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By Shaneka Shaw Taylor and Emraan Dharsi
Nothing dampens the excitement of a sale like the sudden realization that you've made a mistake. In Vandenberg v. Wilken, the Ontario Court of Appeal provides a strong defence against partial summary judgment motions for the enforcement of Agreements of Purchase and Sale (APS).
The Vandenbergs entered into an APS to sell their commercial farm real estate to the Wilkens. Despite the initial agreement, the Vandenbergs refused to proceed with the sale. The Wilkens responded by bringing an action against the Vandenbergs for specific performance or, alternatively, damages for breach of contract. The Vandenbergs responded with a counterclaim and a third-party claim against the real estate agents, alleging collusion, conspiracy and unconscionability.
As the matter appeared to be straightforward, the Wilkens moved for summary judgment to enforce the APS and gain ownership over the commercial farm. The motion judge granted summary judgment, finding the APS to be valid. Although the motion judge refused to grant specific performance, he did order a trial to determine the damages for failing to complete the sale. He also found that the Vandenbergs lacked credibility in their claims against the real estate agents. And even if they did have credibility, and a court could find that the agents made misrepresentations, the motion judge found that the "remedy lay against the agents, not the innocent" Wilkens.
Not surprisingly, the Vandenbergs' appealed the decision and they were successful.
In Butera v. Chown, Cairns LLP, the Ontario Court of Appeal placed significant emphasis on the need to ensure consistency and clarity between summary judgment and trial decisions. In this case, the Court of Appeal found that the Vandenbergs' allegations against the real estate agents were essential in determining the validity of the APS. If the allegations were substantiated at trial, the APS would be invalid despite the summary judgment otherwise. As such, the Court of Appeal held that both the allegations and the validity of the APS, were better suited for trial.
The Vandenbergs' credibility was also important in substantiating their allegations and determining the validity of the APS. The Court of Appeal held that the motion judge's finding on credibility limited the trial judge's ability to decide the case at trial, as he or she would be forced to the rule the same way. As credibility was intimately connected with the allegations, which in turn were intertwined with the validity of the APS, the Court of Appeal dismissed the appeal.
In conclusion, it appears that when the purchaser has a claim against a third party, like their real estate agent, there may be a legitimate reason against a summary judgment motion, pushing the matter to trial.
Emraan Dharsi is a third-year law student at Osgoode Hall Law School. A developing advocate, he hopes to practice commercial litigation upon his call to the bar in 2021.
I do not believe there has been a single court case in Ontario where an Owner has ever been evicted for the fulfillment of an APS but there are many where damages to a Buyer have been awarded when a Seller backs out of a firm and legally enforceable contract. If I am wrong I would love to see the canli #.
Building inspection clauses can be crafted and signed with informed consent within a legal framework that allows both parties to a negotiation to be fully protected. Unfortunately those clauses are complicated and have never appeared on webforms because of the lack of professionalism and knowledge 90% of today's REALTORs possess.
It violates the Code of Ethics and the REBBA to craft an out in a contract with the intent of being able to use that out unless all parties to the transaction were made aware of your intent.
I am often amazed at the comments and articles I read here on REM as to the total disregard for consumer rights and the laws of the land.
Hi Nelson:
I'm surprised I didn't get more blowback against my philosophical approach to representing my clients' fiduciary interests as of this 5:50 p.m. reply your concern.
I always looked at my role as being an advocate for my clients, not just most of the time, nor by way of hedging my bets by considering the other side's interests. No, I represented my clients to the max, 'all' of the time, without consideration for the other side's interests. The other side had their representative advocating only for their interests…unless…they were trying to pull a deal together, thus giving some consideration to the other side's concerns, in this case, my side's interests. I would always make sure my side did as well as was possible as the result of my tactics, my negotiating strategies, and my deep down devotion to my side's fiduciary interests. There was no room for double-speak in my world. I avoided being a heap big Realtor who speaks with forked tongue. When heap big Realtor speaks with forked tongue, fiduciary duty to one's client, be it a seller or buyer client, has been sacrificed for the deal, read, the commission.
I always held total regard for a consumer's rights…'my' consumer client's rights. Whether we like to admit it or not, conducting real estate transactions is an adversary process that is too often contrarily practiced as a "Let's pull this deal together so we both can get paid" dishonest approach to deluding one's self into believing one is experiencing a sense of pursuing fiduciary duties to ones' clients.
Sorry to disagree my friend, but even though we are licensed as sales people, and governed as such, we are actually acting as sole representatives (read advocates) for our clients, and for no one else…not even a little bit.
Elena, great reply to Martin's comment.
Martin, to your comment "if there were far fewer unscrupulous Realtors practicing influential learned closing techniques". How does your tactic make you any better than those you refer too as unscrupulous?
You are actually interfering with someone doing an inspector providing an honest report and placing them in a position where they may be compromising themselves.
Should you expect the same for your sellers?!
If your buyer wants an out, try a more honest approach!
How am I interfering with an inspector doing his/her job? I am making damn sure the/she provides an honest report by challenging him/her to do just that. I am not telling him/her to make up/invent a defect. I am telling him/her not to miss one. Big difference. I am working for my buyer client, not the seller. The seller has his/her own representative. It's not my fault if the other representative is a slacker, or a deal-maker in search of a commission right now on this particular APS.
If my buyer wants out, that is his/her prerogative. It is up to me to do my best to represent that prerogative. It is up to the opposing representative to block my client's prerogative, and thus my efforts on my client's behalf. This is the real world we are operating in, not some theoretical fantasy world.
I have some concern with instructing your home inspector to do the "toughest inspection report possible" so that your buyer could void the deal if they had buyer's remorse. I don't want my home inspectors to try to get my buyers out of their deals, nor do I want them to "rubber stamp" deals. I think our job is to recommend a professional to do their job — a thorough, objective and fair assessment of the home's condition and current or potential issues, so that the buyer can make an informed decision about whether or not to move forward. I have two concerns here: 1) If you have to tell your home inspector how to write his/her report (and, frankly, if they actually listen to those instructions), I think it's time to find a new home inspector, and 2) I don't think it's fair to the seller to walk away from a deal on the basis of inspection if the issues are exaggerated, because it could make it harder for them to find another buyer. Walking away on the basis on financing, for example, places the blame on the buyer, who is the one who changed their mind, not on the seller or the seller's home.
" I have some concern with instructing your home inspector to do the "toughest inspection report possible" so that your buyer could void the deal if they had buyer's remorse. I don't want my home inspectors to try to get my buyers out of their deals," and why tnnot, if it was written by a lawyer for the buyer it would make the standard clauses we use seem entry level.
It should be so tough that a buyer can be better informed. Brian was protecting his client since that's the whole point of the condition part of the clause – for the buyer to determine if they are satisfied with what may have been found.
Brian's way of doing it provides far more protection to the buyer than the far too many inspection reports paid by and produced for the Realtor – talk about a conflict of interest so as to not "kill the deal" for the buyer's rep. I've read more of those that skirt around the issues than not.
And he wasn't suggesting an exaggerated report – that would be purposeful misrepresentation. He was suggesting a properly done one as in not like far too many floating around. One that I've seen say – the basement pipes are wrapped in asbestos estimated cost to remove and remediate is $500. :
I've effectively used an inspection clause that ensures the buyer absorbs the costs of certain outcomes but Nelson DeHoey is right – most Realtors see that either as some form of trickery or they can't understand.
Ever had this experience? There was a very popular inspector locally years ago, who took it upon himself to tell the buyer, when reviewing his report with the buyer:: "You got a very good deal here; or, wow! you over paid for this place. You might want to request a price adjustment, based on… whatever." I made a point of removing him from my "list" of suggested to choose from inspectors, after more than one buyer subsequently let the cat out of the bag so to speak and remarked, asking me if he was he a pricing/evaluation expert… (I think that might be construed as over-stepping expertise boundaries?
Carolyne L
Hi Elana:
Read my replies to Nelson and FS. There has been too much rubber stamping going on in the home inspection business. Wanna get rid of it? Make the inspectors realize you're on to them, not them personally, but too many in general.
Brian, it is all good having your inspector do a tough inspection, which should be done in every case anyway. But the best way to protect your buyer is in the inspection clause whereby you include "it can be waived at the sole discretion of the buyer" or words to that affect.
Very good advice Richard. I always did that. I should mention I sometimes found defects the inspector had missed, pointed them out, out of earshot of the buyers, and made sure the defects were noted in the reports.
Clarification re my post of 10:37 a.m., Dec. 4, 2019:
Although the lead story deals only with seller's remorse, it is most often buyer's remorse that takes hold post acceptance of an offer to purchase. Thus my reason for commenting thereon.
I should also note that the one and only buyer's remorse situation that I dealt with was pre closing, post receipt of an inspection report. Thus, a transaction never occurred. I never had to deal with seller's remorse, although one seller did regret selling a year after the fact due to her new brand home not living up to her expectations, which I found to be a common phenomenon when working as a conciliator with the Ontario New Home Warranty Program (now TARION).
The case noted herein also solidifies the notion that one can indeed refuse to close a sale, to not be forced to move out of one's residence if one simply changes one's mind and decides not to sell after all, thus not honouring an agreement to do just that. Of course, a court can levy damages claimed, per its discretion, in favour of the injured party. But most buyers decline the litigation route and simply look for and purchase another property.
Methinks there would be far fewer buyer's remorse situations if there were far fewer unscrupulous Realtors practicing influential learned closing techniques designed to get the subject to "Sign right here, my pretty." in pursuit of a commission. Real, conscientious pros would never engage in such low-life manipulations.
I only experienced one situation whereby my client developed buyer's remorse. I always provided an escape route for my buyers thus: When my buyer's home inspector had been chosen, I would contact him and tell him to provide the toughest inspection report possible, one that my buyer could use to void the deal. I would tell him that no home is perfect; there is always at least one latent defect somewhere; make sure it shows up in the report, along with the patent defects. This directive served two purposes. First: It ensured a thoroughly vetted report, because I would point out potential defects the inspector might have missed (I was a former tradesman and assistant homebuilder, and I always attended home inspections). Second: It gave my buyer an appropriate out if so desired. My job was to protect my buyer client's fiduciary interests, including helping him/her to escape a purchase due simply to buyer's remorse. With the implementation of this practice, buyer's remorse does not often rear its head. My buyer, mentioned above, successfully aborted his A.P.S., and I was able to transact another purchase on his behalf shortly thereafter.
My methodology was the only way to get home inspectors to not automatically act as rubber stamp artists in pursuit of closing deals so that they would continue to be recommended by Realtors going forward. No home inspector wants to become widely known as a deal breaker amongst the Realtor population; that wouldn't be good for business…for the inspector or the Realtors so inclined to recommend them. Fortunately for my clients, I was aware of who the collusion artists were.
Some who read this might think my attitude, actions and behavior were anathema to good sales practices. My view was always that I was hired by my clients to act in their best interests, both financially 'and' psychologically. The timing of commission arrivals was unimportant, because they always arrived, sooner or later.


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For centuries the Church has existed to bring us closer to God. The mission of the Church is to proclaim Christ and the gift of Salvation and Redemption offered by His atoning sacrifice on the Cross. Yet, all too often, we want to focus on the negative.
"It ain't right," said Rogelio (not his real name) an inmate in a federal prison that I've been meeting and helping. "It ain't right that I come to know who Jesus Christ is, the Blessed Mother is, and the doors close to me all just because I am in prison."
Rogelio is about to be released back to the streets. He has taken every proactive step he can to not find his way back into the criminal justice system. He's written the church close to where he lives, the church he grew up in; he's written different restaurants in hopes of finding emplsoyment, he's learned to cook while incarcerated; he's written two various criminal justice ministries to see what help they can provide him upon release.
"Look," said Rogelio, as he showed me a list of people he's written. "Only three write back to me.
Two of the letters were disappointing and showed what's wrong with many Churches in America today. Two of those letters were long, drawn-out sermons on "planting your faith seed," and that by doing so, "God will richly bless you up to one hundred-fold in return!"
When Jesus walked among man when he was God made flesh, He didn't preach about sowing seeds to reap a financial harvest. He didn't proclaim a Gospel of prosperity.
Rogelio, and so many like him, are forgotten by those who pack the pews week in and week out. They are ignored by the communities called to serve them, minister to them and pray for them.
In Hebrews 13:3, Paul askes Christians to "remember those in prison as if you were together with them in prison."
I was inspired to visit and work with those in prison by Sister Christian Doman (may God grant her eternal rest). While in El Paso, Sister Christine worked with the Peace and Justice Ministry of the Catholic Diocese of El Paso.
Sister Christian, and those who worked with her, strived to embody Christ and service to others. Each day they would reach out to those in area prisons and jails, ensuring that each inmate knew they were not forgotten.
I recall, as if it were only yesterday, what Sister Christian said about helping those in prison, jail, or living on the streets: "You don't stop loving your parents, children or siblings if they make a mistake, do you? No. So why would God, Father of all, stop loving us?"
Yet, collectively as a people, we've forgotten those who live behind walls, guard towers and barbed wire fences. We've stopped loving them.
"This letter," said Rogelio as he handed me the third letter, "made me have to think if God is here with me."
That third letter was the most disheartening thing I've ever read. One passage that I copied said:
"We would help you, our brother, but we now know that most who have found themselves on the wrong side of both secular and God's law are beyond hope of redemption. Recividism [sic] rates for people like you are high. God does not walk the rows of cells of jailhouses and prisons, my brother. He does not …"
"Spend two years on the outs, in the world, walking that well trod path of Christ and we will consider then, only then, to give you some form of assistance."
The question is, will you let that mistake be a defining point in how you see someone? Will you let that mistake be the one thing that causes you to say they are beyond redemption?
In Matthew 25, Jesus says, "Whatever you did for one of the least of these brothers and sisters of mine, you did for me." Also, "whatever you did not do for one of the least of these, you did not do for me."
Under Jewish law, Jesus was a criminal. Under Talmudic law, Jesus was a criminal. If He was imprisoned then, or today, would you visit Him? Would you write Him off?
"It happens that if my cellie was Jesus, He would not have visits or letters," said Rogelio. "He would be as alone and lost as I am."
It is urged upon those who follow Christ not only to forgive the sinner but to visit them as well. We need to understand that God has an extraordinary place in his heart for those who are in prison, those who are in jail, those who are on the streets or struggling in their day to day lives. Because He does, we need to as well.
A lot can happen to someone while they are in prison. Let's look at two people, starting with Chuck Colson.
Chuck Colson served as Special Counsel to President Nixon from 1969 to 1970. Known as one of Nixon's "hatchet men", Colson was named one of the Watergate Seven and was later sentenced, as the first member of the Nixon administration, to prison for Watergate-related charges.
"I found myself increasingly drawn to the idea that God had put me in prison for a purpose and that I should do something for those I had left behind," said Chuck Colson in his memoir, Born Again.
In 1976 Colson founded Prison Fellowship which is one of the nation's largest Christian nonprofits serving prisoners, former prisoners and their families.
Another who found Christ, His love and forgiveness is Jon D Ponder.
Jon Ponder served time in Federal Prison, starting in maximum security prisons.
"I was sent to United States Penitentiary Allenwood, a maximum-security prison in Pennsylvania," Jon explains. "I'd been on the wrong side of the law long enough to know that the reality of a maximum-security prison was a thousand times worse than it's portrayed on television. I was in prison with about 950 Muslims. In Prison, you have to be affiliated with a group to survive. You can associate yourself with the Crips, the Bloods, the Aryan Nation or whatever, but if you don't pick one you will face consequences."
In prison, almost regardless of the security level, you need to be affiliated with someone. If you are not part of a prison gang or segregating yourself along racial lines, you are a target.
Like all inmates, Jon was asked who he was going to run with.
"This is not the life I live. I'm a Christian. Do not call me back to this table unless it's to talk about Jesus Christ or how you can improve your life. I know the rules of the game. If I need to die for what I believe, let's get it over with," said Jon.
Jon found the love of Christ, and love for his fellow man, in prison. During his term of incarceration, he worked tirelessly to help improve the lives, and mindsets of as many people as he could. For me, Jon is an inspiration.
Today Jon runs Hope for Prisoners in Las Vegas, Nevada.
Both men, Chuck Colson and Jon Ponder had people on the outside that helped them, guided them, prayed for them. Where would countless individuals be today if it were not for others who followed the call of Christ to serve those who are incarcerated?
Hebrews 13:1-3 says "Keep on loving one another as brothers and sisters. Do not forget to show hospitality to strangers, for by so doing, some people have shown hospitality to angels without knowing it. Continue to remember those in prison as if you were together with them in prison, and those who are mistreated as if you yourselves were suffering."
"What's going to happen to me when I walk out that gate, and the doors slam behind me," asked Rogelio.
As a society, we tend to look down on "jailhouse conversions", and "jailhouse religion". Many seem to believe that those who find God in jail are only doing so to get better housing assignments, or time off from the parole board.
"Jailhouse conversions are meaningless," said one of my college professors, Dr Ursula White. "They don't mean it. It's not a conversion that is going to stick. It's not a true, genuine profession of any faith."
Dr White's observation is the exception, not the rule. What Rogelio and many others don't know is that those who find faith in prison are less likely to re-offend. Even though many Christians refuse to acknowledge they have paid their dues to society, found forgiveness and placed themselves on a sure path, they will make it.
What saddens me, what caused me even to write this article, is the number of Christians that people like Rogelio reach out to. Sister Christine was a rare gem. Another was Fr Robles (may God grant him eternal rest) who also worked in the prisons around El Paso, Texas. Most don't bother to respond.
The great commission was to make disciples of all nations and thereby, all peoples:
Matthew 28:19,20, "Go, and make disciples of all nations, baptising them in the name of the Father, and of the Son, and of the Holy Spirit, teaching them to observe all that I have commanded you."
One who lives this out, who visits inmates weekly, is Rev Dr Karl Heimer of San Pablo Lutheran Church and Ysleta Lutheran Mission Human Care. If he misses a week of visits, a week of bringing Christ's love into the lives of those who are incarcerated, he becomes visibly deflated.
"Why do I do prison ministry?" Said Rev Heimer. "I enjoy giving hope to people. Even though their circumstances are one that is really difficult to deal with, I still believe that the ultimate is God. I see that happening all the time happening in the scriptures, where the impossible does happen."
I did ask Rev Heimer about Christians that do not work with inmates, who refuse to work with inmates.
"They don't realise that we are people of the Cross. That means the nature of who we are is to deal with the real world," said Rev Heimer. "That's the problem of some Christians, and they do not realise that they are also sinful. They are no different, in terms of sinful nature than those in jail."
Rev Heimer said that we struggle with our sinful nature and we need forgiveness.
"They [the inmates] are in the same boat as we are," said Rev Heimer. "They need forgiveness just as much as we do."
We need to remember that just because someone is in jail, prison or has a conviction in their past, there is no need for us to victimise them and hold it over their head. We all make mistakes; we all need forgiveness; we all need the love of God in our lives.
"Everyday we should start a new day," says Rev Heimer. "Forgive them and help them, it is what Christ would have done."
Before you cast that first stone, make sure you are living a sin-free, perfect life. I promise you; you're not. So, put that stone back in your pocket and think of how God would want you to help your brother or sister.
Father of Mercy, the secrets of all hearts are known to you alone. You know who is just and you forgive the unjust. You alone are the Almighty Judge. We are not worthy of judging anyone. Your mercy is enough for sinners. Hear our prayers for those in prison. Give them repentance and let them believe in you. Give them patience and hope in their sufferings, and bring them home again soon. Comfort their near and dear ones. Let them trust in Jesus Christ and live with hope. Amen


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Invasive In-Depth: Curly-leaf Pondweed
The dense surface mats it forms can often be covered with filamentous algae.
Curly-leaf pondweed (Potamogeton crispus) is an invasive herbaceous perennial plant, present in every U.S. state except South Carolina and Maine. A popular aquarium plant, curly-leaf pondweed was accidentally introduced to U.S. waters by hobbyists in the mid 1800's. First becoming established in the northeastern United States, by the 1930s curly-leaf pondweed was present in the Midwest.
Turions - The invasive has turion counts as high as several hundred per square meter (1 to 2 million per acre) in heavily infested areas. (image via bioweb.uwlax.edu)
Curly-leaf pondweed is capable of producing turions, specialized buds which can survive through the winter, germinating in the early fall to form small plants that persist under the ice of northern lakes. Growing explosively to nuisance levels in the spring and forming dense surface mats, curly-leaf pondweed forms a new season's worth of fresh turions capable of outcompeting native aquatic plants.
Curly-leaf pondweed typically goes dormant in the late spring/early summer, which can lead to decreased summer water quality due to a release of nutrients and associated nuisance algal growth. photo credit*
Control Options
Since turions can survive at least five years of dormancy in lake and pond sediments, multiple-annual cycles of applications for the control of spring growth and the long-term depletion of turions from infested sites is recommended.
Multiple systemic herbicide solutions are available for selective management of curly-leaf pondweed.
Galleon® (a.i. penoxsulam) and Clearcast® (a.i. imazamox), are newly-developed ALS-inhibitor herbicides that target the plant-specific Acetolactate Synthase (ALS) enzyme required for production of three different amino acids; key building blocks necessary for plant protein production and growth.
Curly-leaf pondweed has been shown to be highly susceptible to the ALS herbicides. With early to mid-spring application, Galleon and Clearcast immediately shut down growth, prevent turion production, and gradually control existing stands of curly-leaf pondweed while giving native vegetation a better chance to re-establish.
*"Potamogeton crispus" by Kristian Peters -- Fabelfroh 14:40, 29 December 2005 (UTC) - photographed by myself. Licensed under CC BY-SA 3.0 via Wikimedia Commons - https://commons.wikimedia.org/wiki/File:Potamogeton_crispus.jpeg#/media/File:Potamogeton_crispus.jpeg


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|This article does not cite any references or sources. Please help improve this article by adding citations to reliable sources. Unverifiable material may be challenged and removed. (July 2008)
A bushel is a unit of dry volume, usually subdivided into eight local gallons in the systems of Imperial units and U.S. customary units. It is used for volumes of dry commodities, not liquids, most often in agriculture. It is abbreviated as bsh. or bu. The name derives from the 14th century buschel or busschel, a box.[1]
- 1 U.S. bushel = 8 corn/dry gallons = 2150.42 cu in = 35.23907016688 litres ≈ 9.309177 wine/liquid gallons. The original definition was the volume of a cylinder 18.5 inches in diameter and 8 inches high, which gives an irrational number of cubic inches or litres, but later this bushel was redefined as 2150.42 cubic inches, about 1 part per million less.
- 1 Imperial bushel = 36.36872 litres = 8 Imperial gallons ≈ 2219.35546 cu. in.
- 1 bushel = 4 pecks
Bushels are now most often used as units of mass or weight rather than of volume. The bushels in which grains are bought and sold on commodity markets or at local grain elevators, and for reports of grain production, are all units of weight.[2] This is done by assigning a standard weight to each commodity that is to be measured in bushels. These bushels depend on the commodities being measured and the moisture content. Some of the more common ones are:
- Oats
- Barley: 48 lb[2] = 21.77243376 kg
- Malted barley: 34 lb = 15.42214058 kg
- Shelled maize (corn) at 15.5% moisture by weight: 56 lb[2] = 25.40117272 kg
- Wheat at 13.5% moisture by weight and soybeans at 13% moisture by weight: 60 lb[2] = 27.2155422 kg
Other specific values are defined (and those definitions may vary within different jurisdictions, including from state to state in the United States) for other grains, oilseeds, fruits, vegetables, coal, hair, and many other commodities.
Under the America COMPETES Act, the United States is to phase out units such as the bushel and replace them with the metric system as used for all purposes in the rest of the world, and for all scientific and technical purposes world wide. It is therefore important to know how the bushel relates to the metric equivalent, and whether the bushels are used as units of mass or units of volume.
The name "bushel" has also been used to translate non-US units of a similar size and sometimes shared origin, like the German "Scheffel".
History Edit
The bushel was originally a measure of capacity for grain. During the Middle Ages, the bushel of wheat was supposed to weigh 64 tower pounds, but when the tower system was abolished in the 16th century, it was described as 56 avoirdupois pounds. The bushel was rarely used in Scotland, Ireland or Wales during the Middle Ages.
Until and before the 19th century there were even more gallons in use. Examples:
- 1792 cu in
- from the standard wine gallon preserved at Guildhall[3]
- 1848 cu in
- statute of 5 Anne c47[4]
- 2118.4 cu in
- ancient Rumford quart (1228)
- 2124 cu in
- Exchequer (Henry VII, 1091, with rim)
- 2130 cu in
- ancient Rumford (1228)
- 2150 cu in (approx.)
- Winchester, statute 13 + 14 by William III.
- 2168 cu in − 16 spoonfuls
- Exchequer (Henry VII., 1601, E.E.)
- 2168 cu in
- Exchequer (1601, E.), corn
- 2176 cu in
- corn (1688)
- 2217.44 cu in
- coal, statute 12 of Anne
- 2224 cu in
- Exchequer (Henry VII, with copper rim)
- 2227.2 cu in
- Exchequer (1601 and 1602 pints)
- 2240 cu in
- Exchequer (1601 quart)
- 2256 cu in
- Treasury, being eight gallons for beer and ale[5]
See alsoEdit
- ↑ (1989) "Bushel", Oxford English Dictionary, Second.
- ↑ 2.0 2.1 2.2 2.3 2.4 William J. Murphy. "Tables for Weights and Measurement: Crops". University of Missouri Extension. Retrieved on 2008-12-18.
- ↑ Reynardson, Samuel (1749), "A State of the English Weights and Measures of Capacity", Philosophical Transactions of the Royal Society of London (London: The Royal Society) 46(491): p 54.
- ↑ Reynardson (1749: 54; 56)
- ↑ Adams, John Quincy (1821). Report of the Secretary of State Upon Weights and Measures. Washington, DC: Gale and Seaton, 38.


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Let's eat.


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Billiards, Community Room, Exercise Room, Sidewalks, Street Lights
Auto Garage Open, Dishwasher, Dryer, Microwave, Range - Electric, Refrigerator, Smoke Detector, Washer, Water Heater - Elec
|Status Changed from Price Change to Active
|Status Changed from Active to Price Change
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|Status Changed from Price Change to Active
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|Price Increased from $450,195 to $451,195
All listings featuring the BMLS logo are provided by Beaches MLS Inc. Copyright 2020 Beaches MLS. This information is not verified for authenticity or accuracy and is not guaranteed.
© 2020 Beaches Multiple Listing Service, Inc. All rights reserved.
Listing information last updated on April 4th, 2020 at 11:15am EDT.


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august 3&4 is the Arkansas state shoot.
august 3&4 is the Arkansas state shoot.
we are getting the range ready
looks to be quite cold here- wont hit 90 all week
Shooters from AR, TN, TX, MS, AL and maybe LA are coming to the Razorback NBRSA LV/HV competition this weekend.
A very challenging range at the best of times. Great group of shooters, loads of fun, good food, hope to see you
there, Aug. 3 & 4.
Joe McNeill
SW Arkansas
there what is the motel situation like? Are there places to stay close to the range?
Is the address listed in the precision rifleman the actual range address?
Richard Brensing
Talked to Ray Porter and got things figured out. Going to try and go but not 100% sure yet
Last edited by Richard; 07-31-2019 at 06:11 PM. Reason: info
I know at least 4 of us are making the trip up from DFW. Hope to see you there.
A very fine match, beautiful range, and great folks!


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Seven Plumbing Tips Recommended by Mr Plumber GeelongPosted by Brian on January 6, 2020
There are many things that can go wrong in your home. But one of the most annoying things to go wrong is an issue with your water system. It's important that you know what is going on with your water system to avoid problems and breakdowns.
Read the seven points below for some basic plumbing tips by Mr Plumber Geelong!
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- Keep your outside gutters and drains clear and free of debris and tree roots. Its best to call a plumber Geelong annually to attend to this as climbing on the roof can be dangerous without the correct safety equipment. Keep an eye out for abnormal puddling of water on the ground, which can sometimes mean an underground leak is occurring.
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To see more of Víctor's work, visit his website or Facebook page.
- Category: Features
- 4 Comments


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The Phaistos disk is one of the most famous mysteries of archaeology. It was discovered...
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Buhari, Ambode mourn late Gbadamosi
President Muhammadu Buhari has commiserated with the Government and people of Lagos State on the passing on of former Minister of National Planning, Chief Rasheed Gbadamosi.
This is contained in a statement issued in Abuja on Thursday by Mr Femi Adesina, the Special Adviser on Media and Publicity to the President.
Buhari also extended his condolences to all family members, friends and professional colleagues of the late acclaimed economist, eminent industrialist, playwright and promoter of arts and culture.
Also in the same mood, Lagos State governor, Mr. Akinwunmi Ambode on Thursday expressed great shock over the passage of foremost industrialist and economist.
Gbadamosi, a Co-chairman of the Lagos @ 50 Committee, died on Wednesday at the age of 72. The Governor in a statement signed by his Chief Press Secretary, Mr. Habib Aruna, said he was truly saddened by the demise of the former Minister for National Planning, describing him as a true Lagosian, who was passionate and always willing to serve his state and fatherland.
"As a foundation member of the first Lagos State Executive Council after the creation of the state in 1967, he contributed immensely towards laying a very solid foundation for what is today the foremost state in the country and the nation's unarguably Centre of Excellence. He also distinguished himself as a Federal Minister and PPPRA Chairman".
"Chief Rasheed Gbadamosi was a sound economist, one of the best in his generation. His passion to serve his fatherland was never in doubt, so it was not surprising to me that he graciously accepted to serve as Co-Chairman of our Lagos @ 50 Committee and in the last few months, he was directly involved in the meetings and planning to ensure the success of the celebration.
"He was the youngest commissioner in Lagos State at 27, an industrialist and a very consistent financial expert. He was a proud son of Lagos state who had paid his dues over the decade. A financial guru and a public administrator per excellence, who would never shy away from letting people know that he was a thoroughbred Lagos boy, born in Ikorodu," the Governor said.
Governor Ambode while commiserating with the family of the late economist and art enthusiast, urged them to take solace in the fact that he lived a fulfilled life and continued to render meritorious service to the State until his demise.
"On behalf of the government and people of Lagos State, I want to express our heartfelt condolence to the family of Chief Gbadamosi on this great and irreparable loss. He paid his dues and Lagosians will always remember him," Governor Ambode said.
Mr. President, however, urged the friends and family members of the late to be consoled by the fact that Gbadamosi's contributions in these diverse fields of life would be appreciated for a long time.
Buhari also stated that the nation would remain ever grateful for the meritorious and exemplary roles Gbadamosi played not only as a minister, but also as a former chairman of the Bank of Industry (BoI) and the Petroleum Products Pricing and Regulatory Agency (PPPRA).
"There is no doubting the fact that the economic development of Nigeria was always uppermost in his mind,'' the President reminisced about the ex-development expert.
The President prayed that the almighty God would grant the soul of the deceased eternal rest, and comfort his family.


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About Me
Hello!! My name is Nicole, and I am a Licensed Professional Counselor in the state of Texas. I obtained my Bachelors of Science in Psychology and my Masters in Science in Counseling Education from California State University, Sacramento. I have experiencing working with young children, adolescents, parents, and families. I have several years of experience working with children, adolescents, and their families offering individual treatment for depression, anxiety, ADD/ADHD symptoms, PTSD symptoms stemming from trauma, and anger and stress management. I also offered parenting workshops and support groups for parents coping with children with mental health and special needs. In addition, I also offered group therapy to children that focused on developing healthy relationships and social skills. I also have experience providing crisis management and prevention treatments including working with trauma, suicidal and homicidal ideations, and self harming behaviors.
I am trained in Cognitive Behavioral Therapy, which is more of a goal-oriented treatment approach that tends to be more hands on and collaborative. I have also received additional coursework and training in Play therapy interventions. I am also comfortable offering interventions from Strength Based and Trauma Focused Cognitive Behavioral Therapy approaches. My job is to help your child be successful at targeting any problems that may be impacting them from reaching their goals and full potential. Being a parent myself, I understand how difficult it can be to see your child struggling. I want to work together with you and your child to help your child navigate and resolve these issues. I look forward to helping you and working together.
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I also have experience in Addictions, Relationship issues, Family conflicts, Grief, Intimacy-related issues, Self esteem, Bipolar disorder, Coping with life changes, Compassion fatigue, ADHD
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Ponies Sold
Follow the journey of our sold ponies below.
|Matuvu Possum Magic with her trainer and owner have started her competition career in style! She was soo relaxed in this new environment. Happy horse, happy owner and trainer. Great job team!
Matuvu Barocco and his ride
r Lucy at Boneo park! Qualifying for the state championships at their first competition together! How awesome is this!
Well done team.
photo credit A.Leviston
Rocky enjoying his new home with one excited young rider on board.
Both Caoilinn and her new rider are having a lot of fun together. It is so wonderful to see the new partnership that has been created.


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Green Village United Methodist Church Bazaar
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Ed Harding has tried this as a lesson warm-up for monster poetry and it worked really well.
A first verse was made up for the children to follow:. To make our teacher angry, Is considered to be bad, So follow this tasty menu, To send them raving mad!
The Anger Teachers Don't Feel Comfortable Expressing - Education Week Teacher
Help your children to read and write poetry with this pack of teaching, activity and display resources! Download our today! Search for Ideas and Resources. Videos Use these videos as the starting point for learning in your classroom! More Maths Statistics Resource Packs. Follow us on Other Topics Assemblies Special Needs.
It is very important that teachers do not "lose it" no matter how much a student tests you. If students see that they have angered you, they know they have beaten you at the discipline game. The bottom line is, you must control your anger if you want to be an effective teacher.
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Learn about what PBIS is, how it differs from Learn about how games help keep Learn about why screen time is Understand what angers you. These are difficult times and many of us are experiencing economic hardships in our lives. Just remember, it is not your students' fault that the school district cut your wage, it is not the students' fault that the school district has cut your planning time, or added classes to your schedule, or is threatening to cut your medical benefits etc.
On that note, it is also not your students' fault that your hot water heater broke or that you got in an argument with your spouse. The fact is, when you walk into the school each day you must leave your "baggage" outside.
Bringing your personal problems into school will only lead to more classroom management problems during the day and that will only add to your stress level. Make sure you never get into a shouting match with your students. As I have stated often, "yelling is NOT a good classroom management strategy. Keep reminding yourself that it is often your "toughest" students that need you the most.
Personally, I find exercise to be best way for me to handle stress. The hour I spend at the gym or the couple of hours I spend on my bike do wonders for my stress level. Of course, everyone is different and the key is to find positive ways to handle your stress. The main point here is not to let your personal problems add to your classroom management problems.
The students feed off the teacher's energy so it is important that that energy is positive. How do you keep your cool in the classroom? I was taught once I became a teacher, I would need to become the psychological authority required to decide who among my students was behaving or emoting in psychologically inappropriate ways. I was taught how to modify student behaviors that were inappropriate or unexpected, although, I was given quite vague and open-ended guidelines for how to do so.
Then one day during my 30th year of closely observing what I find to be the marvelous minutia of how children interact with the world around them, I had an intellectual lightning strike. These children are not existing in relationship to how well they compensate for their inadequacies or in relationship to ideal norms of behavior as determined by myself or any psychological authority; children are existing in relationship to how they are uniquely able to interpret information.
In other words, children exist in relationship to the capabilities of their own brain, not in relationship to how poorly or how well they can comply with idealized psychological standards of behavior. Children and all humans are continuously making sense of the world in the ways they are cognitively and physically ABLE to make sense of it due to their uniquely customized set of sensory, motor, and cognitive capabilities.
What if authority and inadequacy based psychological theorists started with false assumptions in the building of their theories, and what if they are wrong about how they have defined the human personality? Can we develop a theory of the brain in which every single human is completely equal? Then I found a neuroscientist whose research backs up and mirrors my own thoughts.
His name is Jeff Hawkins. He has developed the memory-prediction framework theory of the brain. It is outlined in his book, On Intelligence. I also researched deeper into the foundational assumptions of psychology. I was astonished to find each assumption has multiple competing definitions and corresponding theories, none of which were developed with the scientific method, none of which are mutually agreed upon.
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For example, the idea of humans possessing an unconscious is a fabrication with many iterations and zero consensus. It is true neuronal processes occur without our conscious awareness, but Hawkins and other neuroscientists assure us neurons do not swirl around to form an entity called an unconscious. So what does any of this have to do with anger? Each brain is continuously interacting with a synthesis of internal and external information in order to come up with a constant string of predictions for what to do next. The brain synthesizes all incoming information, regardless of the source.
The brain then talks to itself. It says first, I am going to send this bite of information to the area with similar stored memories. Then the brain says, based upon my similar memories, I predict X will happen. Then the brain says, I predict I should response like this to my prediction X. Basically this series of steps is going on constantly in our brains, and it is the only active process we humans engage in.
Everything else about us happens autonomically or automatically. The stored memory in the brain predicts a light switch will cause a bulb to light the room.
The brain then cues the arm to rise, the finger to extend, to contact the light switch, and then to push upwards. Behaviors are automatic responses to these predictions. Nor do brains make emotional choices. Emotions are automatic cues the brain supplies to itself to optimize its decision making. The brain cues for emotions that are in alignment with its predictions.
A Momentary Lapse or Abusive Teaching?
Thoughts, behaviors, and emotions cannot ever be separate from one another. They only work in tandem for the sole purpose of predicting what to do next. And, finally, to get to the point, we teachers can use our predictions to understand and manage our anger!! Every single time I make a prediction for what to do next , there will be an emotional accompaniment to that prediction. And, every time my predictions are violated in a way that is destabilizing to me because I cannot reconcile it or problem solve for it, I will have a fight or flight response.
Related The Angry Teacher
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I must thank Mr Veerawansa for being a great decorater, adviser, organiser. The decos were awesome and so beautiful and not only that, he was so friendly with us, met us so many times to discuss about the event. We learned alot by just talking with him. His knowledge of experience will defenitly help you have a beautiful wedding of your dreams. Keep up ur great work. All the best. Weldone.


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The second behavior is group behavior, which is oriented to helping the group to survive and prosper. Group behavior includes establishing trust and mutual support, encouraging appropriate contributions from all members, resolving differences between members as well as setting and enforcing standards of behavior. Lastly is the Individual behavior, which is oriented to the needs and interest of the individual, and may interfere with the group process. This behavior includes blocking, dominating other members, displaying verbal or physical aggression, withdrawing from the group, seeking help or knowledge, forming pairs of cliques as well as grumbling or badmouthing members outside the group.
Observation studies of naturally occurring groups with high levels of interaction between members have demonstrated that these groups typically contain two or three individuals, and rarely involve more than five or six. One reason that has been provided is that people get confused by groups that are larger than six members since the number of possible relationships rises sharply as each new member joins. The number of people that any one person can observe, communicate actively with and be involved with being about seven to eight (Fujishin, 2009 P.
78). It is no accident that this is the normal maximum number of people usually invited to share a communal meal with the aim of maintaining one conversation at any given time. It is impossible to manage large groups for any significant period, and members tend to think that their personal control over the group process diminishes rapidly above the minimum of five to six people. Broadly, social communities are either individualists or collectivists, and the broader cultural organization in which the group operates can influence the behavior that goes on within the group.
People in the individual' s cultures tend to see themselves as autonomous decision makers. Those in collective cultures are more likely to seek the views of others, and to see themselves as interdependent; their decision-making process will be more consultative.
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Former wrestler, Diamond Dallas Page brings his YRG fitness system to The 10! Show! Find out more about this fitness system, what motivates him and how he can help you get in shape too! View more news videos at: http://www.nbcphiladelphia.com/video.
Follow the guys from 94 WYSP! @RockHardKilla @94WYSP
This is a really fun interview with the one and only Danny B… I especially enjoyed this interview because Danny has been in the ring… he knows you Can't Fake Gravity… He knows you get hurt… He's been hurt in the ring and that's one of the reason he gets YRG and he will be
Angella Cole will be making her debut with me on this weeks episode of "Carnie Wilson UNSTAPPBLED" at 8pm on GSN… Now if you miss it don't sweat it because they play it a couple of times a day till the next episode airs… Which is pretty cool because you really do reach a HUGE audience that way…
I flew to Boston to promote YRG for two straight days… I also got to spend some quality time with my cousin Joel and his daughter Nicole… As you can imagine Joel (finally) and Nicole are all over YRG:) Joel and I were up every morning at 4:30am (that part was brutal) to do morning
This is a really fun radio interview with a lady named Michele McPhee… What a great energy she has… This was one of my favorite interview it a long time… Look for more for MM as time goes on… She said she's going to be doing YRG challenges with Gene Lavanchy and be talking about


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South Wales Catering and Event Hire are proud to deliver banqueting chair hire and crockery hire across Cardiff, Swansea and the surrounding areas including to Tredegar.
To find out how much it would cost to deliver to you, simply put your delivery postcode into the checkout screen and our automated system will calculate transport costs for you.
Our drivers will contact you between 30 and 60 minutes prior to arrival to confirm that they are on their way.
Tredegar is a town and community situated on the banks of the Sirhowy River in the county borough of Blaenau Gwent, in the southeast of Wales.
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- Martini Cancun Glass 8.5oz£0.84
We also have a wide range of bar accessories to help ensure that you've got everything you need to get your event going. Cheers!
The knife, fork and spoon are some of the cheapest items we offer at South Wales Catering and Event Hire, but they are an integral part of our business and the growth we have seen. With five different ranges of cutlery always in stock we have literally thousands of pieces of cutlery ready for hire.
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