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DVD Reviews
Nanny McPhee Returns - Blu-ray Review
By Jeff Swindoll Dec 16, 2010, 20:32 GMT
Make way for more fun and hilarious mayhem as Academy Award® winner Emma Thompson reprises her role as the magical Nanny McPhee, who arrives when shes needed the most and wanted the least. When Nanny McPhee appears at the farmhouse door of a busy young mother, Isabel Green (Maggie Gyllenhaal), she discovers that Mrs. Greens children are in an all-out household war with their two spoiled city cousins. Relying on ...more
The eternal lesson-teacher comes when you dont want her and leaves when you dont want her to go and have grown to love her. Emma Thompsons adaptation of the Nurse Matilda books by Christianna Brand returns for another go round and is a charming, magical trip for the family warts, unibrow, snaggle tooth and all.
World War II is raging and Isabel Green (Maggie Gyllenhaal, sporting a British accent) is holding her family farm together while her husband Rory (Ewan McGregor) is off fighting. Her children, Norman (Asa Butterfield), Megsie (Lil Woods), and Vincent (Oscar Steer), are driving her mad, the senile Mrs. Docherty (Maggie Smith) is making a mess of her store, and her unscrupulous brother-in-law Phil (Rhys Ifans) is trying to trick her into signing over the farm to him so he can sell it to cover some secret gambling debts.
She also has her relative Lord Grays (Ralph Fiennes), who is high up in the War Office, snooty children Cyril (Eros Vlahos) and Celia (Rosie Taylor-Ritson) coming to stay in the country with them to escape the possibility of London being bombed. To put it lightly, Isabel is stressed to the point of breaking.
One evening she keeps hearing that she needs Nanny McPhee (Emma Thompson), who magically appears. The ugly crone has warts, a unibrow, a snaggle-tooth, but a calm demeanor and a magical cane.
She sets out to teach the children five lessons, but when Rory is missing in action, Phil pushes harder for the farms deed, and an unexploded bomb ends up in the wheat field it looks like Nanny may have her job cut out for her.
Nanny McPhee may not look it with her exaggerated features, but she is a delight. Emma Thompson scored with the first film, set in a vaguely Victorian setting and with assistance from Colin Firth, so it shouldnt surprise when she has another go round.
Nanny McPhee could be dismissed as a carbon copy of Mary Poppins if it werent for the charm of Thompson, but you just know that the magical caretaker will make all endings happy. Even with that predictability, the film is a fun one for the family. My kids were enchanted by Nanny and the slapstick antics that ensued.
The win may go more towards the first film since this one still covers similar ground; I have to give kudos to Thompson and company for a fine family time. Theres also a sweet connection to the first film that I wont spoil for you. If you liked that first film then youll enjoy this one too.
Nanny McPhee Returns is presented in a 1080p high definition transfer (2.40:1). Special features are presented in high definition. First off is a commentary from director Susanna White. Next is 15 minutes of deleted scenes, 15 minutes of making of featurettes, a 2 minute promotional Look Inside, and the disc is BD-Live enhanced with the ability to stream two kid movies.
Nanny McPhee Returns is good family fun thanks especially to the efforts of Thompson who outshines her warts and fright makeup. Its a charming trip to merry olde England for the entire family and it was a pleasure to ride along with her.
Visit the DVD database for more information.
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Further Reading on M&CEmma Thompson Biography - - Emma Thompson Movies -
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- Ground: Liberty Stadium, Swansea
Heineken Cup: Leicester set up Pool 2 decider after draw with Ospreys
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Leicester's Heineken Cup fate stayed firmly in their own hands after they drew 15-15 with the Ospreys at the Liberty Stadium.
The Tigers were behind for much of the contest but seemed to have turned things around following second-half tries from Ben Youngs and Niall Morris, only for Jonathan Spratt to level things up in the closing stages.
The result means the Ospreys' hopes of qualifying for the last eight are now over, while Leicester will progress as Pool 2 winners if they can see off Toulouse at home next weekend in a winner-takes-all showdown.
The Ospreys had the first opportunity to open the scoring but Dan Biggar struck a long-range penalty against the post, with the fly-half's second attempt from wide on the right also being off-target.
Biggar's streak of bad luck continued as his third attempt cannoned off the bar but his fourth, which came after a sustained period of pressure from the hosts, finally split the uprights.
The Ospreys continued to dominate and were rewarded in the 32nd minute when No 8 Joe Bearman finished off a fine move which featured some great play from Kahn Fotuali'i and Justin Tipuric.
The conversion was added by Biggar, while a Toby Flood penalty at the other end left the hosts 10-3 up at half-time.
Leicester came under pressure again early in the second half but managed to weather the storm and were still only seven points adrift at the hour mark.
And after Biggar had struck a third penalty against the woodwork, the Tigers levelled the scores as Youngs burrowed over the line from close range before Flood tacked on the conversion.
The home side were now reeling and fell behind for the first time in the match when Morris went over with eight minutes left, with his score being confirmed by the television match official.
However, there was still time for Spratt to cross in the corner for the Ospreys following a sensational break by Eli Walker, although Biggar missed a difficult conversion which would have snatched a dramatic win.
Despite the positive result the Tigers could be sweating on the fitness of Manu Tuilagi for the clash with Toulouse after the England international limped out of the contest late on.
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Updated: Air-quality health warning lifted for Duncan and vicinity
Overnight and continued rain has scrubbed health warnings and burning bans in a 15-kilometre zone around Duncan, provincial agents said Wednesday.
The environment ministry and Island Health ended their air-quality advisory that was in effect Monday and Tuesday.
Open burning may now be done without a permit, or ministry approval, if the fire follows the Open Burning Smoke Control Regulation, Environment Management Act, and any local (municipal, regional) restrictions, the ministry's release reads.
For more, visit bcairquality.ca, or call Earle Plain, provincial air-quality meteorologist, at (250) 751-3171.
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We are a locally owned and operated cocktail lounge, and also the first martini and cigar bar in Indianapolis. Outdoor seating arrives Spring 2014.Read More
Our menu contains a diverse selection of martini's, cigars, scotch, bourbon, wine, beer, as well as a late night appetizer menu.Read our Menu
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More than 300 people have been arrested over clashes between Muslim and Christian communities in central Nigeria that left at least 326 people dead, police have said.Many of the suspects in the brutal attacks have been sent to Abuja, Nigeria's federal capital, to be interviewed, according to police and security sources.
Mohammed Lerama, the police spokesman for Plateau state, said on Monday that those responsible for the four days of violence would be "dealt with firmly and decisively".However, the spokesman for the state government expressed concern that many of those held following the violence were the same people who perpetrated similar attacks in 2008 but never faced trial.
"We are afraid the same situation will occur again. They were moved to Abuja last time, but were never prosecuted," Gregory Yenlong told the Reuters news agency.
"As it is now, we hope those arrested will return to Jos where they can be prosecuted."Justice demandedIn the aftermath of the clashes, Goodluck Jonathan, Nigeria's vice-president, pledged that the organisers would be brought to jutsice "no matter how highly placed".The opposition Action Congress party has blamed local politicians for the violence, saying they helped stoke tensions in Jos.
"These politicians who aid and abet these destructive acts for their own selfish purpose have always worked behind the scenes to shield those behind the senseless orgy of killing, maiming and destruction," Lai Mohammed, the party's spokesman, said in a statement.
"If the federal government is sincere about ending the violence, it must start today by bringing those behind the latest crisis to book immediately."Hundreds of troops were deployed to end the violence, which some locals said was sparked by Christian anger over the building of a mosque.However, religious leaders have said that the violence owes more to the failure of local politicians to address ethnic differences
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Trade flows
Pakistan's exports are highly concentrated: currently the majority of exports originate in the textiles and apparels sectors. Early evidence indicates that Pakistan has so far been able to expand exports in the wake of the abolition of OECD countries' quotas on textiles and apparel in 2005.
Imports are more dispersed, as is typical in most countries although inputs for the textile and apparel sectors (machinery, fibers, dyes and chemicals, etc.) and petroleum products make up sizeable shares of total imports.
The bulk of Pakistan's trade is with countries outside of South Asia. This reflects in part Pakistan's specialization in products that are also exported by its neighbors. This low level of trade also stems from a half-century of protectionist policies and political-military tensions in the region. Recent analysis commissioned by the World Bank indicates the potential for greater trade with India, notably in light manufactured products (e.g., bicycle components and fans).
Commodity Composition of Trade, 2004
Principal Export Products
Principal Import Products
Textiles (fabrics and yarns)
$6.5 billion
Petroleum products
$3.7 billion
Apparel and clothing
$3.0 billion
Industrial machinery
$1.3 billion
$682 million
Organic chemicals
$1.2 billion
Sports goods
$315 million
Cotton and fibers
$800 million
Total exports
$13.4 billion
Total Imports
$17.9 billion
Source: UN Comtrade
Direction of Trade, 2004
Principal Export Markets
Principal Suppliers of Imports
United States
$3.1 billion
Saudi Arabia
$2.1 billion
United Arab Emirates
$1.1 billion
$1.8 billion
United Kingdom
$969 million
$1.7 billion
$665 million
$1.5 billion
Total Exports
A recent field survey conducted by the Sustainable Development Policy Institute estimated total informal trade between Pakistan and India at around $500 million per year (primarily imports from India via Dubai). Cloth, machinery (for textiles and pharmaceuticals), cosmetics and jewelry, and tires made up most of the goods imported.
Trade Strategy
Pakistan has made substantial progress over the past decade in constructing a more open and transparent trade policy regime.
Pakistan's peers around the world have reduced their trade barriers to even lower levels, however, and more work remains to be done to remove the bias against exports that is implicit in the tariff structure.
While India granted Pakistan the Most Favored Nation status in 1995/96, Pakistan has not yet reciprocated this move.
Perhaps more importantly, Pakistan faces the challenge of increasing the productivity—and thereby the export competitiveness—of its firms and producers. Value chain analyses conducted by the World Bank identify a number of "behind the border" constraints to trade, including problems trade logistics, availability and cost of electricity, labor market rigidities, the food safety standards regime, and slow duty-drawback payments. To ensure that trade can contribute to Pakistan's economic growth and poverty reduction, a concerted effort must be made to address these impediments to competitiveness.
World Bank Operations on International Trade
In recent years the World Bank has supported the Ministry of Commerce and other agencies in the Government of Pakistan with analysis on trade issues, including most recently the Pakistan Growth and Export Competitiveness Report, as well as studies on agricultural trade, a series of studies on Pakistan-India trade, plus policy notes on SAFTA, textile quotas, and tariff rationalization.
The Pakistan Tax Administration Reform Project supports improvements in customs administration.


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Romance writer to be guest at Manchester libraryFebruary 19,2013Romance writer to visit library
MANCHESTER — Bestselling romance novelist Anne Stuart will share her thoughts on writing romance novels at 2 p.m. on Feb. 24 at the Mark Skinner Library.
Stuart is a romance writer with more than 35 years experience and a winner of the Romance Writers of America's Lifetime Achievement Award.
Her first novel was "Barrett's Hill," a gothic romance published by Ballantine in 1974 when she had just turned 25. Since then Stuart has written more gothics, regencies, romantic suspense, romantic adventure, series romance, suspense, historical romance, paranormal and mainstream contemporary romance for publishers such as Doubleday, Harlequin, Silhouette, Avon, Zebra, St. Martins Press, Berkley, Dell, Pocket Books and Fawcett.
Stuart has won numerous awards and appeared on most bestseller lists including The New York Times and USA Today. She has appeared on "Entertainment Tonight" and been written about in, among others, Vogue, People, USA Today and Women's Day.
Refreshments will be served at this free event. The Mark Skinner Library is located at 48 West Road in Manchester. To RSVP, call the library at 362-2607 or email firstname.lastname@example.com IN This Just InThe Rutland High School varsity cheerleading team is taking their high energy, attention-grabbing... Full StoryPigs nearly managed to fly in Connecticut, terrorized hikers in Maine and drew a police response... Full StoryThe political ascendance of Peter Shumlin came thanks in part to support from the Progressive Party. Full Story
- Most Popular
- Most Emailed
- RICHARD'S POOR ALMANACK: In 1900, a crew arrives at a Scottish isle lighthouse to find the previous crew has vanished; in 1944, George S. Patton relieves Bastogne; in 1890, 'Uncle Charlie' Osborne born; in 1891, Henry Miller born in New York.
- RICHARD'S POOR ALMANACK: Capt. James Cook discovers and names Christmas Island, Brits develop and test H-bombs there in 1957-58; 100 years ago today, Christmas truce takes hold on Western Front in France, combatants observe the holiday.
- RICHARD'S POOR ALMANACK: Gen. Wm. T. Sherman concludes March to the Sea, secures Savannah, Ga., offers the city as Christmas gift to Pres. Lincoln; N.Y.'s Lincoln Tunnel opens in 1937; first gorilla born in captivity, Colo, celebrates 58th birthday today.
- TOMORROW'S HEADLINES TODAY: Brent Curtis reports on the probe into a city bar fight involving police officers; Vt. Yankee has its last media day event before final shutdown next week; Depot Park hosts annual vigil to raise awareness of plight of homeless.
- TOMORROW'S HEADLINES TODAY: Vermont Gas Systems puts Phase 2 on hold as the latest estimate for Phase 1 takes a 27 percent leap upward, to a total of $157 million; U.S. Attorney Tristram Coffin quits for job with private firm; police cite man in pot bust.
- RICHARD'S POOR ALMANACK: In 1972, Christmas bombing of North Vietnam ordered by President Richard Nixon, most lethal strikes of the war; in 1989, U.S. invades Panama to depose, arrest and charge Gen. Manuel Noriega with drug trafficking, racketeering.


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Critic & User Reviews
Above Average
Fun Game to Kill Time
posted by TDFraser (COLUMBUS, OH) Jan 6, 2009
Member since Apr 2008
2 out of 3 gamers (67%) found this review helpful
Needs more "Mayhem"
posted by JMichaud (BETHESDA, MD) Apr 25, 2008
Member since Jan 2008
8 out of 13 gamers (62%) found this review helpful
In EMERGENCY MAYHEM, you play either a paramedic, fire fighter or a police officer. You are sent out into the field to perform tasks.
Most of these tasks involve you driving from one place to the other, like CRAZY TAXI or SIMPSONS HIT AND RUN.
Other tasks have you performing mini games like putting out fires, or removing a fly from a guy's stomach.
But the game's biggest flaw shows up almost immediately. The graphics and presentation are flat - like cardboard flat or pancake flat or lukewarm, week old soda flat.
While on delivery missions, I can plow through a dozen pedestrians and vehicles and nothing bad will happen (unless I'm carrying fragile cargo). So, my driving skills aren't put to the test.
And most of the mini games are dull and uninspired remakes of mini games found in WARIOWARE: SMOOTH MOVES or RAYMAN RAVING RABBIDS. What makes things worse is there aren't many of them, and they repeat far too often.
There are better options for min game collections out there than this one.
Really Bad
Couldn't Make It Past an Hour and A Half...
posted by Doakley (CAMERON, NC) Apr 25, 2008
Member since Feb 2008
3 out of 5 gamers (60%) found this review helpful
Emergency Mayhem
posted by ScubaGirl (GREENWOOD, IN) Apr 23, 2008
Member since Feb 2008
1 out of 4 gamers (25%) found this review helpful
3 Days Late; Not Worth The Wait! USPS STEALS MAIL!
posted by miko25 (LARGO, FL) Apr 29, 2008
Member since Nov 2004
1 out of 7 gamers (14%) found this review helpful
The game itself is not that bad; it is just the
execution (you have a difficult time braking in the proper circle); and the graphics could use a bit of an upgrade. The demographic for this game is pre-teen. Overall PASS and wait for "Emergency Heroes" in a month!
PS This game made me queezy!!
I returned this game within 15 min. of playing it
posted by huberchix (DAYTONA BEACH, FL) Dec 6, 2010
Member since Dec 2010
Anyway, once you get to one of your many destinations the minigames are stupid. And half the time you don't even know where you're supposed to be going becuase the arrow that directs you is always spinning in a multitude of directions. Bottom Line- I would burn this game!
~ A 14 year old teenage girl with anger problems, good gpa, and tons of friends.
posted by GamerGirl0 (BALTIMORE, MD) Mar 23, 2010
Member since Apr 2009
posted by vic777 (PATERSON, NJ) Sep 3, 2009
Member since Sep 2009
worse game ever!
posted by jlalb06 (LONG BEACH, CA) Jan 3, 2009
Member since Dec 2008
You are kidding right?
posted by eaglehawk (CYPRESS, TX) Oct 20, 2008
Member since Jun 2008
Really Bad
Emergency Mayhem
posted by caitlygal (LAWRENCEVILLE, GA) Jul 30, 2008
Member since Jul 2008
posted by hardtosayx (COATESVILLE, PA) Jul 29, 2008
Member since Nov 2007
Really Bad
Emergency Mayhem
posted by jjmck7 (MEDFORD, NJ) Jul 16, 2008
Member since Apr 2008
Really Bad
Tedious and Obnoxious
posted by mustangsal (HIGHTSTOWN, NJ) Jul 13, 2008
Member since Jul 2008
For starters, I will admit I didn't see that it was rated Teen. The only real reason I can see it's rated teen is for the narrator and her language.
As for the game play... well to say it's disappointing would be kind. Driving the vehicles feels like there is a pin through the center of the car on which the vehicle pivots. You can play as a police car, Fire truck or Ambulance. They all have a few distinct missions, but no matter who you play as they're all basically the same:
Drive from here to there quickly.
Drive from here to there without hitting anything.
Perform a repetitive task.
The repetitive task run from mind numbingly simple like pumping the remote to insanely difficult.
There is no free play system.. You have a set number of second to sprint from task to task, you can add to your timer, but it's still very strange.
Overall my 5 year old enjoys driving the fire truck, but without sound so he can't hear the narrator saying fun things like "You Suck".
You'd get more entertainment out of pretty much anything else.
Don't try this at Home!
posted by achaguri (SAINT PAUL, MN) Jun 29, 2008
Member since Jul 2007
It's sad that games like this have a cover that leave us so excited!
It's a good plan to make a game about cops, firemen and ambulances, but I'm pretty sure you were hoping something harder and more thrilling then driving around and picking up things like donuts.
Be aware! haha...
repetitive and insulting
posted by monkeyfarm (OLMITO, TX) Jun 26, 2008
Member since May 2007
Old Feathers, New Bird.
posted by VegasRiv (LAS VEGAS, NV) May 4, 2008
Member since Mar 2008
No need to remember any longer, it's back.
This could have been an entertaining game, but what it ended up being was just another arcade clone with little to offer in the way of improvement or innovation.
The party mode is not fun to play and the mini-games just aren't fun to play.
Another sub standard Wii game released to end up dusty in the bargain bin.
Emergency Mayhem
posted by vtec16 (SAN DIEGO, CA) Apr 28, 2008
Member since Apr 2008
posted by RichScarry (MISSOULA, MT) Apr 24, 2008
Member since Nov 2006
For starters, you are in charge of reducing mayham in the city, and you do that in three ways - Fire - Medical - and Police work. All which have their own unique tasks and some mini games that go with each.
What this game is NOT - purely mini games. There are some mini games depending on what your task is, but it's a 60/40 split in favor of non-mini game goals. (i.e Drive to a burning garbage bin and use the Wii mote to put it out)
The game definitely has a last gen look to it, but it's smooth, color full, runs at 60fps with no dips that I could find and tight controls the game has some good texture work (ie the road and buildings) but some bad texture work as well (Grass looks like it did in the N64 days) No motion added when driving, so that was a selling point for me. As you restore mayhem, more places will open up, and the difficulty will increase (however you can pick between hard, easy, med. etc at the start menu) Overall, the graphics don't disappoint. They won't be anything to write home about, but they are good enough for you to want to keep playing, or at least not be distracted by ugly features.
The main down fall is this game is pretty repetitive. Pretty much each career you use you'll be doing the same things over and over and over. There are a varity of them, but they are all within the first level. Some annoying voice work that can be turned off, and for 1 mini game the controls are pretty hard to master.
It's a good rental, and if the price had been 29.99, it's a must have. With Mario Kart, Brawl, and Okami out, it's hard to factor this into your gameplay time, but maybe later down the road. It's a well made game and I give kodos to the devs.
Needs CPR
posted by G3OFFB (GERMANTOWN, TN) Apr 22, 2008
Member since Dec 2007
I am an EMT and work with a lot of firefighters, I thought that I would enjoy this game (and believe me I had no real expectations). Boy was I wrong, maybe actually working on and driving an ambulance made me hate this game, or maybe I actually liked it better than non rescue workers.
Either way, don't waste your time, unless of course it's for your eight year old son to play.
Right off the bat, there are control issues. I instinctively felt that A shoud be Accelerate, and B for brake. The opposite is true. Mini-games require dexterity that the wiimote motion technology cannot handle. This would have been a good DS game (maybe), but the forced motion controls, etc. just hurt this game.
One more little gripe, No self respecting ambulance service has purchased a van style unit as used in this game in nearly 15 years, I don't think these guys did their homework at all.
Leave this one be, or at least move it down (way down) on your list.


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Customer Reviews of Samsung CLX-3305FW Wireless 4 in 1 Color Multifunction Printer
Nice all in one color laser printer6/18/2013
The printer works great, but the wirelsss connection setup is very confusing. It'd be easier if the display panel offers wifi setup instructions. One of major problems I see now is the cartridge, it cost $60 a piece and it requires four of them. At the end, this printer is not $350, but $590 if you buy four cartridges.
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Kwong, K.H. and Wu, T. and Sasloglou, K. and Stephen, B. and Cao, D. and Goh, H. and Goo, S.K. and Gilroy, M.P. and Tachtatzis, C. and Glover, I.A. and Michie, C. and Andonovic, I. (2009) Implementation of a herd management system with wireless sensor networks. In: Joint International Agricultural Conference 2009, 2009-05-12 - 2009-05-13, Prague, Czech Republic.
|PDF (strathprints014460.pdf)
Download (368Kb) | Preview
This paper investigates an adaptation of Wireless Sensor Networks (WSNs) to cattle monitoring applications. The proposed solution facilitates the requirement for continuously assessing the condition of individual animals, aggregating and reporting this data to the farm manager. There are several existing approaches to achieving animal monitoring, ranging from using a store and forward mechanism to employing GSM-based techniques; these approaches only provide sporadic information and introduce a considerable cost in staffing and physical hardware. The core of this study is to overcome the aforementioned drawbacks by using alternative cheap, low power consumption sensor nodes capable of providing real-time communication at a reasonable hardware cost. In this paper, both the hardware and software has been designed to provide a solution which can obtain real-time data from dairy cattle whilst conforming to the limitations associated with WSNs implementations.
|Item type:
|Conference or Workshop Item (Paper)
|ID code:
|herd management system, wireless sensor networks, Electrical engineering. Electronics Nuclear engineering
|Technology > Electrical engineering. Electronics Nuclear engineering
|Faculty of Engineering > Electronic and Electrical Engineering
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|Strathprints Administrator
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|05 Oct 2010 16:28
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Book your room at Agate Hotel
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Hotel with a 24-hour front desk, in Paris (Gare de Lyon - Bercy)
Collect 200 points
Simply enter your Nectar card number when prompted. Your points will be credited 30 days after you return from your trip.*Offers may apply
This hotel is located in Paris (Gare de Lyon - Bercy), close to Place de la Nation, Pere Lachaise Cemetery, and Opera Bastille. Also nearby are Place des Vosges and Ministry of Finance.
Hotel Features
Agate Hotel provides complimentary wireless Internet access, a computer station, a garden, and a 24-hour front desk.
Room Amenities
Guestrooms have complimentary wireless Internet access, climate control, and safes; rooms also include desks and hair dryers.Information missing or incorrect? Tell us!
At your hotel
At your hotel
Agate Hotel features tour/ticket assistance, a garden, and complimentary newspapers in the lobby. A computer station is located on site and high-speed wireless Internet access is complimentary. This Paris hotel also offers a safe deposit box at the front desk and an elevator (lift).
- Computer station
- Free Wi-Fi
- Complimentary newspapers in lobby
- Number of floors - 6
- Number of buildings/towers - 1
- Breakfast available (surcharge)
- 24-hour front desk
- Total number of rooms - 43
- Elevator/lift
- Tours/ticket assistance
- Luggage storage
- Garden
- Safe-deposit box at front desk
Stay connected
Available in all rooms: Free Wi-Fi
Available in some public areas: Free Wi-Fi
In your room
- Phone
- Hair dryer
- Desk
- Iron/ironing board (on request)
- Rollaway/extra beds available
- Flat-panel TV
- Free Wi-Fi
- Climate control
- In-room safe
- Cribs/infant beds (complimentary)
Eat and drink
Continental breakfasts are available for a surcharge and are served each morning between 7:00 AM and 10:00 AM.
The fine print for Agate Hotel
When you arrive
Check-in time starts at 3 PM
When you leave
Check-out time is noon
How you can pay
Your pets
Pets allowed, Pet maximum weight in kg is 10
You need to know
Extra-person charges may apply and vary depending on hotel policy.
Government-issued photo identification and a credit card or cash deposit are required at check-in for incidental charges.
Special requests are subject to availability upon check-in and may incur additional charges. Special requests cannot be guaranteed.
- No onsite parking is available.
- Breakfast fee: EUR 12 per person (approximately)
- Pet fee: EUR 10 per pet, per night
- Rollaway beds are available for an additional fee
National Rating
This hotel has received its official star rating from the French Tourism Development Agency, ATOUT France.


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DUNDEE — Because of the flood situation, the book signing for "Images of America: Dundee" by Martha Churchill and Dorothy Heinlen that was scheduled for 2 to 4 p.m. today at Old Mill Museum has been moved to the Dundee Independent office.
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19th January 2009
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by RNZYS Media | 20/11/10
Phil Robertson had a outstanding day with eight wins from eight races to end Day 2 with a 3 point advantage over his nearest rivals in the Telecom New Zealand Match Racing Championships , assuring him of first place and choosing rights for the semi-finals.
'I'm rapt with the position we are in tonight. We had some fantastic close racing out there today. I thought we'd lost the first match of the 2nd round robin to Will Tiller as he had a big lead on us but still had a penalty turn to do. He did that on the finish, but they couldn't get the kite down and so we passed them on the finish line. We had a penalty in our match against Reuben (Corbett) but managed to lose that on the 2nd upwind leg and still come out on top, so yes, I'm very happy with today's results.'
Whilst yesterday's racing was tame by comparison, today's racing was spectacular. An easterly breeze of 13-15 knots swung to the north after the first flight resulting in numerous mark changes, keeping Race Officer Megan Kensington and her team on their toes. The umpires were also kept busy with an active day on the waters of the Waitemata Harbour.
'Better wind conditions and the end of the round robins meant the sailors were a lot more aggressive today. As a result there were some flag filled races' noted US Chief Umpire Jeff Borland.
With only 2 more flights in the second Round Robin, the remaining 3 spots for the semi-finals are all up for grabs. Royal Port Nicholson Yacht Club skipper Josh Junior ends the day on 10 points, but with Chris Dickson, Reuben Corbett and William Tiller, all on 8 points, it is all to play for tomorrow. One of these 4 skippers will miss out on that all important ticket to the semi-final. Tiller has raced one extra race and starts tomorrow's racing with a bye, so his one race must count. Tiller can only hope for an upset amongst his competition to gift him that semi-final slot.
Racing continues tomorrow, Saturday with the final 2 flights of Round Robin 2.
Current Standing (End of Flight Seven RR2)
Robertson 13 wins/1 loss
Junior 10/4
Corbett 8/6
Dickson 8/6
Tiller 8/7
Wood 7/7
Pooley 5/9
Osborne 3/12
Park 2/12
© Copyright Waka Racing 2011


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Marketing Resources: Brand AwarenessAccess thousands of our Marketing Resources here. Select any of the popular topics below to narrow your search.
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How to Use Internet Memes to Market Your Content, Your Products, and Your BrandElizabeth VictorInternet memesimages overlaid with textare a popular way for brands to reach audiences. As followers and fans share the images, your products, logo, and brand spread to people you wouldn't ...
#SocialSkim: Berlin Wall Video, Facebook and Instagram Updates, YouTube's New StrategyAngela NatividadThis week, we give you Airbnb's Berlin Wall video, the latest updates to Facebook and Instagram, YouTube's latest strategy, which socnet is best for qualified leads (spoiler: Its not Facebook), ...
Five Tips for Effective 'Emotional Branding'Jeannette de BeauvoirAs a marketer, you're selling a way to improve people's lives; to do that effectively, you have to make them feelnot just thinkthat you're the answer to their problem. Feeling ...
How to Build an Instagram Influencer Campaign in Six StepsRyan StewartDiscover how to identify, contact, and work with influential Instagram users for your own marketing campaigns.
How to Get the Most Out of Best-Practices in Audio BrandingColleen Fahey, Laurence MinskyUS marketers haven't tended to their audio brandstheir distinct music-based identitybut their European competitors have been doing so for years.
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Your Essential Guide to Brand Integration on YouTube [Infographic]Verónica Maria JarskiBoost brand awareness and customer engagement by integrating your brand with a YouTuber's audience.
The 10 US Brands With the Most Positive BuzzAyaz NanjiAmazon was the US company with the most positive "buzz" in the first half of 2014, according to a recent report from YouGov.
How Big Businesses Use Colors to Affect Your Emotions [Infographic]Verónica Maria JarskiHow does the color in your logo make your customers and prospects feel? Here's a look at the emotions certain colors elicit and iconic business logos that use those colors.
#SocialSkim: Facebook Mood Manipulator, and News From Snapchat, Reddit, Instagram, More!Angela NatividadStill peeved about Facebook manipulating your feelings? A clever Mood Manipulator plugin lets you decide how your News Feed feels. We've also got Snapchat news, Reddit Live, an Instagram case ...
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Brand Awareness: Online seminar broadcasts from the best minds in marketing
- Take on the World: Compete Globally with Customer Experience ManagementBroadcast on 10/17/2013 with Liz HighThis PRO seminar is not just relevant for the global marketer, as you'll also learn how customer experience innovation in one market propels a company's competitiveness and growth across the globe.
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- MarketingProfs University: Content Rules! How to Create the Right Kind of ContentBroadcast on 12/3/2010 with Ann Handley, C.C. ChapmanYour brand is a publisher now. It's not just an option to create awesome online contentit's imperative for your business to thrive. Find out why content matters and why it's right for your company with this special, FREE seminar, featuring Ann Handley and C.C. Chapman.
Brand Awareness: Tutorials tactical marketing know-how in just 10 minutes from subject matter experts
- Take 10: How to Create an Emotional Connection with a CustomerReleased on 5/9/2014 with Christine M. BarneyIn just 10 minutes, you'll learn three easy steps to determine the type of brand you are, build your brand's reputation, and tune in to your customers' needs. Armed with this knowledge, you'll guarantee the customer experience matches the brand promise and turn fence-sitters into evangelists.
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- Branding and Brand EquityThere isn't a single marketing topic that has dominated the last decade of the field of marketing than Branding. And, although it's certain you have at the very least put your toe in the water of the great Branding Lake, you will get nothing but good advice, confirmation of your strategies and tactics, and probably even some new ideas from this Marketing Guide.


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I really enjoyed
reading Secret Society. Secret societies have always
fascinated me and the fact that there could really be an
organization like the one in the novel gives me the creeps.
The Society is pretty evil, and has a lot of power
politically, socially and economically, which is good for
its members and not so good for its opponents. The story is
fast-paced and there is never a dull moment as Nick, Patch,
Lauren and Phoebe try to discover the mysteries of the
Society. The characters were a little boring and one-
dimensional with not much growth or development, but the
stellar plot and pacing make up for the novel's other
faults. Secret Society ends on a cliffhanger and I cannot
wait to read the sequel to find out what happens.
Recommended for fans of mysteries and prep school
Reviewer Age:19
Reviewer City, State and
Country: Aston, Pennsylvania United States
Cassel teen books middle school books ya books ya series books book books fantasy books history books newbery newbery books newberry books newberry read author reading Young Adult teen teen reading reading lists summer reading lists summer books vocabulary teen travel young adult travel new books new teen books book reviews new book releases new books new young adult books fiction nonfiction historical nonfiction Penguin books penguin books puffin classics civil war books antietam middle school projects good books used books donate old books donate books used baseball cards advance book reviews pengun pengin teen gifts young adult gifts middle school reading list electronic dictionaries electronic dictioneries electronic dictionarys


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Loeb Music Library Information
Harvard's main repository for music materials, supporting research in a variety of musical disciplines: historical musicology, music theory, ethnomusicology, composition, and performance practice.
Loeb Music Library Website (Location, Hours, etc.)
Loeb Music Library Facebook Page
Loeb Music Library on Twitter
Welcome! This guide to music research in the Harvard Library was created for Music 1a: Introduction to Western Music from the Middle Ages to Mozart. It may be augmented throughout the semester as various topics in the syllabus are covered.
If you have questions or comments, or for research assistance, please feel free to contact:
- Liza Vick or Kerry Masteller, Research Services, Loeb Music Library, 617-495-2794.
- Chat reference is available weekdays 9:30-5:30. When we're offline, you can leave a message, email us, or visit the Circulation Desk at the Music Library for assistance.
Ask Us!
Contact Info
Loeb Music Library, Music Building
Harvard University
IM reference is available M-F, 9:30-5:30
Send Email


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December 22, 2014
NASHVILLE, Tenn. (AP) -- Gov. Bill Haslam has appointed former state Rep. Richard Montgomery to the Board of Parole.
Montgomery, a Sevierville Republican who chaired the House Education Committee last year, lost the August primary by 78 votes to Dale Carr in District 71.
Montgomery's term on the seven-member board will be for six years. He will be paid $93,700.
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Online Applications
Employment Application:
Download our employment application in PDF format, complete, and email your resume to firstname.lastname@example.com or submit by mail.Please also complete and submit the following voluntary Race, Gender and Vet disclosure form and the Disability disclosure form.
Royal Sonesta Hotel Boston
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We are an equal opportunity employer. All qualified applicants will receive consideration for employment without regard to race, color, religion, sex, national origin, disability, protected veteran status or any other characteristics required by law.


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|NJSHAD is moving! Stay tuned for our new web address.
Indicator Profile of Childhood Lead Testing Coverage
Why Is This Important?Lead is a heavy metal that has been widely used in industrial processes and consumer products. When absorbed into the human body, lead can have damaging effects on the brain and nervous system, kidneys, and blood cells. Lead exposure is particularly hazardous for pre-school children because their brains and nervous systems are still rapidly developing. Serious potential effects of lead exposure on the nervous system include: learning disabilities, hyperactivity, hearing loss and mental retardation.
The primary method for lead to enter the body is through eating or breathing lead-containing substances. Major sources of lead exposure to children are: peeling or deteriorated leaded paint; lead-contaminated dust created by renovation or removal of lead-containing paint; and lead contamination brought home by adults who work in an occupation that involves lead, or who engage in a hobby where lead is used.
Percent of Children Tested for Lead Poisoning Before 3 Years of Age, by County, among Children Born in 2010
Data NotesLead poisoning testing counts and testing rates by county include only those children who could be assigned to a county. Among children born in 2010, 13.9% of the 89,061 tested children could not be assigned to a specific county.
Data SourcesBirth Certificate Database, Office of Vital Statistics and Registry, New Jersey Department of Health; Childhood Lead Poisoning Prevention Program, Family Health Services, New Jersey Department of Health;
Other Graphical Views
DefinitionPercent of New Jersey children tested for lead exposure before 36 months of age
How We Calculated the Rates
Page Content Updated On 04/01/14, Published on 04/02/14


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Real news. Real funny.
Real news. Real funny.
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No, I do not. I work in financial services and had NO financial interest in the case I described. I've commented on this site for a decade and have never hid what I do professionally, and have been one of the biggest critics of 'Wall Street'. I only knew the particulars because the client shared them with me. There was nothing 'vulgar' about the comments I made, they are all factual.
No, but when I do I'll post about it.
Since I don't spend much time here anymore, are you this vulgar in your responses all the time, or just to those who don't carry their 'List Of Terms That Fred C Dobbs Hates' book with them?
I didn't come here today to re-fight the ACA. I would have much preferred single payer. Didn't happen. I simply offered MY actual experience with the ACA, vs. what others have posted.
I'll close with another item I left out from before. A client came to me looking for health insurance for her family (both parents self employed) She got coverage in October for $3000/mo. Now that the ACA is in effect, they get the same coverage for $1200/mo. Most people I know personally and professionally have benefited or have seen no change in their coverage.
However, to call it "better than where we were" would mean also assessing people who are worse off – people who had access to healthcare before and no longer have it or have less of it (unaffordable premiums or other out-of-pocket costs, narrower networks or drug formularies).
First of all, I was kinda speaking for my immediate family, not the country as a whole. But, I still believe the quote holds. No massive change in government policy is going to be enacted without some who lose in the transition. Net net the ACA will prove to be a positive for most people.
And let's say it DIDN'T pass. How would that be better? Today, on March 31st, how would my life be better (OR yours worse, for that matter?) And let's not beat the "They could've done better" dead horse…it's amazing this got pushed through (between the naming of post offices)in the first place.
Here is what I KNOW, not just conjecture. Because of the (admittedly imperfect we agree it should've been single payer) ACA, four very important people in my life now have healthcare coverage that didn't a year ago, my sisters (because of the Medicaid expansion in Ohio) my wife and I. Pre existing conditions made family coverage for us cost prohibitive (if you could get it), and now that's history.
I get this hasn't been a one-size-fits-all solution, but it is better than where we were. Here's hoping Vermont is a success thereby causing single payer to sweep across the country.
STTPinOhio commented on the blog post So Long, Farewell: Today We Close Pam's House Blend – A Look Back. It's been real.
Although I wasn't a regular reader of your blog, I have nothing but admiration for you.
Thanks, and here's to your good health.
My sentiments as well. Your efforts were appreciated. Take good care.
STTPinOhio commented on the blog post Summer Camp Trust Fall Exercises Won't Fix Washington
…because it encapsulates this idiotic strand of thinking which is currently very popular among many pundits.
From Ms. Yellin's Wiki page…"She graduated from Harvard College magna cum laude, where she was elected a member of Phi Beta Kappa."
How can someone with that background ask that question?
STTPinOhio commented on the blog post Lindsey Graham Planning To Place Hold On Hagel And Brennan Over Benghazi
Anything to stay in front of the cameras. Moving the country forward is hard work, preening on TV isn't. Just ask his buddy Johnny McBitterman.
STTPinOhio commented on the blog post North Korea Conducts Third Nuclear Weapons Test
Was this their first successful launch without a donkey involved?
STTPinOhio commented on the blog post My Dad
I certainly enjoyed your dad's contributions. Thanks for sharing this during what has to be a very tough time.
STTPinOhio commented on the blog post A Programming Note
Really enjoyed your writing, all the best to you in your future endeavors.
STTPinOhio commented on the blog post Report: Warren to Get Spot on Senate Banking Committee
I read this earlier today and got real excited. Then, to calm myself down, I figured I'd come over here to get my enthusiasm tamped down.
Glad I wasn't disappointed.
STTPinOhio commented on the blog post Ann Romney Is Just Sitting Around, Listening To Adele And Crying All The Time Now
Okay just an idea.
Yeah, but an excellent one!
STTPinOhio commented on the blog post Romney gets hammered by Obama camp and media over misleading auto bailout ad
"But the fact that he would lie to our faces and try to deceive us is just too much."
Mr. Lortz hasn't been paying attention; we reached "just too much" with Mittens months ago.
STTPinOhio commented on the blog post High Frequency Trading Can Be Curtailed Simply With a Transaction Tax
The other benefit would be to help restore confidence in the equities markets. Small investors have been putting their money in mattresses (and rightfully so) since 2008.
I think "time" is running for RMoney & DMoney just how the PTB want it to…
Well, there IS that…
Time is Running Out For Romney
Time was never Running "In" For Romney.
Willard figures he'll win with the Supremes.
He couldn't win with the Supremes, Temptations and the Four Tops combined!
STTPinOhio commented on the blog post Ruling Class Shows No Effects of Physiological Stress
In other news….the WAPO just came out with a poll showing Obama up 8 points here in Ohio.
I wonder how long it's gonna take that newly-minted Emmy winner Halperin to convey how that's actually good news for Mittens?
STTPinOhio commented on the blog post Frustration with NFL Replacement Refs Boils Over
This is union busting, plain and simple, with a side order of defined benefit pension elimination to boot.
Any arrangement that involves paying somebody a check for their lifetime of work is under attack by the GOP Greedy Bastards.
Never mind THEIR lifelong benefits are tucked safely away (and conveniently indexed for inflation), no YOUR benefits are the ones that are drowning this country in debt and therefore must be eliminated.
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Thu, Dec 22, 2011
Reaction has begun to come in from the release Wednesday of
pilot fatigue rules from the FAA. And while the rules are, in the
words of NTSB chair Deborah Hersman "not perfect," the reviews are
generally favorable.
"Today's pilot fatigue rule release marks historic
progress in what must be an unrelenting commitment to ensuring the
highest safety standards throughout the airline industry," said
Capt. Lee Moak (pictured), president of the Air Line Pilots
Association, Int'l (ALPA). "The Air Line Pilots Association,
Int'l (ALPA), is gratified that the Department of
Transportation and the Federal Aviation Administration have
delivered on their pledge, and a Congressional mandate, to issue
new flight- and duty-time regulations and minimum rest requirements
for airline pilots.
Moak pointed out that ALPA has fought for regulations that are
based on modern science for many years. The union's goal has been
rules that apply equally to all types of airline operations,
including domestic, international, and supplemental; and enable air
carriers to establish Fatigue Risk Management Systems. Among its
most recent actions to combat pilot fatigue, ALPA co-chaired the
FAA's Aviation Rulemaking Committee, which made
recommendations to the government regarding this important rule,
with the determined goal of advancing safety.
"While the new rule brings much-needed science-based
improvements in flight and duty regulations, ALPA is disappointed
that cargo operations are being held to a lesser standard. In the
coming days, ALPA will analyze the regulations to determine how
they will meet the union's long-standing goals for addressing
pilot fatigue and ensuring that airline pilots will be well
positioned to arrive at work rested and ready to perform their
jobs. ALPA will continue to strongly advocate for One Level of
Safety for all types of flight operations and across the airline
industry," he said
NTSB chair Hersman (pictured) said fatigue has been on
the Board's "Most Wanted List" of transportation safety
improvements since 1990. Over the first century of powered flight,
countless accidents trace pilot fatigue as a contributing
"This is why the NTSB is so pleased that the FAA today issued a
long-awaited science-based rule for flight and duty time," Hersman
said in a statement. "Secretary LaHood and former FAA Administrator
Babbitt have worked for years to shepherd this contentious rule
through the process. We applaud the leadership of DOT and FAA for
bringing it across the finish line.
"While this is not a perfect rule, it is a huge improvement over
the status quo for large passenger-carrying operations. Yet, we are
extremely disappointed that the new rule is limited to Part 121
carriers. A tired pilot is a tired pilot, whether there are 10
paying customers on board or 100, whether the payload is passengers
or pallets. As the FAA said in its draft, "Fatigue threatens
aviation safety because it increases the risk of pilot error that
could lead to an accident." This is particularly a
concern for crews that fly "on the back side of the clock."
Hersman said the Board looks forward to working with the FAA and
the aviation community to support the rule's essential education
and training components and to identify areas where additional
measures are needed.
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Airborne 12.17.14: Evergreen Woes, Foolish Pilot Tricks, No 757 Replacement -- Yet
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Portfolio: Gotta stay on the fins to survive, as the fish said. We feature another gallery of not-so-traditional fish photos, this time of fins. See round ones, sharp ones, big ones and small ones in this gallery put together with pictures from several GFF photographers.
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Meditation for BeginnersPosted by Tina | Under eBooks by Tina Thursday Dec 18, 2014
Meditation for Beginners
Do you know how to meditate effectively? Are you looking for the best way to get started? Well look no further! You have found the right ebook that will help you do just that.
Firstly, let me share some benefits of meditation and this particular ebook…
- Stress reduction
- Elimination of fear
- Deep relaxation
- Serenity, Happiness, Understanding
- Synthesis of all areas of your brain
- Mental clarity
- Goal visualisation and achievement
- Centre and bring the self into clear focus
- Greater attunement and balancing of energies
- Enhanced creativity
- Inner healing – emotional and physical
- Increased energy flow
- Raising consciousness
- Development and growth of physical, emotional, mental and spiritual awareness
Meditation is no doubt the fastest way to transformation. This unique set of meditation exercises will help you to get started, building your confidence in a rapid process of enlightenment. Meditation for Beginners is a work book packed with the essential tools to immediately align you with awareness and increase your intuition.
Here is what you get, right now, when you buy this Beginners Meditation ebook
- Easy guidance to effectively practice meditation
- The benefits and techniques of breathing
- Powerful awareness meditations for you to practice
- Discover how to eliminate fears and a meditation on how to do this
- Learn about the seven major chakras
- Learn about Positive vs Negative energies
- You are given a powerful exercise on how to positively energising your workplace
- …And much more….
This Beginners Meditation ebook is absolutely the best way to get started in helping yourself right now. It is very easy to follow, yet very powerful. With this foundation of knowledge, guidance and practical application you will no longer be left wondering if you are doing it right. And you will soon be able to advance into other meditations and achieve even greater results in your life.
In fact you don't have to be a beginner to benefit from this ebook. Experienced meditators will also find some very valuable techniques.


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Filed Under (Toyota Manuals) by admin on 05-04-2012
Installation Instructions 1. Place the Wiper Motor Mount Plate (FFR# 25391) along the edge of the ¾" shock tower support tube on the passenger side and the top of the footbox front wall aluminum. Mark the location for the riv nuts (4 total). 2. Drill the riv nut holes using a 25/64″ drill bit. You may want to begin by using a smaller drill bit to drill a pilot hole first (shown). 3 3. Intsall the 1/4″ riv nuts (4) using the supplied riv nut tool. 4. Install one of the rod ends (FFR# 25724) with the supplied jam nut (FFR# 25725) onto the wiper motor arm (1/2″, 9/16″ wrenches). You will have to trim some of the excess thread off of the rod end in order for it to have sufficient clearance between it and the wiper motor mount plate. 4 5. Place the wiper motor in the mount plate (FFR# 25391) so the pins on the motor fit inside the holes in the mount plate and the three threaded holes in the motor line up with the corresponding holes in the mount plate. 6. Using the three Corvette screws that held the motor in place, fasten the motor to the mount plate (T- 30 Torx). 7. Place a nylon spacer (FFR# 10960) between the frame and the mount plate at each of the riv nuts and bolt the plate into positon using the supplied ¼"-20 x 1.5″ long bolts (4mm allen).
6 ATTENTION: For the bolt at the front corner of the plate, you may have to use the supplied washers as well as the nylon spacer to prevent the bolt from bottoming out before the plate is firmly in place (See photo). 8. Screw the supplied section of threaded rod (FFR# 25723) into the rod end on the wiper motor. 7 9. Slide the aluminum tube (FFR# 25934) over the threaded rod and measure how much of the aluminum tube will need to be trimmed once the rod end is screwed on. Trim the tubing with a tubing cutter/hacksaw/cutoff wheel. 10. As you did with the rod end on the wiper motor, you will have to trim the threads on the rod end to clear the aluminum. 11. Place the aluminum tube over the threaded rod, then screw the rod end (FFR# 25724) onto the rod until tight. 12. Before installing the wheel box to the body you will have to trial fit the wiper arm to the wheel box. It is a tight fit, so you may have to spray the splines with some WD-40 or some oil and tap the wiper arm onto the splines. Remove the wiper arm from the wheelbox so you can bolt it to the body. 8 13. Follow the instructions in the assembly manual for bolting the wheelbox to the body. 14. Install the rod end on the wiper wheel box arm with the supplied jam nut (FFR# 25725) (1/2″, 9/16″ wrenches). 15. Install the wiper blade (FFR# 25629) onto the wiper arm (FFR# 25552). 16. Clip the wiper arm onto the shaft of the wiper wheel box, making sure that the tab on the arm clips into the channel on the wheel box shaft (clip shown). 9 17. Spray the windshield with water, or glass cleaner. Check the sweep by turning the wipers on – start with the slowest setting to avoid damaging the linkage or running the wiper beyond the windshield. Make any necessary adjustments, and the linkage installation is complete


text:
May 172012
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Eli Roth has been acting and producing in films recently but is best known for his directing. He was the man in charge of Cabin Fever and the Hostel series. He will be back directing soon, at the helm of the film The Green Inferno. All we know is that the movie will be filming in Chile and Peru later this year.
Any speculation?
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Archive for the 'Selling' Category
Here's a bad selling strategy
Take a look at this listing on Silver Ridge in Silver Lake:
Absolutely beautiful example of modernist design in an A+ location.
So, why am I complaining about it?
Take a look at those rents. They're getting $2595 each, which implies they were rented pretty recently (if they'd been rented more than a year ago, I would expect the number to be less "round", due to one or more 3% increases). That equates to roughly $62k / year, meaning the property is listed at a whopping 14.5x the rents.
Now, for an investor, that's an insane price. The returns are going to be terrible going in and for a long time to come.
For a homeowner, that price may not be that crazy. After all, if you want to live in one of the units, you can talk yourself into paying whatever price you feel.
But, here's the problem: The tenants are rent controlled. So, getting them out in favor of an owner-occupier user is going to cost a minimum of around $7500 (more if the tenants are older, have children, etc.) plus a major pain in the ass with the city.
By filling both units and then putting the property on the market, the owner has made it much more difficult to get the price he wants. A better strategy would have been to rent one of the two units, renovate the other as a really slick owner-occupier unit and sell it with that unit vacant.
Deadlines and documents
When we write offers for apartment buildings, we usually want a 17-21 day loan contingency. The concept is to give us some assurance that we will be able to get the loan we want before we irrevocably commit to doing the deal. Pretty standard.
But lately, I've been running into the same problem over and over again: Un-prepared sellers and brokers.
To get some assurances from a bank that you can get the loan you need, the bank is going to want to see a current rent statement (setting out rents, move-in dates, etc.) and at least two years of operating statements (P&Ls).
The bank needs this information to get a sense for the rents that will be coming in, the expenses that will be going out, and, therefore, what will be left over to pay the mortgage. Not unreasonable.
But, lately, I've done a bunch of deals where the seller / listing broker aren't prepared with the above information immediately upon opening escrow. Kind of weird, right? I could get rent rolls for any of the properties I manage in 5 seconds, with P&Ls available 5 seconds after that.
As a buyer, the problem with delays in getting documentation is that each day's delay means a delay in receiving confirmation from the bank that they can do a loan. And, because the loan contingency has a time limit on it, the buyer can find himself in a position where, technically, the seller can ask him to remove his loan contingency and the buyer don't have any sense for whether he can get the loan he needs.
The above situation leads to all kinds of unpleasantness with the seller, who believes the buyer is trying to delay closing. But, really, it's all about the seller and listing broker not being prepared when escrow opens to actually make a deal.
Selling apartment buildings is NOT just about sticking some pictures on the MLS and Loopnet. It's about preparing the owner and the property to run a clean, efficient process that absolutely maximizes the value the owner gets while minimizing the risk.
How much is my apartment building worth?
The short answer is, if it's in Los Angeles, its probably worth more now than it has ever been worth in the past.
Because everyone with cash and a brain is sick of getting 0.01% interest in his/her checking account and is therefore chasing yield by buying buildings, because even a so-so deal on a building is going to generate 3-4% / year, (hopefully) with room to appreciate.
But what does that mean for you, dear apartment building owner? Well, let's give you some rough numbers:
First, take the total monthly rent you collect from your building. If you live in one of the units, add to that total rent a fair estimate of what your unit would rent for on the open market if you moved out.
Now multiply that total rent number by 12 to get the total annual rent. With me so far? Now multiply the annual rent by 10 – that's the lower end estimate of what it's worth. Now multiply the total annual rent number by 13 – that's the higher end estimate.
For example: Say you own a fourplex with four identical units and you live in one of the units. Say the other three units each rent for $1500 / month. Your total monthly rent is $1500 x 3 = $4500 + $1500 for your unit = $6000. Now multiply $6000 x 12 = $72,000. Your building is worth between $72k x 10 = $720k and $72k x 13 = $936k.
I recognize that's a pretty broad range of values. The reason it's so broad is that all buildings are different. A renovated building in Silver Lake with rents which are a bit below market easily hits that 13x number (and probably goes past it). A disaster in Boyle Heights probably goes for 10x or maybe even less.
If you're really serious about finding out exactly what your property is worth, whether out of curiosity or because you're thinking of selling or re-financing, get in touch. If you give me the address and the rent roll for any building in Los Angeles and answer a few other questions, I can give you a rough sense for the value in five minutes or less. It's like a party trick, but for really, really boring parties.
Micheltorena is sold
A few days ago we closed the sale of 1516 Micheltorena, an 8 unit building in Silver Lake.
Here are the relevant numbers:
- Bought for $954k in September 2010
- Renovated for $645k
- Total capital outlay of $1.6MM
- Stabilized rent roll of $215k / year
- Took roughly $200k in cash out of the building while we owned it
- Sold for $2.1MM gross, a hair under 10x
- Total pre-tax profit of roughly $640k
- Return on investment (ROI) of $640k / $1.6MM = 41%
I was sad to see this one go. The location, just north of Sunset on Micheltorena, is prime. I have zero doubt that I will look back and wish I had not sold the building. However, the tyranny of IRR meant that it was better to sell and take the profit than to re-finance and hold.
One other interesting note: We bought this one off-market and sold it off-market, which is kind of unusual. I feel good about having sufficiently strong broker relationships that I can do deals like this now. It certainly wasn't always the case!
Best of luck to the new owners!
Why a quiet marketing period makes sense
When it comes down to it, most brokers who sell residential properties don't know a lot about marketing income property. (One easy way you can tell is that most of them don't include information that is absolutely critical to an income property investor – like the rents! – in their MLS listings.)
But why does it matter if a broker doesn't know a lot about income properties? After all, don't all brokers just post a listing on the MLS and wait for offers to roll in? After all, isn't marketing a property as widely as possible the best thing you can do to maximize price?
I don't believe so, and here's why:
- As a buyer, when you offer on a property on the MLS and have your offer accepted, you know you're the winning bidder in an auction;
- This means, by definition, that your bid was higher than everyone else's;
- This means that, once you're in escrow, you might be able to chip the price (by raising all kinds of issues about the physical condition of the property, etc.), because there's probably some room between your (highest) bid and the next one down.
So, if you're listing your property on the MLS, you are almost definitely going to see the buyer try to chip you in escrow. Contrast this with an offer that comes through a "quiet", off-market marketing period.
With a "quiet" marketing period, the listing broker puts out the word that the property may be available if a buyer is willing to pay the full price. He puts it out to his own buyer list and also to select agents he knows have serious buyers ready to make a deal.
Assuming the broker does his job well, several strong offers should come in. Then, the broker can run a quick "best and final" counter process to clean up the contract terms and maximize price before finally accepting an offer and opening escrow.
Consider the situation this buyer is in: He has a deal that has not been widely exposed. If he tries to chip price, he knows the seller can always cancel and take the property to market, where someone else will certainly buy it. Because the threat of cancelation is credible, he's much, much less likely to try to chip price. Mission accomplished.
And, the best part is, if, for whatever reason, an acceptable offer does not emerge during the "quiet" marketing period, the seller can always just go ahead and put the property on the MLS, anyway.
So, if the above is clearly the best strategy for marketing properties, why don't all brokers do it? The ones who don't just don't have sufficient contacts among the relevant market participants (buyers and brokers) to effectively get the word out. And those are the brokers you don't want selling your property in the first place.
More on the state of the apartment market
This is a verbatim quote from an email from an agent listing an apartment building in a nice part of the Valley:
"Yes, it is available, but seller is now asking $50k over listing price. Need an offer all cash at listing price or above no contingencies. That is the only way."
I'm keeping the name of the broker confidential, because he's a very nice guy and he doesn't control his clients any more than I do. But let's unpack the wording above, to see what he means:
- "Seller asking $50k over listing price" – Pretty self-explanatory; seller has seen a lot of action on his property, senses the direction of the market, and is now greedy.
- "Need an offer all cash at listing price or above" – The reason the offer needs to be all cash is because no bank is going to finance more than 50-60% of the acquisition price because otherwise there's not enough NOI to service the debt (see this article on debt service coverage).
- "No contingencies" – I'm asking you to come in and either (1) do your inspections without having the building in contract, meaning you risk your time and money with no assurances that you'll actually be able to buy the property, or (2) Be totally insane and offer to buy without doing any due diligence.
I don't claim that this one email is any sort of scientific sample of the state of the market. But, boy, do the sellers seem to have the leverage these days!
How not to price your building
[Note: I wrote this piece a long time ago but couldn't post it until now, because I didn't want to screw up a potential deal in progress.]
Am helping a couple who are looking to buy an apartment building for roughly $1MM, all cash. Surprisingly, there's not a lot out there.
I did manage to find one property that looked like it might work, but only if the seller was willing to take an extreme low-ball offer. I explained to my client that there was no harm in trying, sent them the paperwork, and, once they signed, sent in the offer.
The seller came back within a day or so with a counter at a price that was extremely close to our offer. Good news, right?
Not from the seller's perspective, and here's why:
- My buyers aren't stupid. When they low-ball and seller comes back immediately basically willing to take the low-ball price, they start thinking about how to get the price even lower. (Incidentally: This is almost as much of a problem for the brokers as it is for the seller, because once my clients perceive there to be blood in the water, they're going to want the price lower. If we're wrong and the seller isn't desperate, it gets harder to do a deal, because the buyers' expectations have changed.); and,
- Most buyers don't low-ball; they just pass on the property all together. So it's pretty unlikely that we're competing with any other buyers, making it more likely the sellers will be compelled to accept a further price reduction.
So the seller is now in the position of only having one buyer, a buyer who thinks (accurately or not) that the seller is desperate to sell. Ouch.
What should they have done differently? Well, for starters, they should have priced the property closer to where they're actually willing to sell. This would likely have had the effect of eliciting more buyer interest. Maybe they could have generated a little competitive tension and used it to drive the price up and/or keep the buyers honest.
Even now, they're doing the wrong thing. Once they decide they're willing to take the much lower price, but before going into contract with us, they should immediately communicate the new price to the market. Maybe they get lucky, someone else jumps in, and now things get better for them going forward, instead of worse.
Why you get the rents buttoned-up BEFORE listing a property
Recently, I closed on a deal where the seller inflated the rents in the marketing materials. It was an unpleasant experience for everyone involved, including the buyer, seller, agents and tenants. Here's what happened:
One of the tenants had applied to the landlord for permission to move a new occupant into his unit. Per LA rent control, the landlord can increase the rent by 10% for each new occupant who is not a minor dependent of the existing tenant. One important caveat is that the landlord must issue the tenant a notice of increased rent within 60 days of "actually or constructively" learning about the new occupant. Obviously, this creates some wiggle room for the tenant, who can claim that the landlord knew but didn't issue the notice in time.
The seller did not accept the tenant's application officially, but he did market the property with the rent for that unit increased by 10% (which worked out to roughly $200 per month). The listing agent didn't know the rules; otherwise, he would have insisted that this problem be buttoned up BEFORE putting the property on the market.
Not knowing anything about this, we offered roughly 10x annual rents to buy the property and we agreed to a deal at 11x. Then we began our due diligence process, which included looking at all the leases and estoppels for each of the tenants. (This is where I beat the dead horse: ALWAYS REVIEW THE ESTOPPELS!!)
Can you see what the problem was? At 11x annual rents (the contract price), that $200 / month accounted for $26,400 worth of the value! If we bought based on the higher number and then the tenant turned around and claimed that the 60 days had elapsed and that the rent increase was void, there would be a good chance that LAHD would side with the tenant and the $26,400 would evaporate.
So, not wanting to take that chance, I requested that the seller get a signed document from the tenant agreeing to the rent increase. Obviously, the tenant didn't want to sign it.
We were willing to walk from the deal over this, so we told the seller to get the doc signed, reduce the price by $26,400, or sell the property to someone else.
The tenant therefore had the seller over a barrel. And he used the opportunity to extort the seller for a check equal to two years worth of increased rent, or $4,800 ($200 x 24 months). The seller paid the tenant because it was better to do that than to reduce the price by $26,400 or have the deal fall apart. In my opinion, the tenant let the seller off lightly; he had a lot more leverage than he realized and could have exploited it more ruthlessly.
In the end, it all worked out. But this was another reminder of the importance of diligence and experience when it comes to apartment building transactions.
Westmoreland = sold
Remember 1239 N. Westmoreland? We put up for sale on the MLS on April 17 for $949,000. On May 19, just over a month later, we closed for $950,000. After selling costs, we netted $920,000 or so.
We bought the property and renovated it in 2009 for a total investment of $680,000. During the time we owned it, we took approximately $100,000 in cash out from the rents.
So the profit was ($920,000 + $100,000) – $680,000 = $340,000. That's a return on investment of 50% in roughly three years with no leverage.
And, to be clear, this wasn't just a great deal for us (and our investors). It was also a great deal for the buyers, who are going to be cashflowing out the wazzoo. And the city and county of Los Angeles, which are now collecting nearly triple the property taxes they were when we bought it. And the contractor who did the work (thanks Patrick Jr.!). And the materials suppliers. And the broker who represented the buyers. And, perhaps most importantly, for the street, which went from hosting an ugly, vacant disaster to hosting a beautiful modern apartment building.
Am so proud of our whole team for making this one a big success. Kudos.
Why choosing a good listing broker matters
Some people have the impression that who your listing (selling) broker is doesn't matter that much. After all, whoever it is is going to put the property up on the MLS, maybe have an open house or two, and then collect offers. Who cares how knowledgeable that person is? Why not just hire your cousin and be done with it?
Unsurprisingly, I think this is a big mistake. Here's an example of what happens when you have a listing broker who doesn't know what he's doing:
I just had a client go into and then cancel escrow on a flipped triplex in Silver Lake.
The owner had bought the property at a trustee sale, done a VERY light rehab, and then put it back on the market for a lot more than he bought it for. When we went in to inspect the property, we found some minor things wrong with it, including construction odds-and-ends undone and missing appliances.
If we were all cash buyers getting a deal, we would have gone through with the purchase. But we were using an FHA loan and paying top dollar. This raised two distinct problems for us:
- FHA is very wary of flipped properties. If the agree purchase price exceeds what the seller himself paid for the property by a certain percentage, FHA will require two separate appraisal inspections, only one of which the buyer can pay for. Then FHA will use the lower of the two appraisals to set the value of the property, and therefore of the loan they will provide. This increases the risk of the deal falling through.
- FHA requires that properties be in very good shape. In particular, they require that the heater work and that there be a stove and (I believe) other appliances. In this case, because the property wouldn't have passed the inspection, we were inevitably going to get into a debate with the seller about who should pay to get the property up to snuff, who would stand behind the quality of the work, etc.
What does this have to do with the listing broker? Well, the seller presumably got a whole bunch of offers on the property. On the advice of his listing broker, he chose ours. But this was horrible advice, because it was never particularly likely that this property was going to close with an FHA buyer in the state it was in.
So the seller ended up rejecting a bunch of offers that were likely to close in favor of one that wasn't likely to close. Not good business: Those buyers have probably all moved on in the five days since we got the property under contract.
Bottom line: Who your broker is matters on the sell-side, too.