General
Legal Information
Small Claims Court - Contractors - Business Entity Formation - Real Estate Brokers and
Agents
- Payment Of Overtime
Wages
| Disclaimer: |
The
information contained herein is not intended to,
and does not create, an attorney-client
relationship with the viewer. Before you take any
action based on the information contained herein
you should consult qualified legal counsel. The
information provided is general in nature and may
or may not apply to your situation, and
therefore,. the information is not intended to be
relied upon, and you should not rely upon the
information as complete or applicable to your
particular situation.
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| Small Claims
Court: |
You may
file as many claims as you wish where the amount
in dispute is up to $2,500, but you are limited
to two (2) claims for up to $5,000 each calendar
year. No claim in small claims court may exceed
$5,000.00. If you are suing a guarantor, you may
sue for a maximum of $4,000 (or $2,500 if the
guarantor does not charge for the service). A
guarantor is one who promises to be responsible
for the debt or default of another. The filing
fee is $22 unless you have filed more than 12
claims in one court within the past 12 months.
Then it is $38.50. You may not split your claim
to make it meet the limit, but you can reduce it
if you wish. An
attorney may not represent you in small claims
court, although you may consult an attorney
before you go to court or after.
If you and the person
you are suing live within the same county, your
case will be heard within 40 days of the date you
filed your claim. If the person you are suing
lives outside your county, your case will be
heard within 70 days.
If you are the plaintiff
and you lose a claim you filed against the
defendant, you may not appeal. However,
occasionally, the defendant will file a claim
against you and the hearing may be scheduled on
the same day as your claim against the defendant.
If you lose the claim the defendant filed against
you, you may appeal that judgment. You may not
appeal the decision on your own claim. A
defendant who loses can appeal the judgment.
If any party appeals,
there will be a new trial on all the claims. If
you appeared at the trial, you must begin your
appeal by filing a form called a Notice of
Appeal and pay the required fees within 30
days after the date this Notice of Entry of
Judgment was mailed or handed to you at the
time of the small claims hearing. Your appeal
will be in the superior court. You will have a
new trial and you must present your evidence
again. You may be represented by a lawyer.
Additional information
about small claims court can be found at California Courts: Self-Help:
Small Claims: Small Claims Court Basics.
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| Contractors: |
All
businesses or individuals who construct or alter
any building, highway, road, parking facility,
railroad, excavation, or other structure in
California must be licensed by the California
Contractors State License Board if the total cost
(labor and materials) of one or more contracts on
the project is $500 or more. Contractors,
including subcontractors, specialty contractors,
and persons engaged in the business of home
improvement (with the exception of joint ventures
and projects involving federal funding) must be
licensed before submitting bids. Licenses may be
issued to individuals, partnerships,
corporations, or joint ventures. There are exceptions to the
licensure requirement. Work on a project for
which the combined value of labor, materials, and
all other items on one or more contracts is less
than $500 falls within the minor work exemption.
Work which is part of a larger or major project,
whether undertaken by the same or different
contractors, may not be divided into amounts less
than $500 in an attempt to meet the $500
exemption. Unlicensed contractors must provide
the purchaser with the written disclosure in
California Business and Professions Code section
7048 stating that they are not licensed by the
Contractors State License Board, or the $500
exemption does not apply and a citation can be
issued for unlicensed activity.
Owner-builders who build
or improve existing structures on their own
property if they either do the work themselves or
use their own employees (paid in wages) to do the
work are not required to be licensed. However,
this exemption is only valid if the structure is
not intended or offered for sale within one year
of completion.
Licensed contractors who
engage in the business of home improvement or who
provide goods and services for home improvement
must have Home Improvement Certification.
Home improvement means the repairing, remodeling,
altering, converting, modernizing of, or adding
to, residential property land or structures. It
also covers providing home improvement goods and
services.
All applicants for a new
contractor's license, other than those applying
for a joint venture license, must have more than
$2,500 worth of operating capital. Operating
capital is defined as your current assets minus
your current liabilities. It is also a
contractor's responsibility to file with the
Registrar a Contractor's Bond or cash deposit in
the amount of $7,500 (except for the C-53,
Swimming Pool classification, which requires a
$10,000 bond or cash deposit). In addition,
contractors must submit a separate Bond of
Qualifying Individual or cash deposit in the
amount of $7,500 for the Responsible Managing
Employee (RME) or the Responsible Managing
Officer (RMO). However, the CSLB may grant an
exemption from the requirement to file a Bond of
Qualifying Individual if the RMO certifies that
he or she owns 10 percent or more of the voting
stock or equity of the corporation for which he
or she is to serve as the qualifying individual.
Further information on
the Contractors Law is available at the website
of the Contractors State License Board.
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| Business Entity
Formation: |
The
primary considerations in choosing the type of
business entity to form in which to conduct
business are protection from personal liability
and tax treatment. Generally, the choices
available are: Sole Proprietorship: A sole
proprietorship, whether or not conducted under a
fictitious business name provides no protection
to the owner from personal liability. The
liabilities of the enterprise, as well as the
risks, are personal to the owner, irrespective of
whether the liability arises from the acts of
agents or employees of the employees. Income from
sole proprietorships is taxed at the owner's
individual tax rates whether or not the income is
left in the business account.
Partnerships:
Generally, there are three types of partnerships:
(i) general partnerships; (ii) limited
partnerships; and (iii) limited liability
partnerships. Two or more persons or entities
conducting business together without a written
agreement will usually be construed to be a
general partnership. In a general partnership
each partner is personally liable for his or her
own acts as well as for the acts of each of the
partners undertaken in furtherance of the
partnership. Income taxation in a general
partnership flows through to each of the partners
usually in proportion to their interests in the
partnership. Limited partnerships consist of one
or more general partners and one or more limited
partners. The personal liability of a general
partner in a limited partnership is the same as a
partner in a general partnership. The liability
of limited partners, however, is limited to the
extent of their investment in the limited
partnership. Limited partners trade for this
additional protection by giving up most rights to
participate in the management of the partnership.
Income taxation generally flows through a limited
partnership to the individual partners and taxed
at the partner's tax rate. Limited liability
partnerships are similar to limited liability
companies, but are limited to professionals for
whom a state license is required.
Corporations:
There are many different types of corporations.
However, for profit corporations provide
limitations on shareholder personal liability for
conduct undertaken in the furtherance of the
corporation's business. Provided the corporation
is in good standing and there is no legal basis
to disregard the corporate entity, shareholders,
officers and directors are not personally
liability for the acts of the corporation's
agents or employees. Such liability is assumed by
the corporation and not directly by the
shareholders. However, shareholders, officers and
directors remain personally liable for their own
conduct. Tax liability of corporations will vary
by election. Should the corporation elect to be
treated as a "sub-chapter S"
corporation, then income from corporate
activities flows through to the shareholders and
is taxed at the individual shareholder's tax
rate. There is no corporate income tax. Should
the corporation elect to be treated as a
"C" corporation, then corporate income
will first be subject to corporate taxation
before distribution to the shareholders, and then
the distributions will be subject to personal
income taxation.
Limited
Liability Companies: Limited liability
companies combine the limited liability
protection of a corporation with the taxation
consequences of "sub-chapter S"
corporations, without the restrictions on entity
ownership placed on "sub-chapter S"
corporations, and with much less yearly paperwork
to operate the entity. However, in California,
limited liability companies must also pay a
franchise tax based on yearly gross income.
More
information is available at Starting a Business, located at the
California Business Portal operated by the
California Secretary of State.
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| Real Estate
Brokers and Agents: |
Individuals
employed as salespersons under the supervision of
a licensed broker must have a California Real
Estate Salesperson License. The license
authorizes real estate activity only if the
salesperson is in the employ of a licensed
broker. California does not issue a
"mortgage broker" license. A majority
of those engaged in mortgage loan brokering do so
with a real estate broker license. The
license that allows the listing and sale of real
property (the traditional activities associated
with a real estate broker license) is the same
license that allows the solicitation of borrowers
or lenders, the negotiation of loans secured by
real property and the collection of payments on
notes secured by real property. It should be
noted there are other licenses that allow
mortgage loan brokering under a limited set of
circumstances, such as the California finance
license and the residential mortgage lending
license. Determining whether a broker
meets the "threshold" criteria takes a
careful reading of Section 10232 of the Business
and Professions Code. Generally, the criteria is
met by brokers who arrange, sell, or service
"private investor" or "private
lender" loans, sometimes referred to as
"hard money" loans. The
"threshold" criteria is satisfied by
negotiating 10 or more loans or sales of notes or
real property sales contracts in any 12-month
period in an aggregate amount of more than
$1,000,000 (all of which were funded or purchased
by private investors or small pension trusts).
A broker
can also meet the "threshold" criteria
by servicing loans on behalf of investors or on
behalf of obligors. If the aggregate amount of
payments collected is $250,000 in any 12-month
period, the "threshold" criteria has
been met. Included in the $250,000 aggregate is
any amount the broker collects on loan payoffs.
Brokers who collect payments on behalf of
obligors are typically those who collect payments
from homeowners on a bi-weekly mortgage payment
plan.
Within
30 days of meeting the "threshold"
criteria, a broker is required to submit a
Threshold Notification (RE
853) to the
Department of Real Estate. After receipt of the
"threshold" notification, the
Department sends the broker information and
necessary documents for required quarterly and
annual reporting to the Department and adds the
broker to the "threshold" list. The
Department then tracks and records each required
report from the broker. "Threshold"
brokers make quarterly and annual reports to the
Department on their trust fund bank accounts and
an annual report on their business activities.
Every
real estate broker who negotiates a loan to be
secured directly or collaterally by a lien on
real property shall, within three business days
after receipt of a completed written loan
application or before the borrower becomes
obligated on the note, whichever is earlier,
cause to be delivered to the borrower a statement
in writing (borrowers disclosure
statement), containing all the salient features
of the loan to be negotiated by the broker. The
statement must be personally signed by the
borrower and by the real estate broker
negotiating the loan or by a real estate licensee
acting for the broker in negotiating the loan.
When so executed, an exact copy thereof shall be
delivered to the borrower at the time of its
execution.
A
federal Good Faith Estimate (GFE) may also be
required in a loan transaction under the Real
Estate Settlement Procedures Act (RESPA). The GFE
may contain some similar disclosures but it
cannot, without modification pursuant to Business
and Professions Code Section 10240(c), be a
substitute for the disclosure statement required
by state law. The state disclosure statement is
called the Mortgage Loan Disclosure Statement
(MLDS). If a GFE is necessary in the loan
transaction, the Department has available a
Mortgage Loan Disclosure Statement/Good Faith
Estimate (MLDS/GFE). The MLDS/GFE satisfies the
state disclosure requirement and the federal GFE
requirement.
In
addition to a disclosure statement for the
borrower in a loan transaction, there are lender
disclosure statements that a broker may be
required to use. Unlike the MLDS or MLDS/GFE
which must be provided to a borrower in virtually
every loan transaction, the disclosure statement
for a lender/investor is limited to private and
small pension trust lenders/investors.
Lenders/investors such as banks, savings and loan
associations, credit unions, and a variety of
others need not receive the lender/investor
disclosure statement which is called the
Lender/Purchaser Disclosure Statement (LPDS).
Every
real estate broker, in making a solicitation to a
private investor and in negotiating with that
investor to make a loan secured by real property
or to purchase a real property sales contract or
a note secured by a deed of trust, is required to
deliver to the investor solicited the applicable
completed statement as early as practicable
before he or she becomes obligated to purchase or
make the loan. The statement shall be signed by
the prospective lender or purchaser and by the
real estate broker, or by a real estate
salesperson licensed to the broker, on the
brokers behalf. When so executed, an exact
copy shall be given to the prospective lender or
purchaser. The Department has available three
versions of the LPDS, depending on the type of
transaction. There are statements for loan
origination, sale of an existing note and one for
a collateralized loan. Please note that
collateralized loans are not permitted in
multi-lender transactions.
For more
information visit the California Department of Real
Estate (DRE).
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| Payment Of
Overtime Wages: |
California
employers are required to pay overtime wages to
non-exempt employees. Non-exempt employees must
be paid one and one-half times their regular rate
of pay for all hours worked in excess of eight
hours up to and including twelve hours in any
workday and for the first eight hours worked on
the seventh consecutive day of work in a
workweek. Irrespective of the number of hours
worked in a workday, a non-exempt employee is
entitled to one and one-half times their regular
rate of pay for all hours worked over forty hours
in any workweek. A non-exempt employee is also
entitled to double their regular rate of pay for
all hours worked in excess of twelve hours in any
workday and for all hours worked in excess of
eight hours on the seventh consecutive day of
work in a workweek. If the non-exempt full-time
employee is paid a salary the employee is
entitled to overtime at the rate of one-fortieth
of the employee's weekly salary. Provided the
proper election procedures are followed,
employees may opt to work alternate workweek
schedules, such as four ten hour workdays,
without payment for overtime. Certain types of employees are
not entitled to overtime wages.
A person employed in an
executive capacity, where he or she is primarily
involved in management; directs the work of two
or more other employees; makes or assists in
making hiring and firing decisions; customarily
and regularly exercises discretion and
independent judgment; and earns a monthly salary
equivalent to at least two times the state
California state minimum wage for full-time
employment is not entitled to overtime
compensation.
Similarly, a person
employed in an administrative capacity, whose
duties involve either the performance of office
or non-manual work directly related to management
policies or general business operations of the
employer or the employers customers, or the
performance of functions in the administration of
a school system, or educational establishment or
institution, or of a department or subdivision
thereof, in work directly related to the academic
instruction or training carried on therein; and
who customarily and regularly exercises
discretion and independent judgment; and who
regularly and directly assists a proprietor, or
an employee employed in a bona fide executive or
administrative capacity, or who performs under
only general supervision work along specialized
or technical lines requiring special training,
experience, or knowledge, or who executes under
only general supervision special assignments and
tasks; and who earns a monthly salary equivalent
to no less than two times the state minimum wage
for full-time employment is not entitled to
overtime wages.
Persons employed in a
professional capacity, who is licensed or
certified by the State of California and is
primarily engaged in the practice of : law,
medicine, dentistry, optometry, architecture,
engineering, teaching, or accounting, or who is
primarily engaged in an occupation commonly
recognized as a learned or artistic profession;
who customarily and regularly exercises
discretion and independent judgment in the
performance of duties; and who earns a monthly
salary equivalent to no less than two times the
state minimum wage for full-time employment, is
not entitled to overtime wages. However,
pharmacists employed to engage in the practice of
pharmacy, and registered nurses employed to
engage in the practice of nursing, are not
considered exempt professional employees.
Employees in the
computer software field who are paid on an hourly
basis are not entitled to overtime wages if they
are primarily engaged in work that is
intellectual or creative and requires the
exercise of discretion and independent judgment;
their duties consist of application of systems
analysis techniques and procedures, including
consulting with users, to determine hardware,
software, or system functional specifications, or
the design, development, documentation, analysis,
creation, testing, or modification of computer
systems or programs, including prototypes, based
on and related to user or system design
specifications, or the documentation, testing,
creation, or modification of computer programs
related to the design of software or hardware for
computer operating systems; they are highly
skilled and is proficient in the theoretical and
practical application of highly specialized
information to computer systems analysis,
programming, and software engineering; and they
are paid not less than $42.64 per hour (as of
January 1, 2002) adjusted each year by an amount
equal to the percentage increase in the
California Consumer Price Index for Urban Wage
Earners and Clerical Workers. However, if the
employee is a trainee or employee in an
entry-level position who is learning to become
proficient in the theoretical and practical
application of highly specialized information to
computer systems analysis, programming, and
software engineering; or is in a computer-related
occupation but has not attained the level of
skill and expertise necessary to work
independently and without close supervision; or
is engaged in the operation of computers or in
the manufacture, repair, or maintenance of
computer hardware and related equipment; or is an
engineer, drafter, machinist, or other
professional whose work is highly dependent upon
or facilitated by the use of computers and
computer software programs and who is skilled in
computer-aided design software, including
CAD/CAM, but who is not in a computer systems
analysis or programming occupation; or is a
writer engaged in writing material, including box
labels, product descriptions, documentation,
promotional material, setup and installation
instructions, and other similar written
information, either for print or for on screen
media or who writes or provides content material
intended to be read by customers, subscribers, or
visitors to computer-related media such as the
World Wide Web or CD-ROMs; or is engaged in any
of the activities set forth for the purpose of
creating imagery for effects used in the motion
picture, television, or theatrical industry, then
such employee is entitled to receive overtime
wages.
Governmental employees,
outside salespersons, and relatives of the
employer are not subject to these overtime wage
laws.
For more information
visit the California Department of
Industrial Relations.
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