Go for Gold USA: 3 US Summer Olympic Games Host Cities You Can Move To

The 2020 Summer Olympics are finally here. As you cheer on your favorite athletes, consider moving to these 3 US locations that were once Summer Olympic host cities. The post Go for Gold USA: 3 US Summer Olympic Games Host Cities You Can Move To appeared first on Redfin | Real Estate Tips for Home Buying, Selling & More.

Go for Gold USA: 3 US Summer Olympic Games Host Cities You Can Move To

The 2020 Summer Olympics are finally here. While the coronavirus pandemic delayed the games by a year, the time has come for thousands of athletes from around the world to gather in Tokyo and compete for their countries. 

Since the games began in 1896, a total of 23 cities from 19 different countries have had the exciting opportunity to host. So in the spirit of the 2020 Olympics, let’s take a look at three cities in the United States that have previously hosted the Summer Olympic Games. From the bright lights of Hollywood in Los Angeles, CA to the southern charm of Atlanta, GA, read on to learn about the history of the games and what each city is like today.

1) 1904 Summer Olympics –

The 1904 Olympics held in St. Louis, MO marked the third edition of the games and were the first games to be held outside of Europe. These were also the first games where bronze, silver, and gold medals were awarded to third, second, and first place winners, respectively. The games lasted over four months and were held at what is now Francis Field located on Washington University in St. Louis’s campus. Additional Olympic events were held at nearby venues such as Creve Coeur Lake and Glen Echo Country Club. 

If you are looking to move to St. Louis, you’ll quickly learn that this is a city filled with tight-knit communities, small city charm, and lots of attractions to keep locals busy. The current median sale price is $219,000 with a Walk ScoreⓇ of 65. When in St. Louis be sure to pay a visit to the iconic Gateway Arch to see amazing city views; take a stroll through Forest Park, an urban park with 1,300 acres filled with ecosystems, forests, and lakes; or catch a Cardinal’s game at Busch Stadium. Popular neighborhoods include , , and

LA Memorial Stadium

2) 1932 and 1984 Summer Olympics –

Los Angeles has a long history with the Olympic Games having hosted the Games of the X Olympiad (1932) and the Games of the XXIII Olympiad (1984). The 1932 Summer Olympics saw one of the largest crowds to ever attend an opening ceremony and the 1984 Summer Olympics helped shape the model for how Olympic games use pre-existing facilities. Both Olympic ceremonies were held at Los Angeles Memorial Coliseum which still exists today. Los Angeles is also set to host the 2028 Summer Olympic Games, making it the first North American city to host three Summer Olympic Games. 

While Los Angeles is known as a tourist destination for entertainment, beaches, and amusement parks, it is also a great city to call home. With one of the largest metropolitan areas in the United States, LA has a median sale price of $937,500 and a Walk ScoreⓇ of 68. Neighborhoods worth checking out include , , , or . While in LA, be sure to make your way to the Venice Beach Boardwalk for some crisp ocean air, pay a visit to the Getty Museum to see beautiful art exhibits, or travel up to Griffith Observatory for city views. 

The Olympic Rings

3) 1996 Summer Olympics –

Known as the Games of the XXVI Olympiad, the Atlanta Summer Olympics marked a momentous occasion in Olympic history. The 1996 Summer Olympics celebrated the centennial anniversary of the Games’ founding in 1896 in Athens, Greece. The games were held at various venues throughout Atlanta, including Centennial Olympic Stadium which housed the opening and closing ceremonies, Centennial Olympic Park which served as a gathering place for visitors to enjoy food, live music, and entertainment, and the Georgia Dome originally designed for the Atlanta Falcons. 

With a median sale price of $407,150 and a Walk ScoreⓇ of 48, Atlanta is a bustling city filled with multiple parks, walkable neighborhoods, and a fairly young population. Notable neighborhoods include , known for its art and historic buildings, , which is a great place for families, and , an area accessible to many farmers’ markets, parks, and downtown. While in Atlanta, be sure to check out the Georgia Aquarium, home to thousands of different species of marine life, Stone Mountain Park for stunning mountain top views, and Mercedes-Benz Stadium to catch an Atlanta Falcons game. 

*Walk ScoreⓇ and median home sale prices as of July 23, 2021. Information deemed reliable but not guaranteed. Redfin recommends consumers make informed decisions, and perform their own due diligence about each community.

The post Go for Gold USA: 3 US Summer Olympic Games Host Cities You Can Move To appeared first on Redfin | Real Estate Tips for Home Buying, Selling & More.

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A legal case that took vacant possession a step too far…

During these difficult times many tenants have found themselves in the position of wanting to divest themselves ©1999 - Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® - A legal case that took vacant possession a step too far… | LandlordZONE.

A legal case that took vacant possession a step too far…

During these difficult times many tenants have found themselves in the position of wanting to divest themselves of surplus property, to reduce rental commitments by ending a lease agreement before it full term has expired.

Perhaps the only way of doing this from the tenant’s perspective is by exercising a break clause, if there is such a provision in the lease. It is very common that leases have these provisions, but tenants should be aware that the more favourable these clauses to them may be, the higher the rental valuation also may be.

Conversely most commercial landlords will want to resist the ending of the lease thereby, “letting their tenant off the hook”. This is because they will become liable for all vacant costs, business rates, increased insurance costs and utilities charges, at a time when it may often be difficult to find another willing tenant.

The break clause

Break clauses are common in most fixed-term commercial leases, allowing tenants and landlords to bring a lease to an end early on specific dates. However, these processes are often fraught with difficulties as often the break conditions are not straightforward. Examples of general conditions might be to offer up the property with vacant possession having complied with the terms of the lease, rent payments being up-to-date a principle condition here.

However, there are often other specific conditions to be met and the wording in the lease can often be open to interpretation on this, leading to legal disputes. Such was the situation with Capitol Park.

Here the tenant in Capitol Park Leeds plc v Global Radio Services Ltd [2020] tried to exercise a break clause. This High Court case revolved around the interpretation of whether a break clause condition requiring ‘vacant possession of the premises’ had been complied with.

The lease had a further 8 years to run and no doubt the landlord was reluctant to take back possession. As in most legal cases involving commercial lease break clauses, it turned on whether a break clause condition had been complied with or not, and by implication whether the lease was truly at an end or still continuing.

Notice is served

Global had correctly served notice on the landlord to exercise the break, as per the lease, which stated that the break was conditional on the tenant giving ‘vacant possession of the premises to the landlord on the break date’.

The said premises included the original building on the land and in addition, “all fixtures and fittings at the premises whenever fixed”, excepting the tenant’s trade fittings and all additions and improvements made to the premises.

However, Global had stripped out not just their own fittings. It had also removed many of the landlord’s fixtures including such items as ceiling tiles and grids, lighting, window sills, floor coverings, finishes and pipework, leaving what was effectively an empty shell.

In addition, a dilapidations survey revealed a considerable amount of work needed to replace a broken heating system and boilers, and air conditioning repairs which the tenant had failed to deal with, but had unsuccessfully tried to negotiate a cash settlement with the landlord.

The landlord, Capitol challenged the validity of the tenant’s exercise of the break clause arguing that the gross removal of the fixtures and fittings meant that the tenant Global had not given them vacant possession of the premises.

The High Court’s interpretation

The Court had to first determine the true meaning of the term ‘vacant possession’ in relation to a commercial lease. Most references to previous cases the court could rely on involved tenants leaving items behind when offering up the premises, as opposed to, in this case, having too many things taken away.

The landlord had produced for the court comprehensive evidence of the ‘undesirable outcomes’ the tenant’s actions would cause, including business interruption, damage to the premises and safety issues involving breaches of statutory regulations.

The judge decided that the landlord, through the precise wording of the lease, had taken measures to guard against these undesirable outcomes. With the inclusion of words relating to the fixtures and fittings and all additions and improvements, the landlord had sought to ensure that a tenant exercising the break clause could not do so by handing back a dysfunctional and un-tenantable empty shell.

The judge decided that the tenant had handed back considerably less than ‘the premises’ as defined by the wording of the lease and therefore that the ‘vacant possession of the premises’ condition had not been met.

The judge concluded that the state of the property was “an impediment which substantially prevents or interferes with the enjoyment of the right of possession of a substantial part of the property” and therefore the lease “had not been broken and was therefore continuing.”

Permission to appeal to the Court of Appeal has been granted in this 2020 case, so watch this space.

The lessons:

The wording of a commercial lease is critical when it comes to break clauses as the courts will interpret these leases quite literally, without undue attention to what could have been or is obviously the intentions of the parties.

In Mannai Investment v Eagle Star [1997], Lord Hoffmann had famously said and set the tone on this:

if the [termination] clause had said that the notice had to be on blue paper, it would have been no good serving a notice on pink paper, however clear it might have been that the tenant wanted to terminate.”

In stating this the judge painted a very vivid picture of the need for strict compliance with contractual break conditions and provisions. More recent case law has reaffirmed this strict approach that judges will take.

If disputes are to be avoided, both tenants and landlords should pay particular attention to the wording of these break clauses, and ideally seek competent professional advice, when leases are being signed.

©1999 - Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® - A legal case that took vacant possession a step too far… | LandlordZONE.

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