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August 31, 2017 – Real Estate Market Numbers
By Glen Bell (510) 333-4460
Here are some highlights for the 38 East Bay Cities that I track:
- Following a dramatic 60% drop at the end of last year, inventory began its usual seasonal trend upward. Typically, we see a steady increase on a month by month basis to occur before finally peaking in September. However, for the first time since 2012, we saw a very small decrease in our inventory during the late spring and summer months, April through August, with a decrease of 5.5%. Last year we had a 26.8% increase over the same time period. This probably is in part due to an increase in sales but without the normal replenishment of inventory through added listings. Pendings went down for the third month in a row, by 7.3% for June through August (unusual for this time of year) but obviously due to the tight inventory levels. Inventory levels are 30.6% less than what we experienced last year at this time. Our monthly supply is now 30 days. Last year, our months supply at this time was 45 days. As a reminder of what we mean by "months supply;" If no more homes come onto the market, and homes continue to sell at the same pace as they have been over the last 12 months, then the "months supply," (in this case 30 days), tells us that's how many days it would take to sell the remaining number of homes we currently have available for sale in any given market.
- The number of pendings, (homes that are in contract), has decreased 4.4% over the last 30 days and is less than what we experienced during this time last year by 12.5%. The pending active ratio decreased to 1.34. This compares to last year for the same time of 1.06.. This supply and demand ratio signals whether we're in a sellers' or buyers' market. Typically, a number well above 1, (more inventory with less pending) favors sellers. A number below 1 favors buyers. This is slightly higher than last year at this time, (1.34). This will change in the coming months as we continue to move towards a more "normal" or balanced market for 2017.
- The percentage of homes "sitting" has increased slightly with 42% of the homes listed now remaining active for 30 days or longer, while 21% stayed on the market for 60 days or longer. This is about what we saw last year at this time. Normally with such tight inventories, we would think that just the opposite would be true, that less homes would be sitting especially with an increase in sales. Perhaps, buyers are being more selective and homes are also still being snapped up at a quicker pace than last year. The same houses may be sitting but with such a tight inventory they became a greater percentage of what's left.
- The "distressed" market, (foreclosures and short sales) are no longer a factor representing less than .05% of the market with only .02% of the active listings and .02% of sales over the past 4 months.
- Median Price recovery on a city by city is beginning to see a slight increase. 17 out of the 33 East Bay cities tracked are now at or above their median price "peak" levels with another 12 cities within 20%. That means that only 4 cities are still well below their peaks, falling into the 20% to 30% range. The Median Price for the East Bay remains at $700,000 over the last 4 months, up from last year at $645,000, an 8.5% increase.
- The month's supply for the combined 38 city area is 30 days. Historically, a 2 to 3 months supply is considered normal in the San Francisco East Bay Area. As you can see from the graph above, this is normally a repetitive pattern that we've seen over the past four years. However, we are well below supplies levels compared to last year at this time, of 45 days.
- Our inventory for the East Bay (the 38 cities tracked) is now at 2,102 homes actively for sale. This is still above the December 2012 low of 1,086 and well less than last year at this time of 3,029 or (30.6% lower). We're used to seeing between 3,000 and 6,000 homes in a "normal" market in the San Francisco East Bay Area. Pending sales decreased slightly to 2,816, also lower than where we were last year at this time of 3,218 or (12.5% lower).
- Our Pending/Active Ratio is 1.34. Last year at this time it was 1.06. This will be moving towards a more balanced or "normal." (a ratio of 1 with an equal number of listings and pending sales) as we continue into summer and fall.
- Sales have increased dramatically from the last (4 month period) now at 9,896 for the 38 cities tracked. This is slightly higher than what we saw last year at this time (9.541).
- The one factor that has changed this year is that we had a very late start to the spring season due to the heavy amount of rain received compared to very little in the preceding 3 years. The rains more than likely delayed many sellers from putting their homes up for sale early. They simply got a late start because they couldn't work on the exterior of their homes during this time. Also, on average, homes are closing over in fewer days than before. It seems that inventory is still being gobbled up but at a slightly faster pace than being replenished.
- Sales over the last 4 months, on average, are 4.3% over the asking price for this area, slightly greater than what we saw last year's at this time, 4.0%.
Recent News
Bay Area housing shortage worsens
July sales mark lowest in years as prices jump
By Kathleen Pender, San Francisco Chronicle, August 30, 2017
The Bay Area housing shortage showed no signs of abating in July, as the number of homes sold fell by 17.3 percent from June and by 2.6 percent from July of last year, according to a CoreLogic report released Wednesday.
Sales typically fall from June to July as house hunters and real estate agents head off on vacation, but the average drop-off since 1988 has been only 6 percent. The number of homes sold last month was the lowest for a July since 2011. CoreLogic attributed the sharp slowdown to "a tight inventory and waning affordability."
Meanwhile, the median price paid for a home in the nine-county region last month was $758,000, down 1.6 percent from a record $770,500 in June, but up 9.1 percent year over year. The report includes new and existing single-family dwellings and condos.
Vacations also cause prices to dip from June to July; the long-run average is a 0.2 percent decline. For buyers, the slightly larger-than-average price decline last month will provide little solace.
Only 21 percent of households in the Bay Area could afford a median-priced home in the second quarter, according to the California Association of Realtors' affordability index. That's down from 25 percent in the first quarter. The index estimates the percentage of households that have the minimum income needed to buy an existing, median-priced single-family home with a 20 percent down payment at prevailing mortgage rates. It does not include condos, which tend to be cheaper than single-family homes.
Vacations also cause prices to dip from June to July; the long-run average is a 0.2 percent decline. For buyers, the slightly larger-than-average price decline last month will provide little solace.
By the association's reckoning, a Bay Area buyer would need $179,390 in annual income to buy the median-priced home.
Home prices are soaring because the region's supply of new housing is not keeping up with demand, which is fueled largely by job growth, especially in high-paying technology jobs.
However, even at tech companies, most employees are not making enough to buy a median-priced home, Katie Ferrick, director of community affairs at LinkedIn, said at a housing conference in San Francisco last week sponsored by the Center for California Real Estate and Bay Area Council. At LinkedIn, the "vast majority" of workers are not making $179,000, she said.
The state's least-affordable county is San Francisco, where only 12 percent of households could afford the median-priced home in the second quarter. But it has been worse. In 2005, when incomes were lower and mortgage rates higher, the index was 8 to 9 percent. Its recent high was 29 percent in early 2012.
Finding an entry-level home in the city is getting nearly impossible, according to a study out this week by the San Francisco Association of Realtors.
Last month, there were only 140 homes and condos in the city listed at less than $758,000, it said. In July 2014, there were 367 homes listed below $758,000. Over those three years, the average household income for a family of four in San Francisco rose 15.7 percent, but the median home and condo price rose 25 percent.
"The most competitive price point is the single-family home under $1.5 million," said Drew Wilkerson, an agent with Vanguard Properties. Last week, he filmed an episode of the HGTV show "House Hunters" with a couple searching in that price range in San Francisco.
His clients had written three previous offers before buying a three-bedroom, 1.5-bath place in Merced Heights for $1,090,000. The couple, who have two young children, both work full-time, but not in tech. Like many first-time buyers, they got help with the down payment from parents, Wilkerson said.
One of the homes they visited was 415 Amazon Ave. in the Excelsior district. The home has two bedrooms, two baths and 1,155 square feet. It's listed at $899,000. Traffic at two open houses last weekend "was absolutely constant," said listing agent James Belisle, also with Vanguard. On Sunday, "there were 10 people waiting to get in at 2 o'clock."
Most of the housing — both rental and for sale — being built in the Bay Area is either below-market rate or high end. People who earn too much to qualify for the former and too little to afford the latter are often forced into "mega commuting" or "driving till you qualify," Carol Galante, faculty director at UC Berkeley's Terner Center for Housing Innovation, said at last week's conference.
A package of bills aimed at easing the state's housing shortage could come up for a vote in Sacramento this week. But none is aimed at what Galante calls the "missing middle."
One would create a new recording fee on certain real estate documents to fund low-income and affordable housing. One would ask voters to approve $4 billion in bonds, mainly for low-income rental housing but also for the state's veteran home loan program, which could help middle-income vets, Galante said.
The third "basically requires that localities streamline their development-approvals process for communities that aren't meeting their regional needs formula," Galante said in an interview. This could open the door for some middle-income housing, but it applies to a very limited range of projects.
Galante said middle-income buyers and renters don't have the same type of advocacy groups that champion low-income housing.
Of course, any new housing — high or low end, for sale or rent — eventually will relieve pressure on middle-income buyers.
Galante and other speakers at the conference said the state should do more to overcome the barriers to development erected at the local level, such as utility and impact fees.
Because Proposition 13 limits property tax increases, local governments put much of the cost of providing services on developers, which discourages new housing. The state also should consider creating incentives for housing by redistributing sales and property taxes and transportation dollars for communities that are meeting their goals, she said.
Are we headed for another housing collapse?
By Pamela Gwyn Kripke, New York Post, September 2, 2017
When an average $1 million home goes on the market in Santa Clara, Calif., it can reel in 20 offers. Quickly, and without batting an eye.
"As long as high-tech companies keep bringing people here from all over the world and paying them, high prices will continue," says Brett Burns, a broker with San Jose-based Climb Real Estate. "If Google uprooted and set up shop in Texas, maybe that would make a big splash, but I don't see a plateau as long as demand keeps getting fed."
Median home prices across the nation have been increasing with gusto, though perhaps not at levels as staggering as San Jose's median price tag of $1,183,400. In the second quarter of 2017, prices jumped by 6.2 percent compared with the same period in 2016 to an average cost of $258,300, according to the National Association of Realtors. While trends diverge profoundly from place to place — for all sorts of economic, geographical and lifestyle reasons — a good many of the nation's metropolitan locales have experienced record appreciation. Coupled with inventory that is 9 percent lower than it was in 2016 and income that has not kept up with prices, the natural post-recession question arises.
One decade after the biggest housing collapse in America's history led to a global recession, could we be facing another crisis?
"Not happening," says Burns, adding that the 2007 housing crash "was based on lending practices which have since been cleaned up."
Many industry experts agree. The subprime mortgages that targeted borrowers with less-than-perfect credit and led to financial turmoil 10 years ago do not play a role in today's real estate market.
"When you talk about a bubble, you think of people being really exhilarated and excited and prices going way up. We don't see that now," says Annie Cion Gruenberger, who has been a New York City broker with Warburg Reality for 28 years. "We have a very positive market, but a targeted market of smart buyers." So, what do high price tags and low supply mean, if not economic catastrophe?"
The 2007 collapse spooked home builders so much, they didn't want to build anything but high-end properties. That drove up house prices and made it harder for people to buy starter homes.
Meanwhile, the market was split into two halves: Places such as Las Vegas, where development was overstretched and unsustainable, and which is still struggling to bounce back; and places such as Portland, Ore., and Silicon Valley, where NIMBY regulations limit how much construction can happen, meaning fewer homes available to buy. As a result, there's a real lack of housing where the jobs are.
While cities such as Seattle, Denver, San Francisco and Austin show double-digit spikes in house prices, cities such as South Bend, Ind., Baton Rouge, La., and Atlantic City report dwindling numbers. On average, 87 percent of the 150 housing markets tracked by NAR experienced rising prices in 2016, up from an average of 75 percent in 2014.
In areas that were hard hit by the housing bubble, current market trends vary, and not all of the data is rosy. In Tampa, Fla., thousands of homes have been lost to foreclosure during the past decade. Today, the city appears to be recovering. It has the fourth-highest population growth in the country, adding 61,000 residents last year, according to the US Census. Tampa's July unemployment rate was 4.1, reports the Bureau of Labor Statistics, and the median house price is $244,500, which is just about the national average.
In the extreme case, there is Vegas, which suffered the highest foreclosure rate in the country following the housing crash. Though sales and prices have been edging back, thousands of people are still reeling. Those who borrowed against their homes or bought at the height of the market may not see a return on their initial investment. Some still owe more than their homes are worth, 15 to 20 percent by some estimates. Add to the mix a 6.4 unemployment rate and low-selling homes owned by investors, and a full recovery seems a tall order.
In total, about 64 percent of Americans own their own homes, compared with 68 percent a decade ago. "I feel very fortunate to be able to afford our house," says first-time buyer Greg Johnson, 30, of the property he and his wife, Molly Blank, 28, recently purchased in Seattle, where he works at a nonprofit bioscience research organization and she works at the University of Washington, Seattle. "We both really enjoy where we work and would rather not have to change our employers and work for a big company, or live in a different city, to be able to afford a house."
One problem prospective buyers face is that there aren't enough houses out there for everyone who wants one. (Among these home seekers are the so-called "Boomerang Buyers" who are getting back into the market after post-recession trepidation.) This low housing stock drives prices up. In some cities, prices, even at the low end of a market where inventory is most scarce, are unaffordable for first-time buyers. (In the higher end of the market, there are houses to sell.)
Thirty-two percent of home sales today are going to maiden purchasers, compared to 40 percent, historically, says the NAR. Typically, this buyer is 32, earns $72,000 and pays $182,500 for a home. A two-income couple pays $208,500, on average.
In certain areas, potential young homeowners, even with such salaries, have to forego equity and continue to rent. But in places such as San Jose, first-time buyers have enough money to buy even overvalued property in the lower swath.
"The job market is now good for millennials," says Ken Fears, NAR's Director of Regional Economics and Housing Finance. "Competing with investors for homes at a low price point is easier. Some millennials have access to credit and to inventory, and mortgage rates are low. It's improved, but not great."
Seattle, like San Jose and numerous other Northern California cities, draws this age group to its high-paying high-tech jobs. "They want to live close to downtown where their offices are, and first-time buyers can do that. They can afford $700,000 to $1 million on a starter home," says Heather Dolin, broker with Seattle- based Windermere Real Estate. But competition for these homes is fierce, with just under a month's supply of inventory available in the metro area. "Three to six months is considered a balanced market," says Dolin.
It would seem that the way to stability, then, simply requires more homes for people to buy. But houses are not a typical commodity. New ones can't be produced from scratch, quickly and inexpensively, on an assembly line. Old ones can't be made available when the market wants them to be. There are many reasons why inventory is low, most of which can't be changed.
NAR's Fears points to a number of trends: First, homeowners are staying in place longer, limiting the number of existing homes for sale. Low unemployment rates are keeping them from leaving town in search of work. High home prices are inspiring them to remodel rather than relocate within their communities, if they want a different kind of house. First-time buyers who can afford it might buy a home that can accommodate two kids instead of one, precluding a move a couple years after their purchase. Grandparents are staying put to live near their kids, rather than fly off to retirement far away.
Second, new construction is still springing back from the 2008 recession. Home builders have had a hard time keeping up with population growth since then, in most cities. "There was a high cost for dealing with regulation, a high lumber tax on Canadian framing lumber, a decline in the labor pool," says Fears. But the construction industry has shown signs of life. In July, according to US Census Bureau and Department of Housing and Urban Development data, housing completions were 8.2 percent higher than they were one year ago, though 6.2 percent lower than they were in June.
Even when they do build, developers are restricted by urban planning and geography, in certain states more than others. In Portland, Ore., cities are required by state law to form an urban growth boundary around its perimeter, controlling expansion onto farm and forest lands.
"Since about 2009, a lot of areas inside the boundary have been dormant," says Victor Bulbes, broker with Keller Williams. "Builders have been reluctant to get back in the game."
The Portland metro area, like other Western cities, is popular, with a record low 4 percent unemployment rate and stable population growth. Since 2010, the city has grown 8.3 percent, according to US Census data.
Lifestyle preference also drives the market.
In Denver, where the number of available houses has plummeted in the last seven years from 12,000 to 2,000 and median prices grow by around 9 percent annually, most people want to live in the urban core, says David Schlichter, Denver-based broker with Keller Williams' The Schlichter Team.
"There is definitely plenty of land here, at the base of the mountains, next to the foothills. There is some development in the outskirts, but where people want to be, in the city, there is only finite space."
From 2012 to 2015, with the exception of 2014, Denver experienced double digit price appreciation.
"It will taper off," says Schlichter. "You can't have that in perpetuity because at some point, another city becomes more attractive. Now, there are way more people moving here than leaving. Each week, I get a call from someone from the Bay Area who is fed up. Here, houses are half the price. To them, this is paradise."
Still, lingering fears from the past housing bubble and a present-day crisis in London, where astronomical prices mean young buyers are entirely locked out of the property ladder, are stoking concerns that market growth in the US could one day become unsustainable.
In March, William Poole, a senior fellow at the Cato Institute, wrote a column for cnn.com, pointing to concerns about the country's two biggest mortgage lenders, Fannie Mae and Freddie Mac. "In Freddie's 2016 Annual Report, the agency says 36 percent of its obligations are 'credit enhanced,' meaning they carry mortgage insurance of one sort or another, which is typically used for weaker mortgages," Poole wrote. "If these weak subprime mortgages begin to fail in large numbers, so also will the insuring companies."
Jonathan Miller, a real-estate analyst at Miller Samuel, is unmoved by such arguments. He says the average buyer today has an average credit score "well above 700. They are some of the highest average credit scores in history." He added that any subprime failures would be offset by the quality of most American borrowers being "unusually high."
For now, Schlichter in Seattle agrees. "Barring some calamitous event, I don't feel that our local economy is threatened to the point that a bubble is about to burst," he says, then added: "But we have a highly unpredictable president, and everything could change with a tweet."
California's housing crisis – it's even worse than you think
By THE DAILY BREEZE & MATT LEVIN, CALMATTERS – Mercury News, August 28, 2017
Half the state's households struggle to afford the roof over their heads. Homeownership-once a staple of the California dream – is at its lowest rate since World War II. Nearly 70 percent of poor Californians see the majority of their paychecks go immediately to escalating rents.
This month, state lawmakers are debating a long-delayed housing package. Here's what you need to know about the scope of one of California's most vexing issues:
Just how hard is it to buy a home in California?
Hard. Really hard. Both compared to how hard it is in other states, and how hard it was for previous generations of Californians to buy homes.
While it's always been more expensive to be a homeowner in California, the gap between us and the rest of the country has grown into a chasm. The median California home is now priced 2.5 times higher than the median national home. As of 2015, the typical California home costs $437,000, easily beating the likes of Massachusetts or New York (only Hawaii had more expensive houses).
Despite relatively low mortgage rates, exploding housing prices have caused California's homeownership rate to dip significantly. Just over half of California households own their homes-the third lowest rate in the country, and the lowest rate within the state since World War II.
It's not just housing prices that are affecting homeownership rates. Studies have found that student debt loads, rising income inequality and changing housing preferences among younger Californians are also at play.
Rents didn't dip during the recession, and now are soaring
Rental costs across the state are some of the highest in the country. While listed housing prices dipped dramatically in the wake of the Great Recession, rents in California remained relatively stable before soaring in recent years in hot markets.
Across the state, the median rental price for a two-bedroom apartment is about $2,400, the third highest in the country. But statewide figures water down how absurd the situation is getting in urban coastal markets, where the vast majority of Californians live. The median rent for a two-bedroom apartment in San Francisco reached more than $4,000 this year.
"It may cost more to live here, but they pay you more"
That's somewhat true – median earnings for Californians are higher than the national average, and are significantly higher in certain regions like the Bay Area with tremendously pricey costs of living.
But on average, income over the past two decades has not kept pace with escalating rents
The problem here is not just housing. Income inequality and wage stagnation in California also hinder low and moderate-income households' ability to pay for a home.
But in certain markets, even extremely high incomes aren't enough to blunt the cost of housing. In San Jose, where the current median income is nearly $100,000, renters can still expect to pay 40 percent of their monthly income on rent, according to an analysis by the real estate data firm Zillow.
Cities are being gentrified – as is the entire state
It's difficult to measure things like "gentrification" and "displacement"-when the arrival of higher-income, higher-educated residents in a community results in the expulsion of longtime lower-income residents. But there's little question change is happening rapidly across many California cities.
Researchers at UC Berkeley found that more than half of low-income households in the Bay Area are at risk of, or already experiencing, gentrification. It's not just lower-income communities bleeding households-higher-income neighborhoods are losing their lower-income members as well. And in places like the Boyle Heights neighborhood of Los Angeles, gentrification protests have exposed escalating tensions between longtime Latino residents and new, predominantly white arrivals.
Where are these low-income people going? Increasingly, out of state.
From 2000 to 2015, the state lost nearly 800,000 residents with incomes near or below the poverty line. Nearly three-quarters of those who left California since 2007 made less than $50,000 annually. The leading destination for California's poor? Texas.
Rising rents are causing more homelessness
Housing costs are just one factor in the complex tangle of reasons people become homeless. California actually has fewer people experiencing homeless now than it did a decade ago. But there's little question rising rents are linked to more Californians living in cars, shelters, and on the streets-especially in the greater L.A. area.
While the vast majority of states saw a dip in their homeless population between 2015 and 2016, California saw an increase of about 2,400 people, according to statistics compiled by the U.S. Department of Housing and Urban Development. California accounts for about 12 percent of the nation's population, but more than 20 percent of the nation's homeless live here.
Recent numbers from Los Angeles County, where the number of people experiencing homelessness grew 30 percent over the past two years, have prompted cries for more eviction protections and rent control. Zillow recently estimated that a 5 percent increase in rent would result in an additional 2,000 homeless Los Angelinos. In 2016 rents grew an average of 4 percent there.
Millennials, mom and dad, and avocado toast
Nearly a decade removed from the depths of the Great Recession, and 38 percent of California's 18 to 34-year-olds still live with their parents, according to U.S. Census data. That's roughly 3.6 million people-more than the entire population of Chicago.
Again, housing costs are not the only thing keeping junior from moving out. Student debt loads, disappearing labor markets, and delaying marriage are also contributing to the trend. We've seen no thorough analysis yet on how California's abundant avocado toast supply may be keeping millennials confined to their nests.
It's a statewide problem
The extremes of the state's housing crisis are concentrated in the Bay Area and greater Los Angeles, but the challenge is truly statewide. A widely-cited reportby the consulting firm McKinsey Global Institute found that in every metropolitan area in the state-from Fresno to Palmdale to Salinas-at least 30 percent of residents could not afford local rents.
The intense pressures of housing costs in coastal urban centers are spilling into inland cities. While San Diego, San Francisco and L.A. top the list of toughest rental markets in the country, cities like Sacramento and Riverside recently have experienced the largest year-over-year increases.
The housing crisis has major repercussions for the economy
Big business is also feeling the pinch of California's housing crisis.
The McKinsey Global Institute found that housing shortages cost the economy between $143 billion and $233 billion annually, not taking into account second-order costs to health, education and the environment. Much of that is due to households spending too much of their incomes on the rent or mortgage and not enough on consumer goods.
Even the attractive salaries and lavish perks of Silicon Valley struggle to overcome the local housing market, as young tech talent flees to the relatively inexpensive climes of Austin or Portland. Nearly 60 percent of Los Angeles companies in a recent University of Southern California survey said the region's high cost of living was affecting employee retention.
It won't be getting better anytime soon
The state estimates that it needs to build 180,000 homes annually just to keep up with projected population growth and keep prices from escalating further out of control.
Unfortunately, for the past 10 years, the state has averaged less than half of that. In no year during that span did California crack the 100,000 barrier.
There's fierce debate over how long it takes low-income residents to benefit from the construction of new market-rate housing – a renter on the wait list for housing vouchers won't take much comfort in the luxury condos being built in downtown Oakland or Los Angeles. While California faces an affordable housing gap at nearly all but the highest income levels, the low-income housing shortage is most severe.
According to the nonpartisan Legislative Analyst's Office, helping just the 1.7 million poorest Californians afford homes would cost $15 to $30 billion a year. The Los Angeles Times estimated that the three marquee bills considered by lawmakers this month would provide less than 25 percent of that total.
This is an excerpt of the project "Californians: Here's why your housing costs are so high." For the full report, go to calmatters.org. CALmatters is a nonprofit, nonpartisan media venture explaining California policies and politics.
If GOP scales back the mortgage interest deduction, Californians would be hit hardest
By Jim Puzzanghera, Los Angeles Times, August 27, 2017
C.A.R. Summary:
For decades, the home mortgage interest deduction has been one of the most sacred of cows in the U.S. tax code. Now, Republicans crafting legislation to overhaul the federal tax system and cut rates are considering placing new limits on the home mortgage interest deduction. And thousands of Californians could feel the pain.
Making sense of the story:
- Homeowners now are allowed to deduct interest paid on as much as $1 million of mortgage debt. Congressional Republicans and White House officials are looking at reducing the limit to $500,000, which would lead to billions of dollars more in federal revenue every year.
- Homeowners still would be able to deduct interest on the first $500,000 of a mortgage, but would lose the deduction for interest paid on any amount above that level.
- Most Americans would not be affected by such a change, either because they own their homes outright, their mortgages are less than $500,000, or they don't have enough deductions to file an itemized tax return.
- But in states with high earners and pricey real estate, reducing the mortgage interest deduction would force hundreds of thousands of homeowners to pay more taxes.
- The California Association of REALTORS® estimates if Congress were to move forward with a cap on the mortgage interest deduction for loan amounts up to $500,000, a quarter of California's home sales would be impacted, and those home buyers would end up paying more in taxes. And for those in Southern California, nearly one-third would be affected.
Why 83 percent of Bay Area renters say they plan to leave
By Riley McDermid, SF Business News, August 21, 2017
A new study has found that 83 percent of Bay Area renters say they plan to leave the region, with two-thirds of those saying the high cost of living here will be the factor that pushes them out.
The study, conducted by housing site Apartment List, polled 24,000 renters in 50 metropolitan areas nationwide.
"Often, young, educated workers flock to these expensive metros to work for a few years after college or graduate school, but don't plan to settle down permanently," the survey found. "Additionally, the rising cost of living may be putting additional pressure on renters to move out of coastal metros."
That cost of living remains a particularly intense factor in the Bay Area, where 63 percent of renters polled said it would be the main thing to spark their move elsewhere. After that, 13 percent cited the area's jobs as a reason to leave, while only 10 percent said the commute time would be a reason to move out of the Bay Area.
The study underscores a number of similar findings, including a 2016 poll by the Bay Area Council that found that more than a third of Bay Area residents said they are planning to leave the region, as skyrocketing housing costs, terrible commutes and an increasingly high cost of living make the area very difficult to afford.
Overall, the poll painted a gloomy picture for the Bay Area, with 22 percent of those who answered saying high housing costs are their biggest concern, followed by traffic at 17 percent and cost of living at 9 percent.
Glen Bell – (510) 333-4460 email@example.com


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Located in Bucharest, Romania, this role will be part of the Central European team of finance, in the Finance Department, reporting to the Finance Director of CE.
The Job Purpose
will be to provide financial leadership for Romanian and Bulgarian market.
To support Market Director with the finance function in order to achieve short and long term goals of the markets.
To work with Operations and all support functions to drive performance and growth, and align activities on the market level to Board approved plans.
To support the business by providing timely and reliable financial reports and ensure necessary compliance with Group, statutory and legal requirements.
Support in any savings tax optimisation ideas.
Represents the finance function at the countries' level; provides with financial and strategic advice to improve business results. Partners with all departments to provide financial data, analytical resources and tools to ensure planned results are achieved.
Manages local finance team, relations with external accounting service provider to ensure timely and reliable financial data to both operations and executive team.
Ensures completeness, accuracy for accounting records and timeliness of monthly and provides quarterly group reporting.
Oversees preparation of statutory financial statements.
Reviews and executes from external accounting service providers filling of all statutory required returns (CIT, VAT returns, National Bank filings, Intrastat, Statistical fillings, tax and civil law transactions and real estate tax) ensuring proper and complete compliance.
Liaises with tax authorities (all local tax issues) and other local authorities. Supports implementation of any tax optimisation ideas.
Implements and maintain tools and procedures to ensure appropriate level of internal controls within the organisation required for safeguarding companies assets.
Drives initiatives to continuously improve the financial processes in order to make the finance function more efficient and effective.
Manages relations with banks and ensures appropriate liquidity level.
3 direct subordinates at this moment.
Experience and skills
Excellent knowledge of statutory GAAPs, good knowledge of relevant IASs and IFRSs
Background in financial accounting and good knowledge of all related laws.
Experience in working with financial/accounting systems (ERP).
Experience in facilitating reporting processes and establishing financial control tools
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subset: commoncrawl


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Policy Statement Asks Parents to Ban 'First-Person Shooter' Video Games
HealthDay News — Media violence has become a routine part of the daily lives of American children, and parents, lawmakers, and the media should take steps to change that, according to a policy statement published online July 18 in Pediatrics.
The new policy statement, from the American Academy of Pediatrics (AAP), calls on pediatricians to routinely ask about children's "media diet," and for parents to limit the violent content to which their children are exposed – whether on television, online, or in video games.
Video gaming is a particular concern, partly because of the advent of three-dimensional technology that creates a "more immersive experience with violence," statement author Dimitri Christakis, MD, MPH, who directs the Center for Child Health, Behavior, and Development at Seattle Children's Research Institute, told HealthDay. The policy statement points to a "proven scientific connection" between virtual violence and real-life aggression. Many studies have found such links, Christakis said.
The policy statement advises parents to: play their children's video games with them, so they know exactly what the content is; shield children younger than 6 from all violent media, including "cartoon violence," and ban "first-person shooter" games altogether.


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Packing Up Your Life
It's not what you pack, it's how you pack. That's the most important thing to remember when packing up a house and belongings for a move. Most people don't realize that packing is like a science and one slight mistake can result in valuables being damaged or broken. Here's a few tips to help.
Make sure to put heavier items on the bottom and lighter, more delicate items on top. This ensures a smaller chance of any lighter belongings breaking during the move.
When packing, make sure the boxes are the right size, after procuring the best deal on moving boxes. If a box is too big, valuable space is wasted in the truck or car. If said box is filled to capacity, there is a risk of storing too much weight in one place which can result in the carrier getting hurt or the box breaking from too much weight.
Pack items close together. They will act as buffers and prevent shifting during the move. This means less chance of breakage. If it's hard to fit items close together due to weird shapes or non complimentary items, use tissue paper or bubble wrap. All these things need a layer of cushioning so they don't move and break.
Try to bulk similar items together. It's not smart to mix items from different rooms; it will just make unpacking more tedious. Keep linens separate from dishes and library books separate from shoes. Although linen does make for good cushioning if its not a bother to have it scattered throughout moving boxes.
If a box or carton is rattling, bulging outwards or bending inwards, then it has not been packed correctly. Rattling means it needs more cushioning or another item to fill that space. Bulging out or caving in implies that there is too much or too little in there. Rearrange some things and pack like it's a jigsaw puzzle. Everything's got to fit nicely.
One way to make life easier is to use wardrobe cartons. This way clothes can be left on hangers and they arrive at their destination wrinkle free. This saves time packing up clothes off hanger into boxes and saves money on boxes and dry cleaning services. Ask each moving company what they can offer.
Small tip: remove bulbs from lamps, batteries from appliances and make sure to empty the water from the iron and the gasoline from the lawn mower. All these things will make the move easy and safe.
Pack "load last" boxes right before the movers arrive. This should have linen from stripped beds and any last essential items used in the bathroom and kitchen. Once in the truck last, they can be unloaded first in the new house and made available for use right away.
It is advisable to also have a "load last" box of cleaning supplies. This box can be used in both the new home and the old home. This way an old place can be left in the best condition with some last minute cleaning when everything is packed up. These supplies can also be used at the new place for anything that might have been missed or any item that may have gotten dusty or grimy during the moving process.
Another tip is to call Kandela. With one call you can acquire your very own concierge who can do all this for you, for free! Your personal concierge will find you the best company for you that will help with packing, boxing, shipping and moving. It doesn't cost you anything but it does give you peace of mind and time and energy to focus on other things.


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The Royal Society of Painter-Printmakers is launching a brand new printmaking exhibitition: the RE Open. Designed as a showcase for excellence in printmaking, the exhibition will also provide a fascinating forum for consideration of current trends and new directions in this ever evolving and extraordinarily creative art form.
Bankside Gallery
48 Hopton Street, SE1 9JH
Daily 11am-6pm


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HLS and uniform start dates
We have received the following from Steve Lund, Delivery Manager, Natural England, Cumbria
I want to make sure that the Federation of Cumbria Commoners and its members are aware of the upcoming changes to payments for HLS agreements which have been publicised over the last few months but which will have a considerable impact on some agreements.
As you may be aware, the New Environmental Land Management Scheme (NELMS) has a uniform start date of 1 January each year and payments for management are also tied into this 1 January start date.
Currently, we have monthly start dates for Environmental Stewardship agreements and payment roughly every 6 months after this start date. This will change from 1 January 2015 and agreement payment dates will move as a result of the Uniform Start Date requirement, but over the life of an agreement total payment will remain as originally proposed. This change is being made to comply with the requirements of the European Commission and prevent future financial penalties being applied to the UK.
All affected agreement holders have received a letter highlighting this change. The effect of this change (i.e. whether they receive payments earlier or later) will depend on the month your agreement started. As a general rule:
- Customers with agreements which start in February to June will receive a lower payment in 2015 and this will be slightly later than originally scheduled.
- Customers with agreements which start in July to December will receive an extra payment in 2015.
From 2016 onwards an agreement will continue to receive 2 payments, paid by June and December.
In general, 34% of agreement holders will experience negative impact in 2015 - those with agreements which start in months February to June in the years 2007 to 2014. The ramifications will vary depending on the agreement start month: the negative impact increases incrementally from February (- 8%) to June starts (- 42%).
Attached is a link to a Q and A document explaining the situation, and a payment timing tool which will allow individuals to work out how much better or worse off they will be in 2015.
· Uniform Start Dates and Alignment of payments in 2015 – Q&A
· Payment Timing Tool - to show how individual agreements are affected
Agreement holders will get a further, more detailed, letter in November detailing how this change will affect their cashflow. In Cumbria, some of the commons will experience significant changes to their cashflow.
I am sure your members are aware of this change, but it is worth them accessing the payment tool to understand in more detail, what the effects will be on their individual agreements.
Best wishes.
Stephen Lund
Delivery Manager, Natural England, Cumbria
07789 032229


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Spider Plant Creature #2
A mythical dragon like creature inspired by the highly adaptable spider plant. If you look carefully you may just find this urban creature dwelling in a leafy street or laneway near you. Kukileaf designs are inspired by and created from a love of the natural world. Designs usually commence with photography particularly of plants. The shapes, patterns and textures captured are utilised in a variety of ways to create the final image. The image may go through multiple rounds of sketches and digital manipulation prior to final production. Despite the variety of end results produced the process is similar for all works.
Meet your fellow Humans! Show us your DBH style on Twitter, Instagram or Facebook and tag @designbyhumans for a chance to win free tees and be featured on our site!


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Okay, that last one didn't make sense at all, even as a play on words. Anyway, this October I decided to not only post the instant watch list on time (for once), but mix it with some Hulu for variety. Alas and alack, it's mainly because Netflix really didn't roll out with much for horror this October...and the proportion of films I actually wanted to watch that I hadn't seen...well, this just seemed to be a little bit less painful. So, without further ado, the list begins...
1st. - The Rite
2nd. - The Silence of the Lambs
3rd. Most Likely toDie
4th. Hollows Grove
5th. Dead Set (this one is actually a show, but it's 5 episodes, boiling it down to the length of one film. Plus, it's awesome.)
6th. The Lodge
7th. Para Elisa
8th. 2001 Maniacs
9th. The Babadook
10th. Cujo
11th. Would You Rather
13th. Stung
14th. Offpsring
15th. Curve
16th. Poor Pretty Eddie
17th. The Damned
18th. Beneath (2007)
19th. The Veil
20th. Occupant
21st. Final Girl
22nd. Stranded
23rd. Deformed Monsters
24th. Comforting Skin
26th. Witching & Bitching
27th. Out of the Dark
28th. Castle Freak
29th. The Host
30th. The Fury
31st. Jaws


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A few months ago a few mates and I decided to go to Broncos Leagues Club to watch the footy and have a few beers. Something happened and we didn't quite make it there that night (we went to Easts Leagues instead).
But this weekend we finally made it!
After a few games of Keno, beers and the winning of a prawn tray we went to the 88 Restaurant Bar and Cafe and I ordered the chicken parm. So how was it? Picture below.
Size: Medium small, there was enough on the plate to be satisfied but if it wasn't for the pie from Rock N Roll Bakery beforehand I would have been hungry at the end.
Chicken: Very well cooked chicken, crumbing was tasty and the chicken was juicy. Can't fault the chickens preparation in any way.
Sauce: Not a huge amount of sauce, but what was on there was tasty.
Ham: Didn't see any ham on mine.
Cheese: Nice cheese, very well cooked. Melted with a good crusting.
Chips: Standard pub chips, but that's not bad. They were cooked just right. Crunchy on the outside and fluffy in the middle.
Salad: Boring. Had one bite and left it all. If there was dressing on it I didn't see it. As you've probably read in my previous posts I prefer the salad to be in a separate bowl.
For $18.90 (members price) it was a very good parm. Plus it was great to walk through the hall of fame at the Broncos Leagues. Shame the place was so quiet and filled to the brim with pokies. Would definitely go there again for a meal but not to drink beer.
-Dave the Mega-Parm
ps. go the Broncos! 2013 is our year!


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Best Cigar Prices is a top online cigar retailer that offers over 6,000 high quality cigars and a wide selection of unique brands. Here you'll find premium, hand rolled, quality cigars that are guaranteed to satisfy all of your tobacco cravings.
We offer a wide variety of Boxed Cigars that are perfect for containing multiple cigars. Traditional cigar boxes are usually made of wood and have Spanish cedar on the inside to keep cigars fresh.
At BestCigarPrices.com our mission is to acquire high quality, premium cigars in large quantities in order to offer them to our customers at the best price possible. Our company takes pride in offering you the absolute best customer service, selection and pricing in the industry and we guarantee 100% satisfaction!


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Search the Archive
Search the National Gallery Archive containing records of the Gallery's activities from its foundation in 1824 to the present day. Find out more about the National Gallery Archive.
Record NG6/16/739
Up to parent record NG6/16 No child record
|Archive reference number
Letter to Mr Samuel Smith
|6 May 1892
Re representations of the Dogana at Venice
|Record type
Your list will only be saved temporarily. Inactivity of more than an hour could result in the loss of your list. If you would like to keep a record of your list, we suggest you email it to yourself.
Your list of records will be sent to us if you request an appointment, and a summary will be included in your appointment email notification.
© 2018 The National Gallery, Trafalgar Square, London WC2N 5DN


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Here's a video.
Part Magician. Part Comedian. Totally Dysfunctional.
Nathan Tricky Allen is a nationally-touring, Iowa-based Comedian-Magician for adult crowds at corporate events, company parties, nightclubs, casinos, comedy clubs, country clubs, and private parties. His work as a Magician / Comedian takes him throughout Iowa, Wisconsin, Illinois, Minnesota, throughout the entire Midwest, and across America. He's also really good at writing from the "third person" point of view.
Yes, I am a magician, but you will see NO tuxedo and NO sparkly boxes in this show.
Instead, I combine…
- 🔥 sleight-of-hand MAGIC,
- 🔥 an irreverent smart-ass attitude,
- 🔥 DANGEROUS tricks and STUPID stunts,
- 🔥 a TWISTED sense of humor,
- 🔥 IMMATURE pranks and hijinks, and
- 🔥 a TON of HILARIOUS audience participation
…into one of the very few magic shows on the face of the planet that is both geared for adults AND funny.
My show is 😆Funny, 🤩Amazing, kinda 😈Naughty, and VERY "audience-centric" – if that's a word. Don't take my word for it, though. Take a look at some reviews:
"Your show was enjoyed by absolutely EVERYONE! (And that is VERY hard to do!)"
"A LOT more laughs than a typical magic show!"
"Funny, fast moving, unique, and very entertaining!"
"Very funny, fast-paced, and leaves you wondering 'How the hell did he do that!?'"
"Sarcastic and funny… perfect for a company party!"
"Nathan got shy people out of their shells, and had everyone – from younger staff to older directors – laughing hysterically!"
"Our customers are still talking about the show! This was one of the best nights we've ever had!"
"This guy is one talented, FUNNY guy… Your face will hurt from laughing so hard!"
"Action-packed! Funny and unpredictable!"
"Outstanding!… They had tears rolling down their faces!"
"A laugh-filled night with a wild and edgy magician!"
"We have never had as many compliments on our party as we did this year, thanks to you! Thanks for making our party a success!"
"The show was so great, people are still talking about it seven months later!"
"The best event EVER… Very high quality entertainment!"
"You did an awesome job… The show was very funny and we loved the audience participation!"
"We've never had as many people gather for the entertainment at our convention!"
"Insanely hilarious… This guy had our group CRYING from laughter!"
I started working as a magician when I was just 12 years old (my show was quite a bit different back then, lol). Now, at the age of 34, I have one HELL of a crazy list of performances under my belt, for folks from ALL WALKS OF LIFE - from biker bars to private parties for heads of state, and from comedy clubs to Fortune 500 corporate events.
A few of my credits include...
Oh, and one time the International Brotherhood of Magicians gave me a trophy for being a decent magician or something, but I think entertainment is subjective and the awards are pointless, so I dropped it into the donation bin of a secondhand store.
My proudest accomplishment, though? Being voted Class Clown in school. Because priorities.
So... as you've probably figured out by now, I'm...
Not Your Typical Magician
The unfortunate truth is, when most people hear "magician," they think "lame," "boring," and "cheesy." I get it.
This is because many magicians...
- 🙄 ...are so focused on doing their TRICKS that they forget to entertain the audience...
- 🙄 ...take themselves SO SERIOUSLY that they're not very fun to watch... or...
- 🙄 ...act SO CORNY that only little KIDS find them amusing.
Whatever. To each his own. But I Do Things a Little Differently:
- 👍 My focus is on having fun with the audience, not on the tricks,
- 🤪 I do not take myself seriously (probably to a fault), and...
- 🍺 the show is not for kids.
I just wanted to be clear: if you come to my show hoping to see Silly Willy The Birthday Magician, you're gonna have a bad time.
Any Questions So Far?
If so, I'll bet you'll find the answers right here; these are the 15 questions I receive most often.Hey, boy - You play country music, or western music?
Except I'm different from most magicians, because I'm also part comedian... It's LIKE a magic show, only funnier...
It's like... if Houdini's skills had a bastard love-child with Ron White's attitude.
Ya know what? Country. I play country.
But do you need it to look like an accident?
Because that'll cost extra.
Well, that's pretty much it. That's who I am and what I do.
I don't think there's much more I can tell you without getting uncomfortably personal (I save THAT for the live shows, haha).
Like What You See?
Then I think we'll probably get along.
If you're currently planning a party or event, and you're looking for entertainment, look no further. Click here to ask about booking my show for YOUR party.
If you're NOT planning an event, but are interested in attending a show in your area, click here to see the upcoming open-to-the-public show dates and ticket info.
Hope to see you soon!
Nathan Tricky Allen
Magician / Comedian
Iowa, USA


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Hello family and friends!
Just a quick note to share some pictures with you. Elijah is doing great! His last Ultra Sound and XRay were all clear and his health has been fairly good over the past few months.
We love you! Hope you had a wonderful Thanksgiving. Have a great Christmas and New year!


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My favorite Indian dish is palak paneer. The creamy spinach and salty, firm cheese cubes…mmm! This recipe is sorta like saag paneer (apparently the difference between saag and palak is that palak is always spinach, but saag can be any kind of green). But I almost don't want to tell you that because I don't want you to think it's the totally the same if you're as obsessed with palak/saag paneer as I am. It's like if saag paneer went a wee bit healthy.
I've tried making Indian dishes before that didn't exactly turn out – this is always delicious and I always want to eat a ton. It's a staple on our meal rotation. It's pretty darn healthy and a great way to get in some protein and dark leafy greens! You can use either tofu or chickpeas – both are delicious with this. Tofu is a little more like paneer, but the chickpeas add a bit of creaminess. I've used kale or spinach with it – even frozen spinach, which makes it a great year-round dish. It's pretty easy, too – the ingredients list is long, but mostly spices. Don't be scared. You can do it.
Curried Greens & Chickpeas or Tofu
from Appetite for Reduction (I swear. 99% of the recipes I post I find from Isa Chandra. Just go buy all of her cookbooks!)
2 tsp olive oil
2 tsp coriander seeds
1 small onion, diced
4 cloves garlic, minced
2 tbsp minced fresh ginger (I didn't have any, so I left it out)
1/2 tsp red pepper flakes
1 tbsp curry powder
2 tsp ground cumin
1 tsp garam masala
1 tsp salt
1 (12 oz) can crushed tomatoes (or 1 large tomato, diced)
1 lb greens minced* (I used kale with a bit of spinach)
14 oz cooked chickpeas, drained and rinsed, or
16 oz tofu, cubed and pan-fried*
Preheat a 4 qt pot over medium heat. Pour 1 tsp of the oil into the pot and use a spatula to coat the bottom. Add the coriander seeds. Cover the pot and let the seeds pop for about a minute, or until the popping slows down, mixing once. If the seeds don't pop, turn up the heat a bit until they do. Add the other tsp of oil and saute the onion 4 to 7 minutes, until translucent. Use a little nonstick cooking spray if needed. Add the garlic, ginger and red pepper flakes, and saute for another minute. Add the tomatoes and mix to deglaze the pot. Let cook for about 3 minutes, then add the curry, cumin, coriander, garam masala and salt and mix well.
*Mincing the kale involved putting it all in a big bowl and grabbing a pair of kitchen scissors and chopping like crazy! You might have a better way, but this was fun.
*If you're using tofu – cube it and cook it for 10 minutes in a skillet that's been sprayed with olive oil, adding a few splashes of soy sauce halfway through cooking. Be sure to turn it a lot so it gets nice and crispy.
Add the chickpeas or tofu and spinach, mixing well. Cover the pot, let simmer for a few minutes, stirring occasionally, until the spinach has thawed and heated through. Simmer and cook covered for 10 or 15 minutes, to allow everything to heat through and meld together.
Taste for salt and serve.
Number of Servings: 6


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Happy Friday Things
Hi guys! I'm trying out something new. The goal is to give you something every Friday to inspire you.
A quote or someone cool I think you will want to follow. Something interesting or motivating to listen to (I'm obsessed with podcasts right now but it could be a song too!) Something you will want to cook or drink… You get the idea.
Happy Friday! Let me know what you think.
Jillian is wife of the bassist for Weezer and has a fascinating story. I couldn't stop listening.
I'm obsessed with easy fish tacos and Zest my Lemon's awesome real food inspiration.
This would be a game changer right?
My friend Ari just returned from an AMAZING adventure across Europe. That blue lagoon!


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I read about the schools Zero tolerance policies where I read about students being expelled from school for carry a pair of nail clippers. I never heard of a bully in school threatening kids with a pair of nail clippers saying," Give me your lunch money or you will get a manicure". Even dealing with these schoolyard bullies, they encourage kids not to fight back and just tell an adult. Fighting back against a bully will get students arrested for standing up for themselves. The bully will never get in trouble. He will become a TSA agent or a jack booted thug instead.
Were Zero Tolerance policies in the Public schools responsible of taking away classes like wood shop, metal shop, agriculture, construction and auto mechanics because many of those tools used to learn the basics of a trade can be used as a weapon? Using these stupid policies to take away these classes has now taken away the ability of our children to learn the basics of a trade that can be converted in to marketable skill. I learned how at electric arc weld and gas weld in Jr High School. I learned how to make things from wood from these classes to help me make a living. Even in Home Economics, I learned how to repair clothing and even make clothing that can rival the china junk any day. I learned how to grow food and how to judge a cow and a pig I wanted slaughtered that is where I learned the value of workmanship taking these vocational classes. When I was in School, I was a member of VICA and the FFA as part of learning my vocational skills. They do not have these organizations in the schools anymore.
When we look at what Agenda 21 is about with its real goals. Taking away these classes from young students to learn basic trades and skills is the path of serfdom. The government does not want us to be self reliant and self-sufficient. I know the public schools are in bed with agenda 21. We must throw out agenda 21 out of our counties and start teaching our children the skills needed to sustain themselves. When we get back to common sense education throwing out these Federal mandates, stop taking Federal money with the prohibition of allowing government workers to unionize. We will start restoring the republic and its greatness again.


text: from rom manager when i try to go into recovery, i can no longer get the nandroid options in the menu--just get the standard options & i have performend the sprecovery procedures several times. i've even tried to go back to "like new" state when i purchased the phone, but cannot perform this procedure without the needed options in recovery. any ideas how to overcome this issue?


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According to a recent report by the Next Web, UK mobile operator O2 may actually be sending your mobile phone number to every single website that you visit on your device.
This was first discovered by Lewis Peckover, who created a website to check what information would be sent to a website by a mobile browser when it requested data.
The guys from the Next Web have tested this with a mobile phone on O2's network and were able to replicate the issue and the website did indeed get the mobile phone number from the deice.
O2 has responded by saying that they are looking into it, although there doesn't seem to be any sort of response from them as yet on why this has been happening.
Source The Next Web
Filed Under: Mobile Phone News, Technology News


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Toy Story Mania Review, Imagineer interviews, VP of Disney's Hollywood Studios and more!
Tags: Imagineer, Imagineering, Interview, Rilous Carter, Senior Concept Writer Kevin Rafferty, Senior Show Producer Chrissie Allen, Senior Show Producer Laurie Coltrin, Trivia - Disney's Hollywood Studios, Walt Disney World Ambassador
Think you have done it all in Walt Disney World? Here are 102 Things that you may not have experienced before!


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Sue Yerou, Image Consultant
Finding a personal style is a journey of discovery, creativity, expression, and change.
"Let's launch your new look!"
Style Rehab is a business designed to curate personal, functional and flexible wardrobes specifically tailored to fit your own unique lifestyle and look.
Who is the typical Style Rehab client?
• Professional men and women who are too busy to shop
• Mothers re-entering the workplace and professional realm
• People who have never enjoyed shopping
• Individuals who desire help discovering their personal style
• Someone tired of the same old thing, wanting to refresh their look
• Travelers looking to plan wardrobes suitable for comfort, simplicity and no stress
• Starting a new job or new career
• Reinventing yourself
My extensive experience working with men and women from of all walks of life has given me firsthand knowledge about what items are best suited for your body type and lifestyle. Let's get you feeling confident and comfortable, while looking your best for all occasions. Working with you on your wardrobe is a journey we take together, wrapped in fun and enlightenment for us both.
As a style therapist, I work with folks who want to make changes in their wardrobe – many are not happy or are overwhelmed by their closet when it comes to selecting the right outfit. I walk each client through this process and together we both get to witness the transformation happen right before our eyes. Clients find it safe and comfortable to reveal who they truly want to be. I help them rediscover items in their own closet, create pairings and combinations of things they might never before have put together. Transformations, big Ah-ha's and a bright new confidence emerges as we work together to see the brand new you!
It is truly a gift to see the light from within come to the surface in that moment.


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Candy Crush Saga is one of the most popular games on pretty much any platform, whether it's the web browser, iOS, or Android. People from all over the world have enjoyed how simple it is to pick up, while offering a fair bit of challenge for more experienced players.
The basic idea behind it (match 3) definitely isn't new, but the game takes it into unique directions that have resulted in an explosion of popularity among the general public. As fun as the game may be, it might be the case that you don't feel particularly skilled at it, and keep losing early compared to other players. So if you want to have a much more enjoyable time with it, you can make use of our Candy Crush Saga hack that will allow you to get much further in the game without having to encounter so much difficulty.
Here, the cheats and hacks we have are completely legitimate, free of scams, and easy to obtain. They'll help you quite a bit in your ultimate candy quest, and allow you to rank among the best players.
Candy Crush Hack Info
A lot of the game revolves around luck and how it picks out the next set of pieces. Sometimes it can be difficult trying to predict which piece will appear next, leading to mistakes that are hard to recover from if you get a lot of pieces that don't match.
Our Candy Crush hack can improve upon this situation by manipulating luck so that it goes a bit more in your favor. After all, no one likes to lose, and our cheat here will make sure that you can play the game in a way that you'll enjoy.
There are other ways to cheat and hack the game, such as manipulating the board pieces. Whether it's that method or something else, you can pick whichever method makes you feel most comfortable.
Does it work?
These cheats and hacks are very much proven to work, and will add an incredible sense of fun to your play sessions. We're certainly not looking to scam you with anything; all of our software is completely legit. You don't have to take our word for it, though. You can see for yourself or ask other satisfied candy crushers whether our cheats work the way that they should.
We think you'll find that our cheats and hack for Candy Crush Saga will take some of the edge off trying to build your own skills in the game.
Getting Started – Accessing our Candy Crush Saga Hack
The only thing you have to do when it comes to getting started is to take our quick survey. After it is completed, our candy crush hack will transfer all of your chosen items to your account.
When using our software, it should be pretty easy and straightforward to get going. Everything is on a simple and self-explanatory GUI, so you don't need to have any kind of technical background to get the most out of your candy crushing sessions.
I'm living under a rock; what is this game?
Those who already know about the game can skip this section. Otherwise, read on to find out why this app is taking the world by storm!
Candy Crush Saga is a Facebook, Android, and iOS game developed by King, and is a match-3 type of game that's fairly similar to Bejeweled. The difference with Candy Crush saga is that, besides offering a unique theme and coat of paint, there are various little surprises that make the traditional match-3 gameplay a little more interesting and dynamic, with things like hazardous blocks, matching more than 3, matching to get rid of obstacles, and so on.
It also happens to be one of the most downloaded games ever on both app stores, and one of the most played games on Facebook, sometimes even surpassing Farmville. Thus, it is a great target for something like finding a Candy Crush hack, because then more people can enjoy not having to worry about being bad at the game, and being unable to progress. You, too, can claim victory with all of the best!
How is it played?
The basic gameplay is quite similar to other match-3 games such as Bejeweled. As your three pieces begin their descent on the board, you rotate and change their orientation such that one or more of the pieces start to match up with adjacent pieces. Match three or more pieces, and they will clear form the board. The goal is to clear as many pieces from the board as possible, and earn more points.
Candy Crush Saga mixes things up a little with additional blocks that may help or hinder your progress. As you start to match pieces, you'll start to see hazard blocks drop in that might slow you down as you try to clear them out. And the only way to clear them out is the match neighboring pieces.
There are quite a few more details than this, but it should be clear by now how it can be a lot of fun. What can make it even more fun, however, is if you make use of Candy Crush cheats so that you can steamroll through the game and make it a lot more enjoyable and fast-paced.
Why a survey?
Surveys and/or sponsors are how we are able to provide the services that we do without charging anything. All that we ask is that you complete a quick survey. It's of no risk to you, it helps us out, and it helps out the survey companies as well. And in the end, you get a much more enjoyable Candy Crush cheat. It's a win for all parties involved.
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- Details
- Specs
- Reviews
- What's Included
The Steren 400-110 30W Pencil Soldering Iron is the perfect tool for the hobbyist or do-it-yourselfer for installations, repairs, and limited production work. This particular soldering iron is to be used only for soldering/de-soldering electric and electronic components in printed circuit boards and modules, for tinning PCB tracks and cable ends and for repairing cable connections, it is not intended for heavy production use. It supplies heat to melt solder so that the solder can flow into the joint between, and connect, two work pieces.
Manufacturer Steren Manufacturer Product No 400-110 UPC 884645119705 Heater Power for Soldering Iron 30 Watts Tip Size 1/8 Inch
- 1x - 30W Pencil Soldering Iron
- 1x - User Manual
- 1x - 30W Pencil Soldering Iron


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Joko Widodo adalah pilihan paling tepat? Mungkin. Tapi setidaknya semua udah bisa liat gimana kepribadian sesungguhnya dari sang saingan.
#AdaCintadiSMA is blessed with a thoughtful screenplay, great performances from its cast and a bunch of easy-to-love pop songs. Adorable!
Patrick Effendy's direction is also admirable. #AdaCintadiSMA is almost never out of tune on keeping the movie on the right pace.
Yep. It looks like we're going to call her "Academy Awards-nominee Kristen Stewart" next year. awardsdaily.com/2015/12/04/the…


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WASHINGTON (Reuters) - A former portfolio manager for Moore Capital Management agreed on Monday to pay the U.S. futures regulator $1 million to settle charges that he attempted to manipulate prices of palladium and platinum futures contracts on the New York Mercantile Exchange.
Christopher Louis Pia attempted to manipulate the settlement prices of palladium and platinum futures contracts from at least November 2007 until May 2008 while working for Moore Capital, the Commodity Futures Trading Commission said.
He had engaged in a trading practice known as "banging the close", the CFTC said.
The order bans Pia from trading CFTC-regulated products during the closing period of the markets and from trading CFTC-regulated products in platinum and palladium. It also requires him to distribute a copy of the regulator's order to current investors and to current and future employees.
"Christopher Pia is pleased to have settled with the CFTC in order to put this matter behind him. Pia Capital, his current firm, is committed to abiding by the CFTC Order and to maintaining the highest level of compliance," Pia Capital said in a statement.
A Moore Capital spokeswoman could not be reached immediately for comment. Moore Capital, one of the biggest hedge funds investing in commodities, managed around $15 billion as of June.
The act of "banging the close" occurs when a trader acquires a substantial position leading up to the closing period, and then offsets the position before the end of trading to try to manipulate closing prices.
In this case, Pia entered market-on-close buy orders that were executed in the last ten seconds of the closing period for both contracts in an attempt to exert upward pressure on the settlement prices of the futures contracts.
A year ago, the CFTC settled similar charges of attempted manipulation of platinum and palladium futures settlement against Moore Capital Management, Moore Capital Advisors, and Moore Advisors.
"As demonstrated by today's action, the Commission will not hesitate to impose significant sanctions on such traders," David Meister, the CFTC's enforcement chief, said in a statement.
Meister said in May that he would use his "bigger arsenal of weapons" to crack down on fraud and manipulation in the marketplace.
He said his group would keep cracking down on schemes that prey on retail investors — until recently the hallmark of the agency's enforcement division — but would also focus on investigating broader industry and over-the-counter fraud and manipulative schemes.
Earlier this month, the CFTC finalized a rule that will give it more muscle to crack down on market manipulation and fraud.
Additional reporting by Frank Tang in New York; Editing by Dale Hudson


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This course will use a website developed by a textbook publisher.
Specific details for accessing this website
will be provided by your instructor.
Your course is using Canvas. If you are new to Canvas, please visit the
Canvas Basics course space
to become familiar with Canvas prior to the start of your course. No login is required to
access this space.
Log in to your Canvas course space at
If you do not know your Bucks Username, you can retrieve it by using the Find Your Username Form. Enter your Name, Birthday (mm/dd/yyyy) and either your 7 digit student ID number OR your social security number, then click Submit. Your Bucks username will display on the screen.
Note: Students are uploaded to Canvas several times a day. If you registered late, you won't be
able to access Canvas until the next upload takes place.
While you may purchase your books and other course materials from the provider of your choice (using the
ISBN number available through the course's academic department
where applicable to ensure the correct version), both the campus bookstore
and our online bookstore,
guarantee that they stock the correct version for your course.
Approximately 3 weeks prior to the start of the session you can use the link
below to see the list of books that have been selected by your instructor. If you have
any questions about the course materials listed, please contact your instructor or the academic
department directly.
this link to see the book list for your course.
Thank you for your interest in Nutrition - HLTH 120N. I hope that you will benefit from the many experiences you will have to explore the science of nutrition. Please note that this course is an e-learning course. ALL aspects of the course (assignments, exams, and postings) are completed online through the Bucks County Community Collge coursespace.
In our class, we will explore the science of nutrition. The course will encourage the application of nutrition principles and enable you to implement good nutrition in your own life.
Orientation: Orientation is completed by accessing the course site at the start of the semester. Students will need to review the Course Syllabus and Course Schedule. A virtual chat session orienting you to the course will also be available during the first week.
This course uses a course management system called Canvas. It is recommended that students visit Canvas Basics, the online student orientation to Canvas. Additionally, students are encouraged to contact the Bucks Online office for assistance in understanding how to participate in e-learning courses. All of the recommended components contain information that you will need in order to decide if your computer meets the minimal requirements for accessing the course.
Course Materials: Byrd-Bredbenner, C., & Wardlaw, G. M. (2014). Wardlaw's perspectives in nutrition: A functional approach. (1st edition) USA: McGraw Hill.
"Connect Plus Access Code" is needed for the course—this includes an e-book, Learn Smart and Nutrition Cal Plus. You can purchase the textbook bundled with an access code for Connect at the BCCC bookstore. Or, if you prefer to use an e-book, you can purchase access online. Please see further instructions in the Orientation Module on our course Canvas page.
Communication: The course is designed so that you, the student, can benefit from various methods of communication with the instructor and your fellow students. This means that you will be required to utilize the numerous internet methods to communicate, send assignments, take tests and quizzes, and perform your own research. Remember, your success in this class will be directly linked to your utilization of the various tools and learning activities available to you.
Course Requirements: Some things that will be required for your effective participation in this course are the following items:
Access to a Computer with Internet Access.
Active participation in on-line discussions. Timely completion of required examinations and class assignments. All coursework is submitted through the online course space.
Questions about Bucks Online? Contact us at 215-968-8052 or email@example.com