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Chapter 92 Texas Property Code
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Subchapter D. Security Devices
Sec. 92.151. DEFINITIONS.
a) In this subchapter:
1. "Doorknob lock" means a lock in a doorknob, with the lock operated from the exterior by a key, card, or combination and from the interior without a key, card, or combination.
2. "Door viewer" means a permanently installed device in an exterior door that allows a person inside the dwelling to view a person outside the door. The device must be:
A. a clear glass pane or one-way mirror; or
B. a peephole having a barrel with a one-way lens of glass or other substance providing an angle view of not less than 160 degrees.
3. "Exterior door" means a door providing access from a dwelling interior to the exterior. The term includes a door between a living area and a garage but does not include a sliding glass door or a screen door.
4. "French doors" means a set of two exterior doors in which each door is hinged and abuts the other door when closed. The term includes double-hinged patio doors.
5. "Keyed dead bolt" means:
A. a door lock not in the doorknob that:
i. locks with a bolt into the doorjamb; and
ii. is operated from the exterior by a key, card, or combination and from the interior by a knob or lever without a key, card, or combination; or
B. a doorknob lock that contains a bolt with at least a one-inch throw.
6. "Keyless bolting device" means a door lock not in the doorknob that locks:
A. with a bolt into a strike plate screwed into the portion of the doorjamb surface that faces the edge of the door when the door is closed or into a metal doorjamb that serves as the strike plate, operable only by knob or lever from the door 's interior and not in any manner from the door 's exterior, and that is commonly known as a keyless dead bolt;
B. by a drop bolt system operated by placing a central metal plate over a metal doorjamb restraint that protrudes from the doorjamb and that is affixed to the doorjamb frame by means of three case-hardened screws at least three inches in length. One-half of the central plate must overlap the interior surface of the door and the other half of the central plate must overlap the doorjamb when the plate is placed over the doorjamb restraint. The drop bolt system must prevent the door from being opened unless the central plate is lifted off of the doorjamb restraint by a person who is on the interior side of the door. The term "keyless bolting device" does not include a chain latch, flip latch, surface-mounted slide bolt, mortise door bolt, surface-mounted barrel bolt, surface-mounted swing bar door guard, spring-loaded nightlatch, foot bolt, or other lock or latch; or
C. by a metal bar or metal tube that is placed across the entire interior side of the door and secured in place at each end of the bar or tube by heavy-duty metal screw hooks. The screw hooks must be at least three inches in length and must be screwed into the door frame stud or wall stud on each side of the door. The bar or tube must be capable of being secured to both of the screw hooks and must be permanently attached in some way to the door frame stud or wall stud. When secured to the screw hooks, the bar or tube must prevent the door from being opened unless the bar or tube is removed by a person who is on the interior side of the door.
7. "Landlord" means a dwelling owner, lessor, sublessor, management company, or managing agent, including an on-site manager.
8. "Multiunit complex" means two or more dwellings in one or more buildings that are:
under common ownership;
managed by the same owner, agent, or management company; and
located on the same lot or tract or adjacent lots or tracts of land.
9. "Possession of a dwelling" means occupancy by a tenant under a lease, including occupancy until the time the tenant moves out or a writ of possession is issued by a court. The term does not include occupancy before the initial occupancy date authorized under a lease.
10. "Rekey" means to change or alter a security device that is operated by a key, card, or combination so that a different key, card, or combination is necessary to operate the security device.
11. "Security device" means a doorknob lock, door viewer, keyed dead bolt, keyless bolting device, sliding door handle latch, sliding door pin lock, sliding door security bar, or window latch in a dwelling.
12. "Sliding door handle latch" means a latch or lock:
A. located near the handle on a sliding glass door;
B. operated with or without a key; and
C. designed to prevent the door from being opened.
13. "Sliding door pin lock" means a lock on a sliding glass door that consists of a pin or nail inserted from the interior side of the door at the side opposite the door 's handle and that is designed to prevent the door from being opened or lifted.
14. "Sliding door security bar" means a bar or rod that can be placed at the bottom of or across the interior side of the fixed panel of a sliding glass door and that is designed to prevent the door from being opened.
15. "Tenant turnover date" means the date a tenant moves into a dwelling under a lease after all previous occupants have moved out. The term does not include dates of entry or occupation not authorized by the landlord.
16. "Window latch" means a device on a window that prevents the window from being opened and that is operated without a key and only from the interior.
Amended by Acts 1993, 73rd Leg., ch. 357, Sec. 3, eff. Sept. 1, 1993; Acts 1999, 76th Leg., ch. 16, Sec. 1, eff. Sept. 1, 1999.
Sec. 92.152. APPLICATION OF SUBCHAPTER.
a) This subchapter does not apply to:
1. a room in a hotel, motel, or inn or to similar transient housing;
2. a residential housing owned or operated by a public or private college or university accredited by a recognized accrediting agency as defined under Section 61.003, Education Code;
3. residential housing operated by preparatory schools accredited by the Texas Education Agency, a regional accrediting agency, or any accrediting agency recognized by the commissioner of education; or
4. a temporary residential tenancy created by a contract for sale in which the buyer occupies the property before closing or the seller occupies the property after closing for a specific term not to exceed 90 days.
b) Except as provided by Subsection (a), a dwelling to which this subchapter applies includes:
1. a room in a dormitory or rooming house;
2. a mobile home;
3. a single family house, duplex, or triplex; and
4. a living unit in an apartment, condominium, cooperative, or townhome project.
Amended by Acts 1993, 73rd Leg., ch. 357, Sec. 3, eff. Sept. 1, 1993; Acts 1995, 74th Leg., ch. 126, Sec. 1, eff. Aug. 28, 1995; Acts 1995, 74th Leg., ch. 869, Sec. 2, eff. Jan. 1, 1996.
Sec. 92.153. SECURITY DEVICES REQUIRED WITHOUT NECESSITY OF TENANT REQUEST.
a) Except as provided by Subsections (b), (e), (f), (g), and (h) and without necessity of request by the tenant, a dwelling must be equipped with:
1. a window latch on each exterior window of the dwelling;
2. a doorknob lock or keyed dead bolt on each exterior door;
3. a sliding door pin lock on each exterior sliding glass door of the dwelling;
4. a sliding door handle latch or a sliding door security bar on each exterior sliding glass door of the dwelling; and
5. a keyless bolting device and a door viewer on each exterior door of the dwelling.
b) If the dwelling has French doors, one door of each pair of French doors must meet the requirements of Subsection (a) and the other door must have:
1. a keyed dead bolt or keyless bolting device capable of insertion into the doorjamb above the door and a keyless bolting device capable of insertion into the floor or threshold, each with a bolt having a throw of one inch or more; or
2. a bolt installed inside the door and operated from the edge of the door, capable of insertion into the doorjamb above the door, and another bolt installed inside the door and operated from the edge of the door capable of insertion into the floor or threshold, each bolt having a throw of three-fourths inch or more.
c) A security device required by Subsection (a) or (b) must be installed at the landlord 's expense.
d) Subsections (a) and (b) apply only when a tenant is in possession of a dwelling.
e) A keyless bolting device is not required to be installed at the landlord 's expense on an exterior door if:
1. the dwelling is part of a multiunit complex in which the majority of dwelling units are leased to tenants who are over 55 years of age or who have a physical or mental disability;
2. a tenant or occupant in the dwelling is over 55 years of age or has a physical or mental disability; and
3. the landlord is expressly required or permitted to periodically check on the well-being or health of the tenant as a part of a written lease or other written agreement.
f) A keyless bolting device is not required to be installed at the landlord 's expense if a tenant or occupant in the dwelling is over 55 years of age or has a physical or mental disability, the tenant requests, in writing, that the landlord deactivate or not install the keyless bolting device, and the tenant certifies in the request that the tenant or occupant is over 55 years of age or has a physical or mental disability. The request must be a separate document and may not be included as part of a lease agreement. A landlord is not exempt as provided by this subsection if the landlord knows or has reason to know that the requirements of this subsection are not fulfilled.
g) A keyed dead bolt or a doorknob lock is not required to be installed at the landlord 's expense on an exterior door if at the time the tenant agrees to lease the dwelling:
1. at least one exterior door usable for normal entry into the dwelling has both a keyed dead bolt and a keyless bolting device, installed in accordance with the height, strike plate, and throw requirements of Section 92.154; and
2. all other exterior doors have a keyless bolting device installed in accordance with the height, strike plate, and throw requirements of Section 92.154.
h) A security device required by this section must be operable throughout the time a tenant is in possession of a dwelling. However, a landlord may deactivate or remove the locking mechanism of a doorknob lock or remove any device not qualifying as a keyless bolting device if a keyed dead bolt has been installed on the same door.
i) A landlord is subject to the tenant remedies provided by Section 92.164(a)(4) if the landlord:
1. deactivates or does not install a keyless bolting device, claiming an exemption under Subsection (e), (f), or (g); and
2. knows or has reason to know that the requirements of the subsection granting the exemption are not fulfilled.
Amended by Acts 1993, 73rd Leg., ch. 357, Sec. 3, eff. Sept. 1, 1993; Acts 1995, 74th Leg., ch. 869, Sec. 3, eff. Jan. 1, 1996.
Sec. 92.154. HEIGHT, STRIKE PLATE, AND THROW REQUIREMENTS--KEYED DEAD BOLT OR KEYLESS BOLTING DEVICE.
a) A keyed dead bolt or a keyless bolting device required by this subchapter must be installed at a height:
1. not lower than 36 inches from the floor; and
2. not higher than:
A. 54 inches from the floor, if installed before September 1, 1993; or
B. 48 inches from the floor, if installed on or after September 1, 1993.
b) A keyed dead bolt or a keyless bolting device described in Section 92.151(6)(A) or (B) in a dwelling must:
1. have a strike plate screwed into the portion of the doorjamb surface that faces the edge of the door when the door is closed; or
2. be installed in a door with a metal doorjamb that serves as the strike plate.
c) A keyed dead bolt or keyless dead bolt, as described by Section 92.151(6)(A), installed in a dwelling on or after September 1, 1993, must have a bolt with a throw of not less than one inch.
d) The requirements of this section do not apply to a keyed dead bolt or a keyless bolting device in one door of a pair of French doors that is installed in accordance with the requirements of Section 92.153(b)(1) or (2).
Amended by Acts 1993, 73rd Leg., ch. 357, Sec. 3, eff. Sept. 1, 1993.
Sec. 92.156. REKEYING OR CHANGE OF SECURITY DEVICES.
a) A security device operated by a key, card, or combination shall be rekeyed by the landlord at the landlord 's expense not later than the seventh day after each tenant turnover date.
b) A landlord shall perform additional rekeying or change a security device at the tenant's expense if requested by the tenant. A tenant may make an unlimited number of requests under this subsection.
c) The expense of rekeying security devices for purposes of the use or change of the landlord 's master key must be paid by the landlord.
d) This section does not apply to locks on closet doors or other interior doors.
Sec. 92.157. SECURITY DEVICES REQUESTED BY TENANT.
a) At a tenant's request made at any time, a landlord, at the tenant's expense, shall install:
1. a keyed dead bolt on an exterior door if the door has:
A. a doorknob lock but not a keyed dead bolt; or
B. a keyless bolting device but not a keyed dead bolt or doorknob lock; and
2. a sliding door pin lock or sliding door security bar if the door is an exterior sliding glass door without a sliding door pin lock or sliding door security bar.
b) At a tenant's request made before January 1, 1995, a landlord, at the tenant's expense, shall install on an exterior door of a dwelling constructed before September 1, 1993:
1. a keyless bolting device if the door does not have a keyless bolting device; and
2. a door viewer if the door does not have a door viewer.
c) If a security device required by Section 92.153 to be installed on or after January 1, 1995, without necessity of a tenant's request has not been installed by the landlord, the tenant may request the landlord to immediately install it, and the landlord shall immediately install it at the landlord 's expense.
Sec. 92.158. LANDLORD 'S DUTY TO REPAIR OR REPLACE SECURITY DEVICE.
During the lease term and any renewal period, a landlord shall repair or replace a security device on request or notification by the tenant that the security device is inoperable or in need of repair or replacement.
Sec. 92.159. WHEN tenant's REQUEST OR NOTICE MUST BE IN WRITING.
A tenant's request or notice under this subchapter may be given orally unless the tenant has a written lease that requires the request or notice to be in writing and that requirement is underlined or in boldfaced print in the lease.
Sec. 92.160. TYPE, BRAND, AND MANNER OF INSTALLATION.
Except as otherwise required by this subchapter, a landlord may select the type, brand, and manner of installation, including placement, of a security device installed under this subchapter. This section does not apply to a security device installed, repaired, changed, replaced, or rekeyed by a tenant under Section 92.164(a)(1) or 92.165(1).
Sec. 92.161. COMPLIANCE WITH TENANT REQUEST REQUIRED WITHIN REASONABLE TIME.
a) Except as provided by Subsections (b) and (c), a landlord must comply with a tenant's request for rekeying, changing, installing, repairing, or replacing a security device under Section 92.156, 92.157, or 92.158 within a reasonable time. A reasonable time for purposes of this subsection is presumed to be not later than the seventh day after the date the request is received by the landlord.
b) If within the time allowed under Section 92.162(c) a landlord requests advance payment of charges that the landlord is entitled to collect under that section, the landlord shall comply with a tenant's request under Section 92.156(b), 92.157(a), or 92.157(b) within a reasonable time. A reasonable time for purposes of this subsection is presumed to be not later than the seventh day after the date a tenant's advance payment is received by the landlord, except as provided by Subsection (c).
c) A reasonable time for purposes of Subsections (a) and(b) is presumed to be not later than 72 hours after the time of receipt of the tenant's request and any required advance payment if at the time of making the request the tenant informed the landlord that:
1. an unauthorized entry occurred or was attempted in the tenant's dwelling;
2. an unauthorized entry occurred or was attempted in another unit in the multiunit complex in which the tenant's dwelling is located during the two months preceding the date of the request; or
3. a crime of personal violence occurred in the multiunit complex in which the tenant's dwelling is located during the two months preceding the date of the request.
d) A landlord may rebut the presumption provided by Subsection (a) or (b) if despite the diligence of the landlord:
1. the landlord did not know of the tenant's request, without the fault of the landlord;
2. materials, labor, or utilities were unavailable;or
3. a delay was caused by circumstances beyond the landlord 's control, including the illness or death of the landlord or a member of the landlord 's immediate family.
e) This section does not apply to a landlord 's duty to install or rekey, without necessity of a tenant's request, a security device under Section 92.153 or 92.156(a).
Added by Acts 1993, 73rd Leg., ch. 357, Sec. 3, eff. Sept. 1, 1993.
Sec. 92.162. PAYMENT OF CHARGES; LIMITS ON AMOUNT CHARGED.
a) A landlord may not require a tenant to pay for repair or replacement of a security device due to normal wear and tear. A landlord may not require a tenant to pay for other repairs or replacements of a security device except as provided by Subsections (b), (c), and (d).
b) A landlord may require a tenant to pay for repair or replacement of a security device if an underlined provision in a written lease authorizes the landlord to do so and the repair or replacement is necessitated by misuse or damage by the tenant, a member of the tenant's family, an occupant, or a guest, and not by normal wear and tear. Misuse of or damage to a security device that occurs during the tenant's occupancy is presumed to be caused by the tenant, a family member, an occupant, or a guest. The tenant has the burden of proving that the misuse or damage was caused by another party.
c) A landlord may require a tenant to pay in advance charges for which the tenant is liable under this subchapter if a written lease authorizes the landlord to require advance payment, and the landlord notifies the tenant within a reasonable time after the tenant's request that advance payment is required, and:
1. the tenant is more than 30 days delinquent in reimbursing the landlord for charges to which the landlord is entitled under Subsection (b); or
2. the tenant requested that the landlord repair, install, change, or rekey the same security device during the 30 days preceding the tenant's request, and the landlord complied with the request.
d) A landlord authorized by this subchapter to charge a tenant for repairing, installing, changing, or rekeying a security device under this subchapter may not require the tenant to pay more than the total cost charged by a third-party contractor for material, labor, taxes, and extra keys. If the landlord 's employees perform the work, the charge may include a reasonable amount for overhead but may not include a profit to the landlord. If management company employees perform the work, the charge may include reasonable overhead and profit but may not exceed the cost charged to the owner by the management company for comparable security devices installed by management company employees at the owner 's request and expense.
e) The owner of a dwelling shall reimburse a management company, managing agent, or on-site manager for costs expended by that person in complying with this subchapter. A management company, managing agent, or on-site manager may reimburse itself for the costs from the owner's funds in its possession or control.
Sec. 92.163. REMOVAL OR ALTERATION OF SECURITY DEVICE BY TENANT.
A security device that is installed, changed, or rekeyed under this subchapter becomes a fixture of the dwelling. Except as provided by Section 92.164(a)(1) or 92.165(1) regarding the remedy of repair-and-deduct, a tenant may not remove, change, rekey, replace, or alter a security device or have it removed, changed, rekeyed, replaced, or altered without permission of the landlord.
Sec. 92.164. TENANT REMEDIES FOR LANDLORD 'S FAILURE TO INSTALL OR REKEY CERTAIN SECURITY DEVICES.
a) If a landlord does not comply with Section 92.153 or 92.156(a) regarding installation or rekeying of a security device, the tenant may:
1. install or rekey the security device as required by this subchapter and deduct the reasonable cost of material, labor, taxes, and extra keys from the tenant's next rent payment, in accordance with Section 92.166;
2. serve a written request for compliance on the landlord, and, except as provided by Subsections (b) and (c), if the landlord does not comply on or before the third day after the date the notice is received, unilaterally terminate the lease without court proceedings;
3. file suit against the landlord without serving a request for compliance and obtain a judgment for:
A. a court order directing the landlord to comply, if the tenant is in possession of the dwelling;
B. the tenant's actual damages;
C. court costs; and
D. attorney 's fees except in suits for recovery of property damages, personal injuries, or wrongful death; and
4. serve a written request for compliance on the landlord, and, except as provided by Subsections (b) and (c), if the landlord does not comply on or before the third day after the date the notice is received, file suit against the landlord and obtain a judgment for:
A. a court order directing the landlord to comply and bring all dwellings owned by the landlord into compliance, if the tenant serving the written request is in possession of the dwelling;
C. punitive damages if the tenant suffers actual damages;
D. a civil penalty of one month 's rent plus $500;
E. court costs; and
F. attorney 's fees except in suits for recovery of property damages, personal injuries, or wrongful death.
b) A tenant may not unilaterally terminate the lease under Subsection (a)(2) or file suit against the landlord to obtain a judgment under Subsection (a)(4) unless the landlord does not comply on or before the seventh day after the date the written request for compliance is received if the lease includes language underlined or in boldface print that in substance provides the tenant with notice that:
1. the landlord at the landlord 's expense is required to equip the dwelling, when the tenant takes possession, with the security devices described by Sections 92.153(a)(1)-(4) and (6);
2. the landlord is not required to install a doorknob lock or keyed dead bolt at the landlord 's expense if the exterior doors meet the requirements of Section 92.153(f);
3. the landlord is not required to install a keyless bolting device at the landlord 's expense on an exterior door if the landlord is expressly required or permitted to periodically check on the well-being or health of the tenant as provided by Section 92.153(e)(3); and
4. the tenant has the right to install or rekey a security device required by this subchapter and deduct the reasonable cost from the tenant's next rent payment, as provided by Subsection (a)(1).
c) Regardless of whether the lease contains language complying with the requirements of Subsection (b), the additional time for landlord compliance provided by Subsection (b) does not apply if at the time the tenant served the written request for compliance on the landlord the tenant informed the landlord that an unauthorized entry occurred or was attempted in the tenant's dwelling, an unauthorized entry occurred or was attempted in another unit in the multiunit complex in which the tenant's dwelling is located during the two months preceding the date of the request, or a crime of personal violence occurred in the multiunit complex in which the tenant's dwelling is located during the two months preceding the date of the request, unless despite the diligence of the landlord:
2. materials, labor, or utilities were unavailable; or
Sec. 92.1641. LANDLORD 'S DEFENSES RELATING TO INSTALLING OR REKEYING CERTAIN SECURITY DEVICES.
a) The landlord has a defense to liability under Section 92.164 if:
1. the tenant has not fully paid all rent then due from the tenant on the date the tenant gives a request under Subsection (a) of Section 92.157 or the notice required by Section 92.164; or
2. on the date the tenant terminates the lease or files suit the tenant has not fully paid costs requested by the landlord and authorized by Section 92.162.
Acts 1983, 68th Leg., p. 3645, ch. 576, Sec. 1, eff. Jan. 1, 1984. Amended by Acts 1993, 73rd Leg., ch. 48, Sec. 17, eff. Sept. 1, 1993. Renumbered from V.T.C.A., Property Code Sec. 92.158 and amended by Acts 2001, 77th Leg., ch. 1420, Sec. 17.001(a), eff. Sept. 1, 2001.
Sec. 92.165. TENANT REMEDIES FOR OTHER LANDLORD VIOLATIONS.
a) If a landlord does not comply with a tenant's request regarding rekeying, changing, adding, repairing, or replacing a security device under Section 92.156(b), 92.157, or 92.158 in accordance with the time limits and other requirements of this subchapter, the tenant may:
1. install, repair, change, replace, or rekey the security devices as required by this subchapter and deduct the reasonable cost of material, labor, taxes, and extra keys from the tenant's next rent payment in accordance with Section 92.166;
2. unilaterally terminate the lease without court proceedings; and
3.file suit against the landlord and obtain a judgment for:
C. punitive damages if the tenant suffers actual damages and the landlord 's failure to comply is intentional, malicious, or grossly negligent;
Sec. 92.166. NOTICE OF tenant's DEDUCTION OF REPAIR COSTS FROM RENT.
a) A tenant shall notify the landlord of a rent deduction attributable to the tenant's installing, repairing, changing, replacing, or rekeying of a security device under Section 92.164(a)(1) or 92.165(1) after the landlord 's failure to comply with this subchapter. The notice must be given at the time of the reduced rent payment.
b) Unless otherwise provided in a written lease, a tenant shall provide one duplicate of the key to any key-operated security device installed or rekeyed by the tenant under Section 92.164(a)(1) or 92.165(1) within a reasonable time after the landlord 's written request for the key.
Sec. 92.167. LANDLORD 'S DEFENSES RELATING TO COMPLIANCE WITH tenant's REQUEST.
a) A landlord has a defense to liability under Section 92.165 if on the date the tenant terminates the lease or files suit the tenant has not fully paid costs requested by the landlord and authorized by this subchapter.
b) A management company or managing agent who is not the owner of a dwelling and who has not purported to be the owner in the lease has a defense to liability under Sections 92.164 and 92.165 if before the date the tenant is in possession of the dwelling or the date of the tenant's request for installation, repair, replacement, change, or rekeying and before any property damage or personal injury to the tenant, the management company or managing agent:
1. did not have funds of the dwelling owner in its possession or control with which to comply with this subchapter;
2. made written request to the dwelling owner that the owner fund and allow installation, repair, change, replacement, or rekeying of security devices as required under this subchapter and mailed the request, certified mail return receipt requested, to the dwelling owner; and
3. not later than the third day after the date of receipt of the tenant's request, provided the tenant with a written notice:
A. stating that the management company or managing agent has taken the actions in Subdivisions (1) and (2);
B. stating that the owner has not provided or will not provide the necessary funds; and
C. explaining the remedies available to the tenant for the landlord 's failure to comply.
Added by Acts 1993, 73rd Leg., ch. 357, Sec. 3, eff. Sept. 1, 1993. Amended by Acts 2001, 77th Leg., ch. 1420, Sec. 17.001(b), eff. Sept. 1, 2001.
Sec. 92.168. TENANT'S REMEDY ON NOTICE FROM MANAGEMENT COMPANY.
The tenant may unilaterally terminate the lease or exercise other remedies under Sections 92.164 and 92.165 after receiving written notice from a management company that the owner of the dwelling has not provided or will not provide funds to repair, install, change, replace, or rekey a security device as required by this subchapter.
Sec. 92.169. AGENT FOR DELIVERY OF NOTICE.
A managing agent or an agent to whom rent is regularly paid, whether residing or maintaining an office on-site or off-site, is the agent of the landlord for purposes of notice and other communications required or permitted by this subchapter.
Sec. 92.170. EFFECT ON OTHER LANDLORD DUTIES AND TENANT REMEDIES.
The duties of a landlord and the remedies of a tenant under this subchapter are in lieu of common law, other statutory law, and local ordinances relating to a residential landlord 's duty to install, change, rekey, repair, or replace security devices and a tenant's remedies for the landlord 's failure to install, change, rekey, repair, or replace security devices, except that a municipal ordinance adopted before January 1, 1993, may require installation of security devices at the landlord 's expense by an earlier date than a date required by this subchapter. This subchapter does not affect a duty of a landlord or a remedy of a tenant under Subchapter B regarding habitability.
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Disclaimer: The above is our interpretation with respect to the basics of the Texas Property Code with regard to landlord responsibilities. While this information can help ensure property code compliance for your rental property, we are not lawyers. Since this is the case, you may want to review the full detailed text of Chapter 92 - Residential Tenancies - Texas Property Code as it applies to landlord and tenant arrangements.


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learning to plan, promote and manage events
Borders Young Creatives youngsters on placement at Eyemouth Hippodrome.
Young people from across the Borders have been given a rare opportunity to plan, promote and manage two events as part of this year's Children and Young People Festival.
Borders Young Creatives, funded by LEADER and Creative Scotland and run by Live Borders, involves a group of twelve 16 to 24 year-olds who have each been trained to become promoters in their own communities. And, after five months' hard work and dedication, this innovative project is set to showcase its first two events.
The group has been working alongside Borders Live Touring (which offers village halls and community centres support for live performances of music, dance and theatre) and has chosen two shows to be part of Live Borders' Children and Young People's Festival. They will be responsible for promoting the shows as well as managing the events on the day.
The first show, 'Paper Memories' by Jabuti Theatre, is a new visual theatre show for children aged 7+, written by Mariem Omari and directed by Rachael Macintyre. The second show, 'The Red Turtle', is a beautiful, animated film of a magical-realist fable set in a vibrant, but sometimes forbidding tropical paradise. The film was nominated for an Oscar and received an award at the 2016 Cannes Film Festival.
Ayliffe Rose, Youth Arts mentor at charity Live Borders says, "For the past five months, I have been working with this amazing group of 12 young people from across the Borders.
" The project is really exciting and helps to empower young people in the creative sector. The group has chosen and organised these shows themselves and is really keen to make sure that as many people as possible know about them and come along."
'Paper Memories' is on Sunday, March 31, 2.30pm at St Boswells Village Hall, tickets from £4.
'The Red Turtle' is at Heart of Duns Volunteer Hall on Saturday, April 13, at 2pm. Tickets from £4. Film rated PG.

redpajama_set_name: RedPajamaCommonCrawl


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New sighting of George today
George Clooney's Open House :: George Clooney News
by party animal - not! on Wed 20 Sep 2017, 21:54
http://www.justjared.com/2017/09/20/george-clooney-opens-up-about-life-with-twins-i-cry-more-than-they-do/
party animal - not!
Over the Clooney moon
Re: New sighting of George today
by it's me on Wed 20 Sep 2017, 22:40
George Clooney fan forever!
by annemarie on Wed 20 Sep 2017, 22:47
Nice seeing him out .
Casamigos with Mr Clooney
by benex on Wed 20 Sep 2017, 23:32
http://www.dailymail.co.uk/tvshowbiz/article-4904478/George-Clooney-leaves-business-meeting-Los-Angeles.html
http://entertainment.inquirer.net/242968/george-clooney-talks-amal-twin-knuckleheads-new-film
Clooney-phile
Location : italy
by annemarie on Thu 21 Sep 2017, 00:44
[size=52]George Clooney talks about Amal, their twin 'knuckleheads,' new film
By: [size=14]Ruben V. Nepales - Columnist / @InqEnt
Philippine Daily Inquirer / 12:30 AM September 21, 2017[/size][/size]
[size=18]George Clooney —RUBEN V. NEPALES
LOS ANGELES—"I have an incredible wife and two children who literally don't even care that I exist right now," George Clooney said with a laugh about his dual roles these days to Amal and their twins whom he fondly calls "knuckleheads."
"I have nothing to give them," George said of Alexander and Ella, who were born last June 6. In just a couple of years, the world's most famous bachelor not only got married (in 2014), but also became what he himself thought might never happen—a dad.
"I can give them a bottle every once in a while, and they're happy," shared the actor-director in our recent interview in Toronto. "But, other than that, it's all Amal right now, which is beautiful and it's a sight to see."
[size][size]
So, what did he give up since becoming the world's most famous dad of twins? "I can only have room for so many people, so I got rid of two friends," he joked. Looking slim in a gray polo shirt and jeans, he talked openly about his new life as a dad and husband.
"I wasn't completely unaware of what life would be like with children," he said. "All my friends have kids, and I'm godfather to about 20 kids. So I knew what I was in for. The surprise for me was how much more complicated having twins is than one. It's not like twice as much work—it's more than that.
"So, I have such admiration for my wife, who's getting about two hours of sleep for intervals for a couple of hours a night. In the meantime, she is up breastfeeding these two knuckleheads. All they want to do is eat, and I don't understand what's going on.
"What it (parenthood) changes fundamentally is, instantaneously, you are responsible for other people's lives in a way that you haven't been before.
"I've always had a great sense of responsibility, but it is [much more] when they're your children and you hope that you make an example that they would follow. That's the main thing.
"In my life, what you want to do is make sure that your children understand that, by birthright, they're given things that other children aren't [given]."
He added what else changed for him: "Your capacity for things—your love for someone grows exponentially. I couldn't be more in love and happier with my family. I'm at a wonderful place in my life. I am 56 years old, which is old to be doing this. I am like Tony Randall (an actor who had kids late in his life).
'Icing on the cake'
[/size][/size]
"So, all of this is icing on the cake. I thought that my life was going to be focused on my career, and not necessarily relationships. I found them all. Look, today is the first time that I have been away from them since they were born. My wife sends me pictures and you sit there thinking, God, I wish I was with my kids, which is fun. I am excited to get home."
On Amal, a lawyer specializing in international law and human rights who was suddenly thrust into the spotlight, the beaming husband said, "It's funny because Amal is such a professional. She's so elegant. She doesn't really do interviews. But, when they start talking to her, everybody realizes that she's actually very funny."
George recently went home with the babies to his native Kentucky. "After I left Venice (for the film festival), I flew to Augusta, Kentucky, to see both my parents. My father hadn't seen the babies because he had a bout with pneumonia.
"My parents are thrilled by the whole thing. It's funny to watch my parents because they aren't young grandparents either. They think it's hysterical. My sister has two kids. So, it's fun."
On being a dad at 56, George mulled, "Does it change—is there an age for being a parent? All I can do is play catch-up and hope that I am not with a walker and a cane chasing my kids around (he talks and acts like an old man) … switching diapers with them (laughs).
In the 1950s-set black comedy "Suburbicon," his sixth feature directorial effort, George elicits a fine performance from child actor Noah Jupe. He plays Nicky, the son of Gardner (Matt Damon) and Rose (Julianne Moore), who seem to be living an idyllic suburban life. But, the script was written by Joel and Ethan Coen with George and Grant Heslov, so a dark satire of murder and mayhem ensues.
The brand-new dad pointed out that he's had experience working with child actors. "When I was on 'ER,' I played a pediatrician, so I worked with three or four kid actors every day.
"For the most part, they shouldn't be there. Most of these kids—it's their parents living vicariously through their kids. The kids weren't able to be kids. I hated it.
"But, this kid (Noah)—his parents are fantastic. He is unbelievably normal. We did that scene with Matt, where Matt basically tells him that he's going to kill him, and the kid has tears coming down his eyes.
"The mom was like, 'Just tell him some mean sh*t, and he'll cry.' I talked to the kid, and he was alright. We did the scene and the minute I said, 'Cut,' he was high fiving everybody. He was completely normal."
The man known for being a prankster got to direct his buddy, Matt, in the film. Of course, George thought of a challenge for his actor.
"Do you know what I enjoyed most?" George volunteered with a naughty grin. "I enjoyed putting Matt on that little f**king bicycle (laughs). I picked it specifically. They brought me a bigger bike. I looked at Matt. He's standing there with his hands on his hips, and he has a little gut on him. I was like, 'No, that bike is too big.'
"I got him on this bike where his knees would hit the handle bars, so he would have to put his knees out and ride like that.
"I rode around in a couple of circles because he was like, 'No way.' He rode around and he finally got it. It brought me joy to watch him on that (laughs)."
George (right) with wife, Amal —CONTRIBUTED PHOTO
Good actor
But, he praised his pal. "Matt is a good guy. He likes playing buffoons. This is the thing that people don't get about Matt. He's an incredibly versatile actor. He does the 'Bourne' movies, and he's going around kicking everybody's ass. He's a tough guy. Then, he is just a big goofball in other movies.
"It's very hard to find an actor who can be the guy who gets his ass kicked, then does the ass-kicking in another movie, and does them both believably.
"He's also, as you know, a sweet guy. He's fun to work with. For Julie (Julianne Moore), Matt and I, it was so much fun. You have known her a long time, too, and she's a pro, man. She's funny and easy. You don't have to do a whole lot of directing."
"I hope they get a sense of humor because they're going to need it as time goes on," George said of his twins. "With the Coen Brothers, it's always been somewhat easy. They wanted to take this Clark Gable matinee idol thing when we did 'O Brother, Where Art Thou?' and just make me look like an idiot, which, anybody who knows me, is much more fitting of who I am. From the very beginning, the Coens understood that me being a goofball was a funny thing."
Still on filmmakers, guess who George has not yet met? "I've never met Robert Redford," he admitted. "He was just in Venice, and I went walking around trying to find him (laughs). He was instrumental in 'All the President's Men,' which I consider the best film about journalism ever. I think it's a perfect film.
"He was also instrumental in many other independent films. The first big independent film was 'Downhill Racer' (director Michael Ritchie's film starring Robert). So, I've always been an admirer of his and would love to meet him. Oddly, we've never crossed paths."
On what challenges are left, George answered, "The challenges for us are different obviously from what they were when I first moved to Los Angeles. I was trying to get a job. I didn't have insurance and couldn't go to the dentist for 10 years. But, the challenges now are different. Money isn't an issue. Privacy is obviously an issue.
"I did grow up and remember cutting tobacco. I remember watching 'Lifestyles of the Rich and Famous.' I'd see some schmuck actor talking about how tough his life was. I would be cutting tobacco for three dollars and 33 cents an hour and going, 'F**k you. Your life isn't so tough.'
"So, answering that question, I could tell you the truth—which is, I miss walking in Central Park with my wife and kids. I'd like to do that but I can't. I miss certain elements of privacy, but it's not worth complaining about."
'Still a lot to learn'
Asked to complete this sentence, "George Clooney is …," he paused until he finally replied, "Stumped (laughs). George Clooney is learning. I still have a lot to learn. I just feel like there's no point in being satisfied with anything. It's more important to just continually grow.
"It's fun that now I get to learn from two kids who get to see the world through a different set of eyes.
"I am learning about Lebanon (Amal's birthplace), which I didn't know that much about, unfortunately. I am learning about many different countries constantly.
"And I'm happy to say that my job in general means that you have to be learning constantly—and I like it."[/size][/size]
by What Would He Say on Thu 21 Sep 2017, 11:33
..... me too... I'm stumped....
What Would He Say
Training to be Mrs Clooney?
Location : OneDAyComo
by Donnamarie on Thu 21 Sep 2017, 14:21
I was really surprised to read that George and Robert Redford have never met. Especially surprising since 'All the President's Men' is his favorite movie. He has mentioned many times in interviews how much he admires that film and it's authentic take on journalism. Too bad the two of them didn't meet up in Venice.
Donnamarie
Clooney, Clooney, Clooney
Location : Washington, DC
by LizzyNY on Thu 21 Sep 2017, 14:32
Donnamarie - It really isn't so surprising that they haven't met. They're of different generations so would travel in different social circles and, through work and choice, neither of them has spent that much time in Hollywood for years.
I don't think Redford has been a regular at awards events for a long time, so maybe by the time George got invited, Redford wasn't attending any more.
LizzyNY
Certified genuine Clooney fan
Location : NY, USA
by benex on Thu 21 Sep 2017, 16:42
https://www.instagram.com/p/BZTq2F_nOOt/
by it's me on Thu 21 Sep 2017, 17:37
And who is him?
by party animal - not! on Thu 21 Sep 2017, 17:49
He's a member of the HFPA and the author of the article above.
And his wife, also HFPA (Hollywood Foreign Press who are responsible for the Golden Globes) wrote this:
http://entertainment.mb.com.ph/2017/09/11/george-clooney-on-babies-and-politics/
and she's based in Manila
[size=36]George Clooney on babies and politics
[size=43]26
SHARES[/size]
[url=https://twitter.com/intent/tweet?text=George Clooney on babies and politics&url=http://entertainment.mb.com.ph/2017/09/11/george-clooney-on-babies-and-politics/&via=manila_bulletin][/url]
By: Janet Nepales
Published September 11, 2017, 12:05 AM[/size]
Lido, Italy – "It's nice to see you in your second home," we told George Clooney when we talked to him at the Hotel Excelsior in Lido, Italy during the Venice Film Festival where he is screening his film, "Suburbicon," which he helmed.
George and Amal Clooney at the HFPA party during the Venice Film Festival (Photo by Armando Gallo/HFPA)
"Yes! Welcome!" he responded.
The 56-year-old actor, who fell in love with Italy that he bought the Villa Oleandra which is located in Laglio, Italy on Lake Como in 2002, does consider Italy his second home.
Looking slim and dapper in his dark gray suit, George now shares his 25 bedroom villa with his wife Amal and their three-month-old twins Alexander and Ella when they are in town.
So now that he has babies, has his outlook on life changed, we asked.
"It hasn't completely changed," the award-winning actor-director-producer revealed. "I know it will as time goes on. I have a great sense of responsibility to them because life with them is going to be in some ways much easier than a lot of people and in some ways much more difficult. It's going to be challenging to remind children who have been born under this glass of celebrity, the magnifying glass of celebrity but also, money and all those privileges, to get them to understand empathy and understanding about other people who aren't as fortunate as they are. I feel a great responsibility for that.
"Happiness has always been something that we are all looking for and finding in some ways. I realize that you find them in very small things and you find them in big themed things."
Does he notice the differences in the character traits of his twins?
"There's this whole nature versus nurture kind of argument," he disclosed. "It is funny how you realize that nature is really a big part of it because these two kids came out different. He is literally twice the size of her and he just eats and sits and goes uh uh; and I have never seen anything eat so much in their life. And she is very delicate. She is all eyes and she looks like her mother. So they are completely different already which I suppose makes sense. So yeah, very different."
The movie "Suburbicon" tells the story of a peaceful, idyllic suburban community which is later disrupted when a new family moves in.
Asked what "the American Dream" means to him, George replied, "A lot of people in the world over the generations, particularly starting with after post-World War II, I think there are a lot of countries that look to America and certainly we have led in a lot of wonderful ways. People look to America often as a hopeful place. I am an optimist. It's a very dark film, but the last moment in the movie is those two kids throwing a baseball and even though we don't have them adopted or anything that the studios would have liked. Can you imagine those notes, is there any way that the black family can adopt the white kid? Oh yeah. But there's that moment where you go, I think these guys are going to make it and I think that they are going to be alright.
"I believe in that. I don't believe in American exceptionalism because I don't like the phrase exceptionalist. But I like the idea of the sort of pick yourself up by the boot straps and go get them American sort of mentality. I like that."
So is he running for president?
"I don't think I am the right guy for the job. It doesn't seem like fun. Ruin my life I suppose would be the first thing…
"I know you are trying to push me into it, but I don't think I am the right guy for the job. But I do believe that I can help whoever it is in whatever way possible…"
Jump to: Select a forum||--The stuff you need to know first|--George Clooney News|--Friends and Family| |--Amal Clooney, wife| |--The Clooney Twins| |--George and Amal Clooney wedding| |--George Clooney in print and on TV| |--From the archives| |--Ghosts of girlfriends past| |--Stacy Keibler, girlfriend 2011 - 2013| |--Elisabetta Canalis, girlfriend 2009 - 2011| |--Ghosts of girlfriends past| |--George Clooney in films and on TV| |--Films already released + TV performances| |--Suburbicon (2017)| |--Money Monster (2016)| |--Hail Caesar 2016| |--Tomorrowland 2015| |--Our Brand is Crisis 2015| |--The Monuments Men 2014| |--Gravity 2013| |--August: Osage County 2013| |--Argo 2012| |--Ides of March 2011| |--The Descendants 2011| |--The American 2010| |--Up in The Air 2009| |--The Fantastic Mr Fox 2009| |--The Men Who Stare At Goats 2009| |--Leatherheads 2008| |--Burn After Reading 2008| |--Michael Clayton 2007| |--The Good German 2006| |--Good Night and Good Luck 2005| |--Syriana 2005| |--Intolerable Cruelty 2003| |--Solaris 2002| |--Confessions of a Dangerous Mind 2002| |--Welcome to Collinwood 2002| |--Spy Kids 2001 and 2003| |--The Oceans trilogy: 2001, 2004 and 2007| |--The Perfect Storm 2000| |--O Brother, Where Art Thou? 2000| |--Three Kings 1999| |--Out of Sight 1998| |--Batman and Robin 1997| |--From Dusk Til Dawn 1996| |--One Fine Day 1996| |--The Peacemaker 1997| |--ER 1994 - 2001| |--Books about the films| |--George's causes, politics, charities and humanitarian interests|--And the rest!|--Party in the kitchen|--Clooney-Qs|--The Games Super Section!|--Blog! George Clooney: latest news


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Does WattPad Ring A Bell?
Does anyone have WattPad? If so, I'm hoping I can ask you to check out a book I have. My username is Lymason and people message me sometimes saying I'm a good writer but my content is hard to find. I have trouble creating tags because a person might search #prophecy or something general like that and end up finding one of my books that isn't even related the thing they are searching. So I'm open to suggestions regarding that. The Minecraft book I have made is called The Legend Of Lymason: A Minecraft Tale. It follows the life of a grey tabbish human (more cat than human) that has just spawned in a Minecraft world. Befriending many others, she saves the world of Minecraft from Herobrine and the Skeleton King. (Mostly the Skelly King) This is also a co-op book with a friend I have in real life and he made a book about the point of view of the character I based him off of. Two more chapters and it will be done. I spit out about a chapter or so a night so there's that. Thank you for taking your time reading this post. Whether you read my book or not, I always appreciate comments and would love to reply to every one of them. Ask me questions! I love engaging Author-to-Reader!!
Read a bit, and looks good so far. But I think you should describe surroundings more. For example; What did Laymason saw when he noticed the village of Lymingsdale? High towers climbing to the sky? Any distinctive landmark, like a church tower?
First Lymason is a girl. Second, I don't want to end up like JRR Tolkeen where I devote a whole page just to describe what the kitchen looks like. XD But I'll edit it anyway. Thanks for the suggestion.
Oh, sorry. Also I woudn't expect an entire page describing a one place. But some description helps visualize the location for the readers.
Thanks! And done. Tried to revise the chapters. Fixed some typos too.


There's an obvious parallel between Micro Miners and the classic, much-loved gameplay of Lemmings. You're in charge of a collection of little sprites who, left to their own devices, will wander endlessly forward in each level until they hit a wall, at which point they'll turn around and continue going in the opposite direction. All you can do to affect their movement is either clear dirt, or block off tunnels as they head deep underground on a mission to mine every last mineral from the depths below.
Each of these little sprite types have their own specialties and personal 'Kryptonites'. The black miners can dig through coal and gold, but the white miners specialize in hoovering up silver. Put the wrong miner on the wrong mineral though and they'll evaporate (Pro tip: neither of these two like lava). The screen scrolls downwards constantly, and if any miner hits the top of the screen then they'll perish which adds time pressure to what would otherwise be a fairly sedate game.
As a downward-burrowing game, things start off relatively simple as you carefully carve holes in the dirt and let them wander towards the next patch of ungathered minerals. They can't burrow down through stone though, and soon you'll need to take advantage of the groups of jumping critters who can hop left and right across the rising ledges you create with the creation tool.
The challenge unfolds gently enough, and Micro Miners does a fine job of easing you gently into the playstyles of each individual type of miner. The real joy of the game though comes from steering multiple groups around the screen, blocking off previously open tunnels so that the other group can journey towards their patch without hitting the wrong mineral, and keeping everyone happy.
Miss a node and you'll lose one strike out of a possible three before you're forced to restart a level. Fortunately there are some handy power-ups which can help reduce the impact of your worst work, such as bombs which will clear out the stubborn, otherwise impenetrable stone, or the mighty mining power which collects every node on the screen. You only get a limited use of these per level, but they can be just the thing to rescue an attempt if you fumble towards the end-game.
If there's an issue we have with Micro Miners, it's that it can be a little fiddly to get every last critter back towards the main group, and you'll sometimes need to do some frantic digging and building to rescue a stubbornly stuck miner. It's always a pity to have to make a sacrifice for the sake of the greater group further below, and it can be frustrating to lose out on a perfect clearance simply because one miner became stuck on an errant pixel.
Still, this is an immensely charming, clever and (despite the obvious influence of Lemmings) original game. Neat mechanics, simplistic yet pretty artwork and a fine, stirring chiptune make this a very easy recommendation for fans of puzzle and platform games alike.
What's Hot: Fantastic platform-puzzling gameplay that's packed full of variety and charm.
What's Not: The controls can be very fiddly and a little frustrating, especially when you're manipulating multiple streams of miners.


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Senator Young Named 2022 "Champion of Science"
Today, U.S. Senator Todd Youngwas named a 2022 Champion of Science by The Science Coalition (TSC), a nonprofit, nonpartisan organization of more than 50 of the nation's leading public and private research institutions. The award recognizes members of Congress whose actions and votes consistently reflect their commitment to federally-funded fundamental research.
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text:
Q: numpy vectorize an 5x5 array but allow any changes made in the 5x5 array to reflect in the vector I have an array (5x5) called A, and vector which I obtain by concatenation. The following code shows the two arrays of interest. However, my problem is, I am having difficulty making any changes that i make to A, reflect in b without having to loop over the concatenation. This is what I have so far:
        A = np.array((np.arange(5), np.arange(5), np.arange(5), np.arange(5)))
        b = np.concatenate(a, axis=None)
        print("This is what A looks like before a change in values",A)
        for i in range(2):
           A[i,1] = 100
        print("This is what A looks like after change in values",A,b)

I want the values of b to change when I update the values from A. How do I achieve that?

A: To get a flattened view, use b = A.ravel() (as suggested by Quang Hoang in the comments).
As for this code which you added in a comment:
def array_create(x):
    return [np.arange(x)]*4

a = np.array(array_create(5))
b = a.ravel()
print(a)
for i in range(2,3):
    a = np.array(array_create(i))
print(b,a)

The problem is that you are "rebinding" the name a to new objects each time through the loop.  To instead replace the contents of a and have the changes appear in b as well, do this:
for i in range(2,3):
    a[:] = np.array(array_create(i))

Assigning to a[:] replaces the values, rather than making the variable name refer to something new.

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The company HYBIRD SOLUTIONS, INC. is managed by 4 persons in total. The persons responsible for business activities are EUGENE DAYTON PRINGLE, JR with the seat at PO BOX 27740, LAS VEGAS, 89126, NV as President , EUGENE DAYTON PRINGLE, JR with the seat at PO BOX 27740, LAS VEGAS, 89126, NV as Treasurer , LARI VOGELSANG with the seat at PO BOX 27740, LAS VEGAS, 89126, NV as Secretary , LARI VOGELSANG with the seat at PO BOX 27740, LAS VEGAS, 89126, NV as Director .
GLOBAL VENTURES BUSINESS ADVISORS, INC.
ON POINT MANAGEMENT SERVICES, INC.


At Hotel Balneario de Zújar we are in luck. We have been selected as one of the best boutique hotels in the Nomolesten.com guide. We are very pleased and excited to be part of the selection of hotels this prestigious guide. You can see us clicking here.
We are here again !!


text:
Uses for Hedge Apples
By: Sasha Degnan
spadra park arkansas image by Jackie DeBusk from Fotolia.com
Commonly called Osage orange, hedge apples (Maclura pomifera) are large, bright-green fruit with a distinctive bumpy skin texture. Despite their common names, this species is not related to oranges or apples, but are members of the mulberry family. The thorny, deciduous trees on which hedge apples grow are long-lived and shrubby, with 3-to-6-inch-long tapering leaves and pale green flowers. They are grown for their fruit and for the tree itself, which has many uses.
Fruit Uses
The softball-size, yellowish-green fruit of the hedge apple has several uses. Known as a folk remedy for insect infestations, the ripened fruit is placed in basements and around the baseboards of homes plagued by cockroaches and spiders. Studies at Iowa State University have shown that the fruit contains a chemical compound (tetrahydroxystilbene) that is an effective insect repellent, though it is present only in minute quantities.
Commonly called Osage orange, hedge apples (Maclura pomifera) are large, bright-green fruit with a distinctive bumpy skin texture.
Known as a folk remedy for insect infestations, the ripened fruit is placed in basements and around the baseboards of homes plagued by cockroaches and spiders.
Though most parts of the fruit are inedible because of its irritating latex-like sap and bitter taste, the seeds are edible if properly harvested. Ornamental use of hedge apples is also popular because of their unusual look and texture. They are a good addition to floral arrangements or wreaths.
Wood Uses
The wood of the hedge apple is exceptionally hard and heavy, with a yellowish hue that turns brown with age. It is subject to relatively little shrinkage compared to other wood, making it a good choice for fence posts and building nailless structures. The tight, swirling grain of the wood is also quite decorative when used for furniture and gunstocks. Native Americans in Oklahoma, Arkansas and Texas prized the wood for use in bows, arrows and clubs because of its strength and durability.
Though most parts of the fruit are inedible because of its irritating latex-like sap and bitter taste, the seeds are edible if properly harvested.
The tight, swirling grain of the wood is also quite decorative when used for furniture and gunstocks.
The wood of hedge apple contains a light-orange pigment that can be extracted and used as a dye, though the intense yellow color it produces is short-lived.
Tree Uses
The spreading, shrubby habit of Osage orange has endeared itself to fence-builders for hundreds of years. Commonly used as a hedgerow plant in its native region, hedge apple produces tight, impenetrable barriers that were once described as "horse high, bull strong and hog tight." The dense wood is not affected by termites and rot, unlike traditional fences that require frequent post replacement. Apart from being an excellent livestock barrier, hedge apple is often employed as a windbreak or shelter belt to mitigate wind-borne soil loss.
Uses of Hedge Apples
Osage Oranges as a Spider Repellent
Louisiana Pear Tree Varieties
Native Fruit Trees of Texas
New England Type of Mulberry Tree
Mango Tree & Its Uses
Fruit Trees Recommended for Tidewater, VA
Ayers Pear Tree Information
Disease-Resistant Apple Trees in the Southeast
Native Cedar Trees of Texas
Apple Varieties in Wisconsin
Apple Trees to Grow in Kansas
Iowa State University: Horticulture and Home Pest News: Facts and Myths Associated with "Hedge Apples"
"Useful Trees and Shrubs"; David S. Marx; 1993.
"Native American Ethnobotany"; Daniel E. Moerman; 1998.
Samantha McMullen began writing professionally in 2001. Her nearly 20 years of experience in horticulture informs her work, which has appeared in publications such as Mother Earth News.


Everyone is invited to come and learn more about the celebration of the Mass. The children receiving Holy Eucharist in May & their families are expected to attend. This Mass is valid for Sunday. Please come to the Church by 2:30 pm.
After the Mass, the children will have an opportunity to "purchase" religious items at Ms. Norma's Store in the Parish center. The children bring their completed "I Know my prayers" form to earn tickets for use at the store.


Howdy people , our todays latest coloringsheet that you couldhave a great time with is Military Drill In Mud Pool Coloring Pages, published in Militarycategory. This below coloring sheet dimension is about 600 pixel x 734 pixel with approximate file size for around 124.46 Kilobytes.
For much more sheet similar to the one above you could check the following Related Images section at the end of the site or alternatively browsing by category. You may find lots of other exciting coloring picture to pick up. Enjoy!


Built in 1906, all guest rooms are decorated in chalet style and offer magnificent views of the surrounding forests and snow-capped mountains. There is a spa, swimming pool and other amenities to make your stay comfortable.
A charming 3-star chalet-style hotel operated by the same family for over 3 generations. All guest rooms have a balcony or terrace with breathtaking views. The restaurant is renowned here and the welcome warm.
Located directly on Lake Brienz, this hotel has been operating for many centuries and renovated with charm. There is a good restaurant and spa treatments.


For bird or cloud or dust or smoke.
He feels and knows, yet does not see.
And gropes the ground for movement there.
Beyond the audit of his ears, a most familiar strain.
Perceive he must, and grips his silver trumpet fast.
Or, "Wolf," would be the cry.
He lifts the trumpet to his mouth.
The time has come for war.
for ye know not when the master of the house cometh, at even, or at midnight, or at the cockcrowing, or in the morning: Lest coming suddenly he find you sleeping.


text:
Q: How to send SMS In C# MVC I've written some code to send SMS messages to employees.
All messages are saved in database. I'm fetching them from DB and passing the information in the uri, but when I get the response its showing "Empty text not allowed, rejected.".
Even if data is passed in the msgtext string variable, but after it executes the uri code, response is "Empty text not allowed, rejected."
var msgText = string.Empty;
var mobile = entities.LoginDetails
                     .FirstOrDefault(a=>a.EmployeeID==EMPID && a.Status==CrossCutting_Constants.Active)
                     .MobileNo;

var SMSContentSubject = entities.MASSMSGroups
                            .FirstOrDefault(a => a.ID == Contentid && a.Status == CrossCutting_Constants.Active);
if (mobile != null && mobile != string.Empty)
{
    msgText = SMSContentSubject.Content.Replace("EMPID", EMPID).Replace("EMPNAME", EMPNAME).ToString();
}
var requestUri = new Uri("http://www.myvaluefirst.com/smpp/sendsms" + "?username=USERNAME&password=PASSWORD&to=" + mobile + "&udh=0&from=MEDIMA&text=" + msgText + "&dlr-url=");

var webRequest = WebRequest.Create(requestUri);
var response = webRequest.GetResponse();
var responseStream = response.GetResponseStream();
var streamReader = new StreamReader(responseStream);
var text = streamReader.ReadToEnd();

A: @Niyaz : You should place an if condition around msgText
//Do not send sms, if sms content is empty.

  if (mobile != null && mobile != string.Empty)
    {
        msgText = SMSContentSubject.Content.Replace("EMPID", EMPID).Replace("EMPNAME", EMPNAME).ToString();

        If(!string.IsNullorEmpty(msgText))
        {
      String myEncodedString;
         // Encode the string.
         myEncodedString = HttpUtility.HtmlEncode(msgText );

            Uri requestUri = new Uri("http://www.myvaluefirst.com/smpp/sendsms" + "?username=medimanagecri&password=medimib2&to=" + mobile + "&udh=0&from=MEDIMA&text=" + myEncodedString + "&dlr-url=");
            WebRequest webRequest = WebRequest.Create(requestUri);
            WebResponse response = webRequest.GetResponse();
            Stream responseStream = response.GetResponseStream();
            StreamReader streamReader = new StreamReader(responseStream);
            string text = streamReader.ReadToEnd();
        }
    }


text:
AMC's and Next Games' The Walking Dead: Our World Wins Three Webby Awards
Helsinki, Finland & New York — 24 April 2019 15:30 EEST — The global smash hit location-based augmented reality mobile game The Walking Dead: Our World has won three Webby Awards. The innovative game, a collaboration between the Finnish game developer Next Games and AMC, won the Webby for Technical Achievement and both Webby and People's Voice Award for Best Use of Augmented Reality.
The Walking Dead: Our World, based on AMC's hit TV show, is a location-based AR (Augmented Reality) game built upon deeply collaborative gameplay. The game is a pioneer in its genre, integrating Google Maps technology and its map data into an engaging and versatile game experience.
Using location data, The Walking Dead: Our World turns the player's real world surroundings into a digital zombie apocalypse, creating undead hordes for players to discover and defeat in their neighborhoods alongside fan-favorite characters from the hit show. Players join groups of other survivors from around the globe to work together for big rewards.
Next Games and AMC have innovated deep integrations between the show and the game, including weekly show-themed in-game events during Season 9 of The Walking Dead. And fans of both the show and the game can look forward to even more features and immersive experiences rolling out in The Walking Dead: Our World in the coming months.
Download The Walking Dead: Our World for free on the App Store and Google Play: http://getourworld.com.
Picture & Video
Images: https://nextgames.box.com/s/m0j9fwwh4hk3ppd167sf2gztgbbnqz0e
Video: https://www.youtube.com/watch?v=DfjMYiwhA1o
Saara Bergström, CMO, Next Games tel. +358 (0)50 483 3896, press@nextgames.com
About Webby Awards
The Webby Awards is the leading international award honoring excellence on the Internet. Established in 1996 during the Web's infancy, The Webbys is presented by the International Academy of Digital Arts and Sciences (IADAS) — a 2000+ member judging body. The Academy is comprised of Executive Members — leading Web experts, business figures, luminaries, visionaries and creative celebrities — and Associate Members who are former Webby Winners, Nominees and other Internet professionals.
About Next Games
Next Games (Helsinki Nasdaq First North: NXTGMS) is the first publicly listed mobile game developer and publisher in Finland, specializing in games based on entertainment franchises, such as movies, TV series or books. The developers of the critically acclaimed The Walking Dead games redefines the way franchise entertainment transforms into highly engaging service-based mobile games. In summer 2018, Next Games launched The Walking Dead: Our World, which utilizes cutting edge AR technology and is powered by Google Maps. Currently Next Games is working on multiple new games based on popular entertainment franchises including, Blade Runner Nexus, for the popular Blade Runner franchise. For more information head to www.nextgames.com
AMC is home to some of the most popular and acclaimed programs on television. AMC was the first basic cable network to ever win the Emmy® Award for Outstanding Drama Series withMad Men in 2008, which then went on to win the coveted award four years in a row, beforeBreaking Bad won it in 2013 and 2014. The network's series The Walking Dead is the highest-rated series in cable history. AMC's other original drama series include Better Call Saul, Fear the Walking Dead, The Terror, Into the Badlands, Humans, Preacher, The Son, McMafia, Lodge 49, The Little Drummer Girl and the forthcoming NOS4A2 and Dispatches From Elsewhere. AMC also explores authentic worlds and discussion with original shows like Talking Dead,AMC Visionaries and Ride with Norman Reedus. AMC is owned and operated by AMC Networks Inc. and its sister networks include IFC, SundanceTV, BBC America and WE tv. AMC is available across all platforms, including on-air, online, on demand and mobile.
About The Walking Dead: Our World
The Walking Dead: Our World is the official mobile game of AMC's The Walking Dead. It is a first-of-a-kind location-based augmented reality game that immerses you into the zombie apocalypse. Defend your surroundings by fighting walkers on the streets, in the park, on your sofa — wherever you are and whenever you feel like it. Join forces with Rick, Daryl, Michonne and all your favorite characters from AMC's The Walking Dead. And remember: Aim for the head.
See all Company releases
© Next Games 2019
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Thank you for your interest in the 2019 Kansas recycling grant.
Here are a few links to help familiarize yourself with the process. If you have any questions please do not hesitate to contact me at any time. Please note that this year the deadline is earlier that previous years. Your grant application needs to be completed and submitted by January 15, 2019.


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Q: How did "A Scanner Darkly" actually end? I just finished reading "A Scanner Darkly" by Philip K. Dick and for some reason I am a little confused to the actual ending.  Warning Spoilers Below!

 It is clear that Bob Arctor is completely fried at the end and the brain damage is very likely irreversible.  He is sent to the farm run by New Path that is growing the blue-flowered plants that are used to derive Substance D as a zombie, living in body but dead in spirit.  It is also clear that Mike from New Path and Donna, who we find out is a Federal Agent, are working together.

There are two possibilities, as I see it. One is:

 Donna and Mike purposely let Arctor fall into ruin so that they could get somebody inside the New Path farm and that hopefully this would help Donna's investigation into finding a major supplier of Substance D. In this scenario they may have been banking on Arctor somehow recovering his mind and giving useful information to Donna or Mike.

The other scenario that might make sense to me is:

 The Federal Government is actually supporting the New Path program, and Donna as a Federal Agent is tasked with keeping this secret from other law enforcement agencies.  In this scenario she purposely destroyed Arctor because she knew he was a narc and was trying to use her to find out who her supplier was.  She clearly felt love for him though, and was torn with guilt over it.

Or perhaps I misunderstood the ending entirely and I have it completely wrong?

A: I love Louie's response. Pick spring flowers for Donna. Holy crap.
As seems his natural style, PKD writes an ending which really stokes the mind and isn't totally clear what it implies in the overall plight of Donna, Hank (who could be Mike? maybe), Mike (if he's not Hank), Bruce/Bob/Fred, the federal government, and New-Path.
My interpretation- "looks forward in his mind" gives just a bit of hope that there's something still there, keyed in by the rememberings he has in the last few chapters.  His friends, while he may be explicitly remembering as his friends from the residences, could very well be Donna (foxy/bright/warm/cold/frustratingly-elusive Donna) and Mike.  Giving them the flower would be a major clue in their investigation. Although Donna and Mike seem to already know about mors ontologica? suspense.... haha.  Awesome book!

A: I think it is clear that your first suggestion is correct.

"Stooping down, Bruce picked one of the stubbled blue plants, then
  placed it in his right shoe, slipping it down out of sight. A present
  for my friends, he thought, and looked forward inside his mind, where
  no one could see, to Thanksgiving."

I think this makes is clear that his "friends" are banking (correctly) on him retaining enough cognitive power to give them the evidence they need.

A: I don't think they really need Bruce to have any real cognitive function to get the evidence they need. If we assume Hank's in on it too, it looks like they've been programming his hindbrain to pick wildflowers for Donna. I freaked out so much when he met the other Donna coz if he brings the flower to her it's all over. Bruce freaked out too but had no conscious idea why.


Our Price Pfister repair parts are "will fit" parts except where noted as genuine replacement parts.
A broken handle or missing "cold" button is no reason to replace an otherwise perfectly functioning faucet. Save yourself some money and time by repairing instead of replacing your classic Price Pfister faucet. With a wide variety of handles, indicator buttons, and hot/cold inserts, we're sure you'll find a replacement for your Price Pfister faucet quickly and easily.
Please note that some of the above faucet parts are not made by Price Pfister. If you specifically desire PP made parts please contact us before ordering.
Q. "What's the difference between old and new style tub/shower kits for Verve and Windsor handles?"
A. "Old style" trim and rebuild kits have a straight sleeve and separate escutcheon, while the "new style" has a flanged sleeve. The stems are different too, but the quickest way to tell is by the sleeves.


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redpajama_set_name: RedPajamaGithub


This was one of the most awesome things of all - the skin from the original potato I put in the soil!
I was initially concerned when I saw that my potato plants seemed to be dying off. Once I looked into it, though, I learned that the vines' dying off means harvesting time. That's way better than sick plants!
I started digging around one plant and look what I found – potatoes! I'm still fascinated by the idea that you put something into the ground (in this case, a potato), and it makes food for you. What a great deal!
I pulled up our first three potatoes. This variety is Red Norland. I left the rest of the vines in the ground because some were still green, but when I checked on them tonight it looked like the majority of the plants have died off. That means potato time!
If I get enough I'll attempt to store these in the root cellar, but my guess is I'm going to get just enough to make some amazing Southwestern Potato Salad (with limes, of course) and I'll have used them all up. We'll see. Either way, I made potatoes!


The States of Jersey issued Jersey Pound coins in 9 different denominations, including this 2 Pence coin Jersey. They are part of the Jersey Pound coins series. The States of Jersey started issuing these 0.02 Jersey Pound coins in 1971. They are currently still in circulation.
This two pence coin shows the image of Elizabeth II, Sovereign of the Bailiwick of Jersey. On the copper plated steel piece, the inscription reads 'Elizabeth II Bailwick of Jersey'.
Repeat these steps for any other notes and coins you want to exchange. Complete checkout and get paid within 5 days of receiving your currencies. To exchange your 2 Pence coin Jersey for cash: add it to your wallet now!


"A few years back in Fife I was brought into speak at a workshop as a "performing monkey" by a local mental health organisation. I wasn't involved in the whole show, just doing my performance, talking about "lived experience".
Unfortunately in Scotland's mental health world the professionals prefer performing monkeys, service users who will tell them what they want to hear or if saying anything at all critical that it may be accompanied by positive stuff also.
At last year's crisis network conference I was involved in leading, speaking and presenting a workshop at the event. No performing monkey in sight. This was thanks to a clinical nurse manager who dared to have me involved in this way.
Well, the outcome was to be expected. I was targeted in the feedback, named and shamed, criticised in the workshop when I was facilitating it, by my co-worker a psychiatrist. Then bullied in Emails from that point on, until the meeting we had the other week where the bullying continued until I was forced to leave the group.
That's what happens when the performing monkey becomes an organ grinder."
What a terrible experience. I really hope that something was done about it.
Michelle thanks for your comment.
I don't know what other folk have done about it but I did stuff about it. Wrote blog posts, Emailed high heid yins, made sure everyone knew my side of the story. Moaned and grumped, didn't internalise it. Until I felt better. And then moved on with other stuff.
I'm 61 now and have experienced other situations like this in life. However I have to admit that since getting "meaningfully involved" in Scotland's mental health world since 2008 I've had a lot of stuff like this happening. It's been quite ferocious at times. But as with anything you get used to it after a while. Develop a tough skin. Get over it quicker. Blogging has been a great way for me of having a voice. Plus developing my writing skills.


text:
U.S. Eleventh Circuit/
Eleventh Circuit: Forced Decryption is Self-Incrimination
By Robyn Hagan Cain on February 24, 2012 | Last updated on March 21, 2019
The Eleventh Circuit Court of Appeals ruled this week that a child pornography suspect appearing before a grand jury is allowed to invoke his Fifth Amendment right against self-incrimination and refuse to decrypt the contents of his computers.
John Doe, the suspect at the center of the controversy, was served with a subpoena duces tecum, requiring him to appear before a grand jury and produce the unencrypted contents from his laptop computers and five external hard drives. Doe informed the U.S. Attorney that he would invoke his Fifth Amendment privilege against self-incrimination and refuse to comply with the subpoena.
The Attorney General needed Doe to decrypt the files to continue his case, so he obtained an order from the district court, granting Doe immunity and requiring Doe's compliance.
Immunity seems like a good deal for Doe, except the immunity only extended to "[Doe's] act of production of the unencrypted contents" of the hard drives. In other words, the Government wouldn't prosecute Doe for decrypting the files, but it could use the contents of the decrypted files to prosecute him.
Doe, again, invoked his right against self-incrimination, explaining that the Government's use of the decrypted contents of the hard drives would constitute derivative use of his immunized testimony, which was not protected by the court's grant of immunity.
The Eleventh Circuit Court of Appeals agreed with Doe, and held that Doe's decryption and production of the hard drives' contents would trigger Fifth Amendment protection because it would be testimonial, and that such protection would extend to the Government's use of the drives' contents.
Here, the appellate court found that the district court erred on two points. First, it erred in concluding that Doe's act of decryption and production would not constitute testimony. Second, in granting Doe immunity, the district court erred in limiting immunity to the Government's use of his act of decryption and production, but allowing the Government derivative use of the evidence that decryption would disclose.
The Eleventh Circuit's decision could guide another defendant's anti-encryption strategy this week: In Colorado Springs, Ramona Fricosu, who is facing mortgage and real estate fraud charges, has until Monday to decrypt her hard drive for investigators or face contempt charges.
While the Eleventh Circuit's decision is not binding on the Tenth Circuit Court of Appeals, Fricosu could refuse to comply with the decryption order in hope that the Tenth Circuit follows the Eleventh Circuit's lead and finds that decryption amounts to self-incrimination.
In re Grand Jury Subpoena (Eleventh Circuit Court of Appeals)
Does Coercing a Confession Violate the Fifth Amendment Right Against Self-Incrimination (FindLaw)
Woman Must Decrypt Laptop, Judge Rules (FindLaw's Decided)


It gives immense joy and pleasure to see yourself behind the wheels and driving away in a new car. Everyone can drive these days but it takes quality training for becoming a good driver. GP training at Harrow offers comprehensive packages in LGV, HGV and PCV vehicles. One of the best things about GP training module is hat it covers all the major aspects of the driving and makes sure that you are able to handle even the worst circumstances when it comes to driving ability. With the support of quality and experience instructors at GP training, one can easily see themselves landing up with driving license for all types of Vehicles. The LGV, HGV and PCV training modules also covers the theoretical part so that you can have a better understanding of the vehicle that you are driving.
At GP training, every individual is given sufficient training on vehicles in the category of C1 + E - 7.5t and trailer, C + E Truck & Trailer, D1+E Minibus & Trailerso that they do not face any problem in attaining the respective license. The driver CPC modules also cover the important theoretical and practical aspects so that the drivers can easily pass the examinations. When you opt for driving lessons, you do not want to leave anything in the midst especially when it comes to safety and security of your family. In order to become a successful driver, you must have a thorough knowledge of practical as well as theoretical skills on driving. GP training in Harrow offers a comprehensive package to the customers so that they can learn driving in a much better manner.
PCV Pass Protection can literally guarantee the individuals that they will be able to pass the driving license test without any hassles. One of the major advantages of GP training is that it is amidst one of the few training providers, which have been accredited by DSA as well as RTITB. If you are a driver, then you must follow the instructions and guidelines strictly. The school is certified by the DSA so you can validate your certificate anytime. The customers also get special lessons on safety rules so that they can follow all the mandatory guidelines properly. Driving lessons can be a daunting task for anyone who is new to driving but if you have the proper guidance, you can quickly become a good driver. B + E car and trailer training includes a professional instructor which will guide you through the details. The car and trailer training is also done in a stimulation chamber for giving initial control to the individuals. With these techniques, the drivers can attain a better understanding of the environment.
GP training in Harrow, London operates with the aim to provide best support to the aspiring drivers. The driver CPC module 2 and 2 with driver CPC modules explains the technical aspects of driving in details. Sepearte instructors are given to individuals for theoretical and practical training. GP training also offers D1 Minibus training programs for the drivers who already have license for Cars. The training module is not only affordable but also gives you the detailed instructions on driving Minibus. If you are in the advanced course, you can complete this training within 4 weeks at the maximum. The learners are taught to become courteous, conscientious, and competent drivers. A productive and friendly approach to the driving not only makes it fun but also establishes a sense of responsibility in the driver. The candidate must have a temporary driving license before applying to the GP trainingin Harrow,London .This is mandatory obligation for all the candidates as it ensures the validity of the school. Young people can apply for temporary license three months before the seventeenth birthday. You also have to provide two passport size color photographs along with the application form. You can opt between C1 license and C1 + E license depending on your requirements. These documents have to be submitted along with the mandatory fee. The candidates must also present address and identification proof along with the application form. With a comprehensive approach, this school offer excellent training facility for the candidates. You can opt from a number of driving lessons, which includes simulation training, cockpit drills and emergency stops. The lessons also include courses on safety checks and hand gestures so that the candidates can drive with safety. When it comes to LCV and HGV training, GP training is the best option for you. With some of the most experienced training professionals sitting with you, you will get an experience of a lifetime.


Do you ever wonder what it must be like to remain calm, even when crazy challenges make you feel like everything you value is being pulled out from underneath you? Me too. At least I used to have those thoughts.
Enter your name and email and get the '10 Simple & Effective Ways to Increase Mindfulness in the Workplace Now' PDF.
Do you want to improve the focus, drive, and productivity of your employees? This PDF will help you accomplish that.