text:
EverFocus is a leading manufacturer of a wide variety of surveillance equipment including cameras DVR's and control systems.
Everfocus is a true manufacturer conducting all their research and development as well as product assembly in house. This means that when you buy an Everfocus product it's not a third party product that has been tested and rebranded, it's made by them. This allows Everfocus to deliver high quality dependable units suitable for some of the most challenging environments in the world.
Based in Taiwan EverFocus has offices located around the world including the U.S.A (California & New York), Germany, China and Japan.
For warranty information click here: http://www.everfocus.com/warranty.cfm
EverFocus USA - California:
Tel: (626) 844-8888
Fax: (626) 844-8838
EverFocus USA - New York:
Tel: (631) 436-5070
Fax: (631) 436-5027
One of the biggest names in the industry Samsung boasts some of the best image sensor technologies on the market. Over the past 30 years they have refined their production techniques, manufacturing some of the world's best-performing security cameras, digital video recorders and network control systems.
Samsung provide a comprehensive range of products and complete solutions ranging from city surveillance to the protection of streets, airports, ports, industrial facilities and military installations. Samsung's world leading imaging technology coupled with cutting edge design makes their equipment some of the most reliable and adaptable available so you can rest assured that you are safe with Samsung.
For warranty information click here: https://www.samsung-security.com/support/warranty-policy.aspx
Samsung Security
Tel: +1 888 595 2288
Fax: +1 972 245 7333
Korea Technology & Communications (KT&C) is a dynamic CCTV camera company developing and manufacturing CCTV products utilizing the power of digital technology.
KT&C designs, manufactures CCTV products with the vision of providing highest quality and design to their customers. All R&D and manufacturing is conducted in house so they take a product from the design phase all the way through testing and deliver it to the end user. This allows KT&C to maintain the highest levels of quality control and keep production costs to a minimum.
Established in Korea 1996 (KT&C) has rapidly expanded into the international market with offices in the USA, China and Australia. Along the way they have earned a reputation for excellent customer service and aftersales support so as a (KT&C) customer you can rest assured that you are in good hands.
For warranty information click here: http://www.ktncusa.com/english/viewforum.php?f=19
KT&C America, Inc. (East)
Tel:(201) 393-0118
Fax: (201) 393-0116
- 19" LCD Monitor
- HDMI/BNC/VGA/RCA/S-Video Inputs
- BNC Output
- 3D Comb Filter with Deinterlace & Noise Reduction
- NTSC/PAL/SECAM Auto Detection
- Low-cost 19" (48.26 cm) monitor
- Active Matrix TFT
- Resolution - 1366 x 768
- Aspect Ratio - 16:9
- VGA Inputs / Multi-language OSD/li>
- Large 22" Screen Size
- 1920 x 1080 Resolution
- 2D Comb Filter
- 2D De-Interlace
- 16.7 Million Colors
- Supports up to 1280 x 1024 resolution
- High contrast ratio 1000 : 1
- Fast response time 5ms
- 120Hz motion technology
- Adjustable height
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text:
This is the root of the common Lisp Directory. The whole tree of tags starts here.
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Submitted by admin 3393 days 11 hours 53 min ago
Comments added to RSS feeds
Now the commented items are added to the RSS feeds so that it's possible to see what have been commented recently.
Submitted by marc.battyani 3333 days 15 hours 42 min ago
unicode possibilities
It would be nice if cl-user would display unicode input for CJK text. With PCL and On Lisp getting new printings in Japan, it might be beneficial to attract more brain-share from that side of the world. Would this be considered out of cl-user.net's scope?
Submitted by charliemac 2429 days 9 hours 27 min ago
Perhaps it would be interesting to open up a "universities" category (or subcategory of Organization) to list universities that teach lisp?
Submitted by informatimago 2422 days 44 min ago
re: universities
This is a good idea. Done.
Submitted by marc.battyani 2419 days 4 hours 58 min ago
re: unicode possibilities
I have to think about it.
The use of English as the standard language is prefered so that the information is useable by most lispers.
I don't mind some other language content though.
Submitted by marc.battyani 2419 days 4 hours 30 min ago
Change descriptions may accept invalid characters
Attempting to view the "Last Modified Items" RSS feed in the Google Chrome browser gives the error: "error on line 10 at column 2048: PCDATA invalid Char value 12". Adding the feed in Mozilla Thunderbird: "<feed URL> is not a valid feed."
Submitted by WalterGR 1546 days 11 hours 29 min ago
Repository access
Many sites have a link to view the repository such as:
Source code repository http://common-lisp.net/cgi-bin/viewcvs.cgi/?cvsroot=cl-semantic
however, I can't find any place that describes how to convert that link into something that can be used to actually check out the source code. I'm very suppressed this hasn't been an issue before.
Submitted by blake1024 1181 days 10 min ago

subset: commoncrawl


text:
level 147
Answer this question
Sep 4 2013. 12:05Has anyone made it past this level without buying your way past it?????? I have had 3 people playing on mine for 2 months now and can not pass it! If I have to start buying my way past stages I'm deleting this game! And posting why!
Sep 5 2013. 02:58I think your right you have to pay I've had several people try that have passed this level.I've been on it for over a month.
Sep 5 2013. 15:00
I too am stuck on this level and I keep getting an annoying pop up asking me what I think of this level I am given to options boring or whoa neither of these describe how I feel about this level it is frustrating and I am begining to feel defeated I may pack it in all together I certainly am not going to pay to get any further!!!!!
Sep 5 2013. 15:01
· fredbear , 2013-09-05 15:00
I too am stuck on this level and I keep getting an annoying pop up asking me what I think of this level I am given two options boring or whoa neither of these describe how I feel about this level it is frustrating and I am begining to feel defeated I may pack it in all together I certainly am not going to pay to get any further!!!!!
Sep 5 2013. 17:03
stuck on this level the 2 dead corners make it hard to pass\
Sep 5 2013. 22:31
Ive been stuck AND paid like three times for boosters and STILL can't beat it, they need to make this level a bit easier or im outtie. Sick of this
Sep 5 2013. 23:12
I was stuck on 147 for over 2 mnts, I eventually passed, WITHOUT paying for anything! I am now stuck now on 165, and so the saga goes... Keep plugging away and it will bust loose! Good luck!
Sep 6 2013. 19:27Im stuck..i don't know for how long..
Sep 7 2013. 11:21
Ive been stuck on this level for over 5 weeks now, I actually deleted the game because I was so fed up and then rejoined to start at level 1 again but guess what......I rejoined at the same level, you cant win but I will never buy, once they get your money they wont let go of you.
Sep 7 2013. 12:45
This level is really starting to get on my nerves. If it isn't because of the dead corners, or the constant shuffling (especially when there was a couple moves left and one of the times would have clutched a win for me) it is the exploding bombs. I am talking about doing everything possible to get a couple of reds to drop down on the red bomb, and no red candies every come onto the bored, leaving me forces with an exploding bomb!
What makes things worse is the stupid fun-o-meter. I put boring the first time "King"!!!! What makes you think I am going to change my mind after losing the level over and over and over: like 500 times, and yet you keep asking.... The level is ridiculous and is solely based on luck. I will not purchase anything to make it go easier and even if I do, my luck is I would use a purchased booster just to get a horrible layout!
I understand making things challenging, but this isn't challenging. This is based on stupid luck and those who have no luck struggle. It should have purpose and strategy on these levels; not pay your way out of these levels. Another money hungry company... constantly asking for a fun-o-meter and a tip suggestion which requires cash! I don't think so!
Sep 7 2013. 18:12
i guess there is no advice - shame been stuck on 147 for months and months getting really bored now
Sep 8 2013. 15:34
ok there is hope! i dont kmnow if it was because i posted the comment or dumd luck but i actually passed level 147!!!!!! and no i didn't pay my way past. That is something i refuse to do!!!! But now my problem is that i did it on my phone and its not connecting to FB so its not showing it on my computer. ughhhhhhh
Sep 8 2013. 16:05This paying is ridiculous! I looked at my bank and almost screamed when I saw almost $100. Spent! I guess this is how they make their money but its just a game. I now put them on the level of the casinos, almost there, almost there ...... And spend another 20 bucks
Sep 8 2013. 18:06
I've been stuck on this level for 5 months and am about to quit playing the game over it. I've gone back to play other levels to try to enjoy the game again, but this is so irritating and I would LOVE any input that doesn't requre cash. I have never taken more than a week to complete a level and am begining to think this is an impossible level. Playing it 5 times 9 or 10 times a day and getting frustrated.
Sep 8 2013. 21:32
iam stuck at level 147


text:
Like father, like son
Celtics' Brantley will attempt to duplicate history
Published: Thursday, December 1, 2005 at 6:30 a.m.
Last Modified: Thursday, December 1, 2005 at 12:00 a.m.
A comparison of statistics between John Brantley III, who as a senior quarterbacked the 1974 Forest Wildcats to a Class 3A high school state football championship, and his son, John Brantley IV, junior quarterback of the Trinity Catholic Celtics team that is playing for a Class 2B title Saturday.
SCHOOL: Forest
GRADE: Senior
SCHOOL:Trinity Catholic
GRADE: Junior
Complete game coverage of North Marion vs. St. Augustine
For a record: If the top-ranked Celtics win Saturday, the father-son combination will share something no other parent and child can boast - quarterbacking Ocala high school football teams to state championships.
The elder Brantley was the signal-caller for the 1974 Forest team that gave Ocala its first-ever state football title, climaxing a dominating 13-0 season with a 46-6 victory over Hollywood Chaminade at Booster Stadium. His son has a chance to duplicate history this Saturday when his No. 1-ranked and unbeaten (13-0) Celtics take on defending Class 2B champ Pahokee at Florida International University in Miami.
"You can't even imagine how fortunate I feel to have a son that has this opportunity," said John Brantley III. "I couldn't be any prouder. But I'm even prouder that he is a better person than a football player."
That's a pretty strong compliment, considering that his son is one of the state's top-ranked passers, has received more than 500 letters from colleges and universities, and has full-ride scholarship offers from places like Florida, Florida State, North Carolina St., Oklahoma and Tennessee.
Oh, and yes, there's even an offer from one of John Brantley III's "old ball coaches" he played for at the University of Florida.
"(My son) doesn't even realize that Steve Spurrier called here the other night," said the elder Brantley of a recruiting pitch from the prominent first-year coach at South Carolina. "And he doesn't know that Notre Dame has called, and that we're probably going up for a visit.
"Me? At his age, I was eat-up with football," he continued. "But Johnny's different. When he's playing, he wants to be the best. But when he's away from the game, he has other things he likes to do."
Like what? "Well, hunting season is starting," said the younger Brantley during a break at football practice Tuesday. "But when I'm playing football, it's all I think about."
John Brantley IV's path to high school quarterback didn't evolve by set pattern. There was no heavy-handed coaching by his father, no constant drilling of football fundamentals in the backyard.
"Actually, I played end in flag football," said the younger Brantley of third-grade playing days at the YMCA.
"Then in the fifth grade, I guess they needed a quarterback and I just started playing," he said, noting his play in the Marion County Youth Football League program that his grandfather, John Brantley Jr., helped found locally in 1970.
Wisdom from his father, who led UF in passing his senior year of 1978, comes in a more subtle fashion.
"Before every game, he tells me to keep my head high, no matter what happens," said John Brantley IV.
"I just tell him, 'Don't get too high, or get too low,' " added his father.
Besides, Trinity head coach Kerwin Bell, also a former UF quarterback, doubles as the official quarterback coach for the Celtics.
"It's worked out well," said John Brantley III of the team's coaching relationships.
Unlike the current Trinity team, which has been highly-ranked all season, the 1974 Forest team initially received little respect, even after posting four shutouts to start the season.
"I remember some newspaper, I think in Orlando, using a headline that said, "Ocala Forest football team: Unbeaten, unscored upon - and unranked,' " said Brent Hall, who coached the Wildcats to consecutive state titles in 1974-75, teams that were also anchored by another Brantley, star linebacker Scott Brantley.
Hall, who retired in 2001 from coaching the Belleview program he helped start in 1996, hasn't seen Trinity play in person this year. But he has spent time looking at video of the team with John Brantley III.
"(Brantley) and I talked Sunday evening and he said, 'This bunch reminds me of the '74 crew,' " Hall said. "And I told him that the hallmark of that team was that everyone knew their role. I never saw that bunch get rattled. It didn't matter what other bums threw at you, they were going to find a way to beat them."
Brantley III admits he has mixed feelings about his son not playing for his high school alma mater. After all, he, his wife, Karen, and daughter, Morgan, now a sophomore at the University of South Florida, all graduated from Forest.
But the elder Brantley bristles at the notion that his son was recruited to play at Trinity, which, unlike Forest, is a private school.
"Number one, Johnny has been at Blessed Trinity (schools) since the first grade," he said. "His mom went to Blessed Trinity, but they didn't have a high school then, and so she ended up at Forest.
"He was already in the system. Then, when Kerwin came along (to start the Celtics' program in 2001), we just felt it gave our son the best opportunity to improve his skills as a football player," he continued. "Any parent would do what they felt is right for their child. Johnny and I have talked about it a lot. He still has a lot of friends at Forest."
John Brantley IV's lets any negative talk bounce off him. His present focus is Saturday's game. And, he adds with a determined smile, a victory might just give him a chance to give his dad a dose of his own medicine.
"He always has stories about his days playing football," the younger Brantley said. "Maybe I'll have some stories too."
¥ GAME UPDATE: Cloverleaf Farm II, the local thoroughbred operation owned by Tampa businessman John Sykes, has picked up the tab for seven charter buses to transport the team, fans, cheerleaders and band members to Saturday's game. Prior to that donation, it would have cost $40 per person, roundtrip.
"(Sykes) just came in Tuesday morning and said, 'Let's do it,' " said Cloverleaf general manager Brent Fernung. "He didn't want anyone to miss the game."
Six buses are full, and, as of Wednesday morning, the school was searching for a seventh bus to accommodate a waiting list of 32, said Jacquelyn Gehrsitz, Trinity's dean of students.
__________ Ryan Conley may be reached at firstname.lastname@example.com or (352) 867-4123.
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text:
kipper Stagg
Brought up on a council estate in South London,
Left School at the age of fifteen years old unable to read and write.
The Middle child of a single parent family who had seen the very worst life had to throw at it
But somehow survived it all until now!
A committed Humanitarian, one time socialist now disillusioned with all political systems
And if I had to label myself I would say I am a Zeitgeistian. more »
Click here to add this poet to your My Favorite Poets.
kipper Stagg Poems
"Hail Mary full of grace"
"Hail Mary full of grace" He gazed at the statue robed in blue and white. "Hail Mary full of grace" He chanted constantly all day and all night
A Fathers love
He had but to ask and all ills would be forgiven. He'd seen enough of life's carnage to turn him slightly mad. Yet ask as he might no hope nor help came forth nor ever was given. Time lost, time running out, he was alone and desperately hopeless and sad!
Adams Rib
Adam's Rib Adam's Rib sat and heard all his cry's, and watched as he wiped all the tears from his eye's.
Innocence lost!
Innocence lost! All of his life people had beaten him down,
You'd thought they learnt by past mistakes How many lives that it must take To learn where youth and laughter go To fight in war for one last show
Was it not enough? Did he not suffer quite as much as you'd wanted? Was all of this folly just what you'd needed? Had he not witnessed all ill's of men and was his despair taken
An autumn day with chilled wind whips dry leaves in front of every step I take, An ancient tree groans and creaks and gently sways As I pass it sending warning of the coming winter preparations we must make Whilst a squirrel scurries past in haste gathering provisions and hesitates in curiosity watching as I wend my way.
Clumsy Hands
I held a sunbeam in these clumsy hands gentle but so short Its light shone so brightly that for a moment I was blind, I had held others before but their light quickly faded to a dull glow!
In The Beginning!
On the first day God said "let there be light" And there was light and God separated Darkness from light and this he called "Day and night"
1 You smiled and my world fell apart You didn't know the power you possessed Whilst playing with your friends in the park If you could but feel this beating aching heart
Of mice and men
Subdued they sat waiting for the final chapter of their meaningless lives. Insulating themselves from bitter truth of what may come Not knowing what to do with hardened truths, Advice they'd seek from dominant sergeant majors.
Witch finder Pursuivant
Witch finder Pursuivant I remember you! You used to scour the halls and corridors looking for sinners and the soulless to burn at the stake!
The Trials And Tribulations Of Job
And Job who was a God fearing man, and worshiped the lord and carried about his duties as best he could, looked upon his life when it was all done and questioned God saying 'Did I sin? Was I not your most humble servant, fearing you? Honouring you and worshipping you? ' 'Yes' said God ' none where so true and faithful as you! '
Oblivion. Solemnly we remember you but once a year with sullen face,
Comments about kipper Staggmore comments »
Faeo Lyre Clive
You an innate bard,
see to more and bigger.
Anon, your poesy would excel.
See you atop.
Maya Angelou
(4 April 1928 - 28 May 2014)
Robert Frost
(March 26, 1874 – January 29, 1963)
Emily Dickinson
(10 December 1830 – 15 May 1886)
William Shakespeare
(26 April 1564 - 23 April 1616)
Pablo Neruda
(12 July 1904 – 23 September 1973)
Langston Hughes
(1 February 1902 – 22 May 1967)
Edgar Allan Poe
(19 January 1809 - 7 October 1849)
Walt Whitman
(31 May 1819 - 26 March 1892)
William Wordsworth
Charles Bukowski
(16 August 1920 – 9 March 1994)
"Hail Mary full of grace"
"Hail Mary full of grace"
He gazed at the statue robed in blue and white.
"Hail Mary full of grace"
He chanted constantly all day and all night
"Hail Mary full of grace"
In fervent prayer he would plead
"Hail Mary full of grace"
Like the Christ on his cross his heart slowly bleeds
"Hail Mary full of grace"
And chanting he would cry.
"Hail Mary full of grace"
Yet still came no reply.
"Hail Mary full of grace the lord is with you"
Yet not with him!
PoemHunter.com Updates
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Footsteps of Angels
Henry Wadsworth Longfellow
A Song About Myself
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text:
Happy Thanksgiving Weekend / Black Friday Sales!
Happy post-Thanksgiving and holidays to you and yours! We had our whole family (adult kids, their spouses, and our 2 young grandchildren) here. It was crazy and fun! Our turkey was the prettiest I have cooked in all of my adult life (another amazing feat in a crowded kitchen!).
Now that everything is cleared away, the family has returned home, I want to share some news with you about Craftsy's biggest event of the year. While this is the season to shower your loved ones with gifts, but why not invest in yourself, too? Craftsy is making that just a little easier by marking down ALL online Quilting classes to $19.99 or less, including mine, through Monday, Dec. 1st. Give the gift of learning when you click here.
Finally, a news flash. I am testing (and loving!) a thread from Spain: Presencia. Presencia is a beautiful 100% cotton 3-ply thread in many rich colors. In the US, Presencia is available from Colonial Needle, who also sell a great range of fine quilting needles, and the complete line of Roxanne's products.
I am planning to sell a collection of Presencia threads from my web store, and will send you a separate newsletter to offer an introductory price on this fabulous thread. My favorite weight is the 60wt. 3-ply which provides a smooth, strong, fine seam when precision piecing.
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F u r m a n c e n t e r w h i t e pa p e r A Canary in the Mortgage Market? o c t o b e r 2 0 11 Why the Recent FHA and GSE Loan Limit Reductions Deserve Attention Josiah madar and mark a. willis w w w. f u r m a n c e n t e r . o r g O n October 1, 2011, the maximum loan size eligible for Federal Housing Adminis- tration (FHA) insurance or a guarantee from Fannie Mae or Freddie Mac (known as "Government-Sponsored Enterprises" or "GSEs") dropped in dozens of metro- politan areas around the country. When this change took effect, a segment of the mort- gage market in each of these areas instantly lost some or all federal backing. If enough bor- rowers seeking loans in this segment are unable to find financing, the result will be further downward pressure on the corresponding segment of the housing market. In this report, we use recent mortgage origination data to explore some of the possible implications of this policy change for the housing market and the U.S. mortgage finance system. Our analysis suggests that only a small portion of the total national mortgage market will be affected. However, replacing the portion of the mortgage market losing all federal support will require a significant increase in the market served only by the private sector. Accord- ingly, how the private sector responds to this increase in demand could help inform efforts to further reduce the role of the federal government in the mortgage finance system. Background A key function of the GSEs and FHA is to help stabilize housing prices by ensuring the availability of mortgage credit even when private financing might otherwise withdraw from the market. Towards this end, in 2008, Congress significantly increased the maxi- mum size of mortgage loans eligible for Fannie Mae and Freddie Mac guarantees (known as the "conforming loan limits") and for FHA insurance. Although the prior loan size lim- its were already high enough to accommodate over 90 percent of all borrowers in 2009, the increases extended the government's countercyclical support to an even higher per- centage of the U.S. housing market. Without these increases, policymakers feared that reduced credit availability would further push down home values in higher priced tiers Furman Center For real estate & urban poliCy of the market, harming the struggling economy. As a result of these and other changes, by the end of 2009, more than 95 percent of all mortgage lending was government- supported, either directly (through FHA or another government agency) or indirectly (through the GSEs, which entered federal conservatorship in 2008).1 Appendix I pro- vides additional information about the loan limit increases, including a chronology of the relevant legislation and the formulas that the laws specify for determining the limits. Even after the loan limit increases, a small share of all mortgage originations in 2009 still exceeded the loan limits. Mortgages that are larger than the conforming limits are known as "jumbo" loans, and are the only mortgages originated in any number without government or GSE backing.2 The jumbo mortgage market differs from the market for 1 Krainer, J. (2009, October 26). Recent Developments in Mortgage Finance. Federal Reserve Bank of San Francisco Economic Letter, 33. 2 Mortgages that are smaller than the current conforming limit, but larger than the $417,000 conforming limit in effect nationwide before the 2008 increases, are sometimes called "jumbo conforming." We use "jumbo" only to describe loans 2 that are larger than the conforming limits in effect at the time of origination. GSE and FHA-backed loans in a number of important ways. First, because jumbo loans lack government insurance or a GSE guarantee, they typically have higher interest rates than other loans to make up for the additional risk to investors (though recently this rate spread has narrowed). In addition, lenders require borrowers to make larger down payments for jumbo loans than for FHA loans (and at times, than for GSE-backed loans) and may impose other stricter requirements as well.3 For these reasons, many borrowers who qualify for an FHA or GSE-backed loan might not be able to qualify for an equal- sized jumbo loan in the current market if it were available. Finally, jumbo mortgages are currently financed differently from GSE- and government-backed loans. Prior to the financial crisis, lenders often sold jumbo loans and other mortgages originated without government support (e.g., subprime loans) to third parties, usually to be securitized. As a result of the financial crisis and high default and foreclosure rates, however, the "private label" securities market (which includes securities backed by jumbo loans)4 has been largely dormant since 2007. In the absence of this market, lenders have had to retain virtually all new jumbo loans in their portfolios in recent years, bearing all of the associated risk. GSE and FHA loans, in contrast, are still securitized and, because of their government backing, are purchased by a wide variety of investors. the October 1, 2011 Limit reductions On October 1, 2011, the previous statutory method for determining the loan limits expired and was replaced by a formula Congress established in the Housing and Eco- nomic Recovery Act of 2008 (HERA).5 The change affected individual metropolitan areas differently depending on their housing prices. In 214 metropolitan areas (containing 29 percent of the U.S. metropolitan area population), neither the FHA nor the GSE loan limit changed. In 152 metropolitan areas (containing 71 percent of the U.S. metropoli- Furman Center For real estate & urban poliCy tan area population), the FHA limit decreased. Of these, in 50 metropolitan areas (con- taining 37 percent of the U.S. population), located primarily in California and the East Coast, the GSE limits decreased as well, either by the same amount or to a lesser extent 3 There is no standardization of the underwriting of jumbo loans (as there is for GSE and FHA loans) and there is no publicly available data source about the types of underwriting requirements individual lenders impose for jumbo loans. However, one expert recently reported that jumbo lenders require higher down payments and higher credit scores than GSE-backed loans. See Andriotis, A. (2011, July 16). Big Mortgages Are Back. The Wall Street Journal. Retrieved from: http://online.wsj.com/article/SB10001424052702304223804576446042270052566.html. 4 Securities backed by jumbo loans or other mortgages issued without government or GSE support are called "private label" or "non-agency" to distinguish them from securities issued or backed by Fannie Mae, Freddie Mac and Ginnie Mae (which securitizes FHA and other government-backed mortgages). The overall market for the purchase and sale of mortgages which have already been originated, which includes private label securities, is more broadly referred to as the "secondary market." 5 The legislation that set the recently expired loan limits was initially scheduled to expire at the end of 2009, but Congress extended the higher limits through September, 2011. At least two were introduced that would have extended the previous loan limits past September 30th: H.R. 2508 (introduced July 13, 2011) and S. 1508 (introduced August 2, 2011) ) but neither were signed into law before changes took effect. 3 than the FHA limits. Figure 1 provides five examples of metropolitan areas that the loan limit reductions affected in different ways. Appendix I describes the method HERA specifies for calculating a metropolitan area's loan limits how it differs from the recently expired method. Figure 1: examples of the recent Fha and GSe Loan Limit changes Loan size range still eligible Loan size range no longer eligible after October 1 FHA Floor* GSE Floor* New GSE and Old GSE FHA Ceiling* and FHA Ceiling* New York City FHA $625,500 $729,750 GSE $625,500 $729,750 Salinas, CA FHA $483,000 $729,750 GSE $483,000 $729,750 Stockton, CA FHA $304,750 $488,750 GSE $417,000 $488,750 Las Vegas, NV FHA $287,500 $400,000 GSE $417,000 Bangor, ME FHA $271,050 GSE $417,000 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 $700,000 $800,000 *For explanation of floors and ceiling see Appendix I. To estimate the possible significance of these changes to the housing market, we overlay the recent loan limit changes onto home purchase mortgage origination data collected under the Home Mortgage Disclosure Act (HMDA) for each individual metropolitan area in 2009, the most recent year data were available when we performed our analysis.6 Among other characteristics, HMDA data include a loan's size and location and whether Furman Center For real estate & urban poliCy or not it was FHA-insured or otherwise backed explicitly by the U.S. government (e.g., the Veterans Administration, Farm Services Administration or Rural Housing Service). Although HMDA does not reliably specify whether a loan was guaranteed by a GSE, we assume for our calculations that all "conventional" mortgages (loans originated without backing from the FHA or other government agencies) that were smaller than the GSE loan limits in 2009 were, in fact, GSE-guaranteed.7 Nationwide, we find that only about 14,000 conventional home purchase loans and 4,000 FHA home purchase loans issued to owner-occupants in 2009 had a loan size that is newly ineligible for both GSE and FHA backing in the metropolitan area where the 6 See the Notes and Methodology section for more information about HMDA. 2010 HMDA data were made publicly available in late September, 2011 and we will update our analysis using those data. 7 In earlier years, conventional loans would also include a large number of privately securitized subprime loans. Because this lending industry largely disappeared in 2007, virtually all conventional loans originated in 2009 that were not jumbo loans were likely GSE-backed. 4 loan was issued now that the changes have taken effect. Another 13,000 FHA mort- gages issued to owner-occupants in 2009 had a loan size and location that are no longer eligible for FHA backing, but do still qualify for GSE backing (e.g., $300,000 mortgages issued in Las Vegas). Together, these three groups of loans made up about 1.5 percent of all 2009 home purchase mortgage originations and 3.6 percent of all dollars lent to owner-occupant homebuyers in metropolitan areas. (More detailed results of our analy- sis of 2009 home purchase lending data are shown in Appendix II.) The small share of dollars lent and loans originated to this slice of the mortgage market suggests that even if many potential borrowers seeking mortgages no longer eligible for FHA or GSE back- ing are unable to find an alternative source of financing, any overall impact on home prices is likely to be minor and confined to a very small segment of the housing market. If we repeat the same analysis looking instead at refinance mortgages issued to owner- occupants in 2009, we find that there too the overall impact of the loan limit reductions is likely to be small. Only about 0.7 percent of all first-lien refinance mortgages issued to owner-occupants in 2009 were conventional or FHA mortgages with a size and location that, as of October 1, are no longer eligible for a GSE guarantee, FHA insurance, or both. We note, however, that within certain housing markets, especially in California and the Northeast, the FHA and conforming limit changes have the potential to be more disrup- tive than the national data suggest. In the greater San Jose, California area, about nine percent of all home purchase mortgage originations in 2009 would have been ineligible for FHA and/or GSE backing had the new loan limits been in effect then, the highest share of any major U.S. market. In California's Bay Area and greater San Diego area, about seven and five percent, respectively, of all 2009 home purchase mortgages would have been affected. Many mid-sized metropolitan areas, such as Bridgeport-Stamford- Norwalk, Connecticut, Fresno, California, and Worcester, Massachusetts, also appear to be relatively vulnerable to the loan limit reductions. Appendix III lists the metropoli- Furman Center For real estate & urban poliCy tan areas that had the highest number, and the largest share, of 2009 home purchase loans made up of FHA or conventional mortgages with a loan size and location that were affected by the changes. Of these, a few, like Worcester, are vulnerable solely through the reduction in FHA loans limits, while in most, the relatively high number of 2009 loans in an affected size range is due to a combination of FHA and GSE lending. testing the private Sector's ability to expand For borrowers seeking loans larger than the new GSE conforming limits (which in every case are ineligible for FHA insurance as well), the only option is a private jumbo mortgage. As we just saw, loans with a size and location that lost eligibility as a result of the loan limit reductions make up only a small portion of the total U.S. mortgage market. How- ever, the volume of loans that was being made to these borrowers prior to the loan limit reductions is nonetheless significant compared to the volume of jumbo lending. 5 Table A shows that in 2009, lenders originated almost $5 billion in FHA-insured loans with a loan size and location that are newly ineligible for both FHA and GSE backing. Many of the borrowers who had chosen an FHA-insured mortgage in this segment did so because they lacked either sufficient cash savings to make a large enough down payment (FHA borrowers currently need to put down only 3.5 percent) or a high enough credit score to meet the underwriting requirements of the GSEs or private mortgage insurers.8 Few borrowers in this position will be able to qualify for similarly sized loans from the private jumbo market. Most will have to apply for smaller loans to purchase less expensive homes, or, alternatively, delay their purchases and continue renting for at least the time being.9 table a: 2009 Originations of Jumbo mortgages and mortgages with Size and Location no Longer eligible For Fha and GSe Backing* Mortgage type 2009 originations Dollars lent Fha FHA home purchase mortgage originations with loan size that is no longer eligible for FHA or GSE backing 4,059 $2.422 B FHA refinance mortgage originations with loan size that is no longer eligible for FHA or GSE backing 3,820 $2.250 B Subtotal for FHA loans with size that is no longer eligible 7,879 $4.672 B conventional conforming Conventional home purchase mortgage originations with loan size that is no longer eligible for GSE backing 13,810 $9.028 B Conventional refinance mortgage originations with loan size that is no longer eligible for GSE backing 27,990 $18.403 B Subtotal for conventional loans with size that is no longer eligible 41,800 $27.431 B Jumbo Furman Center For real estate & urban poliCy Conventional home purchase originations larger than pre- October 1 conforming limit 30,278 $28.581 B Conventional refinance originations larger than pre- October 1 conforming limit 44,545 $43.029 B Total estimated jumbo originations 74,823 $71.610 B *First-lien FHA and conventional mortgages issued to owner-occupants of one- to four-family homes, condominiums and cooperative apartments in metropolitan areas. Source: HMDA 8 By law, the GSEs can only guarantee a mortgage with a loan-to-value ratio higher than 80% if it is insured by a private mortgage insurer. 9 Borrowers seeking FHA-backed loans in a size range that lost eligibility generally earn more than 120 percent of their area's median family income and presumably should have little difficulty finding alternative housing options in either the rental market or lower-priced sales market. 6 In contrast, private lenders will be much more likely fill the gap in conventional lending created by the reduction in GSE eligibility. The borrowers who took out these loans are generally high-income,10 and, on average, more likely to have sufficient credit scores and assets to make down payments necessary to qualify for alternative financing from the jumbo market. Table A shows that lenders originated about $27 billion in conventional loans with a loan size and location that are newly ineligible for both FHA and GSE backing. These compared to about $72 billion in jumbo lending in 2009. Table B shows that if the overall mortgage market continues to originate mortgages in the same proportions as it did in 2009, then the jumbo market will need to lend 38 percent more dollars and originate 56 percent more loans to make up for just the portion of the conventional mortgage market that lost GSE-eligibility.11 If the private sector is to absorb any of the affected FHA market at all, the jumbo market will need to expand even more. To be sure, the market has changed since 2009: price declines and any decreased lending activity since then may mean the dollar volumes of jumbo lending and lending in the size range that is no longer eligible for federal backing are smaller today than they were then. From 2008 to 2009, for example, the dollar volume of jumbo lending dropped by roughly 30 percent. Even so, the instant increase in demand for jumbo loans caused by the policy change is likely to be in the tens of billions of dollars per year and will clearly represent a material change to the market for unsupported private mortgage financing independent of the other year-to-year changes in jumbo lending that result from overall market conditions.12 table B: comparison of 2009 Volume of Jumbo mortgages to mortgages with Size and Location no Longer eligible For Fha and GSe Backing* 2009 Originations Dollars lent Estimated total jumbo originations in 2009 74,823 $71.610 B Furman Center For real estate & urban poliCy Conventional mortgage originations in 2009 with loan sizes that are no longer eligible for GSE or FHA backing in loan location 41,800 $27.431 B Percentage increase in jumbo lending needed to make up for conventional lending newly ineligible for GSE or FHA backing 56% 38% *First-lien FHA and conventional mortgages issued to owner-occupants of one- to four-family homes, condominiums and coopera- tive apartments in metropolitan areas. Source: HMDA 10 Based on HMDA data, 73 percent of the borrowers taking out conventional mortgages in 2009 with a loan size and location that lost GSE eligibility on October 1 earned more than twice the median family income in their metropolitan area. Another 25 percent earned between 120 and 200 percent of the median family income in their metropolitan area. 11 If we project from 2008 lending data instead, the jumbo market would need to lend 21 percent more dollars and originate 38 percent more loans. Early analysis of the 2010 data suggests a necessary increase of the same order of magnitude as the 2009 data. 12 Almost all jumbo lending is currently being financed out of lender portfolios. If the number of jumbo loans lenders are currently adding to their portfolios reflects their preferred allocation of finite portfolio space, the percentage increase that would be needed is just as significant as the absolute dollar increase. 7 how might the private Sector respond and what might the response tell us? A broad array of policymakers believe that the government should hand a much larger share of the mortgage market over to the private sector in the coming years, especially as the economy and housing market recover.13 As a result, Congress will need to weigh proposals to amend or replace HERA and reduce FHA and GSE eligibility even beyond the changes that took effect on October 1. As shown above, these first eligibility reduc- tions will test the ability of the private sector to accommodate a relatively large increase in demand. For this reason, they could provide valuable information about the possible risks to the housing market of future reforms and help policymakers agree on the pace and size of such future reforms. It is possible that the private sector will not step up to fill the gap in conventional lend- ing that opened on October 1 with a range of loan products (e.g., fixed rate, adjustable rate, 15-year and 30-year terms) that borrowers will find reasonably priced, despite their relatively high incomes. The private sector might, for example, be unwilling to allocate enough portfolio space to mortgage debt or specific types of mortgages to meet this increase in demand at interest rates close to today's jumbo rates.14 This would be evi- dence that the GSEs (and FHA) are still serving a broad countercyclical function and that further reductions in FHA and GSE eligibility would likely hamper the recovery of an even wider segment of the housing market. Depending on how Congress weighs the importance of stabilizing home prices versus using the loan limits to reduce the risk to taxpayers, this outcome could suggest that any reform or replacement of HERA that further reduces government support should be deferred until the financial and housing markets are healthier. Furman Center For real estate & urban poliCy However, even if the private sector does respond to the October 1 loan limit reductions by offering a range of reasonably priced mortgage products that fill the gap, that will not necessarily quell concerns about the effects further eligibility reductions might have on home prices. First, as described above, many of the mortgage applicants who will be affected by the reductions have relatively high incomes and, in addition, are geographi- cally concentrated in high-cost, coastal metropolitan areas. In contrast, further reduc- tions in GSE and FHA eligibility would eventually add to the jumbo market more mod- erately sized loans sought by middle-income applicants in other parts of the country. 13 For instance, the Obama Administration's report to Congress in early 2011 about reforming the housing finance system envisions a system where private markets "will be the primary source of mortgage credit and bear the burden for losses." (see "Reforming American's Housing Finance Market," February 2011, at http://portal.hud.gov/hudportal/ documents/huddoc?id=housingfinmarketreform.pdf. 14 Some lenders have publicly indicated their intention to increase portfolio lending following the loan limit decrease. However, in recent testimony to the Senate Committee on Banking, Housing, and Urban Affairs, Subcommittee on Securities, Insurance, and Investment, about the importance of the secondary market, a representative from the Securi- ties Industry and Financial Markets Association asserted that "balance sheet capacity is currently a scarce commodity for most lenders, and is finite in any case." See http://www.sifma.org/workarea/downloadasset.aspx?id=8589934926. 8 Thus, even if this first group of future borrowers fares well in securing private financing now that the reductions have taken effect, it may still be that the private sector would not offer the variety of products or the underwriting flexibility necessary to adequately serve the many borrowers in the mass market with lower credit scores and fewer assets available to make down payments. Second, if the expansion in private sector lending occurs primarily through additional portfolio lending, without a revived private label securities market, the ability of bank portfolios to absorb additional demand would continue to loom as a concern.15 Any con- straints on the allocation of more portfolio space to mortgage debt generally, or to any specific types of mortgages (e.g., fixed rate, or mortgages in a certain state or region), would hinder the private sector's ability to meet additional demand at reasonable prices. Persistent dependence on portfolio lending, then, could signal a potential risk to the additional segments of the housing market that would be supported by jumbo lending if FHA and GSE eligibility were reduced further. Alternatively, if the private label securi- ties market does reemerge to finance an expansion of jumbo lending, this would suggest that private lending could more easily be scaled up to meet additional demand. Of course, other factors in addition to the loan limit reductions may significantly add or lessen pressure on the jumbo mortgage market in the coming months and years. Most significantly, any significant increase in home sales volume over the next few years, even if not accompanied by increases in home prices, could rapidly expand the demand for jumbo mortgages beyond current levels and magnify the implications of further loan limit reductions. On the other hand, so long as HERA is in force, any sustained price declines would tend to shrink the share of the housing market that relies on jumbo mort- gages. HERA provides that loan limits can only adjust upward in response to national home price changes, not downward. Sorting out the effects of these factors from those of the loan limit reductions will not be easy. It will be critical, however, to the evaluation Furman Center For real estate & urban poliCy of how well the private housing finance system will be able to absorb additional market share from the GSEs and FHA if Congress chooses to replace or amend HERA and enact additional pullbacks of GSE and FHA eligibility. 15 Much of the expansion in jumbo lending would result in a net addition of mortgages to lender portfolios, because it would create new debt (e.g., first time homebuyers) or would refinance mortgages that are currently held in GSE-backed or private, subprime securitization pools. However, some additional demand for jumbo mortgages will be for loans that refinance or otherwise prepay existing mortgages already in loan portfolios (e.g., large loans made before the loan limits were increased) and would not, then, have a significant net impact on aggregate portfolio allocation. 9 conclusion Disentangling the federal government from the nation's mortgage finance system has emerged as an important political and policy issue. The October 1 GSE and FHA loan limit changes appear to be only a modest first step in this direction because, at most, they will shift only a small piece of the overall market to the private sector. Neverthe- less, 2009 mortgage origination data suggest that this shift will generate a large relative increase in demand for purely private mortgages, testing the private sector's ability to serve a significantly wider market and making its response worth watching closely. If private lenders do not respond by offering loan products at reasonable prices to fill the gap left by the GSEs, policymakers should strongly consider waiting for signs of greater housing and mortgage market stability before further reducing government support of lending. Even if the private market is able to fill this gap, this may not signal that fur- ther pullbacks of federal support would be relatively harmless to the housing market. If the expansion of jumbo lending is financed mainly by bank portfolios, constraints on portfolio allocation could restrict further availability and raise the costs of private loans if demand were to increase. However, if private lenders finance their increased jumbo lending through the reemergence of the private label securities market, policymakers could have greater confidence that additional segments of the mortgage market can be shifted to the private sector without harming the housing market. notes and methodology Mortgage origination data reported in this document are based on records lenders report to federal regulators under the Home Mortgage Disclosure Act (HMDA), which the Federal Financial Institutions Examination Council makes public. The most recent Furman Center For real estate & urban poliCy data at the time of our analysis reported on loans originated in 2009. HMDA data cover the vast majority of all mortgages originated across the country, particularly within metropolitan areas. All figures in our analysis are based on first-lien, one- to four-family, non-business-related home purchase loans originated in metropolitan areas. We excluded from our analysis any loans for properties that the loan applicant did not report as their principal dwelling (or intended principal dwelling), any loans for manufactured or multifamily housing (five or more units), and any loans deemed to be business-related (classified as those loans for which a lender reports an applicant's ethnicity, race and sex all as "not applicable"). We also exclude all loans made outside of metropolitan areas, which accounted for about 10 percent of all home purchase mortgages reported in HMDA in 2009. 10 The recently expired loan limits did not go into effect until late February 2009, so the aggregate loan origination data we report for 2009 includes loans originated for an almost two month period in which the loan limits were lower. Because we overlay the recently expired loan limits, which were in effect for the remainder of 2009, we misclas- sify some loans that were in fact jumbo (i.e., non-conforming) loans originated near the beginning of the year as loans that were in a loan size range that was affected by the October 2011 changes. Two- to four-family homes are eligible for higher FHA and GSE loan limits than single family homes, condominiums and cooperative apartments. Although HMDA data do not specify whether a mortgage is secured by a single-family home versus a two- to four- family home, based on American Housing Survey data, we estimate that two- to four- family homes make up only about 1.1 percent of all owner-occupied properties across the country. When analyzing the 2009 HMDA data, we observe high frequencies of originations with loan sizes just above the applicable GSE and FHA loan limits, which may be the result of rounding and minor reporting errors. To ensure we correctly classify loans, we add $3,000 to all loan limits when determining if a 2009 loan was higher or lower than a specific loan limit (e.g., when calculating the data reported in Tables A and B and Appen- dixes II and III). Because of price declines since 2009, some of the homes that would have required a mortgage in affected loan ranges may now be purchasable with a smaller loan that will remain eligible for FHA insurance or GSE guarantee. However, price drops will also bring loans that would have been jumbo mortgages in 2009 into the size range that will be affected by the loan limit changes, so it is not clear how much price declines alone may reduce the number of potentially impacted loans. Furthermore, because an income- Furman Center For real estate & urban poliCy restricted first time homebuyer tax credit was available in 2009 but has since expired, the distribution of home purchase mortgage originations was likely skewed lower that year than is the case today. As was the case before the loan limit changes, a small number of borrowers are able use GSE-backed loans to borrow a total amount that exceeds the conforming limit by origi- nating two smaller loans (a first and second mortgage) at the same time. However, such an arrangement generally carries higher fees and interest rates than taking out a single loan and may be subject to stricter underwriting. For our analysis we use the new loan limits published by FHA at http://portal.hud.gov/hud- portal/documents/huddoc?id=fhaloanlmhera.pdf (Oct. 2011) and the recently expired loan limits published by FHA at http://www.hud.gov/pub/chums/file_layouts.html. 11 Additional information and analysis concerning the loan limit changes is available at: U.S Department of Housing and Urban Development, Office of Housing / Risk Manage- ment and Regulatory Affairs / Evaluation. Potential Changes to FHA Single-Family Loan Limits beginning October 1, 2011 from Implementation of the Housing and Economic Recov- ery Act of 2008 A Market Analysis Brief. May 26, 2011. Available at: http://portal.hud.gov/ hudportal/documents/huddoc?id=fhaloanlmhera.pdf Federal Housing Finance Agency. Possible Declines in Conforming Loan Limits. Mortgage Market Note 11-01. May 26, 2011 (revised). Available at: http://www.fhfa.gov/web- files/20671/MMNote_2011-01_LoanLimit.pdf appenDiX i: additional information about recent Loan Limits increases In 2007 and the beginning of 2008, the maximum loan size eligible for Fannie Mae and Freddie Mac guarantees (the conforming limit) was $417,000 throughout the country. The FHA limit was equal to 95 percent of a metropolitan area's median house price (as estimated by the Department of Housing and Urban Development), but could be no lower than $200,160 (the "floor") and no higher than $362,790 (the "ceiling"), regard- less of an area's median home price. Most markets had an FHA limit equal to the floor. The chronology of legislative changes increasing the limits is as follows: • The Economic Stimulus Act of 2008 (ESA) set the conforming limit and FHA limit to Furman Center For real estate & urban poliCy 125 percent of a metropolitan area's 2007 median house price, with an FHA floor of $271,050 and a conforming limit floor of $417,000, and a ceiling for both FHA and conforming limits equal to $729,750. The limits under ESA applied from March 6, 2008 through the end of 2008. • The Housing and Economic Recovery Act of 2008 (HERA) outlined a new formula for determining the limits applicable from January 1, 2009: the conforming limit and FHA limit were set to 115 percent of a metropolitan area's prior-year median house price, with an FHA floor of $271,050 and a conforming limit floor of $417,000 and a ceiling for both FHA and conforming limits equal to $625,500. The floors and ceiling are to be adjusted annually based on a nationwide house price index, but can only be increased. • The American Recovery and Reinvestment Act of 2009 (ARRA) temporarily set the limit for each metropolitan area as the higher of the limit under ESA or HERA. ARRA began to apply in February, 2009 and, after two extensions, expired at the end of September of this year. 12 As a result of these changes, the recently expired loan limits (in effect until October 1, 2011) for single-family homes, condominiums and cooperative apartments were effec- tively determined by the formula specified in ESA. On October 1, 2011, the temporary rules for determining the limits established under ARRA expired and the rules under HERA once gain apply. Effectively, the conforming and FHA limits for single-family homes, condominiums and cooperative apartments equal 115 percent of a metropolitan area's 2008 HUD-determined median home price, with a ceiling of only $625,500. The conforming and FHA limit floors remain unchanged, at $417,000 and $271,050, respectively. In future years, the limits will increase to the extent local and national home prices appreciate above 2008 levels. The metropolitan areas in Figure 1 (on page 4) illustrate several typologies of the Octo- ber 1 loan limit changes. In the first two, the GSE and conforming limits dropped by the same amount as one another, effectively removing all widely available government- backed lending from the affected loan size ranges. In New York City, the limits were at the ceiling both before and after the change, while in Salinas, California, the limits dropped below the lowered ceiling as a result of area house price declines. In Stockton, California, the FHA and GSE limits both declined, but because the GSE floor is higher than the FHA floor, the FHA limits fell further. As a result, some of the affected loan size range lost both FHA and GSE eligibility while another portion lost FHA, but retained GSE eligibility. In the Las Vegas area, the FHA limit decreased, but the entire affected range retained GSE eligibility. Finally, in many metropolitan areas, including Bangor, Maine, neither the FHA nor the conforming limits changed. Furman Center For real estate & urban poliCy 13 appenDiX ii 2009 home purchase mortgage Originations* with Loan Size and Location affected by October 1 Loan Limit reductions Mortgage Type Share of all 2009 Share of all 2009 2009 home purchase 2009 home purchase originations originations dollars lent dollars lent Conventional home purchase mortgage originations with loan size that is no longer eligible for GSE backing 13,810 0.7% $9.028 B 2.0% FHA home purchase mortgage originations with loan size that is no longer eligible for FHA or GSE backing 4,059 0.2% $2.422 B 0.5% FHA home purchase mortgage originations with loan size that is no longer eligible for FHA backing (but which is still eligible for GSE backing) 12,874 0.6% $4.253 B 1.0% Total 30,743 1.5% $15.703 B 3.6%** *First-lien home purchase mortgages issued to owner-occupants of one- to four-family homes, condominiums and cooperative apartments in metropolitan areas. **Does not sum exactly due to rounding. Furman Center For real estate & urban poliCy 14 appenDiX iii metropolitan areas* with highest Shares of 2009 mortgages with Loan Size that is no Longer eligible for Fha or GSe Backing** 2009 conventional Share of all 2009 home purchase home purchase 2009 FHA home originations with mortgage purchase originations size that is originations with with size that is n0 longer size that lost FHA Metropolitan area no longer FHA-eligible GSE-eligible Total or GSE backing 1 San Jose-Sunnyvale-Santa Clara, CA 162 1,115 1,277 8.9% 2 San Francisco-Oakland-Fremont, CA 384 2,131 2,515 7.3% 3 Bridgeport-Stamford-Norwalk, CT 52 353 405 6.5% 4 San Diego-Carlsbad-San Marcos, CA 345 924 1,269 5.0% 5 Fresno, CA 354 N/A 354 4.9% 6 Oxnard-Thousand Oaks-Ventura, CA 89 193 282 4.5% 7 Stockton, CA 333 21 354 4.5% 8 Los Angeles-Long Beach-Santa Ana, CA 603 2,288 2,891 3.9% 9 Boston-Cambridge-Quincy, MA 242 1,081 1,323 3.5% 10 Worcester, MA 217 N/A 217 3.4% metropolitan areas with highest numbers of 2009 home purchase mortgage Originations with Loan Size that is no Longer eligible for Fha or GSe Backing* 2009 conventional Share of all 2009 home purchase home purchase 2009 FHA home originations with mortgage purchase originations size that is originations with with size that is n0 longer size that lost FHA Metropolitan area no longer FHA-eligible GSE-eligible Total or GSE backing 1 Los Angeles-Long Beach-Santa Ana, CA 603 2,288 2,891 3.9% 2 San Francisco-Oakland-Fremont, CA 384 2,131 2,515 7.3% Furman Center For real estate & urban poliCy 3 New York-Northern New Jersey- Long Island, NY-NJ-PA 277 2,057 2,334 2.5% 4 Washington-Arlington-Alexandria, DC-VA-MD-WV 485 1,270 1,755 2.7% 5 Riverside-San Bernardino-Ontario, CA 1,145 197 1,342 2.8% 6 Phoenix-Mesa-Scottsdale, AZ 1,332 N/A 1,332 2.6% 7 Boston-Cambridge-Quincy, MA-NH 242 1,081 1,323 3.5% 8 San Jose-Sunnyvale-Santa Clara, CA 162 1,115 1,277 8.9% 9 San Diego-Carlsbad-San Marcos, CA 345 924 1,269 5.0% 10 Seattle-Tacoma-Bellevue, WA 238 805 1,043 3.3% *Metropolitan areas with at least 5,000 total home purchase originations in 2009. **First-lien home purchase mortgages issued to owner-occupants of one- to four-family homes, condominiums and cooperative apartments in metropolitan areas 15
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text:
Woman suffers hip injury while fleeing Campton blaze
CAMPTON -; A woman injured her hip when she fell while trying to escape a smoky fire at her Route 3 home Monday night.
Fire Chief Daniel Defosses said the woman, whose name he did not know, made it to the front door of her 1298 Route 3 home where firefighters helped her out. She was transported to Speare Memorial Hospital in Plymouth for treatment.
One other person was home at the time of the blaze.
Defosses said the fire, reported at 11:10 p.m., was in a bedroom.
"It was a small, smoldering fire," he said. "It looks like it possibly started in a lamp, but it definitely was accidental."
Firefighters quickly extinguished it, he said.
Assisting Campton firefighters were crews from Plymouth and Ashland.


text:
OP Retired Recognized Developer
Queen City of the West
Thanks Meter: 2,096
2,153 posts
Join Date:Joined: Dec 2010
You'll need at least 15GB of disk space. Once you've got all the prerequisites installed:
mkdir ~/android cd ~/android repo init -u git://github.com/Mioze7Ae/android.git -b froyo repo sync -j 2 . build/envsetup.sh lunch cyanogen_sholest-eng vendor/cyanogen/get-rommanager make -j 2 bacon
This is my current understanding of the voodoo:
- repo init : sets up your repository and downloads a manifest file that identifies other repositories
- repo sync : downloads all the repositories and checks out a working copy
- . build/envsetup.sh : parses all the makefiles and such to create a menu of available devices to build
- lunch : configures the source tree to build a specific device (run lunch with no arguments to get a menu)
- get-rommanager : apparently needed for some reason
- make bacon : actually builds everything and creates the ota package. You may want to consider something like "make -j 8 bacon >build.out 2>build.err"
I don't currently know how to tag the state of the entire tree, so when nadlabak or milaq or anyone else updates repositories that I didn't fork, there's a chance it may break things from time-to-time. I'm currently waiting for a build from a fresh checkout to complete. Hopefully it's not broken...
Edit: Fresh compile succeeded, update applied and booted. Happy hacking!
Feel free to peruse my repositories at http://github.com/Mioze7Ae
See also: http://android.doshaska.net/cm6build
Thanks: nadlabak, milaq, stlifey, #milestone-modding
Last edited by Mioze7Ae; 9th August 2011 at 04:43 AM.


text:
The game keeps crashing FFFFFFFSSSSS!
View Single Post
Archived Post
Lt. Commander
Join Date: Dec 2007
Posts: 120
# 14
Originally Posted by
Yep report away thats the idea,complaining and whinging isnt the same as reporting a problem is it..(Topic game keeps crashing...my game crashes when i loggon or when i get to lvl 3 my toon freezes etc) thats reporting.(My game keeps crashing FFFFFFFFSSSSSSS with this game is £%$* im sick of this crap etc) isnt reporting.
Gentleman? This dosnt seem to be 25th Century behavior..... more like crude 21st Century bickering that accomplishes nothing and reminds me of civilization that is based off sickle consumption. Nothing like the Federation of Planets.
I have the same crashing problem as well.
My computer is far from top notch and Im using my 32inch HD flatscrean. The game runs perfect in the sector of space that im in. I can move around and interact with anything, but once I hit a loading screen, no matter where to, It crashes.
This thread has been closed as it's older than 30 days. ~Askray


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|221 Armour Dr NE
|383 reviews
|2171 Hilton Drive
|57 reviews
(404) 935-6459 www.overheaddooratlanta.com »
221 Armour Dr NE, Atlanta, GA 30324 map »
other locations »
Overhead Door Company of Atlanta has been providing Metro Atlanta homeowners and businesses with quality service since 1935. With over 100 service and installation crews, Overhead Door Company of Atlanta is ready to help you when you need us, 24 hours a day, 365 days a year.
2012, 2013, 2014
Member: Better Business Bureau of Metro Atlanta (Since 1982, A+ Rating), Atlanta Apartment Association, NARI, BOMA, ASIS, and IDA. IDEA Accredited Door Dealer. 2008 Winner - Better Business Bureau's Torch Award for Marketplace Ethics and Customer Service. 2006 & 2007 1st Runner Up Winner of the Better Business Bureau's Torch Award for Marketplace Ethics. Winner of 10 consecutive Consumer's Choice Awards (2002 - 2011)
* 24-Hour Service Available
[JPG] The Original Since 1921
[PDF] Back in 1921...
I contacted Overhead Door of Atlanta on a Monday morning. I thought it would be days before they could provide service, but a smiling technician was at my door by noon. He repaired and serviced our... garage door within an hour and was a very friendly and personable guy. I highly recommend Overhead Door of Atlanta!VIEW MORE »VIEW LESS »
Overhead Door Company of Atlanta did an awesome job of fixing my garage door. The technician was very efficient and polite and even helped me program my car to operate my garage door. Highly... recommended.VIEW MORE »VIEW LESS »
Expires 2015-05-25View Coupon »
Expires 2015-05-25View Coupon »
I called this company on Saturday 5/24/14. The female who answered the phone at 5:30 said that the company would be open on Labor Day. I decided to forgo overtime charges and opted to wait for two days to be serviced on Monday. My appt. was set for 10-2. At 1:30, I called the company and was told that it was NOT open on Labor Day. I wasted 3-1/2 hours on a holiday. I was told that they could send out a repair person, but that I would have to pay overtime charges (nearly three times the hourly rate!). When I suggested that they charge me a normal rate since the mistake was on their end AND I had already wasted three + hours of my time, I was told that was not possible. NO customer service! Now, I have to find another company to repair my garage door FAST. I will NEVER use Overhead Door Co. again. Stay far, far away.
JK5998590, I apologize for the miscommunication on our end about our availability on Memorial Day, it was 100% our fault. If you still have a repair need we would like to take care of it at no cost to you. Please call 404-872-3667 and ask for Tim Smith to verify and make accommodations. Thank you- Overhead Door Company of Atlanta.
Reviews: 16
Posted on: 3/16/2015
I contacted Overhead Door of Atlanta on a Monday morning. I thought it would be days before they could provide service, but a smiling technician was at my door by noon. He repaired and serviced our garage door within an hour and was a very friendly and personable guy. I highly recommend Overhead Door of Atlanta!
Had a good experience with this company several years ago so called them again. Had a technician (Jeff) scheduled to come out this morning 8-12 window. I waited...no show. I called and was told the supervisor James would call me back right away. He did call and although at no time apologized or even acted surprised that no one showed, he was polite and professional and told me that Jeff was actually heading to another job and would be at my house at 2. I explained that I had an appt to be at at 3 so he needed to be there by 2. He assured me he would and that if there was anything to come up he would call me. Again, a no show and no call. Moving on to 4 Seasons Garage Door Company now. I called the company back to let them know they could remove me from their schedule and how disappointed I was. The woman who answered never apologized or even acted like this was out of the ordinary. Very strange considering their high rating on here. **Update* James, the Manager did call me first thing this morning to get the details of my experience. He was polite and apologetic. Did not offer any excuses for the tech except that he was running behind, but should have called. Again.
Ms. Curlee, Thanks for your honest feedback and taking our call this morning. We apologize for our shortcoming and will use this experience to improve going forward.
Overhead Door Company of Atlanta did an awesome job of fixing my garage door. The technician was very efficient and polite and even helped me program my car to operate my garage door. Highly recommended.
Thanks for the positive feedback!
I had a problem with the company. After an Email to the CEO he sorted it out. He took the responsibility for a mistake done by his employees and credited me.
Mr. Dombek, Thank you for the opportunity to make it right. Again, I apologize for any faults on our end.
We have Overhead install 2 new garage doors with new belt drive openers. We love the doors, great quality and value. We bought the insulated doors with metal on both sides and white washed windows in the top row. Top notch! However, the garage-door opener with a belt drive is truly frustrating to me. A friend has a motor from the same company which you cannot hear at all when the garage door opened. The ones we have are extremely loud in comparison. And one motor is louder than the other. Quieter than the chain driive we had before but overall I do not hear the difference in noise I expcted. I would buy the doors again but would stay away from the motors. Especially when I pointed out before we bought it that noise is one of 2 prime reasons we want to replace the old doors. I contacted the company about this problem via survey, technician and sales person but have not received any feedback.
Schmal, It sounds like there may be something wrong with one of the openers from your description. This is something we would be more than happy to look at under warranty and no cost to you. Please feel free to call our main office number 404-872-3667 and schedule at your convenience. Thank you for the feedback and chance to take care of this for you.
We contact Overhead Door Company when our garage door spring broke. They had previously replaced the springs on another garage door and although a bit pricey, did a good job. My wife was at home to greet the technician and called me with the quote, which we were pleased was lower than the previous identical repair we had received on the other door. However, after the work was finished, the price almost doubled on account of a 3-inch pulley stud that needed repairing. Checking around for how much this typically costs, it seems like this charge was considerably high (mostly profit). Most importantly, we would have appreciated to have had been informed of this before the work had been completed. My wife said he mentioned the pulley, but it was not quoted. As for the quality of the work, we are impressed. The door opens and closes more quiet and smoothly than it ever has been and the technician showed up as scheduled. So, they do very good work, but do check that the quote includes all work that is needed and that prices are reasonable.
SW3820, I would be more than happy to take a look into the costs for this project to make sure everything was handled correctly. Please email me at firstname.lastname@example.com with your information and I will look into. Or call our main office at 404-872-3667 and ask for Tim Smith. Thanks for the feedback.
My garage door broke as we were heading out on a Saturday morning. I called another 5 star company before calling OHDATL. The owner asked me what was the problem, so I told him the spring came off the wall. He then asked me to check to see if the spring was broken, but instead of waiting for me to check, he said he would call me back in 5 minutes. After waiting approximately 40 minutes, I called OHDATL, who immediatly scheduled me for a 2pm-6pm appointment. The technician, Jervis (Jae) arrived during the window provided. He reassured me that the damage was not as bad as it appeared and he told me approximately how long it would take to repair. Jae was very knowledgeable and extremely polite. He completed the repair within the timeframe stated, and to my relief the charge was less than I expected. Because of Jae and the exceptional service I received that day, I will call OHDATL when I'm ready to purchase a new garage door.
Reviews: 1
Posted on: 5/13/2014
I hired them 9 weeks ago when our garage door was not shutting correctly. It was a Sunday. Since I did not want the door to stay open until Monday (security reasons), I paid $360 to fix it on overtime. The same issue happened today. Found out they do more business on the north side of Atlanta and that's why we had delays for service as well. But back to the problem, the same service guy tried to blame an issue that was there before yet he never told me - or I would have paid for it - especially since I was paying the overtime rate. I would've paid for anything if I needed to. DON'T USE THEM!
Ms. Crockett, Thank you for your feedback, we have left a voicemail on your contact number this morning to discuss this service call and provide a resolution. Please contact us back at your earliest convenience. We will try again later today as well.
Made an appointment online, got 2 confirmations. Technician arrived at the appointed window, quickly fixed the problem at less cost than I expected.
I had two cars trapped in the garage Saturday morning. I called Overhead Door Company of Atlanta after 10 am to repair the broken spring. Before 2 pm, Joey was here with a quote and prepared to help me out. Joey was very knowledgeable and patiently explained our issue. In under two hours, he replaced both springs, a panel hinge, and inspected/lubed the entire door opener system. I will gladly call back for future needs.
Called to get the tune up deal, knowing I really need a new door, which is what the tech confirmed for me. I felt no pressure to buy a door from them, but the tech found me such a great deal I did get one. Tech was great, service was also. Love my new door. Thanks so much!
Overhead Door Company is about as good as it gets. They are professional, competent, courteous, punctual, cost effective, and trustworthy. The Customer Service Team actually exuded a sincere and warm proficiency, and a turn-on-a-dime adeptness to have my home scheduled immediately. These instant experience, dear friends, shines forth as an excellent good old-fashioned CUSTOMER SERVICE encounter where the folks at Overhead Door recall the traditional �value and quality� proposition based on the attitude and certainty that the Customer Is King.
Our garage torsion spring snapped and our garage could not be opened w/o some incredible strength. I called overhead door company and was able to get an appointment the same day w/ no hassle and they replaced the the spring for $250. Chad was even nice enough to give me an estimate to replace the garage door since I had been thinking about it anyway. I definitely plan on calling them again when I'm ready to replace the door.
These guys do great work, and you can tell the company takes great pride in the overall process and customer experience. Came out on an "emergency" situation and then helped us get set up with a new system a few weeks later. Each time, professional, courteous, added value, and did outstanding work!


text:
You Can Sell Anything In Albania As Long As It's A Mercedes-Benz
I spent three days in Albania and if you take a look at the shower head I used there, you see what I'm on about. »
I spent three days in Albania and if you take a look at the shower head I used there, you see what I'm on about. » 9/11/14 9:00pm 9/11/14 9:00pm
For once on the Gumball, I woke up in a bed. After a long day's journey into night and Athens, Herr Roy decided he wanted to be as close as possible to the M5 and booked a block of rooms at the Sofitel in Athens, rather than taking his room at the Hilton. A French cameraman was booked into the M5 for the day, riding… » 5/13/07 5:00pm 5/13/07 5:00pm
After a grueling drive from Athens with the Gumball crew, I grabbed three hours of sleep on top of a bathrobe laid down on a hardwood floor in Team Polizei's room at the Tirana Sheraton. The next morning, we were up and at 'em in the face of a cool rain-threatening Albanian morning. Max Cooper informed us that the… » 5/12/07 2:30pm 5/12/07 2:30pm
Ever make the perfect purchase? It doesn't matter whether it costs ten million dollars or six euros, it's something you simply must own, and if it's remotely within your wherewithal to do so, you are helpless to resist. Such was the case with this suction-cupped DAF banner meant for the windshield of a long-haul… » 5/07/07 11:15pm 5/07/07 11:15pm
After ditching the rented VW Sharan in the birthplace of democracy and retrieving the mighty M5, Herr Roy and Team Polizei chose an alternate and ultimately
quicker rock strewn route through the Balkans. Early reports have Team Polizei already sipping Raki in Albania, while the remaining fleet of a 120 or so… » 5/02/07 1:30pm 5/02/07 1:30pm
For those who don't follow the rich-people-road-rallying scene, we wouldn't necessarily expect you to know that this year's Gumball 3000 is headed from London to Istanbul and back, nor that the rally's routed through Albania. Interestingly enough, the Albanian inclusion in the rally came at the request of none other… » 4/10/07 11:30pm 4/10/07 11:30pm


text:
Good, fun alarm clock - large display, simple operation, does what it is supposed to do,
Verified Purchase(What is this?)
This review is from: Tetris Alarm Clock with Falling Tetriminos (Toy)
I bought this for my 7-year old who was going through a Tetris phase at the time and also wanted an alarm clock. I didn't expect much really, just some flimsy gimmick, but actually this is great. It's trivial to set and importantly obvious how to switch off; my little boy learned it within a couple of tries, so we're very happy with it. Watching the time change can be a bit addictive. Delivery was quick too.
Review Details
(24 customer reviews)
�24.99 �22.11
Top Reviewer Ranking: 122,542


text:
Willis Group Stock To Go Ex-dividend Tomorrow (WSH)
By TheStreet Wire | 03/27/12 - 09:54 AM EDT
TheStreet) -- The ex-dividend date for Willis Group Holdings (NYSE: WSH) is tomorrow, March 28, 2012. Owners of shares as of market close today will be eligible for a dividend of 27 cents per share. At a price of $35.27 as of 9:30 a.m. ET, the dividend yield is 3.1%. The average volume for Willis Group has been 898,300 shares per day over the past 30 days. Willis Group has a market cap of $6.74 billion and is part of the financial sector and insurance industry. Shares are down 9.1% year to date as of the close of trading on Monday. Willis Group Holdings Public Limited Company provides a range of insurance brokerage, reinsurance, and risk management consulting services to its clients worldwide. The company has a P/E ratio of 30.5, above the average insurance industry P/E ratio of 24.4 and above the S&P 500 P/E ratio of 17.7.NEW YORK (
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text:
I'm FineTheUJelly_ i'm depressed. i'm suicidal. i'm unloved. i'm lonely. i'm broken. i'm dying. i'm hurt. i'm scared. I'm Fine.
Anarchy: Annihilationstyleslegend Annihilation (noun): complete destruction or obliteration Book Two of the Anarchy Trilogy "This is the end of us all." All Rights Reserved to styleslegend, 2015. ©
Illegally Yours ≫ l.t.whammystyles She was this artsy and eccentric girl who was pathetically obsessed with him, but he had no idea. When she saves him from an accident and he loses his memory, she ends up doing the craziest thing she could ever do.
Alpha (Wattys 2014 Winner)ReganUre Scarlett Hayes plays by her own rules. Don't like it? Tough. She isn't the type to just give up when things get hard. In fact, with her brutal past, fierce indep... read more
Mint (H.S.)jhildey SEQUEL TO ADORE "I never believed in misery, until it was me lying on the cologne soaked sheets, mascara running down my cheeks... crying. Gasping for air. Wishing that y... read more
Perfect Illusionclaudiaoverhere Daniel Kerrington is a multimillionaire's son. He's got the whole package: blonde hair, piercing blue eyes.. killer lips. He's absolutely swoon-worthy. Too bad his pe... read more
Vincenzoemileave Highest rank- #10 in werewolf Vincenzo Enrico. He reeks of power. There is not a werewolf in the world who hasn't heard if him. He is known to be ruthless, merciless, and de... read more
Leo'sRoarAtNight "I have never said this to anyone before" Leo's voice was like ragged velvet. "But the idea of you with child is the most insanely arousing thing I've ever imagined. Yo... read more
SAVEDMackenzieRiley *tink* *tink* *tink* The usual sound of water dripping on a cold metal pipe. It is a sound I have become so used to, I think I would feel an emptyness without it. The room is col... read more
Forever and Always, Oliveistolethecookiez I was dared to ask him to homecoming. I didn't actually expect him to say yes. + + + New town, new school, new friends- a new start. It's all Olivia could real... read more
A Thousand Wordstreblehearts Reece Bremer goes through life with a scowl and cold personality. Jessica Andrews goes through life with a glowing smile and positive outlook. Reece looks at life with du... read more
Once 3. To love again.KateHask - Я же сказала, чтобы ты не приезжал! - Не смог отсиживаться в стороне! - возмутился Гарри, меняя магазин в пистолете. - А слова " Я работаю одна" тебе ни... read more
Not His Girlcloset_anarchist There are two things Harper Lynch wasn't expecting when she made out with an attractive stranger at her aunt's wedding. One: He would show up on her doorstep two weeks late... read more
In Santa's LapXxNixonxX Evelyn Monroe hated Christmas, she wasn't always like that. Even till the age of seventeen she believed that Father Christmas existed somewhere, but just before her 18th... read more
Jefferson Lake (MBBF Spin-Off)knightsrachel *Spin-off of My Brother's Best Friend *Trigger Warning: This book deals with issues such as self-harm and depression. Lee Adams is what people tend to call ... read more
|Awakening - The Dark Rituals Book 1 - Wattpad Featured Story & 2014 Wattpad Prize Winner- Best Suspense
:::Wattpad Featured Story & 2014 Wattpad Prize Winner - Best Suspense Story:::: Seventeen year old Colina is desperate to become a Death Dealer. It's the only way for her to survive, and get the revenge she seeks. But, to become a Death Dealer she will have to court death itself, suffer the possession of another, and if she m... more
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This club is for writers who want to discuss the ins and outs of the publishing industry, marketing ideas and share their tips for success.


text:
Academic Achievement in Mathematics
Academic Achievement in Science
Top 25 Percent Student Progress
Dear Eagle Family,
The first 9 weeks of school are now in the books. We look forward to finishing off the first semester strong. In the next coming weeks our basketball and wrestling seasons will kick-off. Also our CTE students will begin attending fall conferences and competitions. Our 3 small learning communities continue to host exciting activities every day.
San Elizario High School's 9th Grade Academy (SE9) celebrated students that earned perfect attendance, A and A/B honor roll. They also continue to keep our freshmen focused on good behavior and academics. The 10th Grade Nest has started a new intervention initiative where teachers will meet in groups to address individual student academic needs. Select sophomores also took the PSAT. Over in University Avenue, our upper classmen have been busy taking the SAT and ACT. They also participated in our annual college fair, where over 40 college and university reps provided information to our students.
We are so proud of our band for advancing to the area competition in Lubbock. Our art club, piano students, library club, ROTC, theater students, and culinary arts chefs have all been excelling in their crafts. Keep an eye out for our next College& Career Readiness Open House in November. Then in December we will host our first ever Christmas Fair here at our school. See you around at one of our many games, student performances and competitions. Go Eagles!
Mrs. Maribel Guillen, M. Ed
Principal of San Elizario High School
The Original San Elizario High School campus was built in 1972, and was located next to Garcia Enriquez Middle School. The new, state of the art San Elizario High School and Vocational Facilities were built in 1997 and house students grades 9 through 12
San Elizario High School will prepare students to enter a four-year university or college of their choice by becoming a cutting-edge learning institution focused on advanced academics and college readiness.
To motivate students to "believe" in themselves and instill the "confidence" necessary, in them, to reach their post-secondary goals.


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- From £34.99
The hot summer months can disturb our sleep, with this in mind we offer temperature control summer duvets options to help keep you cool on the hottest evenings.
4.5 tog quilts, low tog duvets, a 1 tog duvet and 3 tog duvets offer the ideal solution to night time overheating. We even have 4 tog duvets in all bed sizes and 4 tog cot duvets perfect for babies and children. When winter nights draw in and it becomes colder, a winter thick quilt is a must. Our range of 10.5 tog duvets , 12 tog, 13.5 tog and 15 tog duvets will keep your temperature just right to get a well-deserved nights rest.
Our feather duvets are a prime example of our luxury bedding range and we even have the designer bedding covers to suit. Whether you opt for a duck down feather or goose down duvet from our selection of high quality down duvets, you can be sure cosiness does not come at the price of excessive weight. Likewise, you'll be impressed by the comfort and versatility of our duck feather duvet and goose feather duvet.
When it comes to premium quality, you may purchase a Fogarty duvet in the knowledge that your bedding has been crafted with coveted expertise. If you suffer from night time sniffles and allergies see our range of anti allergy duvets great for keeping allergies at bay during your well-deserved slumber.For additional warmth, take a look at our range of comforters and quilts, or invest in the hassle-free brilliance of our all season's summer duvet.