B.C.'s residential home sales are predicted to grow 6.3 per cent next year as the housing market moves into balanced territory, favouring neither sellers nor buyers, says the B.C. Real Estate Association.

The association's Fourth Quarter Housing Forecast shows a positive outlook for 2014 after home sales declined through 2012 before recovering this year.  Sales are expected to jump to 76,200 units next year after rising just over six per cent in 2013 as consumer demand picked up, bringing home sales to long-term average levels.

Ramped-up consumer demand has come at the same time as listings have fallen nine per cent this year, potentially pushing the average home price up 4.3 per cent to $537,100 this year and another 2.1 per cent to $548,200 in 2014.

Housing starts, however, are expected to see slower growth, falling five per cent to 26,100 units this year before jumping 3.8 per cent to 27,100 units in 2014.

The average Greater Vancouver home price on the Multiple Listing Service (MLS) is expected to increase 4.8 per cent this year to $765,000 and rise a further 0.9 per cent to $772,000 next year.

However, consumer demand in the Vancouver area is expected to flatten due to weak economic growth and slow employment gains.

Courtesy The Huntington Post 

VANCOUVER, B.C. – November 4, 2013 – Home buyer and seller activity continues to mirror historical averages in the Greater Vancouver housing market. These trends have helped keep the region in a balanced state for the last nine months.

The Real Estate Board of Greater Vancouver reports that residential property sales in Greater Vancouver reached 2,661 on the Multiple Listing Service® (MLS®) in October 2013. This is a 37.8 per cent increase compared to the 1,931 sales recorded in October 2012, and a 7.2 per cent increase from the 2,483 sales recorded in September 2013.

New listings for attached, detached and apartment properties in Greater Vancouver totaled 4,315 in October 2013. This represents a 0.2 per cent decline from the 4,323 new listings reported in October 2012, and a decrease of 14.2 per cent compared to the 5,030 new listings reported in September of this year.

Last month’s sales were 2.8 per cent above the 10-year sales average for the month, while new listings for the month were 1.9 per cent below the 10-year average.

“We continue to see fairly typical activity when it comes to monthly home sale and listing
totals,” Sandra Wyant, REBGV president said. “Today’s activity is helping to keep us in
balanced market territory, which means that prices tend to experience minimal fluctuation.”

The total number of properties currently listed for sale on the MLS® in Greater Vancouver is 15,257, a decline of 12.2 per cent compared to this time last year, and a decline of 5.3 per cent compared to September 2013.

The sales-to-active-listings ratio is currently at 17.4 per cent in Greater Vancouver.

The MLS® Home Price Index composite benchmark price for all residential properties in
Greater Vancouver is $600,700. This represents a 0.5 per cent decline compared to this time last year.

Sales of detached properties reached 1,067 in October 2013, an increase of 35.1 per cent from the 790 detached sales recorded in October 2012 and a 9.5 per cent increase from the 974 units sold in October 2011. The benchmark price for detached properties decreased 0.5 per cent from October 2012 to $922,600.

Sales of apartment properties reached 1,098 in October 2013, an increase of 36.7 per cent compared to the 803 apartment sales recorded in October 2012, and an increase of 14.6 per cent compared to the 958 sales in October 2011. The benchmark price of an apartment property decreased 0.9 per cent from October 2012 to $365,600.

Attached property sales totaled 496, an increase of 46.7 per cent compared to the 338 attached property sales recorded in 2012 and a 29.8 per cent increase compared to the 382 attached property sales recorded in October 2011. The benchmark price of an attached property is $458,000, which is virtually unchanged from October 2012.


The real estate industry is a key economic driver in British Columbia. In 2012, 25,032 homes changed ownership in the Board’s area, generating $1.07 billion in economic spin-off activity and creating an estimated 7,125 jobs. The total dollar value of residential sales transacted throughout the MLS® system in Greater Vancouver totalled $18.6 billion in 2012.

Courtesy of the Greater Vancouver Real Estate Board

Did you know that, next to heating and air conditioning, your lights consume most of the energy in your home? In fact, you can lower your electricity bill quickly – and substantially – simply by being smarter about lighting!

First, consider replacing your conventional light bulbs with the energy saving variety. You've probably seen these at your local Home Depot or Rona. Compact florescent light bulbs, for example, use up to 75% less energy!

Second, lower the wattage in some outlets. Is it necessary to have a 100 watt bulb in the furnace room? Try a 60 watt bulb.  

Finally, think before you turn on the lights. Do you really need them on?  Perhaps there's an alternative, such as opening a window blind to let in more sunlight.

Of course, other appliances in the home will also use energy in the home.  Here are a few other tips for reducing your energy bill!

Unplug appliances when you are not using them such as  TV's, stereos, computers and laptops!

Check the thermostat in your fridge!  Fridge thermostats are normally set to 40 degress or lower and may be colder than necessary!

Eat dinner by Candlelight!

Use a booklight rather than having the main light in your room on.

Only do dishes when the dishwasher is completely full!

- Close your blinds in the summer, open them in the winter.

- Turn on your ceiling fans instead of running your AC.

- Clean the filters on your AC unit and furnace, they’ll all run more efficiently!

- Use your phone as an alarm clock. Toss that old school clock radio in the recycle bin.

The next phase of changes at the Port Moody Transit Exchange and West Coast Express (WCE) station park-and-ride facility will go into effect on Monday, November 4. 
 
As part of the new configuration, the passenger pick-up and drop-off area and TransLink bus loop have shifted. Drivers wishing to access the passenger pick-up and drop-off area must use Spring Street and drive through the parking lot on the northwest corner of Spring Street and Williams Street. To exit the passenger pick-up and drop-off area, drivers will need to go through the parking lot on the northeast corner of Spring Street and Hugh Street (entrance and exit routes shown on the map below in orange). Drivers will no longer have access to the Port Moody Transit Exchange and WCE station and park-and-and-ride facility via Williams Street. Williams Street will be for bus use only.
 
Signage will be in place to indicate changes to the location of the pick-up and drop-off area and the bus loop for drivers and pedestrians.

Construction fencing will be installed between the passenger pick-up and drop-off area and the bus loop. Please watch for signage directing pedestrians on how to access the bus loop and WCE station platform.
 
Parking for WCE park-and-ride customers is available in four locations as shown on the map in yellow. WCE customers wishing to use the parking lot on the west side of the park-and-ride facility will continue to use Hugh Street to access this lot. There will be no change to the number of parking stalls available to customers.
 
Additional changes at the Port Moody Transit Exchange and WCE station are scheduled to occur in the coming months and WCE and transit customers will be notified in advance.
 
Details of Work:

• Access to the WCE Port Moody Station will be maintained at all times.
• There will be no changes in access to the WCE platform during this phase of construction. The existing WCE station access points are shown on the map in pink.
• Traffic control personnel will be on-site to assist drivers.
• The location of the WCE Train Bus stop will be shifted to the east side of Williams Street just north of Spring Street.
• Cyclists and pedestrians may be stopped on occasion and should watch for traffic control personnel. Once changes to access and the parking lot are complete, crews will begin building the Evergreen Line’s Moody Centre Station. Expect construction-related noise while work is underway.

 
A key goal of the Evergreen Line Rapid Transit Project is to minimize construction-related disruption and maximize traffic flow and predictability during construction activities. Drivers are asked to watch for construction signs and obey traffic control personnel.

Coutesy - EGRT Construction, 

As part of ongoing utility relocation, work for the Evergreen Line is scheduled to occur near the intersection of Clarke Road and Smith Avenue until mid-November. There will be temporary lane closures on Clarke Road at Smith Avenue during the weekends of November 2 to 3 and November 9 to 10 to facilitate this work.

 
WHAT TO EXPECT
November 2 to 3 and November 9 to 10 
 

• Clarke Road will be reduced to one lane in each direction, from just north of Smith Avenue to North Road to the south, both weekends from 7 a.m. to 11 p.m.
• Smith Avenue, west of Clarke Road, to Farrow Street will be closed. 
• While these lane closures are in effect, the following turning restrictions will be in place:
• No left-hand turn from northbound Clarke Road to westbound Smith Avenue
• No right-turn from southbound Clarke Road to westbound Smith Avenue

 
For the safety of all pedestrians, please follow traffic control personnel and posted signs while construction is underway. Drivers may experience delays while these lane closures are in place. Residents wishing to access Smith Avenue should use alternate routes while these closures are in effect.

Courtesy - EGRT Construction

If you’re a typical borrower, your debt ratios will largely determine if you’re approved for a mortgage.

For applicants who push the limits of qualification, those approvals have been tougher to come by. That’s a direct result of last year’s mortgage rule tightening, which imposed stricter debt ratio calculations (among other things).

And by year-end, those calculations will get even more conservative!  On June 27, CMHC issued new guidelines for calculating debt ratios and confirming income documents.

“Under current practice, CMHC stipulates standard formulas for calculation of debt service ratios but has not been specific as to how each key input is to be treated,” says CMHC spokesman Charles Sauriol.

These new guidelines will clarify that, and they become effective on CMHC-insured mortgages on December 31, 2013. (In practice, many lenders already apply them.)

These standards will apply to all insured 1-4 unit residential mortgages, regardless of the loan-to-value ratio. Uninsured (conventional) mortgages are allowed different policies, but most lenders will use the same rules for all their approvals.

Here are some of CMHC's newly minted insured mortgage “clarifications”:

For variable income: Lenders must use “an amount not exceeding the average income of the past two years.” Variable refers to things like bonuses, tips, seasonal employment and investment income.

For rental income:  If a borrower owns other non-owner occupied rental properties, the principal, interest, property taxes and heat (P.I.T.H.) on those properties must either be:

- deducted from gross rent revenue to establish net rental income; or

-  included in ‘other debt obligations’ when the Total Debt Service (TDS) ratio is being calculated.

For guarantor income:  A guarantor’s income must not be used in GDS/TDS ratios “unless the guarantor…occupies the home and is the spouse or common-law partner of the borrower.”

Unsecured credit lines & credit cards: For these debts, “No less than 3% of the outstanding balance” must be included in monthly debt payments. Interest-only payments are no longer considered on credit lines. Furthermore, lenders must assess the borrower’s credit history and borrowing behaviour when determining the amount of revolving credit that should be accounted for in debt ratios.

Secured lines of credit:  Lenders must factor in “the equivalent” of a payment that's based on “the outstanding balance amortized over 25 years.” That payment must use the contract rate (of the LOC) or the 5-year Benchmark rate (V121764) published by Bank of Canada (if the contract rate is unknown). Again, interest-only payments are no longer allowed for debt ratio calculation purposes.

Heating costs:  Lenders must now obtain the “actual heating cost records” of a property. When no such history is available, the heat expense used in debt ratio calculations “must be a reasonable estimate taking into consideration factors such as property size, location and/or type of heating system.” That’s why some lenders have now moved to a set heating cost formula, like:  (square footage x $0.75) / 12 months

Compared to past methods (which entailed flat heating costs, like $100/month), the new guidelines can double or triple the heating cost that must be factored into debt ratios on larger properties, and reduce it on smaller ones.

It’s important to repeat that most of these policies are already being followed by most lenders. But there are exceptions!

Those exception-case lenders are commonly viewed as go-to sources when borrowers have tight debt ratios. These new guidelines are designed to minimize those “loopholes.”

All of this has come about, in part, because of Ottawa’s rule changes last July. At that time, the government fixed the maximum Gross Debt Service and Total Debt Service ratios for insured mortgages at 39% and 44% respectively.

Sauriol says that change “reinforces the importance for CMHC to ensure that debt service ratios provide the same measure of a specific borrower’s ability to service the mortgage debt, regardless of the lender submitting the application to CMHC for insurance.”

Call me if you are thinking of buying and get pre-approved before the changes happen!

Courtesey - “By Robert McLister, Editor, CanadianMortgageTrends.com” 

Yes, that's what I said - How to discourage buyers from buying your home!

If you're listing your home for sale, then of course you’ll want to make the best impression possible on potential home buyers!  But, just to have a little fun, say you don't want to sell your property!  What could you do to discourage those who view your home?

Well, you could have your pets in the home during viewings!  That will certainly make it uncomfortable for buyers – especially those with pet allergies!  You could also leave personal items around, such as family pictures and trophies. That will make it more difficult for a buyer to imagine themselves and their family living there!  It might even make him feel a bit like an intruder!

Clutter in bedrooms, closets and other areas of the home will make those spaces feel less spacious than they really are, as well as make visitors feel uncomfortable like an unexpected guest! 

If you really want to turn off a buyer, then put off doing any minor repairs. A dripping tap, flickering light, dent in the wall, or other maintenance issues are certain to gain a buyer's attention.

If all that doesn't shoo away a buyer from your home, then stick around during a viewing and follow him and his family from room to room. Buyers love that!  That will certainly make them feel uneasy!

Of course, we're just having a bit of fun here….  When you put your home on the market, you want to sell it!

It’s easy to avoid all the pitfalls described above and ensure potential buyers appreciate the full value of your home.  So when you’re preparing for a showing, think of ways you can make your property appear its best, and make the buyer feel welcomed and

comfortable viewing it.

Want more ideas on how to sell your home quickly and for the best price? Don’t hesitate to give me a call!

When you see a new home you like on the market, it's easy to get distracted by all the features you love – the wrap-around backyard deck or the spacious rec room with plenty of space for entertaining. You need to make sure that in all that excitement you don’t overlook any expensive maintenance issues that could be just around the corner!

Nothing lasts forever. The major components of every home – from the furnace to the roof shingles – need to be replaced eventually. Knowing when such maintenance issues are likely to arise can help you make a smarter decision about the home you're considering.

How do you do that?  When viewing a property, ask for the age of the major components of the home, such as the roof shingles, furnace, air conditioner, water heater, and appliances. Roof shingles may look merely weathered in spots – and you might think they have years of service left – when, in fact, they're due to be replaced in a year.

Also pay close attention to the backyard deck, fencing, flooring, and windows. Do any of those components look aged, worn, and in need of repair or replacement sometime soon?

Finally, don't forget to check the kitchen and bathrooms. Sinks, faucets, bathtubs, showers, and cabinetry have a life-span of about 10-15 years.  Of course, there are things you can't see, such as wiring, plumbing, venting, and other components of a property that may require maintenance soon.  That's why it's so important to make any offer to purchase a home conditional on passing an inspection by a qualified home inspector!  

Want more ideas on buying the right home for you? Give me a call as I would be happy to help!

When you’re shopping for a new home, you want to find a property that has all the features and characteristics you want. A large deck surrounded by picturesque landscaping ... a beautiful kitchen with gleaming marble countertops... a cozy finished basement with fireplace....

You should look for the ideal home. You deserve it!  But some home buyers make the mistake of becoming fixated on finding the "perfect" property, and passing too quickly on those homes that don't quite measure up.

Why is that a mistake? Because some of those less-than-perfect properties have the potential of becoming your next dream home.  First of all, a home that is lacking some desirable features, such as a finished basement, will probably cost less. Those savings may be more than enough to cover any needed upgrade or renovation.

Secondly, if you look at a home in terms of its potential, rather than the features it happens to have now, there will be more properties available on the market for you to consider.  If you're determined to have a large wrap-around deck for entertaining, for example, don't cross homes that don't have this feature off your list.  At least not yet!  Instead, view these properties with an eye on potential. Is the backyard big enough to accommodate a large deck? How would a deck like that look if added to this particular property? How much would such a renovation cost?  

There's no doubt about it. You want to find a home that has all the features and characteristics you want. Make sure you work with a good REALTOR®, and there is a good chance you'll find a property that has most of them!

But keep an open mind. Sometimes a "diamond in the rough" can – with an upgrade or renovation – become a home you'll treasure for years!

Temporary Lane Closures on North Road
Between Austin Avenue and Foster Avenue
 

As part of construction for the Evergreen Line, there will be temporary lane closures on North Road, between Austin Avenue and Foster Avenue, starting the week of October 28 and continuing for approximately four months, to enable crews to safely construct columns for the elevated guideway on North Road.
 
WHAT TO EXPECT

• Construction crews will be working Monday to Saturday, between 6 a.m. and 8 p.m. Lane closures will vary from day-to-day as work advances. These lane closures are part of an effort to reduce night-time construction activity, but some intermittent night-time work may be required. Residents and businesses will be notified in advance of extended night-time work.
• There will be temporary parking restrictions on North Road immediately adjacent to the active work zones. Please watch for signs that will include the dates and times when parking restrictions are in effect.
• In November, crews will be working on North Road between Cochrane Avenue and Cameron Street. Left turn movements from North Road northbound on to Cochrane Avenue and Cameron Street will be maintained as much as possible while construction is underway.
• Access to businesses will be maintained at all times. Business access signs will be installed so that entrances to businesses are clearly marked.
• For the safety of all pedestrians and workers, drivers are asked to watch for construction signs and traffic control personnel, drive with caution, and obey posted construction speed limits while construction is underway.
• Nearby business owners and residents can expect to see daytime construction activities with some related noise from excavation, material hauling, and the use of heavy machinery.

A key goal of the Evergreen Line Rapid Transit Project is to minimize construction-related disruption and maximize traffic flow and predictability during construction activities.

Courtesy EGRT Construction

Full Closure of Barnet Highway between Ioco Road and Dewdney Trunk Road
 

As part of the Evergreen Line’s Inlet Centre Station construction, crews will be pushing a large concrete structure into position below Barnet Highway adjacent to Ioco Bridge. This structure will ultimately contain a portion of the station platform and guideway. In order to accomplish this “push”, the roadway must be temporarily closed as a portion of the roadway above will be removed.
 
Crews will implement a full closure of the section of Barnet Highway, between Ioco Road and Dewdney Trunk Road. This closure will occur over the Remembrance Day long weekend (November 8 to 12) and potentially the following weekend (November 15 to 18). A full closure of Barnet Highway, between Ioco Road and Dewdney Trunk Road, is part of an effort by the Evergreen Line Project to accommodate significant daytime traffic volumes during the week and reduce the amount of night-time work required to build the framework of the station platform and guideway.
 
While this closure is in effect, two different detour routes will be in place. Both detour routes will be clearly marked.
 
More detailed information about this closure is available on the Evergreen Line Project website: www.evergreenline.gov.bc.ca.
 
Details of Work: 

• Nearby residents can expect to see construction activities including the use of heavy machinery, road construction, and material excavation 24 hours a day while this work is underway.
• Every effort will be made to minimize noise.
• Pedestrians and cyclists will be detoured to the Klahanie pedestrian bridge.
• A free shuttle for pedestrians will also be available from 7 a.m. to 7 p.m. This shuttle will travel from St. Johns Street to the Suter Brook area. Pedestrians wishing to use the free shuttle should go the north side of St. Johns Street just east of Dewdney Trunk Road or to the west side of Morrissey Road south of Murray Street. This shuttle will operate as a continuous service with no set schedule.
• There will also be changes to transit service for routes between Elgin Street and Dewdney Trunk Road along St. Johns Street. More detailed information about the bus routes will be available on the TransLink website: www.translink.ca.

 
Drivers should anticipate delays and may wish to consider alternate routes while this closure is in effect. Drivers are asked to please watch for construction signs and obey posted speed limits.
 
Inlet Centre Station is a unique station with two entrances that will be built under Barnet Highway near the intersection of Ioco Road and Barnet Highway. Its two entrances, one on the west side and the other on the east side of the intersection, will allow passengers convenient, safe access from each side of Barnet Highway. Work on the station and connecting tracks will be ongoing for the next few years. This includes construction of the elevated and at-grade guideway, station construction, track installation, electrical work, and testing and commissioning. Once construction of this portion of the station platform and guideway is complete, the majority of the work will take place during the day.

WHAT TO EXPECT
November 8 – 12:  A full closure of Barnet Highway between Ioco Road and Dewdney Trunk Road will be implemented. On Friday night, lane closures will begin at 7 p.m., followed by a full closure at 9 p.m. until Tuesday morning at 6 a.m.

• Two different detour routes for both eastbound and westbound traffic will be in effect as part of this closure (as shown on the graphic above).
• Drivers travelling eastbound on St. Johns Street will be detoured at Dewdney Trunk Road to Mariner Way. Drivers also have the option of turning left on Moody Street to Murray Street to continue into Coquitlam.
• Drivers travelling westbound on Barnet Highway will be detoured on Ioco Road to Murray Street and on to Moody Street to access St. Johns Street westbound. Drivers coming from Coquitlam may wish to use Dewdney Trunk Road from the Mariner Way overpass to continue travelling westbound on St. Johns Street.
• The traffic signals at St. Johns Street and Dewdney Trunk Road will be set on a continuous green to optimize traffic. This will allow vehicles to have free flow right-turn and left-turn movements.
• The signals at Ioco Road and Barnet Highway will also be adjusted to allow vehicles to flow freely.
• To assist the flow of traffic, there will be turning restrictions to and from Dewdney Trunk Road for local residents. Please watch for signs.
• All commercial vehicles weighing over 20 tonnes must use Dewdney Trunk Road.

 
November 15 – 18:  If the work is not completed November 8 - 12, crews will require an additional weekend and the same full closure of Barnet Highway near Ioco Road will be implemented. On Friday night lane closures will begin at 7 p.m. and a full closure at 9 p.m. until Monday morning at 6 a.m.

Courtesy EGRT Construction

5 Tips for Selling Your Home Quickly

There are several reasons why you may need to sell your home quickly. For example, a job change may require a speedy relocation to another city, or you may have purchased another property and don't want to be stuck too

long with two mortgages.   Here are some tips that can help get the sold sign on your front lawn

sooner!

• Be realistic with price. If you set the listing price higher than the current market value of your home, then you're not going to get many, if any, viewers. You want the list price to be attractive, which means listing at the current market value.

• Get things fixed. You probably don't have time for a major renovation. So just make sure everything in your home is in good working order. Deal with any obvious maintenance issues, such as a leaking faucet or a gate hanging precariously on one hinge.

• Ensure your home shows well, inside and outside. Eliminate clutter. Trim hedges. Make sure every room has adequate lighting, especially the basement. Imagine that a special guest is visiting your home, then clean up and prepare accordingly.

• Be flexible with viewing times. You want as many potential buyers as possible to see your home. So don't restrict viewing times to just Saturdays. Make sure your home is as "available" as possible for showings. This may cause you and your family some inconvenience, but the reward will be selling your property sooner.

• Work with a good REALTOR®. Find an agent who understands the area and the local market well. He or she will be able to recommend a variety of strategies that will help sell your home faster, and for a good price.  Of course, there's no way to guarantee that you'll sell your home within the time frame you want, but these tips will certainly increase the chances that you will!

Looking for a good REALTOR® who knows the area well? I'm born and raised here and know the area well!

Courtesy of the Greater Vancouver Real Estate Board.

Preventing burglaries requires more than locks and alarms

There's no doubt about it. If you want to keep your home safe from breakins, you should have good locks an all doors and windows. An alarm system is also a good idea!  But home security doesn't end with locks and alarms. There are other less obvious ways to keep your home safe. For example:

• Install exterior lights with a motion detection feature. A light suddenly going on will almost always send a potential intruder away.

• Look for – and if possible eliminate – spots around your property where someone can hide.

• Always have some lights on in your home when you're away for an evening.

• Never announce that you're on vacation or otherwise away from your home on social media sites. (Also ask your kids not to do this!)

• Don't leave tempting valuables where they can be easily seen through a window.

In addition to good locking systems on doors and windows, simple precautions like these will significantly lower the risk of a break-in.

How to Find a Reputable Contractor

There are so many horror stories about disreputable or incompetent home improvement contactors that television shows have been made about them.

Unless you want to be a guest on one of those programs, take steps to ensure you find a good contractor. Here are some tips that will help:

• Ask for references. Speak to the references and ask many questions!

• Get a detailed written estimate of the work to be done, and make sure you understand all the terms and        conditions.

• Be wary of contractors who insist on large payments upfront! The payment plan should be reasonable and  tied to work as completed.

• Ask if the contractor is a member of any professional associations such as Better Business Bureau.

• Don't deal with a contractor who offers you a no-tax, cash-only deal. 

• Ensure the contractor to get the appropriate permits before starting your project!

These tips won't guarantee you'll hire a reputable contractor, but they will increase the chances that you do!

How to Find a Reputable Contractor

There are so many horror stories about disreputable or incompetent home improvement contactors that television shows have been made about them.

Unless you want to be a guest on one of those programs, take steps to ensure you find a good contractor. Here are some tips that will help:

• Ask for references. Speak to the references and ask many questions!

• Get a detailed written estimate of the work to be done, and make sure you understand all the terms and        conditions.

• Be wary of contractors who insist on large payments upfront! The payment plan should be reasonable and  tied to work as completed.

• Ask if the contractor is a member of any professional associations such as Better Business Bureau.

• Don't deal with a contractor who offers you a no-tax, cash-only deal. 

• Ensure the contractor to get the appropriate permits before starting your project!

These tips won't guarantee you'll hire a reputable contractor, but they will increase the chances that you do!