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Dreaming of Home Improvements? Here’s Why You Probably Shouldn’t Do Them Yourself
A recent survey revealed that 36% of homeowners aren’t satisfied with some area of their house, according to this article. The top three spaces people feel need some sprucing up are:
- Bedrooms (34%)
- Bathrooms (31%)
- Living rooms (26%)
Twenty-nine percent of those surveyed said they plan to do some renovations in 2024, setting aside an average of $3,762.79 to do projects, with these three topping the list:
- Redoing walls (62%)
- Installing new windows (42%)
- New moulding and trim (35%)
The question is: Will that work actually get done?!
A Lot of Home Improvement Projects Go Unfinished
It’s one thing to have a list of improvements you want to make, but getting them off the to-do list isn’t quite as easy.
If you’re looking to hire someone to do the work, finding and hiring contractors is often a difficult thing to do, but with so many people wanting work done, they can be even more difficult to pin down, let alone at a budget-friendly price.
Which is probably why — whether it’s out of desperation, or an attempt to save money — many homeowners try the do-it-yourself approach. Unfortunately, that leads to an awful lot of projects that get started, but never finished.
According to the article, the average homeowner has four renovations that were begun, but never completed, and 31% are in the middle of a project they’ve been working on for 52 days.
Some Projects Are Better Left to the Pros
No matter how many stores, TV shows, or online videos there are to help a weekend warrior finish their project solo, there are just some projects people don’t feel qualified to do themselves, or have tried and failed miserably at!
The top three home improvement fails homeowners reported trying to do on their own were:
- Painting or putting up wallpaper (32%)
- Installing new floors or carpeting (29%)
- Repairing or replacing their roof (22%)
Which is probably why the top three things people recommended not doing on your own were basically the same list, but with higher percentages:
- Redoing walls (60%)
- Installing new flooring (57%)
- Installing a new roof (46%)
If that isn’t proof enough that you should leave those jobs to a professional, this recent article from realtor.com also listed each one of those as DIY projects you should never do yourself, and threw in three more you should avoid as well:
- Electrical work
- Tiling
- Any work that requires permits
Make a List and Then Get on the List… of a Contractor
Whether you’re one of the folks who’ve already given it a shot and have several unfinished projects, or just don’t want to even try to do the to-do list on your own, here’s a 6-step plan for tackling the projects on your list in the coming year:
- Make a list of everything you want to get done. There’s no need to edit yourself here. Be bold, as well as practical. Walk around your house and itemize the things you’d like to get done out of necessity, or will just make your home a better, more enjoyable place to be.
- Prioritize the work on the list. For example, if a new roof is on the list because it’s currently leaking, then by all means put that at the top of the list. But if you just think a new roof would add to the curb appeal, you might find it makes sense lower on the list than some new flooring in the living room that’ll make you enjoy coming home everyday.
- Get recommendations and referrals to contractors. Perhaps all you need is a handyman service that can take care of everything on your list. Or you might need specific contractors skilled in their respective trades. Get names and numbers of contractors that people you know and trust have used and recommend.
- Get estimates. Once you have a list of contractors that come highly recommended, reach out to them and obtain estimates for the work you want to get done.
- Be thoughtful when considering their prices. There’s a good chance the estimates will vary considerably. Don’t be too quick to jump on the lowest bid. Make sure it includes everything the other bids do in terms of work and materials. Be willing to pay more for a reliable contractor who does good, honest estimates and work. That said, just because a bid is higher, that doesn’t mean it will equate to better quality work; the contractor could just be throwing an outrageous number at you because they’re super busy and don’t need the work, but will gladly take it if you’re willing to pay more.
- Get on their list and be patient. If they’re good, they’re probably in demand. Waiting a few weeks (or even months) to get the work done still beats starting a project on your own, wasting time and money, and ultimately having to wait for a contractor months from now anyway!
The Takeaway:
If there are things around your home you’d like to repair or renovate, you’re not alone. But before you dive into those projects as a do-it-yourselfer, consider that the average homeowner has four renovations they’ve begun, but never completed, and 31% are in the middle of a project they’ve been working on for 52 days. In addition, many of those who’ve tried to DIY certain projects regret doing so, and recommend letting a pro handle it instead.
So make a list of the projects you need to get done, prioritize them, get estimates from highly recommended contractors, choose the best one at the best price, and get on their waiting list! Even if you have to wait a few weeks or months, it beats wasting time and money on projects you’ll start and never finish.
Dreaming of Home Improvements? Here’s Why You Probably Shouldn’t Do Them Yourself
What Lower Mortgage Rates Mean for Your Purchasing Power
What Lower Mortgage Rates Mean for Your Purchasing Power
If you want to buy a home, it’s important to know how mortgage rates impact what you can afford and how much you’ll pay each month. Fortunately, rates for 30-year fixed mortgages have come down significantly since the end of October and are currently under 7%, according to Freddie Mac (see graph below):
This recent trend is great news for buyers. As a recent article from Bankrate says:
“The rate cool-off somewhat eases the housing affordability squeeze.”
And according to Edward Seiler, AVP of Housing Economics and Executive Director of the Research Institute for Housing America at the Mortgage Bankers Association (MBA):
“MBA expects that affordability conditions will continue to improve as mortgage rates decline . . .”
Here’s a bit more context on how this could help with your plans to buy a home.
How Mortgage Rates Affect Your Search for a Home
Understanding the connection between mortgage rates and your monthly home payment is crucial for your plans to become a homeowner. The chart below illustrates how your ability to afford a home changes when mortgage rates shift. Imagine your budget allows for a monthly payment between $2,400 and $2,500. The green part in the chart shows payments in that range or lower (see chart below):
As you can see, even small changes in rates can affect your budget and the loan amount you can afford.
Get Help from Reliable Experts To Understand Your Budget and Plan Ahead
When you’re looking to buy a home, it’s important to get guidance from a local real estate agent and a trusted lender. They can help you explore different mortgage options, understand what makes mortgage rates go up or down, and how those changes impact you.
By looking at the numbers and the latest data together, then adjusting your strategy based on today’s rates, you’ll be better prepared and ready to buy a home.
Bottom Line
If you’re looking to buy a home, you should know the recent downward trend in mortgage rates is good news for your move. Let’s connect and plan your next steps.
Why Now Is Still a Great Time To Sell Your House
Why Now Is Still a Great Time To Sell Your House
If you were worried buyer demand disappeared when mortgage rates went up, the data shows there are plenty of interested buyers still out there. The housing market isn’t as frenzied as it was during the ‘unicorn’ years when buyer demand was through the roof, mortgage rates were historically low, and home values rose like we’ve never seen before. But that doesn’t mean the market is at a standstill.
Nationally, demand is still high compared to the last normal years in the housing market and plenty of buyers are making moves right now. Here’s the data to prove it.
Showing Traffic Is Up
The ShowingTime Showing Index is a measure of how frequently buyers are touring homes. The graph below uses that index to show buyer activity over the past eight Octobers:
In the graph, the ‘unicorn’ years are shown in pink. You can see demand has dipped some since then. That’s in response to higher mortgage rates. But, when you compare 2023 to the blue bars on the left that represent the last normal years in the market (2018-2019), you can tell buyers are still more active than the norm.
But showing traffic isn’t the only way to see buyer demand is still high. The number of offers other sellers are getting and the average days homes are on the market tell the same story.
Sellers Are Still Seeing Multiple Offers
According to the latest data from the National Association of Realtors (NAR), sellers are receiving an average of 2.5 offers on their houses. Let’s look at how that compares to recent years (see graph below):
It’s true that’s fewer than the number of offers sellers were receiving during the ‘unicorn’ years (shown in pink). But compared to last year, the number is up slightly. And it’s higher than it was in the more normal, pre-‘unicorn’ years in the housing market too.
Homes Priced Right Are Selling Fast
And it’s not just that sellers are still typically getting multiple offers more than the norm, they’re also seeing their homes sell fast. That’s a direct result of strong buyer demand. According to Zillow:
“. . . low inventory levels are spurring surprisingly strong competition . . . demand has remained resilient, and attractive, appropriately priced listings are moving quickly.”
To help showcase that homes for sale are still going quickly, let’s look at data from NAR on the median days on market for this same time of year from 2018 through now (see graph below):
As the graph shows, this year homes are sitting on the market only slightly longer than they were during the frenzy of the ‘unicorn’ years. And compared to the last normal years in the market, homes are still selling much faster than they did back then. That’s good news for sellers because it means there are eager buyers out there right now.
Bottom Line
You haven’t missed your chance to sell at a time when sellers are receiving multiple offers, and homes are selling fast. When you’re ready to sell your house, let’s connect to get the ball rolling.
Down Payment Assistance Programs Can Help Pave the Way to Homeownership
Down Payment Assistance Programs Can Help Pave the Way to Homeownership
If you’re looking to buy a home, your down payment doesn’t have to be a big hurdle. According to the National Association of Realtors (NAR), 38% of first-time homebuyers find saving for a down payment the most challenging step. But the reality is, you probably don’t need to put down as much as you think:
Data from NAR shows the median down payment hasn’t been over 20% since 2005. In fact, the median down payment for all homebuyers today is only 15%. And it’s even lower for first-time homebuyers at 8%. But just because that’s the median, it doesn’t mean you have to put that much down. Some qualified buyers put down even less.
For example, there are loan types, like FHA loans, with down payments as low as 3.5%, as well as options like VA loans and USDA loans with no down payment requirements for qualified applicants. But let’s focus in on another valuable resource that may be able to help with your down payment: down payment assistance programs.
First-Time and Repeat Buyers Are Often Eligible
According to Down Payment Resource, there are thousands of programs available for homebuyers – and 75% of these are down payment assistance programs.
And it’s not just first-time homebuyers that are eligible. That means no matter where you are in your homebuying journey, there could be an option available for you. As Down Payment Resource notes:
“You don’t have to be a first-time buyer. Over 39% of all [homeownership] programs are for repeat homebuyers who have owned a home in the last 3 years.”
The best place to start as you search for more information is with a trusted real estate professional. They’ll be able to share more information about what may be available, including additional programs for specific professions or communities.
Additional Down Payment Resources That Can Help
Here are a few down payment assistance programs that are helping many of today’s buyers achieve the dream of homeownership:
- Teacher Next Door is designed to help teachers, first responders, health providers, government employees, active-duty military personnel, and veterans reach their down payment goals.
- Fannie Mae provides down-payment assistance to eligible first-time homebuyers living in majority-Latino communities.
- Freddie Mac also has options designed specifically for homebuyers with modest credit scores and limited funds for a down payment.
- The 3By30 program lays out actionable strategies to add 3 million new Black homeowners by 2030. These programs offer valuable resources for potential buyers, making it easier for them to secure down payments and realize their dream of homeownership.
- For Native Americans, Down Payment Resource highlights 42 U.S. homebuyer assistance programs across 14 states that ease the path to homeownership by providing support with down payments and other associated costs.
Even if you don’t qualify for these types of programs, there are many other federal, state, and local options available to look into. And a real estate professional can help you find the ones that meet your needs as you explore what’s available.
Bottom Line
Achieving the dream of having a home may be more within reach than you think, especially when you know where to find the right support. To learn more about your options, let’s connect.
Why Warren Buffett and Charlie Munger Opted For Modest Homes
Why Warren Buffett and Charlie Munger Opted For Modest Homes, and What It Means for Today’s First-Time Buyers
Years ago, people expected to buy a “starter home” and live in it for a while, build up some equity, and then sell it and move up to a bigger house a time or two until they reached their final forever home.
But two things have made it difficult for first-time buyers to take that approach:
- Even so-called starter homes have price tags that seem more fit for a mansion.
- Many buyers want to skip buying a “starter home” and feel they should be able to afford a mansion. A smaller house, a fixer-upper, or one not that isn’t in a person’s dream neighborhood is often seen as not enough.
In other words, first-time buyers often feel they have to spend more money than they should for a house that isn’t even close to as nice as they aspire to live in. Champagne taste on a beer budget, as the saying goes.
This can cause a potential buyer to decide not to buy until prices come down, or until they somehow save up enough to afford a home they actually want. Unfortunately, waiting for prices to fall may not happen, or at least enough to make a huge dent in how much house they can afford. And saving up enough money faster than home prices rise is also difficult to achieve… unless you’re making money like Warren Buffett does.
A More Expensive Home Won’t Make You Happier
Warren Buffett still lives in the same home he bought for $31,500 in Omaha, Nebraska back in 1958 — a fun fact you’ve probably heard many times. Granted, according to Yahoo, it’s now worth approximately $1,439,000 million. But the point is, he could certainly afford an even bigger, fancier home than that! (And he considers it one of his best investments, which says a lot since he’s considered one of the best investors in the world.)
But you might not have heard that his recently deceased business partner, Charlie Munger, also lived in a relatively modest home he’d owned for the past 70 years. In fact, CNBC recently reported that he claimed both he and Buffett made a conscious choice to not buy fancy houses. Their reasoning? Because they observed that buying more expensive homes made their rich friends less happy, rather than more happy.
Those are thoughts worth pondering for anyone who’s been considering buying a home, but has been putting it off because home prices are too high, or until they can afford something bigger and better than their budget currently allows.
Don’t Be Fooled by Appearances
It’s human nature for people to want more than they can afford. That’s not a new thing. But it’s probably gotten more difficult to be content with what you can buy today with social media posts from peers, influencers, TV shows, and movies making it seem like you should be able to live a life of luxury like so many people you see on your various screens humble-bragging about the way they live.
Seeing this constantly makes it easy to start wishing you earned more, could sell a body part you could live without, or just go deep into debt and hope you can somehow make the monthly payments.
What’s not typically depicted is whether those people are truly happy with what they have. They probably appear to be happy, but maintaining that lifestyle and image may be wreaking havoc on their happiness and contentment.
However, whether they’re happy or not isn’t even the point…
Buy What You Can Afford… and Be Happy
If you’re struggling with how high home prices are right now, you’re not alone. But first-time buyers almost always feel that prices are at all-time highs at whatever point in history they’re in. That’s for good reason: home prices historically go up over time. Do they take a dip at times? Of course. But decades from now, whatever price you paid for your home now will seem ridiculously low, so don’t worry about prices being “too high” right now.
And if you’re struggling with how nice of a home your dollar can buy, just remember that two billionaires who could afford much fancier houses than they owned opted to live in modest homes because they saw wealthy friends become less happy after buying fancy homes.
So instead of waiting for prices to fall, or to save up enough money to buy a better house than you can currently afford, find the best house your dollar can get you, buy it, and focus on the happiness (and eventual wealth) your first home can provide you for years to come.
The Takeaway:
It’s easy for first-time home buyers to fall into the trap of wanting a fancier home than they can afford, which can lead to them hoping and waiting for prices to fall, or to save up enough money to buy a better house.
But according to the observations of billionaire investor Charlie Munger, buying a nicer, more expensive house does not guarantee that you’ll be happier. In fact, he witnessed it make his wealthy friends less happy.
Buy what you can afford now, and decades from now you’ll likely see today’s prices as a bargain compared to what they are in the future.
The Perfect Home Could Be the One You Perfect After Buying
The Perfect Home Could Be the One You Perfect After Buying
There’s no denying mortgage rates and home prices are higher now than they were last year and that’s impacting what you can afford. At the same time, there are still fewer homes available for sale than the norm. These are two of the biggest hurdles buyers are facing today. But there are ways to overcome these things and still make your dream of homeownership a reality.
As you set out to make a purchase this season, you’ll want to be strategic. This includes taking a close look at your wish list and considering what features you really need in your next home versus which ones are nice-to-have. This will help you avoid overextending your budget or limiting your pool of options too much because you’re searching for that perfect home.
Danielle Hale, Chief Economist at Realtor.com, explains:
“The key to making a good decision in this challenging housing market is to be laser focused on what you need now and in the years ahead, . . . Another key point is to avoid stretching your budget, as tempting as it may be . . .”
To help identify what you truly need, make a list of all the features you’ll want to see. From there, work to break those features into categories. Here’s a great way to organize your list:
- Must-Haves – If a house doesn’t have these features, it won’t work for you and your lifestyle (examples: distance from work or loved ones, number of bedrooms/bathrooms, etc.).
- Nice-To-Haves – These are features you’d love to have but can live without. Nice-to-haves aren’t dealbreakers, but if you find a home that hits all the must-haves and some of these, it’s a contender (examples: a second home office, a garage, etc.).
- Dream State – This is where you can really think big. Again, these aren’t features you’ll need, but if you find a home in your budget that has all the must-haves, most of the nice-to-haves, and any of these, it’s a clear winner (examples: a pool, multiple walk-in closets, etc.).
If you’re only willing to tour homes that have all of your dream features, you may be cutting down your options too much and making it harder on yourself (and your budget) than necessary.
While you’d love to have granite countertops or a pool in the backyard, those are both things you could potentially add after you move. Instead, it may be best to focus on finding the things that you can’t change (like location or a certain number of rooms). Then, you can upgrade or add some of the other features or finishes you want later on.
Sometimes the perfect home is the one you perfect after buying it.
Once you’ve categorized your list in a way that works for you, discuss your top priorities with your real estate agent. They’ll be able to help you refine the list further, coach you through the best way to stick to it, and find a home in your area that meets your top needs.
Bottom Line
With the current affordability challenges and limited housing supply, you’ll want to be strategic so you can find a home that meets your needs while staying within your budget. Let’s connect to make that possible.
Why You Should Use a Real Estate Agent When You Buy a Home
Why You Should Use a Real Estate Agent When You Buy a Home
If you’ve recently decided you’re ready to become a homeowner, chances are you’re trying to figure out what to do first. It can feel a bit overwhelming to know where to start, but the good news is you don’t have to navigate all of that alone.
When it comes to buying a home, there are a lot of moving pieces. And that’s especially true in today’s housing market. The number of homes for sale is still low, and home prices and mortgage rates are still high. That combination can be tricky if you don’t have reliable expertise and a trusted advisor on your side. That’s why the best place to start is connecting with a local real estate agent.
Agents Are the #1 Most Useful Source in the Buying Process
The latest annual report from the National Association of Realtors (NAR) finds recent homebuyers agree the #1 most useful source of information they had in the home buying process was a real estate agent. Let’s break down why.
How an Agent Helps When You Buy a Home
When you think about a real estate agent, you may think of someone taking you on home showings and putting together the paperwork, but a great agent does so much more than that. It’s not just being the facilitator for your purchase, it’s being your guide through every step.
The visual below shows some examples from that same NAR release of the many ways an agent adds value. It includes the percentage of homebuyers in that report who highlighted each of these benefits:
Here’s a bit more context on how the survey results noted an agent continually helps buyers in these situations:
- Helped Buyer’s Understand the Process: Do you know the difference between an inspection and an appraisal, what each report tells you, and why they’re both important? Or that there are things you shouldn’t do after applying for a mortgage, like buying appliances or furniture? An agent knows all of these best practices and will share them with you along the way, so you don’t miss any key steps by the time you get to the closing table.
- Pointed Out Unnoticed Features or Faults with the Home: An agent also has a lot of experience evaluating homes. They’ve truly seen it all. They’ll be able to pinpoint some things you may not have noticed about the home that could help inform your decision or at least what repairs you ask for.
- Provided a Better List of Service Providers: In a real estate transaction, there are a lot of people involved. An agent has experience working with various professionals in your area, like home inspectors, and can help connect you with the pros you need for a successful experience.
- Negotiated Better Contract Terms and Price: Did something pop up in the home inspection or with the appraisal? An agent will help you re-negotiate as needed to get the best terms and price possible for you, so you feel confident with your big purchase.
- Improved Buyer’s Knowledge of the Search Area: Moving to a new town and you’re not familiar with the area, or you’re staying nearby, but don’t know which neighborhoods are most affordable? Either way, an agent knows the local area like the back of their hand and can help you find the perfect location for your needs.
- Expanded Buyer’s Search Area: And if you’re not finding anything you’re interested in within your initial search radius, an agent will know other neighborhoods nearby you should consider based on what you like, what amenities you want, and more.
Bottom Line
If you’re looking to buy a home, don’t forget about the many ways an agent is essential to that process. Any hurdle that pops up, a negotiation that needs to take place, and more, your agent will know how to handle it while they make sure to minimize your stress along the way. Let’s connect to tackle this together.
How To Turn Homeownership into a Side Hustle
How To Turn Homeownership into a Side Hustle
Does the rising cost of just about everything these days make your dream of owning your own home feel less within reach? According to Bankrate, many people are seeking additional income through side hustles, possibly to cope with those increasing expenses and save for a home. This trend is particularly popular with younger individuals who may be dealing with student loan debt (see graph below):
Here are two strategies that can not only make homeownership more affordable in the short term, but turn it into a lucrative side hustle that can pay off down the road.
Transforming the Challenge of a Fixer-Upper into an Opportunity
One thing you could do to help you break into homeownership is consider purchasing a fixer-upper. That’s a home that may be a bit less appealing and as a result has lingered on the market longer than normal. According to a recent article from U.S. News:
“The current state of the housing market may have you expanding your options to try to find a home that you can afford. A fixer-upper that needs some updating and a little love can feel like a welcome alternative to move-in ready houses that go off the market before you can even take a tour.”
By opting for a home that requires some work, you may see two big benefits. For starters, you may find it’s easier to find a home because you’re not looking for that perfect option. Plus, it may also help you enter the housing market at a lower price point. This strategy provides a more affordable way to become a homeowner while also offering the potential for future profits.
Yes, the home may need a little elbow grease, but investing time and effort into gradually enhancing your house not only makes it a home but also increases its future market value. So, while you enjoy the satisfaction of turning a house into a home, you’re also building equity that can be unlocked when it’s time to sell.
Renting Out a Portion of Your Home To Make It More Affordable
Another savvy strategy is to purchase a home with the upfront intention of renting out a portion of it. According to a recent press release from Zillow, renting out a part of their home is already very important for most young homebuyers (see graph below):
This approach serves a strong purpose. As Manny Garcia, Senior Population Scientist at Zillow, says:
“For those first-time buyers navigating the ‘side hustle culture,’ where a regular 9-to-5 might not quite cut it for homeownership dreams, rental income can step in to help . . .”
Basically, it can help you afford your monthly mortgage payments. So if you’re open to it, renting out a portion of your home not only helps with affordability, but it also positions you as an investor and turns your home into a source of income.
Bottom Line
In the face of today’s affordability challenges, both of these strategies offer more attainable paths to homeownership, especially for younger buyers. If you want to discuss these options and see how they might play out for you in our local market, let’s connect.
3 Reasons To Sell Your House Before the New Year
3 Reasons To Sell Your House Before the New Year [INFOGRAPHIC]
Some Highlights
- Here are a few reasons you may not want to hold off until the new year to sell your house.
- Buyers looking right now are highly motivated, the supply of homes for sale is still low, and you may find buyers are more flexible with showings this time of year.
- Let’s connect to determine if selling your house now is the right move for you.
Why the Economy Won’t Tank the Housing Market
Why the Economy Won’t Tank the Housing Market
If you’re worried about a coming recession, you’re not alone. Over the past couple of years, there’s been a lot of recession talk. And many people worry, if we do have one, it would cause the unemployment rate to skyrocket. Some even fear that a spike in unemployment would lead to a rash of foreclosures similar to what happened 15 years ago.
However, the latest Economic Forecasting Survey from the Wall Street Journal (WSJ) reveals that, for the first time in over a year, less than half (48%) of economists believe a recession will actually occur within the next year:
“Economists are turning optimistic on the U.S. economy . . . economists lowered the probability of a recession within the next year, from 54% on average in July to a more optimistic 48%. That is the first time they have put the probability below 50% since the middle of last year.”
If over half of the experts no longer expect a recession within the next year, you might naturally think those same experts also don’t expect the unemployment rate to jump way up – and you’d be right. The graph below uses data from that same WSJ survey to show exactly what the economists project for the unemployment rate over the next three years (see graph below):
If those expert projections are correct, more people will lose their jobs in the upcoming year. And job losses of any kind are devastating for those people and their loved ones.
However, the question here is: will there be enough job losses to cause a wave of foreclosures that will crash the housing market? Based on historical context from Macrotrends and the Bureau of Labor Statistics (BLS), the answer is no. That’s because the unemployment rate is currently near all-time lows (see graph below):
As the orange bar in the graph shows, the average unemployment rate dating back to 1948 is 5.7%. The red bar shows, the last time the housing market crashed, in the immediate aftermath of the 2008 financial crisis, the average unemployment rate was up to 8.3%. Both of those bars are much higher than the unemployment rate today (shown in the blue bar).
Moving forward, projections show the unemployment rate is likely to stay beneath the 75-year average. And that means we won’t see a wave of foreclosures that would severely impact the housing market.
Bottom Line
Most economists no longer expect a recession to occur in the next 12 months. That’s why they also don’t expect a dramatic rise in the unemployment rate that would lead to a rash of foreclosures and another housing market crash. If you have questions about unemployment and its impact on the housing market, let’s connect.
