What Does “Good Bones” Mean?

September 30, 2022/in Blog /by Shauna Morris

Buying a home is stressful and can feel overwhelming if it’s your first home. Then throw in terms like “load bearing,” “roof truss,” and “subfloor,” and you’re not sure what you’re even looking at anymore! We’ve heard the term “good bones” used to describe a house, but what does “good bones” mean? How can you determine if the house you fall in love with has them?

Materials and Foundation

The main thing people refer to when they say “a house has good bones” is that its structure is sound and its foundation is solid. A house has a skeleton that gives it shape and supports the outer coverings. That support is called the frame, which is considered the house’s bones. The bones consist of wooden beams, floor joists, wall studs, roof rafters, and related components.

Wood frame houses built in the first half of the 20th century were made of higher quality wood than those built today. The lumber in an old house may be more robust and better able to withstand the elements. Other home materials generally considered to be “good bones” are brick and concrete.

Doors

Interior doors can be a good indicator of the quality of construction or whether or not the house has settled. While it’s not uncommon for homes to settle a little, if none of the interior doors stay open or close completely, that is a structural problem – bad bones.

Corners

A good indication of structural problems is diagonal cracking in the corners of windows, stairs, doors, and other openings.

Sizeable Rooms

While you can add square footage to a home, increasing the size of interior rooms may be more challenging. For this reason, a house that feels “roomy” with nicely sized spaces and high ceilings can be referred to as having “good bones.”

Sturdy Roof

A home needs to have a durable roof that’s in good shape. It is safe to assume that a house with a properly aligned, intact roof with minor if not zero, wear and tear has good bones.

Windows

Well-constructed windows with ample natural lighting are a significant plus when buying a home. If the home has sturdy double-hung windows that easily open and close, you can say that the house has good bones.

Floors

While damaged or low-quality floors aren’t necessarily a deal-breaker, they are considered to be part of the “bones” of the home. If you can restore a home’s floors to their former glory, you can consider the house to have good bones.

Knowing when a home has good bones (or not!) can mean the difference between a smart purchase and a money pit. Regardless of how great a house looks, have a licensed home inspector thoroughly check it before you invest. An inspector will dig beneath the surface and make sure those “bones” really are as good as you were hoping.

If you have questions about the Reno real estate market or are ready to find your home with good bones, contact the David Morris Group or call (775) 828-3292. We’re happy to be your helpful guide.

Do These Home Projects Now to Avoid Costly Repairs This Winter

September 23, 2022/in Blog /by Shauna Morris

Home improvement projects may not be the first thing on your to-do list this fall, but preparing your home for the chillier months ahead is essential. Tackling a few chores while it’s still relatively warm will help make your home more efficient and more capable of withstanding whatever winter brings this year. Do these home projects now to avoid costly repairs this winter.

Chimney

Make sure the chimney is clean, clear, and in good shape. Small critters like squirrels and birds can sometimes reside in the chimney during the spring and summer months. Leaves and other materials can also get stuck inside, and a backup in the flue can cause a fire. Despite the horror of a charred animal, any blockage will become a stinky mess in your home. Get ahead of any smoke or ash-related incidents by giving the whole set-up a good cleaning!

Gutters

Fall will undoubtedly drop a ton of leaves into your gutters, so cleaning them out now is best to make room. Take some time (or have a handyman climb that ladder) to check your home’s gutters for potential blockages. Cleaning them out will allow water to drain properly, preventing water damage down the line. The cleaner your gutters are, the fewer high-cost repairs are in your future.

Roof

This summer has been HOT! Sun exposure and general wear and tear can cause roof and siding materials to warp, chip, and more. Fixing them now will be much easier than when a leak is buried under several feet of snow in the thick of winter.

Weather-Proofing

Make sure your doors and windows are adequately sealed against the elements. Cracked, chipped, or damaged seals can cause you to lose heat and have higher energy bills. Weatherstripping, caulking, or other protective materials keep the heat in and the nasty weather out. Also, ensure that doors and windows are properly attached to their frames, with no gaps or cracks.

Tackling these projects around your home now can help avert disaster later in the year. Have a trusted home repair pro take care of these check-ups, and if any repairs are needed, you can start coordinating those before the first cold snap blows in.

If you’re looking for a great REALTOR® to show you around the Reno-Sparks area, contact the David Morris Group. We’re happy to be your helpful guide. Give us a call at (775) 828-3292.

Funding for Home Upgrades

September 9, 2022/in Blog /by Shauna Morris

Now that the market has shifted slightly, inventory is rising, and buyers have more options. As a result, you may need to reevaluate the appearance and condition of your home before you list. A little remodeling can increase your home value, but it shouldn’t break your bank. It is essential to research which home renovations are worth the investment before starting on upgrades. Once you’ve determined which renovations offer the highest return, you have to figure out how to fund them. Here are expert tips on how to find funding for home upgrades.

ROI

The 2022 Cost vs. Value Report for Reno, NV, found that curb-appeal projects, including changes to siding, garage doors, and windows had an average payback of 83 percent, compared with about 39 percent for interior upgrades like a major kitchen remodel. While kitchens and bathrooms are known to make or break a sale, be sure that your spending is compatible with the house’s total worth and that of your area if you plan to remodel. You don’t want to over-improve your home because you’ll never get that money back when you sell. It is advisable to check out comparable listings in your area before you begin renovations to keep pace with but not exceed the local market.

Budget

Whether you have money saved or are looking to take out a loan for your upgrade project, you need to create a ballpark estimate of what you are willing to spend. First, browse home improvement stores and sites for materials and fixtures that you like and price them so you can turn your estimate into a realistic budget. If pricing materials yourself feels daunting, you can enlist the help of a sales associate for smaller projects. They will be able to walk you through your options and answer your questions. For larger upgrades, however, it is advisable to enlist the help of a design consultant. A design consultant will be able to help with pricing options and ensure that you don’t leave anything out so that every necessary item makes it into your budget. For extreme renovations that require a contractor, a good rule of thumb is to get at least three estimates. The Real Remodeling Costs tool by Houzz is a great resource for city-by-city estimates on typical remodeling costs.

Financing

You can finance smaller projects with a credit card. You may already have one with a high credit limit and a low interest rate, or, depending on your credit score you could qualify for a new card with 0 percent interest for 12 months or longer. Just be sure to stay mindful of payments and get the balance paid in full before interest begins or you could wind up paying three times over for a small upgrade.

Most large hardware stores offer credit cards or financing options with introductory rates of low or no interest. If your entire project will be completed through the design arm of a large hardware store, that could be an excellent option.

Home Equity

There are a couple of options for using your home equity to fund home upgrades. The most flexible may be a home equity line of credit. A home equity line of credit uses your home as collateral for the amount of credit the lender approves. The upside is that you only pay interest on the money you draw out from the line of credit. The downside is that the interest rate is variable, which could get expensive if interest rates go up while you’re working to pay back the amount you’ve borrowed.

A home equity loan offers the security of a fixed interest rate. With the loan option you get a lump sum and pay interest on the entire amount over time until it’s paid back in full. An equity loan is a great option if interest rates are low, it will end up costing a lot more money to pay back if interest rates are high.

Run the numbers and figure out what makes sense for you, then budget accordingly. If an upgrade or renovation is simply out of your price range then reconsider the parameters of the project. Always consider the economic realities of an ever-changing market when considering home upgrades 1) don’t overbuild the rest of your home or your neighborhood 2) don’t go over budget or put yourself in financial trouble 3) take a step back and consider smaller cosmetic projects that have a big impact.

If you have questions about the Reno real estate market, contact the David Morris Group. We’re happy to be your guide. Give us a call at (775) 828-3292.

Things to Consider with a Cash Offer

August 22, 2022/in Blog, Reality of Real Estate /by Shauna Morris

In a competitive housing market, buyers are pulling out all the stops. You may have enough money to buy a house with cash. But is that a wise decision? As with many major financial decisions, there are pros and cons. Here are things to consider with a cash offer.

Savings & Interest Rates

Amortization is everything when considering financing over a cash purchase. Paying cash will save money on the overall cost of a new home in reference to the interest you’ll pay over the term of a loan. By the time you finish paying off a mortgage, the house will have cost you more than the initial purchase price because of the interest.

Attention of Buyers

A cash offer will likely give you an advantage in a competitive market. It can make all the difference in a multiple offer situation where everyone else is financing the purchase. Sellers will be more likely to accept a cash offer than one with a financing contingency. For example, a cash offer doesn’t require an appraisal on the property, so there is no risk of the deal going south.

Closing Cost & Time

More closing costs are involved in financing a property than paying in cash. For one, you won’t have to deal with a lender or their team of underwriters, and again, you won’t have to pay for an appraisal. The closing process typically takes around 30 days with financing, which can be shortened to as few as ten days with cash, which could be very attractive to sellers.

Long-Term Opportunity Cost

While you will save money by not paying mortgage interest, putting all your assets into a home could yield less money to invest in other endeavors. Tying up all of your liquidity on one asset could potentially cause you to miss out on a return that will be much larger over time. For example, while property typically accrues in value over time, it might not offer the same rate of return as investing in the stock market. One broker explained it best: “you could be making money with your money instead of locking it up in your home.” On the flip side, it’s a pretty great feeling to relax in a home that is 100% paid for rather than paying interest to big banks.

Emergency Funds

While owning your home outright can provide peace of mind because you’ll never have to worry about a mortgage payment, you don’t want to have all your money tied up in your house. You must have enough cash to cover maintenance expenses and emergencies. Homes aren’t always what they seem when glistening on the market. Once you begin to peel that onion, you’ll need enough liquidity to fix it up and make it yours.

Paying cash for a home instead of financing all or part of it is a big decision and should be made with the help of a trusted financial advisor. It is essential to consider all the above factors and ensure your short-term intentions align with your long-term goals.

If you are considering buying or selling your home and looking for a great REALTOR® to show you around the Reno-Sparks area, contact the David Morris Group. We’re happy to be your helpful guide. Give us a call at (775) 828-3292.

Back to School Safety Tips

August 9, 2022/in Blog, Lifestyle /by Shauna Morris

Going back to school is an exciting time for children! They look forward to seeing their friends and possibly meeting new ones. It can also be a time of unforeseen dangers, however. Here are some essential back-to-school safety tips.

Strangers

Talk to your children about who is authorized to pick them up and never to accept a ride from a stranger (even if the stranger knows their name). Some families have a code word that only they know, and if a stranger doesn’t know the family word, the child knows that person is not allowed to give them a ride. Be sure your child knows your phone number and address by heart and who to call if they cannot get a hold of you. Be sure the school has up-to-date contact information for your household and a list of trusted adults authorized to pick them up from school.

School Bus Safety

Talk to your child about exiting the bus and being on the lookout for passing cars. Most motorists are respectful of a stopped school bus, but there’s always one person not paying attention. Get to know the other parents of children who ride the bus. This will ensure that someone you know is looking out for your child when they get dropped off if you’re not there to pick them up immediately. Getting to know the school bus driver is also a good idea.

Walking Safety

Children should know to walk in a group if possible. This offers safety in two ways: it provides protection from someone who may wish to harm a single student, and a group of students will be more visible to drivers not paying attention. Make sure your child knows traffic rules, how to cross at the crosswalks, and to always walk on the sidewalk or path. If there are no sidewalks, teach your child to walk facing traffic as far to the left as possible so they can be aware of what is coming towards them.

Biking Safety

Before your child starts riding their bike to school, be sure to teach them the rules of the road while riding. Some motorists won’t yield to bicycles, and one slight mishap could be catastrophic. And, of course, helmets are non-negotiable.

While our area is a fantastic place to live with beautiful homes and great schools, the world isn’t as safe as it once was. Children need to know how to be aware of their surroundings and when something is ‘off.’ The more vigilant they are, the better off they will be!

For more information about our community and homes available in the current market, contact the David Morris Group. Call us at (775) 828-3292, and we’ll be happy to help you begin your home search.

Most Popular Home Design Trends

August 8, 2022/in Blog, Lifestyle /by Shauna Morris

The most popular home design trends help us understand society’s overall mood and provide new ideas on how we want to decorate our own homes. Here are the top trending colors, materials, and styles that homeowners are using.

Color

There is a renewed interest in adding bright and bold colors to interiors, which is definitely a departure from the grey and beige of the past. This is a sign that folks are feeling more adventurous and optimistic. Bold colors and warm natural materials create a more interesting and welcoming space. This trend could be a post-pandemic effect; folks discovered that their space lacked uniqueness and style after being holed up in their homes for almost two years. A renewed interest in authentic decor that is joyful and inviting and reflects their personality has led to a demand for folks to reinvent their interiors.

Wallpaper

Homeowners are ready for a more lively interior. As a result, many interior designers have noticed a renewed interest in bold and unique wallpaper. It adds personality and style to a space that paint cannot accomplish alone.

Warmth

Creating a home that feels like a haven from the stresses of daily life is still very important. Folks want it to be a place to rest, relax and recharge. As a result, homeowners have been moving more toward finishes that add softness, warmth, and texture to their rooms.

Green has been a repeated hue in trend talks over the past couple of years. But lately, designers say there’s an increased interest in sage green, from walls to kitchen cabinets. Soft gray hues and wood-tone decor also bring a warm aesthetic into homes.

Natural Materials

Natural materials rarely go out of style, but they’ve spiked in popularity lately. These materials include the previously mentioned natural wood elements as well as various stone accents. Folks are using materials that feel more established or handmade and more authentic to their space.

Textures

Textural elements create inviting elements in a space. Texture awakens the senses and invites folks to reach out and touch while being at peace and relaxed. Items like wood, rattan, pottery, and metal, mixed with soft or smooth fabrics, create a visual feast for the eyes.

You may already have some of these items in your home that you’ve put away or long forgotten. Perhaps it’s time to join in on some of these most popular home design trends and add some personal pizazz to your space!

If you’d like to stay up to date on what’s happening around Reno, follow our blog, and if you have questions about the Reno real estate market, contact the David Morris Group. We’re happy to be your guide. Give us a call at (775) 828-3292.

Common Homebuyer Regrets

July 1, 2022/in Blog, Reality of Real Estate /by Shauna Morris

A home-buying experience can feel rushed and frantic. Add in rising mortgage rates, low inventory, and bidding wars, and the home-buying process is downright chaotic! For some, buyer’s remorse can creep in once they rush to buy and then begin to notice little things about their new home that they didn’t see before. According to a Zillow survey, 75% of recent homebuyers have at least one regret about their new home. Here are the most common home-buying regrets.

Missing the Bigger Picture

We are still in a seller’s market, meaning there are still more buyers than inventory. This shortage has caused buyers to feel pressured to grab the first home they can find rather than weighing their options more carefully. Fewer homes to choose from, coupled with competition from other hungry buyers, causes pressure. That pressure can cause buyers to miss the big picture. Not fully understanding a new home’s impact on daily life is the most common regret new homebuyers report. Buyers need to anticipate what life will be like in their new home one to five years down the road rather than what their lives are like at the time of purchase. Make sure the home fits the lifestyle you foresee, not the one you’re currently living.

The Importance of Location

Location is one of the most important factors when purchasing a new home. Buyers need to weigh the pros and cons of the neighborhood and community. The area needs to complement how you live, work, and play. Spending twenty minutes inside a property in the middle of the afternoon is only a fraction of the picture. Is there a time of high traffic that contradicts your work schedule? Are you near a school that will have speed limit restrictions and bumper-to-bumper car-line each day? The function and flow of the area are things to consider before signing on the dotted line.

Waiving a Home Inspection

A home inspection is an integral part of the home buying process. It lets you know what’s behind the freshly painted walls. In this competitive housing market, buyers look for ways to make their offers the most attractive, and several have waived the home inspection contingency. DO NOT do this! There could be hidden problems that lead to hidden expenses, and the only way to know that is with an inspection!

Aesthetics over Functionality

Aesthetics can sometimes distract buyers. The interior of a home on the market is cleaner than usual if not staged to look better. Buyers need to focus on the whole house and think about whether it will suit their lifestyle for years to come, not just today. If a newly renovated kitchen is still too small to meet your needs, you will regret it down the line, regardless of the new backsplash. Focus on things you cannot change, like size, location, views, and the actual bones of the home rather than a new farmhouse sink.

Maintenance Costs

Many buyers regret that they didn’t consider annual costs such as HOA fees, property taxes, and insurance fees before purchasing their home. These fees typically increase yearly, and if you’re barely scraping by in the first year, imagine five years down the line. Unexpected maintenance expenses such as plumbing, HVAC, a leaky roof, etc., are all things the home inspection report should outline, and they should be factored in as maintenance costs for the future if they don’t need to be repaired right away.

Buyers who know about these often overlooked factors understand what to look for and feel more secure about their purchase. Setting your priorities before buying will help you feel more confident about your home purchase down the line.

History of Father’s Day

June 17, 2022/in Blog /by Shauna Morris

Father’s Day is this weekend. It’s the official day to honor wonderful dads and father figures and celebrate the men who put in the work to make us feel protected and safe. Have you ever been curious about the origins of this holiday? Or do you need some new trivia to ‘wow’ your dad when you see him? Here are a few fun facts about the history of Father’s Day.

First Recognition

The first event to celebrate fathers was on July 5, 1908, in Fairmont, West Virginia. A year before this celebration, a horrifying mining explosion occurred in a nearby town, known as the Monongah Mining Disaster. It killed 362 miners, 250 of which were fathers. A woman by the name of Grace Clayton encouraged her pastor to hold a service to honor the children who lost their fathers. She chose that specific date because her father had passed away years prior, and July 5th was close to his birthday.

While this was technically the first recognition of the paternal bond of fatherhood, it didn’t directly encourage the creation of Father’s Day. The town only promoted the memorial service in Fairmont, WV, which was overshadowed by July 4th celebrations.

Official Celebration

The idea of having a day to celebrate fathers was picked up again two years later by a woman from Spokane, Washington named Sonora Dodd. Sonora and her five brothers and sisters were raised by their father after their mother passed away, and she felt that fathers deserved equal recognition as mothers. She worked with her local church and YMCA to plan a day specifically to celebrate the men of the house. As a result, an official “Father’s Day” was held at the Spokane YMCA on June 19, 1910. Soon after, several cities and towns across the country followed suit.

Presidential Recognition

In 1966 President Lyndon Johnson issued a presidential proclamation that fathers would be honored each year on the third Sunday in June. President Richard Nixon signed the proclamation into law six years later and Father’s Day became recognized as a national holiday.

Commercialization

Today, as with Mother’s Day, Valentine’s Day, Siblings Day, Yoga Day, and any other celebratory reason you can think of, retailers begin their promotions for profit months in advance. The greeting card companies are pretty fond of the holiday as well.

Global Celebrations

Great Britain was the first area abroad to begin the annual celebration of Dad. It’s thought that they adopted the tradition right after WWII in 1945.

France was next to join in the celebration of le pére in 1949. However, the idea of profit from the holiday spurred Father’s Day more so than the idea of celebrating dear old Dad. As a matter of fact, a lighter manufacturer called Flaminaire brought the tradition to France with the slogan: “Nos papas nous l’ont dit, pour la fête des pères, ils désirent tous un Flaminaire” translated to say “Our fathers told us, for father’s day, they all want a Flaminaire.” It wasn’t adopted as an official decree across the country until three years after the Flaminaire promotion.

Other countries recognizing Father’s Day on the third Sunday in June include Mexico, Ireland, France, Greece, China, and Japan.

Father’s Day is called Vatertag in Germany, or Männertag, which means “men’s day.” The German celebration of der Vater falls on the Thursday 40 days after Easter. It is traditional for groups of men to go into the woods with a wagon of booze and meats in certain regions. Which is quite a bit different than spending the day being gifted with silly ties and handmade crafts, but to each his own!

No matter when it’s celebrated, what the traditions are, or what it’s called, the father figures in our lives deserve recognition for the role they embrace. We wish all of the Pops out there a very Happy Father’s Day, and we hope you are appreciated for all that you do!

If you have questions about the Reno real estate market, we are happy to help! Contact the David Morris Group, or call us at (775) 828-3292.

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Fixed-Rate or Adjustable-Rate Mortgage

April 26, 2022/in Reality of Real Estate /by Shauna Morris

When shopping for a home loan, the first step is determining which loan type best suits your needs: a fixed-rate or adjustable-rate mortgage.

Fixed-Rate Mortgage

A fixed-rate mortgage remains unchanged throughout the life of the loan by charging a set interest rate. The payments will be the same each month which makes budgeting easier. A buyer can choose either a 15-year term or a 30-year term. The term is the time it will take to pay off the loan. A shorter-term mortgage will have a lower interest rate at a higher monthly payment. The payment is higher because the borrower must repay the principal amount of the loan in less time. The main advantage of a fixed-rate loan is that the borrower is protected if interest rates rise over the life of the loan. The downside is that when interest rates are high, the payments are less affordable, making it more challenging to qualify for a loan. Another downside is that borrowers are locked into their interest rate if interest rates drop. The homeowner will have to refinance their existing loan to take advantage of lower interest rates, which can be a cumbersome process.

Adjustable-Rate Mortgage (ARM)

An adjustable-rate mortgage will change over the life of the loan based on market interest rates. Initial interest on an adjustable-rate mortgage (ARM) is set below the market rate for a fixed time. The fixed period could be anywhere from one month to seven years. Once the fixed period ends, the loan will reset to a new interest rate based on current market rates. When the loan resets, the homeowner’s monthly payments could increase or decrease, and they will be locked in until the next reset.

Low initial payments could enable the borrower to qualify for a larger loan. If market rates drop, the borrower will have lower monthly payments due to lower interest. However, if market rates go up, so does the monthly payment. An adjustable-rate mortgage may be a good choice if you know you’re going to move within a short period and won’t live in the home long enough for the term to change.

Adjustable-rate mortgages are not as straightforward as fixed-rate mortgages. Before jumping in, ask the following questions:

How soon will the payment change?
How frequently will the interest rate adjust?
Is there a cap on how high the interest rate could go?
Is there a limit on how low the interest rate could go?
What direction are interest rates heading today, and will that trend continue?

When choosing a mortgage, you need to consider the economic realities of an ever-changing market. If interest rates are high and expected to fall, an adjustable mortgage will take advantage of the drop. However, if interest rates are low, run the numbers to determine the worst-case scenario. If a predictable monthly payment is important to you, a fixed-rate mortgage may be the way to go. If you are not sure which mortgage is right for you, your mortgage broker will be able to help.

If you would like some more information about buying a home, or if you’re looking for a great REALTOR® to show you around the Reno-Sparks area, contact the David Morris Group. We’re happy to be your helpful guide. Give us a call at (775) 828-3292.

Questions to Ask Your Mortgage Broker

April 21, 2022/in Reality of Real Estate /by Shauna Morris

Mortgage brokers and mortgage lenders often get confused as the same entity; they are not. The mortgage lender is the financial institution that approves the amount of financing and lends funds with the expectation of repayment. It is wise to shop around before committing to a lender, which is where the mortgage broker comes in.

The mortgage broker is an advocate who acts as an intermediary between the borrower and various lenders. They shop around on the borrower’s behalf to minimize the hassle of going back and forth from one lender to another. The mortgage broker’s function is to educate you, advocate for you, and find the best loan option.

There are four questions your mortgage broker should answer explicitly:

Who pays the broker fee?
What is the best interest rate?
What are the down payment options?
What are the closing costs?

Who pays the broker fee?

It’s important to ask upfront who pays your mortgage broker’s fees. Many mortgage lenders will pay the broker fees, but that can create a conflict of interest. The broker might charge you directly for their fee. Ask exactly how much the broker’s commission is and who is responsible for payment.

What is the best interest rate?

Ask your broker about the best interest rate for your situation. Your rate will depend on your debt-to-income ratio, loan repayment history, factors surrounding the property you’re seeking, and credit factors. The mortgage balance, loan term, and interest rates for which you qualify will determine your monthly payment. Ask questions until you are absolutely positive you understand your exact APR, do not accept a guesstimate.

What are the down payment options?

The down payment is the cash you will need to pay upfront to purchase a property. While lenders prefer a 20 percent down payment, different loan types and programs are available to help lower the cost. Your broker should be willing and able to explain every option and scenario.

What are the closing costs?

There are multiple fees involved in the home-buying process. Each lender may charge different amounts, which will affect how much money you need to bring to closing. Ask your mortgage broker about fees for things like inspection reports, credit reports, origination fees, the appraisal, home inspection, and titling. The broker should compare fee structures between lenders to help you find the one that best meets your needs.

A mortgage loan is usually the most significant purchase in one’s life, and it’s essential to have an advocate that you can trust. The mortgage broker you choose should be your guide to navigate through the various lending scenarios and find you the best possible option. They should be knowledgeable, patient, and willing to work diligently on your behalf.

If you would like more information about buying a home, or if you’re looking for a great REALTOR® to show you around the Reno-Sparks area, contact the David Morris Group. We’re happy to be your helpful guide. Give us a call at (775) 828-3292.

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