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Condominium conversion and its impact on the rental market
Published July 21, 2007
July 20, 2007 - Chris Cordes, the Assistant Director of the Office of Program Research for the Washington House of Representatives asked us to provide some data about condominium conversion trends in preparation for a Housing Committee meeting on August 3rd in Seattle to discuss the effect of condominium conversion on affordable housing.
[1] This information is for 5-unit and larger properties. The total amount of development was 28,374 units. Our April 2007 edition of The Apartment Development Report shows 26,955 market rate apartment units opened in the 2000-2007 time period in 20-unit and larger properties. We do not publish a report for 5-19 unit properties, or survey developers, architects, etc. for information on these developments. However, we do maintain a database of 5-19 unit properties for our rental and investment market research. Based on the relationship between the inventory of 5-19 unit properties compared to 20-unit and larger properties built since 1990, we estimate 1,419 market rate apartment units were added in 5-19 unit properties between 2000 and 2007. This represents 5% of the total market rate apartment units added in this period.
[2] This information is for 5-unit and larger properties. The total number of units converted in this time period is 17,717. This information is from our June 2007 publication, the Condominium Conversion List. The list reports properties that either have converted to condominiums or plan to convert to condominiums. Although the June report covers only a partial year, the total reported here is a reasonable total for the entire 2000-2007 time period because most future buyers of apartment properties intending to convert those units to condominiums will most likely not have time to complete or even begin the conversion process until next year. In addition, we have begun to see instances of a shift in the market, where condominiums are converting to apartments.
[3] The total number of units converted in this time period is 17,717. Between 10 and 20% of all condominium units are rented rather than occupied by the homeowners. This figure is based on sample research we have conducted and interviews with condominium converters, condominium marketing firms, developers, and lenders. There are exceptions on both the low and high side, include one large property where we were informed more than 40% of the condominiums were occupied by renters rather than homeowners. Based on an average of 15% rentals, we estimate that 15,059 units in condominium conversions are occupied by homeowners.
[4] Based on 17,717 condominium conversion units between 2000 and 2007 and 15% of those units occupied by renters rather than homeowners. The result is 2,658 rental units.
[5] Conway Pedersen Economics reports multifamily permits between 2000 and 2007 in King, Pierce, Snohomish, Kitsap, and Island counties totaled 73,000 units. Deducting the 28,374 market rate apartment units opened in that period leaves 44,626 permitted units that were not market rate apartments. We estimated 30% of those units were either outside King, Pierce, and Snohomish counties, or were non-profit or subsidized rental housing, or were not built. That leaves 31,238 units as estimated condominium construction between 2000 and 2007. If 15% of those units are rented rather than occupied by homeowners, condominium development between 2000 and 2007 added 4,686 additional rental units.
[6] This is from the combination of 10,657 additional units in traditional market rate apartments after deducting the impact of conversions, 2,658 units in apartments that converted to condominiums between 2000 and 2007, and 4,700 units in new condominium development between 2000 and 2007.
[7] The net change in demand totaled 14,121 units. This is based on 5,708 units in 20-unit and larger apartments between March 2000 and March 2007, based on our April 2007 edition of The Apartment Vacancy Report. We estimated the net increase in rental demand between 2000 and 2007 was 1,362 units in 5-19 unit properties, 2,658 units in condominium conversions, and 4,686 units in new condominium construction between 2000 and 2007.
[8] Our Fall 2006 edition of The Apartment Vacancy Report shows that the average annual turnover in apartments was 49.8% in the five years ending September 2006. That equates to an average tenure of two years.
[9] Conversions reduce the number of rental units resulting in lower vacancies and higher rents which lead to improved financial feasibility for new apartment development, as demonstrated by our 2009 forecast.
[10] Our weekly update of The Apartment Investment Report shows that apartment properties sold so far in 2007, scheduled to convert to condominiums, had anticipated gross income 4% above the gross income at the time of purchase. The rent forecast is from our April 2007 issue of The Apartment Advisor.
[11] This is based on our forecast of 12,643 new units in 20-unit and larger developments, published in the April edition of our Apartment Development Report, plus an estimate of 665 units in 5-19 unit market rate rental developments (based on the traditional relationship between smaller and larger property activity discussed elsewhere in the memorandum). Our forecast for the next 12 months has typically been close to actual development. Our forecast for the period 13-24 months out has overstated actual development in recent years. However, we have not changed our forecast methodology because we believe the overstatement until now was the result of a deteriorating rental market making projects less feasible each month. Now, however, we anticipate an improving rental market should correct that error.
[12] Our development forecast (discussed above) expects 13,000 new apartment units between 2008 and 2009. In addition, new condominium construction estimated at 13,000 units will generate 2,000 rental units. We estimated 7,000 units of condominium conversions, with 85% of those units occupied by homeowners, for a net loss of 5,950 rental units.
[13] The net annual average increase in rental stock is based on the net change in the rental stock published in the online edition of our Apartment Development Report updated in April 2007 and also adjusts for additions from 5-19 unit apartment developments, and rental units in new condominium construction during that period (estimated as 50% of total 20-unit and larger apartment development).
Reader comments
We received a lot of positive comments about this article. we felt the following comments were worth shating with you. If you would like to comment on this or other articles, either fill in the comments form at the bottom of this article, or email us. If you would like to comment, but prefer to remain anonymous, just check "no" on the "May we quote you" line in the comments form at the end of this article.
Legal and regulatory bias towards conversions
August 2, 2007 - The current legal and regulatory environment biases developers towards condominium conversions and away from new apartment construction. On the cost side, an identical conversion unit will cost approximately $7,000 less to produce due to a much lower cost for builder's liability insurance.
On the timing side, conversions are faster to complete and do not require the long permitting time of new construction. Faster turnaround means less risk that the market will change, demand will disappear, interest rates will move higher, loan underwriting will change, or construction costs rise.
On the risk side, new condominium construction faces a significantly increased potential for construction defect litigation. Some of that is changing with more experienced builders doing a better job of exterior envelope construction on new construction and having staff or consultants establish repair, maintenance, and service relationships with individual unit owners following the sale.
Recently, the weak market for builder's insurance in the rest of the country means that premiums have declined significantly, but that is cyclical and may not last.
Most of the proposed "reform" of the condominium act has been too biased and thankfully never passed. But there is a role for strong industry, legislative, and consumer action to help reduce the defects and litigation associated with new condominium development.
It is not necessarily a good thing that the current Washington Condominium Act is biased toward homeowner associations. On the flip side, producing poorly built housing is not socially helpful and ends up increasing housing costs for all.
Editor's note: This is the complete article.
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Hooker Furniture Melange Rafferty Console Table
The Hooker Furniture Melange Rafferty Console Table is a rustic style table with hardwood solids and pine veneer construction. The planked top has a stone like finish while the trestle base type adds a touch of class. This rectangular Melange Rafferty Console Table from Hooker Furniture is unique, functional and elegant. The base finish is light brown while the top has been finished to give the appearance of a planked stone. As a result, the table fits right into any room with a rustic finish, but is much lighter and easier to manipulate. The hardwood solids make the table durable. It is strong enough to be used for a variety of purposes. Pine veneers help to give a rural look. The intricate trestle design of the base is one of the most outstanding features of the table. The table has been distressed which adds to its durability. The design makes it both sturdy and beautiful. This table requires some assembly. You can maintain this beautiful piece of furniture simply by wiping it regularly with a dry cloth. In keeping with the tradition of Hooker furniture, this console table will be a beautiful addition to your home and will last for a long time.
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Hooker Furniture Melange Rafferty Console Table
Additional Documents
Weights & Dimensions
|Style: Rustic
|Top Finish: Planked stone
|Base Finish: Light Brown
|Distressed: Yes
|Top Material: Manufactured wood; Wood
|Base Material: Manufactured wood; Wood
|Solid Wood Construction: No
|Number of Items Included: 1
|Shape: Rectangle
|Drop Leaf Top: No
|Lift Top: No
|Storage Under Table Top: No
|Adjustable Height: No
|Nested Stools Included: No
|Legs Included: No
|Base Type: Trestle
|Product Care: Wipe clean with a dry cloth
|Country of Manufacture: China
|Assembly Required: Yes
|Additional Parts Required: No
|CARB Compliant: Yes
|General Conformity Certificate: Yes
About the ManufacturerYour life, your journey, your home...Express what you love with Hooker Furniture. When purchasing Hooker Furniture products, you can have peace of mind that you are choosing furnishings of enduring quality. Hooker's extensive product line seamlessly combines function and elegance, and includes home entertainment furniture, home office furniture, accent chairs and accent pieces, living room tables, bedroom furniture, kid's furniture, metal beds, dining furniture, bathroom furniture, leather and lifestyle friendly collections. The company is very committed to being environmentally responsible as well as a good corporate citizen. Hooker Furniture is actively involved in the Virginia and North Carolina communities where its employees live and work. Hooker Furniture also meets the needs of its consumers by importing an extensive line of decorative accent furniture, dining, living room, bedroom, entertainment and office furniture from a network of factories throughout the Pacific Rim, Mexico and Central America. These imported furnishings are all designed by Hooker and conform to the company's high quality standards. When purchasing Hooker Furniture products, you can have peace of mind that you're choosing furnishings of enduring quality. They're committed to assuring superior quality in all the important areas of furniture-making: materials, lumber, product design, and engineering. While paying attention to detail is Hooker's strength, Hooker Furniture is recognized for its exquisite finishes, where it uses up to 30 finishing steps, including 13 steps of hand-sanding and accenting. Beyond this, all items receive two to three full coats of lacquer for extra depth and durability, and many items include rubbed tops for a fine satin patina. From the initial selection of material to final finishing and shipping, each step in the manufacturing of Hooker products is completed with precision and care that is evident in the quality and trouble-free nature of its products. Hooker stands ready to solve the decorating challenges of consumers, meeting their needs, solving their problems and enriching their homes and lives.
Hooker Furniture Melange Rafferty Console Table
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High Quality Console Table
Sharon from Colorado– Verified Buyer
Absolutely love this console table by Hooker. It took a while to ship/deliver but well worth the wait. The packaging was super sturdy insuring the table would arrive without damage. Assembly was easy and took less than 10 minutes. The table is exactly as described and pictured and is of a quality that you would expect from Hooker. Great rustic look that would work just as well in a beach or lake house as it would in a mountain retreat.
Rustic & Elegant
Rachel from Thornton, CO– Verified Buyer
Love, Love this piece. Very sturdy and quality piece of furniture that is even more beautiful in person.
just as pictured
Maurice from Irvine, CA– Verified Buyer
quality is just what i expected. heavy and sturdy. it's just what we expected. we are very happy with the purchase.
Very unique table.
Dale from Fort. Myers, FL– Verified Buyer
Unique piece of furniture. Overall quality is good, a few holes did not line up very well. Inexcusable in an item this expensive. Wayfair 's service is always great.
Charlene from Decatur, IL– Verified Buyer
Loved this well constructed table. Easy to put together. A real showstopper.
As beautiful as it looks online
Mark from Georgia– Verified Buyer
This table is the perfect fit. Easy assembly and looks great. Hooker quality. No regrets.
Loved the table
Robert from Manhattan Beach, CA– Verified Buyer
We have other Hooker pieces, so we knew what we were getting. This table did not disappoint. It is beautiful.
great table
Pam from Dublin, OH– Verified Buyer
The table arrived quickly and was easy to assemble. Met our expectations.
Valued Customer from California
OUR SKU # HKR4075Melange Rafferty Console Table is also sometimes listed under the following manufacturer numbers: 638-85001

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Mutual funds: fees
Where do I find the fee structure of a mutual fund?
Last Updated: Sep 11, 2013 | 154 Views
Topics: Investment funds, WRDS
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- Morningstar Principia has data on mutual funds including fee structure. (Note: There is a 100 record download limit.)
- Center for Research in Security Prices (CRSP) in WRDS has historical data on mutual fund prices and fees.
- Use Thomson ONE to find detailed information on a specific mutual fund.
- See the fund family's home page to view its prospectus.


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i. Meeting called to order
ii. Roll Call
iii. Approval of minutes
iv. Mr. Stephen C. Yborra; Director, Market Analysis, Education & Communications Clean Vehicle Education Foundation Presentation on alternative fuel vehicles.
v. H.B./S.B. ***: consolidation of government services and enforcement of laws pertaining to the motor carrier industry
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Harbortouch Point of Sale System
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Harbortouch POS & United Bank Charge Before Your Business Opens!
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ALLENTOWN, PENNSYLVANIA -- I called Harbortouch since I heard their Point of Sale system was cheaper and worked allright. I told them my shop was not open and I could not give them an opening date due to construction problems, and I also let them know I didn't even purchase the business license yet since I wasn't ready to open. However, Customer Service called me almost every day to get my contract signed. They told me I needed to open a bank account simply in order to open the account, and that money would be taken out only after the business opened. It felt harassing by all the phone calls and couldn't believe the audacity of this company getting their Customer Service center to bug me every day, but I wanted a POS system, so I opened the account with a minimum deposit and signed.
However, Harbortouch began withdrawing from my new business account for the POS system, even though I had informed both the representative as well as Customer Service to explain the shop would not be open for some time. I had made it a point to call them again to make sure they knew.
I was NOT in possession of anything from Harbortouch except for the contract. That is; the shop was being worked on, there was no system, no register, etc.. I wasn't aware of the withdrawals from my bank account until I went to make a personal account deposit and the bank teller told me that my new business account was overdrafted.
The bank called United Bank which does the processing for Harbortouch. We discovered that they were charging $30.00 over and above the Harbortouch monthly fee. That was a surprise, because Harbortouch only tells you it only costs $59 or $69 depending on which register you get. United Bank agreed to refund a certain amount but did not remedy the overdrafts, and neither did my bank. They said that I would continue to be charged whether or not the business is open, because I signed a contract.
My bank told me that Harbortouch and United Bank are responsible for the overdraft fees. However, Harbortouch was not getting back to me and when they did, did not refund the fees or offer any solution. They also said I signed a contract so I can be charged. Customer Service only gave me robot-like answers every time, as if reading a script, and no one spoke to me like a normal person having a normal conversation.
What happened then is that my bank went into my personal account and took out the money to cover Harbortouch and United Bank. It felt as if I were robbed. In the middle of trying to open my business, I had to deal with all this trouble from Harbortouch and United Bank.
I called, texted, and e-mailed the rep, who didn't even bother to get back to me until after I made a complaint. She told me that only Customer Service handles this. Customer Service is only a bunch of fast-talking automatons who do not have any responsibility or authority and will not resolve problems. They refused to remedy the overdrafts and take a hard-line stance that you signed a contract so you have to pay, regardless of whether your business is open or not.
If you want to cancel, you will be charged $35.00 per month for the entire contract, or $250.00 whichever is greater. I called them to find out whether, if you go ahead and pay the $250.00, if you will also be charged $35.00 a month from the United Bank processing side of the cancellation. They seemed unwilling or incapable of answering this question. They said time and time again "it says clearly you will be charged $250 or $35.00 whichever is greater". I refused to get off the phone until they answered me. Still, the answer still wasn't very clear. They refused to send me an e-mail clearly stating what the cancellation fee would be. Of course, I didn't want to get scammed by paying the $250.00 fee then also having to pay $35.00 a month for 3 years or more, so I needed a clear answer.
I wanted to write a letter about this experience to the CEO whom Customer Service said is Jared Isaacman; however they aren't willing to give any e-mail to write to their CEO or to any assistant of his. The supervisor in Customer Service seemed equally hard-line about backing up their reasons that they take so much money from you before your business is even open.
I had to close my new business account and also put stop payment on any withdrawals.
In the end, I lost $431.00 for absolutely NOTHING but headaches.
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DebtorBasher on 05/05/2013:
You can Email him at:
Jared Isaacman on 05/06/2013:
I am sorry to hear about the issues you have experienced with Harbortouch. It is our goal to provide exceptional customer satisfaction and we will do everything in our power to resolve your issue in order to achieve this goal. We have 24/7 phone support available to all of our customers and if your issue has not been resolved by these departments, we typically recommend contacting your sales representative to have the issue escalated within the organization. However, it sounds like your sales rep has been unresponsive in this case and customer support has been unable to resolve the issue. Please feel free to contact me personally at email@example.com if I can be of further assistance. Please let me know the name of your business and merchant ID number in your email.
DebtorBasher on 05/06/2013:
Thank you for responding so quickly Jared. Hopefully, your customer will return to read your response and have their issue satisfied. Also, if you look below the comment entry box, you will find a link that will allow for a company's response. I believe that will allow your response to be at the top of the member's comments, and not be lost among them.
Dan on 08/06/2013:
I have a similar situation. My called a sale rep and ask for prices, he always want me to sign the paper in order to talk further. I signed it and later know it is a contract. So they take money out of my bank every month and eventually an yearly fee. I called them and they say because I've signed the contract even tho I didn't get any services they couldn't do anything about it. To cancel it I have to pay $250. I think their sale reps are the best scam artist and their company won't do anything.
Chris on 09/24/2013:
As the old saying goes, "if it sounds to good to be true, then it probably is!" I am a sales person for a POS company, FuturePOS, and I can honestly say this, READ THE CONTRACT BEFORE SIGNING ANYTHING.
If you don't, then shame on you. You are agreeing to several things that may have not been made crystal clear to you in your meetings with the HT sales rep.
First, a system is a terminal, cash drawer and printer..cost $69/month for the all-in-one terminals.
Second, $59/qtr for software support per system BUT you the customer are responsible for installing the software and you only have 4 weeks from the time the new version is made available or you are out of compliance. They can charge you or refuse service if you call with an issue. READ THE CONTRACT and ANY EXHIBITS!
Third, they are your CC processor and can change rates ANYTIME and you have no choice in the matter, nor can you change processors.
Fourth, on-site service in the event something goes down or breaks, do they offer it? 99% of the time the answer is NO. I have known of only one HT guy that actually makes service calls. And I sell in a very large metropolitan area.
Fifth, you sign a PERSONAL GUARANTEE for the value of the contract.
By the time you add all the costs with this system, it usually costs more than a system from FuturePOS, Aloha or Micros and
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In recent years, Tim McGraw and Faith Hill have had to deal with negative rumors and gossip about their marriage. But while the longtime couple are still very much together, McGraw admits they have had a few issues — particularly because of his drinking.
"I partied too much. And did othe...read more
George Strait was the big winner at Sunday's Academy of Country Music Awards, taking home the prize for fan-voted Entertainer of the Year.
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When upscale, happily unmarried San Francisco couple Kate and Brad find themselves socked in by fog on Christmas morning, their exotic vacation plans morph into the family-centric holiday they had, until now, gleefully avoided. Out of obligation-and unable to escape-they trudge to not one, not two, but four relative-choked festivities, increasingly mortified to find childhood fears raised, adolescent wounds reopened.and their very future together uncertain. As Brad counts the hours to when he can get away from their parents, step-parents, siblings and an assortment of nieces and nephews, Kate is starting to hear the ticking of a different kind of clock. And by the end of the day, she is beginning to wonder if their crazy families' choices are not so crazy after all.
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Soon after a rising young singer-songwriter (Hedlund) gets involved with a fallen, emotionally unstable country star (Paltrow), the pair embarks on a career resurrection tour helmed by her husband/manager (McGraw) and featuring a beauty-queen-turned-singer (Meester). Between concerts, romantic entanglements and old demons threaten to derail them all.
Soon after a rising young singer-songwriter (Hedlund) gets involved with a fallen, emotionally unstable country star (Paltrow), the pair embarks on a career resurrection tour helmed by her husband/manager (McGraw) and featuring a beauty-queen-turned-singer (Meester). Between concerts, romantic entanglements and old demons threaten to derail them all.
A drama centered on a rising country-music songwriter (Hedlund) who sparks with a fallen star (Paltrow). Together, they mount his ascent and her comeback, which leads to romantic complications involving her husband/manager (McGraw) and a beauty queen-turned-singer (Meester).
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Dust off your cowboy boots Hoboken! Tim McGraw is giving away a brand new house to a military veteran, and he needs a cake from Buddy to reveal the big surprise! And, the Next Great Baker winner finally starts work at Carlo's.
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Check out this special behind the scenes look at the new Pine Valley, as All My Children veteran Opal, played by Jill Larson, gets her own house. All new sets, all new excitement, all new drama. All My Children is back on Hulu April 29!
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Rosa: Hello there! That is a funny looking outfit you have on! What is your name?
Nicki: Thanks! I am Nicki Minaj. Wait, Oh my God! You are Rosa Parks! You are like an icon to me!
Rosa: Why, thank you!
Nicki: Girl, you are so cool! You ain't afraid of nothing. Not even the cops.
Rosa: Well you know, the only thing that bothered me was that we waited so long to make this protest.
Nicki: Oh my God! Is that Dr. King? (points) Wait, that is Martin Luther King Jr!
Rosa: Hello, Martin.
Martin: Hey, Rosa! See you later tonight for our conference!
Rosa: See you!
Nicki: (shocked face) Girl, you lucky! In the future, you and him are more famous than The Queen!
Rosa: Really?
Nicki: Yeah!
Rosa: So what do you do, Nicki?
Nicki: I sing a bit but mostly I rap.
Rosa: Rap?
Nicki: Yes. It is like this:
Got that super bass boom, badoom, boom, boom, badoom, boom, bass / Yeah that's that super bass / Boom, badoom, boom, boom, badoom, boom, he got that super bass / Boom, badoom, boom, boom, badoom, boom, he got that super bass
Rosa: Very nice job! And the way you sing – excuse me, rap – well, that's something.
Nicki: I like to put it out there in my music. Oh, Ms. Parks, there's so much I want to say to you.
Rosa: I have to go, my bus is here. Maybe we can do this again?
Nicki: I'd love to.
Rosa Parks gets on the bus and Nicki is smiling as she says to herself, "Damn, where is the papparazzi when you want them?"
Please help us maintain positive conversations by refraining from posting spam, advertisements, and links to other websites or blogs. we reserve the right to remove your comment if it does not adhere to these guidelines. thanks! post a comment.
this is cute, but i'm sure that rosa parks would have been horrified by nicki minaj! the time rosa came from was SO different from our culture now. what we call "strong women" now are a far way off from the likes of rosa parks.
I love your jacket too! I've never heard of Nicki Minaj…. Am I really out of touch or do we not have her in Australia yet? Probably out of touch!
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In other, unrelated news, lovin' your jacket in your picture at the top. Very cute!
You're very inventive, Miss Ruby! I enjoy your posts and I, too, appreciate both Rosa and Nicki (she's my favorite chick in the game right now! Maddd talent, that one).


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The Coca-Cola Company And Select Milk Producers, Inc. Partner To Create Fair Oaks Farms Brands, LLC
Over the past several months, Core Power® has been the delicious new choice for those seeking a high protein milk shake to support their active lifestyle. Today, The Coca-Cola Company and Select Milk Producers, Inc. (Select) are announcing the acquisition of equity stakes in the newly-created Fair Oaks Farms Brands, LLC to drive growth and expansion of Core Power® and to create an innovative portfolio of brands and products that feature the value-added nutrition of dairy.
"At The Coca-Cola Company we strive to provide people with a wide range of beverage choices that meet every occasion and lifestyle need. This new investment led by our Venturing & Emerging Brands group is another great example of our ambition to be the best brand, sales and customer service system in North America," said Steve Cahillane, President and CEO, Coca-Cola Refreshments.
The investment validates the potential both parties see in offering higher quality value-added health and wellness beverages. "Our leadership in technology, innovation and sustainability within the dairy industry, combined with The Coca-Cola Company's brand development and distribution capabilities will enable a new portfolio of nutritional beverages with strong growth potential," said Mike McCloskey, Co-Founder and CEO of Select, an independent group of 87 American family farmers.
According to Steve Jones, CEO of the new Fair Oaks Farms Brands, LLC, "Our initial launch of Core Power® is off to a great start and this new partnership agreement with VEB will help us realize our vision of becoming a leading health and wellness company and the most trusted brand leader in dairy nutrition."Core Power® is currently distributed by Coca-Cola Refreshments and available in 26g and 20g protein versions and comes in 11.5 ounce recyclable plastic bottles. It is aseptically packaged so it can be distributed in a shelf stable environment until chilled before consumption. Its great taste profiles are enhanced through the addition of natural sweeteners and high quality flavors. All five drinks are lactose- and gluten-free. Simple and great-tasting, Core Power® flavors add energizing refreshment to any occasion.
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NFL© Chenille Patch Quilt + Sham, Red
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text: Now that my husband has put his 200 cents in, I'd like to add to what he has to say: First, Guillaume and I have been enjoying a nice long break. I think we mutually decided that after KWDMS, there wasn't a point to that anymore. We weren't active players, but KWDMS ate up my life for a little over a month. So, now we're going to be active again. Part of our plan, I know, is to get to know our local group. We are going to start going to fighter practices and other things, so we ourselves will no longer just be part of the dance community. As soon as Guillaume is better, he'll start fighting again. One of us may even become involved in light fighting. (I'll leave it up to those of you who know us better to speculate more on that one.) We think that attendence will grow the more people know us. If we are visible, and liked, then people will want to be around us. Yes, I am talking about popularity. If we are unable to attract people who are *important*, then we shall do our best to become important to the local community ourselves. I believe there is a magical number of dancers at balls. If you can get 20, 20 more will show up, and then you have 40. When 40 people are dancing, it seems like the thing to do, and even more people will join in. On Thursday, June 12, 2003, at 08:20 AM, Debbie Spangler wrote: > In essence, we have only partially re-created when we have had events > with > competitions, fighting, courts and feasts--but no dancing. We have > bards and > musicians perform during the feasts (and sometimes musicians play > quietly > during court) but dancing is lacking. When did the dancing take place > in > Medieval/Renaissance times? Where can we fit it in our events? Perhaps > we > need to present dance during an event to show Ansteorra how it could > work > into MOST all events. Is it possible to start with Coronation? That is our feeling exactly. The challenge is to help non-dancers see our vision of re-creation. No dancing means part of the picture is missing. We have performed dance during feast at a few events I can remember, including Namron Protectorate and Candlemas. > As far as dances that interest the populace: Half Hannikin, Gathering > Peascods, Goddesses, and Whirligig usually always draw a crowd on the > dance > floor. With the exception of Whirligig all are easy to pick up > quickly. Some > of the bransles attract a crowd. I personally have found that Ballo del > Fiore is not the better dance. Ones like Rostiboli, Amoroso and > Villanella > are (and of course, Petit Vriens). Why does everyone hate court dancing? I love the dances from the Inns of Court - and you pretty much can't beat those for being stately, EASY, and with plenty of room for flirting! AND they make pretty figures on the dance floor. Why can't these be the big, popular thing instead of Hole in the Wall? I'm kind of tired of hearing about "boring" pavans. :) The reason we suggest Ballo del Fiore is because Guillaume and I would love to have at least TWO staple dances from each repetoire, that anyone can jump in and do. One reason 15th century dances are easy to sell is because most of them have a leading/following structure, so you can grab a new dancer, and they'll jump right in. > Maybe we need to take practice to fighter practices. Another item > that's big > with my dance guild: Every other month I hold a Caroso-like ball--and I > always get a big attendance that day! It's Caroso-like because we > don't have > that many lords dancing to separate the two. I really enjoyed the > Caroso > ball at Knowne World. That would be where the social dancing fits in. If you give people a social hour as well as an opportunity to dance........ On Thursday, June 12, 2003, at 08:54 AM, Bordelon, Wendel wrote: > Wonderful idea but the commitment needs to be taken just a > bit further. Nothing happens at an SCA without someone making > it happen. There is no fighting, no feast, no A&S competition > without someone deciding it needs to happen and organizing it. > > If you want dancing to become an automatic part of an event > (like the A&S competition) then it must be part of just > about every event, often enough and long enough that people > come to expect there to be dancing at events. > > If you want it on the schedule, and wish for a defined time > (and a place) to dance then get involved with the event > planning from the START. Make it easy for the event Steward > to have dance at the event by volunteering to do the work > ask only for a time and place. Your enthusiasm and commitment > is what will win people over. That sometimes isn't enough. When we lived up north, we had dancing ON THE SCHEDULE at just about every event. However, we would get pushed back when the tourney ran late, then feast ran late, then court ran late..... Dancing would then start at 11pm, with our faithful few ready to fall over after a long day. We still danced, but often it was 6 of us in a corner until 2 or 3 am. Not the best time for being seen. Sometimes, it isn't for lack of planning, coordination, or enthusiasm that dance doesn't happen. It is because people aren't interested. That can't happen without a change in an attitude towards dancing, in general. On Thursday, June 12, 2003, at 09:42 AM, Nadine Latief wrote: > Regional dance practices is good, because I get to do more dances that > I > like and they can be inspiring. Look at what KWD has done for our own > Kingdom dance interests. As for the problem of dancers being a sub > mainstream, I can point you to Pennsic, where people feel the same way. > It's society-wide. I'm not sure what the solution is, besides making > sure > the people in control are dancers, socializing and politizing more? Or > come > to events where they are dance and support it. So we have more then 3 > people teaching at King's College, more then 6 people showing up at > events > with dance. For us, personally, I think we just don't want our time eaten away by regional dance events. We may try and go to that KW costuming/light fighting thing and dance there. Not just to dance, but to take some classes, as well. If we are missing out on Kingdom events, and not making dance happen there, then it won't happen. I love big dances. I love big dance collegiums. Right now, we would love to work on getting a good tradition set up for Kingdom Dance and Music. After that, I think we'd be more amenable to the idea of a regional dance practice. We are very sorry we won't be making it to King's College. I honestly think we would have if it weren't for unexpected events in our personal lives. Also, it would have helped if it were 2 weeks after KWD, instead of one. We will make a concerted effort to put in more appearances, and help make dance happen throughout the kingdom. Thank you Lowrie, for putting in so much effort to this King's College. We'll talk more, later, I'm sure! HL Isabeau


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Wow. Are you ready for today's update? We got tons of request for sexy nude selfies pics. We got them for you. From sexy nude blonde girlfriends to brunettes. I ran across this set and decided to post it for today's update. This set contains around 15 photos from assorted different nude selfie girlfriends. Check […]
by GFPornWatchers on 14. Jan, 2014 in Uncategorized
Read full story • Comments Off


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+1 #1 2011-01-25 11:34
Ok, ok, I broke the rules and changed the "Our Rating" score for this one up a notch! I have literally watched this about 80 times since Christmas because my little son can't get enough of it. I'm pretty sure I know all the words now. Maybe I was a little disappointed at the movies because I splashed out to watch it on the 3D iMax (they masde no effort for the 3D version), and also because the first half needed a few more laughs. But you can't beat that Spanish Buzz bit. Gets me every time. And what an ending! Who knew a few toys could bring so many people to tears!


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Learning at Trine takes all kinds of forms. You'll go beyond classrooms and labs and have daily opportunities to breathe life into the knowledge and skills you're developing.
At Trine you'll see that learning is never some static thing. It's what challenges and inspires us all at once. When we talk "academics," it's more than a word. It has no limits. And since we were founded, it never has.
Travel to any small, private college in America and you're unlikely to find another that, on football Saturdays, brings the game ball to midfield by helicopter. Or has a championship golf course that's hosted PGA events and NCAA national championships right on campus. Or offers residence halls and apartment-style campus housing that feel more like a vacation resort than a university dorm. At Trine, you will.
Being a member of the nation′s oldest collegiate athletic conference, the Michigan Intercollegiate Athletic Association (MIAA), seeing over 600 student athletes participate in 21 varsity sports, and having some of the finest facilities to field exciting NCAA Division III competitive events is what makes Trine athletes know their college experience will be something they will remember the rest of their lives.
At Trine, our commitment to excellence has formed the bedrock of our experience for well over a century. You'll see it, and you'll feel it, the second you step on our beautiful, 450-acre campus in Angola, Indiana.
If you're anything like us, you like to roll up your sleeves and get into it. Experience it. Feel it. Our personalized options for visiting campus will fit everyone.
young women attended Hoosier Girls State on Trine's campus in 2012. Hoosier Girls
State is a program designed to educate young women of Indiana in the duties, privileges,
rights and responsibilities of citizenship.
Hoosier Boys StateJune 15-21, 2014
Hoosier Girls StateJune 22-28, 2014
© 2014 Trine University One University Avenue Angola, IN 46703 260.665.4100 800.347.4878


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|Hustler Turf Equip Lawn Mowers & Turf Care Equipment
|Thread Tools
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change oil at 40 hrs. or 100 hrs.???
Hustler Sport owners manual says change oil and filter every 40 hours (but then says refer to engine owners manual for maintenance schedule...Kaw engine owners manual says to change oil every 100 hrs. and filter every 200 hrs. Can anyone tell me which it should be? I live in Florida and mow well kept residential lawns. Not much in the way of dust or dirt but it is hot in the summer time.
BTW - I've never posted to a forum before and I couldn't find any way to search the forum for this topic. If this has already been addressed and you can link me to the answer that would also be great.
Reply to Hour's question
I asked the same question about my Kawasaki engine on my Hustler Raptor after reading the manual. My question was answered directly from Hustler and they said to follow the Hustler manual interval changes. The Kawasaki Manual is a broad general service interval and doesn't always take into account the heat and dust that the engine would endure when placed on a mower vs. a "cleaner" working environment. Hope that helps.
manual says,
"Change the engine oil and filter after the first 5 hours of oper-
ation and then per the engine manufacturer's recommendations
after that. If mower is being operated in extremely dirty condi-
tions, then it is recommended oil be changed more frequently. "
Dirty and dusty conditions require more maintenance.
Brian O
Oil & Filter Change Interval
My Kawasaki FX921V, FX1000V Owner's Manual states first 8-hr oil change (Jim noted it was changed at 5-hrs), thereafter at 100-hr & oil filter at 200-hr intervals, with no diamond (notating more frequent intervals) for dusty conditions on the oil or oil filter change intervals. It does have the diamond by the daily air inlet screen cleaning interval, 100-hr clean dust and dirt from the cylinder head and fins, 100-hr check and clean oil cooler fins, 250-hr replace air cleaner primary element, 250-hr check air cleaner secondary element, and 500-hr replace air cleaner secondary element.
Is the above correct? I hate to change things early if it is not needed, but it seems more prudent to change the oil filter every oil change. Does Hustler defer to the Kawaski manual, or have their own guidance on this issue? And what about end of summer? Should oil be changed for winter storage as is recommended with most engines regardless of hours since the last oil change? I heard that used oil develops acids that is bad for stored engines.
Thanks. //Craig
oil & filter change
Oil & oil filters are the cheapest & most vital parts to an engine. I change new engines at 8 hours & every 50 hours thereafter. I have never had engine failure.
Oil & Filter Change
Agreed. I picked up three Oregon (OEM) filters for $7 and change, so planto change the oil and filter together at the 100-hr intervals or sooner as needed.
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Linear Mode
All times are GMT -4. The time now is 09:54 AM.
Forum Rules:
This hustlerturfequipment.com sponsored forum is administrator monitored. LawnSite.com does not allow any manufacturer competitor attacks and will strongly enforce this. If you want your discussion to be viewable by the public and responded to in a professional manner then please keep your discussions professional and to the point.
All discussions are viewed by the administration before being released to the public. Your post may not be made viewable for up to 48 hours. Please allow the manufacturer representative enough time to respond to your question or comment once made viewable.
LawnSite.com is not affiliated with the Excel Hustler company. This forum is provided by LawnSite.com to Excel Hustler in order to better server their customers


text:
- Overview
- Specs
- Reviews
Stan's NoTubes 10yd x 25mm Rim TapeStan's 10yd x 25mm Rim Tape is an essential for most clincher wheels. It covers spoke holes and protects your inner tube from punctures. Use it on Stan's ZTR rims for airtight performance or as a lightweight rim tape on any rim.
- 10 yard roll will tape (5) 26" rims, (4) 29" rims or (2) road clincher rims
- 25mm width fits:
- ZTR 355 (26", 650b, 29")
- ZTR Crest
- ZTR Arch EX
- ZTR Flow EX
Stan's NoTubes 10yd x 25mm Rim Tape
- weight:
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Instructions for Downloading a Tune to Your Mustang's SCT Device
NOTE: If you purchased an SCT X3 Power Flash Tuner before July 25, 2008, you will now consider your tuner to be an SF3. The X3 is now a blank, custom, tune-only device. If you have pre-programmed tunes, your device is considered an SF3, regardless of what the device actually says on it. Any updates for your X3 (if it has pre-programmed tunes) will be downloaded for the SF3 P/N: 3015
1. Log on to your internet, and go to www.sctflash.com.
2. Once you have arrived at their website, look at the top of the screen. There is a bar across the top with some buttons. You need to click on Tech Support.
3. Once you have done that, you should see a button that says Device Updates & Downloads You will need to click on that.
4. At this point, you will now be at a screen with two drop down menus. From the first menu, you will select which SCT Device you have.
5. Then select Device Update Software from the second drop down menu. At this point, you will want to hit Search. (NOTE: This is also a good time to make sure you have the latest Firmware and Tune Revision. You will have to have the Device Update Software already installed first, however. You must have the latest of each version to load a tune from your computer to your SCT device, or it wont work. Click HERE to find out how to do that) .
6. Now that you have found what you are looking for, you need to download the software and install it.
7. Once you have downloaded and installed all of the necessary software, you will need to get your tune file from your email. Download the file from your email, and save it to a safe, easy-to-find spot on your computer, such as your desktop. Once this is done, you can now begin loading the tune from your computer to your tuner.
8. Open up your X3 Livewire Updater. The icon should look like this:
9. Once the program is opened, you will want to connect your SCT device to your computer, via the USB cable that is provided. After you have connected your device, click on Live Load Tunes.
10. At this point, Another screen should pop up that has 3 slots to choose from, and above those, there should be a Browse bar. You need to click on Browse, find your tune that you had previously downloaded from your email, select it, select which slot you want it to be on in your tuner, and then hit program.
11. Once everything has loaded, you can close your programs, and disconnect the device from your computer.
12. CONGRATULATIONS! You have just uploaded your first tune! Now, go plug in that bad boy and enjoy! Remember, always drive safely, and never abuse the privilege of having your drivers license!
Tech Guide provided by AmericanMuscle customer service rep Dan Menna. 5.16.08


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A collection of relevant and timely media clips and resources.
Posted on March 15, 2012
The Wisconsin Assembly voted to concur with Senate amendments to Assembly Bill 311, it to Governor Scott Walker for his consideration. The Hunting Heritage Act, if signed, would encourage the recruitment and retention of hunters and trappers through a multitude of initiatives.
Thank you to the state legislators who voted for AB 311 and to NRA members who contacted their state Representatives to urge its passage.
Hunting/Conservation, Wisconsin
Established in 1975, the Institute for Legislative Action (ILA) is the "lobbying" arm of the National Rifle Association of America. ILA is responsible for preserving the right of all law-abiding individuals in the legislative, political, and legal arenas, to purchase, possess and use firearms for legitimate purposes as guaranteed by the Second Amendment to the U.S. Constitution.READ MORE
© 2014 National Rifle Association of America. Institute for Legislative Action. This may be reproduced. It may not be reproduced for commercial purposes.11250 Waples Mill Rd. Fairfax, VA 22030 1800-392-8683(VOTE)


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Mozzarella Shredded
Mozzarella Shredded is the staple ingredient on any pizza pie. With its smooth consistency and even smoother taste, this delicious, easy-melting formaggio italiano is ideal for home-baked pizza, oven-fresh pasta, and bite-sized hors d'oeuvre. Use our Mozzarella Shredded Whole-Milk variety for a buttery rich flavor and good meltability!


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We are pleased to invite you to join us for The U.S. Innovation Summit on June 20, 2012, hosted by FedScoop.
We are bringing together top government and industry leaders from around the country for this important gathering that will highlight the importance of U.S. innovation to job creation, the economy and the future of U.S. competitiveness.
Featured speakers include sr. executives from the administration, federal agencies, Members of Congress, and C-level executives from industry.
Register today to save your spot for this once in a lifetime gathering- seating is limited.
Date: June 20, 2012, 8:00 a.m. – 1:30 p.m.
Place: The Newseum, Washington, D.C.
Government: FREE
Industry: $195
|Todd Park
Executive Office of the President
|Steven VanRoekel
Executive Office of the President
|Enrique Salem
President & CEO
|Hon. Zachary J. Lemnios
Assistant Secretary of Defense for Research & Engineering
|Dr. Patrick Gallagher
Under Secretary of Commerce for Standards & Technology & Director, NIST
|Hon. Gerry E. Connolly Congressman, 11th District of Virginia
|Dr. Ken Gabriel
Acting Director
|Pete Tseronis
Dept. of Energy
|Justin Rattner
CTO, Corporate VP & Director of Labs
|Jeff Bergeron
CTO, U.S. Public Sector
|Doug Bourgeois
VP & Chief Cloud Executive,VMware Federal
|Music provided by "White House DJ" Donald Syriani
7:30 a.m- 8:30 a.m.
Registration and Networking Breakfast
- Music and Entertainment provided by Donald Syriani, "DJ to the White House" & ArtJamz
8:30 a.m. – 8:35 a.m.
- Goldy Kamali, CEO, FedScoop
8:35 a.m. – 9:05 a.m.
Opening Keynote
- Enrique Salem, President & CEO, Symantec
9:05 a.m. – 9:25 a.m.
Tapping Technology to Improve Services & Realize Savings
- Hon. Gerry E. Connolly, Congressman, 11th District of Virginia
9:25 a.m. – 9:40 a.m.
Driving Innovation in Today's Economy
- Jeff Bergeron, CTO, U.S. Public Sector, HP
9:40 a.m. – 9:55 a.m.
Networking Break
9:55 a.m.- 10:30 a.m.
Unleashing the Power of Digital Government
- Steven VanRoekel, U.S. CIO, Executive Office of the President
- Todd Park, U.S. CTO, Executive Office of the President
10:30 a.m. – 10:50 a.m.
Energy Data Initiatives
- Pete Tseronis, CTO, Dept. of Energy
10:50 a.m. – 11:05 a.m.
21st Century Industrial Research
- Justin Rattner, CTO, Corporate Vice President & Director of Labs, Intel
11:05 a.m. – 11:25 a.m.
Keynote Address
- Hon. Zachary J. Lemnios, Assistant Secretary of Defense for Research & Engineering, DoD
11:25 a.m. – 11:40 a.m.
3 Keys to Tapping Cloud's Potential in Government
- Doug Bourgeois, VP & Chief Cloud Executive,VMware Federal
11:40 a.m. – 12:00 p.m.
Keynote Address
- Dr. Ken Gabriel, Acting Director, DARPA
12:00 p.m. – 12:20 p.m.
Innovation as a Key Driver of Economic Growth & Competitiveness
- Patrick D. Gallagher, Under Secretary of Commerce for Standards & Technology & Director, NIST
12:20 p.m. – 12:25 p.m
Closing Remarks
- Goldy Kamali, CEO, FedScoop
12:25 p.m. – 1:30 p.m.
Networking Lunch
- Music and Entertainment provided by Donald Syriani, "DJ to the White House" & ArtJamz
Diamond Sponsors
Community Sponsors
Contact us to sponsor this event.


text:
Open-source developers all over the world are working on millions of projects: writing code & documentation, fixing & submitting bugs, and so forth. GitHub Archive is a project to record the public GitHub timeline, archive it, and make it easily accessible for further analysis.
Looking for the daily top new & watched repository reports? Sign up here.
GitHub provides 18 event types, which range from new commits and fork events, to opening new tickets, commenting, and adding members to a project. The activity is aggregated in hourly archives, which you can access with any HTTP client:
|Activity for April 11, 2012, 3PM UTC
wget http://data.githubarchive.org/2012-04-11-15.json.gz
|Activity for April 11, 2012
wget http://data.githubarchive.org/2012-04-11-{0..23}.json.gz
|Activity for April 2012
wget http://data.githubarchive.org/2012-04-{01..31}-{0..23}.json.gz
Note: timeline data is available starting February 12, 2011.
Each archive contains a stream of JSON encoded GitHub events (sample), which you can process in any language. Ruby example:
GitHub Archive dataset is also available via Google BigQuery. The JSON data is normalized and is updated every hour, allowing you to run arbitrary queries and analysis over the entire dataset in seconds. To get started, login into the BigQuery console (bigquery.cloud.google.com), and add the project (name: "githubarchive"), or take a look at the 03/11..05/11 snapshot of the data under "publicdata:samples":
An example query, for more check the repository readme:


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Dr. Cona Anwer has finally returned to the East Coast after completing her neurology training in California. She is originally from Worcester, Massachusetts and completed her DVM at Tufts University where she earned the Award for Excellence in Feline Medicine. Dr. Anwer went on to complete a one-year medical and surgical rotating internship at the University of Pennsylvania, a one-year neurology/neurosurgery internship at the Veterinary Specialty Hospital of San Diego, and a three-year neurology/neurosurgery residency at the University of California, Davis. She is board-certified by the American College of Veterinary Internal Medicine Specialty of Neurology.
Although Dr. Anwer loves all aspects of veterinary neurology, she has a special interest in neurosurgery. She has been involved in the Arbeitsgemeinschaft fuer Osteosynthesenfragen (an international orthopedic society based in Switzerland) and was awarded a research grant to develop a new method for treating spinal fractures. In addition to exploring spinal fractures, she has evaluated treatments for giant breed dogs with Wobbler's disease and explored the MRI characteristics of certain brain tumors. She has lectured at the national ACVIM conference and looks forward to participating in more local and national conferences in the future.
In her spare time, Dr. Anwer enjoys traveling, learning new languages and relaxing with her two cats, Catiusha and Miko.


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found a new home!
Plenty of my friends are looking
for one too. Find a pet to adopt.
Find a pet to adopt
My name is Slick!
Facts about Slick
- Breed: Domestic Shorthair
- Color: Black (All)
- Age: Kitten
- Sex: Male
- Hair: Short
Slick's Info...
I am already neutered, up to date with shots, good with dogs, and good with cats.
Slick was rescued from behind a grocery store by a kind woman when he was just a tiny baby. He is ABOUT 3 1/2 MONTHS OLD AND still shy, but is learning to trust people more and more every day. He will need an understanding person to adopt him, that is willing to work with him to build his confidence.
This cat will be at our Petco adoption center on Rt 1 in Edison, south of Rt 287, in the Home Depot shopping center, open Sat & Sun, 11 to 4:30
PLEASE CALL US ON Sunday to check if this kitten will be there before coming, AT 732 613-1608.
Other Pets at Ray of Hope
Why Adoption is a Great Option
Slick, a East Brunswick Domestic Shorthair kitten was adopted! Here's how you can benefit by looking at adoption as an option to buying a Domestic Shorthair for sale in East Brunswick, or seeking a Domestic Shorthair kitten from a breeder in East Brunswick.
- Rescues and shelter volunteers in East Brunswick already know the personality and tendencies of their pets. This means they can match you with the right pet. That will makes it much easier transition to owning a pet for yourself and your new pet.
- On average adoption fees are much less than you'd pay a East Brunswick breeder, or pet store. Plus most often rescue pets have already been to the veterinarian for a check-up, had a round of vaccinations, and are spayed or neutered. That is a lot of savings!
- You will become a hero, and give a needy dog or cat a loving home. In fact, there are even Domestic Shorthair breeders who help with Domestic Shorthair rescue. One puppy or kitten adopted in East Brunswick paves the way for another one to be saved.


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We've hit it. Summer Solstice. 93 degrees. Heat index 100. Cooking is a bad word. RAW is good. Now while these rolls are technically not 100% raw (the rice had to be turned into paper rolls at some point!), let's not split hairs. You will not need to heat up your kitchen prepping these ethereal-looking, oh-so-refreshing , light-yet-satisfying, savory, soft-yet-crispy confection.
I wax romantic. And don't get me started on the PEANUT SAUCE. I love peanut sauce!
Recipe is here on Pittsburgh Magazine.
And see below for an ingredient "tour" :)


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From any campus phone, 24 hours per day you can dial extension 1111 in case of emergency (or 617-521-1111 from a cell phone). For emergencies off campus, dial 911. Any problems or concerns (either on or off campus) may be directed to Simmons College Department of Public Safety at 617-521-2289.
Living at or near Simmons means you are living in a large city. It is important to be mindful of your personal safety.
- Do not carry large amounts of cash.
- Do not travel alone after dark.
- If walking at night, stay on busy, well-lit streets.
- If carrying a purse or any type of bag, keep it close to your body.
- Do not display money, jewelry, or other valuables.
- Do not let strangers into your residence hall or apartment building unescorted.
(Note: Public Safety provides walking escorts to any Simmons location from any other Simmons location, including the Beacon Street dorms and Back Bay Manor. To request a walking escort, please contact Public Safety at extension 1112. Don't hesitate to call anytime.
Telephones located at the front entrances of each residence hall and at various locations on the Main College Campus and the Graduate School of Management may be used to dial any Simmons College extension. The red "emergency" button on each telephone automatically dials the Security Control Center. There are "emergency only" phones located on the light poles in the MCB parking lot which dial directly to Security Control Center. They display the exact location of the origin of the call for Security who will dispatch a patrol unit to the scene immediately.


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Plymouth Yoga Room
| Yoga Classes in Plymouth Michigan
|Plymouth Yoga Room
|Yoga Style: Ashtanga Vinyasa, Vinyasa, Yoga Flow & Power Flow
474 Forest Avenue
Plymouth, Michigan 48170
|Contact:Brent Rieli
We have 40 classes per week ranging from 6:00 AM through 7:15 PM. Onsite childcare is available for classes from 8:30 AM - 5:45 PM. Changing room and shower available. We also have a small boutique with apparel and yoga items.
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- Like
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- Download
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adrien68 August 1, 2011
so sex
dave July 29, 2011
love to pull 2 dirty slags like this an fuck'em with no condom and then watch the one girl lick my spunk out of her friends pussy want some hot welsh pussy now
BigGG July 11, 2011
Anybody know their names?
Luvme78 August 8, 2011
I love it i like the story but he should have tied them up and kept them.
Luvme79 August 10, 2011
Amazing i love it he sould have pounded them to hell
GiGi September 12, 2011
I want that guy! He is amazing!
A guy July 1, 2014
Hi wanna fuck I wanna fuck u
cocking August 31, 2011
One of the best i have ever seen.Girl in white has perfect boobs :O
ella August 30, 2011
love this guy, omg.
fuck that bitch July 1, 2014
Sadie March 21, 2012
That guy is unbelievably fucking hot. Mmm...
Franco February 17, 2012
that guy is Danny Mountain and he is shit hottttttttttt
Pussy Pleaser December 20, 2011
They're both in Dogging Diaries 3, I'd like to spunk inside the one in the white dress!
ManUp June 10, 2012
Sad when 90% of the comments are closet gays giving themselves a female name and commenting about the guy.
jimi October 19, 2012
lol at the comments... like if that many ladies were watching porn...
nameless March 9, 2013
this is the best threesome i ever seen so far :)
pdj October 21, 2012
lovely shots of dannys arse
ME September 28, 2011
the guy is sooooo amazing!!! I wanna see him again!!!!
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The Whitepoint Wolverines' travel team is hoping to win the league championship this Sunday in Brooklyn and needs the public's help in getting to the nationals in Tampa, Fla.
Mickey McCutchen, president of the Whitepoint Wolverines Youth Football in Whitestone, told the Chronicle Monday that the team is undefeated in its games this year and is very hopeful they'll make it to the national finals.
"I'm very excited and proud of them, especially since it's such a small squad. There are no substitutes," McCutchen said, adding that would be the first time that the Wolverines have gone to the nationals.
He called it "a once-in-a-lifetime opportunity" and said the group's mission statement is "strength, discipline and respect."
The squad consists of 12 players who are 9 years old and are led by Coach Louis Roman. If the team wins the Big Apple Youth Football League championship, the group will need to raise between $15,000 and $17,000 for the Florida trip in December.
The Whitepoint Wolverines is a nonprofit organization that has been in the community for 11 years. It is a combination of two older football clubs in the Whitestone and College Point areas.
There are about 150 youngsters in the program, ranging in age from 5 to 14. A cheerleading program for girls is held for those between the ages of 4 and 12.
McCutchen noted that the organization has a flag league from March to June and the regular program from June to December.
The organization holds fundraisers throughout the year, including a recent raffle drawing and is appealing to area businesses for sponsorships.
Persons wishing to contribute should send checks to the Whitepoint Wolverines Youth Football, 147-38 7 Ave., Whitestone, NY 11357.


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Funny tattoos, misspellings, product placement, celebrity portraits
That's an awful tattoo it is.
What the hell is it suppose to be?
i happen to know the story behind this tattoo. my friend is the artist that did this. and the story is that his friend and a few others had a really high quality sasquatch costume. so they decided to mess with people. they put on the costume and head out to a wooded area on highway 50 between titusville and orlando fl (you can see a road sign with a 5 on it in the bottom right), and walked up and down the side of the highway hiding behind trees and letting people get a glimpse of the beast. it actually gained the attention of local orlando radio shows. people who saw it would call in and tell about it. so the guy went to him and asked him to draw up a bigfoot tattoo. some may see it as out of shape or distorted, but if you know the artist, then you know thats his artistic style. glad to see it on here really.
Looks like bigfoot's got a third nipple…
© Copyright 2011 WTF Tattoos
home / misspelled tattoos / hall of shame / celeb. tattoos / submit a tattoo / privacy policy


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Want to know what true happiness is? listen to this and find out :)
Movie: Manamulla Marudhaaram
Poet: Marudhakasi
Singer: Seergali Govindarajan
Music: KV Mahadevan
Song Sequence:(1)-(1)-(1a)-(2a)-(2a)-(2b)-(1a)-(3a)-(3a)-(3b)-(1)-(1a)-(4a)-(4a)-(4b)-(1)-(1)
(1)inbam enge inbam enge endru thedu,
adhu engirundhapodhum adhai naadi odu,
constantly keep seeking happiness, pro-actively keep looking for it,
where ever it may be, go seek it,
(2) (a)indriruppor naalai inge iruppadhenna unmai,
idhai ennidaamal serthu vaithu kaathu enna nanmai,
(b)irukkum varai inbangalai anubavikkum thanmai,
illai endraal vaalvinile unakku yedhu inimai,
people who are here today , are gone tomorrow ( everyone dies some day),
what is use of ignoring (not understanding) this fact and amassing and protecting materialistic objects (wealth)?
until we are alive, we should inculcate the ability to enjoy all the good things (which make us happy),
else in your lifetime you will never see happiness,
(3)(a)kani rasamaam madhu arundhi kalippadhalla inbam,
kannigaiyarin thunaiyinile kidaippadhalla inbam ,
(b)inaiyillaa manaiyaalin vaay mozhiye inbam,
aval idhal sindhum punnagaiye alavillaadha inbam ,
drinking sweet juices, alcoholic drinks and spending time is not happiness,
the pleasure derived with the help of young women is not happiness,
your incomparable wife's sweet words are the true happiness,
the smile that comes out of her mouth is the limitless happiness,
(4)(a)maadi manai kodi panam vaahanam veen jambam,
vaalvinile oruvanukku tharuvadhalla inbam,
(b)mazhalai mozhi vaayamudham vazhangum pillai selvam,
un maar meedhu uraivadhile kidaippadhudhaan inbam,
having multi-storey houses, crores of rupees , vehicles, are just unnecessary pride;
they do not give a person true happiness ( is not a true sign of happiness),
listening to the sweet voice and ramblings of your children,
and the way they sleep on your chest (shoulders) is the true happiness,


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and I feel like newbie all over again
got through his final few weeks with very strict LC but am facing his very public departure tomorrow and struggling with every single feeling you can imagine. Stayed home today and pretty much been a soggy mess.
Sorry not been about but haven't felt had much to offer and just been getting through.
Yellow x


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My Best Birth
Please forward this to your friends and contacts! Thanks!
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Using KenKen to Build Reasoning Skills
Harold B. Reiter, John Thornton, and G. Patrick Vennebush
December 2013, Volume 107, Issue 5, Page 341
Through KenKen puzzles, students can explore parity, counting, subsets, and various problem-solving strategies.>Additional KenKen puzzles and solutions (PDF)
>Additional KenKen puzzles and solutions (PDF)
Grades 9-12Math Coordinator / CoachGames / PuzzlesCurriculumBasic FactsPermutations / Combinations / Counting ProblemsTeacherSkill and FluencyProblem Solving / Problem PosingReasoning and ProofNumber TheoryPrime Numbers
About NCTM | Standards & Focal Points | Membership | Conferences | Professional DevelopmentJournals & Books | Research, News & Advocacy | Shop Online | Jobs | Advertise | Site Map
The National Council of Teachers of Mathematics is the public voice of mathematics education, supporting teachers to ensure equitable mathematics learning of the highest quality for all students through vision, leadership, professional development, and research.
Use of this Web site constitutes acceptance of the Terms of Use.
1906 Association Drive, Reston, VA 20191-1502Contact and Directions | TEL: (800) 235-7566 or (703) 620-9840 | FAX: (703) email@example.com
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The Suite Experience™
In addition to brand awareness through celebrity recognition and receiving photos, the brands see results in the form of media coverage and reach that typically outweighs the cost of their initial product donation. Many of our gift bag programs also incorporate social media placement, so the brands have an increased chance of reaching celebrities/VIPS directly and/or increasing their entire fan base.
Build - A -Bag™
We'll work with you to customize some of our most popular options!


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Once you have your filing system set up with subfolders, an easy way to move one or more messages to a subfolder is to select the message or messages that you want to move and then use the shortcut menu. We've shown how in the picture:
Other ways to move messages include:
You'll get a chance to practice some of these methods later on. We've included a link to more information about creating rules in the Quick Reference Card at the end of this course.


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At least 51 people have been killed in flooding and landslides in the capital of Burundi during a night of torrential rain that swept away hundreds of homes and cut off roads and power.
Police in Bujumbura said on Monday that the death toll was the highest in living memory from disaster caused by freak weather, with more than 100 people also injured.
"The rain that fell in torrents overnight on the capital caused a disaster," Security Minister Gabriel Nizigama told reporters.
"We have already found the bodies of 51 people killed when their houses collapsed or were swept away."
Nizigama said burials of the victims would begin on Monday because there was not enough space for their bodies in the capital's mortuaries.
He was speaking at a police station in the northern part of Bujumbura, the area hardest hit by the landslides and flooding after the rains began lashing the capital late Sunday.
An AFP news agency journalist saw 27 bodies covered in white sheeting at the police station.
Images posted on Twitter showed flooded streets of Bujumbura and residents clearing their houses after the flooding.
Food aid
Police said several hundred homes were destroyed and more than 100 people injured in Bujumbura, which lies on the northeastern shore of Lake Tanganyika.
Houses in the poorer parts of town are often built from mud bricks, which offer no resistance to torrents of water and mud.
Nizigama, touring the disaster zone with other ministers, promised food aid to those who lost their homes and said the government would bear the cost of burying relatives and would provide new housing.
Torrential rain fell solidly for 10 hours overnight, causing power cuts in whole areas of the city.
The road leading out of the capital to neighbouring Rwanda was blocked because of a landslide while a bridge was washed away on the road to the Democratic Republic of Congo.
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text:
Most photographers have been there at some point in their career – wedding photography.
Some of us move on to other things, like commercial photography. Some actually enjoy wedding photography and make a career out of it.
But too many photographers are lured into wedding photography under the illusion of quick money, only to get stuck in the evil clutches of the mid-level wedding photography market forever (or until they give up and find a real job).
Lets be honest here. Wedding photography can be fun with the right clients – but it is always a colossal amount of hard work.
And life as a mid-level wedding photographer sucks.
In this article I am going to share the wedding photography business plan that is followed by the overwhelming majority of wedding photographers on the planet – and why it is not a sustainable way to make a living.


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Source NOAA/NWS Forecast Offices and compiled by NCDC. Last Updated 9/07/99
1. The 105 degree reading at Charleston, SC airport on August 1, 1999 set a new maximum temperature record at the location. The previous record of 104 degrees was set on July 20, 1986. Observations at the airport began in 1941.
2. With a maximum temperature of 100 degrees on August 8, Raleigh-Durham, NC not only reached the triple-digit mark for the 11th time during this calendar year, but it was also the 23rd consecutive day with temperatures reaching/exceeding 90 degrees. The record string of such days (24) occurred from July 14-August 6, 1995. Note: The 23 day string ended with a maximum temperature of 83 degrees on August 9th.
3. Numerous records for unusual heat were set in Alaska in early August. The following records were observed on August 5: Barrow (74 degrees, 2 degrees below the all-time August record of 76 degrees), Umiat (88 degrees, ties all-time station record set on June 21, 1991, previous August record was 84 degrees set in 1977), Deadhorse (81 degrees sets a new August record, previous record was 76 degrees on August 8, 1989), Chandalar Lake (86 degrees sets a new August record and was 1 degree below the all-time record), Chalkytsik (93 degrees [August 4] sets a new August record and was 1 degree below the all-time record), Fort Yukon (88 degrees [August 4] ties the August record [records begin in 1899]), Circle City (88 degrees ties the August record set in 1978). Additional records set on August 6th include Chalkytsik (94 degrees sets a new August record and ties the all-time record), Circle City (91 degrees sets a new August record and was 1 degree below the all-time record), Fort Yukon (88 degrees ties the August record for the second day in a row).
4. Augusta, GA tied a daily maximum temperature record with 103 degrees on August 13th. That was the 6th consecutive day when the maximum temperature record was either tied or exceeded at Augusta.
5. Raleigh-Durham's record high temperature of 99 degrees on August 13th was the 23rd daily high temperature record to be either tied or established in 1999.
6. At Eldorado, AR, the 108 degree reading on August 19th was their 5th hottest day on record. Their all time record for heat is 112 degrees observed on August 10, 1936.
7. The maximum temperature of 99 degrees at Dallas, TX on August 21st broke their string of 24 consecutive day with temperatures reaching or exceeding 100 degrees. This was the fourth longest string of such conditions. The third longest such run (25 days) occurred in 1952, with the 29 day run just last year in second place. The city's longest string lasted 42 days, from June 23 to August 3, 1980.
8. Houston, TX experienced a daily record high temperature of 105 degrees on August 20. This was their hottest temperature since 1980. Houston has experienced hotter temperatures on only three occasions, twice in 1980 and once in 1962. Their all time record high temperature is 107 degrees set on August 23, 1980.
9. The 111 degree reading at Phoenix, AZ on August 22nn tied a record for the date. However, this is only the 4th time this year that the temperature reached or exceeded 110 degrees. The yearly average is 10 occurrences, with the fewest.. zero..in 1911 and the most.. 28.. in 1979.
10. Burns, OR observed a minimum temperature of 24 degrees on August 31. This tied the monthly low temperature record set on August 24, 1992.
11. At Pendleton, OR, the high temperature of 58 degrees on August 30 not only broke the previous record low maximum temperature (68 degrees) for the date, but it was also 3 degrees colder than the existing record for the entire month of August which was 61 degrees on August 26, 1908 and August 13, 1956.
12. The 45 degree reading at Eureka, CA on August 31 tied the daily record and was the second coldest reading ever for the month of August.
13. Cold Bay, AK experienced its coldest August temperature with 32 degrees on the 28th. The previous August record minimum temperature was 33 degrees set in 1946. In addition, August 1999 was the 9th consecutive month with average temperatures below normal.
1. Colorado Springs, CO set a station record for a 24-hour precipitation amount when 4.21" of rain fell on August 4-5, 1999. The previous station record was 3.73" set on August 1-2, 1976.
2. A new daily precipitation record for August 4 at Eureka, Ca was set when .07" of drizzle fell, breaking the old record of .06" set in 1943.
3. Bismarck, ND set a new August 24-hour precipitation record when 4.74" fell on August 11-12. The previous August record was 4.64" on August 21-22, 1998.
4. Monday, August 16th was the 37th consecutive day at Dallas, TX without measurable rainfall, which last fell on July 6th.
5. August was a record dry month at Lake Charles, LA and Beaumont, TX, with both locations receiving only a trace of precipitation. The previous driest August at Lake Charles was in 1976 with 0.77" and the previous driest at Beaumont was 0.72" in 1924. Records began at Lake Charles in 1888.
1. None Reported.


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5 mg dehydroepiandrosterone (DHEA), a key adrenal hormone
Dehydroepiandrosterone (DHEA) is a natural steroid hormone produced by the adrenal glands and a precursor of the human sex hormones, testosterone and estrogen. With age, production of this hormone declines. Current research indicates supplementation with DHEA (when found to be low) can improve both physical and psychological wellbeing.*
Plasma levels of DHEA begin to decline progressively with age starting around age 40, such that plasma levels of DHEA at age 70 are usually about 20 percent of those in young adults. Reports indicate elderly individuals who supplement with 5-25 mg/day DHEA, as an encapsulated powder in two or three divided amounts, often experience improved mood, energy levels, memory, appetite, and skin health.* Supplementing with DHEA is also associated with supporting cardiovascular health and carbohydrate metabolism, and enhancing weight management, cognitive function, and immune health.*
*These statements have not been evaluated by the Food and Drug Administration. This product is not intended to diagnose, treat, cure, or prevent any disease.
Directions for Use: Take 1 capsule one to three times daily or as recommended by a health-care practitioner.
Other Directions: ALLERGY WARNINGSThis product is contraindicated in an individual with a history of hypersensitivity to any of its ingredients.EXCIPIENT FREEThis product does not contain wheat, gluten, corn, yeast, soy, egg, dairy products, or artificial colors, sweeteners, or flavors. This product also does not contain lactose, palmitic acid, or magnesium, calcium, or vegetable stearates.PREGNANCY WARNINGIf pregnant or nursing, do not use this product.INTERACTIONS/CONTRAINDICATIONSDHEA may potentiate the effect of thyroid hormone replacement.
* Daily value not establishedThese statements have not been evaluated by the FDA. These products are not intended to diagnose, treat, cure, or prevent any disease.
Other IngredientsMicrocrystalline Cellulose, Hypromellose (derived from cellulose) capsule, Leucine, Silicon Dioxide.
Pharmaca Integrative Pharmacy is your source for natural health products. Browse our online selection of products from all of the best natural brands, or visit one of our pharmacy locations and talk with one of our licensed practitioners. From natural beauty products and cosmetics to vitamins, herbs and supplements, we offer high-quality natural wellness products for the whole family! Start exploring—shop by brand or by condition to find the perfect natural health products for your body, skin, home and more.
The products and claims made about specific products on this site have not been evaluated by Pharmaca.com or the United States Food and Drug Administration and are not approved to diagnose, treat, cure or prevent disease. The information on this site is for educational purposes only and is not intended as a substitute for advice from your physician or other health care professional or any information contained on or in any product label or packaging. You should not use the information on this site for diagnosis or treatment of any health problem or for prescription of any medication or other treatment. You should consult with a healthcare professional before starting any diet, exercise or supplementation program, before taking any medication, or if you have or suspect you might have a health problem. Pharmaca Integrative Pharmacy will not assume liability for any cross-contamination of ingredients, misprints, or adverse reactions to any ingredients in the products we carry. The products sold here may contain lead and other substances that are known to the state of California to cause cancer and birth defects and other reproductive harm. Prices and promotions are subject to change without notice. All content on this web site is copyrighted by Pharmaca Integrative Pharmacy unless otherwise stated. All online offers and prices are valid for online purchases only, and may be different from those in our retail stores. Free shipping offer may not apply to all orders and all states; see shipping policy for full details. Copyright © 2009 – 2014 by Pharmaca Integrative Pharmacy. All rights reserved.


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Definitions for nebulousˈnɛb yə ləs
This page provides all possible meanings and translations of the word nebulous
Random House Webster's College Dictionary
neb•u•lousˈnɛb yə ləs(adj.)
hazy, vague, indistinct, or confused.
cloudy or cloudlike.
of or resembling a nebula or nebulae; nebular.
Origin of nebulous:
1375–1425; late ME < L nebulōsus full of mist, foggy, cloudy. See nebula , -ous
Princeton's WordNet
cloudy, nebulose, nebulous(adj)
lacking definite form or limits
"gropes among cloudy issues toward a feeble conclusion"- H.T.Moore; "nebulous distinction between pride and conceit"
nebular, nebulous(adj)
of or relating to or resembling a nebula
"the nebular hypothesis of the origin of the solar system"
nebulous, unfixed(adj)
lacking definition or definite content
"nebulous reasons"; "unfixed as were her general notions of what men ought to be"- Jane Austen
In the form of a cloud or haze; hazy.
Vague or ill-defined.
Relating to a nebula or nebulae.
Webster Dictionary
cloudy; hazy; misty
of, pertaining to, or having the appearance of, a nebula; nebular; cloudlike
Nebulous is a post-apocalyptic science fiction comedy radio show written by Graham Duff and produced by Ted Dowd from Baby Cow Productions; it is directed by Nicholas Briggs. The series premiered in the United Kingdom on BBC Radio 4. Set in the year 2099 AD, the show focuses on the adventures of the eponymous Professor Nebulous, director of operations for the eco-troubleshooting team KENT as they combat various catastrophes and try to set the world back on the right path following a worldwide environmental disaster known as "The Withering". As well as being a parody of a number of famous science fiction programmes, including Doctor Who, Quatermass and Doomwatch, Nebulous is considered a cult radio programme, attracting a number of guest appearances from famous actors. There have been three series of Nebulous; the first was broadcast between 6 January and 10 February 2005. The series was well received by critics, and a second series was broadcast between 5 April and 10 May 2006, with a third series commissioned by the BBC which began broadcasting on Thursday, 15 May 2008 at 23:00 BST. The first series was released on compact disc on 5 February 2007 by BBC Audio. Since 2009 all three series have been broadcast on BBC Radio 7. Duff has also announced that he is planning to make an animated series of Nebulous.
Anagrams of nebulous
Find a translation for the nebulous definition in other languages:
Select another language:
Discuss these nebulous definitions with the community:
Use the citation below to add this definition to your bibliography:
"nebulous." Definitions.net. STANDS4 LLC, 2014. Web. 22 Dec. 2014. <http://www.definitions.net/definition/nebulous>.


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Lumberjack pride was worth its weight in gold at a reception Tuesday night where dozens of students were recognized for their contributions to Northern Arizona University.
Three College of Education students received the coveted Gold Axe Award for their achievements, one student was singled out to receive the university's highest honor—the President's Prize while another received Joseph C. and Marie M. Rolle Award for Excellence.
The awards were announced at the Gold Axe and Distinguished Seniors awards banquet at the High Country Conference Center.
The tradition of the Gold Axe Award dates back to 1933, a year after the student body adopted the axe as the symbol for Lumberjack athletics. It was then that NAU adopted the tradition of awarding small gold axe pins to outstanding members of the student body. To this day, the gold axe pin is considered the official emblem of the Associated Students of NAU and is presented each semester to recognize students' outstanding achievements and distinguished service to the university and the greater community.
Students selected for a Gold Axe Award also are eligible for the President's Prize, considered the highest student recognition from the university. After reviewing all the Gold Axe nominations, a universitywide committee makes its recommendations to the University's President, who then selects the President's Prize winners.
Special and Elementary Education
Elementary Education with Early Childhood Certificate
Elementary and Special Education
Elementary Education


text:
also see:
nearby alternative beer places
nearby bed & breakfasts
nearby hotels (w/reservations online)
nearby historic landmarks
nearby restaurants
Beer Guide for Miami, FL
Beer Guide for Florida
DUI lawyer
DWI lawyer
gift certificates
homes for sale
houses for rent
local bands
web hosting
If you are used to Pale Ales, IPAs, Porters, etc, then GB will be different for you. All their beers are German style lagers - pilsener, marzen, etc and none of them are highly hopped. Many of their beers use Hallertauer hops. At first I was disappointed, but I have since become a big fan of the place and enjoy their Golden Export very much. The Kolsch is not bad either and in the summer they make a pretty good Hefeweizen. I dont eat their food a lot so I cant say much about it, but you can find some GB food reviewshttp://www.restaurantica.com/restaurants/138553/">here , if you are intrested in the food.
The service can be a bit slow, and the place can be crowded on weekends.
"...In downtown Miami, broken glass from skyscrapers littered some streets and sidewalks in the Brickell Avenue financial district. About four or five blocks of the avenue had up to six inches of water from a broken water main that was spraying about 15 feet in the air."
Complete story: http://abcnews.go.com/US/wireStory?id=1245493
The beer was reasonable priced at $3.72 each (must have been a tax thing), and the service was with a smile and a bit of knowledge which was refreshing. While I see on the menu they have won quite a few medals at the GABF and World Cup, that point wasn't driven home. As a thank-you I bought two glasses on the way out!
One last thing – this place is easy to miss and parking is limited. It's on the first floor of a large office building set back from a large staircase from the street. I drove by it three times before I finally saw the sign.
The Golden Export is a nice, clean Dortmund Export-style with a great balance of the light malt and the hops (aroma and bitterness to balance but little hop flavor). I thought that the Maerzen was a little light in color but otherwise to style. The Schwatzbier was both too light in color and quite strongly chocolate in flavor. Some is OK for the style but this was overdone. Unfortunately, there was some inappropriate sourness as well. The (Munich-style) Dunkeles is a star. It is clear "old gold" in appearance with a malty and slightly toasty nose. The body is medium and the taste clean and richly malty.