TAMMY M. J. HONG
Real Property Litigation and Transactions
Represented various property owners in quiet title actions involving historic easement rights claims, licenses, mechanic’s lien claims in excess of $6 million, and contract disputes relating to option for purchase and sale agreement for 270 plus acres of land with complex entitlement and development issues.
Represented various property owners in landlord-tenant disputes, including unlawful detainer, ADA, and contract and indemnity disputes.
Negotiated complex purchase and sale agreements, easements, licenses, CC&R’s, leases, financing agreements, and indemnity and contribution agreements in connection with transactions for various developed and undeveloped properties, and performed extensive due diligence.
Represented property owners, business operators and transporters in cost recovery actions brought under CERCLA, HSAA and other related federal and state laws for alleged groundwater and soil contaminations.
Advised potential purchasers of environmentally impacted properties of the present and potential liability exposures under various federal, state and common laws. Assisted purchasers to perform due diligence and limit liabilities by environmental site assessments, no-further-action confirmations from agencies, and contribution and indemnity agreements from the responsible parties.
Assisted and represented property owners with strategic investigation and remediation of environmentally impacted properties under the oversight of various agencies, including, without limitations, the Regional Water Quality Control Board, Health Care Agency and the Fire Departments until they obtained no-further-action status.
Compiled and performed review of extensive historical environmental reports, and analyzed the data collected.
Worked with environmental consultants in preparation, distribution and production of environmental reports in defense to various cost recovery and contribution claims.
CERCLA, HSAA, RCRA and Other Environmental Claims
Defended petroleum product manufacturer, distributor, transporter and terminal operator, circuit board manufacturer, construction parts manufacturer, and various facility operators in complex toxic tort litigations involving allegations of groundwater contamination, and exposures to benzene and asbestos.
Efficiently handled discovery and proved no or minimal exposure pathway, which led to prompt settlements and summary judgments.
Complex Toxic Torts and Products Liability
Advised and represented a citizen’s group in its objection to a proposed water park development and the government’s actions in connection with said development through the administrative and judicial reviews of the proposed project.
Analyzed over 35 years’ of administrative records, including EIR and a series of SEIR’s. Researched and analyzed the impacts to various environments, including traffic, groundwater, historical landmarks, air quality and noise.
Researched and analyzed the historical development of the land use and zoning of the affected area.
California Environmental Quality Act (“CEQA”)
Represented real property and business owners in procuring just compensation for the real property, lost business goodwill, and fixtures and improvements taken.
Negotiated and litigated, including writ proceedings, pre-judgment possession of properties for timely commencement of construction.
Acted as special counsel for a number of public entities, including, without limitations, Los Angeles School District, Southern California Regional Rail Authority, City of Los Angeles Community Redevelopment Agency, City of El Monte Redevelopment Agency, Alameda Corridor East Construction Authority and City of Pomona Redevelopment Agency in condemnation actions brought for various projects, including, but not limited to, school construction, grade separation and redevelopment.
Litigated complex valuation disputes for both property owners and public agencies, and reached equitable settlements for just compensations for properties taken.
Evaluated, researched and litigated various property rights claims, lien claims and title disputes, including, but not limited to, judgment liens, tax liens, deeds of trust, easements and licenses. Proficiently negotiated, settled and obtained courts’ determinations as to entitlement on the disputed interests, which led to efficient resolution of the actions.
Evaluated, researched and litigated various business licenses, land use, zoning and conditional use permits in connection with loss of business goodwill claims and compensations therefor.
Oversaw preparation of the appraisal reports. Performed thorough analysis of the appraisal reports and challenged expert opinions.
Successfully resolved and settled claims of multiple lien holders in over-leveraged properties.
Coordinated, oversaw and settled relocation benefits.
Eminent Domain and Inverse Condemnation
Analyzed insurance policies, and obtained defense and indemnity for clients in various toxic torts, products liability and environmental litigations.
Represented property owners in lien foreclosure and bankruptcy actions.
Skilled in title investigation and research, and in determining various disputed property interests, including, without limitations, fees, easements, liens, licenses and leasehold interests.
Routinely organize and advise various business entities, including corporations, limited liability companies and partnerships.