Category Archives: Real Estate

Blockchain Technology Overview

When and if to use blockchain

Aiming to clarify blockchain, the National Institute of Standards and Technology (NIST) recently released an introduction to blockchain, which underpins Bitcoin and other digital currencies.

Credit: K. Irvine/NIST/Shutterstock



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Answers to Frequent Questions about CHP

Considering Combined Heat and Power (CHP) to save money, enhance reliability, and benefit the environment?  The EPA CHP Partnership and Prince Law Offices can help. 

 CHP Partnership Logo

What is CHP?

Typically, nearly two-thirds of the energy used to generate electricity is wasted in the form of heat discharged to the atmosphere. Additional energy is wasted during the distribution of electricity to end users. CHP is on-site electricity generation that captures the heat that would otherwise be wasted to provide useful thermal energy—such as steam or hot water—that can be used for space heating, cooling, domestic hot water and industrial processes. In this way, and by avoiding distribution losses, CHP can achieve efficiencies of over 80 percent, compared to 50 percent for conventional technologies (i.e., grid-supplied electricity and an on-site boiler).

Learn more in Discover CHP.

What are the benefits of CHP?

CHP offers a number of benefits compared to conventional electricity and thermal energy production, including:

  • Efficiency Benefits. CHP requires less fuel to produce a given energy output and avoids transmission and distribution losses that occur when electricity travels over power lines.
  • Environmental Benefits. Because less fuel is burned to produce each unit of energy output and because transmission and distribution losses are avoided, CHP reduces emissions of greenhouse gases and other air pollutants.
  • Economic Benefits. CHP can save facilities considerable money on their energy bills due to its high efficiency, and it can provide a hedge against electricity cost increases.
  • Reliability Benefits. Unreliable electricity service represents a quantifiable business, safety, and health risk for some companies and organizations. CHP is an on-site generation resource and can be designed to support continued operations in the event of a disaster or grid disruption by continuing to provide reliable electricity.

Learn more in CHP Benefits.

Where does CHP make sense?

CHP is ideally suited for energy users that have both electric and thermal energy demands.

CHP is used in many different types and sizes of facilities nationwide, including:

  • Commercial buildings—office buildings, hotels, health clubs, nursing homes
  • Residential—condominiums, co-ops, apartments, planned communities
  • Institutions—colleges and universities, hospitals, prisons, military bases
  • Municipal—district energy systems, wastewater treatment facilities, K-12 schools
  • Manufacturers—chemical, refining, ethanol, pulp and paper, food processing, glass manufacturing

Learn more in Discover CHP.

Desire more specific assistance regarding CHP, renewable energy projects, energy law, or real estate law, contact attorney Jeffrey A. Franklin at Prince Law Offices, P.C.


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After Three Years, PennEast Pipeline Approved by Federal Energy Regulatory Commission, Construction to Begin

FERCThe Federal Energy Regulatory Commission (FERC) issued an Order under section 7(c) of the Natural Gas Act approving construction of the PennEast Pipeline.

PennEast Pipeline Logo

Anthony Cox, Chair of the PennEast Pipeline Company LLC Board of Managers said “They will reap the benefits of accessing one of the most affordable and abundant supplies of natural gas in all of North America. PennEast will lower gas and electricity costs, increase reliability, improve air quality, and make the region more competitive for jobs in the coming decades.”

The approximately 120-mile pipeline route begins in the Marcellus Shale production area near Dallas, Pennsylvania, and connects with the existing underground Transcontinental Pipeline near Pennington, New Jersey. The route includes 24 municipalities in Pennsylvania and six in New Jersey.

Access to additional natural gas supplies via PennEast Pipeline should reduce the cost of gas in eastern Pennsylvania and New Jersey, even during non-peak periods. Natural gas prices in the market areas worsen during periods of peak demand, such as the sustained recent cold snap, where natural gas prices spiked 31 times higher in New Jersey than supplies in the Pennsylvania production areas. This is due to pipeline constraints and inadequate supply to meet demand.

Since 2005, natural gas use has more than doubled in New Jersey and increased five-fold in Pennsylvania for electric generation. As a result, carbon emissions are dropping to their lowest level in nearly three decades while air quality has improved across the region. A diverse fuel supply and the reliability of the electric grid are the primary reasons PJM Interconnection, the largest electric grid operator in the world, cited in an October 2016 report to FERC that the PennEast Pipeline is needed for grid reliability.

FERC issued its Draft Environmental Impact Statement (EIS) first under the Obama Administration in July 2016, and finalized its recommendations after nearly nine months of additional public input. The Final EIS in April 2017 affirmed that construction and operation of the PennEast Pipeline would have minimal environmental impact, which would be reduced to “less than significant levels” with PennEast’s and FERC’s mitigation measures.  The Pennsylvania Department of Environmental Protection under Democrat Governor Tom Wolf issued its 401 Water Quality Certification in February, and in May, the United States Environmental Protection Agency Region 3 added that the Final EIS included “improved safeguards for the protection of human health and the environment.”

Additionally, the PennEast Pipeline Company updated its estimated in-service date to 2019, with construction still beginning in 2018. The original project timeline allowed for many variables, though did not anticipate the many months without a voting quorum at FERC.

“In the coming days, we will work to finalize fair and positive compensation agreements with landowners,” added Cox. “In the weeks ahead, survey crews will collect remaining field data in support of our permit applications to ensure minimal environmental and community impact. We look forward to continuing our work with state, bi-state and regional permitting agencies and expect those permit reviews to be conducted on the merits of the application, without outside interference.”

If you or your business have questions regarding energy law or real estate law, including right of way and easement negotiations, condemnations or eminent domain, contact attorney Jeffrey A. Franklin at Prince Law Offices, P.C.

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BEC Attacks to Exceed $9B in 2018

Business email compromise is projected to skyrocket as attackers adopt sophisticated techniques to dupe their victims.

Business email compromise (BEC) attacks are projected to exceed $9 billion in 2018. The attacks continue to become more sophisticated and fleece more money from U.S. businesses.

How it works

There has been an increase of computer intrusions linked to BEC scams, involving fraudsters impersonating high level executives, sending phishing emails from seemingly legitimate sources, and requesting wire transfers to alternate, fraudulent accounts. In some cases these methods ultimately lead to successful intrusion and unfettered access to their victims’ credentials.

The Internet Crime Complaint Center (IC3) puts BEC attacks in five categories: Bogus Invoice Schemes, CEO Fraud, Account Compromise, Attorney Impersonation, and Data


Theft. More information is available from the Federal Bureau of Investigation (FBI) IC3.

Growth Industry

The combination of simplicity and effectiveness have ensured that BEC will continue to be one of the most popular attacks according to a January 18, 2018 Trend Micro report “Delving into the World of Business Email Compromise (BEC).” Researchers analyzed BEC as a cybercriminal operation from January through September 2017, dissecting tools and strategies commonly used in these attacks to predict activity for this year.

The Internet Crime Complaint Center (IC3) puts BEC attacks in five categories: Bogus Invoice Schemes, CEO Fraud, Account Compromise, Attorney Impersonation, and Data Theft. In this case, researchers split them in two: Credential-grabbing and Email-only. Attackers must be proficient in at least one of these methods for the scheme to work, researchers report.

Defending against the scam

Businesses are advised to stay vigilant and educate employees on how to prevent being victimized by BEC scams and other similar attacks. It’s important to know that cybercriminals do not care about your company’s size—the more victims, the better. Additionally, cybercriminals need not to be highly technical as they can find tools and services that cater to all levels of technical expertise in the cybercriminal underground. Here are some tips on how to avoid these scams:

• Employee awareness and education is the first step. Organizations should train employees how to spot phishing attacks.

• Email is often used to perform BEC attacks, relying on deception and social engineering to trick employees into downloading files, visiting websites or providing information. End users should know what to look out for when it comes to email—as even the most convincing BEC attacks typically have telltale signs that can be used to distinguish a legitimate email from a malicious one.

• Verify the legitimacy of fund transfer requests, especially those that involve large amounts. Just because the request seemingly comes from an executive, it does not mean that it is legitimate. If possible, confirm the request directly with the person who sent the request if there is something unusual or suspicious about the request.

• For vendors and suppliers, organizations should verify payment requests and invoices before transferring funds. If the vendor or supplier suddenly provides a different payment location, consider it a red flag and verify the change via a secondary sign-off by company personnel.

• Any request should be verified and challenged. If the request comes in via email, making a phone call or face-to-face discussion with the person making the request to ensure its validity will help mitigate BEC attacks. Use known good telephone numbers, not those in the email.

• Building a culture of security within the organization from top to bottom.

What to do

If you suspect that you have been a victim of a BEC email, report the incident to your company and financial institution immediately.  Also, consider filing a complaint with the IC3 no matter how much the amount.

If you or your business have legal questions or concerns regarding computer law, privacy, or cybersecurity law matters, contact attorney Jeffrey A. Franklin at Prince Law Offices.

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Attorney Franklin Presents at Pennsylvania Bar Association Conference


PBA ConferencePrince Law Offices, P.C. Attorney Jeffrey A. Franklin was pleased to present two sessions at the Annual Pennsylvania Bar Association Solo and Small Practice Conference at Bedford Springs this week. Attorney Franklin spoke regarding Title 15 (new Pennsylvania business entity law Act 170) and Virtual Practice technology issues.

Mr. Franklin assists entrepreneurs to form new business entities, to improve existing businesses, and with mergers and acquisitions.  If you desire assistance regarding your business formation, agreements, intellectual property, trademarks, copyright, zoning, real estate law, cyber security, insurance, etc., contact attorney Jeffrey A. Franklin at Prince Law Offices, P.C.

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PA Gas Drilling Impact Fees Total Distribution Tops $1 Billion

The Pennsylvania Public Utility Commission (PUC) today (June 15, 2017) posted detailed information about this year’s distribution of Impact Fees on natural gas producers, totaling $173,258,900, on the PUC’s interactive Act 13 website.puc_seal

Over the past six years, the PUC has collected and distributed more than $1.2 billion in Impact Fees to communities across Pennsylvania.

County and municipal governments directly affected by drilling will receive a total of $93,128,340 for the 2016 disbursement year. Additionally, $62,085,600 will be placed into the Marcellus Legacy Fund, which provides financial support for environmental, highway, water and sewer projects, rehabilitation of greenways and other projects throughout the state. Also, $18 million will be distributed to state agencies specified by the Act.

To learn how Prince Law Offices, P.C. can assist you or your business with energy law and PUC matters, contact attorney Jeffrey A. Franklin at Prince Law Offices, P.C.

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PUC Announces Appointments to Consumer Advisory Council

puc_sealThe Pennsylvania Public Utility Commission (PUC) today announced a series of appointments to its Consumer Advisory Council (CAC), which provides input to the PUC on issues important to utility customers. Members of the CAC will serve two-year terms, from July 1, 2017, through June 30, 2019.  Included are several representatives from our area.  Congratulations all!

New CAC members include:


  • Sonny Popowsky, former Pennsylvania Consumer Advocate (serving from 1990 to 2012), brings an extensive state and national background in consumer and utility issues. Popowsky, of Philadelphia, was appointed to the CAC by Gov. Tom Wolf.
  • Christopher M. Winters Sr., of Wernersville, Berks County, has experience in legislative affairs, constituent services, research and public relations. Winters was appointed by Rep. Thomas R. Caltagirone, Minority Chairman of the House Consumer Affairs Committee.

Additionally, the Commission ratified the reappointment of the following CAC members:

  • Troy T. Geanopulos, founder of several energy efficiency companies over the past 20 years, is currently the co-founder and Chief Executive Officer of The Efficiency Network (TEN), a tech-enabled provider of building efficiency services headquartered in Pittsburgh. Geanopulos was reappointed by Lt. Gov. Mike Stack.
  • Ralph G. Douglass, of Bensalem, Bucks County, was reappointed by Sen. Robert M. Tomlinson (R-Bucks), the Majority Chairman of the Consumer Protection and Professional Licensure Committee. Douglass is semi-retired from service as President of PECA Inc., an electronics design and manufacturing firm. Douglass current serves as chairman of the CAC.
  • Javier R. Toro, of Fountain Hill, Lehigh County, was appointed by Sen. Lisa M. Boscola (D-Lehigh), the Minority Chair of the Senate Consumer Protection and Professional Licensure Committee. He is a Customer Care Supervisor for the Community Action Committee of the Lehigh Valley, and also is responsible for weatherization.
  • George J. Silvestri Jr., of Souderton, Montgomery County, was reappointed by Rep. Robert W. Godshall (R-Montgomery), the Majority Chairman of the House Consumer Affairs Committee. Silvestri is an author and a retired engineer in the Power Generation Division of the Westinghouse Electric Corp.

The PUC also reappointed the following at-large members of the CAC:

  • Lillian Carpenter, a retired educator from Pittsburgh, a former member of the Pittsburgh Board of Education, and a member of the Board of Directors for the Pittsburgh Homeless Children’s Education Fund.
  • Patrick M. Cicero, Director of the Pennsylvania Utility Law Project (PULP), a statewide legal aid office, based on Harrisburg, that serves low-income households in utility and energy matters. He is a resident of Mechanicsburg, Cumberland County.
  • Timothy B. Hennessey is a licensed insurance agent with Advantage Insurance in Pottstown, Montgomery County, and owner of Phoenix Festival Productions, an event-planning company in North Coventry Township, Chester County.  Hennessey currently serves as vice chairman of the CAC.
  • Chad Quinn, of Lawrence County, is Chief Executive Officer of Pittsburgh-based Dollar Energy Fund, which works to improve the quality of life for households experiencing hardships by providing utility assistance and other services that lead to self-sufficiency.
  • Dr. Tina M. Serafini, a professor, curriculum designer/consultant and trainer for T.M. Serafini & Associates LLC, and a resident of Clearfield.
  • Joseph E. Toner III, Chairman of the Uwclan Township Board of Supervisors and President of the Chester County Association of Township Officials.

The Consumer Advisory Council advises the PUC Commissioners on matters related to the protection of consumer interests under the jurisdiction of the PUC. Council meetings are held bimonthly and are open to the public. Members serve without compensation.

Prince Law Offices, P.C. thanks each member for your service.  To learn how Prince Law Offices, P.C. can assist you or your business with energy, real estate, or PUC matters including representation in rate cases, contact attorney Jeffrey A. Franklin at Prince Law Offices, P.C.

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