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Houses vs apartments – which is the better investment?
It's a debate that's been raging amongst property investors for years – which is the better investment, a house or an apartment? Median price growth over the last ten years would suggest that houses offer a slightly better capital growth rate than apartments, but the difference is so slight that this would hardly sway your opinion on what to buy. So where do we go from here – what's the better investment in today's market?
Is the value really in the land?
Many people who swear by their strategy of only investing in houses reason that they do so because land is the most valuable part of the asset. But the truth is that land value is also an important consideration when purchasing an apartment.
In both cases, land value is largely determined by the location of the property. The closer to the city the property is located, the more likely the land value will increase over time. Land values in inner city areas tend to rise more consistently than those in outer or rural areas, so these are important considerations when you are trying to decide what to buy.
Houses have their own land and this can offer the option of future redevelopment and add to the potential resale value. But this isn't true in every case. You need to consider the location of the house to see if the land will make a significant difference to the eventual sale price.
On the other hand, apartments in the right location will always be highly sought after. Inner city land is more frequently occupied by apartments than houses – and that's often where the greatest growth potential in land lies. Whilst you do not own the land outright when you purchase an apartment, you do own a share of it, and this can potentially increase the value of an apartment more than for a house that is not so conveniently located.
Consider the costs of holding an investment property
When trying to decide between investing in a house or an apartment, other things to consider include the cost and hassle that goes with maintaining your investment. A house with land requires a lot more effort to maintain – you'll constantly be mowing lawns and caring for the garden and this can prove to be quite expensive over time.
Apartments are considerably easier and cheaper to maintain in this respect. Any garden areas are usually common areas and as such are maintained by the body corporate. Whilst you do have the expense of body corporate fees, the body corporate is responsible for much of the maintenance that goes with owning an apartment and saves a considerable amount of money and inconvenience for investors.
In addition to a garden, a house often has higher maintenance costs all round. Unlike an apartment, you are solely responsible for all of the costs involved. You will need to maintain both the interior and exterior of the house, the roof, fences, garden, driveway and more. Whereas, with an apartment, most of your ongoing maintenance costs will be on the interior of the property.
Choose a property that will be popular when you rent or resell
Over the past ten years, national median house prices have increased by 81 per cent and national median apartment prices have increased by 72 per cent. But these figures probably don't show you a very good picture. In every market, there have been cases where apartments have clearly outperformed houses and vice versa.
There will always be demand for both houses and apartments. Some people, particularly families, will prefer a house. Others will prefer to live in an apartment. The trick to successful property investment is to do extensive research to assess each opportunity on its individual merits.
Smart investors look for two key financial drivers when selecting an investment opportunity – rental returns and capital growth. Choosing a property in the right location can be an important factor in providing both these elements of a good investment, whether it's a house or an apartment.
Locations close to the city, business districts, employment centres, education facilities, entertainment and transport are always highly sought after. This makes them easy to rent and easy to sell. Apartments in these areas often provide a more affordable entry point and could offer a better investment opportunity than a house of the same price in a much less desirable location. The most important thing is doing your research to determine which investment option will give you the best returns.
Whether you're planning to invest in a house or an apartment, we're here to help you with the financial considerations involved and help to ensure that you're making a good financial decision. We'll also help you structure your finances and get the right loan for your personal circumstances and financial goals. So don't procrastinate another minute, if you're considering making a property investment in 2015, give us a call!
Savvy buyers look to buy off the plan.
According to Master Builders Australia, the next three years should see in excess of 200,000 new properties under construction. With all these new developments under way, opportunities to purchase units and apartments off the plan also look set to increase.
Buying off the plan can offer some significant advantages, particularly for first home buyers and property investors. In most states, buying off the plan incurs considerable stamp duty savings. And potentially, capital growth on the property can occur prior to settlement as most developers offer lower prices and financial incentives to get in on the project early. If you're a property investor, buying off the plan can also have some extra tax advantages. You may be able to claim depreciation on your tax for items like fixtures and fittings, so some of the costs can be recouped over time. (But this does differ from person to person according to your circumstances, so it's important to consult with a tax professional to find out more.) Many people are put off by the idea of buying a property that hasn't been built yet. There seems like a lot of things that could go wrong! However, buying off the plan gives you the opportunity to negotiate with the developer on price, what's included and how the finished product will look, so it may give you a more satisfactory result than buying an established home. How to come out ahead when buying off the plan. Developers need fast, early sales to get a project off the ground – so it pays to get in on the project at the start. Together with stamp duty savings and government incentives, this could put you well ahead on the value of the property you're buying. But there is no guarantee that the price you pay will reflect the market value of the property when it's completed. To make sure you pay the right price, you will need to do some homework about the area you are buying in. Consider other developments in the area and the number of new properties that will be coming on to the market at the same time as yours. Over supply could reduce the value of your property so you should check with the council to see what other developments are underway, talk to some local real estate agents and seek professional advice. Additionally, when buying off the plan, the right choice of property can make your purchase worth more than the others in the same development whilst actually costing the same amount. Carefully consider all the plans in the development before making a choice – you should take the time to check out the property aspect, views, access and so on. This could help to maximise your profit potential. Research the developer and builder. It is wise to choose an experienced developer with a good reputation in the industry. Ask to see some of the other projects the developer has completed and talk to the property owners if possible. You can also visit the company website and ask for financial information about the developer's business. Once satisfied about the reputation of the developer, ask for the license number of the builder that will be used to construct the property. You can then run a check on local government websites to make sure the builder is qualified to complete the project and has no outstanding disciplinary actions or prosecutions against his business name. Understand the terms of the contract. When you buy off the plan, you are buying a property that does not yet exist and may take as long as two years to complete. In an off the plan contract, you are provided with plans and specifications of what the developer intends to build and construct as the finished product. The contract should provide highly detailed plans that include specifications for every item involved, from a floor plan layout with measurements in millimetres, to specifications for the fixtures and fittings, right down to the name and model number of the appliances that will be installed in the kitchen. Also make sure your contract includes specifications for all common areas, lifts, gardens and car parking and specifies additional costs like annual strata fees. Off the plan contracts must also include a 'sunset clause' which defines the amount of time the developer has to complete the project. Make sure the time allowed is realistic, an 18 month sunset clause is common, so you should be wary of longer dates. It's important that the words of the contract match your understanding about what you will be getting for your money. Before signing or leaving your deposit, it's a good idea to go over it with a legal professional who understands property law. Make sure of your financing before you sign the contract. With up to two years between placing your deposit and settlement, it may be tempting to postpone organising the finance until after you've signed the contract, but this could result in you losing your deposit if finance cannot be arranged. Many lenders provide long term loan approvals for off the plan purchases. Talk to us early about organising your finance for an off the plan purchase or any other property investments, to make sure you've got yourself covered!
The importance of research for property investors.
One of the biggest mistakes people make is believing that any property is a good investment opportunity. Many operate under the misconception that there will be little or no risk to their money if they invest it in bricks and mortar, but a successful investor will be the first to tell you that not just any pile of bricks will do. They'll also tell you that you should never believe what the salesman tells you – and that's because a sound strategy and doing your own thorough research are the keys to success when building wealth through property investment.
What should you research first? The first thing you need as a property investor is a sound investment strategy based on your personal financial situation and your personal risk profile. To create this, you will need to research your financial position by consulting qualified professionals that you can rely on to provide you with an honest assessment and sound advice. Engaging a team of experts at each stage of the investment journey will reduce your risk of making costly errors. When it comes to advice, it's important to differentiate between free advice and sound, unbiased advice. Who you trust is important, so you should research every person you deal with very carefully. As an industry accredited Mortgage Broking professional, you can rely on our advice to be sound and unbiased. We put your interests first and we will also refer you to other professionals we trust to help you along your investment journey. People you can't trust to give you unbiased advice are the people who have a vested interest in influencing the purchasing decision you make – vendors, sales people, property spruikers, developers, investment seminar organisers, vendor's real estate agents and so on. These people's only goal is to part you from your hard-earned money. You should also be wary of advice from people who are not educated about the market or don't understand your financial position and objectives. There's always someone you know who has to put their .20c worth in, but you should take everything they say with a grain of salt. Research your property markets Once you've got your strategy, finances and a team of advisors sorted, the next step is to locate your first investment property. As mentioned earlier, not just any property will do. A common error is assuming that all property will enjoy capital growth – but property prices can go down as well as up, so you'll want to research the property market you choose, before you take the next step of choosing an actual property to buy. Smart investors know that Australia is not just one property market. For example, in this financial year, capital growth in median house prices in Sydney and Melbourne has far outstripped capital growth in all other capital cities. Remember, you don't need to invest in property close to where you live – you can choose a property from anywhere in the country. Research which areas have the most capital growth potential. For example, find areas where population growth and demand for housing looks set to outstrip housing supply during your planned investment period, as this will help to ensure prices go up and not down. Research which property to buy No two suburbs or streets are alike in any property market. The property market you choose will have pockets of property with more capital growth potential than others. You need to research your chosen area to find these pockets – they'll be areas where public transport links are close or will be established soon. They'll also be close to amenities such as shopping centres, business centres, parks, schools and hospitals. Generally speaking, to support capital growth potential, you need to make sure your investment property is going to be popular with prospective tenants and will be easy to sell when the time comes for you to cash in your investment. Avoid areas where the crime rate is increasing and look for areas on the improve – those adjacent to popular or trendy suburbs are a good place to start. Research the value of the property you choose Once you find a likely investment property, the next thing to do is make sure you're not paying too much for it. You can research the value of the property by getting it valued by an independent professional valuer. You can also compare the recent sale prices of similar properties in the area to do your own valuation. Once you ascertain the correct price for the property you wish to purchase, negotiate hard to get it for the lowest price you can. Make sure your research is ongoing Once you purchase your investment property, you'll need to review and assess it annually to check that it is achieving the level of performance required to meet your investment strategy. That means performing tasks like researching its performance in the marketplace with regard to capital growth, and researching the rental market to make sure you are getting the maximum rental returns. Last but not least, you'll need to keep a constant eye on your financial position and the loan market. We can help you assess when the time is right for you to access the equity in your investment property to make your next purchase and also help you to make sure you're accessing the best loan product for your needs. If you need access to reliable property market data, ask us for assistance. We can also refer you to the right people to assess your tax position, legal requirements and more. Remember, the first thing you need to research is your financial position and that starts with your mortgage broker. So why not give us a call to chat about your investment plans today?
Get ready for the spring auction season!
Interest rates are now at their lowest point for several decades. Property listings are up – despite the traditionally quiet winter months – and auction clearance rates and private treaty sales are higher across all capital cities than they've been for some time. All indicators that the spring auction market is going to be fast, furious and very competitive!
Be ready to move fast on a good opportunity. After a long period of sluggish growth and backsliding, consistent increases in median house prices over the past twelve months have convinced a lot more vendors to put their property on the market for sale. And whilst we may be looking at vastly increased housing stock levels this spring, we're also looking at a very competitive loan market that makes it possible for a lot more people to buy property. Being in a position to move quickly when you identify a property you wish to purchase is more important than ever before. To make sure you're ready to go when the right property comes into view, there's a few things you can prepare ahead of time. Financing. Whether you're a first home buyer, up-sizing or down-sizing, or in the market for an investment property, getting your financing pre-approved is key. We're here to help you analyse your financial position, so you'll know exactly what you can afford to spend. This will help you to narrow down your search to properties you can actually afford, saving time and a great deal of frustration. When you arrive at the auction, knowing how high you can bid ahead of time will help you formulate a bidding strategy that will give you a better chance of success. And as auctions have no cooling off period or a 'subject to finance' clause in the contract, getting your finance pre-approved could help you avoid making costly mistakes. We'll also help you identify exactly the right loan for your needs and personal circumstances – as no one wants to end up compromising their lifestyle and cash flow to meet mortgage repayments. There are lots of different loan options available and selecting the right one could not only facilitate your next property purchase, but ensure you are comfortable with your repayments and in a great position to buy more property in the years to come. Professional advisors. Purchasing a property is not a simple process. There are a number of important steps you need to take and professional people you'll need to consult with. Lining up your professional advisors before you begin your property search will save you time when you identify your opportunity and enable you to move quickly so you don't miss out. To make sure your buying process is smooth and hassle free, ask us for a referral for:
- Building and pest inspection companies local to your search area, so you can get the formalities out of the way fast when you identify a property to buy
- Professional valuers – so you'll be able to set a limit for the property when bidding
- Buyer's agent – particularly useful if you're not confident about bidding at auction
- Solicitors and conveyancing professionals.
Create a buying strategy. Spring is promising to dish up a string of 'Super Saturdays' when as many as 1,000 auctions could be held in any capital city in any given weekend. Unless you've prepared yourself well by creating a buying strategy and doing your research to narrow down your search, you could find yourself in the daunting situation of looking through hundreds and hundreds of property listings every week for one you like. If you're not careful, you could spend all your time searching the listings and none of it inspecting properties! Talking to us will help you set a budget. From there you need to decide which suburbs to look in. If you're looking to purchase a home, you'll need to consider your lifestyle and select the suburbs that meet your needs with regard to your work, children's schools or perhaps near to family and friends. If you're an investor, you'll want to focus on the capital growth potential of the suburbs you choose. Bear in mind that your local market may not offer the best opportunities – Sydney and Melbourne have already enjoyed speedy capital growth over the last 24 months, so you might want to consider other areas that are yet to take off. Line up your Buyer's Agent. Getting advice from an experienced Buyer's Agent may be very beneficial to you, whether you're buying a home or an investment property. They can help you formulate your buying strategy, search the listings for suitable opportunities to view, organise property inspections, negotiate a price and close the deal. If you simply don't have the time or experience to effectively perform these tasks yourself, a Buyer's Agent could save you a lot of time and money and help to ensure you don't miss your perfect opportunity whilst buying conditions are good. If you're an investor, there's a good chance the cost of a Buyer's Agent will be tax deductible – and two heads are better than one, you can cover more ground more effectively with some expert assistance. If you're excited to get started on your spring property search, don't hesitate to give us a call. When we meet, we'll help you to get organised and do what's necessary to ensure you're in the very best position to buy when you find the perfect place.
September 2014 Newsletter
Welcome to our September newsletter
It looks like we're in for a flying start on the spring auction season this year, with some of our property markets remaining surprisingly active during the traditionally quiet winter months.
This unusually high activity has been stimulated by the Reserve Bank of Australia keeping the official cash rate on hold at 2.5 per cent for over a year, creating a very competitive loan environment with some lenders offering their lowest interest rates ever. What's more, analysts agree we can expect these market conditions to continue well into next year, with the RBA citing "a period of stability on interest rates" in its first September meeting. While property market activity has remained high around the country over winter, Sydney and Melbourne have been outperforming other capital cities. Over the last quarter, Melbourne's median house price surged 6.4 per cent to $523, 750. In the last week of winter alone, there were a massive 888 auctions held in Melbourne with a clearance rate of 71%. Sydney's property market has also been running hot, with median house prices rising by 5 per cent to $650,000. In the last week of winter there were 796 auctions held with a clearance rate of 81.8%. In other capital cities, growth in median house prices has been much slower with only Canberra showing growth above 2 per cent. The auction activity has also been much slower, but winter activity has still been strong with Canberra experiencing a clearance rate of 72.4%, Adelaide 66.1%, Brisbane 47% and Perth 46.2% in the last weekend of August. In other property news, building approvals for new home constructions has risen by 9.4 per cent over the past year. This brings the number of new dwelling starts to a record 194, 652 this year. Master Builders Australia has also forecasted that a further 200,000 new properties will come onto the market over the next three years. Large numbers of new properties coming onto the market should help to keep house prices somewhat in check, however high levels of investor activity in the Sydney and Melbourne property markets are driving more rapid capital growth figures there than in other capital cities. Spring will bring many opportunities to enter the property market for first home buyers, investors and those just looking for a change of residence! Analysts are predicting a string of "Super Saturdays" where we can expect the number of properties up for auction to top 1000 in most capital cities.
Now is a great time to get your finances sorted in time for the busy spring selling season. The loan market is currently offering some of the most competitive rates on record, so give us a call today. Sincerely , Nick Foale
Increasing rent the right way
When was the last time you evaluated the rental value of your investment property? To keep up with market trends, it pays to review the rental value of your property on a regular basis. If it's been a while and you feel you need to get more out of your investment property, here's some useful information to help you increase rent the right way without upsetting your tenants.
Evaluate the market to decide a fair rental value
You may have an idea of how much rent you would like to receive for your property, based on what your mortgage and ownership costs are. Unfortunately, rents are determined by several factors including demand for your property, the amenities it offers and the state of the local rental market.
The easiest way to determine a fair rent for your property is to ask the advice of a qualified independent real estate agent in your area. They will be able to give you a fair indication of what similar properties in your area are yielding in rent. Make appointments with more than one real estate agent and ask them to come to your property to give you an evaluation.
It also pays to research the market yourself. Look up online listings to compare other rental properties with your own. You can also attend open days of rental properties in your area to see what amenities they offer for the rental price and how your property compares.
Update your property's amenities
Tenants these days look for updated appliances and amenities when considering a rental property. If your property's hot water system is ancient or the heater is inefficient and costs a lot of money to run, for example, then tenants will not be prepared to pay a premium price for your property. Make sure all the basics are up to date – are the carpets worn out? Have the drapes and blinds been replaced in the last 5 years? Is your property properly insulated? Does it have a decent cooker?
Also remember that regular maintenance expenditure is tax deductible and making sure your property is properly maintained will help you to obtain the maximum rental price. Conduct regular maintenance and your tenants will be more accepting of any rental increases you may decide to implement.
Upgrade with a renovation
If you want to take your rental property into the next rental bracket, you'll need to do more than make sure your amenities are up to date and your property is properly maintained. Find out what the more luxurious properties in your area are returning in rent and decide if it is worth the expenditure to renovate your property to take it into the next rental bracket.
Two key areas to focus on when renovating your investment property are the kitchen and bathroom. Your renovation doesn't have to be expensive, mind you. A stylish renovation of both kitchen and bathroom can be achieved on a budget with good design.
Look at adding luxuries to increase rental values. Install a coffee machine, a dishwasher or a split level air conditioner, for example. You can expect to raise the rent on your property by $10 – 20 per week for each luxury appliance that you install, provided they are modern and new.
Wait until the lease expires
During a fixed lease term, the rent cannot be increased unless you have included a clause in the lease saying that it can. Most standard leases do not include these clauses and that means you will have to wait until the end of your tenant's current lease to increase the rent.
In a market where rental prices are rising rapidly, opt for a shorter lease term of 6 months. Alternatively, include rent-rise clauses in the lease if it is to apply for longer than a year.
When the lease is approaching the end of its term, send your tenant a written notice that you will be increasing the rent and state the new amount. In most states, you are required by law to give at least 60 days notice in writing of a rental increase, so send out your notice before the lease expires.
If your tenant wants to renew their lease, they must agree to the increase in rent. If you raise the rent in small increments at the end of each lease, the tenant will be much less likely to leave than if you raise the rent by a large amount. Review the rent on your investment property whenever a lease is due to expire or every time a tenant leaves.
Remember, owning a rental property is a business investment. The most successful property owners have a business plan and use property management professionals to help them manage their investment. Property management costs are usually tax-deductible and getting professional advice and assistance from a reputable property manager can save you thousands and make the work of managing your investment property simple. If you need a referral to a reputable real estate agent or property manager, please let us know. We'll be happy to help.
Top tips for auction success
So you've done all the legwork and located the perfect property purchase. The problem is, if the property is going to auction, finding the right place to purchase is only half the battle. The auction process can be a scary and emotional experience, for both buyers and sellers alike. But if the numbers of auctions conducted this spring are anything to go by, you can expect to be thrown in the deep end of the auction process if you're looking to make a property purchase. Here's a few important tips to help you succeed at auction.
1. Get a valuation
A lot of time and heartbreak can be saved by understanding the true market value of the property you want to purchase prior to auction day. Remember, the guide price advertised by the real estate agent is likely to be much less than the property actually sells for. Getting an independent valuation from a registered valuations expert or a lending institution will help you to get a realistic price and prevent you from wasting money, time and effort pursuing a property you can't afford.
2. Make inspections prior to the auction
Inspecting a property several times before purchase is always a good idea. But in the case of an auction, if you are really serious about purchasing the property you should consider having it thoroughly inspected by a building inspector as well as a pest inspector before deciding to attend the auction.
This is because an auction purchase is unconditional, and you will have no opportunity to complete these inspections afterwards. Going to auction without completing these inspections is risky and could result in you overpaying or having to pay extra to complete repairs after purchase.
3. Know the rules
The rules of auctions vary from state to state and auction to auction. If you are seriously interested in a property you should obtain the contract of sale and/or auction contract from the real estate agent or auctioneer and give it to your solicitor to review prior to the auction.
This will give you a clear understanding of the auction conditions, so you can prepare yourself for auction day. These documents will provide you with information such as the number of days to settlement, the amount of deposit required, exactly what is included in the auction price, the rules of your particular auction and so on.
By bidding at the auction, you agree to the terms of sale. However it is possible to vary the auction terms beforehand on the advice of your solicitor and with the agreement of the vendor. Reviewing the contract prior to the auction will give you the opportunity to ask for changes.
4. Get your financing in place
If you win at the auction, you will be required to pay a deposit on the spot so take along your chequebook. The deposit is usually 10% of the purchase price of the property, but may vary so you should remember to check the auction contract.
Additionally, the winning bid at an auction is a binding contract. That means you should have your financing in place before you bid at the auction, so talk to us as soon as you find a property that you're interested in buying. To be financially prepared, you will need a written loan approval in hand as well as your deposit.
5. Set a bidding limit before you go
With your property valuation and written loan approval at the ready, you should be well prepared to set your bidding limit before you go to the auction. Remember this is your walk-away price and you should stick to your limit even if the auction bid goes as little as $1,000 over. Setting a bidding limit is one thing, but sticking to it during the heat of the moment may prove to be a bit tricky!
Remember that going over your limit may involve over-extending yourself financially and may also be risky in terms of securing the additional finance later. If you're at the auction and the bidding goes over your limit then stop bidding immediately and consider leaving the auction to stop yourself putting your hand up again.
If you reach your maximum bid and the property is passed in, you may be offered the opportunity to negotiate with the vendor over price. If this is the case, remember your limit still applies.
6. Get familiar with the auction process
The capacity to bid with confidence is important when attempting to secure a property at auction. Attend as many auctions as you can prior to your auction day so you are fully familiar with the auction process. Some real estate agents recommend that you attend as many as 15 or 20 auctions, so you can eliminate the possibility of failing through inexperience on the day.
Make notes about the strategies implemented by the winning bidders. Take notice of the price a property is advertised for and the price it actually sells for. Talk to other bidders about their opinions of the auction and ask questions of the auctioneer so you understand how they identify bidders.
If you don't feel comfortable bidding, consider engaging a professional purchasing agent. It may also be possible to get a more experienced friend or family member to bid on your behalf.
With these handy tips, you'll know exactly what to do to be a success on auction day. Remember that bidding at an auction is not as difficult as it may first appear. And whilst the auction process may appear to favour the vendor, you can make it work in your favour if you have the know-how. The first step in succeeding at auction is having your financing in place, so talk to us today.
Thinking of getting a granny flat?
In recent years, there has been an increase in the number of granny flats being built across the country. Traditionally, the granny flat was a great way of taking care of ageing parents, but these days the benefits are many, not least being a great way to add value to your home, or for adding additional rental income.
What is a granny flat?
A granny flat is a popular Australian term used for a secondary dwelling on your property. They can be free standing structures, attached to your home, or rooms inside your home that are converted to separate accommodation.
Generally speaking, granny flats are usually smaller than the primary home on the block, because most councils restrict them to being only 60 square meters in size. They also must be self-contained, which means they must have their own entrance, bathroom, kitchen, bedroom and living areas. Most council's regulations regarding the definition of a granny flat include:
• Granny flats can only be built on residential zone properties
• Granny flats must have unobstructed pedestrian access
• The block must be at least 450m2 to build a granny flat, and
• The owner of the granny flat must also be the owner of the primary dwelling.
Why would you build one?
The major benefit of building a granny flat on your property is the potential for extra rental income. With rental housing becoming increasingly scarce in capital cities, a granny flat can be a solid source of revenue for property investors and home owners alike.
In some suburbs of Sydney, a granny flat can generate as much as $450 per week – however in most other cities you can expect to receive between $150 – $350 a week depending on the size and location. In most cities, a two bedroom granny flat can achieve a similar weekly rent to a two bedroom unit.
If you are a property investor, building a granny flat and renting it out could be an inexpensive way of increasing your income yield. But it could also be a great way to generate extra income from your own home, particularly if you're looking for ways to pay off your mortgage sooner and it has the added benefit of adding value to your home.
Before making a decision to build a granny flat on your property, it's probably a good idea to talk to some local real estate agents to assess the demand for smaller properties in the local rental market. If you want to make an income, you need a ready supply of tenants willing to provide it. A real estate agent can tell you how much rent you might expect to receive for a granny flat in your suburb.
Making it happen
The most ideal properties for building a granny flat are corner blocks, because both dwellings on the property can have their own street frontage. This minimises privacy concerns and will make your granny flat much easier to rent. So if you're looking to purchase a property and considering a granny flat to help pay off your mortgage, you should look for a corner block or one with front and rear street access.
The next step is to check with the local council to be sure that building a granny flat will be permitted on your block. Remember that to build or extend a property anywhere in Australia, you will need a permit. In some areas of Queensland, it is only permissible to build a granny flat if a family member will be living in it, and in some built up areas, housing density restrictions prohibit them entirely.
You should also carefully consider the costs of building your granny flat before making a commitment. You can get in touch with local builders and specialist granny flat construction companies to get a ball park figure. Alternatively, if you have a large house you can convert rooms inside the home into separate accommodation, which could be an inexpensive alternative to a free standing building.
Get your financing in place
It is important to have your finances in place from day one if you are embarking on any kind of construction or renovation project. Constructing a granny flat won't cost as much as building a new home, so you may be able to finance it by accessing your equity, or perhaps by increasing or refinancing your current loan. Alternatively, you may be able to take out a construction loan to fund the project.
If you're considering building a granny flat or doing any kind of renovation on your home, just give us a call. We'll be able to determine how much you can afford to spend on your project and help you get your budget and financing in place before you begin, so the whole process goes more smoothly.
Do I need a building inspection?
You spend a lot of time and effort searching for the perfect property to buy. When you find the right one, it can be very exciting and you can even fall in love! Buying a property can be a very emotional decision, so it is important to get professional advice to ensure you remain sensible and objective. A building inspection report is therefore a very important part of the decision making process when it comes to purchasing a home or investment property.
Why do I need a building inspection?
Paying for a fully comprehensive building inspection report is a great way to ensure you are buying the best property for your budget and not purchasing a property that will require endless repairs and expense. It should provide you with an evaluation of the current condition of the property, all of its components and the items that are installed in the house.
There are three good reasons why you should get a building inspection report before you purchase any property:
1. To know in advance if there are any problems with the property, so you are able to budget for repairing them.
2. So you can use this information to negotiate a lower price for the property.
3. To find out if there are any major structural problems that may put you off purchasing the property entirely – like a roof that needs replacing, for example.
Getting a building inspection report is also a great way to stay sensible when you're getting caught up in the excitement of purchasing a home. You'll be able to enter into negotiations knowing the present condition of the structure of the house including the foundations, subfloor, roof void and external roof – things that might be expensive to repair.
A building inspection will also review other elements of the property including visual inspections of structures such as sheds and pergolas, interior plumbing, electrical and air conditioning systems. If you want to be really sensible, you may also request that the building inspection include a condition report on things like windows and doors, flooring, ceilings and walls and other temporary fittings.
When should I get one?
Ideally, a building inspection should be performed before you sign a Contract of Sale, or prior to auction if that is going to be the method of sale. In other kinds of sales, it is standard practice to insert a clause into the Contract of Sale stating that the purchase is subject to building and pest inspection reports.
That way you have the option of asking the vendor to address the problems and pay for repairs prior to the purchase being completed, or renegotiate the price of the property to allow for the repairs that must be performed.
It's important to remember that a proper building inspection report must be performed by a professional – a licensed builder, surveyor or architect. You can source these professionals through businesses who specialise in providing building inspection reports for homebuyers, or ask us and we may be able to help you with a referral. Whoever you use should provide you with a report that complies with the Australian Standard (A4349.1).
What should I expect from the report?
When a building inspector comes across a problem that may be an important defect or even a structural problem, they will recommend you seek further advice from a professional specialising in that area before proceeding with the sale. Usually, they will not provide you with a quote on the repairs.
The building inspection cannot cover everything and so it may also be a good idea to get a pest inspection as well. Problems like termites often cannot be detected by the naked eye, so this is particularly important in areas where termite activity is high.
You should also remember that a building inspection is not a method of preventing future problems occurring with your home. It is inevitable that you will have to budget for maintenance and repairs as a normal part of home ownership. A building inspection will only give you a report on the current condition of the property so that you can make an informed decision about whether or not to buy it.
For more information about locating a reputable company or qualified building industry professional to perform your building inspection, please get in touch. We maintain relationships with many professional companies relating to the purchase of your home, so please don't hesitate to contact us if you require any assistance.
Conveyancing explained
If you are going through the property buying process for the first time, you may think that conveyancing is just another formality and expense that complicates the purchasing process. In fact, a good Conveyancer simplifies the process for you, explains the (sometimes complicated) legal requirements of buying a property and most importantly, protects your legal interests.
In this article we will take a look at the process of conveyancing. 'Conveyancing' is the term used for the legal and statutory processes required to effect the transfer of the title of ownership of real estate from one person to the other. The preparation, execution, verification and lodgement of the very numerous legal documents required to actually make your new house yours, are all part and parcel of the conveyancing process.
Because these processes can be detailed and time consuming, it is recommended that you choose a reliable Conveyancer or Conveyancing Solicitor to do the work for you. Although this is not a legal requirement, a professional Conveyancer will have the experience and specialised knowledge you need to navigate the specific regulations, laws and requirements unique to your state and local area.
What will a Conveyancer do for me?
A reliable Conveyancer or Conveyancing Solicitor will protect your interests during the transaction and make sure everything runs smoothly. In addition to ensuring your deposit is kept safe in an escrow account, they will conduct searches and inquiries on the property on your behalf. They do this to discover if anything affects the property, such as proposals by government departments, illegal buildings, boundaries, outstanding rates or taxes, liens against the property and to discover any other issues you may need to be aware of.
It is recommended that you appoint a Conveyancer or Conveyancing Solicitor early on in the purchasing process so they can guide you through the legal requirements. They will immediately commence the preparation of all the necessary documents required to facilitate the sale and final settlement.
What documentation is involved?
Although there are a lot of details to cover off during the process of transferring a property title, a typical conveyancing transaction involves three stages where you may need professional advice:
• Before the Contract of Sale is signed
• Before completion of the transaction
• During/after the settlement of the Contract of Sale.
In addition to the title searches and background research your Conveyancer will conduct on the property, your Conveyancer will make sure the Contract of Sale is correct and that it lays out all the property details and conditions that have been agreed upon by you and the vendor.
In many states of Australia, the transaction will also require a Vendor's Statement. In this document, the vendor is required to disclose any details of the property which may affect the sale. This can include body corporate fees, special conditions, encumbrances, taxes and rates and anything else that may affect the price or your decision to purchase. Your Conveyancer will investigate this document and verify the legal aspects of each detail against their research to ensure the vendor has made full disclosure.
Another important part of the process is the Transfer of Land. It includes all the particulars of you and the vendor and is submitted to the relevant state revenue office in your area, where it will be stamped after the payment of stamp duty and then lodged in the Land Titles Office.
Please note that the laws, procedures and documents involved may vary depending on where the property is located. A good Conveyancer will explain the meaning and importance of each process to help you completely understand what's involved.
How do I find a reliable Conveyancer?
As we all know, the best way to find a reliable professional is to ask people you know. We will be able to give you a referral to a Conveyancer or Conveyancing Solicitor, but you should probably check out several and compare prices. Here's some questions you should ask prospective Conveyancers:
• What type of property do you specialise in?
• What will it cost?
• On settlement day, what time frames can I expect?
• How will you communicate with me, and how often?
if you need to get started on locating a reliable Conveyancing professional, or you're on your way to your first home purchase, please give us a call. We'll be happy to help.


text:
Use school code 3874 to order a yearbook. Yearbooks cost $75.
Seniors, fill out the following form to be featured in the Then and Now section of the yearbook! Turn into Mrs. Arcori in room 224 6th hour (due Jan 7th).
Yearbook Senior Parent Pride Ads (due Jan 5th)
Send your senior off with a personalized message of love, memories and pride in the yearbook. Includes a personal message and pictures. Parent pride ads are designed online by the parents at www.yearbookordercenter.com, School code is 3874.
1. Color, glossy print 1.5 inches width by 2 inches in height
2. Frontal pose (no double exposures, no over the shoulder poses)
3. Midnight Blue background
4. Sharp, not soft focus
5. Head size is one inch (chin to top of head)
6. Students must be dressed according to dress code
7. Photos must be received by Friday, January 5, if photo was NOT taken with Prestige Studios. Try to turn in photos earlier in case retakes are needed.
Young men should wear a collared shirt, a jacket and tie is optional. A blouse or sweater is preferred for young women. Absolutely NO hats, sunglasses, T-shirts, varsity jackets, bare shoulders, spaghetti straps, tube tops or revealing outfits. Shoulders MUST be covered or your photo will NOT be in the yearbook!
Option 1
E-mail digital copy to: firstname.lastname@example.com as an attachment only. Be sure to put your first and last name in the "subject" line or we will not receive your e-mail.
Option 2
Bring senior portrait on DVD to Mrs. Arcori in room 224. Make sure disc is labeled with first and last name. This disc will not be returned.
If you choose a different photographer, parents or students must take responsibility for making sure that the studio adheres to yearbook specifications and meets the deadline for picture submission for inclusion in the yearbook. Pictures not taken at Prestige Studios DO NOT appear on the school composite handed out at graduation and displayed in the front lobby of Warren Mott, unless arrangements are made through Prestige Studios (fee applies). Please call Prestige Studios if you would like your photo to appear in the composite.

subset: commoncrawl


text:
The smell of death was everywhere in Beykoz today. This image speaks for itself. There is no more room for lying. Nomore fake press releases, no more nationalistic bullshit. We have stopped the criminal enterprise organized by the BeykozMunicipality, in agreement with Ayzer Buyuker.
Tomorrow, if there is justice, Ishan Ozhuz and Ayzer Buyuker will be questioned for this crime. This will be the second time Buyuker is stopped right in the middle of a massacre. May he rot in hell… one day but for now may he suffer the infamy of being the most despised person in Turkey…the country's most famous dog killer.
On Monday, if there is justice, Ozhuz will present his resignation and the major of Beykoz will accept it.
The major of Beykoz will have to give some serious explanations to the press and to thousands of animal lovers both in Turkey and abroad. The crime has been horrendous.. worst of all it has been done right in front of your face, accompanied by lies and falsehoods. Beykoz municipality slandered two women, Yasemin Baban and Berrin
Olkay in order to be able to commit the mass murder of 2000 dogs.
Today we discovered the graves.. bodies still fresh… the stench of putrefaction everywhere in the air.
Today we witnessed the embarrassed faces of the Beykoz Zabita. They knew what was going on. They did nothing to stop it.
Today we have seen the best and the worst of this country. Corruption, cruelty, falsehoods and criminal instincts against the unstoppable drive of a small group of people that simply wont allow such abuse any longer.
Monday will be a very embarrassing day for the Beykoz Municipality… but today is a very sad day for the entire country.
We mourn the loss of Pamuk, Fistik, Toby, Sultan and the many many dogs that have been viciously killed by Ayzer Buyuker and his gang of criminal thugs.
We are happy to have been able to save so many others.. the assassins had just started their job.
Call the Major of Beykoz, Muharrem Ergül: 0533 664 70 58 or email him on email@example.com .
Call the Beykoz Municipality and tell them you wont be lied to anymore.
Demand the resignation of the responsible people.
Demand justice.
Ayzer Büyüker-Muharrem Ergül – BEYKOZ'DA TECAVÜZ – THE RAPE OF BEYKOZ
Beykoz today 11 April 2008
Beykoz today 11 April 2008 2nd part
Rescued from Beykoz Hell Saturday 12 April
Rescued from Beykoz Hell Sunday 13 April
Beykoz 14 April.. The work of the Major of Beykoz
Muharrem Ergul and Ayzer Buyuker. Politics of confusion
The lost boy…
Beykoz'un olum tarlalari!!! The killing fields of Beykoz!!!
Olumun kokusu bugun Beykoz'da heryerdeydi.
Resimler olanlari anlatiyorlar. Artik yalan soylenebilecek bir durum yok.
Yalanci basin aciklamalarina, milliyetci sacmaliklara artik yer yok.
Beykoz Belediyesi ile Ayzer Buyuker ortakligiyla devam eden suc sebekesini
durdurmus bulunuyoruz.
Eger adalet varsa, yarin Ishan Ozhuz ve Ayzer Buyuker isledikleri suc icin
sorgulanacaklar. Bu Buyuker'in yaptigi katliamin ortasinda durdurulmasinin
ikinci tekrari olacak. Cehenneme gitmesi uygun.. Bir gun… Simdilik
Turkiye'deki en asagilik insan olma duygusunu tadarak yasayabilir. Ulkenin
en meshur kopek katili.
Eger adalet varsa, Pazartesi gunu Ozhuz istifasini verecek ve Belediye
Baskani kabul edecek. Belediye Baskani basina ve hem Turkiye'deki hem de
yurtdisindaki binlerce hayvansevere bir aciklama yapmak zorunda olacak. Bu
suc cok korkunctu… En kotusu de gozumuzun onunde yalanlarla kapatilmaya
calisilarak isleniyor olmasiydi.
Beykoz Belediyesi 2.000 kopegi katledebilmek icin Yasemin Baban ve Berrin
Olkay'a iftira atti.
Bugun cesetleri attiklari yerleri bulduk.. Cesetler hala tazeydi… Curume
kokusu her yerdeydi..
Bugun Beykoz Zabitasi calisanlarinin utanmis yuzlerine tanik olduk. Neler
dondugunu biliyorlardi. Durdurmak icin hicbirsey yapmadilar.
Bugun bu ulkenin en iyisini ve en kotusunu gorduk. Ahlaksizlik, kotuluk,
yalancilik ve suc isleme istegi, butun bunlara izin vermeyecek kucuk bir
grup insana karsiydi.
Pazartesi gunu Beykoz Belediyesi icin utanc dolu bir gun olacak.
Ancak bugun butun ulke icin cok uzucu bir gun.
Pamuk, Fistik, Toby, Sultan ve Ayzer Buyuker ve suclu cetesinin oldurdugu
bircok kopek icin bugun yas tutuyoruz.
Pekcok baska kopegi kurtarabilmis olmanin da mutlulugunu yasiyoruz. Neyse
ki katiller oldurmeye yeni baslamislardi.
Beykoz Belediye Baskani Muharrem Ergül: 0533 664 70 58,
firstname.lastname@example.com no'lu numaradan arayin. Beykoz Belediyesini arayin ve
kendinize daha fazla yalan soylenmesini istemediginizi soyleyin.> Bu olaydan sorumlu kisilerin istifa etmelerini talep edin.
Adalet isteyin.
by Rob Zaretsky
Click here for audio of Episode 2343
Today, we wheeze our way to Beijing. The University of Houston's Honors College presents this program about the machines that make our civilization run, and the people whose ingenuity created them.
Media coverage of the Beijing Olympics seems more about athletes — not records — that will fall. Cars, construction and coal-burning factories cast a permanent and leaden shroud over this city of twelve million. Particulate matter, not athletic matters, is on everyone's mind because it will be in everyone's lungs. The American trainer has told his athletes to wear masks from the airport to the starting line.
This is a funny business: you see, the modern Olympics were meant to cure the ills that overwhelm Beijing. This, at least, was the hope of the Olympics founder, Pierre de Coubertin. Coubertin was the child of an aristocratic Parisian family. In the wake of France's many revolutions Coubertin's noble family became as irrelevant as, well, ancient Greek.
WAG NY TURKEY – THE HELL of FATHMA BALKANLIS
The images you are about to see where taken in Sariyer last year. SHKD found the place in the condition you are about to see. This is the story of the rescue of Fathma Balkanlis' dogs and their treatment and recovery. The images tell the story themselves..
In this album: Ömer Atışhttp://www.facebook.com/album.php?aid=27573&id=774064111&op=100
Finally this story is out.WeI knew about this for a long time but was unable to say anything.I have always said Fatma should be STOPPED from having any animals. Sadly she still has a place opposite Ciragan Palace and she is still collecting money. Name protected – Istanbul
Years ago – April 1999- Istanbul Buyuksehir Belediye closed its massive Hasdal rubbish dump. There were over 1000 dogs living on this 'copluk', the weakest ones starving to death. Most had been dumped there by belediyes. As the rubbish dump was being covered over with earth, it was obvious that these dogs would either starve to death or invade surrounding suburbs and villages.
Robert Smith, the Founder of SHKD was so upset by the sight of these dogs that decided to set up a neutering clinic on the edge of the rubbish dump, neuter, vaccinate, treat and feed these dogs. The Vali gave a tent, Mustafa Sarigul gave a portakabin and we set up the clinic. One night in July '99 the clinic was destroyed as revenge for an anti-poisoning demonstration. We then made a shelter on the site of the destroyed clinic, where the 1000 dogs lived and were fed by SHKD.We sent as many of these dogs to new homes in Western Europe as we could, as the alternative was to put them to sleep or keep them in our shelter for life.
The reason why we spend so much of our own money – SHKD receives almost no donations – on rehoming dogs in W. Europe is that the alternative is to keep them in our open forest shelter for the rest of their lives.
Kopeklerimizi sahiplenen ailelerin isimlerini ve iletisim bilgilerini onlarin izinleri olmadan veremeyiz/vermeyecegiz. Eger bu kisiler fanatikler (ki bunlardan cok cok COK var) tarafindan rahatsiz edilir ve kopeklere kotu davranmak, vs. nedeniyle suclanirlarsa bu bizim hatamiz olmus olur. Onlarin isim ve adreslerini izinleri olmadan paylasmamiz ne ahlaki olarak dogru ne de yasal.
Internette bazi kisilerin anlattiklari hikayeler ve suclamalar o kadar yanlis, o kadar yaniltici ve o kadar saptirilmis ki, insan acaba bu kisiler hayvanlara yardim etmekle mi ilgileniyor yoksa sadece kendi egolariyla mi diye merak etmeden duramiyor. Bu gibi insanlarla ilgilenebilecegimiz zaman sinirli. Zamanimizi kopekleri kisirlastirma, onlarin bakimini ustlenme, gerektiginde kurtarma ve sahiplendirme ile gecirmeyi tercih ediyoruz, cunku internettekilere cevap vererek zaman gecirmemiz bir tek hayvana bile yarar saglamiyor.
Sorulara ne kadar cevap versek de, sahiplendirilmis mutlu kopeklerle ilgili ne kadar bilgi versek de, ne kadar yanlisi duzeltmeye calissak da kendisini kopeklerin dunyadaki tek kurtaricisi olarak goren, kendisi disindaki herkesin kotu olduguna inanan ve baskalarinin da hayvanlarin iyiligi icin birseyler basarmakta oldugunu psikolojik olarak kabul edemeyen kindar, kiskanc kisiler her zaman oluyor.
Turkiye'deki kopekleri Avrupa'da sahiplendirmek Turkiye'deki sokak kopegi sorununa bir cozum degildir. Ancak belediyeler kopekleri oldurmeye ya da kopek hapishanelerine koymaya devam ettigi surece, kisirlastirilmis kopekleri aldigimiz yerlere geri koyamadigimiz surece alternatiflerimiz sunlar: (1) otanazi (2) kopekleri hayatlarinin sonuna kadar barinakta tutmak (3) kopekleri Turkiye icinde ya da disinda ailelere sahiplendirmek. Maliyeti cok yuksek oldugu halde biz mumkun oldugunda hep 3. Secenegi tercih ediyoruz.
Gormek uzere oldugunuz resimler gecen sene Sariyer'de cekildiler. SHDK burayi gormek uzere oldugunuz sekilde buldu. Kopekler gormek uzere oldugunuz haldeydiler. Bu Fathma Balkanli'nin kopeklerinin kurtulma, tedavi edilme ve iyilesme surecinin hikayesi. Resimler hikayeyi kendileri anlatiyor…
Savage Seoul aims to reclassify dogmeat
This is despicable!
The Seoul city government is seeking to classify man's best friend as livestock in order to set food safety standards for South Korean lovers of dog meat, officials say.
Somewhere between two and four million dogs are estimated to be consumed in South Korea every year but the slaughtering and processing is carried out in dirty environments and poses a risks to diners' health, they said.
Since dogs are not currently classed as livestock there are no hygiene regulations on their slaughter, officials said.
"Dogs are consumed in their millions in this country every year. That's a fact. We have to take care of this situation," Lee Hae-Woo, head of the city government's department of food safety, said.
"We plan to recommend to the central government that dogs are classified as livestock.
"This is like a hot potato but we don't pretend the issue does not exist."
South Korea's capital has always been ambivalent about dog meat.
To avoid adverse publicity before the 1988 Olympics, the city banned dog meat and snake meat as "abhorrent food."
The order is now largely ignored and an estimated 500 dog meat restaurants operate in Seoul alone.
The reclassification proposal sparked angry reactions from animal activists, who staged street protests and launched on-line signature campaigns.
"No other country in the world but South Korea gives a legal green light to dog meat consumption," the Korea Association for Animal Protection said in a statement.
"South Korea's motto is globalisation but it seeks to go back to the Stone Age as far as dog meat consumption is concerned."
Lee Won-Bok, association president, said if the proposal became reality, dog meat consumption would increase drastically.
"It's horrible to imagine dog meat on display next to beef and ham at supermarkets," he said.
"It would also be nauseating to see roasted dog meat on the menu of your restaurant."
The vile Visual Arts Biennial of Central America has decided that the 'installation' of a starving dog was actually art, so that Guillermo Vargas Habacuc, the "artist' has been invited to repeat his cruel action for the biennial of 2008.
A cruel and brutal chapter in the history of an alleged Godless Central America. This "psychopath – artist should rot in hell for an eternity and suffer immeasurably on earth til he gets there. God, I hope he doesn't procreate until he's neutered. There are enough of the devil's spawn on earth.
I will update this blog post with the name of the Honduran Ambassador to the United States. In the meantime, the telephone number for the Honduran Embassy in Washington, D.C. is: 202 – 966 – 7702
International Olympic Committee May Cancel Russian Olympic Games April 10th, 2008 • Related • Filed Under http://www.theotherrussia.org/2008/04/10/international-olympic-committee-may-cancel-russian-olympic-games/
A Moscow press-conference of ecologists, human rights activists and Sochi residents has suggested that the International Olympic
Committee(IOC) has grounds to cancel the winter Olympic Games, set to take place in the Black Sea resort of Sochi in 2014. The press-conference, titled "The 2014 Sochi Olympics. Opportunism, incompetence, disregard for the law – the major threat to the collapse of the National Project," met in Moscow on April 10th.
Garry Kasparov, the leader of the United Civil Front party, noted that what is currently happening in the region does not correspond to the original plan as it was presented in Guatemala. Several planned construction sites are currently unbuildable, after geodesic surveys discovered underground problems. Panelists named the Imeretinsky Bukhta, which has an exceptionally high water table, with groundwater just two meters beneath the surface of the soil, and where "15-20 meter-long pilings drown."
"There are things that cannot be done, even if a billion dollars is buried into them," Kasparov said.
Another concern raised by the panelists was the unprecedented level of spending required to pull the Olympic games together, which Kasparov said is "beating all the records." Sochi lacks much of the infrastructure of previous Olympic locations, and the original expense prediction of 6 billion dollars is shockingly low. Ivan Starikov of the People for Democracy and Justice party, commented that the current estimate for transportation infrastructure alone was now set at 7 billion dollars. Other cities beaten out by Sochi for the bid to host the games could take the IOC to court, Starikov said, as total cost was a factor in making the original decision.
One Russian Member of Parliament, Viktor Ilyukhin, told the press on April 3rd that the Sochi Olympics could cost more than the last three winter Olympic games combined.
Greenpeace, the international ecological watchdog, may also take the IOC to court. Dmitri Kaptsov, a representative of the "North Caucasus Ecological Watch," said that Greenpeace is planning to protest the lack of environmental planning before construction, arguing that leading the Olympics in Sochi would cause a regional eco-catastrophe. To date, no expert reports on construction or ecological matters have been completed.
Sochi residents were also present at the conference to speak about the thousands of families facing eviction in the Black Sea resort.
Residents complained that government officials were seizing land without providing adequate compensation or equally valued housing. Panelists also called unconstitutional a so-called "Olympic law," which expedites the process of taking resident's homes, and bars locals from seeking judicial protection for their property.
The press-conference reached a troubling conclusion, that Olympic planners in Sochi were using the Games as a means to attain personal wealth at the expense of local citizens and Russian taxpayers.
"It must be stated, that the present course will lead to the destruction of a unique Black Sea resort, the massive violation of Russian citizens' civil rights, [and] the misuse of funds earmarked for the games," a statement by participants reads. "It will damage Russia's image, and ultimately, will put even the possibility of leading the Olympic games in Sochi into question."
As Kaptsov explained, the IOC has the right to move the Olympics to a different city in the case that the country hosting the games does not meet its obligations. As an example, the presenters noted the 1976 Olympics, which were moved from Denver in the United States to Montreal in Canada.
The press-conference did suggest a way to ameliorate the state of affairs in Sochi. They proposed enacting a strict citizen's control of the preparations, and suggested the possibility of moving some of the major Olympic facilities to other Russian regions that are more suited to hosting the winter Olympics. A Citizen's Council with the obligation of overseeing the preparations in Sochi is currently in the works.
A HELPLESS VICTIM of ABOMINABLE BRUTALITY
TURKEY – How Ayzer Buyuker Will Murder 2000 Dogs
Over the last few days I am asked the same question over and over again.. why a small-time thug like Ayzer Buyuker would fight so hard to run a shelter filled with 2000 stray dogs, most of them sick and injured, a big number of them with three legs and problems that make them unfit for family-living. A shelter filled with distempered and rachitic puppies. Why? What is in there for someone like Ayzer Buyuker and his family?.
Here is the logic.. read carefully because it is an insight into the mind of some very disturbed individuals.
Ayzer Buyuker has been given a contract to sterilize the dogs of Beykoz and surrounded areas. The Beykoz shelter is to be used as an sterilization center where stray dogs, male and female, are to be taken in, sterilized, treated for a minimum number of days and returned to the exact location where the dog was found. This is how Neuter and Return works, this is the only way to solve Turkeys stray dog problem.
Ayzer and his gang of crooks will get paid a FEE PER DOG OPERATED. 75 YTL – 100 YTL… The number is irrelevant.
To do such a job you need know-how, experience, infrastructure and above all you need ethics. Ayzer lacks all of it.
The only way Ayzer Buyuker makes money is by maximizing the number of dogs operated. The problem for Ayzer is this one: What to do with the 2000 dogs already sterilized currently living in Beykoz?
Ummm…. those dogs will not be making money for Ayzer. Furthermore, those dogs are supposed to eat and drink on a daily basis. They need veterinary treatment.. all of this costs money. A crook like Buyuker is not about to start spending money on the welfare of any dog.
Furthermore, as Ayzer knows, getting paid by the Municipality is no easy task. He experienced this in Sariyer.. the end result was a huge financial loss for him and his family company. Ayzer needs to minimize expenditure at all costs. How to do this? The solution is simple..
Ayzer will eliminate the expense of 2000 dogs. How? by killing them… how? there are three methods, all of them illegal.
1. Poisoning
2. Shooting with a bullet.
3. Starvation
The first two methods are fast and easy. They are also unfeasible. I don't even want to start thinking into the logistics of poisoning 2000 dogs at once. Most probably Ayzer would use the water the dogs drink but the moment he does this the news will leak out and the world will fall upon him and Muharrem Ergul the Major of Beykoz. Ergul as a smart politician will then get rid of Ayzer like a hot potato, a used condom, whatever you want to call it. His contract will be immediately canceled and Ayzer will face again financial ruin. For second time in two years. Poor Buyuker.
The method Ayzer Buyuker has chosen is death by starvation and gradual disposal of the bodies. This method was implemented by Adolf Hitler and his Nazi henchman in concentration camps all over Europe. It is a proven system, it works. It is slow and painful, but it works.
The first thing Buyuker will do (he has done so already) will be to make sure there are bags of dog food at Beykoz. We saw this in Sariyer two years ago. It is important to show that he has food and he is feeding the dogs. Of course those bags will be closed, unused. The dogs will not be fed. This is a repeat of his performance in Sariyer.
All of this will happen if you and me just sit, watch and do nothing.
So… Grab the phones, call the Beykoz Belediye:
Nihat Mutlu
0216 6801104 (direct line)
Ihsan Öksüz
0216 4259376 (direct line)
0532 406 37 57 (cep)
Let them know we are watching.. and that you and thousands of people like you wont allow this to happen yet again. It wont happen in Sariyer, it wont happen in Beykoz, it wont happen in Tuzla. It is time the animal lovers in this country start doing something other that reading Internet forums, shrug the shoulders and lament.. " this is Turkey!.. nothing will ever change"
Be the change… get rid of Ayzer Buyuker. He must be the first head to roll, he needs to go back to the rat hole where he came from. We must make sure this does not happen again.
Please call
Nihat Mutlu
0216 6801104 (direct line)
Ihsan Öksüz
0216 4259376 (direct line)
0532 406 37 57 (cep)
www.beykozbarinak.com: <http://www.beykozbarinak.com>
Article on TDN today. Please forward.
http://www.turkishdailynews.com.tr/article.php?enewsid=101394: <http://www.turkishdailynews.com.tr/article.php?enewsid=101394>


text:
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Staff on-hand who are always able to help and offer outstanding support.
Allocated Academic Mentors for 1:1 and group support.
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An opportunity to explore higher education and apprenticeship options.
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This is a file from Wikimedia Commons
The human heart has two upper chambers and two lower chambers. The upper chambers are called the left atrium and the right atrium - the plural of atrium is atria. The two lower chambers are the the left ventricle and the right ventricle. When the two upper chambers - the atria - contract at an excessively high rate, and in an irregular way, the patient has atrial fibrillation.
The term atrial fibrillation comes from the Latin words atrium, meaning "hall", fibrilla, meaning "small fiber", and atio, meaning "process".
According to Medilexicon's medical dictionary, atrial fibrillation is "fibrillation in which the normal rhythmic contractions of the cardiac atria are replaced by rapid irregular twitchings of the muscular wall; the ventricles respond irregularly to the dysrhythmic bombardment from the atria."
The most common type of arrhythmia
Atrial fibrillation is the most common arrhythmia - problems with the speed or rhythm of the heartbeat. Arrhythmias are caused by a disorder in the heart's electrical system.
How does arrhythmia occur?
The walls of the atria and ventricles are made of virtually 100% pure muscle. A heartbeat is caused by the tightening of these muscles. When the muscles tighten the chambers squeeze closed and push out the blood which is inside them.
Heartbeat control begins with the sinoatrial node - a small clump of muscle cells located in the right atrium. This is the heart's natural pacemaker; it sends electrical impulses to the atrioventricular node which exists between the atria and ventricles. The atrioventricular node determines how much the ventricles contract. Our pulse rate is caused by the contraction of the left ventricle.
When the atrioventricular node receives too many impulses - more than it is able to conduct - atrial fibrillation occurs. The result is irregular contractions of the ventricles. That is why a patient with atrial fibrillation has an irregular and high pulse rate.
Put simply - during atrial fibrillation the contractions of the two upper chambers of the heart are not synchronized with the contractions of the two lower chambers. Atrial fibrillation is a rapid and irregular heart rate. It frequently causes poor blood flow to the body.
Incidence of atrial fibrillation in the USA and Europe
Atrial fibrillation currently affects almost 7 million people in the USA and Europe. Incidence is expected to double within the next forty years.


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Biology Paper Rubric
* Due: Wednesday, April 13, 2011.
* Rough Drafts of Papers (optional) due: Monday, April 4, 2011.
* Paper should be 10-12 pages in length, typed, double-spaced. Use Font Size 10 and Times New Roman.
* The paper is due on April 13, and is worth 50% of your fourth quarter grade. Failure to pass the paper in on this due date will result in a 0 on this project paper, and no excuses will be accepted.
If you are out sick, either e-mail me the paper, or have a parent drop the paper off at the school.
If you are leaving early for April vacation, then the paper must be passed in before you leave school and go on vacation. The paper will not be accepted after vacation if you forget to pass it in.
No excuses will be accepted for computer or printer issues. The paper should not be done the day before it is due, and then you encounter issues. If you have a problem with your computer, either set aside time to type the paper at school or save it on a USB stick and have me print it out before Wednesday, April 13. Bring in computer paper to print off the long-term project paper.
* Discussion Section of the Paper: 1-2 pages in length.
a). Use the results to explain the outcome of your experiment. b). Was the hypothesis true or false ? Explain using information from your experiment and from the background paper to back up your reasonings. c). Do the results lead you to different conclusions than what you expected ? d). Indicate the overall outcome of the experiment.
e). Conclusion: How can you improve upon your experiment ?
What factors could you change to make the experiment more viable ?
If the hypothesis was true or false: What can you do to change the experiment around (changes in the procedure, what you are testing…..) ?...
Bibliography: 10). Style and Format
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(Note: This story is not by Mike Potter, but by young photographer Al Drago, making his debut as a writer for Triangle Offense.)
CAMERON INDOOR STADIUM/DURHAM Today the Boston College Eagles take on the No. 5 Blue Devils in the third annual "Think Pink" contest.
It is Duke's third game in the past week, but that does not tire the Blue Devils out one bit, as they pick up intensity in the final eight minutes for a 66-53 victory.
This is the Blue Devils' 19th straight home win against ACC opponents. In the first half BC gives Duke a run for its money, as the lead changes five times. Duke's largest lead is eight, and at the half it is only one.
Strong defense by Jaclyn Thoman keeps Boston College in the game, along with her back-to-back 3 pointers ending at 13:12 in the first half.
The Blue Devils come out stronger in the second half led by Allison Vernerey and Krystal Thomas, scoring 15 and 16 points overall.
Duke begins to pull away at 11:46 and has a 15 point lead at 7:08.
Krystal Thomas' plan to keep the ball out of the hands of BC's Carolyn Swords works, limiting Swords to only six points overall. With Thomas guarding Swords so aggressively, Swords does not have enough to set up plays like she usually does. While Swords is well guarded, Stefanie Murphy steps it up to add 13 points for the Eagles.
For Duke, Karima Christmas and Chelsea Gray also have good shooting days, Christmas shoots 14 and Gray adds 14.
Duke finishes with shooting 44.4% and gets a taste of what competitive post-season playing will be like.
They said it …
Duke coach Joanne P. McCallie: "Just a great basketball game. I was telling the team, it was a lot like an ACC Tournament game relative to our turnaround time traveling from Wake and playing this game and having to practice. I thought at times, it looked like that — just sort of rough-and-tumble, very physical. I was proud of our team rebounding strongly, the assists, the sharing of the basketball and particularly coming out in the second half and setting the tone for the half."
"For Karima, I just think that's the funniest double-double ever because it's just like she's a covert agent. It was kind of a quiet double-double, it was extremely effective and speaks volumes to the intensity that she was putting out on the floor. So, I do want to say the juniors, I really felt made a huge difference."
Vernerey: "I think being physical was very important. Krystal [Thomas] was on her most of the time and I had the other post. Krystal was physical and stayed active. She didn't let Swords set up and get into her game and take the game to us."
Boston College coach Sylvia Crawley: "I think we did our part in the first half. The second half when we were in our zone, I thought Duke found a way to penetrate within our zone and started penetrating baseline, distanced our post players for easy layups and once we had those breakdowns within our zone defense, I think it changed the momentum of the game."
What does it all mean?
Duke knows when to step it up and work together to beat a strong defensive team. And BC knows not to get too comfortable and step it up if it expects an NCAA bid.
Stars of the game
1. Thoman.
2. Vernerey
3. Krystal Thomas.
Play of the game
Thoman's back-to-back 3 pointers at 13:12 in the first half to put BC in the lead.
Series record
Duke leads 8-2.
Duke: Won 2.
BC: Lost 1.
Up next
BC vs. Miami, Thursday, 7 p.m.
Duke at Maryland, Thursday, 7:30 p.m.


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The Trump administration is poised to step away from a Supreme Court case over the rights of workers.
According to a court document, the administration will side with employers in the case.
The Obama administration had previously sided with employees in the case through the Justice Department.
According to a source familiar with the litigation, the National Labor Relations Board will take over the case from the Justice Department.
The NLRB is an independent federal agency.
A letter presented to the court indicated that a lawyer from the NLRB will now represent the class action rights case.
Please Comment Below and Tell us What you Think. Weekly Giveaway's Comment and your entered! #JustRealNews


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We have been in the health and fitness business in a while and we meet several amazing people who inspire us about how important is keeping yourself to stay fit. From those world's renowned fitness and health experts we know, there are these two ladies who are popular and people know them from Fit Bottomed girls who inspire a lot of people and titled as fit gurus by many people. They are Erin Whitehead and Jennifer Walters. One good thing that we have learned from them is the statement: the bad and unhealthy lifestyle is contagious. For example, if parents in a family are never doing exercise or doing bad habit like smoking or eating junk food which are basically unhealthy, then those habits will highly infect those parents' children.
Of course as a good parents, you want the best for your children and you will never slightly expect that they would live their life doing unhealthy habits. If you have such kind of vision, then you should start from yourself first for starter. And how you do that is not quite simple and easy task to do, but the glad news is you have this mini gadget innovated by Fitbit with the name called Zip that can assist you to make you and your entire family, especially your children to stay fit. You might be thinking that it is gonna be tough stuff to do because kiddies often hard to manage, but trust us and use these methods we have to make it easier to make your children stay fit. Here are some good ways to make your Fitbit Zip target for your children's fitness.
Make it Resembles Tamagotchi!
If you are 90's kid and have become a parent now, then you might ever played a game called Tamagotchi. It is a game which is simply able to be played by keeping a digital pet within the gadget. If you don't feed it, then the pet will die, and when you feed it, your pet will be happy. This little gadget here has one similarity with that Tamagotchi. It is the emoticon of smile where it will appear when you do enough activities that make you stay fit. In the contrary, it will showed by the expression of ridicule by sticking out its tongue as the signal of humiliation because of your laziness. Tell your children that it is the pet they need to take care of. You can lie to them for their sake that the pet will be upset and die they don't do some active activities like sport or running which are basically exercise to keep them fit. This strategy is indeed amazing idea to do.
Make Competitions with your Children about it
If make this Fitbit Zipto be resemble with Tamagotchiain't feel good for you, then why don't you try another way by making some short of fun competitions. Children love to play and you should make them play. Challenge your children to do some activities like running or exercise, and the one with much more steps or farther distance is the winner. By using this way, you can make your children doing some active activities which can make them stay fit. Remember, you might want to defer yourself to let them happy in order to make them keep doing that and willing to do it again sometimes later.
Play Games and giving rewards for some achievement
If making it as competition with your children is still too dull, why don't you just play it as a game for your children and you promise them some rewards. You can make your children the account to be synched and record the progress and then invite them to finish leaderboard challenges or win some badges there. You can promise the, once you achieve some sort of points or goal, you will get the reward to go to fun park or getting the extra chocolate ice cream for the dinner or else.
Well, we think that is all we can tell you about how to keep your children fit by usingFitbit Zip as the device that will assist your effort and using some sophisticated features and over pluses that Fitbit has given to you for your advantages. You might also need to heed our advice that you should show the Fitbit Zip manual to your children in order they know what to do about it instead of breaking it. Hope this tutorial and how article will help you to make your children always fit. Make sure you don't miss our other new posts about this products to stay informed, and remember! Be healthy! Be Fitbit!


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tag:blogger.com,1999:blog-7867264995121108649.comments2018-02-10T05:03:17.420+00:00WCMBlogLinus Schumacherhttp://email@example.com:blogger.com,1999:blog-7867264995121108649.post-5342241945327229752016-03-12T09:51:17.269+00:002016-03-12T09:51:17.269+00:00A mathematical model is an abstract model that use...A mathematical model is an abstract model that uses mathematical language to describe the behavior of a system.Mathematical models can take many forms, including but not limited to dynamical systems, statistical models, differential equations, or game theoretic models. This page have other types of models can overlap, with a given model involving a variety of abstract structures. There are six basic groups of variables: decision variables, input variables, state variables, exogenous variables, random variables, and output variables.annie o Robertshttps://email@example.com:blogger.com,1999:blog-7867264995121108649.post-10766831064305819322016-03-09T05:52:30.709+00:002016-03-09T05:52:30.709+00:00Thank you so much for the valuable share. GENETICS...Thank you so much for the valuable share. GENETICS profiling reveals grey squirrels are not as good invaders even as we think, and that humans played a much larger role in spreading them through the united kingdom.

Grey squirrels were imported to the UK from the 1890s onwards, and the traditional view is that they spread rapidly across the UK due to their ability cope with new landscapes. Different foule of grey squirrels were thought to have interbred into a 'supersquirrel' that has been better able to adapt and spread.
Visit here : Kochi to munnar tripjames_lopezhttps://email@example.com:blogger.com,1999:blog-7867264995121108649.post-60328811496706447212016-03-02T08:32:38.384+00:002016-03-02T08:32:38.384+00:00A discrete system measures variables in discrete o...A discrete system measures variables in discrete or separate points in time. These point in time are usually fixed and are determined based on the system being observed. imp source Discrete models are a way of applying mathematics to biological situations in which the variables are changing over specified time intervals 1. annie o Robertshttps://firstname.lastname@example.com:blogger.com,1999:blog-7867264995121108649.post-63059139876148750392016-02-25T06:27:32.414+00:002016-02-25T06:27:32.414+00:00Everyone has a dream once they grow up whether it ...Everyone has a dream once they grow up whether it is to go to college to get a degree, join the military, or even wait it out and see what comes your way. The purpose of this essay is to reflect on what I have learned so far, and what my goals are that I have gave myself throughout the years. While being in First Year Experience I have learned a lot about my choices in life and how to set goals that are realistic, this course has helped me out very much, and I am sure I will continue to use what I have learned in this course throughout my life. Refer  essay writing service reviews to get reviews of different essay writing company.annie o Robertshttps://email@example.com:blogger.com,1999:blog-7867264995121108649.post-31343387796915989612016-02-12T09:25:37.284+00:002016-02-12T09:25:37.284+00:00The most widespread epidemic of Ebola virus diseas...The most widespread epidemic of Ebola virus disease (commonly known as "Ebola") in history began in Guinea in December 2013 and continued for over two years, resulting in significant loss of life and social disruption across the region. As of January 2016, although the epidemic is no longer out of control, the World Health Organization (WHO) has not yet declared the epidemic over due to the continuation of flare-ups. Refer  custom essay writing service to get essay writing help from the professional writers.annie o Robertshttps://email@example.com:blogger.com,1999:blog-7867264995121108649.post-82379142016260202282015-06-16T16:50:22.166+01:002015-06-16T16:50:22.166+01:00The work hinted at in the final paragraph has been...The work hinted at in the final paragraph has been published in the Journal of Evolutionary Biology: http://onlinelibrary.wiley.com/doi/10.1111/jeb.12375/abstractNick Davieshttps://firstname.lastname@example.com:blogger.com,1999:blog-7867264995121108649.post-29672914537779146992014-02-26T15:28:42.476+00:002014-02-26T15:28:42.476+00:00Thanks David! I cite that paper in the blog post (...Thanks David! I cite that paper in the blog post (reference 6) and think it's a useful guide.Alex Fletcherhttps://firstname.lastname@example.com:blogger.com,1999:blog-7867264995121108649.post-52817382848610168872014-02-26T15:27:55.096+00:002014-02-26T15:27:55.096+00:00Thanks Uli! I completely agree and think working i...Thanks Uli! I completely agree and think working in a modular fashion can pay dividends both in terms of working efficiency and testing.Alex Fletcherhttps://firstname.lastname@example.com:blogger.com,1999:blog-7867264995121108649.post-35515412974079479072014-02-25T22:04:40.717+00:002014-02-25T22:04:40.717+00:00Nice post Alex, you guys have been talking with th...Nice post Alex, you guys have been talking with the authors of this?
http://www.plosbiology.org/article/info%3Adoi%2F10.1371%2Fjournal.pbio.1001745
firstname.lastname@example.com:blogger.com,1999:blog-7867264995121108649.post-81769574643391165392014-02-24T19:26:32.107+00:002014-02-24T19:26:32.107+00:00Many thanks for sharing! I agree with all of the p...Many thanks for sharing! I agree with all of the points you raise, especially with understanding the methods, version control and testing all the components. I would add an eleventh point, namely modularise your code. Anticipating what questions one might want to ask of the model in the future and making everything configurable and scriptable accordingly saves time later. It also avoids unmaintable or unreadable code.Ulrich Dobramyslhttps://email@example.com:blogger.com,1999:blog-7867264995121108649.post-60921296114856565752014-02-03T09:48:47.193+00:002014-02-03T09:48:47.193+00:00Can you tell us more about the talk from Robert Gr...Can you tell us more about the talk from Robert Grosse? What cells invade what cells, and what for?Linus Schumacherhttps://email@example.com:blogger.com,1999:blog-7867264995121108649.post-20675015042881062013-12-30T15:23:55.097+00:002013-12-30T15:23:55.097+00:00I see the ability to post new revisions to preprin...I see the ability to post new revisions to preprint servers as the ONLY sensible approach to split citations. As a programmer I'm buffled how the publishing process fixates on the *event* of publishing - a single version frozen in time - and ignore the paper as an evolving artifact.

If the paper is corrected / expanded / published in another venue, it's left to the others to discover all the versions accross the internet and guess which is "best" to read—or cite. There is no single "home" that covers the whole life of a paper.
Preprint servers allow citing a specific revision but make older/newer revisions easily accessible, which is the closest we now have to such a "home".

(In many cases the authors never update a paper, but if tens of people have read it, surely they had useful comments! Accumulating comments is also a way for a paper to evolve; it's a shame it's under-supported and under-used where supported...)
Beni Cherniavsky-Paskinhttps://email@example.com:blogger.com,1999:blog-7867264995121108649.post-69387367361649227522013-12-30T15:22:38.340+00:002013-12-30T15:22:38.340+00:00This comment has been removed by the author.Beni Cherniavsky-Paskinhttps://firstname.lastname@example.com:blogger.com,1999:blog-7867264995121108649.post-61148300655104808662013-12-09T16:30:06.660+00:002013-12-09T16:30:06.660+00:00I agree with Linus - google scholar already picks ...I agree with Linus - google scholar already picks up the citations for the preprints and you can merge the pre-print with the standard pub yourself already and the citations sum up. I'm sure it won't be long before google scholar does this by itself, and then scopus and pubmed will have to catch up!Jacob Scotthttps://firstname.lastname@example.com:blogger.com,1999:blog-7867264995121108649.post-65040863476232719702013-12-09T15:18:45.972+00:002013-12-09T15:18:45.972+00:00My view is that citation counters are, or will bec...My view is that citation counters are, or will become, good at including citations for the preprint when counting article citations. Plus, the preprint can easily be updated to the peer-reviewed version later on, and this frequently happens.Linushttps://email@example.com:blogger.com,1999:blog-7867264995121108649.post-24077036466015095782013-12-09T14:36:54.653+00:002013-12-09T14:36:54.653+00:00Interesting stuff. I Personally I still have to ma...Interesting stuff. I Personally I still have to make up my mind around the preprint submission idea. I wonder if this will have an impact on citation dynamics. Take, for example a manuscript that will turn into a highly regarded, ground braking report. People will cite it very soon, probably before the peer-reviewed version comes out in a 'regular' journal. Once the preprinted version gets citations, many people will keep citing this one instead of the final paper. This is not necessarily bad, but I wonder if it's going to be a bit of chaos.Claudiohttps://firstname.lastname@example.com


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Kerkpolder is our home base
WAVE and d'ELFT both call Kerkpolder home: we swim and waterpolo in the pool and drink a couple beers in the bar afterwards. Both boards have concluded that within our clubs sociability and club spirit dominate the conversation, however at one point there was a threat that this might not be reciprocated between the clubs. Luckily, the two boards have remained good friends and thought it important to remain in close contact about relations between the clubs. As always, communication is key and the boards are dedicated to make sure this communication remains amicable and frequent.
From past discussions a couple of important agreements have come forth:
1. We determine the tone together:
Respect each other and if something does not sit right with you, discuss it.
2. Keep the club and bar friendly and clean:
Refill the bar after your shift, grab a broom and clean the floor, make sure the bar and tables are washed with a cloth.
3. Only the members of the current bar shift may serve drinks and refreshments:
Even if you know where everything is and how it works, the bar shift members are solely responsible.
4. The bar closes at 1:30 AM so that the bar is clean and everyone is out of the building at 2:00.
If the building is not shut by 2:00, security will have to come by and the costs will be forwarded to the club responsible.
On behaf of both boards,
Sander Quirijns
Ineke van Boven


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As a benefit to our patients, the primary care offices of Hanover Medical Group are offering free yoga classes in spring 2018, taught by Ila Vidyarthi. Registration is limited to patients of the Hanover Medical Group family and internal medicine practices.
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March 20, March 27, April 10, April 17, April 24, May 1, and May 8 - no class April 3
Please call Mary Flinner, Director of Social Services, to register at 717-316-6901.
Click here to view flyer.
Location: York Street Medical Center, Classroom 2, 400 York Street, Hanover, PA 17331
We apologize, but some electronic calendar versions may not be compatible with this Add to Calendar feature.


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The Project.
Grow The Party
Following 2013's Red to the Roots Tour, the Republican Party of Louisiana is embarking on an unprecedented endeavor to reclaim Mary Landrieu's U.S. Senate seat in 2014, and cultivate a sustainable "ground game" for the 2015 & 2016 elections that follow. This endeavor is codenamed: Project Geaux Red.
Project Geaux Red is committed to identifying and empowering Republican activist in every community across the State of Louisiana, and equipping them with the technology and information necessary to ensure Louisiana sends conservative Republicans to Congress in 2014.
- The Project - Grow the Party
- Geaux Lead- Energize Local Communities
- Geaux Fight- Enhance our Ground Game
- Geaux Win- Identify and Turnout Voters in November 2014
Project Status
Project Geaux Red is starting in an off election year to build a strong grassroots infrastructure across Louisiana. The LAGOP is strategically placing Regional Political Directors across the state, tasked with building relationships and serving as the main point of contact between local communities and the Republican Party.
LAGOP Regional Political Directors are currently identifying Precinct Captains and Team Members across the state of Louisiana dedicated to engaging voters in their own neighborhoods. These Precinct teams will serve as campaign ambassadors to their communities, working directly with LAGOP Regional Political Directors to build relationships with voters and deliver our message. Voter engagement, identification, and persuasion are the core focus of the LAGOP's 2014 strategy. The election in 2014 comes down to one thing: Republican turnout.
Top performing teams will receive recognition for their efforts through LAGOP publication, principal and surrogate personal contacts, and other rewards; such as VIP attendance at local events or complimentary access to the Election Night Victory Party.
Precinct Captains will be updated on a regular basis via email on campaign strategy, local events, and other Republican Party issues; as well as invited to join in weekly campaign conference calls, press briefings, tele-town halls, and round tables.
Join us today to Defeat the Last Liberal Standing and help Louisiana Geaux Red in 2014!


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Call made to protect manufacturing
The UK government has been urged to do more to protect British manufacturing and help secure a brighter future for firms, especially those in the motor industry
In a document, 'Ripping The Heart Out of the Motor Industry', the Unite union detailed 35,000 jobs lost in the sector in the past ten years.
The union said the industry still employed 210,000 workers and contributed £9bn a year to the economy so deserved more support.
Unite said the government should invest more in training, improve employment protection and appoint a minister for manufacturing.
Derek Simpson, the union's joint general secretary said: "The UK remains a competitive manufacturing location for automotive products, largely due to the skills of its workforce and the industry's capacity and willingness to adapt to new challenges.
"Yet too many factories are closing, sometimes with companies turning their backs on this country in search of cheaper labour elsewhere. By extending the same sort of assistance that is taken for granted in other European countries, we can build a much stronger sector and help generate more jobs and exports."
Image: UK industry needs more support, says union