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Established in 2008, RE/ MAX Regency has grown into one of the most successful RE/MAX offices in Australia, consistently placing in the top 2 RE/MAX agencies for Australia & New Zealand. Over the last two years we have been awarded #1 RE/MAX in Australia and New Zealand, as well as 2014 Global Broker owner of the year out of 6500 offices worldwide. These results have come from the dedicated efforts of our dynamic team who live the "customer is king" philosophy and are not willing to compromise on their integrity or professional service.
RE/MAX Regency has two agency Principals that each focus on separate facets of the business. Justin Miller has a passion for both sales and property management striving to provide the best service possible to RE/MAX Regency Clients and customers and regularly set benchmark levels of service and performance for RE/MAX Regency as an agency.
As one of the youngest agency owners on the Gold Coast, Justin is continuously striving to raise those benchmarks in order to provide an ever improving customer experience helping to cement strong relationships with everyone RE/MAX Regency does business with. In order to make this vision achievable he has surrounded himself with a team of likeminded sales associates, property managers and administrative staff who collectively know that the only way to create success is to understand that they are in the business of helping people. At RE/MAX Regency, we believe that the more we communicate and engage with you, our client, the clearer things become and the easier it is to determine what we should be doing to serve you better.
Backed by RE/MAX International, the largest Real Estate Network in the world, the professional team at RE/MAX Regency is able to offer you access to industry leading tools and strategies. Our state of the art Property Management systems & tools allow our team to provide landlords peace of mind giving them more time and less hassle. All these tools allow us to provide our clients and customers an honest, transparent, committed and professional service that will help them to achieve their real estate goals.
Leaders in Technology
We have systems and software that manage nearly every aspect of our business. Due to our progressive nature, our office is often called upon to trial new software, upgrades and improvements giving us the leading edge when it comes to technology in our industry. Our maintenance management software manages all maintenance via cloud based services allowing Tenants to log maintenance, owners to approve items, and tradesman to invoice and quote via any PC or mobile device.
We are also innovating the entry condition and routine inspection reporting process by using "Matterport" 3D technology to virtually map our properties. This allows Tenants, Owners and Property Managers to conduct a virtual walk-through of the property to verify the condition. It also allows interstate and overseas Landlords to see their properties virtually, something no amount of photos can achieve. We are the first agency in Australia to be using this technology for Property Management.
Professional Marketing
We are one of only a few offices on the Gold Coast that offers our clients "premiere listings" for all advertisements on realestate.com.au. Given that 95% of all tenant enquiry now comes from online marketing, "premiering" your property means that your property is given priority placement. Prospective tenants looking to relocate from interstate or overseas may not necessarily be familiar with the different Gold Coast suburbs, therefore to have a priority placement on a "Gold Coast" search means your property is likely to viewed by more people reducing vacancy rates and increasing rents.
As a standard we advertise all properties using professional photographs. This makes the property more desirable and helps generate more enquiry, increasing the number of people attending inspections. With the introduction of 3D imaging, we now also offer virtual tours of all properties. Over the past three years we have realised a need to be able to let interstate or overseas tenants view the property regardless of their physical location.
Prospective Tenant Database – Over 70,000 Registered tenants
We have 38,000 prospective tenants registered on our database. This gives us the ability to source quality tenants who want to rent our properties, sometimes without even the need to advertise. This is one of the reasons our vacancy rate remains incredibly low - consistently at less than 1% when the current industry average is 1.5%
Keeping your property tenanted
10 – 12 weeks prior to a Tenancy Expiring, we'll review your rent and complete a Comparative Rental Analysis (CRA). This is an x-ray of the rental market. We will work with you to increase the rent, without losing a quality Tenant. If the tenant decides to move one, we will have enough time to source another quality tenant prior to the current tenant vacating, reducing vacancy and ensuring a higher return on your investment.
The average stay of our tenants is 22 months, well above the industry average of just 14. The longer your tenant stays the less vacancy you will have equating to more money in your back pocket.
Knowledgeable and Experienced Team
Our team is committed to Training hard and Developing our skills as Property Managers - Every week we have a team meeting which is split into two sections: The first is used as an opportunity to increase our knowledge whereby we invite property experts (such as tradespeople, depreciators and finance specialists) into our office to share their expertise. This is invaluable in increasing our team's knowledge of property in general, particularly regarding what to look for when completing inspections. The second half of the meeting is an open forum for ideas to be discussed prior to implementation. This gives our clients peace-of-mind that they are working with dedicated and knowledgeable professionals who know what it's like to own property.
Two Property Managers Allocated to Each Property
The two property managers in each pod adopt an "in office" and "out of office" task based role with both of them liaising with the owners and tenants as a team. At all times our customers will always have someone in the office who can assist them with their enquiries and both property managers are accountable to each other, as well as the systems that drive the department.
Support & Management
One of the biggest factors lacking in many property management businesses is support and efficient team management. With a dedicated Principal in charge of Property Management and a Team Leader, our staff have the confidence and direction to efficiently manage your property. We have even engaged the very best, industry leading, experts to ensure that RE/MAX Regency has the most effective systems and structure resulting in only very best service being provided.
Greater Return on Investment
We understand that fees are a big and important issue for our clients. Instead of reducing our fees to complete with other "fee-discounters" we prefer to provide better service and value for money. Paying the cheapest fees will not necessarily put more money in your back pocket. There are several ways to maximise your income, such as achieving the highest possible rent for properties through quality marketing, ensuring the property enjoys minimal vacancy and ensuring a quality tenant is selected (one who will consistently pay the rent at all times). We know all too well that there are discounters active in the market. One of our strongest sources of new clientele are landlords who are disgruntled with 'the discounters'. These agents always sound good at the time but often over-promise then under deliver. Even though our fee is higher than some, we believe we offer the most value for money as we ensure you receive more for the fees you pay with the added bonus of making sure the property is well maintained to maximise its capital value.
The Gold Coast is a city coming of age. It is a place of opportunity that, over the next decade, will transform into a globally-recognised city while retaining its enviable lifestyle and stunning natural environment.
As host city for the Commonwealth Games 2018, the Gold Coast has embraced transformative civic projects like never before, with more than $13.5 billion in major projects planned or underway that will change the face of our city.
Realise the advantages that our great city offers businesses, Iandlords or developers looking to invest:
• $13.5 billion is being invested in major projects
• as a world-class tourism destination, the Gold Coast welcomes an additional 12 million people each year
• as Australia's sixth largest city, the Gold Coast still remains one of the most bio-diverse with an enviable lifestyle and natural environment
• the city is commercially competitive and offers affordability relative to Australia's capital cities
• the Gold Coast is strategically located on the edge of the Asia-Pacific rim, with access to two international airports
• we're building a reputation for cutting-edge research and innovation
• the city prides itself on being business friendly and offers an Investment Attraction Program
• our economy has grown from a platform on tourism and construction and is diversifying into a knowledge based economy
• our three world-class education institutions mean we offer the greatest educational choice of any city of our size.
Justin Miller (Principal)
Justin Miller, Owner and Property Management Director, heads up the property management division at RE/MAX Regency. In 2013, he became one of the first to graduate from Bond University with a Masters of Real Estate, adding to his two other Masters degrees in Construction Practice and Building Surveying. With a professional background in property development, commercial construction & property management, Justin has gained invaluable experience across multiple Real Estate facets, such as Property Finance, Land Acquisition, Construction and Property Management.
Justin defines his charter as property management growth and to seal an unquestionable reputation in residential property management. His team's point of difference is service though strong relationships with landlords and tenants, established as a result of communication and education. Justin and his team are pioneering the evolution of the property management process with the introduction of technologies and processes, unique to the RE/MAX Regency office.
Cushla Symons (Department Manager)
As a Licensed Real Estate agent and Accredited Trainer, Cushla has achieved many levels of excellence throughout her 20+ years' property management career (1994 - current). Having spent much of her career at the coalface of property management, in 2006 she became a National Property Management Consultant and Trainer assisting and working with other property managers in the industry to achieve excellence. She has written articles for, and edited, The Property Management Journal, as well as spoken at National Property Management Conference events.
Despite the success achieved through this endeavour, Cushla realised that her passion was in working within Property Management Industry, and more specifically, assisting property investors in achieving their investment goals
Meghan Scicluna (Business Development Manager)
With over 10 years' experience in all aspects of property management on the Gold Coast, it was a natural progression for Meg to join our Business Development team in enhancing new business opportunities and strategies for RE/MAX Regency. Meg guides investors, through her expert knowledge of legislation and local market trends, giving them the best opportunity of achieving their investment goals. She will invariably provide the right information to rent your home at the highest rent within the shortest period of time, maximising income and providing a solid platform for capital growth.
Jackie Hardstaff & Jonathan Schneider (Property Management Team)
Jackie is the most experienced of our team of property managers and as such, has taken on the role of Team Leader, overseeing the day-to-day management of all properties.
Jackie's and Jonathan's approach to Property Management is detailed, conscientious and very systems orientated with a high importance placed on efficiency and customer service. Jackie, having spent the last eight years working with her current portfolio of investors, takes pride in her consistency and ability to understand each property and landlord she works with. Recently joined by Jonathan, whose enthusiasm and desire for knowledge has lead him to surpass even the most experienced in the industry, together, they constantly receive an array of testimonials from very happy clients.
Jackie and Jonathan believe that communication is the key to being a great property manager - "We believe our clients have the right to know what is happening with the management of their property at all times. We ensure that they are always kept up to date and their instructions are followed whilst providing them the knowledge of the relevant acts to help them make informed decisions." This has helped them to form fantastic relationships with long lasting clients, built on knowledge, trust and respect.
Jackie and Jono look forward to taking the best possible care of your investment.
Melissa Armstrong & Gemma Corcoran (Property Management Team)
As a Licensed Real Estate and experienced property manager, Melissa has literally done it all when it comes to real estate. Despite the success achieved through Sales and administration, Melissa realised that her passion was in working within Property Management Industry, and more specifically, assisting property investors in achieving their investment goals.
Melissa has attracted a loyal client base who appreciate her integrity and conscientious approach. She is also extremely well regarded by the tenants she works along-side with, taking pride in the ethical and reasonable manner in which she treats people. Whilst many may shy away from the mediation role between property owners and tenants, Melissa welcomes the opportunity to find a better solution for both parties.
Gemma is a great communicator, and her convivial personality makes her a natural property manager. With her professional manner, attention to detail, and ability to confront the daily obstacles inherent in the role, Gemma has built a reputation as a capable and respected asset manager. Clients dealing with Gemma can be assured of her best attention to their needs. She believes that acquiring an investment property is one of the biggest investments a client will make and she sees it as her responsibility to look after their property as if it were her own.
Gemma and Melissa's experience and diligence in working together, to make sure your property is well maintained by tenants, make them invaluable to the Remax Regency team.
Ben Tranter (Leasing)
Being the Leasing Consultant of one of the most successful real estate businesses in Australia, requires an extraordinary capacity for excellent customer service. Ben is dedicated, conscientious, and takes pride in achieving and maintaining one of the lowest vacancy rates in the local area. Ben also takes his role of maximizing inspections seriously, in order to find the best tenants for each and every property that he rents.
Sammie Richards (Administrator)
Sammie's attention to detail, outstanding customer service skills and efficiency, make her ideally suited to her role as Administrator to our Property Management Department. With over 7 years' experience, covering all aspects of property management; Sammie understands what is required to create a successful property management environment.
Sammie ensures all the paperwork and administrative tasks are completed effectively and efficiently, whilst overseeing the financial side of the Property Management Business, ensuring tenants continue to pay their rent in advance and landlords receive their money on time. She makes it her mission to ensure that our customers and clients receive the best possible service and highest level of communication. The successful management of all administrative tasks give our property management team the confidence and support to manage your property effectively.
Shannon Kloppers (Routine Inspections Officer)
Shannon's energy, positive attitude and eye for detail make him the ideal representative for our property managers at Routine Inspections. Making sure all properties under our care are inspected at least once every 4 months, Shannon is the eyes and ears of our Property Management team. After every routine inspection, Shannon provides a detailed inspection report, photographs and maintenance assessment to our property managers for review. The property managers will then update our clients on the condition and any necessary action as a result of the inspection.
In order to minimise any vacancy period we suggest commencing the marketing campaign (to secure another suitable tenant) at least 30 days prior to the tenants vacate date.
At RE/MAX Regency, we believe that how you present your property to the market has a huge effect on, not only the rent you achieve but also, the quality of the applicants we receive. Smart, professional and effective marketing often means securing a suitable tenant well before the current tenants have vacated, giving you peace-of-mind that your income is protected.
In order to present your property to the market in the best way possible, professional photographs will be required. Gone are the days where taking a quick snap with the office camera or iphone is acceptible, particularly as technology improves and competition becomes fierce.
Along with the professional photography, we have taken the option of only marketing the properties as "Premiere" listings on realestate.com.au –
The goal of any investment property owner is to maximise the net income whilst simultaneously minimising the risks associated with legislative landlord responsibilities. At RE/MAX Regency, we understand that your investment property is a precious asset and by helping you maximise the income and minimise risk, we help ourselves. Ultimately, your success is our success.
At RE/MAX Regency, we achieve a top income for our landlords by maximising the property's occupancy; this is crucial. The bottom line is, that if the property is vacant, you don't get an income, and neither do we. Our goal is to reduce or eliminate these periods of vacancy by having a successful "T.O.P" Action Plan. The "T.O.P." Action Plan involves having market specific strategies.
Assessing the Market
The rental market on the Gold Coast, to a certain degree, has predictable highs and low's based on prospective tenant demand. The trend has continued in this same way for at least the last 20 years. The only thing we don't know for sure is how high or low these markets will go. Based on this predictable trend we can maximise income by engineering a tenancy agreement (where practical) that will expire at these peak times and carry a fixed term agreement through the lows. In this way, if the property is offered to the market we can maximise the rent in a high demand market and protect your income in markets that generally carry little demand.
Outside of these peaks and troughs, we must also assess what similar properties are being offered to the market. This can be classed as assessing the "Opportunity" available to maximise the rent in the rental market. For example, a property that is unique or has little competition in the features it offers may have greater opportunity to rent for a higher figure or more quickly. Properties being marketed alongside numerous others in feature and options, may have less in the way of "Opportunity" as there is more for a prospective tenant to choose from. This could result in a lower rent or longer vacancy period.
When assessing a rental figure, both Timing and Opportunity are crucial factors in maximising the rent you can achieve in any rental market.
"Attractive Properties Attract Tenants" often doing small cosmetic enhancements can result in higher rentals and lower vacancy periods. Ensuring the property is clean, inside and out, and gardens manicured, will assist in locating a prospective tenant quickly and at maximum rent. Our professional photographs help us reflect your property in the best possible way to prospective tenants.
By marketing your property as a "Premier Listing" on Realestate.com.au, RE/MAX Regency is ensuring your property is viewed first by prospective tenants.
In assessing the price for your property all of the above needs to be taken into consideration. If timing, opportunity, presentation and promotion is all right but the price is wrong the property will stay on the marketing costing the investor precious time and money. A property rented at $500.00 per week only needs to be vacant for 2 weeks to cost the owner $40 per week over a 6 month tenancy. Where as if the property was listed at $480.00 per week and rented at this price, the owner would be ahead by at least $20.00 per week.
It is important to understand that 90% of tenant enquiry is now generated through online marketing.
To ensure that your property can attain the highest rent, whilst not compromising on the standard of tenant selected, it is important to be seen by the widest audience possible. Recent advancements and restructuring of online marketing has meant that simply "putting your property on the internet" may not necessarily mean your property will be seen by prospective tenants.
Realestate.com.au (the leaders in online marketing in Queensland) have structured their advertising to different levels in order, to give preference to higher quality advertisements and marketing campaigns. There are 4 levels of advertisement each giving the client differing exposure. The top level of marketing is called a "Premiere" advertisement. These advertisements are given the prime position appearing at the top of each search, prior to any other levels of marketing. There are then two more levels of marketing (Feature & Highlight) before any of the standard listings are seen. With over 2000 properties (on average) being listed each month, a propertly listed as standard may not deliver any results. This will lead to high vacancy periods or poor quality tenants (who work their way through listings until they find an agent who is desperate enough to accept them).
Whilst Realestate.com.au can provide the avenue and the very top positioning on their site, this must be backed by quality presentation. There is no point in securing a position that will ensure every available tenant is seeing the property, if it is not being presented in the best way possible. With advancements in photographic technology, we understand that iphone camera's and do-it-yourself "SLR's" provide images that can be acceptable to the naked eye, however, when presenting your property to the market, these types of photo's are not nearly as effective in promoting the properties best features. Prospective tenants will be assessing your properties value versus the rental price simply through the photographs provided. Most properties, advertised using amateur photo's, usually result in a reduced price simply because prospective tenants cannot see the value, compared to professionally presented properties.
The answer to this question has morphed significantly over the last few years, as property management businesses have adopted differing views on how properties and tenancies are managed. Many agencies will have ever-changing structures, allowing their property managers to manage differing numbers of properties. For example, one property manager may be able to manage 200 properties if they are supported with administrative team members, however there is little chance that one person could manage this number alone.
The core reality is... there are a number of tasks that MUST be done in order for your property to be managed efficiently and effectively. These tasks take up a certain number or minutes or hours in the day depending upon the task to be completed. The equation is reasonably simple in theory... the higher the number of properties per person, the less time that person will have to complete the tasks required.
In saying this, any property manager managing more than 100 properties would be placed under a large amount of pressure. This can lead to a high turnover of staff and ultimately inefficient and inconsistent service.
A high turnover in staff can generally mean that the staffing structure, remuneration and support available may be lacking, resulting in a less than desirable working environment. This is relatively common within the property management industry, however, from a landlords perspective, the results can be catastrophic. If the property manager is under pressure, and does not have the support required to effectively manage multiple properties, many critical tasks may be missed causing high rental arrears and the property often falling into a state of disrepair through lack of regular inspections and maintenance. Aside from this, when a new property manager is engaged, they often fall short of expectation, as the history of the property is unknown and often not documented, causing inconsistency in the service provided.
Probably one of the most important questions you should ask! It is well legislated that an entry condition report be completed prior to a tenant moving in, however, often these entry reports fall short of providing an accurate representation of the true condition of the property. What supporting evidence will the agency provide as part of the entry report process? For example, will photographs or a 3D scan of the property be taken, giving greater insight into the properties true condition. At the end of the tenancy, what protection will you have against the tenant damaging the property, and being allowed to walk away without consequence. We are seeing additional numbers cases heading to tribunal hearings, as tenants become more and more savvy with what they can get away with through lack of supporting evidence.
Most agencies and property managers will say that inspections are completed every 3 or 4 months, however, in reality, how do you know this to be true? If the inspections are being undertaken, is the property manager sticking their head in the door, having a quick look and then ticking the boxes that everything is fine? The truth is, this happens more often than not, unless the team are held accountable by the systems and processes of the business. A routine inspection should be detailed, commenting on each room (accompanied by at least a photograph), and a full report provided both verbally and in writing. The report should outline whether the tenant is keeping the property in clean condition, commenting on any maintenance or reporting on capital improvements that may increase the property's value. You should also be given the opportunity to attend every routine inspection given that, in Queensland, there are strict legislative guidlines as to how often you may inspect the property.
This statistic is often a great indication of how an agency generally manages property. High arrears rates are the result of poor tenant selection, poor tenant education and they ultimately lead to long delays in monies being paid to landlords. Often if processes are poor, the liklihood of recovering the funds from a tenant heavily in arrears are very, very low, as landlord insurance providers will refuse to pay a claim where an agent has failed to mitigate a loss.
High vacancy rates are usually indicative of poor marketing strategies and poor renewal and rental assessment processes. The average vacancy rate is published by realestate.com.au as well as the REIQ (Real Estate Institue of Queensland); a well managed agency should at least meet, if not be significantly lower than, the industry average. High vacancy rates can lead to long periods without income.
Most agents will send you a monthly statement, similar to an account you may hold with a bank. However unlike most banks, many agents do not have the facility for you to view your accounts and information online. Being able to access your information when you need to, without having to wait for a call back from a property manager, will allow you to effectively manage your finances, in your own time. This transparency also gives you the ability to make sure your property is being well managed.
When asked this question, most agents will answer by stating what they will do, day-to-day, in the management of your property (which is usually necessary, regardless). The higher operating agents who understand value (versus what you pay), should be able to discuss the extra services you receive that are not part of the management process. Extra's, such as complimentary finance broking, legal advice, sales and investment strategies, are not connected with the daily processes of managing the property, but necessary if an agent is to provide a comprehensive management service.... a service that gives you more for the money you pay... providing better value and creating a greater return for your investment.
Most of the time, your tenancy will continue with little or minimal interruption or issue. Your tenants will move into the property, pay rent on or before the due date and keep the property in good condition. There are, however, times when things don't always go to plan. Below are a few of the situations we have encountered, and information to keep on hand, should they occur whilst your property is tenanted.
This can occur when one tenant wishes to leave the property but there is still at least one tenant from the tenancy agreement that wishes to continue the tenancy.
There are a few things to consider in this situation:
What we will do:
Most of the time, these scenarios do not present any issues once the relevant paperwork has been finalised, however occasionally there are issues with either the remaining tenants affordability or the ingoing tenants viability. This can mean that the only option the tenants have, if one or more of them wish to go, is to break their lease.
On signing a fixed term tenancy agreement, both the landlord and tenant are legally bound to the responsibilities as outlined in the agreement and as specified by the Residential Tenancies and Rooming Accommodations Act 2008.
However, from time to time, people's circumstances can change causing them to be put into situation where they have no other alternative but to break the tenancy agreement.(Examples of this could be a break down in relationship, or relocation of employment etc. etc.).
If this occurs, the tenants are responsible to uphold all aspects of the agreement until another suitable replacement tenant is located. They are also responsible for any reasonable costs associated with this process. (Examples of reasonable costs would be the advertising and agents letting commission).
A landlord cannot unreasonably refuse this request as long as the tenants are prepared to meet their obligations (as stated above). All parties to the tenancy agreement have a responsibility to mitigate any losses to either party. For example, the landlord and agent have a responsibility to exhaust all avenues to locate a suitable replacement tenant (if costs have been met) and the tenant has a responsibility to ensure the landlord does not incur any unreasonable costs as a result of breaking the agreement.
What we will do:
In extreme cases, a tenant or landlord can apply to have the tenancy ended under "Excessive Hardship"
The legislation does not define what is "excessive hardship". This is dependent on individual circumstances and must be ruled on by an Adjudicator at the Queensland Civil and Administrative Tribunal (QCAT or the tribunal).
Some examples of excessive hardship may include:
A property manager/owner can also apply to the tribunal to end the tenancy if they would suffer excessive hardship by allowing the tenancy to continue.
If the tribunal makes an order to end a tenancy it can also make additional orders such as an order for a tenant to pay compensation to the property manager/owner for lost rent or the costs of re-letting the property. It could also order the property manager/owner to compensate the tenant for the costs associated with moving, for example, when a fixed term agreement ends early.
In Queensland there are strict guidelines and procedures to follow should a tenant (or landlord) not meet their obligations as stipulated in either the General Tenancy Agreement or Residential Tenancies and Rooming Accomodations Act 2008.
In the event that the tenant fails to pay rent on or before the date due, the following action will occur
Extreme Cases
If, after the temination date, the tenant has failed to pay rent, and continues to remain in the property, an order will be sought through the Queensland Civil and Administrative Tribunal (QCAT) to terminate the tenancy. This will be accompanied by a Warrant for Possession which can be executed by the police in order to ensure tenants vacate the property.
Please note: It is extremely rare for this situation to occur and in most instances the action is avoided through careful tenant selection, communication and good management.
Following the death of a sole tenant, the tenancy ends when one of following happens first:
However, if:
the tenancy agreement ends 1 month after the tenant's death for both fixed and periodic agreements.
Unliveability is when the property:
This could be after a natural disaster or for other health and safety reasons.
The unliveability of a property must be considered on a case-by-case basis.
Important Notes:
Your property manager will guide you through this process step by step.
Property owners/managers must:
Property owners/managers must not remove a smoke alarm, remove the battery (other than to replace it) or do anything to reduce the effectiveness of the alarm (e.g. paint it).
Tenants must:
The tenant must not remove a smoke alarm, remove the battery (other than to replace it) or do anything to reduce the effectiveness of the alarm (e.g. paint it).
The Federal Government has introduced a mandatory standard for internal blinds, curtains and window fittings (corded internal window coverings). The main reason that the standard was introduced was due to safety of children as statistics show that;
To minimise the risk to children, all new corded blinds, curtains and window coverings must comply with a national safety standard.
All new window coverings supplied to rental properties must follow the mandatory standard, which came into effect in 2010 and is detailed on the Product Safety Australia website.
Blinds and curtain cords supplied before 2010 can be made safe by either cutting the cords or hooking them up out of harm's way.
Safety tassels, which join the ends of blind cords together and separate when pressure is applied, are available from hardware stores.Alternatively, blind cords can be wrapped securely around hooks attached high on the wall.The Office of Fair Trading recommends the bottom of any blind cord is at least 160cm above the floor level. [link to http://www.fairtrading.qld.gov.au/blind-and-curtain-cord-safety-reminder.htm]Lessors are obliged to ensure a rental property is in a good state of repair and fit for the tenant to live in.
Further information is available on the ACCC website.
We have researched the best possible options to reduce risk whilst minimising the cost to you, our client. There are numerous businesses providing professional servicing to blind cords and a number of businesses that currently provide services to inspect smoke alarms, blinds and safety switches. From researching these businesses, we have found that "1300 Smoke Alarms" is the most cost effective professional service. Not only do they seem the most cost effective, but after contacting many of their current clients, we are confident in their ability to provide the best possible service.
Queensland's pool safety laws were introduced in 2009 and apply to all pools—new and existing.
You must comply with the pool safety standard by 30 November 2015, or before if you are selling or leasing your property.
For buyers, sellers, lessors (renters) and agents
Pool safety laws apply to all pools associated with domestic buildings, including motels, hotels and backpacker hostels.
Different rules apply depending on whether you are buying, selling or renting a property with a pool. Read the Guidelines for pool owners and property agents (Link below).
You can check the pool safety register to see if a pool safety certificate has been issued for a property or to register a pool.
Lessors are allowed to pass on the full water consumption charges (including bulk water charges) to tenants provided all the minimum criteria have been met.
A breakdown of water charges is shown below.
|Charge as shown on water bill
|Can tenant be charged?
|State Bulk Water Charge
|Yes, tenant can be charged*
|Water Usage Charges
|Yes, tenant can be charged*
|Sewerage Usage Charge
(may appear on the bill as fixed or variable)
|No, tenant cannot be charged
Sewerage is not a service charge as defined by the Act and cannot be passed onto the tenant
|Fixed Access Charges
(including Water Access Charge and
Sewerage Access Charge)
|No, tenant cannot be charged
The lessor must pay all fixed charges for water supply
*if the above criteria are met
A rental premises is considered water efficient if certain water fixtures meet the standards listed in the table below.
|Water efficient devices
|Minimum water efficient standard required
|Internal cold water taps and single mixer taps (excluding bathtub taps and taps for appliances)
|A maximum flow rate of 9 litres per minute
|A maximum flow rate of 9 litres per minute
|A dual flush function not exceeding 6.5 litres on full flush and 3.5 litres on half flush and a maximum average flush volume of 4 litres (based on the average of 1 full flush and 4 half flushes)
The requirement for taps applies only to internal cold water taps that are installed over a hand basin, kitchen sink or laundry trough (including single mixer taps). The requirement does not apply to other taps in the premises such as bath tub taps, outside taps for the garden, or taps which supply washing machines or dishwashers. These taps are not required to be water efficient.
At the start of the tenancy agreement, the lessor/agent and tenant should negotiate arrangements for water charging and frequency of charges. The presence of water efficient devices should be noted on the Entry condition report (Form 1a).
Lessors/agents should be able to demonstrate the presence of water efficient devices where it may be unclear, such as by providing copies of:
For any water fixtures produced from 2005 onwards, the easiest way to check if they meet the required efficiency standard is to look for products with a WELS rating of three stars or higher. WELS is Australia's water efficiency labelling scheme which rates fixtures including taps, showerheads and toilets according to water efficiency – the more stars the better. To find out more about the scheme or search the registered product database, visit
One thing is certain in Property Management and that is..... No matter how professional the agency, no person or manager can completely guarantee that nothing will ever go wrong. Unfortunately tenants circumstances can change due to job losses or a breakdown in relationship causing people to make poor decisions. Sometimes these decisions can have financial consequences to landlords, consequences that could not ordinarily be avoided. With this in mind, Landlord Insurance has become a necessity and something that every Landlord should consider.
Before insuring your property you should consider what type of coverage you will need - Not all policies are created equally and on numerous occasions landlords have been caught short by insurance companies who have not provided the level of coverage necessary. Investigate your policy thoroughly and ensure that you have the best coverage possible. Comprehensive policies range in price from $295.00 - $350.00 per annum. We have provided links below to two Insurance Providers below who specialise in Landlord Insurance Coverage.
What do I need to be covered for?
Below is a list of items that you can use to audit your current Landlord Insurer:
|Loss of Rent due to:
|Denial of Access
|52 weeks
|Prevention of Access
|52 weeks
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Red was always a color I strayed from. Lately, I am drawn to it. It is so sexy and sultry. Lately I have also become literally obsessed with Diane von Furstenberg Wrap Dresses. The dresses are easy to throw on and very flattering. I wasn't aware of the beautiful DVF accessories. The Diane von Furstenberg Red Convertible Bag combines slouchy with stylish. The body is ponyhair and the bag is trimmed in leather. There is a hammered brass 'love knot' which is based off out the DVF H. Stern Jewelry Collection. Pockets are what make this bag spacious and roomy- there are two side pockets and a front pocket with a diagonal flap closure. Pricey yes, beautiful yes – Buy it from DVF online for $1190.
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Dainthlen falls
Location: East Khasi Hills District, Sohra
Just before reaching Sohra, a road to the right, leads one to the falls which is 5 kms away. The waterfall derives its name from a Thlen or a snake of gigantic size which dwelt in a cave. Legend has it that the people destroyed the snake in order to rid themselves of its reign of terror. Adjacent to the very spot where the Thlen was slaughtered lies the Dain-thlen Waterfalls. Natural rock carvings of the episode draw visitors to see the image of the Thlen, the symbol of greed, corruption and evil.
Nohkalikai falls
Location: East Khasi Hills District, Sohra
A hauntingly beautiful waterfall, cascading down from the top of the gorge to the mystic deep green pool below, reminding one of the tragic legend associated with it, of a grief stricken mother who plunged to her death, unable to overcome her sorrow over the murder of her daughter by her husband.
Khoh Ramhah
Location: East Khasi Hills District, Sohra
also known as Motrop, is an imposing single rock formation in the shape of a giant cone. According to folklore, this was the fossilized cone shaped basket of an evil giant. It lies in close proximity to two other very similar rocks standing like a pair of giant sentinels. During the heavy monsoons, water flows between the two rocks and the cascading waterfall presents a breathtaking sight. The place attracts a lot of visitors throughout the year and is an idyllic picnic spot.
Kynrem Falls
Location: East Khasi Hills District, Sohra
The highest waterfall in Meghalaya, it cascades down in three stages from the top of the hill and overlooks the Thangkharang Park.
Nohsngithiang Falls
Location: East Khasi Hills District, Sohra
also known as Mawsmai falls, is 1 km south of Mawsmai village and derives its name due to the fact that the waterfalls are situated in a south westerly position and get illuminated by the sun from dawn to sunset. The vibrant colours of the setting sun on the waterfalls make it beautiful to behold.
Elephant Falls
Location: East Khasi Hills District, Upper Shillong
12 kms on the outskirts of Shillong, the mountain stream descends through two successive falls set in dells of fern-covered rocks.
Spread Eagle Falls
Location: East Khasi Hills District, Shillong
Located within the Shillong Cantonment, on the outskirts of the city, lies a sparkling waterfall which looks like an eagle with wings spread. Hence the name Spread Eagle Falls. The falls is locally known as Umkaliar or the falls into which Ka Liar slipped. A soothing setting amidst the calmness of nature - a treat to the eyes.
Sweet Falls
Location: East Khasi Hills District, Shillong
Situated near Happy Valley at a distance of about eight kilometers from Shillong. It resembles a straight pencil of water emerging from a large size water pipe, as it drops vertically over a distance exceeding two hundred feet. Most suitable for a day's outing and picnic, Explore it!
Weinia Falls
Location: West Khasi Hills District
Weinia Falls on the river Kynshi and quite near to the Thum falls is another scenic cascade. It is quite deep(depth not yet ascertained) and water vapour rising up from the bottom of the falls, in sunlight, form the colours of the rainbow. Both the sides of the falls is surrounded with rocks of different shapes, sizes and colours. Massive step-like structures formed by natural agencies are also seen on one side of the falls.
Thum Falls
Location: West Khasi Hills District
on the same river Kynshi, is about 60 metres high and situated near Dilingim village offers a wonderful sight. At the base is a beautiful pool surrounded by hard rocks on three sides.
Krang Suri
Location: Jaintia Hills District
Krang Suri is one of the most beautiful waterfalls in the District. It is located in the Amlarem Civil Sub Division. To transform the place into a tourists destination the District Administration has initiated steps to construct Chisseled and graveled footpaths and view points to enable visitors to better appreciate the beauty of the waterfall and its surroundings. The footpaths are hewn from the natural multi colored stones available in the area, no cement has been used and stones have been placed symmetrically to enhance the aesthetic appeal of the area.
Tyrshi Falls
Location: Jaintia Hills District
Tyrshi Falls on the Shillong-Jowai Road (NH 44) is Jowai's answer to Shillong's Elephant Falls. This fall is located about 5 kms from Jowai. A pretty arch bridge connects across an expanse of green paddy fields, which opens up to the gushing Tyrshi falls thundering down to the Pynthor (paddy-fields) below. A winding footpath offering a breathtaking and panoramic view of the Pynthor Nein, eases your trek down to the bottom of the falls, which glides down like milk over a vertical drop.
Thlumuwi Falls
Location: Jaintia Hills District
Gravelled Footpath alongwith signages have been constructed to enable visitor to visit this historic and picturesque waterfall on the Jowai Amlarem Road.
Pelga Falls
Location: West Garo Hills District
Pelga falls located at the distance of 7 kms from Tura has become increasingly hot spot for anglers and picnickers in recent years. The tourism department developed this place by constructing a footpath and view point. A typical traditional Garo bamboo bridge constructed over Ganol river is another added attraction
Location: West Garo Hills District
A waterfall of immense visual beauty is to be found close to the Tura-Chokpot Road in West Garo Hills district. The stream, on which it is located, flows through a deep, narrow winding bed of crevice rocks till it suddenly emerges on to a broad wide opening and cascades in a thick, wide formation, over a broad chasm, creating an electrifying waterfall of unique beauty. The deep, wide pool at the bottom of the fall with its wide and expansive surroundings make it an exciting swimming pool, full of fish of varied size and colour, besides being an ideal picnic spot.
Rong'bang Falls
Location: West Garo Hills District
Locally known as Rong'bang dare, this waterfall is situated 25 miles away from Tura on the Tura Williamnagar Road, a little beyong Rombagre village. It is a tributary of the Simsang River which can be seen from this road but the real beauty and magnitude of it can be experienced when one goes down to the place at the bottom of the waterfalls.
This Sprightly fall, though perennial, is at its best during the monsoon months. It presents motorists driving from Asanangre towards Williamnagar, a romantic visual of lasting satisfaction. Although the fall is located about crow-flight kilometres away from the highway, the width and depth of the falls are enough to make it clearly visible and a sheer delight. Clustered on either side by vast evergreen hills of bamboo's which sway, leaving the viewer with memories of ecstatic joy.
Content provided and updated by Department of Tourism, Government of Meghalaya
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Office Volunteering
A volunteering campaign for Big Brothers Big Sisters of Tampa Bay, Inc.
About This Campaign
BBBS can use your help with special projects in the office. Click on Volunteer to the right to register for available shifts. See what we have at this calendar link.
Location / Venue
- Address:
- 4630 Woodland Corporate Boulevard #160
- Tampa, FL 33614
- Time:
- Oct 01, 2018 12:00 am to
- Dec 31, 2018 12:00 am
Campaign to Support Big Brothers Big Sisters of Tampa Bay, Inc
We are focused on an empowering message: together, we are defenders of potential. We ask people of all ages and backgrounds to step up and ignite all youth to achieve their full potential. Our mission is to create and support one-to-one mentoring relationships that ignite the power and promise of youth
A copy of the official registration and financial information may be obtained from the Division of Consumer Services by calling Toll-free 1-800-HELP-FLA or online at www.FloridaConsumerHelp.com. Registration does not imply endorsement, approval, or recommendation by the state. Registration #: CH 15740 Tax ID # 59-217-3085
|Volunteer Participant
|Hours Pledged
Shanise Emanuel
Shanise Emanuel


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Profiles of the Next Generation of Planners (2002)
We asked several PLANetizen readers to respond to a brief questionnaire about
themselves. This week, we are pleased to offer several of the profiles of planners
we received. Thanks to Andrew, Sue & Walter for sharing their experiences
with the rest of us.
Andrew Nicol
Title: Senior Planner
Organization: Orange
County, Florida Planning Division
City, State: Orlando, Florida
What do you do?
I am currently involved in an industrial land use study and a zoning overlay for
SR50 in west Orange County. I also handle some transportation issues for the Planning
What is your education or background?
Bachelor of Arts in Communications, Canisius College, Buffalo NY
Master of Urban Planning, State University of New York (SUNY) Buffalo, Buffalo,
What was your last job?
Job Developer for People Inc.
What was the most important project/activity you worked on in 2001?
Besides finishing my thesis and extreme home renovations? Since I was
still a "rookie" at my profession (still am) I would have to say that
the most important thing I worked on in 2001 was learning the ropes of the planning
profession. I worked on some small projects (Sector Plan reports, Land Use Amendment
research, Land Supply Monitoring research, etc...)
What as the last book dealing with urban planning you read?
City by Joel Garreau
What is your favorite thing about planning?
Brining people together to make a place fun, livable, and viable.
Any advice to some thinking about becoming a planner?
Spend the day shadowing a private sector and a public sector planner!
Sue Henderson
Title: Associate
Organization: Market
Street Services
City, State: Atlanta, Georgia
What do you do?
I work as an Associate for a Community and Economic Development consulting firm
that focuses on the overall health and long-term sustainability of communities,
regions, and states. Our goals include building a community's capacity for change
management and developing strategies that address the client's current community
and economic development needs.
What is your education or background?
Bachelor of Journalism, University of Oklahoma
Master of Regional & City Planning, University of Oklahoma
What was your last job?
Director of Community Development, The City of Bethany, Oklahoma
What was the most important project/activity you worked on in 2001?
A comprehensive, sustainable strategic planning process for a large county located
along Florida's Space Coast. The county was extremely diverse and fragmented,
(geographically, politically and socially), and this was their first effort at
coming together to create a "preferred future." Over the course of six
months, we supplemented quantitative analyses with extensive community input through
focus groups and interviews. By including all factions of the community, this
process really brought the important issues "into the open," and laid
the foundation for an action-oriented plan to shape the County's future.
What as the last book dealing with urban planning you read?
Support for Economic Development, by Rita J. Bamberger, George E. Peterson,
and William A. Blazar.
What is your favorite thing about planning?
The interaction with people, and the satisfaction of having a positive impact
on an entire community that leaves it better than when you found it.
Any advice to some thinking about becoming a planner?
Whether a planner is considering the public or private sector, I would recommend
starting his or her career in the public sector. It familiarizes you with political
processes and citizen interaction, which are important skills to have, regardless
of where you work.
Walter Martin Hosack, AICP, NCARB
Title: Deputy Director
Organization: Ohio
Department of Transportation
City, State: Columbus, Ohio
What do you do?
Develop programs, processes, projects, and information systems associated with
the planning, building, maintenance, and redevelopment of the agency's statewide
facility support system. This involves 443 sites, 1500 buildings, and a replacement
value in excess of $1 billion.
What is your education or background?
Bachelor of Architecture, Miami University, Oxford, Ohio
Master of Architecture from Miami University, Oxford, Ohio (emphasizing urban
design and city planning)
What was your last job?
Director of Development in charge of planning, building, engineering, and code
compliance activities, City of Upper Arlington, Ohio.
What was the most important project/activity you worked on in 2001?
I privately wrote the book entitled, Land Development Calculations with an attached
CD-ROM entitled Development Capacity Evaluation, published by McGraw-Hill
in June, 2001. This book introduces interactive development capacity forecasting
and context measurement tools. These tools make it possible to forecast hundreds
of development options without engineering, design, or drawing prerequisites in
the time it would take to draw one, and to compare these forecasts with the context
measurement of existing areas.
What as the last book dealing with urban planning you read?
New Urbanism by Peter Katz
What is your favorite thing about planning?
Using technology to make tools, build knowledge, improve skills, increase awareness,
and evaluate scenarios that have the capacity to improve the context in which
we live.
Any advice to some thinking about becoming a planner?
Planning is constantly distracted by the emotion that surrounds isolated issues,
ambiguous alternatives, and currently popular philosophies and opinions. Politics,
compromise, and a relatively uninformed legal system attempt to fill the gap when
planning choices and their implications are not clear, and decisions are often
made without the benefit of professional intuition.
Those thinking about a career in planning should recognize two of its fundamental
characteristics. There is great potential to contribute to a sustainable future.
There is also great frustration when attempting to address emotion and ignorance
with a tool set and body of knowledge that is inadequate. The current level of
planning ability is similar to early medicine where tools, knowledge and skills
were not equal to the many problems faced, and where superstition and emotion
prevailed. Medicine was, and is, not discouraged from building the tools, skills,
and knowledge needed because the objective is easily recognized. The objective
in planning is not as clear because the dust of battle obscures our vision.
Most planning efforts focus on areas within cities or regions as small as a
lot and as large as a master plan. The combined effect of these efforts influences
populations as they grow, consume land, and discharge waste. At this combined
scale, the unwritten objective of planning is the same as that for medicine -
survival. The challenge to planning is also the same as it was to early medicine.
We must fight immediate battles with inadequate knowledge and tools that produce
limited success. This limited success will compound over time while we strive
to link with others to improve this ability. Let me suggest, therefore, that our
fundamental objective is survival of the species in a context that preserves the
quality of life for all.
If you are willing to accept this mission with the inadequate tools and knowledge
of a profession in its infancy, and find the opportunity to build this profession
exciting, then planning may be the career for you.
I personally believe that we will have difficulty addressing the objective
I have mentioned, however, until we can produce reliable context measurements,
forecasts, and results at the cellular level of urban growth - the individual
lot or project area that combines to form neighborhoods, districts, cities, and
regions. This is one reason why I wrote my book, Land Development Calculations.
Planning has given me the opportunity to offer this contribution, and if contributions
and legacies appeal to you, then planning in its infancy will give you more opportunities
than you can address in one lifetime.
Would you like to be featured in an upcoming planner profile? Let
us know.


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Kiran Kumar
G. Y. Giri
Indra Nag, Nikita, Kallu Chidambaram... more
Aa Anthasthulo is a Thriller telugu movie, directed by Kiran Kumar, starring Indra Nag, Nikita, Kallu Chidambaram along with others. Here, on the movie page, you will find every thing that you need to know. Check out what others are saying about the movie on twitter.
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Accessibility Links
Just like a little black dress, a good blazer should be an absolute must in every woman's wardrobe. Versatile, cosy, flattering and practical, blazers nowadays are so much more than 'corporate' clothing. That conception is a thing of the past, and we've compiled this list to prove it to you. No matter the nature of your outfit or where you're going, a blazer will add a touch of smart to the casual, and can also make an elegant look a million times more high-end. Keep reading for tips on how to wear this amazing garment.
There is something attractive about wearing oversized clothing. It's a liberating change from the traditional tighter-fit women's clothing, and it looks amazing. And oversized blazer will give any outfit more of a professional look without taking it all the way – it is the perfect mix between a relaxed and smarter outfit. To achieve this look, you can even shop for blazers in the men's section – as they tend to be more of a box cut.
There's no need to have anything underneath the blazer if you choose to make the blazer your primary top choice. Needless to say, it'll look absolutely amazing! Wearing a blazer as a top is very flattering and perfect for a night out. It's an easy way to make your outfit look effortlessly chic – especially if the blazer is black and you combine it with a waist belt.
This look is perfect to wear it on your day-to-day life. Paired with jeans and a t-shirt, a blazer instantly adds a bit of elegance to an otherwise very casual and relaxed look. It's amazing how one garment can really transform an entire look! Wearing a blazer and a t-shirt is a great look for work, especially if you wish to dress super comfortably but also want to look chic for meetings.
This is a killer look, and it's fitting for a special occasion. Whether is a night out with your friends, a party or date night, wearing a blazer as a dress is certainly a bold statement. You can always choose a black blazer if you want to give this look a go, but in order to really turn heads, we suggest going all in and moving away from black.
If you're thinking your overall look with a maxi skirt is too feminine for your taste, adding a blazer to it is the perfect solution to your problem. Blazers look great with pants, but they also look incredible paired with skirts. It'll also add professionalism to an otherwise more bohemian look.
This combination looks absolutely fantastic! Blazers look amazing with shorts, no matter the season. If the weather is hot, leave the blazer as an evening garment, and if it's a little bit colder, you can always wear shorts with tights to complete the look. Shorts tend to 'cut' the length of the legs, but because a blazer tends to slim the figure, the combination looks stunning.
This look shouldn't need much breakdown, as it basically involves a blazer looking stunning as a feature garment to wear to a super formal event. Note that's all in the details as well, (for example, the gold buttons) that add extra elegance to the outfit. Remember that less is more, and you could look a million bucks by simply choosing to wear classic black pants and a jaw-dropping blazer.
If you have your favourite jeans on and a neutral top and would like to add an extra focal point to your outfit, a colourful blazer can be just what you need. Easy to take off if you get bored but classy and chic, a blazer will easily add a pop of colour to any outfit in a matter of seconds, without compromising your basic tops or bottoms.
Maybe it's time to go to your grandma's (or grandpa's) closet and see what's in there! A vintage blazer will make any look ten times more interesting, especially if it's of a high quality. The fabric and the lining will probably mean it'll be a winter blazer only, but that doesn't mean you can make it your favourite cold weather garment. Oh, and pairing it with an equally vintage waist belt – perfection!
Adding a blazer to your maxi dress look has the power to change it completely. If you want to add a 'classy' element to your outfit, then a blazer is a must. Wearing a long dress means you won't have too layers to deal with, meaning you'll have a more relaxed, flowy look. Because a blazer has a very defined cut and it slims down the figure, it can make you maxi dress look smart-casual effortlessly.
Convinced already? A quality blazer is something that should be present in every wardrobe. It's a garment that is both versatile and flattering – making it compatible with work and casual life. This creates so many opportunities and opens many doors to endless outfit creations and cool combinations. So, what are you waiting for? Get your quality blazer today.


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You may have seen headlines on Tuesday, about how US imports for October jumped to "record highs". For the month of October, nominal US imports increased to $45.2 billion, seasonally adjusted, up 5.8% year-over-year.
The financial press are keen to write about trade reports, but almost without exception miss the implications of a widening or narrowing US trade deficit. The financial press, even prestigious outlets with expensive subscription fees, will claim that greater imports mean lower GDP. Witness, the Wall Street Journal on December 5th:
"The U.S. trade deficit widened in October largely because of a slowdown in exports and an increase in imports of oil and other foreign goods, which could drag down the country's growth at the end of 2017." (emphasis added)
The facts are that a widening trade deficit, or more importantly, rising US imports, is associated with greater nominal GDP growth.
The chart below shows the association between imports and nominal GDP, comparing quarterly growth rates. The correlation is 0.58, which is quite high, and rises to 0.76 when we look at year-over-year growth rates (not plotted).
While it's true that in an accounting sense, imports subtract from GDP, in an empirical sense, more imports, at least in the US, usually come along with more GDP. This makes sense when you think about it.
In a complicated, globalized economy, almost all spending stimulates be it on domestic goods or imports. If one buys a computer or a car, many parts will be sourced abroad, even if the unit itself was assembled in the US. The strong read for October imports, is thus an indication that the propensity to spend money was in some way accelerating.
This is just one monthly report. A small indication that Q4 NGDP could be tracking to come in better than expected. The important point is to remember that when analyzing the US economy, stronger imports usually mean stronger NGDP. We should have a better sense of how the quarter is looking toward the end of December, when we get retail sales, industrial production and personal income numbers for November.


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Ben Franklin Estate Sales in Margate
estate sale•2 day sale •sale is over
Jul 19
9am to 4pm
Jul 20
9am to 4pm
**DISCOUNTS! Everything $199 and under is 50% off and over $200 is 25% off.**
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Calling Clause from a Web Application
We have published the source code for the Fragile Goods Demo. The demo uses the HTML5 accelerometer API to measure the g-force and time taken to deliver a package. When the package is delivered the data is submitted to a Smart Legal Contract to calculate any penalties for late or clumsy package delivery.
The demo illustrates how to:
- Collect data from a device
- Call the Trigger URL for a Smart Legal Contract running on Clause
- Display the results of execution in a web user interface


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When disaster strikes the quiet little town of Holoce County, a public defender from Chicago must face his own past in order to catch a killer in Gastineau's debut novel.
Eighteen years after an infamous case claimed the life of attorney Allen Pierman, his teenage son seeks answers from an old family friend, a judge, as to who his father was. The judge's recollection begins in an open field, where Randy Grable, the young man's uncle, was found dead on his tractor, set on fire, with bullets in his head and chest. Pierman had only recently inherited his county prosecutor job from his deceased father, Carter, and he wanted little to do with the case. Nonetheless, it was up to him and Sheriff Joe Calkins to make an arrest. They discovered that Grable was secretly gay and had been leading a double life; then, pieces of the murderer's disassembled rifle began turning up on telephone poles across the county. Meanwhile, Pierman had a hard time shaking the feeling that Nate McQueen, a Vietnam veteran and cable repairman, was hiding a secret of his own. Several weeks into the investigation, a courthouse janitor was killed, just as Grable's murderer was caught rifling through Pierman's case files. Then, Pierman's partner abandoned him—leaving him to face Holoce's most wanted criminal alone. Gastineau's murder mystery is thrilling, and Holoce County and its inhabitants spring to life through vivid imagery ("He was short-haired and freshly shaved, so much so that one of the pimples he'd raked off his chin still oozed"). Complex characters drive the story with emotionally charged and revealing dialogue ("Boys, let's get a dog and a chopper in here and stop fucking around," says state cop Purcell as he expresses frustration with Calkins' investigation). Gastineau never fails to keep readers on their toes, and the final pages will fly by as readers eagerly search for answers. Thriller fans and mystery junkies will particularly love this twisted adventure in a not-so-quiet town, although they may feel a bit shortchanged by its abrupt ending.
An exciting whodunit that will keep readers guessing until the very end.


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Rock Steady Boxing is a one-of-a-kind, non-profit program founded in Indianapolis in 2006 to provide a uniquely effective form of physical exercise to people who are living with Parkinson's. Though it may seem surprising, this non-contact, boxing-inspired fitness routine is proving to dramatically improve the ability of people with Parkinson's to live independent lives. Rock Steady Boxing and the information on this website is not intended or implied to be a substitute for medical advice, diagnosis or treatment of Parkinson's disease. All content, including text, graphics, images and information, on this website is for general informational purposes only. You are encouraged to discuss any information found on this website with your physician.
The foundational roots for what would eventually become Rock Steady Boxing began with a friendship between two Indianapolis friends. During his second term as the elected county prosecutor for Marion County (Indianapolis), Scott C. Newman was diagnosed with early onset Parkinson's at the age of 40. A friend and former Golden Gloves boxer began one-on-one boxing training together. Through private donations and the use of a portion of a corporate gym, RSB began offering boxing training program to anyone with Parkinson's. In 2011, RSB was able to open an independent gym through an Impact 100 Greater Indianapolis grant and a partnership with a locally owned fitness facility.
Rock Steady Boxing is designed to be fun, combining an exercise program within a social atmosphere. Rock Steady Boxers and their caregivers, friends and families foster a culture of optimism by supporting each other in many ways other than in the boxing training. Activities include social events, moral support, fundraising and sharing news on various treatments and support resources.
Training classes include an exercise program that attacks Parkinson's at its vulnerable neurological points. While focusing on overall fitness, workouts include: ring work, focus mitts, heavy bags, speed bags, double-ended bags, jump rope, core work, calisthenics and circuit weight training. No boxing experience is necessary and people of all ages are invited to participate. There are four different levels of classes offered, depending on the participants level of Parkinson's and overall fitness.
Various studies in the 1980's and 1990's support that rigorous exercise, emphasizing gross motor movement, balance, core strength, rhythm, and hand-eye coordination can favorably impact range of motion, flexibility, posture, gait, and activities of daily living. More recent studies, most notably at Cleveland Clinic, focus on the concept of intense "forced" exercise, and suggest that certain types of exercise are neuro-protective, which means that it is a type of exercise that may actually slow disease progression.
The boxing regime at Rock Steady provides a framework which fits the mold for neuro-protection. Boxing requires a combination of endurance, strength, power, speed, agility, flexibility, durability, hand-eye coordination and the ability to react appropriately to strategic situations. Boxing improves balance and stability by forcing movements in all planes of motion. The rapid movements involved in jumping and punching increases over-all muscle fire ability. In addition, Rock Steady has learned methods to combat specific symptoms through other Parkinson's exercise organizations (like Delay the Disease) to mix into our core boxing curriculum.
Yes. The value of exercise has been corroborated in several studies, including some at Lakehead University in Ontario and University of Utah in Salt Lake City. According to a Cleveland Clinic study, aerobic fitness can be improved in Parkinson's patients following forced and/or voluntary exercise. Studies are showing that exercise induces brain repair and accompanying behavioral recovery. (References to any studies on this website are for informational purposes only and do not imply a specific endorsement of RSB by the researchers.) Some suggest that continuous, intensive training may confer neuro-protection, and subsequently slow, stop, or reverse the progression of Parkinson's or promote neuro-restoration.
Because of the promising results seen through RSB, the organization has been selected to be a part of research to document the impact of boxing and rigorous exercise on the progression of Parkinson's. RSB has also drawn the attention of local university researchers, who are now in the process of quantifying and evaluating the results in the people who have continued with RSB.
Before beginning any type of exercise program including RSB, those with Parkinson's are encouraged to consult with their physician.
All lead boxing coaches are certified by Rock Steady Boxing and by Boxing Ontario. Classes will be designed and led by a RSB-certified coach with assistance as required from volunteer coaches and care partners (referred to as cornermen). There is always at least one person on-site who is certified in first aid, CPR, and the use of the automatic electronic defibrillator (AED).
Yes! You and your friends and family members are welcome to visit any of our regular classes at any time to observe. Because there is so much structured activity going on during classes, it is helpful if you call first so we can be prepared for your visit. Contact the RSB office at email@example.com.
Rock Steady Boxing Toronto classes are held at Budo Canada, 38C Apex Road (near Lawrence and Dufferin).
Please email email@example.com for more information.
To receive the maximum benefit we suggest that boxers attend at least 2-3 training sessions each week, but there is no minimal attendance requirement. We realize that personal schedules can require you to occasionally miss a class. However, continuity in training is important. If you miss a class, we encourage you to exercise at home or at an off-site fitness facility.
Nearly everyone with Parkinson's disease can participate and receive benefits from Rock Steady Boxing. An intake evaluation process is conducted prior to the first class to determine the recommended class level. Some participants will require a caregiver partner to assist in each session. To facilitate maximum benefit, we offer four levels of classes. Individuals of all ages are benefiting from RSB's program. We strongly encourage you also to discuss RSB participation with your physician prior to your first workout.
We recommend that you wear comfortable gym clothes including shorts or pants, T-shirts, sweats, or yoga clothes, and comfortable athletic shoes. Street clothes and shoes are not recommended.
We require every participant to have a physician's release. We recommend that Rock Steady Boxers always discuss any form of exercise they are doing inside and outside of RSB with their physicians as part of their overall wellness plan. RSB also requests that individuals with cardiac problems clear their participation with their doctors to make sure that they can participate in activities requiring rigorous exercise.


text:
Disciple of Flame
That's just fluff m8. Not literally@shadowz1995
I mean your CS literally says he's second to none as a general and is basically a Musou character, I'm just worried that you're not leaving a whole lot left for other people to have a niche. But it looks like you're already approved so I guess it doesn't matter.
But if that makes you "worried" I'll change the wording for you.


text:
End-to-end Android App Localization
Give us your native Source Files and get them back translated
Source .xml file
<!--?xml version="1.0" encoding="UTF-8"?-->
<!-- This is an awesome description. -->
Hooray, you're here! The day just got better - enjoy the following tips!
Made with ❤
Translated .xml file
<!--?xml version="1.0" encoding="UTF-8"?-->
Hurra, du bist hier! Der Tag ist gerettet - nutze die folgenden Tipps!
Mit ❤ gemacht
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text:
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text:
Hire the #1 Exterminators in Fullerton today!
Call and receive a FREE quote!
Residential Exterminators
It is extremely usual to experience pest infestations within your house. These pests will be able to cause some problems to your home and they could even cause interruptions and health issues. It is really essential that you manage pests for the sake of your home and loved ones. You need to be sure that your home will remain comfortable and safe for you, your family and your pets.
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text:
Asus Zenfone 5: Advantages & Limitations
Disclaimer: This post is about a new phone we bought, and are excited about. It is not about Computer Networking/IT Technologies.
Video Introduction:
So we bought this new Asus Zenfone 5 Smart Phone recently. Here is our observation on the main advantages and limitations of this phone. Of course it's a great device at an attractive price – don't hesitate to buy it! 🙂
Important Specifications: 5″ HD Screen; 1.6 GHz Intel Atom Dual Core processor with Hyper-Threading; Dual Micro SIM card slots; 8 MP Rear Camera, 2 MP Front Cam, Flash; 2110 mAh non-removable battery; 8 GB Internal storage, 2 GB RAM, 64 GB Expandable memory (Micro SD card slot); 3G, Bluetooth, 802.11n Wi-Fi, Micro USB; GPS; FM Radio; 1-Year Warranty.
Advantages of Asus Zenfone 5:
- Excellent value for money.
- HD Screen: the quality of the display is even better than Full HD screens of other phones. The touch is responsive, soft and easy to use.
- There is a glove mode which makes it easier to handle the phone with a glove on hand. (During rains, etc.)
- The Zen UI provided by Asus offers a many useful features, short cuts and customization.
- Frequent updates: Within a week, there were four updates and the battery performance is slightly better after the last update!
- 2 GB RAM at such a low price: Good for multi-tasking. There is an inbuilt RAM booster app which improves the performance further.
- The voice clarity in the In-Call speaker is good and it is loud. The phone has good signal reception.
- Music quality is good. It comes with equalizer -> Choose from 'Music mode' in Audio Wizard.
- There maybe a small delay in opening apps, but we found no delay while the apps were running. Normal day-to-day apps, that is.
- The camera quality is good. Low light mode is excellent and it works! In selfie mode, one can take a selfie using the main camera. There is a time-rewind mode that takes multiple photos two seconds before and one second after clicking. That allows us to choose the best photo and retain it. With a toddler or a fast moving bird/animal, this could be useful.
- Out of the total 8 GB memory (in this model), 3.01 GB is used by the OS and 4.99 GB is available for apps/storage.
- There is a reading mode that automatically makes the background duller and makes it easier to read eBooks, etc.
- SD card supports up to 64 GB (compared to 32 GB in other phones).
- Asus has made the Kernel source code open.
- There is an Easy Mode which displays selected apps on the front screen in larger size. This will make it easier for old people to use the phone.
- There is a magnetic compass. Useful for trekkers who frequently go out of GPS range.
Limitations of Asus Zenfone 5:
- Android KitKat upgrade has been promised, but a firm date is not available yet.
- The battery backup is not good enough. Without 3G, we are able to charge it once a day, but with 3G we have to charge it twice a day. This, when the phone is new! And the battery is non-removable by the user.
- Some heavy games take more time to open, but there is no lag while running.
- The dual-core Intel Atom processor maybe less powerful than the quad-core and octa-core processors in other phones, but the hyper-threading technology compensates (sort of) compensates.
- The phone gets heated within 30 minutes. But performance is not affected and applications don't hang, due to it (yet).
- Comes with two Micro SIM card slots only. If you have the larger SIM, you'll either have to change it with the service provider or have to cut it to this size.
- Loud speaker volume, though of decent quality, is very low.
- For a 5″ screen, the length is more.
- From the UI, it is not possible to restrict the network mode to WCDMA only. We can only select 2G+3G or 2G only. Although there is a hack to change this, it amounts to tempering.
- There is no backlight for the three keys at the bottom.
- No OTG support, at least for now. So, we are not able to connect pen-drives directly to it.
11 Comments
OTG support is added in the recent firmware update.
wifi keeps on dropping continuously.
software is Updated to kitkat 4.4.2…..
zenphone 5 one application(photo)it showing unable to connect some editing tools.i need editing tools in photo
How to select only 3g option in asus zenfone 5?
vishnu g
Gallery is not working in my asuszenfone A450cg.what can i do to solve this problem
which should i buy zenfone 5 ,the 8gb version or the motorola moto e 2nd generation?
To enable 3g mode only go to dialer type #*#*4636*#*# a popup will come go to phone information scroll down u will wcdma prefferd change it to wcdma only . YOU ARE DONE!!!
Digvijay singh kashyap
It's camera is the best in this price tag…and zenui is the best.


text:
Bill's Blog
It is summertime, and the living is not exactly easy.
Why? Simple. It's that stressful time of the year again when American families take part in that time-honored tradition, The Summer Vacation in Florida.
Each July, thousands of Americans escape the heat and humidity of mid-America to journey to Florida, where the daily high temperature is 97%, the humidity is 90%, and the heat index is approximately the same at Ted Williams lifetime batting average.
Next February, these same families will escape the ice and snow of mid-America by taking ski trips to Colorado where the wind-chill factor will be 30 below zero.
For Tennesseans, the destination for the annual summer vacation in Florida is the Redneck Riviera. It is the beach within reach for Tennesseans if you consider a fifteen hour drive a "reach" rather than a "stretch."
The summer vacation at the Redneck Riviera is quite an adventure particularly for those of us who are blessed to be moms or dads. The excitement begins with a marathon ride to Florida through scenic Mississippi.
In December, for a daddy, the three most terrifying words in the English language are "Some assembly required."
But in July, the five most exasperating words in the English language are, "Are we there yet, Daddy?"
For 15 mind-boggling hours, Daddy-the-Mini-Van-Driver hears an endless chorus of "Are we there yet, Daddy?"
Daddy must greet each chorus by calmly responding, "No, kids. We have at least ten more hours of driving before we get to pay to watch some redneck wrestle an alligator."
Daddy-the-Mini-Van-Driver must have the patience of Job, the diplomacy skills of Henry Kissinger, and the driving abilities of Dale Earnhardt, Jr.
Once you arrive at the Redneck Riviera, there is no shortage of family entertainment. Among the attractions are Goofy Golf Courses, waterslides, go-cart race tracks (for moms and dads who want to just do a little more driving), a wax museum, and the aforementioned "Gatorama" where a fellow dressed like Marlin Perkins wrestles alligators.
Oh, and by the way, there is also a beach that runs alongside the Gulf of Mexico, although the waves in the
Gulf pale in comparison to those that you can find at the Surf-A-Rama Water Theme Park.
But despite the 15 hour drives and the endless hours of Goofy Golf, a summer vacation at the Redneck Riviera has one benefit for a mom or dad.
It makes us actually look forward to the peace and quiet we will experience in a few weeks when the kids are back in school, we are off the highway, and back in our office!
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text: By Daniel Rose Ta-Nehisi Coates is widely acknowledged as one of the nation's most eloquent, powerful journalists. The passion, knowledge and command of language he brings to discussions of the state of Black America are especially compelling; and his latest book, "Between the World and Me," is a thought- provoking| Click here to read the full post. |


text:
Modifying DOM Attributes and Content Cheat Sheet by [deleted]
Cheat Sheet was prepared while taking Lynda tutorials in Enhancing DOM with Javascript
attributes content dom modifying
Changing HTML attributes
Detecting data attributes
Targeting the attributes property
Working with restricted attributes
Controlling classes with classList
Using text content modifiers
Using text content modifiers
if (node.innerText) {
myText = node.innerText;
} else {
myText = node.textContent;
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They were two throbbing bundles of tangled nerves. Half an hour passed. Some high flown dialogue...some shrill music. Then on a sudden impulse Niranjan turned Sumitra's face towards himself and planted a long urgent uncontrolled kiss...on her lips...the very first of its kind in his life of thirty six years....The voice of Vikram Seth? Or is it some romantic angst from Amitav Ghosh? No, the prose of P.V. Narasimha Rao.
If you're a writer at heart, liberalising the national economy must be a bit of a bore. How tedious must seem those long hours explaining things to the Opposition, when one would much rather create Love on a lap-top. And this is exactly what Rao is doing. He is writing a novel. It is called The Other Half and is as yet unfinished. But close friends have been allowed to take a look at some of the chapters in order to provide informed criticism. He types at night on his lap-top computer and is looking for a potential publisher.
The novel appears to be semi-autobiographical. Written in rather old-fashioned English, it describes the life of a political worker from his days as an MLA to his rise to membership of the Lok Sabha. The plot may not seem very original but Rao is perhaps the only premier in recent times to choose writing a novel over jogging on the beach like Bill Clinton or knocking back too much Smirnoff like his counterpart in Russia. Of course, representatives of the people have written in the past, but their efforts have been restricted to memoirs or learned essays. Fiction writing for prime ministers is still relatively undiscovered territory.
The novel was begun over a decade ago. "Rao has been writing for years," says a friend. During a visit to America in 1990, Rao, then minister for external affairs, contacted an editorial consultant for his recommendations. The book was liked and he was advised to complete it.
However, the secret has been so well guarded that even his close associates are surprised. "I must say I haven't heard of his novel, or read it," says a senior Janata Dal leader from Andhra Pradesh. "I have only seen his translations, which have not impressed me very much. After all, one can't be a politician and great litterateur at the same time."
But posterity may yet remember Rao as India's only paperback writing PM. The book in many ways seems to be a chronicle of the prime minister's life. The protagonist, "Niranjan", is strikingly similar to Rao. A well-educated scion of an upper caste family, Niranjan is a man without ambition who finds himself "sucked into the political whirlpool willy nilly".
Hitherto unknown aspects of the prime ministerial soul are revealed. Such as Niranjan's relationship with "Sumitra", which is often described in intensely sexual terms; a relationship that is quite avant garde in its unrestrained physical intimacy outside traditional bonds. Indeed, Niranjan's equation with women, first with Sumitra then with Maya (the wife of an old frielid), is sharply ontrasted with the "fornicating sprees" of other politicians in the book.
Interestingly, a certain degree of contempt for politicians and politics in general is a dominant theme. There is Chaudhury, "a great believer in money and tactics"; Jeevan Prasad, for whom "sex was like itch" and "any female vaginal orifice" was satisfactory; and Ramchander, or "vakra buddhi" (crooked brain), a believer in ends above means. Phrases such as "dirty politics", "lobbying and whispering campaigns", "Delhi's political busy bodies and hangers on", "the ginger groups battening on Indira (Gandhi's) political largesse" are some of the phrases used to describe Niranjan's disillusionment with Nehru's legatees.
Perhaps The Other Half is an expression of Rao's vicarious life, a sort of cathartic exercise. It is only in the novel that the trusted lieutenant of The Dynasty makes his disapproval of Indira Gandhi's methods apparent. It is only through the vehicle of a quasi fictional account that Rao engages in great philosophical and moral debates with equally brilliant colleagues. And sadly, it is only in a story that "Niranjan" is able to rise to the summit of his chosen profession, with honour and reputation intact. In this allegorical tale there are no Harshad Mehtas turning up with suitcases to destabilise the creative equilibrium.
Yet, the book is also rich in the sleazier aspects of the Powers That Be. There are the sexual exploits of the landlords of Andhra Pradesh, the manner in which voters are wooed with liquor before the start of electoral campaigns and the machiavellian machinations for portfolios--chapters that are set forth almost like a personal expiation. "He has always been perceptive," says Rao's friend, "always had a literary bent of mind.
In fact, the novel is not the only work of fiction that the prime minister has written. There is also a short skit, called The Reshuffle, which deals with the mounting anticipation and subsequent anti-climax of a cabinet reshuffle. Rao prides himself on writing his own speeches too. Friends speak of an incident when an economist was exiled to the Planning Commission when rumours began that the economist was drafting some of the prime minister's addresses. Opening up the economy is all very well but not when the chief executive's own intellectual property rights are concerned.
Further, he has not only translated several Telugu works of literature but has also written a number of articles. At the height of the Emergency, he wrote a series of critical articles in Mainstream magazine, under the byline, "A congress-man". In the 1990 annual issue of Mainstream, he wrote a signed piece on India. This is a land of so many contradictions, he said, that the only possible solution is one of "drift".
Indeed Rao's legendary indecisiveness is quite well explained in the novel when Niranjan as a minister debates whether or not to sentence an influential criminal to death. "But this decision had remained intact for a long long time...and the line-up of pros and cons made the decision seem crucial. It also seemed to have a ring of symbolism. Like a definite road from the plaza--sloping, rapid, irreversible...one thing could lead to another... eventually to loss of position."
It must be tough being the First Among Equals. One of the most difficult tasks is to find an honest opinion of one's talents. The manuscript has reportedly been sent to an eminent academic for her approval, without letting her know the identity of the author. "She liked it," says a Rao confidant. "He was very keen that someone non-political read the book to find out whether it will appeal to a larger audience."
So while colleagues connive and rivals plot his overthrow, Rao reads and writes. Many years ago when asked if he had read Gabriel Garcia Marquez's Love In The Time Of Cholera, he replied that he had done so--in the original Spanish. Apart from English, Hindi and Telugu, he is fluent in Sanskrit, Urdu and French. He reportedly possesses a huge library consisting of as much fiction as biographies and essays. Narasimha Rao is the Aristotelian dream come true--a learned man of property discharging the duties of the 'polls'. Perhaps he lacks the killer instinct. But then so did Hamlet


text:
Glance at the amount of different kinds of folks doing quite a few distinct careers and activities you'll find el camino sagrado holistic healing center in this globe of ours. Have you ever at any time thought of you will discover just as numerous, if not extra, religious helpers about the other side?
When i start facilitating a healing session, be it with some other person or for myself, I simply call during the non secular helpers. Considering that I work with Amma the Divine Mother, the female component of God, I connect with in Amma's Healing Buddies.
Amma's Non secular Aid Workforce
I commence a therapeutic session by quieting my mind. I make this happen by bringing my attention to my coronary heart. I make it possible for myself to enter into stillness. The moment I am in that quiet put, I hook up with Amma, the feminine aspect of God. I explain to her what I might like to do and ask for her assist. This can be setting my intention.
I also ask for the help of her Healing Close friends. Once i initial turned acquainted together with her Therapeutic Buddies, I asked if these have been angels. She just smiled and mentioned, "No, however, you can connect with them that in order for you." Given that she refers to them as her Therapeutic Buddies, that's what I phone them.
Following I'm linked in this manner, I then get started my therapeutic session. From time to time I use a selected modality. Other occasions I just talk to them to operate by means of me.
Your Have a very Spiritual Support Group
All people has their particular spiritual assist team. Lots of people contact them angels and guides. It truly does not issue the expression you utilize. Just know they are there and they're prepared to help you. You merely need to phone on them.
Lots of folks want assistance with the other aspect, but they sense unworthy to get this sort of aid. I might suggest one of many initially things you request them to assist you take care of is your deficiency of feeling deserving. You're constructed from the essence of love and you simply are adore. You have just overlooked that.