One Way Cargo Van Rental
If your are moving to a different city or a new state then a one way cargo van rental might be the best solution for you. This gives you the freedom to move all your possessions and goods across the country without the worry of having to return the cargo van to the place where you hired it from. You will need to check with the van rental company to make sure that they have a dealership in the city you are moving to. If they don’t, you will not be able to hire the cargo van one way. This is rarely a problem, as the majority of van rental companies have dealerships in all the major cities. Even if there is no dealership in the city you are moving to, there may be a dealership in a nearby city.
It is not overly difficult to find a discount one way cargo van rental. The best place to start the search in on the internet. You can visit the sites of all the van rental companies and check out their best deals. You should also have a look for some van rental coupons, as these can help save you about 10% of your van rental. If you decide to ring the van rental company to book your one way cargo van rental, make sure you mention the coupon code. Booking online is usually the best option as it is very easy and you get a response very quickly.
When you book a cargo van make sure that it will be large enough to carry all of your possessions. While a smaller van may be cheaper to hire, some items (such as furniture) can take up more space than you anticipate. To be safe, it is probably better to book a larger van than you think is necessary to hold all of your items.
Is There a Boat From Honolulu to Maui Or the Other Hawaiian Islands?
Is there a boat or ferry from Honolulu (Oahu) to Kauai, Maui, the Big Island, Lanai, or Molokai? This is a question I get a lot, and the simple answer is NO, there is not.
The channels between these islands are just too rough and windy and long to take anything but the biggest boats these days.
There was a superferry boat service that came to Hawaii in 2009. Many people got really super excited about it. The prices were going to be a little bit less than the interisland flight prices, but you would be able to bring your car (which would save us locals car rental prices) and it was supposed to be a really good time.
The boat showed up and long story short, the courts eventually drove it out of Hawaii because no environmental impact study was done. So there is no superferry and no one knows if it will come back.
To get around between the islands in Hawaii you must fly.
But don’t worry, flying isn’t bad. It only takes 40 minutes or less for most of the flights and if you can get your tickets early and online it doesn’t usually cost too much.
If you are on Maui, you can take a ferry boat to Lanai or to Molokai because the distance between those islands is very short. You can take a day trip or a sight seeing trip or just get yourself over there to stay, but those are the only three islands in Hawaii where that is currently possible.
House Rental Agreement
There are lots of issues than can and often do arise when there is a new tenant on your property or renting from you in some regard. All of these issues can and often do arise only after the initial meetings with the tenants and typically early on in the renting process.
Issues that can and are often avoided by making sure to use adequate forms and other legal documentation to insure yourself and to make sure that when problems arise you have proof that terms were agreed upon by the tenants. Otherwise you may never know how the situation will turn and the problems that could happen because of it. This is why before a tenant moves in it is important to have general house rental agreement forms and procedures in place.
One such form that can be used for a new tenant you are renting to is the lease agreement form. This document is typically only a one or two page form that the interested party fills out and signs.
This document collects information from the tenant and also states the down payment and lease duration that the tenant will be agreeing too. It is important during this process to make sure that all questions are answered and your tenant understands what he/she is agreeing to by signing the document. After which the deposit is usually made and the renting begins.
There is a second form that can be used during this process if you feel like there is additional information that needs to be addressed by the tenant. This form can and often is used to list additional rules, policies or other procedures that will be taken should there be other issues that arise during the renting process.
All of these documents should be and are used during the house rental agreement. If there are further legal concerns a lawyer should be contacted.
Unlimited Mileage Truck Rental
Unlimited mileage truck rental services are designed for people who need to travel a long distance (or make lots of short trips) without the need to worry about excess mileage charges. This can make it easy and stress free to transport your load, at the same time as saving you money and solving your transport needs!
When booking a truck for hire it helps to do so in advance to make sure the date is free. Do a little research to find the best deals. Those trucks that come with unlimited mileage are particularly useful for those traveling long distances, though not all rental services will offer this service. This is why you may have to call around a number of different businesses before finding one you want to book with. Write down the best quotes and be prepared to negotiate!
When you are searching for truck rental quotes you should use this as an opportunity to ask about terms and any policies. For example, you may not have a valid license to drive the truck yourself, so you might have to pay extra for a driver provided by the rental company. Also make sure you know how long you can rent the truck for, the maximum loading capacity of the truck and any other important information you want to know.
Unlimited mileage truck rental services are a great way of avoiding extra fees depending on how far you are going to be traveling. Finding a rental company that offers everything you need can really help make transporting your load/s go ahead without any stress!
14 Free Things To Do In Branson Missouri (And Still Have Fun!)
In beautiful Branson, Missouri, there are plenty of things to see and do. Even better, there are plenty of FREE things to do in Branson that are fun and interesting for the whole family Branson’s great variety of outdoor fun, unique attractions and interesting history make it the perfect place to discover a great vacation! The FREE activities in Branson make it an even better place to visit, no matter what time of year it is!
The rolling Ozark Mountains make Branson a beautiful, scenic outdoor wonderland Therefore, there are several ways to have fun in Branson that involve the great outdoors Branson’s three gorgeous lakes provide great opportunities for recreation, both exciting and leisurely
Table Rock Lake Dam: This massive engineering structure was completed in 1958 and created Table Rock Lake. Crowds gather to watch the powerful structure hold back the waters of the White River.
Table Rock Lake: The waters of this outdoor wonderland have become a haven for visitors nationwide Take advantage of water activities such as boating, fishing, water-skiing, swimming, scuba diving, hiking and camping
Shepherd of the Hills Fish Hatchery: One of Branson’s most popular tourist sites, the fish hatchery is located below Table Rock Dam The center has several beautiful aquariums showcasing Missouri’s native fish Families love to walk through the fish hatchery and learn more about the world around them Self-guided and conducted tours are available.
Moonshine Beach: Moonshine Beach is a great place to relax with the family. The sandy beach located on Table Rock Lake allows families to swim, sun and enjoy beautiful views.
Table Rock State Park: Located on the shores of Table Rock Lake, the park is ideal water activities and is outfitted with a marina, boat rentals, campsites and picnic areas.
Lake Taneycomo: This downtown Branson lake is a fishing enthusiasts dream! Other activities in and around this like include boating, hiking, scuba diving, and picnicking
Other FREE outdoor activities in Branson Missouri include incredible scenic views, hiking, camping and wonderful exploration opportunities.
Henning State Forest: This 1,534 acre-park offers spectacular views, nature trails and nature studies There is a naturalist on hand to answer questions and a beautiful scenic lookout area that provides an incredible view of the countryside
Lakeside Wilderness Area: Lakeside provides a great trail that leads to the shores of Lake Taneycomo. A surprising remote area that reveals the gem that is Branson’s beautiful outdoors
There are more free things to do in Branson Mo too!
Stone Hill Winery: Experience a sparkling tour of wine making on this free tour, which ends with some fine wine tasting Kids receive grape juice.
College of the Ozarks: This picturesque campus is complete with lovely landscaping, fountains and walking paths Visitors will also want to experience the Keeter Center Restaurant, the free tours at Edwards Mill and the Ralph Foster Museum, which houses the area’s best collection of Ozarks history. (Slight fee for museum admission.)
Shopping in Branson: Branson is a great place to shop and it doesn’t cost a thing to look! Explore the many outlet malls and the new addition to the Branson scene, Branson Landing.
Branson Landing: The Landing has a beautiful boardwalk visitors can stroll while enjoying scenic views and the Lake Taneycomo
Historic Downtown Branson: A small-town, charming glimpse into historic Branson This popular area is filled with shops, restaurants and quaint stores filled with treasures
Free Sunday Shows in Branson: Several Branson theaters open their doors Sunday morning for gospel singing and praising
A vacation in Branson Missouri is an experience of a lifetime. Visit today and discover some of Branson’s most enjoyable activities are free, fun and unforgettable!
Adult Slumber Party Ideas For Women: Sleep Parties Are No Longer Just For Kids
Most adult women have an unforgettable slumber party in their memory. These parties continue to be a fun way for girlfriends to get together and spend time with one another. It’s unfortunate that with busy schedules and family commitments that spending time with friends is something that many people often neglect. If your life has found you overwhelmed and wondering where the fun went in your life, getting your girlfriends together for some fun and laughs at an adult slumber party could be just what the doctor ordered.
An adult slumber party is not much different than those for the younger crowd. One big difference is that all who are attending are adult age and are legal to drink. A round of homemade tropical drinks is a good way to start off this adult party. It will help everyone transition to the relaxed atmosphere. You don’t need a bar or blender to make great drinks. Many stores sell pre-mixed drink packages that either have all just about all the ingredients. With these mixes all you need to add are fun glasses. Having some light snacks (veggies and dip, for example) on hand to go with the drinks is recommended.
Once everyone has a drink, the real fun begins. Everyone can change into their sleeping attire. Depending on the group’s general personality, the festivities could include high-energy activity, such as singing along with CDs and dancing, or mellow entertainment such as watching a popular “chick flick.” If the ladies have not seen each other in a while, a simple time to reflect on the past and bring everyone up to speed is perfect. Experimenting with each other’s hair and makeup is also a fun activity. The main focus of an adult slumber party is to get away from the routine and have fun. As long as you accomplish this goal you can’t go wrong with what you decide to do at this adult party.
RV Living Verses Apartment Living
A couple of years ago my wife and I decided we were going to travel the US in a semi-retired state. We kicked out the kids (all over 21), sold our home and purchased an RV. Well live situations change and we didn’t get on the road, at least not yet. We ended up staying in the area and taking full time jobs. But we decided at the time to stay in the RV as full-timers.
The purpose of the article is to offer some insight as to the possibilities of using RV’s instead of apartments and the advantages of Rving. First a little background for those that are not familiar with the Recreational Vehicle (RV) terms. RVs are classified into several different categories.
Class A are the bus like vehicles you see traveling down the road. These are also called Motorhomes and for good reason. Class A’s are the cream of the crop so to speak. They are the most expensive in terms of cost but have the most storage and amenities. I have seen some really nice Class A’s and when it comes time for us to upgrade or trade in our current RV we will be looking at the Class A again. However, my tastes start in the $250,000 range, which is a little hard for me to justify.
Next are Class B, these are mini motorhomes. They are built on a light to medium truck chassis and can be identified by the truck cab appearance of the vehicle. In my opinion, these will not be suitable for full time use unless you really like small places. Some newer Class Bs are including what are called slides which are sections of the RV that ‘slide out’ from the body giving you more living space inside. Living space is what you will be looking for in the long run.
After the Class B comes Fifth Wheels. Fifth Wheels are trailers that are pulled by pickup trucks. So to get a fifth wheel you will also need a pickup truck of appropriate size. I would figure at least a ¾ ton pickup. Fifth wheels offer an advantage over Class A and Class B in that once you have the fifth wheel set up on a campsite, the truck is detached and can be used as a means of transportation. With Class A & B RV’s you will need to either tow or bring another vehicle with you to get around. Fifth wheels approach the Class A RV in amenities and in some cases have more space. Dollar for dollar you will get more living space in a fifth wheel than a Class A.
However, you do need an expensive tow vehicle (truck) which has to be considered as part of the purchase. The fifth wheel is also part of a class considered as ‘Towables’. The next ‘towable’ is the travel trailer (TT). These are similar to the fifth wheel except in the connections to the tow vehicle. With TT you connect to a hitch that sits near the bumper of the vehicle. Hence, just about any vehicle has the capabilities of towing a TT depending on size and weight of course. Class A, Fifth Wheels and Travel Trailers are the 3 main RV that you will find people living in on a fulltime basis. After the TT comes the camper class. These are light weight RV really not suitable for full time, however, I have met people that are full-timers in pop-ups, truck campers and even tents. The top of the line for the camper class is probably the truck campers.
These are units that slide into the bed of a pickup truck. In general, the max length is no more than 12 feet from front to back and maybe 10 feet side to side. They are very compact. These offer the ultimate in freedom, in that they are quick to setup and take down so that you can move quickly from place to place. However, just like the class A & B, your home is also your transportation, unless you bring another vehicle with you. The last group of towables is the popup or tent trailers. These have a study box frame and as the name implies pop up or lift up to raise the roof over the frame. This class of campers usually have soft sides made of cloth. I have used popups for years as an alternative to hotels while on assignments around the country. Even did some camping in the middle of winter with snow on the ground in a popup. Needless to say, a heater was required and it ran all day and all night. At night it wasn’t able to keep up with the cold so the morning was a little fun getting out of bed. It was 20 degrees outside and about 50 inside.
That is a basic overview of the types of RV’s available. As mentioned before, Class A, Fifth wheel and Travel Trailers are the units that most people will find suitable for full-time living.
Our experiences with living full-time in an RV.
We currently have a fifth wheel. Ours is from Jayco and is 38 feet long with 3 slides. One slide is in the bedroom, the other two slides are in the living room one on each side of the trailer. After almost 3 years in the RV as full-timers, we both love it. My wife likes to say it takes less than an hour to clean from front to back, floor to ceiling.
Let’s start with the financial side of living in a RV. You have the cost of the RV. These are to be treated just like cars. If you buy new, you will take a beating on depreciation. However, like a home, the interest is tax deductible. So the best deal seems to be a unit that is a year or two old and financed. If you want to buy new, figure a discount of about 25-30% off from the list price. Our unit was a 2003 still on the lot in 2005 with the 2006 units being delivered. The sticker price was over $65,000. We paid $40,000 saving us about 38 percent. Now at the time we did not have a tow vehicle so the dealer delivered the fifth wheel to a near by campground.
Oak Grove in Hatfield, PA is a year round campground. This is important. You want to find a campground that offers year round operations. You don’t want to have to move out in the wintertime. A lot of camp grounds close from November to March or early April. When we started there our rent was $375 a month and included water and electric. Our only other expense was propane for heating and hot water. Oak Grove supplied 2- 100 lb propane tanks and they automatically changed the tanks for us. This is really nice, kind of like automatic oil delivery when you own a house. During the warmer months we hardly use any propane, maybe a bottle every other month if that. However, wintertime we will use 3-4 bottles a month due to the heater. Currently propane runs about $50 a bottle. So from the standpoint of renting an apartment to living in an RV expenses are normally cheaper. My daughter pays $750 a month for an apartment near us and we pay on average $425-450.
Other benefits of living in a RV – people! The people you find camping are the most wonderful folks you will ever come across. They are friendly, helpful, young at heart and just plain nice to be around. We have been avid campers since before we were married. I used to sneak down to DE where my wife (girlfriend at the time) and her family were camping and pitch a tent, then make myself part of the family. In the almost 40 years we have been together and camping we have never met anyone that was rude, a thief, or not willing to lend a hand if asked. In fact we have had more offers of help without asking than anytime we lived in a house or apartment.
It’s funny, but when I traveled and stayed at hotels, you almost felt like a ghost or leopard or something. Heaven forbid if you said ‘hi’ to someone in the elevator or hallway. But when camping, everyone waves as you walk by, some will offer drinks or have you sit by the fire and chat for hours. Its like we are all family.
Speaking of fires, what is it about a campfire? To sit down at night around a nice campfire is so relaxing. Nothing needs to be said, just watch the flames and it seems all the stress just floats away. But campfires have another benefit, food. Nothing tastes better than food cooked over an open fire. Try doing that in an apartment.
Rving has another benefit, vacations. If you live in an apartment, you vacation consist of going to a destination, finding a hotel/motel, eating out every meal, and taking enough clothes with you for the length of the vacation. When you live in a RV, your home goes with you. 30-40 minutes to pack the RV, disconnect the utilities and hook up to the truck and you are on the road. When you get to your vacation destination, another 30-40 minutes and you are ready to enjoy the sites. Meals are not a problem, you have a complete kitchen already stocked just like at home, since it is home. On a special diet? No problem, you normal routine is uninterrupted. Clothes get dirty, a lot of RV come with washers and dryers, so you can do your laundry while relaxing in the evenings or before you get started for the day. Rving is usually cheaper too. When you compare the expenses you will find the RV trip is a lot cheaper than hotel/restaurant trip.
These are just a few of the things to consider when you look at living in an apartment verse living in a RV. I hope you have found the information useful.
How To Plan A Banquet – A Guide To Planning Perfect Banquets For Company Or Private Parties
First time planners are often stricken with complete fear! Even those that plan events over and over again still fear that something will go wrong and they will be the subject of ridicule. Hopefully we can allay the fears and quell the butterflies in your stomach by helping you through the entire project.
There are a lot of questions you need to ask. First timers probably don’t have the foggiest idea what questions to ask, so, the first thing we’d better do is outline these for you.
Perhaps the easiest way to do that is to fill out a form. (I love forms!)
If you were to phone me and ask me to help you make arrangements for a special event, the first thing I would do is reach for a blank form, and over the phone we would fill it out. When I had all the information, I would be better prepared to help you.
Before you continue reading, you may want to print the banquet planning worksheet(PDF) from my website. That way you can follow along with the worksheet as I describe the planning process. I’ve also included a pre filled sample planning worksheet that you might help.
Let’s begin with fact finding.
PURPOSE
The first question to ask is, “What is the purpose of the event?” This question should be really easy, but it’s perhaps the most important. The purpose of your event will determine your event’s agenda.
DATE
Break out your calendar to decide a date for your event. Look for possible conflicts. It might be tough to get people out to a Saturday night banquet if it’s a three-day holiday. It would be unwise to put on a church social if your local school, where most of your congregation had children attending, were having an open house or play that night.
Pencil in a date and then try to think of possible conflicts. I know of one organization that booked a very popular and relatively expensive Jewish comic into the club house of a predominantly Jewish retirement community. Attempts to sell tickets failed miserably, because they had not realized they had scheduled his appearance on a Jewish holiday – a very expensive oversight!
BUDGET
There are many, many determining factors in establishing a budget. First of all, how many are expected to attend? You might have a pretty good idea for a company party, but in some cases you might just have to make a “guess-timate” until you can get more information. Make the best possible estimate based on what facts you have, and proceed.
TICKET PRICE
Another factor to determine before we select a location is how much your attendees are willing to pay. Sure, we can work the other way: we can pick a location, hire a band, select the menu, etc., and then add up how much it all costs and thus determine how much everyone needs to pay, but doing so will probably leave you hurting in the end.
If you expect 1,000 people, and you determine $25.00 a person is acceptable, then your entire budget for food, printing, entertainment, etc., is $25,000. If you expect only 20 people and you know they won’t come if it’s over $5.00 a person, then you know you’re far more limited.
LOCATION
Determine the geographical area where the event is to take place. If you live in the area where the event will take place, you may already know of various hotels, country clubs, restaurants or catering halls that can accommodate your group. If you don’t live in the area, be sure to go look at the potential location before you book it. If the event is in a distant city and it’s not possible for you to travel there, and the event is a significant one, I suggest you hire a professional meeting planner.
I once attended a banquet in a quaint “50′s malt-shop-type restaurant. The party planner had not gone there to look at the room where the party was to be. She had just taken the word of a friend. True, it was a great restaurant, but their “room” had about 5 permanent booths on each wall. Guests were facing in all different directions. This made it almost impossible for the magician they had hired to perform. To further confuse the issue, it was not even a private room. Restaurant customers could not get to the restroom without disturbing the party, and the 50′s music continued to blare through the ceiling speakers throughout the evening because it was piped throughout the whole restaurant and could not be isolated from one room. A visit beforehand could have prevented this nightmare.
Many, if not most, facilities do not charge a fee for the use of the room but instead absorb the rental fee into the price of the meal. For instance, in our example of 200 people, a banquet facility would be delighted to supply a private room in order to sell 200 dinners.
Usually they will have several dinners to choose from – perhaps a chicken dinner, complete with beverage, salad and dessert, for $12.00 per person; or prime rib at $18.00 each; or sirloin steaks at $25.00 per person. In our example we are charging $30.00 per person. Let’s select the prime rib at $18.00.
Does that include tax and tip? Oh, Oh! Find out if it does, or you may get a surprise at the end of the night. Let’s say it does not. 15% tip and 8% (or whatever) tax makes the dinner a total of $22.14 per person. Our sample budget calls for 200 people at $30.00 each for a total of $6,000. If all 200 people attend, dinner will cost $4,428. That leaves $1,572 for all other costs.
By the way, the facility may ask you for a deposit and guarantee. If you guarantee 200 people, you will have to pay for 200 dinners even if only 175 show up. Generally, a facility is prepared to serve about 10% more people than you guarantee. So it makes sense to guarantee a lesser number than you expect. Even some of those who told you absolutely they would be there, maybe even gave you a deposit, don’t show for one reason or another.
Just to be on the safe side, in our example of 200 people, I would guarantee the restaurant 185. If you’re pre selling tickets, which I recommend, you can always adjust your estimate upwards with the restaurant a day or two ahead of time if needed. Ask the facility about their requirements in regard to a change in the guarantee.
AGENDA
The evening agenda is largely determined by the event’s purpose. A typical event might go like this:
6:00 – 7:00 – Social or cocktail hour
7:00 – 8:00 – Dinner
8:00 – 8:15 – Meeting/Awards/Business
8:15 – 9:00 – Entertainment/Speaker
9:00 – 9:10 – Raffle/Door Prizes
9:10 – 1:00 – Dancing
Having an hour to “gather” is always good. You and the facility both will want everyone present when you actually sit down to eat. It’s been my experience that almost everything starts late, so plan for it and don’t be disappointed when it happens.
Will you be having a cocktail hour? A “Hosted” bar means that drinks are free to the party-goers. If you choose to host the cocktail hour, be prepared to spend about $1200 for our sample group of 200 people. Most organization-sponsored events have a ‘No-Host’ bar, in which guests buy their own drinks. It’s appropriate to announce ‘Hosted’, or ‘No-Host’ in the invitation.
Some form of entertainment during the cocktail hour is certainly a plus. The facility may have music piped in through its sound system, which is certainly the most economical; however, for around $300 you could have live music. Most banquet facilities have a piano, sometimes on wheels, and will let you either rent the piano or use it for free. Fee for the piano rental should be around $50 to $100 and a piano player anywhere from $150 to $250.
Other cocktail hour entertainment could include a chamber group, a jazz or “society” trio, harpist, or a strolling accordionist. A strolling “close-up” magician, performing from group to group or table to table, is always fun. Other forms of entertainment for the cocktail hour could include celebrity look-alikes, mechanical or conventional mimes, a balloon animal sculptor, caricaturist, graphologist, palm reader, tarot card reader, stilt walker, or just about anything else you can think of! Again, your budget is your gauge.
DINNER
This is pretty easy. When the Maitre’d says dinner is ready, have your party sit down!
The vast majority of banquets have certain people assigned to sit at the head table while everyone else may sit where they wish. If you choose to have a head table, you should make small place markers for those assigned to sit at the head table, and don’t forget to discuss table arrangements with the facility.
OPENING
Someone, perhaps you, should step to the microphone and announce that dinner is ready and ask everyone to take a seat. When this has been accomplished your President, or whoever is presiding, should welcome everyone.
It is appropriate at most banquets to have someone lead the flag salute, followed by a blessing on the food. People should not be called upon for these jobs extemporaneously, but should be asked in advance and their names and responsibilities should be listed on the printed program if there is one. Following the flag salute and prayer, your Master of Ceremonies (or who ever is conducting) should introduce the people sitting at the head table, introducing himself last.
THE PROGRAM
If business of any sort needs to be conducted, begin when dessert is finished, or at least served. Make sure that the facility knows that you do not want any bussing (clearing of tables) or coffee served after the program starts, as it can become an irritating distraction and take away from the enjoyment of the program.
ENTERTAINMENT
Following opening remarks, and/or other business, you could either introduce the main speaker, or present some form of entertainment.
This could be the highlight of the evening! There are many outstanding after-dinner performers and speakers. If you really want to have a successful event, hire a professional. At this writing $500 to $1,000 can buy you some pretty top-notch entertainment.
How about a comedian-magician who uses a member or two of your group and does some hilarious bits of business and audience participation magic tricks – 30 or 40 minutes of non-stop laughs!
Or picture this…the dessert has just been served and in walks “Lt. Columbo,” complete with overcoat and cigar…”Oh, excuse me,” he says, “I was looking for somebody else.” All eyes are riveted on this familiar figure as he turns and starts to walk out. “Oh, one more thing, is this the Walker party?’ Then for the next 30 minutes or so he does a comedy routine in the style and delivery of Peter Falk as Lt. Columbo, using names of people in your group.
That will rock your people out of their seats with laughter. These are just a couple of suggestions. Everybody loves to laugh, and a good professional entertainer can make you a hero.
How do you find that kind of entertainment? Again, watch out for the well-meaning friend. Sometimes hiring a friend of a friend who tells jokes or plays the banjo can put a wet blanket on the evening if they don’t live up to your expectations.
Probably the best way to secure talent is to work with a professional talent agent that specializes in special events. Ordinarily there is no fee for his services. He can make recommendations and suggestions based on what your needs are, and work within your budget limitations.
Some entertainers may have special requirements, like a stage, spotlight, two mics or something else, and these items need to be arranged with the facility. There may be a rental fee involved.
RAFFLE/DOOR PRIZES
Giving away door prizes or raffle prizes should not be held until after the entertainment or main speaker. Perhaps it’s an inducement for your guests to stay until the end.
If you’re selling raffle tickets, again you need to make out a budget. How many tickets do you expect to sell and for how much money? Do you want to make a profit? Let’s say you expect to sell 100 tickets to those 200 people expected to come, and we sell them at the banquet for $2.00 each. That’ll give you $200 to buy prizes with. You can put this in your general budget or assign someone to take care of the whole raffle, including purchasing the prizes and selling the tickets.
DANCING
Following the raffle, the formal portion of the program is really over. Your people can now go home. If you’ve elected to have a deejay or band, they may stay for dancing.
The facility might charge to set up a dance floor. Sometimes this is a portable dance floor they build right on top of the carpet. A band will cost anywhere from $150 per band member to $450 per band member for four hours. A small trio of keyboard, drum and guitar could be anywhere from $750 to $1,500.
An $1,800 to $3,500 five-piece band, including a vocalist, is average. If you hire a band, you may be able to use one or more of those same musicians to provide cocktail hour and/or dinner music for a small additional fee. You normally need to make a deposit at the time you hire the band. Anything over four hours’ playing time is considered overtime, and you should talk with the band or agent about the cost of overtime when you make the initial arrangements. Bands also need to take a 10-15 minute break each hour. Ask if the band will supply recorded music during their breaks.
MOBILE DEEJAY
Sometimes you might prefer a DeeJay playing recorded music instead of hiring a band. This gives you the advantage of hearing the original recording artist instead of a dance band’s rendition.
Another advantage is that most mobile DeeJay units will set up before dinner and offer to play dinner music at no additional cost, and of course, a DeeJay does not take a break during the evening, so you have non stop music for your event.
Cost-wise, there is not a lot of difference between a 3-piece band and a DeeJay. Some DeeJays offer a full light-show that few bands do, and even with an additional charge, this could be a real plus. I think it’s just a matter of taste. Some people insist on a live band and others are just as adamant about a DeeJay.
PHOTOGRAPHER OR VIDEOGRAPHER
Video taping an event, except for historical purposes, is unnecessary. Seldom will the video tape or DVD be watched more than once after the event. Yes, maybe a Bar or Bat Mitzvah will watch his or her recording years later when they grow older, and maybe even a bride and groom would watch a well-edited and condensed recording. A company or organization’s banquet, however, will be seldom if ever watched.
I would recommend that you hire, budget permitting, a professional photographer rather than leaving it up to one of your guests or a friend of a friend who only takes photos twice a year. You can have the photographer deliver prints or a CD of digital photographs in which case you could print just the photos you want.
PROMOTION
Probably the most traumatic thing that could occur is that you planned the entire event and then no one came. If it’s a company party and the food, entertainment, drinks and dancing are all free, I don’t think you will have a problem, as long as you let everybody know when and where and that it’s FREE!
But if that’s not the situation, you may need to promote the event. Once you have all the facts (WHAT, WHEN, WHERE, WHY, WHO, and HOW MUCH), you can create a flyer – a piece of paper with all the facts on it, designed to motivate people to attend.
If you’re an artist, great! You can create the flyer yourself. If not, maybe someone in your group is and they can help you. Otherwise, you need to “rough it out” the way you’d want it and take it to a graphic artist to do the “camera-ready copy” for you, then off to a printer to print however many you’re going to need. How many you need will depend on how you’re going to distribute them.
The layout, printing, envelopes and postage all need to go into your budget. There are, of course, additional ways you can promote the event – word of mouth, bulletin boards, phone committee, club or company newsletter, posters. If your event will be open to people outside your organization, you might try using the publicity channels of other related groups, companies, schools, etc., as well as your own. Have a “brainstorming session” with your committee, if you have one, to think of all the ways you can get the word out.
And remember that if you want people to come to your activity, you can’t just tell them. You have to tell them and tell them and tell them! Use all the resources at your disposal, and don’t hesitate to repeat yourself. The more times you tell them, the more will come!
TICKET SALES
There are as many ways to handle this as there are ways to promote the event. If you have to lay out funds ahead of time (which is usually the case), it is good to get as much money as you can up front. Pre selling your tickets will help you do that. Of course, your publicity must state your requirements and deadlines. This also will help you get a handle on how many are going to attend. Remember though, that there will still be some last minute cancellations and additions, so stay flexible.
TABLE ASSIGNMENTS
As mentioned earlier, most organizations assign only the head table, and the rest of the attendees are left to sit where they wish. Some groups insist on drawing pictures of the tables on a sheet of paper, numbering them, and then assigning people to specific tables.
I think it’s far more work than necessary, but if you must, then have at it.
Some banquets, especially those honoring individuals or groups, offer entire tables “for sale.” 10 people per table at $30 each means that for $300 someone could reserve a whole table. Make sure you put a “reserved” sign on that table, showing the name of the host.
THE PRINTED PROGRAM
When all the facts are in, if the budget will permit, a nice printed program could be put at each place setting or handed out as people arrive. It should contain the agenda for the evening and credits given to all those who contributed to the event.
Many organizations have been successful in selling ads in the program to defray the cost of printing or even to raise some extra money. I’ve put $250 income under the income column of our example. Don’t you think you could convince 10 people to give you their business card and pay $25 to be advertised on the back page of the program? Of course, this idea could be a little tacky if the event is to celebrate little Bobbie’s 10th birthday. Use your best judgment.
DECORATIONS
This could be a big item or not – strictly up to you. If you picked a beautiful location, and it’s not a special seasonal event like a Christmas or Halloween party, why not just enjoy the facility’s decor? If you feel you need decorations and you have a sufficient budget, call a party decorator who uses balloons. They go a long way towards dressing up a room without spending a lot of money.
Centerpieces on each table look nice. You can ask someone to donate these or have someone clever make something for each table. Many facilities make such a nice table layout that a centerpiece is not necessary. Don’t spend money unnecessarily, but do remember that the nicer the ambience, the better the memories or the event will be in the minds of those who attend, which means that they will want to come to your next event, too!
One note of caution. If you’re having entertainment, be careful that large
centerpieces, particularly balloons, don’t block the view of the performing area or even the people sitting on the opposite side of the table who want to see and talk to each other.
YOU DID IT!
Yes, you will fret and worry until the whole thing is over, but every party planner does. Just relax, do your best and enjoy! (Here’s a secret: If you enjoy what you’re doing, the people you are doing it for will enjoy it, too!)
Due Diligence Checklists – For Commercial Real Estate Transactions
Planning to purchase or finance Commercial or Industrial Real Estate? Shopping Center? Office Building? Restaurant/Banquet property? Parking Lot? Storefront? Gas Station? Manufacturing facility? Warehouse? Logistics Terminal? Medical Building? Nursing Home? Hotel/Motel? Pharmacy? Bank facility? Sports and Entertainment Arena? Other?
A KEY to investing in commercial real estate is performing an adequate Due Diligence Investigation to assure you know all material facts to make a wise investment decision and to calculate your expected investment yield.
The following checklists are designed to help you conduct a focused and meaningful Due Diligence Investigation.
Basic Due Diligence Concepts:
Commercial Real Estate transactions are NOT similar to large home purchases.
Caveat Emptor: Let the Buyer beware.
Consumer protection laws applicable to home purchases seldom apply to commercial real estate transactions. The rule that a Buyer must examine, judge, and test for himself, applies to the purchase of commercial real estate.
Due Diligence: “Such a measure of prudence, activity, or assiduity, as is proper to be expected from, and ordinarily exercised by, a reasonable and prudent [person] under the particular circumstances; not measured by any absolute standard, but depending upon the relative facts of the special case.” Black’s Law Dictionary; West Publishing Company.
Contractual representations and warranties are NOT a substitute for Due Diligence.
Breach of representations and warranties = Litigation, time and money.
WHAT DILIGENCE IS DUE?
The scope, intensity and focus of any due diligence investigation of commercial or industrial real estate depends upon the objectives of the party for whom the investigation is conducted. These objectives may vary depending upon whether the investigation is conducted for the benefit of (i) a Strategic Buyer (or long-term lessee); (ii) a Financial Buyer; (iii) a Developer; or (iv) a Lender.
If you are a Seller, understand that to close the transaction your Buyer (and its Lender) must address all issues material to its objective – some of which require information only you, as Owner, can adequately provide.
GENERAL OBJECTIVES:
(i) A “Strategic Buyer” (or long-term lessee) is acquiring the property for its own use and must verify that the property is suitable for that intended use.
(ii) A “Financial Buyer” is acquiring the property for the expected return on investment generated by the property’s income stream, and must determine the amount, velocity and durability of the revenue stream. A sophisticated Financial Buyer will likely calculate its yield based upon discounted cash-flows rather than the must less precise capitalization rate (“cap rate”), and will need adequate financial information to do so.
(iii) A “Developer” is seeking to add value by changing the character or use of the property – usually with a short-term to intermediate-term exit strategy to dispose of the property; although, a Developer might plan to hold the property long term as Financial Buyer after development or redevelopment. The Developer must focus on whether the planned change is character or use can be accomplished in a cost-effective manner. A developer conducting due diligence will focus on issues involving market demand, access, use and finances.
(iv) A “Lender” is seeking to establish two basic lending criteria:
1. “Ability to Repay” – The ability of the property to generate sufficient revenue to repay the loan on a timely basis; and
2. “Sufficiency of Collateral” – The objective disposal value of the collateral in the event of a loan default, to assure adequate funds to repay the loan, carrying costs and costs of collection in the event forced collection becomes necessary.
The amount of diligent inquiry due to be expended (i.e. “Due Diligence”) to investigate any particular commercial or industrial real estate project is the amount of inquiry required to answer each of the following questions to the extent relevant to the objectives of the party conducting the investigation:
I. THE PROPERTY:
1. Exactly what PROPERTY does Purchaser believe it is acquiring?
(a) Land?
(b) Building?
(c) Fixtures?
(d) Other Improvements?
(e) Other Rights?
(f) The entire fee title interest including all air rights and subterranean rights?
(g) All development rights?
2. What is Purchaser’s planned use of the Property?
3. Does the physical condition of the Property permit use as planned?
(a) Commercially adequate access to public streets and ways?
(b) Sufficient parking?
(c) Structural condition of improvements?
(d) Environmental contamination?
(i) Innocent Purchaser defense vs. exemption from liability
(ii) All Appropriate Inquiry
4. Is there any legal restriction to Purchaser’s use of the Property as planned?
(a) Zoning?
(b) Private land use controls?
(c) Americans with Disabilities Act?
(d) Availability of licenses?
(i) Liquor license?
(ii) Entertainment license?
(iii) Outdoor dining license?
(iv) Drive through windows permitted?
(e) Other impediments?
5. How much does Purchaser expect to pay for the property?
6. Is there any condition on or within the Property that is likely to increase Purchaser’s effective cost to acquire or use the Property?
(a) Property owner’s assessments?
(b) Real estate tax in line with value?
(c) Special Assessment?
(d) Required user fees for necessary amenities?
(i) Drainage?
(ii) Access?
(iii) Parking?
(iv) Other?
7. Any encroachments onto the Property, or from the Property onto other lands?
8. Are there any encumbrances on the Property that will not be cleared at Closing?
(a) Easements?
(b) Covenants Running with the Land?
(c) Liens or other financial servitudes?
(d) Leases?
9. Leases?
(a) Security Deposits?
(b) Options to Extend Term?
(c) Options to Purchase?
(d) Rights of First Refusal?
(e) Rights of First Offer?
(f) Maintenance Obligations?
(g) Duty on Landlord to provide utilities?
(h) Real estate tax or CAM escrows?
(i) Delinquent rent?
(j) Pre-Paid rent?
(k) Tenant mix/use controls?
(l) Tenant exclusives?
(m) Tenant parking requirements?
(n) Automatic subordination of Lease to future mortgages?
(o) Other material Lease terms?
10. New Construction?
(a) Availability of construction permits?
(b) Utilities?
(c) NPDES (National Pollutant Discharge Elimination System) Permit?
(i) Phase 2 effective March 2003 – Permit required if earth is disturbed on one acre or more of land.
(ii) If applicable, Storm Water Pollution Prevention Plan (SWPPP) is required.
II. THE SELLER:
1. Who is the Seller?
(a) Individual?
(b) Trust?
(c) Partnership?
(d) Corporation?
(e) Limited Liability Company?
(f) Other legally existing entity?
2. If other than natural person, does Seller validly exist and is Seller in good standing?
3. Does the Seller own the Property?
4. Does Seller have authority to convey the Property?
(a) Board of Director Approvals?
(b) Shareholder or Member approval?
(c) Other consents?
(d) If foreign individual or entity, are any special requirements applicable?
(i) Qualification to do business in jurisdiction of Property?
(ii) Federal Tax Withholding?
(iii) US Patriot Act compliance?
5. Who has authority to bind Seller?
6. Are sale proceeds sufficient to pay off all liens?
III. THE PURCHASER:
1. Who is the Purchaser?
2. What is the Purchaser/Grantee’s exact legal name?
3. If Purchaser/Grantee is an entity, has it been validly created and is it in good standing?
(a) Articles or Incorporation – Articles of Organization
(b) Certificate of Good Standing
4. Is Purchaser/Grantee authorized to own and operate the Property and, if applicable, finance acquisition of the Property?
(a) Board of Director Approvals?
(b) Shareholder or Member approval?
(c) If foreign individual or entity, are any special requirements applicable?
(i) Qualification to do business in jurisdiction of the Property?
(ii) US Patriot Act compliance?
(iii) Bank Secrecy Act/Anti-Money Laundering compliance?
5. Who is authorized to bind the Purchaser/Grantee?
IV. PURCHASER FINANCING:
A. BUSINESS TERMS OF THE LOAN:
What loan terms have the Purchaser, as Borrower, and its Lender agreed to?
(a) What is the amount of the loan?
(b) What is the interest rate?
(c) What are the repayment terms?
(d) What is the collateral?
(i) Commercial real estate only?
(ii) Real estate and personal property together?
(e) First lien? A junior lien?
(f) Is it a single advance loan?
(g) A multiple advance loan?
(h) A construction loan?
(i) If it is a multiple advance loan, can the principal be re-borrowed once repaid prior to maturity of the loan; making it, in effect, a revolving line of credit?
(j) Are there reserve requirements?
(i) Interest reserves?
(ii) Repair reserves?
(iii) Real estate tax reserves?
(iv) Insurance reserves?
(v) Environmental remediation reserves?
(vi) Other reserves?
(k) Are there requirements for Borrower to open business operating accounts with the Lender? If so, is the Borrower obligated to maintain minimum compensating balances?
(l) Is the Borrower required to pledge business accounts as additional collateral?
(m) Are there early repayment fees or yield maintenance requirements (each sometimes referred to as “pre-payment penalties”)?
(n) Are there repayment blackout periods during which Borrower is not permitted to repay the loan?
(o) Is there a Loan Commitment fee or “good faith deposit” due upon Borrower’s acceptance of the Loan Commitment?
(p) Is there a loan funding fee or loan brokerage fee or other loan fee due Lender or a loan broker at closing?
(q) What are the Borrower’s expense reimbursement obligations to Lender? When are they due? What is the Borrower’s obligation to pay Lender’s expenses if the loan does not close?
B. DOCUMENTING THE COMMERCIAL REAL ESTATE LOAN
Does Purchaser have all information necessary to comply with the Lender’s loan closing requirements?
Not all loan documentation requirements may be known at the outset of a transaction, although most commercial real estate loan documentation requirements are fairly typical. Some required information can be obtained only from the Seller. Production of that information to Purchaser for delivery to its lender must be required in the purchase contract.
As guidance to what a commercial real estate lender may require, the following sets forth a typical Closing Checklist for a loan secured by commercial real estate.
Commercial Real Estate Loan Closing Checklist
1. Promissory Note
2. Personal Guaranties (which may be full, partial, secured, unsecured, payment guaranties, collection guaranties or a variety of other types of guarantees as may be required by Lender).
3. Loan Agreement (often incorporated into the Promissory Note and/or Mortgage in lieu of being a separate document)
4. Mortgage [sometimes expanded to be a Mortgage, Security Agreement and Fixture Filing]
5. Assignment of Rents and Leases
6. Security Agreement
7. Financing Statement (sometimes referred to as a “UCC-1″, or “Initial Filing”)
8. Evidence of Borrower’s Existence In Good Standing; including
(a) Certified copy of organizational documents of borrowing entity (including Articles of Incorporation, if Borrower is a corporation; Articles of Organization and written Operating Agreement, if Borrower is a limited liability company; Certified copy of trust agreement with all amendments, if Borrower is a land trust or other trust; etc.)
(b) Certificate of Good Standing (if a corporation or LLC) or Certificate of Existence (if a limited partnership) or Certificate of Qualification to Transact Business (if Borrower is an entity doing business in a State other than its State of formation)
9. Evidence of Borrower’s Authority to Borrow; including
(a) a Borrower’s Certificate;
(b) Certified Resolutions
(c) Incumbency Certificate
10. Satisfactory Commitment for Title Insurance (which will typically require, for analysis by the Lender, copies of all documents of record appearing on Schedule B of the title commitment which are to remain after closing), with required commercial title insurance endorsements, often including:
(a) Affirmative Creditors Rights Endorsement (extending coverage over policy exclusion 7 and policy exclusions 3(a) and 3(d) as they relate to creditor’s rights matters)
(b) ALTA 3.1 Zoning Endorsement modified to include parking
(c) ALTA Comprehensive Endorsement 1
(d) Location Endorsement (street address)
(e) Access Endorsement (vehicular access to public streets and ways)
(f) Contiguity Endorsement (the insured land comprises a single parcel with no gaps or gores)
(g) PIN Endorsement (insuring that the identified real estate tax permanent index numbers are the only applicable PIN numbers affecting the collateral and that they relate solely to the real property comprising the collateral)
(h) Usury Endorsement (insuring that the loan does not violate any prohibitions against excessive interest charges)
(i) other title insurance endorsements applicable to protect the intended use and value of the collateral, as may be determined upon review of the Commitment for Title Insurance and Survey or arising from the existence of special issues pertaining to the transaction or the Borrower.
11. Current ALTA Survey (3 sets), [typically prepared in accordance with 2005 Minimum Standard Detail for ALTA/ACSM Land Title Surveys, certified to the lender, Buyer and the title insurer, including items 1 through 4, 6, 7(a), 7(b)(1), 8 through 11(a) and 14 from the Surveyor's "Optional Survey Responsibilities and Specifications" referred to as "Table A"].
12. Current Rent Roll
13. Certified copy of all Leases (3 sets)
14. Lessee Estoppel Certificates
15. Lessee Subordination, Non-Disturbance and Attornment Agreements [sometimes referred to simply as "SNDAs"].
16. UCC, Judgment, Pending Litigation, Bankruptcy and Tax Lien Search Report
17. Appraisal (must comply with Title XI of FIRREA (Financial Institutions Reform, Recovery and Enforcement Act of 1989, as amended)
18. Environmental Site Assessment Report (sometimes referred to as Environmental Phase I and/or Phase 2 Audit Reports)
19. Environmental Indemnity Agreement (signed by Borrower and guarantors)
20. Site Improvements Inspection Report
21. Evidence of Hazard Insurance naming Lender as the Mortgagee/Lender Loss Payee; and Liability Insurance naming Lender as an “additional insured” (sometimes listed as simply “Acord 27 and Acord 25, respectively)
22. Legal Opinion of Borrower’s Attorney
23. Credit Underwriting documents, such as signed tax returns, property operating statements, etc. as may be specified by Lender
24. Compliance Agreement (sometimes also called an Errors and Omissions Agreement), whereby the Borrower agrees to correct, after closing, errors or omissions in loan documentation.
It is useful to become familiar with the Lender’s loan documentation requirements as early in the transaction as practical. The requirements will likely be set forth with some detail in the lender’s Loan Commitment – which is typically much more detailed than most loan commitments issued in residential transactions.
Conducting the Due Diligence Investigation in a commercial real estate transaction can be time consuming and expensive in all events.
If the loan requirements cannot be satisfied, it is better to make that determination during the contractual “due diligence period” – which typically provides for a so-called “free out” – rather than at a later date when the earnest money may be at risk of forfeiture or when other liability for failure to close may attach.
CONCLUSION
Conducting an effective due diligence investigation in a commercial real estate transaction to discover all material facts and conditions affecting the Property and the transaction is of critical importance.
Unlike owner occupied residential real estate, when a house can nearly always be occupied as the purchaser’s home, commercial real estate acquired for business use or for investment is impacted by numerous factors that may affect its use and value.
The existence of these factors and their affect on a Purchaser’s ability to use the Property for its intended use and on the Purchaser’s projected investment yield can only be discovered through diligent investigation and attention to detail.
The circumstances of each transaction will determine what degree of diligence is required. The level of diligence required under the circumstances is the diligence that is due.
Exercise Due Diligence.
DVD Wholesale Distributors
Wholesale DVD distributors license the DVD distribution rights from studios producing the movies and supply DVDs to retail stores, online merchants, DVD rental companies and mail order stores. Often the DVDs are manufactured or imported by wholesalers themselves.
DVDs are sold as bundles containing different titles. Action, comedy, drama, family, horror, kids, martial arts, and western are some of the popular DVD genres. They are sold as pre-boxed bundles or customized according to orders. Often DVDs contain extra content not available to viewers in the movie theatres. These include interviews with the stars, behind the scenes action from the movie sets and scenes which have been deleted from the movie. These extras are an added attraction for DVD consumers.
The major revenue accruing to wholesale DVD distributors is through the sale of video products to retail shops and video rentals. There has been considerable growth in the mail order rental via the Internet in the US. Netflix, which is one of the largest online rental companies, has more than two million customers. The company expects to have about five percent share of the entire US market in 2006. It ships about three million DVDs each week.
DVD retailers enjoy a good margin and an increasing number of people are taking to purchasing DVDs in bulk from a wholesaler and selling them on auction sites such as EBay and online stores. Several DVD distributors offer drop shipping and mail the DVDs directly to the end consumer on the retailer’s behalf.
DVD mail order via the Internet, digital distribution which includes providing a movie download service via the distributor’s own broadband infrastructure, game stores, video on demand services, and pay-per-view services are the current trends. Video on demand (VOD) systems allow users to watch video over a network as part of an interactive television system. The video can be seen at any time, whereas a pay-per-view system allows television viewers to purchase events for a private telecast in their homes.