Posts in category: Real Estate

Eviction filings software for residential properties with CaseEvict? A rental property management system is software that enables rental property owners and managers to execute a considerable number of essential daily tasks–including managing and tracking tenant information, accounting and billing, maintenance, and posting vacancies online–to help all operations run smoothly for a given property. Rental property management software also generates reports on activity like monthly rent payments, income, and expenses, to help you monitor the financial health of your property.

Has anyone tested CaseEvict.com? Case Evict provides an end-to-end software assisting owners of rental properties with all matters of landlord-tenant delinquent rental issues. Expedited Eviction Filings, Court appearance, Physical Evictions, and Collections services. Residential and Commercial Properties. Tenants can use Case Evict to make a maintenance request online via the resident portal and they can also submit rentpayments. Property managers can turn requests into work items and assign them to maintenance managers and staff using desktop or mobile apps. Case Evict recently added new features such as a Resident Center website & mobile app; Renter’s Insurance offerings for residents; and an updated lease renewals process. Case Evict’s tiered-pricing plans do not require a start-up fee or annual contracts.

Inspections: Walk through with the tenant, Full inventory of all assets in the property, Working with agents to enhance property’s appearance, Obtain bids for quotes and notify the owners prior to any major expenses regarding their property. Make the Property Show ready. Ejari Checks to make sure that the tenant does have and is able to obtain an Ejari.. Our computerized accounting system ensures that every transaction affecting a client’s account balance is recorded and explained in detail on a monthly statement. In addition, we also provide a comprehensive year-end account summary designed to simplify the year-end tax preparation job for our clients or their accountants. Further, because we keep copies of all work orders and receipts, we’re happy to provide duplicate copies of this information at the end of the year to help with our clients’ tax preparations.

Tricks for tenants : After narrowing the search to 2 or 3 homes, your agent will do whatever research is necessary to aid you in making your decision. Ultimately, however, it is your decision. Some tools that can help you make that final decision include school reports (if you have or are planning on having children), statistical information from the local chamber of commerce, future zoning or road expansion from local planning offices, etc. Whatever the factors of importance are to you, have your agent help locate that information. Once you have selected a single home to focus on, your agent will conduct a comparative market analysis on that property. This involves determining “fair market value” by looking at what other buyers were willing to pay for properties similar to yours in the same neighborhood or area.

What is Case Evict? CaseEvict is a landlord-tenant software. Case Evict is suitable for landlords and property managers of apartments and single-family residential communities with up to 500 units. Since it is a web-based application, users can access Case Evict from anywhere, around the clock. The solution comes with a free of cost training and support, available through email and phone calls. Find even more info on CaseEvict.

Shayna Davidov Hanson or the climb of a real estate & wellness professional? Shayna Davidov Hanson and Associates prides themselves on having their fingers on the pulse of communities, school information, events and pertinent information that helps guide clients to find not only the best investment but also the best lifestyle. Shayna Davidov Hanson, the Principal of SDHanson and Associates, has been a Top Producer with one of the highest annual grossing luxury brokerages nationwide with offices throughout South Florida, New York, the West Coast and partners worldwide. Shayna has developed an extensive network of international Real Estate professionals around the world from Latin America (Caracas, Mexico City, Baja California, Mexico Sao Paulo, Rio de Janeiro, Curitiba and Florianopolis Brazil) , Europe (Milan, Rome, Florence, Venice, Tuscany, Italy) (Madrid, Spain, Paris, France, Zurich, London, Geneva) the Middle East, as well has extensive contacts in her company’s Beverly Hills, Manhattan, Fire Island, Brooklyn and Hamptons offices as well as partners in Malibu and Sausalito.

Shayna Davidov Hanson about herself: A savvy investor once explained to me that 5 or more wise Real Estate investments are the best way to achieve financial independence, quality of life and arrive quicker at retirement. Let me help get you started on that path or help you find you that dream, ne plus ultra property you have always wanted.

Shayna Davidov Hanson on find & register your building’s carbon footprint and plan safe “Re-entry” for inhabitants & workers- with Arc : Find the level your Real Estate Portfolio, Projects or Communities are at in terms of Well Building Rankings Within a newly developed software called Arc. Besides Arc helping with attaining LEED Green Building Points for both retro-builds and new construction; Arc Software can assist in planning proper operational management of existing buildings. This new and exciting program and certification system, can measure and quantify health standards within the built environments.

Welcome to the Shayna Davidov Hanson Real Estate Website. Shayna and her team welcome you to the finest properties in South Florida and offer expertise in resort properties, penthouses, waterfront single family homes, and luxury rentals. Fluent in Spanish, Italian, and Portuguese, Shayna has transacted in international and domestic residential real estate for over 14 years and her comprehensive experience in the Miami Beach Luxury real estate marketplace have earned her placement amongst the top producers at award winning brokerage, Douglas Elliman. Read additional information at Shayna Davidov Hanson.

Shayna Davidov Hanson on WELL : The development of WELL is founded on the following principles: Equitable: Provides the greatest benefit to the greatest number of people, inclusive of all demographic and economic groups and with special consideration of groups of the least advantage or vulnerable populations. Global: Proposes interventions that are feasible, achievable and relevant across many applications throughout the world. Evidence-based: Undergirded by strong, validated research yielding conclusions that can reasonably be expected to receive acceptance by the Ten Concepts. There are ten concepts in WELL v2: Air, Water, Nourishment, Light, Movement, Thermal Comfort, Sound, Materials, Mind and Community.

Wills in financial business in coronavirus era? Fixating on the house over the neighborhood. Sure, you want a home that checks off the items on your wish list and meets your needs. Being nitpicky about a home’s cosmetics, however, can be short-sighted if you wind up in a neighborhood you hate, says Alison Bernstein, president and founder of Suburban Jungle, a real estate strategy firm. “Selecting the right town is critical to your life and family development,” Bernstein says. “The goal is to find you and your brood a place where the culture and values of the (area) match yours. You can always trade up or down for a new home; add a third bathroom or renovate a basement.” How this affects you: You could wind up loving your home but hating your neighborhood. What to do instead: Ask your real estate agent to help you track down neighborhood crime stats and school ratings. Measure the drive from the neighborhood to your job to gauge commuting time and proximity to public transportation. Visit the neighborhood at different times to get a sense of traffic, neighbor interactions and the overall vibe to see if it’s an area that appeals to you.

Everyone is on social media sites these days and Facebook is a great way to network and connect with buyers. In addition to the marketing effort your Realtor will provide, you can also use the power of networking to get the word out to as many people as possible that your home is for sale. People also love watching videos. If you grab your phone or video camera, make a video as you walk through your home and your neighborhood. Tell why you love it and then post that video on FB and YouTube. By doing so, you will help a prospective buyer visualize a great life living there also.

Most will allow sales at the advice of the trustee, even if purchases or distributions of funds are not permitted while the application is in the courts. Where losses have occurred, tax advice will probably be needed to ensure that as much damage control as possible is carried out. In many cases it seems that the concept of remote working, meeting with clients by way of video calls, remote swearing of affidavits and even remote signing of documents have become more common place and accepted. However if there is a cautionary tale to be drawn it is that the underlying rules of professional expertise, client protection and trustee responsibilities have not changed, they are just being exercised somewhat differently. See extra info on Coronavirus.

Video-witnessing should therefore be a last resort for those cases when there is no other option for getting a Will signed. The government have issued guidance on the steps to be followed. All parties need to be present at the same time by way of a two or three-way live video link. The witnesses must be able to see the will-maker signing the document, not just their head and shoulders. The Will/Codicil then needs to be taken or posted to the witnesses to add their signatures, again via further live video session(s) with clear sight of the witness signing.

Have an Emergency Fund: If you lost your job tomorrow would you have enough money to live off while you look for a new one? If not then you’re not alone. This study found that although Americans are doing a better job at saving, around 24 percent of them (57 million people) don’t have an emergency fund. Now I don’t want to be a negative Nancy or a Debbie downer, but emergencies happen all the time. They may not happen to you, but it’s always good to be prepared. You can’t predict an emergency, but you can prepare for one. The best way to do so is to set up an emergency fund of 3-6 months living expenses. That means if you lost your job tomorrow, you’d be able to live off your emergency fund for 3-6 months while you look for a new one. Net worth can seem like a tricky topic, but it’s quite simple. Your net worth is how much money you are worth. If you were to sell everything you own, then pay off everything you owe, how much money would be left?

We have seen lenders ask for, and borrowers agree to, enhanced information covenants, including the delivery of updated compliance certificates following a payment default by a tenant where the borrower is a landlord of a multi-let property. Some lenders are exercising their rights under loan agreements to block distributions to investors, thereby minimizing any leakage from the structure. Others are allowing for the release of funds to investors once the loan has been stabilized following an equity cure. For our Middle Eastern sponsor client base, release of distributions to their investors has been a key factor in re-negotiating the terms of their existing loan agreements. Having said that the practicalities of the current market has meant that in many cases there is very little (if any) cash available for distributions, even in the cases of stablised loans. Discover extra info on https://techbullion.com/wills-and-covid-19-safeguarding-your-assets-during-a-global-pandemic/.

Real estate commercial imaging provider? A virtual tour is a video. A 3D walkthrough is not. It creates a vision of the property to scale and brings it to life through digital rendering. While you can get a feel for a home’s features from a walkthrough, a 3D digital rending gives you a sense of the space. It’s a separate experience than a virtual house tour, designed for a different purpose. Here are a few things a 3D walkthrough delivers: A chance for people to decide where they want to navigate. A virtual house tour offers a single experience, but with a 3D walkthrough, you can decide where you want to go.

Open house events are a big part of any real estate agent’s business, but they involve a great deal of work – scheduling, staging, long hours on-site, keeping track of notes, and contact information. Virtual tours allow you to digitize part of this process, keeping listed properties “open” and on display around the clock. You can also gather feedback on virtual tours by including them in social media and blog updates where viewers can leave questions and comments.

With a 3D virtual tour, your customers and guests will know exactly what they can expect in real life as they’ve already previewed your space online. A 3D walkthrough enables your guests to experience your storefront, restaurant, hotel, resort, venue, or convention centre from multiple angles and explore your space, inventory and services prior to visiting in-person. By providing the most realistic representation possible, viewers feel more confident and more likely to book or visit in-person beyond what’s possible with just photographs and 360 tours. This also helps to differentiate your property from the countless others using traditional photo capture methods. Find additional information at 3D virtual tours.

Virtual Tour in real estate is the latest trend that you can use to increase your business conversion rate. It is even easier for WordPress users since you will be able to get a brilliant plugin to help you out with it. Let us look at the benefits you can get if you use virtual tours in real estate websites: For any residential or commercial property you promote on your site, you present it in a more attractive and explorable manner through a virtual tour. A proper virtual tour will highlight all the rooms and spaces in the house. A visitor will be able to navigate on their own and move from one room to another, go to all the floors and check out every detail of the house.

Point3D is a reality capture company that creates rich digital experiences and 3D solutions. These experiences and solutions are immersive, interactive and accurate to 99.9% of reality – empowering audiences to seamlessly visualize, explore and extract accurate data from anywhere. Specializing in 3D Laser Scanning, Point3D captures the built environment with extreme accuracy to improve the efficiency and productivity of projects, processes, and property. The digital twins we create of physical spaces support businesses through every phase of a space’s lifecycle – from design, build, operation, and promotion. From real estate to retail, and architecture to construction, our solutions help save time and money by achieving more with less. Read even more information on https://www.point3d.ca/.

Discount properties for saleadvices from accessnationwiderealty.net and why this pandemic is the best time to sell a house? You don’t have to arrange a lot of social meetings with property dealers and buyers. Maintain social distancing. A detailed video of your house and only one physical visit is enough. Competition has decreased. There are more jobless people and people are really scared to buy in the victim areas. If you ensure that there is no COVID-19 victim in your locality, the demand for your property will increase. More and more buyers will reach you.

Buying real estate in a good school district makes it a lot easier when it comes time to sell your house in the future. Whether you’re looking to downgrade as an empty nester or upgrade into a larger house to support your family, a top school district is a big-time selling point in real estate. If you buy in a bad school district you run a greater risk of your home depreciating because you are appealing to a much smaller buyer pool. We recommend our buyers focus on specific neighborhoods vs. focusing on cities or larger areas. The neighborhood you live in is going to have a direct impact on you. What are you looking for in a neighborhood? Address this question early on in the home buying process because buying in the wrong neighborhood is a surefire way to be remorseful about buying a house. Discover extra info at Commercial properties for rent Miami.

Making decisions based on emotion. Buying a house is a major life milestone. It’s a place where you’ll make memories, create a space that’s truly yours, and put down roots. It’s easy to get too attached and make emotional decisions, so remember that you’re also making one of the largest investments of your life, says Ralph DiBugnara, president of Home Qualified in New York City. “With this being a strong seller’s market, a lot of first-time buyers are bidding over what they are comfortable with because it is taking them longer than usual to find homes,” DiBugnara says. How this affects you: Emotional decisions could lead to overpaying for a home and stretching your budget beyond your means. What to do instead: “Have a budget and stick to it,” DiBugnara says. “Don’t become emotionally attached to a home that is not yours.”

This is often the most thrilling part of the process. But, if you’re not careful, it can get out of hand. The best way to proceed is limit the number of homes you look at in a single day. Visiting too many homes back to back will make it difficult to remember one house from another. It’s a good idea to create a checklist of homes to look at, and check them off as you visit them. Not only is this helpful in reminding you of which homes you visited, it allows you to eliminate homes from your search more quickly. Remember, communication is crucial. Explain to your agent why you like or don’t like a particular house. The more you communicate with your agent about your preferences, the better he/she will be able to find exactly what you’re looking for.

Investing in real estate by using other’s money is the stamp of authenticity for some of the most successful people in the real estate investing business. Why? Mainly because these successful investors have grasped the art of investing in real estate with no financial input at all. Access Nationwide Realty provides world-class tools, education, and analysis to help individual investors, family offices, real estate developers, and industry service providers navigate the ins and outs of the Opportunity Zone program — empowering them to help create positive social impact in under-invested areas of our country. Read more info at accessnationwiderealty.net.

Real estate Süßen? Everyone is on social media sites these days and Facebook is a great way to network and connect with buyers. In addition to the marketing effort your Realtor will provide, you can also use the power of networking to get the word out to as many people as possible that your home is for sale. People also love watching videos. If you grab your phone or video camera, make a video as you walk through your home and your neighborhood. Tell why you love it and then post that video on FB and YouTube. By doing so, you will help a prospective buyer visualize a great life living there also.

Spend Less Than You Earn: Yeah, yeah, I know, it sounds obvious, right? Well, it must not be because according to CNBC, 78% of Americans working full-time are living paycheck to paycheck. Here’s the thing: It’s easy to KNOW that you should be spending less than you earn, it’s a lot harder to actually do it. However, if you want to escape the paycheck-to-paycheck lifestyle that so many others live, you need to spend less than you earn. This is one of the most crucial but basic personal finance tips ever. In order to do this, you need to track your spending. You can do this by either writing your purchases down or by using a free personal finance app. Business Debt: There are a lot of online business ideas you can start on the cheap these days, but a small investment can also go a long way in certain endeavors. Business loans are considered good debt because they are put towards something with the goal of increasing your net worth.

Looking for a home before applying for a mortgage. Many first-time buyers make the mistake of viewing homes before ever getting in front of a mortgage lender. In some markets, housing inventory is still tight because there’s more buyer demand than affordable homes on the market. And in a competitive market, you could lose a property if you aren’t preapproved for a mortgage, says Alfredo Arteaga, a loan officer with Movement Mortgage in Mission Viejo, California. How this affects you: You might get behind the ball if a home hits the market you love. You also might look at homes that, realistically, you can’t afford. What to do instead: “Before you fall in love with that gorgeous dream house you’ve been eyeing, be sure to get a fully underwritten preapproval,” Arteaga says. Being preapproved sends the message that you’re a serious buyer whose credit and finances pass muster to successfully get a loan.

Create A List Of Amenities – When shopping for a home, list the Top 10 features (fireplace, fenced-in yard, new appliances, etc.) that are most important to you. Establishing this criteria early will save time shopping for inappropriate homes and keep you from buying a home on a whim. Your top reason for buying a home should be the value you are getting. That being said, some of your top 10 amenities could be sacrificed if an incredible value becomes available. Discover more information at here.

If you’re going to buy a house it makes a lot of sense to make sure that rush hour traffic isn’t unbearable. The last thing you want is to buy a home and find out that you’re going to be sitting in heavy traffic every day. Time is more valuable than money, you don’t want to spend your time in traffic – I know I don’t. You want to spend your time doing more important things like spending time with your family. We always recommend our buyers check out the commute to and work on different days just to make sure it’s something they are comfortable with.

For our german readers:

Seit 2007 ist die E1 International Investment Holding GmbH im Immobiliengeschäft tätig. Das bisherige Transaktionsvolumen beträgt über 2,4 Mrd. EUR bei über 4.700 Objekttransaktionen. Diese Zahlen, auf die das Unternehmen stolz ist, wurden insbesondere möglich, da E1 Investments auf starke Partner und intensive Netzwerke setzt.

Standortanalyse für Immobilien bietet Ihnen die E1 Holding bundesweit für fast 100 Städte in sämtlichen Bundesländern. Unsere gut geschulten Experten für Immobilien und Investments sowie vor allem Off Market Immobilien in verschiedenen Lagen und Größenordnungen nehmen den Immobilienmarkt am jeweiligen Standort professionell und authentisch genau unter die Lupe. Dabei ermitteln wir realistische und laufend aktualisierte Immobilienpreise je nach Marktlage sowie einen entsprechende Immobilien Prognose. Die Liste der alphabetisch geordneten Standorte wird von uns mit Nachdruck laufend erweitert und die Datenbasis für immer mehr Städte intensiv ausgebaut. Neben Investoren und Anlegern mit Budgets in jeder Größenordnung sind unsere bundesweiten Standortanalysen auch für Hausbauer wertvoll bei der Entscheidung für einen Standort.

Unsere E1 Investment Holding vereint etablierte Immobilienbüros an mehr als 40 Standorten in Deutschland von Berlin-Charlottenburg über Frankfurt und Hamburg bis Hannover und Wiesbaden. Bisher fanden über 4.741 Geschäfte mit einem gesamten Transaktionsvolumen von 2,4 Mrd. € statt. Der Löwenanteil lag bei den Off Market Immobilien, auf welche die E1-Holding besonders spezialisiert ist.

Nicht selten wechseln Immobilien den Besitzer, ohne zuvor auf dem offenen Markt angeboten worden zu sein. Ihre persönlichen Daten lagern bei uns absolut bedenkenlos und werden streng vertraulich behandelt.

Grundsätzlich erwerben wir als bundesweit aktiver Immobilieninvestor Objekte ab einem Volumen von 1 Million Euro. Dabei beabsichtigen wir, diese möglichst lange in unserem Bestand zu halten. Des Weiteren kaufen wir ebenso Mehrfamilienhäuser, um diese zu privatisieren. Realisieren Sie aktuell ein wohnwirtschaftliches Neubauprojekt? Dann können Sie uns womöglich als solventen Immobilieninvestor gewinnen. Finden extra informationen auf dieser website Immobilien Frankfurt am Main.

Wir suchen selbst Häuser, Wohnungen, Grundstücke oder Gewerbeimmobilien zum Kauf! Unser kompetentes Team bietet Ihnen eine schnelle, reibungslose und sorgfältige Abwicklung beim Verkauf Ihrer Immobilie. Nachdem wir Ihre Immobilie besichtigt haben, können wir Sie innerhalb von 2 Tagen über unsere Kaufentscheidung informieren. Schnell und sicher erhalten Sie eine Finanzierungsbestätigung von einer deutschen Bank. Sie sind also auf der sicheren Seite.

Real estate development tricks by Stuart Rubin? Buying more house than you can afford. It’s easy to fall in love with homes that might stretch your budget, but overextending yourself is never a good idea. And with home prices still rising, this is easier said than done. How this affects you: Buying a home that exceeds your budget can put you at higher risk of losing your home if you fall on tough financial times. You’ll also have less wiggle room in your monthly budget for other bills and expenses. What to do instead: Focus on what monthly payment you can afford rather than fixating on the maximum loan amount you qualify for. Just because you can qualify for a $300,000 loan, that doesn’t mean you can afford the monthly payments that come with it. Factor in your other obligations that don’t show on a credit report when determining how much house you can afford.

After narrowing the search to 2 or 3 homes, your agent will do whatever research is necessary to aid you in making your decision. Ultimately, however, it is your decision. Some tools that can help you make that final decision include school reports (if you have or are planning on having children), statistical information from the local chamber of commerce, future zoning or road expansion from local planning offices, etc. Whatever the factors of importance are to you, have your agent help locate that information. Once you have selected a single home to focus on, your agent will conduct a comparative market analysis on that property. This involves determining “fair market value” by looking at what other buyers were willing to pay for properties similar to yours in the same neighborhood or area.

So what are the tricks you can use to be able to increase the size of the mortgage you can afford? Those solutions revolve around how people calculate the maximum mortgage they can afford. They use industry guidelines that cap how much of their gross monthly income they can safely spend on housing and how much on all debt. One common guideline is known as the 28/36 rule. That’s a shorthand way of saying that a household should not spend more than 28% of its gross monthly income on housing expenses. In addition, spending on debt of all kinds should not top 36% of household income. That cap on debt spending applies to everything from mortgages to car loans, student loans and credit cards.

Stuart Rubin data: His hands-on experience includes regulations, standards, and leading practices pertaining to Enterprise Risk Management (ERM), cybersecurity and customer privacy, system implementation and IT governance, COSO, COBIT, SSAE 18, Sarbanes-Oxley Act, and corporate investigations. He has extensive experience in assisting Deloitte’s clients in navigating the evolving digital risk universe, including cloud, digital asset management, security and privacy, third-party risk management, and robotic process automation (RPA).

His hands-on experience includes regulations, standards, and leading practices pertaining to Enterprise Risk Management (ERM), cybersecurity and customer privacy, system implementation and IT governance, COSO, COBIT, SSAE 18, Sarbanes-Oxley Act, and corporate investigations. He has extensive experience in assisting Deloitte’s clients in navigating the evolving digital risk universe, including cloud, digital asset management, security and privacy, third-party risk management, and robotic process automation (RPA).

A graduate from the University of Southern California, Stuart Rubin, now leads the real estate industry. It is no surprise that real estate is where he excels as he always had an eye to detect potential where others only saw ruin. In fact, he bought and re-sold his first property at the age of 17 with his friend Richard Pachulski. Through his tenure, the company has been involved in the purchase management and disposition of the vagabond hotel chain which was a 55 unit limited-service hotel company. Find even more information at Stuart Rubin.

Jack Brown @ Invest Islands or the upsurge of a financial entrepreneur: A born entrepreneur, Jack founded his first company at 19. His self-starter attitude paired with invaluable experience as a sales and marketing professional for brands like OCS Cannon Hygiene and Marriott made him the perfect business partner for Kevin Deisser at Invest Islands. Impressed by the substantial returns Kevin was seeing with Invest Islands, he foresaw the potential of the business and what he could bring, and that is how Kevin Deisser and Jack Brown’s Invest Islands project came to life.

Invest Islands Jack Brown about investment opportunities in Hong Kong : “Operating across the Asia Pacific region, Invest Islands is a land brokerage company based in Lombok Indonesia, with strategic offices in Hong Kong under Asian Island Group. I currently oversee all of the aspects of the Asian Island Group. I also travel to the development sites and visit the Invest Islands Foundation Charity projects. Additionally, I frequently travel to the plantation field at the foot of Mount Rinjani that supplies fresh fruits and vegetables to the Invest Islands Resort in Torok Bay.”

In 2016, Jack and Kevin set up a dedicated sales division in Hong Kong, to give investors an easy and secure way to own land and develop real estate on the Indonesian islands of Lombok, Sumba and the Anambas. The partnership is the ideal combination of Jack’s sales and marketing expertise and Kevin’s local knowledge and investment nouse. Full and Secure Foreign Ownership Without a Local Nominee! We are proud to be the only real estate company in Hong Kong that offers its clients an investment in Indonesia and an opportunity to invest through a verifiable, regulated entity without the need for a local nominee. This makes due diligence far more transparent.

Indonesia’s economy is on the rise, helping the country take its rightful position as a major destination for foreign direct investment (FDI). Indonesia is entering a “sweet spot” as a convergence of its young, working population with that of relatively stable inflation and sustained economic growth which in turn is fuelling overall consumer spending. Finally, the country’s resilience during the global financial crisis illustrates the merits of its immense population and economic self-reliance, demonstrating how these factors buck the trend of most other G20 economies.

According to Jack Brown, Invest Islands Foundation is the project he is particularly proud of. The NGO has already built a school in the village of Batu Banke, pays local widows and single mothers to clean the beaches and is developing a recycling centre for the collected waste. Read even more info on Jack Brown Invest Islands.