:<br />
Hi Steve,<br />
<br />
First let me thank you for all you've done. I appreciate your struggle
so far in your adverse possession and I am grateful you speak out, have created this group/network.<br />
<br />
I need your help. I have been searching (all be it limited to the internet) about the legalities of something I'm about to do....squat that abandoned house at the corner of my street.<br />
<br />
There is this house by my son's school and for as long as I have been walking my son to school over the last 2 years, this house has been completely abandoned. I imagined that someone died and no one has claimed it....<br />
<br />
Today I did my research, and indeed, the owner died in 2009! Its still in her name. There is garbage and old mail and phone books scattered out front. Cob webs and leaves covering walkways and entrances. The carport is falling apart...etc etc.<br />
<br />
So I dug more, and discovered someone has been paying the property taxes....my hopes just got shot down. But wait...did it?<br />
<br />
So I'm wondering maybe someone else is trying to pay for the property and take it over without actually living there. <br />
<a name='more'></a></blockquote>
<blockquote class="tr_bq">
So I ask for your advise, mostly in the form of your experience.<br />
<br />
I know you got arrested several times. Can you tell me the circumstances? I need to know what I'm up against. Whomever is paying the taxes hasn't come on the property, and I can only see the taxes from the year before which was paid so I dont know yet if there are back taxes unpaid still. If there are I plan to pay them.<br />
<br />
From the news, they say you were arrested for occupying another house in 2006. But where you arrested for occupying the house you are in now? When did the cops finally leave you alone?<br />
<br />
I have the feeling there are multiple people eyeing this house, I'm scared that its the neighbors that wised up and are paying the property taxes. If I go in there it would be with a bang. I would get a cleanup crew and make my presence known. The cleanup crew would sort of get people used to the idea that the place has been taken. It would be anonymous activity for like 3 or 4 days to get the neighbors acclimated to humans being there again. Then do a bug spray tent even, then move in.<br />
<br />
You can call me tomorrow if you want to chat on the phone XXX-XXX-XXXX.<br />
<br />
I just need to talk to someone that has done this already to feel confident about what I'm about to do. Is it even worth it if someone has paid last year's taxes?<br />
<br />
Thanks,<br />
XXXXX
</blockquote>
<br />
XXXXX,<br />
First of all I can only speak based on my experience in the Bay Area operating under California laws. I am not an attorney so I cannot provide legal advice. Any suggestion I make is based on my personal experience. I did not see what state you were in so the laws, culture, and politics of your area play an important role in determining the outcome of any situation.<br />
<br />
It is true that I was arrested, but that was not at the property I am currently at. The situation I was arrested at was less risky than what you are proposing. The property owners had been deceased for over a decade and someone had been paying the taxes. It turned out that a daughter of the former owners was paying the taxes and had never taken steps to deal with the house.<br />
<br />
I would suggest that you go to the tax collector and determine the address where the taxes are being sent and reach out to the person receiving the bill. If it is a relative or someone who has a legitimate claim on the property I would recommend that you work with those people and offer to manage the property in exchange for it's use. If there are living heirs paying the property taxes then attempting an adverse possession claim is risky, and you may get arrested as I did.<br />
<br />
If there is a third party paying the property taxes then that would be a different story. There are only two legitimate reasons for someone not on title to pay property taxes that I am aware of. The first, as I already mentioned, is an heir who wishes to preserve their interest. The second is someone making a claim of adverse possession. However for an adverse possession claim to succeed one must be in possession of the property in a manner that is consistent with the reasonable use of the property. If the property is unoccupied and not being cared for then someone paying property taxes does not have a legitimate claim of adverse possession.<br />
<br />
If, however, someone is paying taxes, has changed the locks, and occasionally cleans up then the situation becomes a bit murkier. Keep in mind that sometimes local governments hire work crews to do maintenance of blighted properties. Just because someone is weed-whacking and hauling trash one day does not mean that there is necessarily an individual making an adverse possession claim or who has an interest based on inheritance.<br />
<br />
If the person paying the taxes is attempting an adverse possession claim then be aware that this individual will likely attempt to undermine you later. It would be good to determine who that person is. I would inquire with your local tax collector for that information, but it is possible that you will not be able to find out.<br />
<br />
At the very least it is important to be diligent in doing your research and reaching out to any legitimate claimants because even if you are arrested later it will be difficult to convict you if you took every reasonable effort to verify that the property was truly abandoned.<br />
<br />
I would like to emphasize that in my experience people don't normally pay the property taxes on a property unless they have a legitimate claim. Most likely you will need to come to an agreement with that person in order to occupy the property. It is unlikely that you will acquire the property by adverse possession, but you may be able to come to a mutually beneficial agreement with whoever is paying the taxes. It is not uncommon that someone in such a situation would welcome some assistance.<br />
<br />
If it is your ultimate goal to acquire a property by adverse possession then it may be necessary to identify many more properties and research them all in order to find the most viable property. A property with two or more years of unpaid taxes is usually a more viable option. Based on my own arrest and conviction I encourage individuals to consider viability first and foremost and not to get fixated on a particular property due to its location, amenities, condition, etc. Identifying a dozen or more properties before deciding on one is a good strategy.<br />
<br />
I was convicted because I was fixated on a particular property which had someone paying taxes. I was successful with my current house because there were no legitimate claimants; no one was paying the taxes.<br />
<br />
For more information on property research go to <a href="http://blogsquats.blogspot.com/">http://blogsquats.blogspot.com</a><br />
<br />
If you would like to make a donation to Land Action go to <a href="http://www.land-action.org/donate/">http://www.land-action.org/donate/</a><br />
<br />
Feel free to contact me in the future. Also, it would be helpful to know your location.<br />
<br />
I would like to use your email in my blog. I will delete your identifying information. In this way I can help others who have similar questions as you.<br />
<br />
Thank you for your efforts bettering your community.<br />
<br />
Steven DeCaprio<br />
<br />
<blockquote class="tr_bq">
Hey Steve.<br />
<div>
<br />
I'm in XXXXXXX County, California. </div>
<div>
<br /></div>
<div>
Yes you can use my email and my correspondence as long as you take my name out and contact info.</div>
<div>
<br /></div>
<div>
And yes I will donate to the cause. I dont have much but I can spare some change :) </div>
<div>
<br />
AND THANK YOU FOR THE REPLY!!!</div>
<div>
<br /></div>
<div>
To
be honest, I got up at like 3am because I couldn't sleep thinking about
that house. You are right, I'm fixated on it. I need to practice
letting go....kind of like what buddhism teaches. So yea.....gotta take a
deep breath.</div>
<div>
<br /></div>
<div>
Hey so I watched Squatumentary
just now because I can't get my mind off this new concept of adverse
possession and you were in it and I wanted to know more about your
arrest situation. Man you got arrested how many times? 7? I think the
documentary was made with no end in sight for your court
situation....how did all that end? </div>
<div>
<br /></div>
<div>
So the
house you are in now didn't have this kind of friction? No cops? My mind
is racing with all sorts of different scenarios imagining being in an
Adverse Possession scenario with no owner contending it....but it seems
that if the cops show up they will always charge me with criminal
tresspassing. Theres no way around that. In some other states like in
Detroit its different, tresspassing and squating is 100% civil matter so
the cops dont get involved. Cali its not like that, ugh I hate it. </div>
<div>
<br /></div>
<div>
In
the documentary I was excited and sad at the same time. I'm excited
because you made some comments about money that I have been saying for
years. Not only that, they had some other squatters there saying similar
things. So I was sort of happy that I'm not alone regarding money and
profits and how it really messes everything up.....it breaks down the
community man, it prevents us from doing what we really want to do. So I
was like breathing a sigh of relief hearing that from other
Californians actually being the change they want....</div>
<div>
<br /></div>
<div>
But
then I feel bad because here I am like a coward afraid of being
arrested. I really do want to be the change I want to see, but you guys
(in the documentary) have taken more risks than I have ever taken. I
have my degree, I work a job thats so-so, not the best pay but it pays
the rent. But I work like 50-60 hours a week sometimes, fighting the
burnout.... tired of it. Learning about the success of the squaters in
that documentary felt awesome. But at the end I actually felt horrible
seeing that building get torn down, what a waste.</div>
<div>
<br /></div>
<div>
And
don't worry about the advice, I understand you need to give the shpeel
to me about not representing me or being a lawyer etc etc but you dont
have to. I take EVERYTHING with a grain of salt, and I'm not one to go
an sue someone. I'm just doing research and I'm looking for clues. Until
I can get my hands on actual California codes in writing I wont budge
really. It kind of goes against my ideals to blame someone else for my
actions. I'm responsible for myself. Thanks for the advice though.</div>
<div>
</div>
<div>
~XXXXX</div>
<br /></blockquote>
XXXXX,<br />
<br />
I was removed from the house 7 times, but I returned every
time until they issued a stay away order. I was very fixated. There was
one warning, 5 citations, and one arrest. I was convicted of three
counts of trespassing in the end. Getting arrested is less likely than
one thinks. In my experience police will either (1) not intervene if you
have keys and bills in your name or (2) will remove you from the
property under threat of arrest. After that it is your choice to return
to the property and get arrested. Very seldom do the police show up
suddenly and arrest everyone even if the squat is not viable. Even if
you are arrested the charge will likely be trespassing like mine which
is only a misdemeanor. It took a great deal of fixation on my part to
actually go to jail. Most squatters aren't that stubborn or foolish. I
like to think I'm older and wiser now.<br />
<br />
Land Action allows
squatters to transfer title by quitclaim deed to Land Action and then
enter into a project management agreement. This is one way to deflect
the police by referring them back to us and thus taking attention away
for the squatters who are Land Action volunteers. This has been very
helpful with bank foreclosed properties. Of course these situations are
not particularly viable for adverse possession because usually the banks
or speculators come forward and sue Land Action prior to the five year
period. Despite this it is always better to litigate in civil court
because at least in civil court you retain possession of the property
during the process with the option to negotiate some form of settlement.
<br />
<br />
Perception is everything. If the police and neighbors perceive
you to be trespassers you will be treated as such even if you are not.
However a fresh coat of paint and a carefully manicured lawn can easily
change perception in your favor. More of that is on my blog. In this way
California is different than Michigan, but it's more a sociological
issue than a legal one. The laws in California are some of the most
favorable to squatters in the U.S. Unfortunately the police and the
courts do not know much about the law as it pertains to squatting
because it is an issue that they are not familiar with. In that way
police and judges are not much more knowledgeable than the average
person on the street without formal training.<br />
<br />
Ultimately there is
no silver bullet in a successful occupation however one defines
"success", but I have found that with a lot of research, a lot of
persistence, a lot of flexible strategic thinking, and a little risk it
is possible to occupy and hold onto a space for a substantial period of
time. <br />
<br />
I appreciate your kind words regarding how our experiences affected your thinking. I wish you the best.<br />
<br />
Steve<br />
<br />
<blockquote class="tr_bq">
Can you explain in plain english the CA CIV Code 1006?<br />
<div>
I really dont understand it, too much jargon!</div>
~XXXXX</blockquote>
Hmmmm... I'll take a couple shots at explaining it:<br />
<br />
1. Finders, keepers. <br />
2. The occupier of land is presumed to be the owner until someone with a superior claim proves otherwise.<br />
3. When there is no other legitimate claim of ownership the occupier of the land is the owner by default.<br />
4. An occupier of land has all the rights and responsibilities as the true owner against all the world except the true owner.<br />
5.
If you squat abandoned property you own it pending the outcome of
either a lawsuit or fulfillment of adverse possession (Civil Code
section 1007)<br />
<br />
I hope that helps.<br />
<br />
SteveStevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com12tag:blogger.com,1999:blog-3725331607373424017.post-62442340677451365252013-05-06T19:14:00.001-07:002013-05-06T19:15:12.797-07:00Lisa Bloom and I convince Ashleigh Banfield that squatting is a good thing on CNN's Newsroom!<br />
<iframe allowfullscreen="" frameborder="0" height="315" src="http://www.youtube.com/embed/oaWN5_N5Ei8" width="560"></iframe>
<br />
On Friday morning, March 3, 2013, I spoke with Ashleigh Banfield of CNN's Newsroom program about my efforts squatting in Oakland, California. A debate ensues where Ashleigh Banfield criticized the concept of squatting and the legal process of adverse possession where a squatter can become the owner of a property legally. We were joined by California attorney Lisa Bloom who stated that squatting and adverse possession can provide a benefit to society by putting abandoned properties to beneficial use. Everyone realizes that squatting is good because of our solar panels. I also mentioned my old band Lesser of Two (http://lesseroftwo.bandcamp.com) as well as the non-profit I founded, Land Action (http://land-action.org). There is also video footage of Hannah Dobbz film, "Shelter, a Squatumentary" (http://propertyandresistance.wordpress.com/).Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com1tag:blogger.com,1999:blog-3725331607373424017.post-91613552714630991542013-04-11T17:43:00.001-07:002013-04-11T17:43:45.590-07:00Land Action Fundraisers Featuring Hannah Dobbz, Author of "Nine-Tenths of the Law"Recently I received a call from my long time friend, Hannah Dobbz, who has just released her book <em>Nine-Tenths of the Law; Property and Resistance in the United States</em><em>. </em>She told me that she was coming out to the west coast to visit. The conversation that initially began as her looking for a place to crash soon turned into us collaborating on a mini west coast book tour to promote her new book and build support for Land Action.<br />
<br />
There are three upcoming events. On April 16, 2013 we are
having an event in Los Angeles, CA (<a href="https://www.facebook.com/events/229462673858994" target="_blank">https://www.facebook.com/events/229462673858994/</a>)
and on April 19 and 20 we are having events in Oakland, CA (<a href="http://www.brownpapertickets.com/event/349165%2c" target="_blank">http://www.brownpapertickets.com/event/349165</a>,
<a href="https://www.facebook.com/events/590211584323356" target="_blank">https://www.facebook.com/events/590211584323356/</a>)<br />
<br />
These events are fundraisers for Land Action. Hannah Dobbz
will be speaking about her new book (<a href="http://propertyandresistance.wordpress.com/" target="_blank">http://propertyandresistance.wordpress.com/</a>),
and I will be giving a presentation about Land Action (<a href="http://land-action.org/" target="_blank">http://land-action.org</a>)<br />
<br />
To give some background Land Action is a California non-profit that assists
environmental and social justice organizers establish,
maintain, and defend land occupations to be used for housing
and projects.
<br />
<div class="ecxMsoNormal">
<span></span></div>
<a name='more'></a>Land Action
has had a number of successes since it was formed on June
22, 2011. Recently there
was a victory obtaining a dismissal of an eviction of a
community space known
as the Hot Mess/RCA Compound. This community space includes
housing, an urban
farm project, and a social center. (see the press
release in <a href="http://blogsquats.blogspot.com/2013/03/hot-messrca-victory.html">my previous blog post</a>)<br />
<br />
<div class="ecxMsoNormal">
<br />
</div>
<div class="ecxMsoNormal">
Land Action
has been assisting with the defense, development, and
expansion of numerous
housing and land projects throughout Oakland. Land Action
has also helped develop
and transition strategies with Occupy Oakland. Because of
these efforts there
are now at least eight active occupations in the city of
Oakland housing
organizers and providing space for projects. </div>
<div class="ecxMsoNormal">
<span></span><br />
</div>
<div class="ecxMsoNormal">
For these
efforts Land Action was featured in the article entitled
“Housing a Movement”
which was published in California Northern and republished
by Utne Reader, and
I was named one of 12 visionaries of 2012 by the Utne Reader<i>.</i></div>
<div class="ecxMsoNormal">
<br />
</div>
<div class="ecxMsoNormal">
<span>We have been approached by the National Lawyers Guild
(NLG) to assist with the housing subcommittee's efforts to
work with organizers establishing and defending
occupations. To assist the NLG it is necessary for Land
Action to build up our administrative capacity to be an
effective partner while continuing the work that we are
already engaged in.
</span></div>
<div class="ecxMsoNormal">
<br />
</div>
<div class="ecxMsoNormal">
<span>These
upcoming events are part of an effort to reach out to
supporters so that Land Action can build our
administrative capacity and sustain and expand our
efforts. It is our goal to establish a stable
administrative structure with 3 to 5 paid staff. <br />
</span></div>
<div class="ecxMsoNormal">
<br />
<span></span></div>
<div class="ecxMsoNormal">
<span>By
providing resources directly to organizers through land
occupations and sharing knowledge, skills, and strategies
with those same organizers Land Action can be a catalyst
for expanding environmental and social justice organizing
throughout the United States. <br />
</span></div>
<div class="ecxMsoNormal">
<span><br />
</span></div>
<div class="ecxMsoNormal">
<span>With
help and support
Land Action can build this organizing model from the
ground up. I am asking everyone to come to the event and ask your friends to not only attend the event but also
spread the word to others who may be interested.</span></div>
Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com1tag:blogger.com,1999:blog-3725331607373424017.post-66365347179927548832013-03-22T23:30:00.004-07:002020-07-25T19:40:24.727-07:00Hot Mess/RCA Victory<!--[if !mso]>
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<div class="WordSection1">
<div align="center" class="SenderAddress" style="text-align: center;">
<b style="mso-bidi-font-weight: normal;"><span style="font-size: 18.0pt;">Squatter’s
Rights Upheld in Court of Law</span></b></div>
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<br /></div>
<div align="center" class="SenderAddress" style="text-align: center;">
<b style="mso-bidi-font-weight: normal;">Occupation in Oakland, California Has
Victory Fighting Eviction</b></div>
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<br /></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiESzJeZKBqvyxbugiidSyCM5M5EiBoMjYOZGjArxvIefK7HvYoOgg01_cVE_rBaMNU1-rfYZqOGFCfNMEwgF8aPYJL04Kw1kDoTLPvU_hhcyI8ko7V42EzVk1Ere4sLDbdGFojAOrGNGTB/s1600/landaction_largewhite.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="155" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiESzJeZKBqvyxbugiidSyCM5M5EiBoMjYOZGjArxvIefK7HvYoOgg01_cVE_rBaMNU1-rfYZqOGFCfNMEwgF8aPYJL04Kw1kDoTLPvU_hhcyI8ko7V42EzVk1Ere4sLDbdGFojAOrGNGTB/s200/landaction_largewhite.jpg" width="200" /></a></div>
<div class="SenderAddress">
Press Release</div>
<div class="SenderAddress">
March 17, 2013</div>
<div class="SenderAddress">
<br /></div>
<div class="SenderAddress">
FOR IMMEDIATE RELEASE</div>
<div class="SenderAddress">
<br /></div>
<div class="SenderAddress">
CONTACT: </div>
<div class="SenderAddress">
Steven DeCaprio <a href="mailto:sdecaprio@hotmail.com">sdecaprio@hotmail.com</a></div>
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Oakland, CA- On Thursday March 14, 2013 occupiers of
properties in Oakland, California won the legal battle to maintain community
space in the Alameda County Superior Court. Judge Victoria Kolakowski issued a
judgment in favor of the defendants, occupiers of the properties known as the
Hot Mess/RCA Compound, and against plaintiff Rockridge Properties, LLC. This
community space includes housing, an urban farm project, and a social center.
In a long fight for squatter’s rights this judgment is a welcome victory.</div>
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<br /></div>
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Oakland, which is known for one of the most resilient
encampments of the Occupy movement, has also been home to numerous occupied
spaces before and after the Occupy movement began. </div>
<div class="MsoSignature">
<br /></div>
<div class="MsoSignature">
In her ruling dismissing the lawsuit on March 14, 2013
Judge Victoria Kolakowski stated, “There is no authority for the proposition
that the successor of an ownership interest also obtains the prior owner’s
possessory rights retroactively.” (<i style="mso-bidi-font-style: normal;">Rockridge
Properties, LLC v. Carey et al., </i>Alameda County Superior Court case number
RG12638555)</div>
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<br /></div>
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Upon their victory co-defendant Steven DeCaprio, CEO and
founder of the non-profit Land Action, stated, “This ruling gives hope that we will
return to the principal that land should be used for the benefit of society and
not merely as a commodity to be abused by banks and speculators.” </div>
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<br /></div>
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Since the subprime mortgage crisis in 2008, banks who received
generous bailouts by the federal government have, for the most part, refused to
provide any relief to home owners facing foreclosure. </div>
<div class="MsoSignature">
<br /></div>
<div class="MsoSignature">
Teri-Dawn Elkins, Interim Chief Operations Officer for Land Action
states, “This victory for occupiers should put the banks on notice that it is
in their best interests to renegotiate mortgages with home owners rather than later
losing those foreclosed properties to adverse possessors such as the ones in
the HM/RCA Compound.”</div>
Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com1tag:blogger.com,1999:blog-3725331607373424017.post-4547730100749748352012-12-05T13:52:00.003-08:002012-12-05T13:52:38.997-08:00Nine-Tenths of the Law | Hannah DobbzIt's Out! "Nine-Tenths of the Law" uses information from this blog within a comprehensive overview of squatting in the United States. Check it out!<br />
<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjTn4IZ_RpDjwkeXFhh1T5vYlQtpJ21db1cQb0A6eUnjutlVSpZweyKeDFCbDCHon1mqyTIiFBtL2lgOtiLQOA-8k8zg9B3_pksj4l5k34vrizngnKW6bJcA1Hl08QBTeOqfuItWn4aT8qV/s1600/ninetenthsofthelaw_72.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjTn4IZ_RpDjwkeXFhh1T5vYlQtpJ21db1cQb0A6eUnjutlVSpZweyKeDFCbDCHon1mqyTIiFBtL2lgOtiLQOA-8k8zg9B3_pksj4l5k34vrizngnKW6bJcA1Hl08QBTeOqfuItWn4aT8qV/s1600/ninetenthsofthelaw_72.jpg" /></a></div>
<br />
<br />
<div style="text-align: center;">
<a href="http://www.akpress.org/ninetenthsofthelaw.html#.UL-9oYFFzgs.blogger">Nine-Tenths of the Law | AK Press</a></div>
<div style="text-align: center;">
<br /></div>
<div style="text-align: center;">
<a href="http://www.cvltnation.com/the-anarchists-librarya-must-readnine-tenths-of-the-lawby-hannah-dobbz/">Nine-Tenths of the Law | CVLT Nation Post</a></div>
Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com1tag:blogger.com,1999:blog-3725331607373424017.post-53221810511624827752012-04-10T19:16:00.000-07:002012-04-10T19:16:25.395-07:00Intro to Squatting for Occupy OaklandThis was the first presentation of the day during the <a href="http://land-action.org/">Land Action</a> sponsored skill-share in solidarity and coordination with Occupy Oakland. Mimi Shang, Executive Director of Land Action (on the right) is co-presenting/moderating the disucssion.<br />
<br />
This discussion was intended to orient people not familiar with political squatting, occupations, reclamations, or adverse possession. This is just a basic discussion not particularly intended for people with a working knowledge on the subject or even a basic understanding. <br />
<br />
I will post the links to the other presentations over the coming days that have more in depth and nuanced information. <br />
<br />
Enjoy:<br />
<br />
<iframe allowfullscreen="" frameborder="0" height="315" src="http://www.youtube.com/embed/Ep1-qWEJxYc" width="560"></iframe><br />
<a name='more'></a><br />
<br />
<iframe allowfullscreen="" frameborder="0" height="315" src="http://www.youtube.com/embed/GJQX9JMgMFk" width="560"></iframe><br />
<br />
<iframe allowfullscreen="" frameborder="0" height="315" src="http://www.youtube.com/embed/gJeQOyRyw3Y" width="560"></iframe>Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com0tag:blogger.com,1999:blog-3725331607373424017.post-83776111563482061522012-04-04T17:43:00.000-07:002012-04-04T17:43:09.783-07:00Wish List for My House. Please Donate.So recently I realized that I'm getting broke fixing up my house and paying all the taxes. I spent pretty much all my savings on repairs, taxes, and city fines.<br />
<br />
The city repeatedly cited my house for blight for no apparent reason, other than the fact that we were adverse possessors. At the end of it they claimed I owed thousands of dollars which I was forced to pay. I sued the city to get the money back, but the judge stated I lacked "standing" until I receive a court order declaring my title by adverse possession to be clear. This despite the fact that I have been occupying the property for over a decade.<br />
<br />
I'm not going to go on about how the city is wrong or how the ruling in my case is wrong. For more info on how corrupt the City of Oakland is go to the grand jury report on the subject, pages 63 - 98 at the link below:<br />
<br />
<div id="mpf0_bodyHdr"> </div><a href="http://www.acgov.org/grandjury/final2010-2011.pdf">http://www.acgov.org/grandjury/final2010-2011.pdf</a> <br />
<br />
What my housemates and I have decided is to try to save money by coming up with a list of items that we need for our house that we should keep our eye out for in free boxes, curb sides, craigslist, or wherever.<br />
<br />
I should mention that since the city also refuses to let me have a grid tie in for my house much of the list are items necessary to run an off-grid house on 12 volts D.C. current through conventional A.C. wiring and fixtures.<br />
<br />
Also, we are having a garden/yard work party on April 13th. Yes, that is Friday the 13th. <br />
<br />
If anyone has any of the following items or knows where we can get them for free or super cheap please let me know. My email is <a href="mailto:sdecaprio@hotmail.com">sdecaprio@hotmail.com</a><br />
<span style="font-size: large;"><br />
</span><br />
<span style="font-size: large;">Wish List</span><br />
<br />
1. 2 bathroom sinks<br />
2. anything cool that runs on 12 volts D.C.<br />
3. 12 volt D.C. lighting fixtures<br />
4. 12 volt D.C. to 18 volt D.C. adapter for computer that doesn't convert to A.C. in between<br />
5. wiring, electric plugs, car lighter plugs for wiring our A.C. style plugs which are running on 12 volt D.C. to work with 12volt D.C. appliances.<br />
6. Exterior siding for our 10' by 12' by 10' shack<br />
7. Dry wall plaster<br />
8. a two burner propane stove such as a Coleman<br />
9. food seeds and stuff for sprouting and planting<br />
10. Native plants/Native Vining plants.<br />
11. WillowStevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com0tag:blogger.com,1999:blog-3725331607373424017.post-50674518572923086302012-01-19T21:21:00.000-08:002012-01-19T21:21:03.123-08:00Foreclosure Evictions Require 90 Days Notice. Fight Back!If you are a tenant living in a foreclosure property with or without a written lease agreement you have the right to receive a minimum of 90 days notice before an eviction proceeding can begin under the <a href="http://www.govtrack.us/congress/billtext.xpd?bill=s111-896">Protecting Tenants at Foreclosure Act, S896, Sec. 702. </a><br />
<br />
Under California law the 90 days does not start until after the new owner contacts you personally in writing with a "Notice to Pay Rent or Quit". The notice must be in "writing, requiring its payment, stating the amount which is due, the name, telephone number, and address of the person to whom the rent payment shall be made" <a href="http://www.leginfo.ca.gov/cgi-bin/displaycode?section=ccp&group=01001-02000&file=1159-1179a">under California Code of Civil Procedure section 1161.</a><br />
<br />
Of course knowing your rights and effectively asserting your rights are two different things. There are plenty of evictions that move forward despite the fact that the tenant in the foreclosure was not provided 90 days notice. Ironically the person deprived 90 days notice has the obligation to file a motion in court to demand the notice they were deprived. For most tenants this makes the Protecting Tenants at Foreclosure Act worthless since the burden of demanding ones rights is placed on the tenant, and that burden requires either finding an attorney or having a working knowledge of the courts.<br />
<br />
That is why I have developed fill in the blank forms for a Demurrer which is a motion to dismiss the case without trial that you can file with the courts. Simply fill in the blanks, mail a copy to the landlord's attorney along with the other documents listed below, keep a copy for yourself, and show up in court on the day you are scheduled.<br />
<br />
The first form is a <a href="https://skydrive.live.com/redir.aspx?cid=5fe34e601f9abcab&resid=5FE34E601F9ABCAB%21120&parid=undefined">Notice of Demurrer</a> which is a notice that you are asking the court to dismiss the eviction proceeding because the Unlawful Detainer Complaint is in clear error due to a failure to provide proper notice.<br />
<br />
The second form is the <a href="https://skydrive.live.com/redir.aspx?cid=5fe34e601f9abcab&resid=5FE34E601F9ABCAB%21122&parid=undefined">Demurrer</a> which is the actual argument for the dismissal.<br />
<br />
You will also need to fill out a <a href="http://www.courts.ca.gov/documents/cp105.pdf">"Prejudgment Claim of Right to Possession" </a><br />
<br />
You will also need to have someone else mail the copies to the attorney and have that person fill out a <a href="http://www.courts.ca.gov/documents/pos030.pdf">"Proof of Service by First Class Mail"</a> or <a href="http://www.courts.ca.gov/documents/pos020.pdf">"Proof of Personal Service"</a> if hand delivered.<br />
<br />
Also, you may qualify to have your fees waived so you should probably fill out<a href="http://www.courts.ca.gov/documents/fw001.pdf"> a fee waiver form.</a> Do not mail this to your landlords attorney because your financial standing is confidential. The rest of the documents must be copied in triplicate with the original filed with the courts, a copy for your landlords attorney, and one for yourself.<br />
<br />
Remember, if this doesn't work don't give up. This is merely an opening salvo to shut down the eviction process immediately and get the new owner and their lawyers to come to the table and negotiate.<br />
<br />
If your demurrer is over-ruled the next step is to file an <a href="http://www.courts.ca.gov/documents/ud105.pdf">Answer</a> while attempting to negotiate with the owner. In some cities like Oakland there are <a href="http://www.oaklandnet.com/BlueRibbonCommission/PDFs/JustCauseforEvictionOrdinance.pdf">Just Cause for Eviction Ordinances</a> which prohibit evictions after a foreclosure. In such cities you can win the right to stay in your home if you keep up the fight and learn your local ordinance.<br />
<br />
As always I must state that I am not an attorney and do not guarantee the effectiveness of this advice nor the documents linked to this post.<br />
<br />
Fight back at your own risk.... or good fortune.<br />
<pre></pre>Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com1tag:blogger.com,1999:blog-3725331607373424017.post-18100787296517555002011-12-28T19:13:00.000-08:002011-12-28T19:17:13.462-08:00Property Laws for Defending an Occupation<div class="separator" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em; text-align: center;"><img border="0" height="320" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEheyx5PfXM6JbUkDAnLZF0FyG938nQCjCYuCbao3aT3FjA_0dylkgow4jHFY-oLGAMISFgPvi8n3G3uBm6QjY4aS01lzns5HM9m3nZPT2_qRjQwy3g4ZpI3TQeI4Qcm39gQUTbuEM6h9QBz/s320/landing.jpg" width="216" /></div><br />
So <a href="http://land-action.org/">Land Action (our non-profit)</a> organized a teach-in supporting Occupy Oakland to share our experiences and the experiences of others to provide information to develop the best possible strategies for establishing and defending occupations of all types.<br />
<br />
Many people expressed an interest to defend foreclosures, reclaim foreclosures, establish new encampments, and establish new squats. All of these activities have legal ramifications and the following is what we covered in the property law teach in.<br />
<br />
Disclaimer: This legal essay is not all inclusive nor do I make any assurance to it's accuracy as I am not an attorney. All the law cited in this post is California law as it pertains to Alameda County unless stated otherwise. Laws may vary from state to state, and their enforcement may vary depending on the city you are in.<br />
<br />
There are three areas of the law that pertain to occupying land; adverse possession (best case scenario), criminal trespass (worst case scenario), and civil trespass (second best scenario).<br />
<br />
<b>1. Adverse Possession</b><br />
<br />
First, there are the laws pertaining to adverse possession in which the occupier of land claims ownership of the land until proven otherwise. The most basic claim is title by occupancy pursuant to Civil Code Section 1006 where the occupier of land is the presumptive owner. This law is very simple so I will quote it in it's entirety:<br />
<br />
"Civil Code Section 1006. Occupancy for any period confers a title sufficient against all except the state and those who have title by prescription, accession, transfer, will, or succession; but the title conferred by occupancy is not a sufficient interest in real property to enable theoccupant or the occupant's privies to commence or maintain an actionto quiet title, unless the occupancy has ripened into title by prescription."<br />
<br />
Of course simply because you occupy a property for a short time it doesn't mean you own the property against someone who can prove they are the true owner. Civil Code Section 1006 does provide you the protection, in certain circumstances, requiring the property owner to prove they own the property in court before an eviction can occur. In some cases, especially foreclosures, the bank may have a difficult time proving they own the property because often the paperwork has changed many hands and has been done poorly. If the owner can't prove they own the property an eviction cannot occur. (at least in theory)<br />
<a name='more'></a>In more realistic scenarios it may be possible to defend your occupation in court for a while during the time it takes for the true owner to make an offer of proof. This is what we did at Hellarity. I discuss this further below under the section entitled Civil Trespass.<br />
<br />
Of course if you occupy a property long enough you may be able to overcome any eviction and become the true owner by adverse possession pursuant to Civil Code Section 1007. Adverse possession is achieved by 5 years exclusive occupancy without permission along with payment of property taxes pursuant to Code of Civil Procedure Section 325. <br />
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Also, an adverse possessor can have their name added to the assessment rolls pursuant to Revenue and Taxation Code Section 610. The importance of this is that for government officials the assessment roll is used as evidence of ownership. If you add your name to the assessment roll it may be possible to prevent police harassment or deprivation of your property rights by government officials. When one makes a request pursuant to Revenue and Taxation Code Section 610 it is necessary to provide a "declaration, under penalty of perjury, that he or she currently has possession of the property and intends to be assessed for the property in order to perfect a claim in adverse possession." The request is made to the tax assessor's office.<br />
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2. Criminal Trespass</b><br />
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The worst case scenario in any occupation is that the police arrive and threaten to arrest you. If no one on the property is committing any crimes then the only charge that the police could arrest you under is misdemeanor trespassing. Usually the police provide an occupier one free pass to choose to stay and get arrested or leave the property and avoid arrest. <br />
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Before being confronted with that choice it is always a good idea to be aware of your criminal exposure. Under Penal Code Secion 19 a misdemeanor is punishable by up to 6 months in jail and $1,000 fine. This is the maximum sentence. It would be very rare for a judge to impose the maximum penalty. I was sentenced to two months jail after a trial leading to three separate convictions. The judge could have sentenced my to 18 months in jail under Penal Code Section 19, but gave me a much lighter sentence.<br />
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Despite this I have spoken to some attorneys about this sentence and the consensus is that a two month sentence is much harsher than normal. I was able to serve my sentence out of custody in a work program.<br />
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A more lenient conviction would be either a fine or community service which is common for many convicted of trespass. If you've spent the night in jail some judges will convict you with time served (ie no further punishment).<br />
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The most common trespassing charge is under Penal Code Section 602 which states that entry onto land posted no trespassing or where police are requested by the owner to arrest trespassers is a misdemeanor.<br />
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Ironically I was convicted of Penal Code Section 602.5 which prohibits the entry into the resdience of another. I find this ironic since the house I was squatting had been empty for over a decade which should have protected me from such a charge.<br />
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<b>3. Defenses to Criminal Trespass</b><br />
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There are numerous defenses to a charge of trespassing. The best one, of course, is that you had permission to be on the property or are the true owner. Before a situation confronting the police I recommend reading my previous blog post <a href="http://blogsquats.blogspot.com/2010/11/is-there-something-i-can-help-you-with.html">"Is There Something I Can Help You With?"</a> It's always best to avoid a prosecution than to fight one.<br />
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Another defense is that the prosecution is unconstitutional. This is actually a strong legal argument as it is taught in law school, but not as strong today when most judges roll their eyes when the Constitution is cited in a criminal court. <br />
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The most obvious constitutional argument is that you should be provided due process under the Fourth Amendment to the U.S. Constitution in the form of an eviction or ejectment (see below). The concept of due process would ensure that one who occupies vacant land is protected by Civil Code Section 1006 (above) as well as the Constitution. One such case that can be cited in support of this is King v. Massarweh, 782 F. 2d 825 where the owner accused his tenants of being trespasser and had them arrested.<br />
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The strength of this argument is that if land owners can simply remove occupants by calling the police then what is to stop them from calling the police to remove tenants thus rendering the eviction procedure and tenants rights moot. This is what happened in King v. Massarweh.<br />
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Another legal principle that is emerging is that removing people from encampments and throwing them into the streets is cruel and unusual punishment prohibited by the 8th Amendment of the U.S. Constitution. The rational is that the punishment of depriving someone of shelter is cruel when a harmless misdemeanor trespass is the only offense being charged. This is a new defense and there is only one citeable case out of Florida where this argument prevailed; Pottinger v. City of Miami, 40 F. 3d 1155. There has been one victory in California protecting people living on Los Angeles's skid row, but unfortunately that case was not published in the proper legal journals to be considered having the weight of law in California. In California the 8th Amendment defense has not been decided by the courts, but it's worth bringing up anyway; especially if the occupiers are otherwise homeless.<br />
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Of course in the context of a political occupation such as Occupy Oakland one could argue that the prosecutions are malicious police actions meant to deprive protestors of their free speech protections under the 1st and 14th Amendment of the U.S. Constitution. The current situation reminds me of the case Allee v. Medrano, 416 U.S. 802 (1974) where farm workers in Texas were arrested numerous times for minor offenses by the police in an effort by the government to suppress organizing efforts by labor unions during the civil rights era. The Supreme Court decided that even though the labor organizers may have committed minor violations of the law that the selective arrests by the organizers were in "bad faith" by the police in an effort to deprive them of their right to free speech, free association, and equality.<br />
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Of course, if you find yourself in a jail cell I wouldn't put to much faith in the Constitution in today's political climate. Accepting the risk and doing as much as possible to avoid arrest is something I recommend during the planning stages. That is why I recommend doing your <a href="http://blogsquats.blogspot.com/2011/11/property-research-for-occupy-oakland.html">research before taking action, </a>and <a href="http://blogsquats.blogspot.com/2010/11/is-there-something-i-can-help-you-with.html">developing a solid plan and following through with it.</a><br />
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<b>4. Civil Trespass</b><br />
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A very likely scenario for an occupation that avoids the police is that at some point the owner of the property, their estate, or some successor will become involved. I always recommend that you assume the owner will intervene unless the owner is dead (with absolutely no living heirs) or has completely disappeared. That said before entering a property I recommend attempting vigorously to contact the owner. At first I like to ask the owner for permission. If the owner doesn't respond then I like to inform the owner of my intention to adversely possess the property (see above). This way you know the owner is not engaged, and if the owner decides to remove you later you can use copies of your correspondence to show that you entered the property in good faith.<br />
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One analogy I use is that it is better to kick the hornets nest than it is to get stuck in it. Do not tip toe around the owner before entering the property unless you want a confrontation later.<br />
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Assuming your intention is to adversely posses the property then there are some steps you can take to establish the legitimacy of your occupation.<br />
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If the building is your residence you can file a homestead declaration under Code of Civil Procedure Section 704.930. A homestead declaration can be filed with the county recorder's office. This document can be found online or purchased at a copy shop if they provide notary services. The homestead declaration must describe the property as it is described on the previous owner's deed, and be completely filled out.<br />
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In the line that says, "I own the following interest..." one can put "occupancy pursuant to civil code section 1006". Another way to fill out that line is "fee simple title". I am not sure the most appropriate, but it has never been an issue. In fact I have left that line blank most of the time.<br />
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Also, it is necessary that the Homestead Declaration is signed in front of a notary and then notarized before it is filed. A common mistake is for someone to sign a document before taking it to the notary. The purpose of the notary is to ensure that the signature is authentic; nothing more. So no matter how many mistakes you make in your document the notary only cares about ensuring that you are who you say you are and that you are the one signing the document. Notaries will not ask questions about your paperwork or provide any advice on how it should be filled out.<br />
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After notarizing your Homestead Declaration you can then file it with the county recorder. Both the notary and the recorder will charge a fee. <br />
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The advantage of a Homestead Declaration is that it can be used as evidence under Code of Civil Procedure Section 704.940. This means that if the owner comes forward at some later date then you can establish that at the very least you were in possession of the property at the time commencing when the declaration was filed unless the owner can prove otherwise. If the owner comes forward over 5 years after filing the declaration it will be more difficult for the owner to legally remove you.<br />
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A Homestead Declaration is not appropriate if the owner gives you permission to be on the property. If you have permission from the owner to be there you have a better chance of arguing that you are a tenant.<br />
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Also, under Civil Code Section 880.310-880.370 a Notice of Intent to Preserve Interest can be filed with the county recorder after the Homestead Declaration. The Notice of Intent to Preserve Interest enters the person's name in the ownership index. This can be filed in the same way as a Homestead Declaration and must reference the document number of the Homestead Declaration or some other document on file with the county recorder.<br />
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Another strategy for establishing record title for the purposes of adverse possession can be to file a Quitclaim Deed which transfers your interest to a third party which is contractually obligated to transfer title back to you when you have been in possession of the property for five years.<br />
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The difficulty in filing a Quitclaim Deed is finding a person that you both trust and is also willing to accept the risk without the benefit of acquiring the property. This is a service that Land Action will be providing to certain occupations that fit within our mission which is to support occupations that advance the principles of equality, justice, or equality.<br />
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These strategies for adverse possession may not end in successfully acquiring ownership of the property in which you occupy, but it does help to establish your claim. Even if you are arrested the absentee landlord will still have to sue you to clean up their title. This means that if you are arrested or removed through some illegal means you can maintain your claim. If the owner doesn't sue you within 5 years after you are removed you may still acquire the property. If the owner does sue you within 5 years then you can fight them in court and/or negotiate a settlement. What you decide to do depends on the circumstances.<br />
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There are two types of lawsuits an owner may use to remove an occupier. One is called and Unlawful Detainer and the other is called a Quiet Title. Unlawful Deatiners are usually used to evict tenants whereas Quiet Title is used against trespassers. <br />
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Since the litigation process is so complex I will be developing fill in the blank forms for each step in the process in future blogs. Feel free to add comments if you have a particular situation which may need such a document so I know what to develop first.<br />
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<b>Summary</b><br />
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Knowing the laws in an increasingly lawless society does not guarantee any outcome, but it can give you the advantage in developing your strategy and dealing with confrontational situations. Arguing the legality of your occupation with an adversary rarely succeeds, but developing your occupation in a manner that most conforms with the law might help avoid a confrontation or, at the very least, make it more difficult for and adversary to find a pretext to harass you.<br />
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Also, in the event that you find yourself in a courtroom, knowing the law can in a best case scenario lead to your victory in fighting an eviction, but even in the worst case scenario it can help you to take advantage of the process to minimize the harm caused by and eviction. More on this will be available on this blog soon.Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com5tag:blogger.com,1999:blog-3725331607373424017.post-16251276571468422882011-11-26T19:14:00.000-08:002011-11-26T19:14:34.923-08:00Property Research for Occupy OaklandLately I have become an ad hoc instructor on the topic of researching properties for housing reclamation and foreclosure defense by other participants in the Occupy Oakland movement. Occupy Oakland has begun to focus on bank foreclosed properties as the nexus between the takeover by the 1% of our country and it's direct effect on our local community. This realization by Occupy Oakland as well as Occupy Oakland has been a tremendous inspiration for me as I have been fighting for a decade for housing rights and squatting. I am proud to be offering my experience to the movement.<br />
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On that note I am offering the step by step process I go through in Oakland to research a property. I provide this information to expand the actions throughout Oakland as well as to offer a template that may be used by occupiers throughout the U.S. and the World.<br />
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Step One: Identify Properties<br />
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Before you can begin researching properties you must have a specific property or properties in mind. How you identify these properties depends on what you intend to do.<br />
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A. Foreclosure Properties<br />
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For foreclosure defense you can ask people who are in foreclosure to come forward for assistance. If you want to find foreclosures first rather than wait for people to come forward there are many sources for foreclosure listings. For a list that is already compiled The San Francisco Chronicle has an online database of foreclosed properties:<br />
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<a href="http://www.sfgate.com/webdb/foreclosures/">http://www.sfgate.com/webdb/foreclosures/</a><br />
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If you would like to do direct research on foreclosures rather than rely on the San Francisco Chronicle there is a process for doing that as well. You can access that information through the Alameda County Recorder's office. The information is available at their office in full or in part online. <br />
<a href="http://www.blogger.com/%20http://www.acgov.org/auditor/clerk/propertysearch.htm"><br />
http://www.acgov.org/auditor/clerk/propertysearch.htm</a><br />
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When searching for foreclosures you will search for a document called a Notice of Default. Not all Notices of Default are foreclosures. The Notice of Default must be associated with a Deed of Trust. This is because in California the mortgage and subsequent foreclosure process is done through a Deed of Trust where a trustee is granted the authority to act as a referee between the borrower and the lender in a mortgage.<br />
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To find the location of the property in foreclosure you must find a description of the property. That description is usually attached to the mortgage agreement which is in turn attached to the deed of trust. Usually the property descriptions leave out the actual address or parcel number. They provide cross streets and lot measurements instead so a little deduction will probably be necessary.<br />
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Although doing direct research is more work you have the advantage of being able to identify foreclosed properties much earlier in the foreclosure process. With that in mind it should be noted that a homeowner receiving a Notice of Default will have time to avoid foreclosure by paying the bank the delinquent amount.<br />
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B. Abandoned Properties<br />
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The best way to identify abandoned properties is by canvassing a neighborhood house by house and block by block. I recommend identifying a specific area and go up and down in one direction street by street until you've covered the area. After that go back through the same area on all the cross street. In this way you can cover a specific area in a grid ensuring that you have observed every house. Usually the best spots are the ones that are the least obvious so it's important to be thorough. <br />
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An alternative method is to use the City of Oakland's blighted property list, and then scout those particular addresses, even scouting them online with a street view setting.<br />
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Here is the City of Oakland's list of blighted properties:<br />
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<a href="http://www.oaklandnet.com/government/ceda/revised/blighted-properties/cover-blight.html">http://www.oaklandnet.com/government/ceda/revised/blighted-properties/cover-blight.html</a><br />
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Please keep in mind that only a few blighted properties are abandoned. The City of Oakland often uses blight as a means to harass people as well so make sure you are careful when using the city's list.<br />
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In the end I prefer the canvassing approach since many abandoned properties aren't reported as blight and many so called "blighted" properties are just people being harassed by the city or uptight neighbors.<br />
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The next three steps involve a trip to downtown Oakland near lake Merritt. I go to the tax assessor, tax collector, county courthouse, and county recorders office.<br />
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<iframe frameborder="0" height="350" marginheight="0" marginwidth="0" scrolling="no" src="http://maps.google.com/maps?f=d&source=s_d&saddr=Alameda+county+administration+building,+Oakland,+CA&daddr=Rene+C.+Davidson+Courthouse,+Oakland,+CA+to:1106+Madison+Street+Oakland,+CA+94607&hl=en&geocode=FUfJQAId0mW2-CHNicdD84bl4g%3BFYHHQAIdeWq2-CFcYdQev8m3pg%3BFcrGQAId-2G2-CmnJcxNNYePgDE_4aYjd9EqRw&aq=&sll=37.79991,-122.264765&sspn=0.00086,0.001321&vpsrc=0&mra=ls&ie=UTF8&t=h&ll=37.799925,-122.263705&spn=0.00137,0.00301&output=embed" width="425"></iframe><br />
<small><a href="http://maps.google.com/maps?f=d&source=embed&saddr=Alameda+county+administration+building,+Oakland,+CA&daddr=Rene+C.+Davidson+Courthouse,+Oakland,+CA+to:1106+Madison+Street+Oakland,+CA+94607&hl=en&geocode=FUfJQAId0mW2-CHNicdD84bl4g%3BFYHHQAIdeWq2-CFcYdQev8m3pg%3BFcrGQAId-2G2-CmnJcxNNYePgDE_4aYjd9EqRw&aq=&sll=37.79991,-122.264765&sspn=0.00086,0.001321&vpsrc=0&mra=ls&ie=UTF8&t=h&ll=37.799925,-122.263705&spn=0.00137,0.00301" style="color: blue; text-align: left;">View Larger Map</a></small><br />
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<a name='more'></a><br />
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Step Two: The Tax Assessor<br />
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Once you've identified a property or properties of interest it is then necessary to find the owners name and address as well as the parcel number. This information is available at the office of the Alameda County Assessor – Public Records which is located at the Alameda County Administration Building - Room 245, 1221 Oak Street, Oakland, CA.<br />
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The Alameda County Assessor's office does provide some information on their website at <a href="http://www.acgov.org/MS/prop/index.aspx">http://www.acgov.org/MS/prop/index.aspx</a><br />
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The owner's name and address is not provided online so you must call, write, or physically go to the assessor's records department. I recommend going down physically because it is the easiest way to research a list of properties.<br />
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As you do this research you will start looking for red, yellow, and green flags on properties:<br />
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Red Flags<br />
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Property ownership has changed recently<br />
The owner's address is near the property<br />
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Green Flags<br />
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The owner's address is the same as the abandoned property<br />
The ownership information has not changed in a long time<br />
The owner's address is far away<br />
The owner's address is invalid<br />
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Yellow Flags (ie more research needed)<br />
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The owner is an estate or a trust<br />
The owner is a bank or other such institution<br />
The owner is a government agency<br />
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Not all red, yellow, or green flags necessarily mean a property is not viable for your purposes, but they should be taken into account before deciding on a course of action.<br />
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Step Three: Tax Collector<br />
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With a property address or parcel number you can find if the owner has been paying the property taxes. This information is important if you are looking for an abandoned property to occupy. It is also insightful to know whether the owner has paid their property taxes if only to have a general idea about the situation the property is involved with generally.<br />
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Tax info can be obtained at the tax collector's office in person or online at <a href="http://www.acgov.org/propertytax/index.htm">http://www.acgov.org/propertytax/index.htm</a> The Alameda Tax Collector is located in the lobby of the Alameda County Administration Building so it is conveniently located in the same building as the assessor's office. In some counties the tax collector and assessor are the same administration. That is not the case in Alameda County.<br />
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Step Four: Court Documents<br />
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Now that you have the name of the owner one can search the court records to see what litigation the owner of record is or has been involved in. In Alameda County you can reach the Rene C. Davidson courthouse through a tunnel connecting it to the county administration building through their respective basements. <br />
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After leaving the tax assessor and collector's offices you can take the elevator to the basement. Exit the elevator to the right and follow the long hallway past the registrar of voters. On your left you will see a set of elevators and stairs. They will take you to the lobby of the Rene C. Davidson Courthouse.<br />
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Near the security screening area you will see the entrance to the Clerk of the Superior Court's office. Enter that door and go all the way back. There will be some computer in a back area. On these computers you can search the court's databases for any litigation pertaining to any individual. Enter in the owner of records name and choose the types of cases you are interested in and the time frame. I usually make my search as wide as possible.<br />
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Once you search the records a list of cases may come up. Sometimes an owner of record has never been involved in any litigation, but usually there are at least some cases. You can write all the case numbers down and then look the cases up later on the courts website here: <a href="http://apps.alameda.courts.ca.gov/domainweb/html/casesumbody.html">http://apps.alameda.courts.ca.gov/domainweb/html/casesumbody.html</a><br />
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This website provides access to every document ever filed in any case since the court switched away from microfiche. Very old cases still stored in microfiche must be viewed personally.<br />
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Here are some red, yellow, and green flags:<br />
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Red Flags<br />
Recent cases indicating the owner is actively engaged in litigation (ie not a default proceeding)<br />
A recently commenced probate case indicating that the owner's estate is about to be disbursed<br />
A recent unlawful detainer case (ie eviction)<br />
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Green Flag<br />
A very old and unresolved probate case<br />
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Yellow Flags<br />
A bankruptcy proceeding<br />
A foreclosure proceeding<br />
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Step Five: Recorder's Office<br />
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The Alameda County Recorder's Office provides access to all official recorded documents. Some research can be done from their website at <a href="http://rechart1.acgov.org/search.asp?cabinet=opr">http://rechart1.acgov.org/search.asp?cabinet=opr</a><br />
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The information on the website is very limited so a physical trip to the recorder's office is usually necessary. Fortunately in Alameda County the recorder's office is just around the corner from the assessor, collector, and court offices. The Alameda County Recorder's Office is located at 1106 Madison Street; Oakland, CA 94607.<br />
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Here are some documents to look for:<br />
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Deed/Grant Deed<br />
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This document shows a transfer from a previous owner to another. The most recent Deed usually matches with the assessor's office records.<br />
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Deed of Trust<br />
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This document indicates a mortgage has been taken out on a property. The lender is usually a bank, and the trustee is the referee between the bank and the borrower. A trustee has the power to commence a foreclosure proceeding if the bank is not being paid.<br />
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Notice of Default<br />
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As mentioned above.<br />
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Of course there are many more recordable documents and any of them may provide useful insights.<br />
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Step Six: Engage People Directly<br />
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Now that you have all this information you may have a good idea what properties are viable for the purposes you intend. I suggest now directly engaging the owner for permission if they are available. Talking to neighbors is a double edged sword. If you are starting a community garden or defending a foreclosed property engaging the neighborhood directly can be a good idea. <br />
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If you are squatting an abandoned building I recommend treading more lightly and focusing on improvements you are making to the property as the new owner or property manager. (note: squatting is a form of property ownership, civil code section 1006) If neighbors press you on how you acquired the property I usually say that I paid the back taxes. (code of civil procedure section 325) Of course I discuss this in much greater detail in other posts, but simply put it is usually a bad idea to tell your neighbors that you are squatting since the term squatting has such a negative stigma to some people in our society.<br />
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Summary<br />
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Doing research is very important when occupying contentious space. The more you know the more likely you are to succeed, the better you can develop your message, and the better your project looks even if you fail. Just by being informed you can garner a great deal of respect and credibility. <br />
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Of course sometimes it is important to take risks and act on what you believe to be right. The research you do should help you plan the best strategy given the circumstances. There never is a perfect property nor a perfect plan so there will always be a level of risk when defending a foreclosure, planting a guerrilla garden, or squatting an abandoned house. <br />
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Research can improve the odds of success, but cannot guarantee it. What is important is that we take action based on our beliefs to fight for a better world. Occupy Oakland has already lost at least five spaces thus far. For each occupation this may be considered a failure, but for the movement it represents a tremendous success bringing awareness to the issues of injustice.<br />
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I hope that Occupy Oakland can reclaim more spaces and be able to keep them long enough to create a permanent or semi-permanent infrastructure.Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com1tag:blogger.com,1999:blog-3725331607373424017.post-50535498180614703972011-11-17T11:50:00.000-08:002011-11-17T11:50:09.102-08:00Squatter's Life<span style="font-size: x-small;"><i>I originally wrote this article for <a href="http://www.invisibleoranges.com/2011/10/squatters-life/">Invisible Oranges</a> a heavy metal blog.</i></span> <br />
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I met Mila in 1999 at La Scintilla, a squat in Modena, Italy. I was on tour with my previous band <a href="http://lesseroftwo.bandcamp.com/">Lesser of Two</a>. Mila runs a number of labels including <a href="http://www.agipunk.com/">Agipunk</a>, Break the Chains, and <a href="http://www.iconoclastrecords.org/">Iconoclast</a>. Recently Iconoclast agreed to release Embers’ upcoming album, <a href="http://embers.bandcamp.com/">Shadows</a>.<br />
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La Scintilla was a huge fortress with a bar, library/store, a computer workstation, two rooms with free foosball, a large concert space, a guest room designed for over a dozen people, multiple kitchens, storage, an entire floor of apartments, dining room, common space, laundry room, meeting room, and space left to expand.<br />
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During Lesser of Two’s tour in ’99 as well as subsequent tours by Embers, we played at many squats such as La Scintilla.<br />
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Before touring Europe for the first time, I always thought of squats as merely abandoned properties which people just occupied for shelter. As a teenager, some friends of mine and I had occupied a vacant warehouse. We brought furniture into an empty office in the warehouse and hung out there. I remember when Ash, the other guitarist on Lesser of Two’s first E.P., was kicked out of his parents’ house and began living in the warehouse.<br />
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Once his parents kicked him out he was living in the warehouse without electricity, and one of the only places we could plug in was a local park that was known as a pick-up spot for guys cruising for sex. Eventually Ash left town and Lesser of Two became a three piece with my wife, Kelly, who currently plays bass with me in Embers.<br />
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After arriving in Europe and seeing the squats there, my ideas about the possibilities of squatting expanded dramatically. Lesser of Two and Embers have played in dozens of squats throughout Europe. Some of the squats are as good or better than any commercial venue you will play in—they have large stages, professional sound equipment, efficient staff/volunteers, backstage area, food, etc.<br />
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Other squats are on the other extreme: burned out or stripped husks of buildings powered by a maze of extension cords plugged into pirated electricity, where a foreboding sense of injury lurks around every corner. There is also every possible variation in between.<br />
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Despite this, even the most blighted squats tend to provide a good forum for metal, with people packed in, getting drunk and rocking out regardless of their surroundings. In fact, sometimes playing a show in a building that is falling apart adds to the post-apocalyptic sensibilities that metal often embraces. Sometimes it’s like playing the most out of control dive bar you could imagine.<br />
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La Scintilla was one of many squats I encountered that sparked my imagination regarding the possibilities of squatting. I imagined squatted fortresses and labyrinths with their own self-contained societies rising up in every city. Other squats that inspired similar thoughts include Zoro in Leipzig, Rotteflora in Hannover, Rozbrat in Poznan, Ladronka in Prague, El Paso in Torino, Barrikaden in Oslo, just to name a few.<br />
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After the show at La Scintilla in ’99, drinking and dancing ensued. Mila began to dance on the bar and tables, jumping from one to another in time with the music. He was soon joined by a boisterous woman. The image of them dancing with such reckless abandon was surreal. Unfortunately, the festivities came to a halt when the two of them came crashing down upon each other, leaving the woman with three broken ribs and Mila with a large welt on his head.<br />
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When the Lesser of Two tour in ’99/’00 was complete, my band mates and I split up and traveled around Europe. For those 2 1/2 months I lived primarily in a squat in Madrid. The entire household was comprised of radical vegetarians. One floor was vegan, the other vegetarian. In a culture dominated by bullfights and tapas, being a vegetarian was very much against the grain. At the time there were more squatters in Madrid than vegetarians.<br />
<br />
My friend Rekena, who invited me into the house, switched between playing guitar and bass in many punk and metal bands. While I was there he formed a short lived vegan death metal band with one of our other housemates.<br />
<br />
At one point, some friends of ours squatted a building in our neighborhood. Rekena and I went there to hang out. While we were there one time, the owner and two thugs kicked in the door and started assaulting people in the apartment. Rekena told me to leave. I wanted to stay and fight, but he was adamant. Later I realized he was looking out for me, because the police arrived and everyone in the squat was arrested.<br />
<br />
Squatters in Europe have varying degrees of rights. Spain is a country where squatters have few rights. On the other end of that scale is the Netherlands, where squatters have extensive rights. Most countries fall somewhere in between.<br />
<br />
While I was in Madrid, I took the time to study Spanish. I went to a squatted school in a building that was abandoned by the Catholic Church. The school was called <a href="http://prosperesiste.nodo50.org/">La Prospe</a>, and they provided free Spanish classes. Most of my fellow classmates were recent immigrants from North Africa and the Middle East.<br />
<br />
Upon returning from Europe after the Lesser of Two tour in ’99/’00, Kelly and I attempted to return to our old routine. All of our lives, Kelly and I have worked low skill shit jobs to support our music, including dishwasher, short order cook, pizza delivery, construction laborer, recycling collection, etc. Whenever we went on tour we’d quit our job and look for another after we returned.<br />
<br />
Since Kelly and I were touring and traveling for over 7 months, we decided to move out of our apartment, and look for new housing on our return. We found an apartment with friends, and I had assurances from my previous employer that they would hire me back.<br />
<br />
That didn’t quite work out.<br />
<br />
After only a few months back, we were evicted, and the manager who promised my job back had been replaced. Without work and housing my options were limited. For a while I slept on friends’ couches while I looked for work. Then I started to sleep in our tour van rather than rely on my friends.<br />
<br />
For about a year while I slept mostly in our tour van, my primary source of income became donating my body for various scientific experiments. It was at this point that I became determined to start a squat similar to those I had seen in Europe as a solution to my housing dilemma.<br />
<br />
Hellarity was the first squat where I lived. It is a squat that people had been residing in since the early to mid’90s in Oakland. The squat had an open door policy which resulted in a great deal of chaos. Since I was always cooking food for everyone, I was embraced by the household, and eventually given my own room. Often I would come home and find wall to wall people sleeping on every inch of floor space.<br />
<br />
It was at Hellarity that I realized that squatting is not free. Almost every day there were new guests magically appearing on our couch, and we constantly had to kick old guests out to make room. Guests would fight with each other. Housemates would fight with each other. Guests and housemates would fight. It was a constant struggle amongst everyone to best utilize our limited resources.<br />
<br />
Of course with all that chaos came a lot of positives as well. There were many amazing travelers coming through. Many of them were musicians. Many of them would help with house projects or help dumpster dive for food. Because of this, Hellarity always had plenty of food for everyone, even if we were all living on top of each other.<br />
<br />
All along I knew that I was not comfortable simply using Hellarity’s resources. I needed to strike out on my own, establish my own space, and widen the circle. I left Hellarity to establish a squat in Berkeley, California, which we named Banana.<br />
<br />
Banana had been abandoned for more than 10 years and was filled with dust and garbage. The plumbing didn’t work so my fellow squatters and I had to re-plumb the house. We also replaced the broken windows and cleared out much of the garbage. We turned on the water, electricity, and a phone.<br />
<br />
The beginning of the end occurred when I was at the house removing the boards on the windows I had repaired. The Berkeley police stormed the property, and held us at gunpoint. I was cited and released, but I stood there while city workers boarded the property back up.<br />
<br />
Later, I returned, removed the boards, and moved back in. I was cited again, and the city workers used one way screws to install the boards, and filled the keyhole with epoxy. Again, I was cited and released.<br />
<br />
The third time I came back, sawed the screws and doorknob, and moved back in. I was again removed by the police, then cited and released. The city workers then welded the storm door shut with an arcwelder.<br />
<br />
At this point, the back and forth between the city of Berkeley and me had become personal. I should have realized the situation was untenable and moved on. Looking back on it now, I realize I was simply being foolish, but the anger I felt about my situation dominated my thoughts. I could not accept that our society would prefer for me to be homeless while an abandoned house rots. We reward stockbrokers, corporate CEOs, real estate speculators, and so on with wealth and luxury, but musicians are forced to work shit jobs, live in slums, and in some cases go homeless.<br />
<br />
I returned to Banana with a cordless dremel, a diamond blade, and a can of WD-40. I sprayed the weld joints with lubricant and cut the metal with the dremel. I had cut all the weld points and was in the midst of changing the locks when the police arrived. They took me to jail.<br />
<br />
For my efforts, I was cited six times, spent two nights in jail, and spent weekends for a year cleaning up trash on the side of the road after being convicted of three counts of “unlawful entry into a residence.” I had no money for an attorney, and the judge denied my requests to have an attorney appointed to me. I had to represent myself through an entire jury trial and had six out of the nine charges against me thrown out. Pretty good for a beginner, but not good enough.<br />
<br />
My legal troubles did not stop there. While out on bail, I returned to Hellarity. The first day I woke up, the house had been served with a lawsuit. Because of my growing legal experience, the duty of litigation rested mainly on my shoulders. I gave the district attorneys a run for their money. For about 2 1/2 years, I litigated them in circles until I couldn’t handle both the burden of litigation as well as the drama of wall-to-wall people; 20 at one count in a house with only four actual bedrooms.<br />
<br />
At the same time all of this was happening a documentary on squatting was being filmed called <a href="http://www.killnormal.com/shelter/">“Shelter: A Squatumentary”</a>. This documentary follows the story of three squats in the East Bay, including Hellarity and Banana.<br />
<br />
<iframe allowfullscreen="" frameborder="0" height="315" src="http://www.youtube.com/embed/Bv3pYRv7FXw" width="420"></iframe><br />
<br />
<br />
Shelter: A Squatumentary (TRAILER)<br />
<br />
<br />
<iframe allowfullscreen="" frameborder="0" height="315" src="http://www.youtube.com/embed/NWMmJxmE-Hk" width="420"></iframe><br />
<br />
Shelter: A Squatumentary (OLD TRAILER)<br />
<br />
During all of this, I had another squat on the back burner. It was completely uninhabitable, but extensive remodeling sounded better to me than continuous litigation. A tree was growing into the roof. One floor was filled with dead animals. The other floor had trash and fire damage. The crawl space had syringes and more trash.<br />
<br />
We called the house Noodle.<br />
<br />
Today, I live at Noodle. The roof is fixed, the trash is gone, and the house is mostly functional. We have no hot water or electricity, but there is no litigation or drama. It’s my home.<br />
<br />
Currently Timm, who plays guitar in Embers, lives with me. Since we don’t pay rent or mortgage payments, one might think that we could save a lot of money and sink it into the band, or quit our jobs and tour incessantly.<br />
<br />
Unfortunately, since the house was abandoned for over 40 years, it was in dire need of repairs (or demolition). Because of this, I spend most of my paycheck on repairs and blight fines. I hope that one day the house remodeling will be done, and I can put more time and money into the band.<br />
<br />
Despite this, my life has settled down considerably. I have a decent job, there is little house drama, I’m not involved in any litigation, and I get along with my neighbors. My friends and I even started a garden in an empty lot on our street. We built a shack which is looking more and more like a cottage. Our friend is the “groundskeeper”.<br />
<br />
Also, since I’ve been in and out of court so much I’ve decided to become a lawyer. When I pass the Bar Exam in 2013, I will become the only lawyer that specializes in squatting. I find myself consulting with squatters often, helping them avoid common pitfalls while establishing or defending squats. There are now numerous squats in Oakland, and the trend is growing.<br />
<br />
However, unlike Noodle, not all squats have happy endings:<br />
<br />
<br />
<iframe allowfullscreen="" frameborder="0" height="315" src="http://www.youtube.com/embed/qsrV9WQd1lQ" width="420"></iframe><br />
<br />
. . .<br />
<br />
Safehouse owners throw bookcase at occupants<br />
<br />
<br />
<iframe allowfullscreen="" frameborder="0" height="315" src="http://www.youtube.com/embed/P-xZr3CxFfU" width="420"></iframe><br />
<br />
. . .<br />
<br />
Safehouse barricade: owners throw knives<br />
<br />
. . .<br />
<br />
I have learned a lot through my squatting experiences. I’ve learned that our society places a higher value on property than human life. I’ve learned how people can come together during difficult times and how they can fall apart and turn against one another.<br />
<br />
I’ve also learned that in the U.S.A., squatters have more rights than I originally thought. For example, if you squat a property long enough, then the property becomes yours. This legal principle is called “adverse possession,” and it is the squatter’s holy grail. I have achieved that at Noodle. I don’t know anyone else who has. I’ve started a blog about this subject with this same name, <a href="http://blogsquats.blogspot.com/">Adverse Possession</a>.<br />
<br />
Embers has gone to Europe twice since I first met Mila at La Scintilla. During those tours, we have played in many squats. Playing in European squats can be a good alternative to commercial venues, especially for lesser known bands who are self-managed. It’s exciting to be working with Iconoclast now because Embers shares roots in the crust, squatter, and radical communities, as do a growing number of metal bands today.<br />
<br />
In 2009, Embers played at Barrikaden in Oslo. Afterward we visited one of the infamous burned churches of Norway. Playing in European squats can be a good alternative to commercial venues, especially for lesser known bands who are self managed.<br />
<br />
Tips for squatters:<br />
<br />
1. Research<br />
<br />
Before entering a house and living there, it is often helpful to know exactly what you are walking into. With an address, you can find the owner’s name and the parcel number through your local tax assessor’s office. With that name and parcel number, you can find more information at your local courthouse and county recorder’s office. The internet can also be a good source of information, but don’t rely on the internet exclusively. I recommend researching numerous properties, so you can pick the most viable rather than the most desirable.<br />
<br />
2. Prepare<br />
<br />
Before entering the house, imagine all the possible reactions by people who may undermine your efforts, such as neighbors, police, owners, and city officials. Brainstorm every possible reaction by those people and develop a strategy for taking possession of the house in a way that avoids as much potential confrontation as possible. Develop strategies as well to deal with situations as they arise. Treat such interactions as the theater of life and practice your lines with your friends.<br />
<br />
3. Repair<br />
<br />
Make sure that the water is turned on and that you fix up the house in a way that both ensures your comfort and secures the respect of your neighbors. I recommend a fresh coat of paint and a garden if you want your neighbors to like you. If you turn an abandoned house into a filth infested shantytown you shouldn’t be surprised if your neighbors turn against you. Respect your house and respect your neighbors.<br />
— Steve DeCaprio<br />
<br />
. . .Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com0tag:blogger.com,1999:blog-3725331607373424017.post-51248072797134332452011-05-13T17:06:00.000-07:002011-05-13T17:06:33.594-07:00Hellarity House Circa Huh?So I found this ancient video which is a short "documentary" about Hellarity. It's a stream of images and video interspersed with text which clearly was written by someone with only a cursory knowledge of the house, but...<br />
<br />
Enjoy!<br />
<br />
<iframe width="425" height="349" src="http://www.youtube.com/embed/SSLO-zYD2vk" frameborder="0" allowfullscreen></iframe><br />
<br />
For more current info check out their <a href="http://www.facebook.com/profile.php?id=1028176991">facebook page... I guess.</a>Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com0tag:blogger.com,1999:blog-3725331607373424017.post-49537411387359862032011-05-05T12:03:00.000-07:002011-05-05T12:03:43.750-07:00Is Arson the New Way that Absentee Landlords Evict Squatters?Someone burned down the Safehouse by setting a fire in the front stairwell. The fire department said there were people squatting at the time of the fire but that they got out safely. They also went on to say that the fire was not started as a result of any activity by the squatters in the house.<br /><br />This is the second time someone has tried to burn squatters out of house and home in Oakland. There is something seriously wrong with people who hate squatters so much they are willing to kill, destroy, and put others in jeopardy.<br /><br />Of course the arsonist will probably blame the squatters by some rationale like, "They made me do it." If anyone out there is willing to blame the squatters who are the victims in this situation it makes me wonder if we have lost our humanity. Housing is a basic human right. Those who think otherwise are bonkers.<br /><br /><a href="http://www.ktvu.com/news/27736794/detail.html?sms_ss=blogger&at_xt=4dc2f2062d66b0ff%2C0">OPD Say Cause Of House Fire Suspicious - News Story - KTVU San Francisco</a>Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com0tag:blogger.com,1999:blog-3725331607373424017.post-86021811284292664572010-12-18T10:09:00.001-08:002010-12-18T10:09:08.165-08:00Squatters 1, Owners 1 (Everybody Loses)Yesterday, the "owners"/absentee landlords mounted another violent assault against the Safehouse. There were over a dozen people attacking while only a handful of people were home. Two large men guarded both entrances threatening to beat anyone up who tried to enter.<br />
<br />
There were fewer supporters so a counter-attack was not feasible. It appears there are some backbiting armchair anarchists spreading disinformation about the Safehouse. If anyone knows the individual who posted this blog (http://anarchistnews.org/?q=node/12901) I would love to meet them. It would be nice to know who is responsible for this slanderous character assassination. <br />
<br />
I, unlike this person, will not write anonymous, back stabbing posts on the internet.<br />
<br />
Right now the Safehouse and it's residents need our solidarity! Now more than ever! Contact me if you want to help.Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com1tag:blogger.com,1999:blog-3725331607373424017.post-91876722400055239952010-12-06T20:31:00.000-08:002010-12-06T20:31:13.723-08:00Squatters 1, Owners Zero!On Thursday the family claiming to own the property the squatters call the "Safehouse" survived an attempted eviction.<br />
<br />
The alleged owners showed up with the police, but the Oakland Police Department refused to get involved in an illegal eviction. Subsequently the "owners" kicked in the door and began destroying the house and everything in it while terrorizing the occupants.<br />
<br />
The police returned and arrested one of the "owners" for disorderly conduct. This is a major victory for the Safehouse and Oakland squatters generally. Here are some videos:<br />
<br />
Right After the "Owners" Broke In<br />
<br />
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<br />
"Owners" Attacking Occupants with a Bookcase<br />
<br />
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<br />
"Owners" Assaulting People with Knives<br />
<br />
<object height="385" width="480"><param name="movie" value="http://www.youtube.com/v/P-xZr3CxFfU?fs=1&hl=en_US&color1=0x5d1719&color2=0xcd311b"></param><param name="allowFullScreen" value="true"></param><param name="allowscriptaccess" value="always"></param><embed src="http://www.youtube.com/v/P-xZr3CxFfU?fs=1&hl=en_US&color1=0x5d1719&color2=0xcd311b" type="application/x-shockwave-flash" allowscriptaccess="always" allowfullscreen="true" width="480" height="385"></embed></object>Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com0tag:blogger.com,1999:blog-3725331607373424017.post-48194093374051414542010-11-20T14:41:00.000-08:002010-11-20T14:45:05.415-08:00Is There Something I Can Help You With?"Is there something I can help you with?" is the magic rhetorical question which helps to ward of cops, city officials, and sometimes a hostile neighbor.<br />
<br />
When a government official approaches you at your squat and you repeat these magic words it sets the tone of the dynamic. Instantly you go from a suspicious character to the one who is in charge. The official then switches from their planned accusations and interrogation to something else.<br />
<br />
The reason this magic phrase does this is because it exudes confidence in the fact that you are in charge here, and that you are the one with the power to render assistance. Instantly the power dynamic has changed.<br />
<br />
Often an official will simply respond, "No sir/mam." and leave.<br />
<br />
Other times they will spontaneously render useful information, "Well, we had a complaint from a neighbor that there were people squatting this building."<br />
<br />
You can then revert to the jedi mind trick, "These aren't the squatters your looking for." I'm serious, you can then say something like, "I haven't seen anyone on the property, and I've been here all day." or something like that.<br />
<br />
Of course the magic words don't always provide instant victory. If the official stays around and tries to figure out what you are doing or who you are the magic words have merely given you an advantage in the situation which is still invaluable.<br />
<br />
What to do next?<br />
<br />
Usually the first test a squatter must pass when establishing a squat is to deal with the cops. If the cops never come by then count yourself lucky, but everyone should be prepared for that moment even if it never arrives. There are a number of strategies for dealing with the cops that I've seen, and these are the pros and cons as I see them:<br />
<br />
<a name='more'></a><br />
<br />
<b>Run Away</b><br />
<br />
Of course I can't think of a time in which this is a good idea. Despite this you may be surprised how many oogles sit on the stoop of their squat drinking 40's and then run away and jump a fence the moment a cop rolls up. You have instantly gone from a suspect to a criminal in the cops mind, and you've blown up your squat as well. This is why it is important to have a plan. Almost any plan is better than simply freaking out.<br />
<br />
<b>Hide</b><br />
<br />
When the cops show up some squatters lock the door and pretend there not home. This is only bad if the cops know you're in the house which is technically not hiding, but rather barricading. If the cops do not suspect that you're in the house and leave then you had better come up with a better plan because they will be coming back. I do not recommend hiding because the cops leave thinking that there is something weird going on and will likely be more suspicious of you when the return.<br />
<br />
Your probably better off answering the door and saying, "Is there something I can help you with?" You can always slam the door and barricade yourself in. (see below)<br />
<br />
<b>Plead the Fifth</b><br />
<br />
O.K. so you have attended some radical skill share for protests and stuff like that, and the person who seemed like an expert said, "Never talk to the cops ever, no matter what." Although this is generally a good idea I believe squatting is an exception. The reason is that in most situations your objective is to escape without getting arrested. In a squatting situation there is no escape because the cops know where you live. If you refuse to talk to them they MAY leave the house, but they will probably be curious enough to do some research and find out your squatting. Alternately, they may just assume your squatting which will result in efforts by the cops and/or city to remove you and your eventual arrest.<br />
<br />
<b>Communicate Strategically </b><br />
<br />
It is possible however if you are artful with communication skills to talk to the cops without saying anything. This is the closest you'll get to pleading the fifth without calling attention to yourself. Here are some examples:<br />
<br />
1. Socratic Method (respond with questions/interrogate the interrogator)<br />
<br />
Cop: "Do you have permission from the owner to be on the property?"<br />
Squatter: "Why do you ask?"<br />
<br />
2. Evasion (respond to questions without addressing the underlying suspician)<br />
<br />
Cop: "What's are you doing here?"<br />
Squatter: "I was about to do some gardening."<br />
<br />
3. Circumlocution (responding in a manner that does not concede or divulge certain facts)<br />
<br />
Cop: "When did you <i>purchase</i> the property?"<br />
Squatter: "I <i>acquired </i>the property last month."<br />
Cop: "Why isn't your name listed in the property records."<br />
Squatter: "We haven't filed the paperwork yet. These things take time."<br />
(italics added to show that the cop used specific language to corner the squatter while the response is more general conforming to"Be the Owner" below)<br />
<br />
4. Diversion (changing the subject without responding)<br />
<br />
Cop: "What's going on here?"<br />
Squatter: "Hey, do you have any information about the local neighborhood association?"<br />
<br />
<b>Role Play</b><br />
<br />
One way to be prepared is to imagine all the scenarios that may unfold regarding interaction with officials and then perform improv skits with your fellow squatters. In this way you can practice your communication skills and learn to anticipate scenarios. This may sound silly, but it is very useful.<br />
<br />
After every role play, you should talk about what went well, what went wrong, and how the situation could have improved if things were done differently.<br />
<br />
<b>Lie</b><br />
<br />
Lying to the cops is not illegal. Actually, lying is only illegal in certain situations such as perjury and fraud. Despite this lying can come back to haunt you.<br />
<br />
The most common lie is, "I have permission from the owner." This often works temporarily, but often the official will contact the owner and your squat is most likely blown. (see my other entry <a href="http://blogsquats.blogspot.com/2010/10/when-property-owner-arrives.html">When The Property Owner Arrives</a>)<br />
<br />
The other way lies come back to haunt you is if you are in court and want to testify. Any and all lies you have told can then be brought against you in an exception to the hearsay rule. Generally, lying is not a good idea, and usually only happens because someone is not prepared. Proper role play, as stated above, can help a squatter navigate a conversation with an official without lying and without divulging that you are a squatter.<br />
<br />
<b>Barricade Yourself In</b><br />
<br />
I've never heard of this working. The cops just call more cops, and next thing you know your on the evening news. This is great if you want attention and don't mind blowing up your squat. This is standard for protest squats and banner drop squats, but this rarely works if you want to live somewhere. The only way this works is if you have enough community support. This may happen over time so I'll try to keep an open mind.<br />
<br />
<b>Be the Owner </b><br />
<br />
California Civil Code section 1006 states:<br />
<br />
"Occupancy for any period confers a title sufficient against<br />
<pre>all except the state and those who have title by prescription,
accession, transfer, will, or succession; but the title conferred by
occupancy is not a sufficient interest in real property to enable the
occupant or the occupant's privies to commence or maintain an action
to quiet title, unless the occupancy has ripened into title by
prescription."</pre><br />
Because of this squatting a property is a form of ownership in that property. Therefore, it is totally legitimate to state that you are the owner of the property you are squatting as long as it is abandoned and you believe that the owner is dead, disappeared, or disinterested in the property. <br />
<br />
Of course when claiming ownership this may lead to someone researching the record title of the property. There are some provisional type documents one can record to establish a title by squatting. The first is a "Homestead Declaration" which can be followed by a "Notice of Intent to Preserve Interest".<br />
<br />
Also, if one of your fellow squatters does not want to pursue title by adverse possession (see my blog entry <a href="http://blogsquats.blogspot.com/2010/09/what-is-adverse-possession.html">What is Adverse Possession?</a>) then that person can sign and record a "Quitclaim Deed" transferring their interest in the property to you.<br />
<br />
There are other documents that can be filed, but these are the simplest and least risky.<br />
<br />
<b>The Straw Man</b><br />
<br />
What I call the straw man strategy is simply to refer all questions to a person who is never around. This could be someone who opened the squat with you, but decides to stay off the property simply to be the straw man or perhaps for other reasons such as school, work, family, etc.<br />
<br />
This could also be someone who is not involved in the squat who merely is temporarily assuming title to the property.<br />
<br />
Then, when the official arrives everyone can simply respond, "I just work here. Talk to the Joe (straw man) the owner."<br />
<br />
Now if the official looks up Joe and discovers that Joe is not the owner then they are in a quandry because they can't find Joe, and they can't blame his employees for a discrepancy in title.<br />
<br />
Of course you can file a Quitclaim Deed declaring Joe the owner, and sign a "Property Management" contract declaring you the property manager for the next five years at which time Joe will transfer you title to the property under certain conditions. If you do this then Joe has record title of sorts, and you have a contract granting his/her permission to be there.<br />
<br />
If you actually transfer title through a Quitclaim Deed be sure to do that with someone you trust, and make sure the contract is well drafted so that you have ownership transferred to you upon completing the adverse possession qualifications<br />
<b><br />
</b><br />
<b>Good Luck</b><br />
<br />
Of course there are many factors outside of you control such as the history of the property, the attitudes of the neighbors, the priorities of the officials you interact with, or current events. Sometimes the least prepared squatters succeed while those who plan for months in advance fail. Despite this having a good plan can improve the odds.<br />
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Also, I disclaim any overt or implied assurance that any of my suggestions will work out or won't get you into even deeper trouble. Don't blame me if your squat gets busted or you get arrested. Follow my suggestions at your own risk!<br />
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Use your brain. Your strategy depends on the situation you're in, and only you know what that is.Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com3tag:blogger.com,1999:blog-3725331607373424017.post-30144632784258383212010-10-14T19:32:00.000-07:002010-10-14T19:32:55.701-07:00When the Property Owner Arrives.Recently I was asked what the pros and cons are of signing a waiver in exchange for the owner granting you permission to stay in your squat.<br />
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The only disadvantages are those inherent in the situation.<br />
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1. The property owner is around.<br />
2. They know you're on the property.<br />
3. If it's under five years they can have you removed as trespassers; if not criminally at least through an ejectment process.<br />
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Well, also it depends on the waiver. Any waiver you sign should be as limited as possible. It should state something to the effect that you will not hold the owner liable for any injury or damages caused by the condition of the property. You should not assume any liability, and you should be careful of other provisions they may include such as inspections, work trade, relinquishing of any rights, etc.<br />
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If the waiver is simple then signing it in exchange for keeping your home is the most practical thing one can do.<br />
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The next question is what rights does a permissive occupier of a property have. This is a question I have not yet found the answer to.<br />
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The owner will likely argue that you merely have an employer-employee relationship such as a property manager. Such relationships are "at will" which means they can be ended without notice at any time. <br />
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The former squatter will argue that any work done was in lieu of rent and therefore establishes tenants rights.<br />
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One thing is certain though, at the very least the owner will have to evict you as a tenant even if you can't establish tenancy because once you have permission it is not a criminal matter anymore. For this level of extra security alone it is worth signing a waiver.<br />
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The only thing that bothers me personally about dealing with property owners who leave their property abandoned is my fundamental resentment of allowing people to let property be wasted while people are homeless. Some absentee landlords have a legitimate excuse, but most are just douchbags. With that said be careful and don't let them take advantage of you.Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com0tag:blogger.com,1999:blog-3725331607373424017.post-83726412874744033412010-09-15T14:20:00.000-07:002010-09-15T18:12:42.792-07:00What is Adverse Possession?<div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi5FX4fXODR-0F-rQGV_SH1DXHmXOhjJtoJpwSG5wTkFRi32SYUXZacKjt-ulFal4arAiggaYkV9QSMkNnuswt-CmMrNVZcwMHT-Zopug-o_olb_cKUx3ShdCYgiSiha2u3juGQR0w7yTm7/s1600/cop.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi5FX4fXODR-0F-rQGV_SH1DXHmXOhjJtoJpwSG5wTkFRi32SYUXZacKjt-ulFal4arAiggaYkV9QSMkNnuswt-CmMrNVZcwMHT-Zopug-o_olb_cKUx3ShdCYgiSiha2u3juGQR0w7yTm7/s320/cop.jpg" /></a></div><br />
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Simply put adverse possession is the legal concept in which one who occupies land without permission for long enough becomes the owner.<br />
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This is the squatter's holy grail.<br />
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In California the time period is five years which is the shortest of any place I've heard of. Of course in California you must pay the property taxes during that period as well to claim uncontestable ownership of a piece of land.<br />
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Now that may sound straight forward, but in real life it is much more complicated. For example, if the owner sues you within the first five years you're pretty much screwed. Also, if it's been over five years and you didn't pay the full five years taxes then you're screwed. Even if you paid five years of taxes if the years you paid do not correspond with the five years you squatted the property you are also screwed.<br />
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Also, if you ever have permission from the owner you cannot count your permissive occupancy to count towards the five year requirement. If you leave the squat and come back this also may start the clock over, especially if you have to break back in because the owner boarded up the house or changed the locks.<br />
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Because of the difficulty of fulfilling all of these requirements very few squatters achieve ownership through adverse possession. Even if you do achieve it there is no guarantee that the courts will follow the law and grant you the rights you deserve. Judges will often ignore the law because of their class bias against squatters. I'm sure you've heard the story of the guy who was convicted of assaulting a police officer's fist with his face. It happens all the time.<br />
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A more reasonable goal is to find a place and live in it for as long as possible. A good situation is when the police and city don't get involved and the neighbors don't mind. Another good situation is if you meet the owner and they don't mind you being there, or even... imagine this... like you.<br />
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These outcomes are good even if they fall short of adverse possession's requirements. You have a place to stay rent free for a while, and maybe when they finally try to evict you they might even pay your moving expenses to avoid a trial.<br />
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Oh, and just because you can't claim ownership through adverse possession that doesn't mean you don't have other rights and options to fight for your squat. You do, but I'll talk more on that later.<br />
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Also, if you really want to adversely possess a property it's not impossible. It's just tricky, and I'll explain more on that later too.Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com0tag:blogger.com,1999:blog-3725331607373424017.post-939776286596681822010-09-02T21:56:00.001-07:002010-09-02T21:56:04.985-07:00Is Oakland Ready for a Squatting Movement?In the summer of 2000 I was homeless. I had been working 40 or more hours a week in the food service industry for all of my adult life just to get by, and there I was without a house and without a job. Fortunately I had a lot of friends with a lot of couches. I found odd jobs while I looked for a job, but I had become sick and tired of handing over half of my paycheck to a slumlord.<br />
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I had seen a different world. You see I had just returned from Europe where I had seen dozens of squats. These buildings had been occupied by punks or radicals to provide housing and provide space for projects such as concert halls, libraries, book stores, schools, cafes, restaurants, and so on.<br />
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In all likelihood if I had not lost my job AND my home upon my return to the states I may not have embarked upon a decade long struggle to establish my own squat in Oakland, California. Now I live in my own squat which I established with the help of many friends, and it appears that Oakland may be the nexus of a squatter movement.<br />
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Before establishing my own squat I stayed at a house called Hellarity. After the owner went bankrupt and lost the house we tried to purchase the house. We found investors and everything. Unfortunately someone outbid us at the bankruptcy auction. At the time everyone was speculating on real estate, and this guy probably thought that this was an investment that was guaranteed to pay off. Unfortunately for him he found out that many of us were not giving up the house without a fight.<br />
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After 5 years of litigation and over a decade of occupation Hellarity is still there!<br />
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Now, in the same neighborhood that I've established my squat there are three others, and we've established a squat garden. There are dozens of abandoned properties still scattered throughout the neighborhood, and the situation could be right for this trend to continue. If so many of these blighted properties can be transformed into functional living spaces, and with more eyes on the street crime rates will go down.<br />
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With unemployment at record highs unemployed squatters can work on rehabilitating their squats and doing community projects without the pressure of rent or mortgage forcing them to compete with others in a difficult job market. Rather than work for money to pay the for housing they can pay through sweat equity.<br />
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I am excited for the prospects of such a housing rights movement. We can challenge the oppressive cost of housing at the same time that we lift up our own community by creating our own opportunities.Stevenhttp://www.blogger.com/profile/04960879501717388411noreply@blogger.com1