In this task, you are given text for US Congressional and California state bills, your task is to generate a summary for this bill.
Example: SECTION 1. LIABILITY OF BUSINESS ENTITIES PROVIDING USE OF FACILITIES
TO NONPROFIT ORGANIZATIONS.

(a) Definitions.--In this section:
(1) Business entity.--The term ''business entity'' means a
firm, corporation, association, partnership, consortium, joint
venture, or other form of enterprise.
(2) Facility.--The term ''facility'' means any real
property, including any building, improvement, or appurtenance.
(3) Gross negligence.--The term ''gross negligence'' means
voluntary and conscious conduct by a person with knowledge (at
the time of the conduct) that the conduct is likely to be
harmful to the health or well-being of another person.
(4) Intentional misconduct.--The term ''intentional
misconduct'' means conduct by a person with knowledge (at the
time of the conduct) that the conduct is harmful to the health
or well-being of another person.
(5) Nonprofit organization.--The term ''nonprofit
organization'' means--
(A) any organization described in section 501(c)(3)
of the Internal Revenue Code of 1986 and exempt from
tax under section 501(a) of such Code; or
(B) any not-for-profit organization organized and
conducted for public benefit and operated primarily for
charitable, civic, educational, religious, welfare, or
health purposes.
(6) State.--The term ''State'' means each of the several
States, the District of Columbia, the Commonwealth of Puerto
Rico, the Virgin Islands, Guam, American Samoa, the Northern
Mariana Islands, any other territory or possession of the
United States, or any political subdivision of any such State,
territory, or possession.
(b) Limitation on Liability.--
(1) In general.--Subject to subsection (c), a business
entity shall not be subject to civil liability relating to any
injury or death occurring at a facility of the business entity
in connection with a use of such facility by a nonprofit
organization if--
(A) the use occurs outside of the scope of business
of the business entity;
(B) such injury or death occurs during a period
that such facility is used by the nonprofit
organization; and
(C) the business entity authorized the use of such
facility by the nonprofit organization.
(2) Application.--This subsection shall apply--
(A) with respect to civil liability under Federal
and State law; and
(B) regardless of whether a nonprofit organization
pays for the use of a facility.
(c) Exception for Liability.--Subsection (b) shall not apply to an
injury or death that results from an act or omission of a business
entity that constitutes gross negligence or intentional misconduct,
including any misconduct that--
(1) constitutes a crime of violence (as that term is
defined in section 16 of title 18, United States Code) or act
of international terrorism (as that term is defined in section
2331 of title 18) for which the defendant has been convicted in
any court;
(2) constitutes a hate crime (as that term is used in the
Hate Crime Statistics Act (28 U.S.C. 534 note));
(3) involves a sexual offense, as defined by applicable
State law, for which the defendant has been convicted in any
court; or
(4) involves misconduct for which the defendant has been
found to have violated a Federal or State civil rights law.
(d) Superseding Provision.--
(1) In general.--Subject to paragraph (2) and subsection
(e), this Act preempts the laws of any State to the extent that
such laws are inconsistent with this Act, except that this Act
shall not preempt any State law that provides additional
protection from liability for a business entity for an injury
or death with respect to which conditions under subparagraphs
(A) through (C) of subsection (b)(1) apply.
(2) Limitation.--Nothing in this Act shall be construed to
supersede any Federal or State health or safety law.
(e) Election of State Regarding Nonapplicability.--This Act shall
not apply to any civil action in a State court against a business
entity in which all parties are citizens of the State if such State
enacts a statute--
(1) citing the authority of this subsection;
(2) declaring the election of such State that this Act
shall not apply to such civil action in the State; and
(3) containing no other provision.
Example solution: Shields a business entity from civil liability relating to any injury or death occurring at a facility of that entity in connection with a use of such facility by a nonprofit organization if: (1) the use occurs outside the scope of business of the business entity; (2) such injury or death occurs during a period that such facility is used by such organization; and (3) the business entity authorized the use of such facility by the organization.
Makes this Act inapplicable to an injury or death that results from an act or omission of a business entity that constitutes gross negligence or intentional misconduct, including misconduct that: (1) constitutes a hate crime or a crime of violence or act of international terrorism for which the defendant has been convicted in any court; or (2) involves a sexual offense for which the defendant has been convicted in any court or misconduct for which the defendant has been found to have violated a Federal or State civil rights law.
Preempts State laws to the extent that such laws are inconsistent with this Act, except State law that provides additional protection from liability. Specifies that this Act shall not be construed to supersede any Federal or State health or safety law.
Makes this Act inapplicable to any civil action in a State court against a business entity in which all parties are citizens of the State if such State, citing this Act's authority and containing no other provision, enacts a statute declaring the State's election that this Act shall not apply to such action in the State.
Example explanation: This Bill focuses on shielding business entities from civil liability relating to an injury or death depending on the conditions of injury, hence the generated summary is correct.

Problem: SECTION 1. SHORT TITLE.

This Act may be cited as the ''Office of the Homeowner Advocate Act
of 2010''.

SEC. 2. OFFICE OF THE HOMEOWNER ADVOCATE.

(a) Establishment.--There is established in the Department of the
Treasury an office to be known as the ''Office of the Homeowner
Advocate'' (in this Act referred to as the ''Office'').
(b) Director.--
(1) In general.--The Director of the Office of the
Homeowner Advocate (in this Act referred to as the
''Director'') shall be appointed by the Secretary of the
Treasury, after consultation with the Secretary of the
Department of Housing and Urban Development, and without regard
to the provisions of title 5, United States Code, relating to
appointments in the competitive service or the Senior Executive
Service.
(2) Supervisor; compensation.--The Director shall report
directly to the Assistant Secretary of the Treasury for
Financial Stability, and shall be entitled to compensation at
the same rate as the highest rate of basic pay established for
the Senior Executive Service under section 5382 of title 5,
United States Code.
(3) Qualifications.--An individual appointed under
paragraph (1) shall have--
(A) experience as an advocate for homeowners; and
(B) experience dealing with mortgage servicers.
(4) Restriction on employment.--An individual may be
appointed as Director only if such individual was not an
officer or employee of a mortgage servicer or the Department of
the Treasury during the 4-year period ending on the date of
such appointment.
(5) Hiring authority.--The Director shall have the
authority to hire staff, obtain support by contract, and manage
the budget of the Office of the Homeowner Advocate.

SEC. 3. FUNCTIONS OF THE OFFICE.

(a) In General.--It shall be the function of the Office--
(1) to assist homeowners, housing counselors, and housing
lawyers in resolving problems with the Home Affordable
Modification Program of the Making Home Affordable initiative
of the Secretary of the Treasury, authorized under the
Emergency Economic Stabilization Act of 2008 (in this title
referred to as the ''Home Affordable Modification Program'');
(2) to identify areas, both individual and systematic, in
which homeowners, housing counselors, and housing lawyers have
problems in dealings with the Home Affordable Modification
Program;
(3) to the extent possible, to propose changes in the
administrative practices of the Home Affordable Modification
Program to mitigate problems identified under paragraph (2);
(4) to identify potential legislative changes which may be
appropriate to mitigate such problems; and
(5) to implement other programs and initiatives that the
Director considers important in assisting homeowners, housing
counselors, and housing lawyers to resolve problems with the
Home Affordable Modification Program, which may include--
(A) running a triage hotline for homeowners at risk
of foreclosure;
(B) providing homeowners with access to housing
counseling programs of the Department of Housing and
Urban Development at no cost to the homeowner;
(C) developing Internet tools related to the Home
Affordable Modification Program; and
(D) developing training and educational materials.
(b) Authority.--
(1) In general.--Staff designated by the Director shall
have the authority to implement mortgage servicer remedies, on
a case-by-case basis, subject to the approval of the Assistant
Secretary of the Treasury for Financial Stability.
(2) Limitations on foreclosures.--A mortgage servicer
participating in the Home Affordable Modification Program may
not initiate or continue a foreclosure proceeding until the
earlier of the date on which the Office of the Homeowner
Advocate case involving a homeowner who applied for a loan
modification under such Program is closed, or 60 days since the
opening of the Office of the Homeowner Advocate case involving
such homeowner has passed, except that nothing in this section
may be construed to relieve any mortgage servicers from any
otherwise applicable rules, directives, or similar guidance
under the Program relating to the continuation or completion of
foreclosure proceedings.
(3) Resolution of homeowner concerns.--The Director shall,
to the extent possible, resolve all homeowner concerns not
later than 30 days after the opening of a case with such
homeowner.
(c) Commencement of Operations.--The Director shall commence its
operations, as required by this Act, not later than 3 months after the
date of enactment of this Act.
(d) Sunset.--Effective on the date of the conclusion of the Home
Affordable Modification Program, the Office of the Homeowner Advocate
and the position of the Director of the Office of the Homeowner
Advocate are hereby abolished.

SEC. 4. RELATIONSHIP WITH EXISTING ENTITIES.

(a) Transfer.--The Director shall coordinate and centralize all
complaint escalations relating to the Home Affordable Modification
Program.
(b) Hotline.--The HOPE hotline (or any successor triage hotline)
shall reroute all complaints relating to the Home Affordable
Modification Program to the Office.
(c) Coordination.--The Director shall coordinate with the
compliance office of the Office of Financial Stability of the
Department of the Treasury and the Homeownership Preservation Office of
the Department of the Treasury.

SEC. 5. REPORTS TO CONGRESS.

(a) Testimony.--The Director shall appear and testify before the
Committee on Banking, Housing, and Urban Affairs of the Senate and the
Committee on Financial Services of the House of Representatives not
less than 4 times a year or at any time at the request of the Chairs of
either committee.
(b) Reports.--The Director shall provide annually to Congress a
detailed report on the Home Affordable Modification Program. Such
report shall contain a full and substantive analysis of the Program, in
addition to statistical information, including, at a minimum--
(1) data and analysis of the types and volume of complaints
received from homeowners, housing counselors, and housing
lawyers, disaggregated by category of mortgage servicer, except
that mortgage servicers may not be identified by name in the
report;
(2) a summary of not fewer than 20 of the most serious
problems encountered by participants of the Home Affordable
Modification Program, including a description of the nature of
such problems;
(3) to the extent known, identification of the 10 most
litigated issues for participants of the Home Affordable
Modification Program, including recommendations for mitigating
such disputes;
(4) data and analysis on the resolutions of the complaints
received from homeowners, housing counselors, and housing
lawyers;
(5) identification of any programs or initiatives that the
Director has taken to improve the Home Affordable Modification
Program;
(6) recommendations for such administrative and legislative
action as may be appropriate to resolve problems encountered by
participants of the Home Affordable Modification Program; and
(7) such other information as the Director considers
advisable.

SEC. 6. FUNDING.

Amounts made available for the costs of administration of the Home
Affordable Modification Program that are not otherwise obligated to
such Program shall be available to carry out the functions of the
Office. Funding shall be maintained at levels adequate to reasonably
carry out such functions.
Solution: Office of the Homeowner Advocate Act of 2010 - Establishes in the Department of the Treasury the Office of the Homeowner Advocate to assist homeowners, housing counselors, and housing lawyers in resolving problems with the Home Affordable Modification Program of the Making Home Affordable initiative of the Secretary of the Treasury, authorized under the Emergency Economic Stabilization Act of 2008.