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Financing brownfield cleanup and redevelopment.
With as many as 600,000 potential sites nationwide, brownfields continue to be an important issue for local governments of all sizes. Brownfields come in all shapes and sizes, including defunct or partially operating manufacturing plants, abandoned gas stations, dying or dead strip shopping and commercial centers, agricultural operations, and even residential areas. They are found in urban, suburban, and rural locations. The cleanup and reuse of these sites has become the subject of considerable government and political attention, with broad interagency and bipartisan support for such initiatives. More and more, the public and private sectors are forming partnerships to realize the economic and environmental benefits of brownfield redevelopment.
The realm of brownfield finance is rapidly evolving. To solve the brownfield financing puzzle, local leaders and agencies need to make imaginative use of the various public and private financing tools, identifying new funding combinations and approaches that make projects work. This article identifies the financing barriers to brownfield reuse, discusses public-sector approaches for facilitating brownfield redevelopment, and summarizes the litany of available brownfield financing resources.
Barriers to Brownfield Reuse
Lack of adequate and affordable financing is the most significant barrier to reusing contaminated sites. Lender liability concerns, investor expectations for return on investment, and the creditworthiness of borrowers must all be addressed within the context of the nature of the contamination, the costs of site preparation, the impact of contamination on collateral value, and marketable reuse of the site. Site remediation and related preparation costs make many sites economically uncompetitive, placing too much pressure on the bottom line--at least initially. Private parties often are not able or willing on their own to invest the resources needed to take a brownfield through its full redevelopment cycle.
Developers often have trouble putting together a complete financing package for brownfields. Specifically, developers have difficulty acquiring the capital to pay for three activities unique to brownfield redevelopment: the site assessment, the site remediation plan, and the actual site cleanup. The purpose of the site assessment is to determine the type and level of contamination by means of both primary (e.g., on-site sampling) and secondary (e.g., maps, historical records, etc.) research by technical experts. The site remediation plan is required for participation in a state voluntary cleanup program, which can streamline the cleanup process and help clarify the liability of prospective purchasers, lenders, property owners, and others with regard to the site.
Other factors make brownfield remediation a financial twilight zone for prospective developers. For starters, they will likely have to pledge a higher rate of return to their investors or lenders to persuade them to take on a project with greater perceived risk. This so-called "brownfield premium" may translate into an extra 10 to 20 percent return on investment, or one or two additional interest points on a loan rate. Project underwriting needs are inherently more extensive and, consequently, more expensive. Before assuming the risks of such a project, many lenders require environmental data collection and analysis, additional testing, and independent corroboration of collateral value. These requirements complicate loan processing and review procedures and increase transaction costs. Some banking analysts have estimated that these transaction costs have tripled since the emergence of the brownfield issue 10 years ago.
Finally, lenders tend to impose a number of conditions on the financing that they provide for contaminated properties. For example, they usually require developers to have at least 25 percent equity in the project to make sure that the borrower has sufficient capital at risk--a seriousness threshold, so to speak. Most banks also adhere to an informal rule of thumb in evaluating the viability of a project--cleanup costs should not exceed 25 percent of the fair market value of the property once it is clean. All of the foregoing considerations make brownfield redevelopment a thorny undertaking for private developers.
The Public Sector: Catalyst for Brownfield Redevelopment
Clearly, many brownfield projects simply do not work without some kind of public-sector involvement--especially at the local level. Hundreds of successful brownfield reuse projects have demonstrated that the public sector must make the first move to get these projects off the ground. Indeed, some form of local, state, or federal financial participation--even at seemingly miniscule levels of just a few thousand dollars--is often needed to jump start a brownfield reuse project and to reduce the risk thereof to a level that the private sector will accept. Public financing initiatives typically employ one or more of the following four strategies:
1. Reducing the lenders risks can make capital more available. Incentives such as loan guarantees or companion loans can ensure a minimum return by limiting the borrowers exposure to unforeseen problems that can affect the value of collateral or the borrower's ability to pay.
2. Reducing the borrower's financing costs can make capital more affordable. To this end, local officials have subsidized interest costs through tax-exempt financing and low-interest loans, and have reduced loan underwriting and documentation costs through loan packaging assistance and technical support.
3. Improving the borrower's financial situation through tax credits, tax abatements, or re-payment grace periods can improve the project's cash flow and make it easier for the project numbers to pencil out. Similarly, training and technical assistance can offset a user's start-up costs and allow available cash to be devoted to meeting brownfield needs.
4. Providing direct financial assistance for site assessment and cleanup in the form of grants and forgivable loans is an increasingly popular strategy among local governments.
Because competition for public monies is increasingly fierce, local officials need to recognize that resources devoted to brownfield reuse represent an investment that often is recoverable from either the sale of the site or from new tax revenues. Public investment in brownfield reuse also can he used to leverage private investment by legitimizing the economic viability of an area. In essence, this is simply putting a brownfield spin on the public sector's classic role in economic development finance--that of catalyst.
Some cities have overcome the financing barriers by simply paying for site assessment, cleanup, and preparation themselves and then delivering a clean, "shovel ready" parcel to a private developer for reuse. The City of Minneapolis, for example, advanced its own goal of commercial development of brownfield sites by assembling and cleaning up what is now known as the Quarry Retail Center and then turning it over to a developer for $1. The site, which now has nearly 100,000 square feet of retail space, has created 1,170 jobs and generates more than $3 million per year in new tax revenues--than justifying the initial public outlay. Trenton, Portland, Chicago, and several other cities have pursued similar strategies.
Other localities have taken similar steps to promote browafield reuse in their communities. Ocanto, Wisconsin, is facilitating practical reuse of a small site common to all cities--an abandoned gas station. Working with the state's voluntary cleanup program, Ocanto has converted the blighted site into a small landscaped parking lot serving main street retail. Another city--Moline, Illinois--has assumed a brownfields brokering role. Recently, Moline coordinated the funding and technical assistance efforts of federal, state, and non-profit development partners to redevelop a mostly abandoned riverfront industrial site into a residential and commercial complex complete with recreational facilities.
The bottom line is that many brownfield projects do not work without some kind of local government involvement. As such, cities or development authorities are uniquely positioned to jump start the reuse process and move it through the critical make-or-break early phases. Creativity in meeting project needs is paramount. Exhibit 1 lists a variety of low- or no-cost initiatives local officials can take to enhance the financing equation and thereby attract private investment. These can be just as effective as writing a check or providing a grant.
Brownfield Financing Resources
More and more communities are devising creative solutions to the brownfield financing conundrum by leveraging a combination of available federal, state, and local resources. Unfortunately, many local officials are unaware of the breadth of these resources. This section is intended to provide a useful summary of federal, state, and local sources of brownfield funding.
Federal Programs
The numerous federal programs that can be used for the purpose of brownfield financing are summarized in Exhibit 2. The challenge for local officials is to translate their funding needs into activities that meet the eligibility criteria of these programs, many of which are intended to be used in conjunction with private funding sources. Federal resources for brownfield financing are discussed below.
Department of Housing and Urban Development. HUD programs offer the most resources and the most flexibility. The agency awards community development block grants to jurisdictions of all sizes, which can use the funds for any activity that meets one of three broad national objectives: (1) benefit persons of low and moderate income, (2) aid in the prevention or elimination of slums or blight, or (3) meet other community development needs of particular urgency. As of 1997, coping with contamination has been defined as an eligible block grant activity. Since then, more than 50 cities have used CDBG resources specifically for this purpose. Cities ranging in size from Chicago to Somerville, Massachusetts, have used CDBG funds to clean up brownfields for reuse. Other cities have used the money to capitalize local revolving loan funds for brownfield purposes. Youngstown, Ohio, is using CDBG funds to pay first-year loan costs incurred by a new manufacturing plant located on a brownfield site.
HUD's Section 108 loan guarantee program is linked to the block grant program. Section 108 was authorized to help cities finance site clearance, property acquisition, infrastructure, rehabilitation, or related activities that are too large for single-year block grant funding. An increasing number of cities are using Section 108 to fund brownfield projects. For example, Denver is using 108 for short-term construction loans on downtown projects, with the developers repaying the notes upon the sale of the properties. Mid-sized cities such as Yonkers, New York, have used Section 108 proceeds to establish brownfield revolving loan funds. And San Luis Obisbo, California, is using $1.5 million of Section 108 funds to build senior housing.
For the last three years, Congress has provided HUD with $25 million for its Brownfield Economic Development Initiative, one of only three programs specifically authorized for brownfield financing. These funds are awarded competitively. Buffalo is using $240,000 in BEDI funds for site preparation and remediation at the Union Ship Canal commercial and office project. Provo, Utah, is using $1 million in BEDI funds to complete environmental site work and demolition at a former steel plant, which will be converted into a multipurpose facility that will include office and retail space, a warehousing and distribution operation, and a minor league baseball stadium. Phillipsburg, New Jersey, is using $500,000 in BEDI funds to acquire 100 acres of the Ingersoll Rand site, which it plans to redevelop as a modern industrial park.
Department of Transportation. Some communities have made creative use of Department of Transportation funds for brownfield purposes. As a growing number of case studies demonstrate, there are three specific ways that transportation projects can be connected to brownfield projects. First, the brownfield site itself may be a transportation facility (typically roads or rail yards) in need of upgrading. Second, transportation system improvements may be needed to make a brownfield site more marketable, usually by expanding access for vehicles, freight, or passengers. And third, the transportation solution may contribute to the environmental solution, particularly where roads, parking lots, and other transportation structures are used as caps to limit exposure to hazardous materials.
Emeryville, California, has connected various sources of transportation funding to its brownfield reuse strategies. The city successfully marketed an old Chevron tank facility to Amtrak for its new Bay Area main station, beating out Oakland and San Francisco. Emeryville is promoting redevelopment of adjoining browafields into office and residential uses, using roadways as contamination caps to facilitate reuse. The city also used federal transportation dollars to construct a pedestrian network linking all of these sites together.
Economic Development Administration. EDA provides grants to communities in support of public works activities. During the past three years, EDA has made brownfield redevelopment one of its funding priorities, spending nearly 20 percent of its project resources on brownfield-related activities. EDA's public works program supports industrial development activities, while its economic adjustment and defense economic adjustment programs capitalize locally run revolving loan funds to enhance business development activities in distressed areas. Uniontown, Pennsylvania, used $923,000 in public works funding to renovate an old factory into a multi-tenant facility. Rome, New York, used $2.5 million in defense adjustment assistance for a business park expansion. These are just two recent examples of brownfield-related EDA projects.
Environmental Protection Agency. Three key EPA programs have helped finance various aspects of brownfield reuse. EPA's assessment pilot program provides $200,000 grants to cities, towns, and other governmental entities to cover site assessment and pre-development costs. To date, EPA has made nearly 400 such pilot awards. Because of its public-sector focus, prospective site owners wishing to use this program need to work closely with their communities.
EPA provides capital to local revolving loan funds for the purpose of financing site cleanup. Revolving loan fund resources must be used at sites that are owned by government agencies or quasi-public entities like industrial development authorities. Still, private parties may tap into these funds as long as they did not contribute to or cause the contamination. The program has not been used much to date, but recent changes make it much more attractive. The agency now provides capitalization grants of up to $1 million to state and local governments--double the former ceiling--and allows a five-year timeframe for obligating the funds. Eligibility requirements have been liberalized so that recipients need only demonstrate that they have an established brownfield program to qualify for funding. The new policies also give state and local governments greater flexibility in how they use their revolving loan fund capital.
A third program has great potential but has been little used to date. Each state has been given capital to operate clean water revolving fund programs, which are used to make low- or no-interest loans of up to 20 years for projects with water quality impacts, including those that deal with petroleum contamination. State revolving funds can be used for the excavation and disposal of underground storage tanks; the capping of wells; the excavation, removal, and disposal of contaminated soil or sediments; well abandonment; and Phase I, II, or III assessments. Subject to broad EPA guidelines, each state determines who may use its revolving fund resources. EPA specifically allows local governments, citizen groups, non-profit organizations, and individuals to participate in these programs.
Brownfield projects with a water component can access these clean water revolving loan funds. To date, however, only a few states--notably New Mexico, New York, and Ohio--have encouraged the use of these funds for brownfield-related projects. Ohio-based Grant Realty Company used one of these loans to remedy contaminated groundwater and soil at a 20-acre industrial site in Cleveland and to prepare it for commercial development.
Tax Incentives. Two federal tax incentives can be used to make brownfield projects more attractive and less risky to developers, lenders, and investors. The first--low-income housing tax credits--capitalizes on the growing interest in reusing brownfield properties for residential purposes. All states receive an allocation of federal low-income housing tax credits that can be used to attract financing for these projects. Milwaukee, Portland, and a growing number of other cities are linking brownfields and housing projects with these tax credits.
Trenton, New Jersey, provides a good example of the use of low-income housing tax credits in brownfield redevelopment. In that city, the Circle F housing project was developed on a contaminated manufacturing site dating back to 1886. Working with a local neighborhood organization, the city subdivided the site and targeted the older front half of the parcel for senior citizen housing. Officials selected an established local non-profit developer to undertake the housing project. The developer fronted the $500,000 for site cleanup and preparation, and applied for and received $8 million in federal low-income housing tax credits through the state. These credits attracted a private lender, which helped finance the project. The lender assumed the role of a limited partner to benefit from the tax credits, which made the rate of return on the investment acceptable. Circle F is now the core of a reviving neighborhood in Trenton.
The brownfield tax expensing incentive is directly targeted at contaminated sites. Developers can deduct environmental cleanup costs for the year in which they are incurred instead of capitalizing them over time. Eligible costs include site assessment and cleanup, operations and maintenance, and state voluntary cleanup program oversight fees. In December 2000, Congress eliminated several restrictions from the original 1997 legislation, making it possible for virtually any owner of a brownfield to take advantage of the incentive. The signature example of the application of this incentive to brownfield redevelopment is Pacific Bell Park in downtown San Francisco. Quick recovery of the considerable cleanup costs at this site had an impact of several million dollars on the project.
State Programs
States continue to be at the forefront of creative brownfield financing efforts. Almost half of the states have developed programs that have proven effective in overcoming brownfield reuse barriers. The programs, which are summarized in Exhibit 3, fall into four broad categories: tax incentives, targeted financial assistance, direct financial assistance, and other brownfield financing initiatives. Each of these categories is briefly discussed below.
Nearly half the states offer some kind of tax incentives for brownfield projects, most often in the form of either credits or abatements. Most of these incentives are targeted to offset cleanup costs. Tax incentives enhance a project's cash flow by redirecting revenues from state coffers back into the project itself. This, in turn, enhances a project's financial viability in the eyes of potential lenders. Historically, tax initiatives have been used to channel capital investment and to promote economic development. Brownfield redevelopment is a natural evolution of this tool.
Targeted financial assistance programs, which typically involve revolving loan funds or loan guarantees, accomplish several objectives. They help reassure lenders by limiting the risk of potential losses. They also can improve the borrower's cash flow by plugging financing holes or offsetting the up-front costs of site cleanup. During 2001 state legislative sessions, lawmakers focused more on this category of brownfield financing than any other.
Nearly one-third of the states have dedicated resources to directly finance brownfield activities that the private sector avoids, such as site assessment and cleanup. Most often, direct financial assistance comes from bond proceeds or dedicated state revenues.
A handful of states have developed other brownfield financing initiatives that are intended to level the economic playing field between greenfield and brownfield sites by limiting risk or offsetting critical costs. Most of these programs were enacted as a way to leverage private investment while limiting public spending.
Local Programs
The state initiatives described in this article provide a solid foundation upon which local governments can build their own brownfield financing strategies. In general, local governments could better position themselves to support brownfield reuse projects by putting a new twist on existing economic development finance programs. This could involve something as simple as recognizing site assessment and remediation needs as legitimate project development activities within the scope of such programs. The most common forms of local government involvement in brownfield financing are discussed below.
Tax Increment Financing. Tax increment financing uses the anticipated growth in property taxes from a development project to finance public-sector investment therein. Traditionally, TIF has been used for a variety of economic revitalization efforts, usually in economically distressed or abandoned areas. Tax increment financing is the most common form of local support for brownfield reuse, and it can be easily packaged with other funding sources. Jurisdictions of all sizes have successfully used tax increment financing for the purpose of brownfield redevelopment. Tiny Frankfort, Michigan (population 1,500), for example, is working with a county-wide brownfield redevelopment authority to link TIF bond financing to cleanup efforts at an abandoned lumber mill and at decades-old orchards contaminated by pesticides.
Tax Abatements. Abatements are reductions of or forgiveness from tax liabilities. Tax abatements usually take one of two forms: (1) a reduction in rates for a specific period of time, usually 5 or 10 years, or (2) the freezing of property values, usually at a pre-improvement stage. The key advantage of tax abatement programs is that they give local governments a workable, flexible incentive that helps influence private investment decisions-a useful tool for promoting brownfield reuse. However, tax abatements must be carefully designed to target intended beneficiaries without offering unnecessary subsidies, a feat that can be difficult to accomplish. As a result, tax abatement programs have numerous critics.
Some abatement programs feature sliding scales that offer full abatements initially, when business cash needs are the greatest. Several states allow their political subdivisions this option, including Connecticut, Idaho, Maryland, Ohio, and Texas. Local governments in these states address the issue of remediated brownfield property re-valuation by allowing several years to lapse before the property is fully assessed at the value of its new use. This type of abatement provided the necessary cash flow to allow the owner of the 26-acre Vinson Street site in Dallas to pay for the cleanup himself. He later invested $1.2 million into a new wood pallet recycling operation.
Locally Capitalized, Locally Operated Revolving Loan Funds. Several cities have established local revolving loan funds for brownfield redevelopment, including Rochester and Yonkers, New York, Los Angeles, and Baltimore. Initially funded in 1997 with $2.5 million in empowerment zone funds, Baltimore's Brownfield Loan Fund has enjoyed tremendous success thus far. To date, the fund has made $2.4 million in loans to seven different brownfield projects, creating 233 jobs. Already, $475,000 has been repaid and is available for new projects. This amount includes $340,000 from the Lancaster Square mixed-use office and residential project in the city's Fells Point neighborhood, where the loan paid for the cleanup and removal of several underground tanks. The loan was retired using historic tax credit receipts.
General Obligation Bonds. Economic development practitioners can make a strong case for using general obligation bond proceeds to support brownfield cleanup and reuse projects. Brownfield redevelopment, which creates jobs and enhances the local tax base, is an appropriate use of public resources. For the purpose of brownfield redevelopment, cities typically issue general obligation bonds for acquiring land, preparing sites, and making infrastructure improvements. Many cities have used general obligation debt to support some aspect of their brownfield redevelopment strategies. Chicago used bonds to pay for assessment and cleanup at several key industrial park sites. Bridgeport, Connecticut, used bond proceeds to finance a minor league baseball stadium on a contaminated site, using its share of gate and concession receipts to service the debt.
Underused or abandoned industrial facilities remain a national concern. Confronting the environmental and economic issues affecting site reuse requires a deliberate, multi-dimensional approach that does not always conform to the rules and procedures of federal, state, and local economic development or environmental programs. The lack of adequate and affordable financing has emerged as the most significant barrier to brownfield redevelopment. Site assessment and cleanup requires financial resources that many private firms either lack or cannot easily secure. The public sector can act as an important catalyst for brownfield redevelopment by leveraging the programs and resources identified in this article to encourage private investment.
CHARLES BARTSCH supervises brown field financing studies at the Northeast-Midwest Institute in Washington, D.C. He lectures widely on brown field financing, and has published dozens of articles and reports on this issue. He can be reached by phone at 202/544-5200, or at email@example.com
Exhibit 1
* Facilitate site assembly and title clearance
* Connect site owners with state brownfield voluntary cleanup programs and help them negotiate a remediation strategy
* Direct site owners to information on federal and state programs and other incentives
* Offer local tax incentives or access to tax-exempt financing
* Assist site owners in initiating institutional or engineering controls and land covenants, and monitoring these controls over time
* Help prospective site reusers secure private financing by facilitating loan packaging
* Separate the environmental risk from the economic value of the property through mechanisms such as land leases, indemnities, and environmental insurance
Equity Capital
* SBA's Small Business Investment Companies
* EDA Title I (public works) and Title IX (economic adjustment)
* EPA assessment pilot grants
* DOT (various system construction and rehabilitation programs)
* DOT's transportation and community system preservation (TCSP) pilot grants
* HUD's Brownfield Economic Development Initiative (BEDI)
* HUD's Community Development Block Grants (for projects locally determined)
* Army Corps of Engineers (cost-shared services)
* EDA's Title IX (capital for local revolving loan funds)
* EPA capitalized brownfield revolving loan funds
* EPA capitalized clean water revolving loan funds (priorities set/programs run by each state)
* HUD funds for locally determined CDBG loans and "floats"
* SBA's microloans
* SBA's Section 504 development company debentures
Loan Guarantees
* HUD's Section 108 loan guarantees
* SBA's Section 7(a) and Low-Doc programs
Tax-Advantaged Zones
* HUD/USDA Empowerment Zones (various incentives)
* HUD/USDA Enterprise Communities (various incentives)
Tax Incentives and Tax-Exempt Financing
* Targeted expensing of cleanup costs (through December 31, 2003)
* Historic rehabilitation tax credits
* Low-income housing tax credits
* Industrial development bonds
For a complete description of all these programs and how they can meet specific brownfield needs, click on "brownfields" at nemw.org.
Exhibit 3
Direct financial assistance: 13 states, including:
* Brownfield/environmental general obligation bond issues in Michigan ($255 million), New York ($200 million), and Ohio ($200 million)
* Low-interest cleanup loans in Delaware, Minnesota, and New Jersey
* Wisconsin's $40 million package of grant and loan programs
Targeted financial assistance: 19 states, including:
* Florida's loan guarantees/loan loss reserves
* Indiana's RLF remediation loans (up to 20 percent forgivable)
* Illinois Redevelopment Loan Program for private parties
* Massachusetts' Reclamation Payback Fund guarantees
* Wisconsin's earmarking of state CDBG funds
Tax incentives: 22 states, including:
* Colorado's sliding-scale remediation tax credit
* Illinois' transferable 25 percent remediation tax credit
* Michigan's 100 percent single business tax abatement
* New Jerseys Environmental Opportunity Zone property tax abatement/rebate
* Ohio's 10 percent/$500,000 assessment and cleanup cost tax credit
* Minnesota's hazardous waste sub-district TIFs
Other brownfield financing initiatives: 10 states, including:
* Michigan's "brownfield redevelopment authorities"
* Wisconsin's Brownfield Environmental Assessment Program and back-tax forgiveness
* Pennsylvania's Key Sites Initiative, which provides funding for contractors to do site assessments and prepare cleanup plans
* Massachusetts' Access to Capital Program, which includes $15 million to cover environmental insurance premiums on state-negotiated policies with AIG insurance company
The Environmental Protection Agency defines brownfields as abandoned, idled, or underused facilities where expansion or redevelopment is complicated by real or perceived contamination. A brownfield site typically has active redevelopment potential for commercial, residential, or recreational uses.
On December 20, 2001, Congress approved a brownfields bill that will strengthen local efforts to facilitate the redevelopment of contaminated sites by providing more regulatory finality and project resources. The bill, highlights of which are summarized below, was passed more than eight years after Congress first considered brownfield proposals.
Title I: Brownfield Revitalization Funding
* Provides for $200 million per year (through 2006) in grants to states, local and tribal governments, and quasi-public redevelopment agencies and authorities.
* Funding is to be used for (1) site assessment grants of up to $200,000 (EPA has discretion to increase this amount to $350,000 under some circumstances) and (2) cleanup grants of up to $200,000 for direct remediation (up to $1 million for revolving loan fund capital).
* Funding criteria include the extent to which the money will be used to protect human health and the environment; spur redevelopment and create jobs; and preserve open space and parks. Projects also should be distributed fairly between urban and rural areas and involve the local communities.
* $50 million (or 25 percent of appropriation if less than $200 million) may be used for sites with petroleum contamination.
* Insurance premiums are an eligible use of funds.
* Authorizes EPA to operate a brownfield program that includes training, research, and technical assistance activities.
Title II: Liability Clarifications
H.R. 2869 provides Superfund liability relief to:
* Contiguous property owners who provide cooperation and access for the cleanup.
* Prospective purchasers who are not responsible for contamination at the site and who do not impede its cleanup (the bill includes windfall lien provisions for sites where the government pays for cleanup, thus enhancing the fair market value of the property).
* Innocent landowners.
Title III: State Response Programs
* Authorizes $50 million per year (through 2006) in grants to states and tribal governments to establish and enhance state VCPs and response programs.
* Requires states to maintain-and to update annually-a "public record of sites" addressed through their programs.
* Establishes "finality"--sites addressed through state programs are protected from EPA enforcement and cost recovery actions under CERCLA, with a few narrow exceptions.
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As best I can figure it, the fuse on the electrics lasted for about 10 minutes. I have not idea if adding the gloves to the jacket and pants is over loading things...but I guess I need to find out, soon! I stopped for gas, changed the fuse, and it blew by the time I was back on the highway.
Here's my Gerbing's experience just to add to your debugging info. I run jacket only and my wife runs a jacket only. We both have our own controllers which are the same type you have. Both are wired directly to the battery using the Gerbing's fused cables. I put a few thousand miles on these before I had a fuse blow. It only happened once. The Gerbing's website shows the jacket as 77watts/6.4amps, the pants are 44watts/3.6amps, and the gloves are 27watts/2.2amps. Thats 12.2 amps total so adjust your fuse accordingly.
Does your bike have heated grips? I've found that my R1100RT's mirrors and fairing plus the heated grips are all I need when using thin uninsulated Held gloves in freezing temps. The body fairing will provide enough leg coverage in the same temps if I wear a hiking thermal layer (long johns!) under my "summer" suit. But then again, as pointed out earlier in this thread I seem to have more "natural insulation"
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There are two big events happening today that are guaranteed to deliver fun and make life in South Louisiana a lot better.
There are two big events happening today that are guaranteed to deliver fun and make life in South Louisiana a lot better.
I was going through my Randy Travis collection in anticipation of the big benefit show tomorrow. Man, does this guy have a library of hits!
Wednesday night, October 26th in downtown Lafayette's Parc International a bona fide country legend will take the stage. For 25 plus years, Randy Travis has been entertaining people all over the world with his rich resonant vocals and unique style of singing. I am a fan, I always have been! This show on October 26th is made even more special by the organization that is putting it on.
Our friends at Miles Perret Cancer Services are putting on another great show. This year the show features country legend Randy Travis!
We hope you'll pencil in the date October 26 at Parc International in downtown Lafayette as the day you plan to pass a good time for a great charity.
Miles Perret Cancer Services and 97.3 The Dawg proudly present a benefit concert featuring Randy Travis on October 26th at Parc International in downtown Lafayette.
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Statement by World Bank Group President Jim Yong Kim on Carbon Pricing Announcement by Major Oil and Gas Companies
WASHINGTON, June 1, 2015—World Bank Group President Jim Yong Kim issued the following statement today:"I welcome the call today for a price on carbon by six of the world's major oil and gas companies. ... Show More +
Indonesia and World Bank Group to join forces to reduce child stunting and maternal mortality
Jakarta, May 21 2015 – In an effort to fight two major health issues – childhood stunting and women dying during childbirth -- Indonesia and the World Bank Group have agreed to seek immediate ways to reduce... Show More +
Creating Opportunity and Prosperity in East Asia
Good afternoon. Thank you for the warm welcome. It's wonderful to be in Jakarta today.Coming to Asia is always special for me. I was born in Korea, so it always feels a bit like coming home. And though... Show More +
Transcript of the World Bank Group President Jim Yong Kim during a Press Briefing at the Indonesian Presidential Palace
Indonesia's Minister of Finance, Bambang Brodjonegoro: [Speaking in foreign language] I would like to give the floor now to President Kim from the World Bank to explain to the media about his meeting... Show More +
World Bank Group President Pledges Up to $11 Billion in Support to Indonesia
JAKARTA, May 20, 2015 – World Bank Group President Jim Yong Kim pledged up to $11 billion in new financing in the next three to four years to Indonesia, the fourth most populous country in the world.Dr.... Show More +
The New Horizon in Education: From Access to Quality
Education is one of the surest means we have to end extreme poverty in our time. At the turn of the millennium, the obvious first goal to set was to get all children into school. Developing countries have... Show More +
World Bank Group President Jim Yong Kim and French President Francois Hollande Meet in Paris
PARIS, April 29, 2015— During a meeting in Paris today, World Bank Group President, Jim Yong Kim and President of the French Republic, François Hollande, discussed the forthcoming Paris... Show More +
Transcript of Event: Ebola: The Road to Recovery
DR. KIM: We'll get started. Welcome everyone, to this important meeting on the Ebola Response and Recovery. And we welcome those around the globe who are joining us online. You... Show More +
Transcript of World Bank Group President Jim Yong Kim's Remarks at World Bank/IMF Spring Meetings 2015 Opening Press Conference
Rush TranscriptMR. DONNELLY: Good morning everyone. My name is John Donnelly; I'm the Communications Advisor to Dr. Jim Yong Kim, the President of The World Bank Group. Jim will open... Show More +
Remarks by World Bank Group President Jim Yong Kim at the Opening Press Conference of the World Bank/IMF Spring Meetings 2015
Good morning everyone, and welcome to the 2015 Spring Meetings of the World Bank Group and International Monetary Fund.During these meetings, the World Bank Group is focusing intensely on one of our goals... Show More +
Global Faith Leaders and World Bank Group President Jim Yong Kim on Call and Commitment to End Extreme Poverty
REV. WALLIS: Welcome to all those who have called in. This is a conference with faith leaders representing global faith organizations around the world, and the President of World Bank, Jim... Show More +
Global Religious and Faith-Based Organization Leaders Issue Call and Commitment to End Extreme Poverty by 2030
"Ending Extreme Poverty: A Moral and Spiritual Imperative"WASHINGTON, April 9, 2015—Over 30 leaders from major world religions and heads of global faith-based organizations today launched a clarion call... Show More +
Speech by World Bank Group President Jim Yong Kim: Ending Extreme Poverty by 2030: The Final Push
Good morning. Thank you, John, for that kind introduction. Thank all of you for coming, or watching on the Webcast. And thank you to CSIS for hosting us at your beautiful building. Before I begin, I want... Show More +
World Bank President Outlines Strategy to End Poverty, Welcomes New Development Partners
"More than enough work to go around" to meet global challenges, says KimWASHINGTON, April 7, 2015— World Bank Group President Jim Yong Kim today announced a broad strategy to end extreme poverty by 2030,... Show More +
Q and A with World Bank Group President Jim Yong Kim
JOHN HAMRE: I wish I could start everyday with that – makes you feel like your day is worth living. Thank you Dr. Kim. Now folks I have to tell you that Dr. Kim has a board meeting so he's going to have... Show More +
Remarks by World Bank Group President Jim Yong Kim at the Foreign Correspondents Club of Japan
Thank you all for coming today. For the first time in its history, the World Bank Group has two goals that shape its mission: ending extreme poverty by 2030 and boosting shared prosperity. To accomplish... Show More +
World Bank Acknowledges Shortcomings in Resettlement Projects, Announces Action Plan to Fix Problems
WASHINGTON, March 4, 2015 —Acting on internal World Bank reports that identified serious shortcomings in the implementation of its resettlement policies, the World Bank today released a plan that will... Show More +
World Bank Group Announces Expert Panel to Advise on Diversity and Inclusion
WASHINGTON, March 3, 2015—The World Bank Group today announced the creation of its first External Advisory Panel for Diversity and Inclusion, which will provide a conduit between the World Bank Group and... Show More +
World Bank Group President: World is 'Dangerously Unprepared' for Future Pandemics
Kim outlines vision for private, public sectors to work together to lessen riskWASHINGTON, January 27, 2015— Saying the world was "dangerously unprepared" for future pandemics, World Bank Group President... Show More +
Global Economic Prospects to Improve in 2015, But Divergent Trends Pose Downside Risks, Says WB
WASHINGTON, January 13, 2015 – Following another disappointing year in 2014, developing countries should see an uptick in growth this year, boosted in part by soft oil prices, a stronger U.S. economy,... Show More +


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Based on 28 guest reviews
Property Location
With a stay at Rusticae Mas de la Serra in Fuentespalda, you'll be within the vicinity of Virgen de la Fuente Sanctuary and Masmut Rocks. This hotel is within the vicinity of Lo Masmut Ethnological Museum and San Miguel Gothic Cathedral.
Make yourself at home in one of the 8 guestrooms featuring iPod docking stations and DVD players. Complimentary wireless Internet access keeps you connected, and satellite programming is available for your entertainment.
Rec, Spa, Premium Amenities
Enjoy recreational amenities such as an outdoor pool and a fitness center. Additional features include complimentary wireless Internet access and an arcade/game room.
Business, Other Amenities
Featured amenities include a computer station, laundry facilities, and a library. Free self parking is available onsite.


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Covers the basics of rendering images and animation and compositing those elements with effects in a single movie with CINEMA 4D.
Demonstrates how to render an animation in CINEMA 4D and apply two different visual styles in After Effects.
Shows how to create a 15-second promotional video that looks and feels like a professional advertisement.
"IThis is a wonderful resource for me which I use almost daily in my personal education." —Virginia M.
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Buy the Rodale Press: Bike Tribes: A Field Guide on sale for a great price at our online store! If you have questions about the Rodale Press: Bike Tribes: A Field Guide or other Books we sell, contact us to speak with a product expert who can recommend the best Books for you.
Fantastic for making sure you have the information and outdoor mastery you'll need to succeed in any situation, the Rodale Press: Bike Tribes: A Field Guide has been created by experts in the field to provide you with an outdoor guide that you will reap the benefits from for years to come. The Rodale Press: Bike Tribes: A Field Guide is jam packed with insanely useful facts and information on how to turn any outdoor trip into an adventure. For the best possible way give yourself the wilderness skills of an expert outdoorsman, choose the Rodale Press: Bike Tribes: A Field Guide.
The Rodale Press: Bike Tribes: A Field Guide is a quality addition to the Rodale Press lineup. For more great deals on Books by Rodale Press, please browse our Rodale Press Books page.
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Celebrate your Arsenal FC fandom and play ball with this mini Fan ball 1 from Puma! Printed and embossed Arsenal FC graphics on this ball will help elevate your game when you head out to practice your moves on the field. Play like some of your favorite Arsenal FC players when you have this ball to help bring you some of their skill and power! Shop for your favorite soccer gear at Fanatics.com
- Embossed and printed graphics
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- Rubber bladder
- Size 1
- TPU Casing
- Officially licensed
Special event items are produced by manufacturers only after the outcome of a game or event. These are advanced sale items and will ship immediately after they are received in our warehouse.
Manufacturer direct items are shipped directly from the manufacturer. These items are not available for international or expedited shipping.
Customized items can be personalized with options such as your name, your favorite number, and/or designs. Some options may be limited by league rules.


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Welcome to the NASET Teacher-to-Teacher Forum Information Page
Click here to go directly to the NASET Teacher-to-Teacher Forum
The NASET Teacher-to-Teacher Forum provides you with the opportunity to connect with other members of the special education community. We encourage you to participate so that you may enhance your professional awareness, as well as share your knowledge and expertise to help others in the field.
In order to fully utilize the abilities of The NASET Teacher-to-Teacher Forum, you will need to be a registered NASET member. All you need to do is login to NASET to use the Forum to do the following:
- Post new topics in the field of special education
- Reply to other peoples' topics on special education
- Edit your posted messages on special education issues
- Receive email notification of replies to posted messages on special education topics and topics in special education that you specify
- Send private messages to other forum special education professionals who are Forum members
- Enter special education events in the Forum calendar
- Set up a 'buddy-list' of other special education professionals/Forum members to quickly see which of your friends are currently online
If you are a registered member of NASET you can access the Teacher-to-Teacher Forum by logging and then click on the link below.
Click here to go directly to the NASET Teacher-to-Teacher Forum


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In September 2014 Anote Tong, President of the Pacific Republic of Kiribati, journeyed to the Arctic to see first hand the melting Arctic glaciers that are affecting his drowning Pacific paradise.
Sea levels are rising faster in the...
As New Zealand elected John Key's National Government for a third term, the world witnessed the largest climate protest in history. More than 600,000 people made the call for a clean energy future in the 'People's Climate March'. ...
The world has changed since our leaders discussed climate change in 2009. It has become even more evident; ravaging crops in Africa, melting ice in the Arctic, drowning the Philippines and drying-up California. The poor are paying the...
Decision 2014 is over. When the dust settles on the craziest election campaign in recent memory, what will we say about this wild ride? We'll say that 1 million people voted for John Key. And we'll say that 1 million people didn't vote...
"What matters most is not who is sitting in the White House, but "who is sitting in" -- and who is marching outside the White House, pushing for change." – Howard Zinn.
The opportunity to create genuine transformation in society...
It has been a fantastic summer. Greenpeace has been in the Arctic for months, bearing witness to its extraordinarily shifting landscape, while challenging short-sighted attempts to find oil and explain to decision-makers that...
Overnight, while most of us were sleeping (and some of us were trying to soothe a teething baby) two new reports were released. One fills me with hope and the other with dismay. The first, a new report " Better Growth, Better Climate...
Dirty politics and a dirty environment go hand in hand. Our country's future as a fairer, cleaner, more prosperous place is being threatened by backroom deals, corporate cronyism and a lack of transparency.
To enable you or someone...
"We're on the cusp of something special," said one of the men on the TV. It's mysterious. It's alluring. It leaves just enough to the imagination. Actually, it leaves everything to the imagination. John Key's repeated election...
At the Great Climate Voter Debate last week, politicians had the chance to tell the nation how their party plans to meet the challenge of climate change. It was a huge success. We had a sellout crowd at Q Theater, over 13,000...
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Tour XP Jacket
Dry and comfortable round after round
The DryJoy Tour XP Rain Jacket by FootJoy offers the ultimate comfort in rain, wind, and/or cool conditions. Worn by Steve Stricker, Zach Johnson and Bill Haas, the fully seam sealed DryJoys Tour XP Rain Jacket features a three layer bonded fabric and waterproof zippers. For any inclimate weather golf outing the jacket is a must and is perfect for layering with a sweater underneath when the temps really start to dip.
FootJoy has designed the XP rain jacket specifically with golfers in mind as the jacket's velcro wrist closures fit loosely yet still waterproof around your wrists and gloves, a four-way stretch fabric that moves great and allows complete range of motion through your golf swing, warm fleece-lined lower side pockets, superior breathability, and unmatched waterproofing technology that will have the raindrops beading off your back like a duck while you remain comfortable and dry underneath with feathers unruffled.
Put away that bulky, oversized parka and be playing in style and confidence with the DryJoy XP rain jacket that is sure to be your favorite all-weather "goto" outerwear. Other competitively-priced rain jackets along with inexpensive knock-off's and wanna-be's just can't come close to the quality you'll feel immediately in the zippers, in the fabric and in the flexibility of the XP rain jacket.
With the FootJoy label you can be sure you are getting the best in class, style, function, playability AND performance. No matter how blustery or wet the conditions - you'll actually enjoy playing in "fowl" weather with the exceptionally well-made Tour XP DryJoy rain jacket.
- 2-year FootJoy waterproof warranty
- FootJoy protect waterproof system for maximum protection in the toughest golf conditions
- "It's A Cinch" system to easily adjust the fullness of the jacket through the pockets
- Lower fleece-lined side pockets
- Smooth, comfortable lining
- Four-way stretch fabric for extreme comfort and complete range of motion
- Waterproof zipper
- Seam sealed for complete waterproofing
- Adjustable waterproof cuffs
- A protected chest pocket for cellphone, scorecard, smokes (good or bad, they gotta stay dry right?), wallet or other that need sheltered from the storm
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Incredible story!!
posted 6 years ago
I don't think that any one after watching this story could not be touched in some inner way. Mozu, who is a Snow Monkey was born with no hands or feet yet what she is accomplishes in her life is a inspiration to all! I would recommend this documentary to any wildlife enthusiasts!
Pros: a very humbling true life story
Cons: none that I can think of
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Pink is my favorite color these are wonderful.I will recommend a good website fou you: www.9footballshirt.org
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About Schools in Tazlina, AK
Contact a Coldwell Banker® real estate agent to learn more about the schools and school districts in Tazlina, AK.FIND AN AGENT
Tazlina, Alaska is located in Valdez-Cordova Census Area. Nearby cities and towns include Silver Springs, Copper Center, Gulkana, Glennallen, Willow Creek, Tolsona, and Gakona. Tazlina is a rural community with a population of 292. The median household income is $63,499. In Tazlina, 44% of residents are married, and families with children reside in 36% of the households. Half the population of Tazlina commutes 12 minutes or less to work, with 0% of residents holding white collar jobs and 0% residents holding blue collar jobs. The median age of homes in Tazlina, AK is 20 years, with 39% of those homes owned, 23% rented, and 38% not occupied.
Contact a Coldwell Banker® real estate agent to learn more about the schools and school districts in Tazlina, AK.FIND AN AGENT
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Opaque Diamond Drop Earrings
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Bruce Springsteen has at long last released his music video for The Wrestler.
Looking rough and tough in his black leather jacket (and looking hot in his black tank top), Springsteen sings his hardened track "One Trick Pony" from the heavily Oscar nodded film starring Mickey Rourke.
Ignored by the Oscars for best song this year, Springsteen previously earned one for "Streets of Philadelphia" in '93.


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Do you think that the new D800S will be supported in Nikon Capture ???
Started 11 months ago | Questions thread
Veteran Member • Posts: 7,214 • Gear list
Re: Do you think that the new D800S will be supported in Nikon Capture ???
In reply to Alberto 1290, 11 months ago
Alberto 1290 wrote:
what do you think ?
How on earth can someone GUESS what Nikon will do ??? How useful can be that guess ?
IMO, just be prepared for the worse scenario ! In case it happens, you are ready to deal with it, and in case it doesn't, well, it's a nice surprise !
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Shiv Sena protesters on Saturday threw ink on Maharashtra Revenue Minister Balasaheb Thorat in Ahmednagar district. The incident occurred while he was getting into his car after inaugurating developmental projects in Rajapar in Sangamner taluka,
The police have arrested Shiv Sena worker Bhausaheb Hase, who is also affiliated to the Dhangar community.
Protesting the act, angry supporters of Thorat vandalised the office of Shiv Sena and also blocked the road in Rajapur
Reacting to the incident, Balasaheb Thorat said "This is just a political stunt ahead of the Assembly elections, party workers should not take law and order into their own hands."
During the recently concluded Lok Sabha elections, Shiv Sena's Bhausaheb Wagh Chavre had joined the Congress party. Shiv Sena members had then attacked him, in which Hase was also involved. But the reason behind throwing ink on Thorat is not clear.
Earlier, protesters of the Dhangar community had thrown ink on Maharashtra cooperatives minister Harshvardhan Patil, in which Patil had suffered an eye injury.


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Top 5 Worst Kids Toys of 2011
I'm still recovering from an exhausting two days at the Toy Fair 2011 in New York City — one of the biggest toy fairs in the world with over 100,000 toys. And while we were scouring for the very best toys of the year, we stumbled on some, well, questionable toys. Toys that made us say, Really?
So without further ado, I give you the 5 Worst Toys of 2011:
1. CUPONK: Le Flush Royale Edition
Oh where to start. How about the basics: Kids are challenged to throw ping-pong balls into cups. (Wonder where they came up with that concept?) In fact, these CUPONK balls will most likely be swiped by an older brother for beer pong — let's be honest. But apparently it's a skill worth practicing. And what's the reward for making a shot into the cup? The cup makes flushing, farting and other typical "boy" noises.
Cool. Gotta establish those gender lines.
2. Monopoly LIVE
So you know how you would sit down with your family, dish out some colorful money (dibs on Banker!) and then proceed to cheat your way through Monopoly? Oh nothing too blatant — just "miscounting" your spaces every now and then, slipping a 50 underneath the board to fake out your opponents. Little indiscretions.
Well no more, my friends.
The new Monopoly LIVE has attempted to "modernize" the iconic board game, but in the process? Destroyed it. There's no dice (players hold their hand over the playing piece until the Giant Tower bellows out a command and calls you out for cheating), no money (charge it, kids!) and virtually no thinking involved. Oh and this is cute: Every so often the Giant Tower will take bets on horses, for which you swipe your credit card, naturally. Yes, they added gambling to good old Family Game Night.
So for only $50, you can buy a souped up version of a game that will be totally shot with one computer glitch. Or you can just play the version that everyone already has.
3. Motorized Tredmill
Just go outside already.
4. WWE Rumblers for little one
Oh thank goodness, now my toddler can pretend to slam and punch other entertainment wrestlers just like the older kids. Sweet.
5. 2011 Little Mommy Doll: The Creepiest Doll Ever
Ah, the classic gender stereotypes. The toy industry wouldn't be the same without them. We were taken aback quite a few times — like by a Chutes and Ladders game where the princess climbs up a ladder into her prince's arms or slides down a chute to be caught by her prince — but Mattel's "Little Mommy" gets awarded the biggest eye roll. (Rebecca has more about that here.)
But it's not the gender issue that bothered us, it's the chills-up-our-spine, creeped-out factor. This isn't the first Little Mommy that's been on the market; it's just the weirdest. The 2011 robotic doll accurately responds to touch and motion sensors — seeming to know more than a doll should know — and continuously asks questions and respond to your answers. If you're even slightly creeped out by talking dolls, this doll will terrify you. (See a video at Gizmodo.)
See our 10 favorite toys here.
Lead image: Laffalot.com; CUPONK: Mattel; Tredmill: A+ Child Supply; Monopoly Live: Gadget Review; WWE Rumblers: Toys News International; Little Mommy: BeingPregnant


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Holiday Inn Norwich3
Price FromView Rooms
- Very Good
- 31 guest reviews
"Adequate edge of city hotel clean comfortable served its purpose...."
"We look forward to visiting our relations in Norwich. A stay at Holiday Inn Norwich South is always a treat. Cant wait for our next visit..."
"This hotel was really good and did what I wanted it to do...."
"Very good break, clean comfortable room, good facilities and friendly helpful staff. Breakfast was lovely...."
"Hotel staff very helpful and friendly, room very clean, bed very comfortable. Nice pool but needs antislip mats on walkways as very slippery..."
About the hotel
Stay at the peaceful Holiday Inn Norwich hotel, set in landscaped grounds and with easy access to the city and Norfolk Broads. It's easy to explore Norfolk from Holiday Inn Norwich, 2. 5 miles from Norwich city centre.
We're just off the A47 road and have plenty of complimentary parking. Norwich International Airport is 6 miles from the hotel, and you can book a shopping package , which includes taxi rides to and from the airport. The Norfolk Broads waterways and seaside resorts like Great Yarmouth are within 45 minutes' drive of Holiday Inn Norwich. Our friendly front desk staff can help you with itineraries for exploring the region. Under-18s stay free when sharing a room with their parents, and accompanied under-13s eat free . Start your day with a full English Breakfast at The Junction restaurant, and order dinner too. Access the complimentary Health Club for a dip in our indoor heated pool .
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its always a holiday
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A stay at Holiday Inn Norwich South is always a treat. Cant wait for our next visit
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Woman exonerated, freed after 17 years in prison - SFGate #California
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Every summer the MALS Office hosts a summer social near the end of classes. This year it was held at the Dartmouth Outing Club which sits on the banks of Occum Pond. We had a big turnout of students, professors and alumni and a beautiful evening in which to visit!
Contact Us
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Last Updated: 8/23/10


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Thanks for your great suggestions. What if I buy a big ole thing of kale, wash it and chop it up. How long and in what form(s) could I store it in the fridge?
Kale lasts longer than other stuff in the fridge. I will wash it, pre chop it up, and keep it over a week. And as the others have said, it freezes but loses that freshness to it, so its good then in cooked/pulverized servings.
If you like smoothies, kale goes great in them (spinach, too) and you just toss a handful in there. You can buy bags of frozen fruit that are smoothie blends, but still just fruit with no added stuff.


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Welcome! You are browsing as a guestWould you like to see 4 projects made from this pattern and much more? join Ravelry now What am I missing?
© failingangel
All-in-One Crochet Cardi for Baby UK Version
This pattern is available for C$5.75 CAD
buy it now or visit pattern website
buy it now or visit pattern website
The size varies according to the weight of yarn used and the different hooks used.
There is a version with North American crochet terms here.
For more information, see: http://stitchstud.podbean.com/2008/06/28/all-in-one-...


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DISQUS is open to all our users and can be used to share comments & pictures about any business, letting others know what you think.
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A frequent business type near Ward Antique Fireplaces is Take Away Restaurants .
The local Parking Garages offer a safe and secure place to leave your vehicle. Need a room for the night in Hither Green, London? There is a local hotel. Toothache? There are few dentists locally for all your dental needs. Conduct research and borrow literature from the Local library.


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ReadyForZero | Pay Off Debt, Build Wealth.
By ReadyForZero
Open iTunes to buy and download apps.
ReadyForZero creates award-winning financial tools that help you pay off debt and build wealth on your own. Now you can track your progress and make payments on the go with the ReadyForZero iPhone app! Our users have paid down over $35 million in debt to date. Tackle your credit cards, student loans, auto loans and other personal debts from a single place. Includes support for debts with all major financial institutions including Citibank, Wells Fargo, American Express, Bank of America, Chase and others.
What the Press is Saying About Us
"Along your debt-paying journey, ReadyForZero acts as the angel on your shoulder."
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The ReadyForZero iPhone app is an excellent mobile companion to your ReadyForZero debt payment plan on the web.
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Sign up for an account via the ReadyForZero iPhone app. We'll send you instructions to complete your registration on the web.
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What's New in Version 1.36
Fixes and credit score tracking
iPhone Screenshot
Customer Reviews
Great App and Program
I love this app and this program! It guides you towards paying off your debt with step by step instructions. The only reason I gave it 4 instead of 5 stars is because it does not update in real time (ie your balances won't reflect something you just paid) and some companies don't seem to ever link up, which is frustrating; however their reps said they are working on a way for us to be able to manually insert loan/debt info.
Excellent apps
So far so good. It is just like Mint but with a focus on debt only. It is set up for you to create your own debt management plan, and targets paying the debt that has the highest interest first. There are still some issues linking accounts, but the company is working on enabling manual inputs for the accounts that can't link. Highly recommend to use if you trying to get out of debts.
Excellent, for the most part
The one thing that keeps me from giving 5 stars is the inability to connect ALL of my accounts. A Barclay credit card and one of my bank accounts cannot be connected so the system doesn't give me a 100% view of my outstanding balances. Other than that, it has been an EXCELLENT tool for keeping me organized on everything else!
- Free
- Category: Finance
- Updated: Jun 26, 2013
- Version: 1.36
- Size: 6.5 MB
- Language: English
- Seller: ReadyForZero Inc.
- © 2013 ReadyForZero
Compatibility: Requires iOS 5.0 or later. Compatible with iPhone, iPad, and iPod touch. This app is optimized for iPhone 5.


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Trevoyan Guest House - Tamboerskloof, Cape Town
12 Gilmour Hill Road - Cape Town1-877-662-6988
Looking for guest house accommodation in Cape Town? Why not try Trevoyan Guest House!
This 4-star Tamboerskloof, Cape Townguesthouse offers free Wi-Fi, an outdoor pool and a garden.
There is also a fireplace in the lobby creating a nice ambiance. Other amenities include laundry facilities.
These reviews have been left by customers who actually stayed at this hotel
Check Availability at Trevoyan Guest House
Breakfast at Trevoyan Guest House
A free buffet breakfast is available between 8:00 AM and 10:00 AM.
Facilities at Trevoyan Guest House
- Multilingual staff
- Internet/Email services
- Outdoor swimming pool
- Laundry room
- Garden
- Shuttle service from and/or to the airport
Know before you go
- This property offers transfers from the airport (surcharges may apply). Guests must contact the property with arrival details before travel, using the contact information on the booking confirmation.
- Children 12 years old and younger are not permitted at this property.
- Only registered guests are allowed in the guestrooms.
- No pets and no service animals are allowed at this property.
Check-in: after 2:00 PM.
Check-out: before 11:00 AM.
Please contact the property ahead of time to make arrangements for check-in.
PolicyExtra-person charges may apply and vary depending on hotel policy.
Government-issued photo identification and a credit card or cash deposit are required at check-in for incidental charges.
Special requests are subject to availability upon check-in and may incur additional charges. Special requests cannot be guaranteed.
- No onsite parking is available.
- The name on the credit card used at check-in to pay for incidentals must be the primary name on the guestroom reservation.
Trevoyan Guest House reviews
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- December 2014
- Venere Guest
- Switzerland
Trevoyan Guest House reviews by TripAdvisor
Room Details
Trevoyan Guest House has 7 guest rooms, all with Egyptian cotton sheets and designer toiletries. Guests can unwind at the end of a long day and enjoy flat-screen televisions with satellite channels. Corporate travelers visiting the Cape Town City Centre area will benefit from free wireless high-speed Internet access as well as safes. Individual décor and furnishings make each stay a unique experience. A good night's sleep in comfortable beds with premium bedding will have visitors waking up refreshed and well-rested throughout their vacation or business trip.
Designed to promote relaxation and well-being, all private bathrooms offer luxury deep soaking bathtubs and hair dryers. Refrigerators, minibars, coffee/tea makers and complimentary bottled water are supplied in each room to facilitate basic travel needs.
Accommodation Services
- Mini bar
- Mini fridge
- Coffee and tea maker
- Hairdryer in each room
- Safe
- Satellite TV
- Wireless Internet access
Distances from Trevoyan Guest HouseChristopher Moller Art Gallery - 0.2 km / 0.1 mi
Bertram House - 0.6 km / 0.4 mi
Cape Town Medi Clinic - 0.8 km / 0.5 mi
South African Museum and Planetarium - 0.8 km / 0.5 mi
Cape Town Holocaust Centre - 1 km / 0.6 mi
South African Jewish Museum - 1 km / 0.6 mi
Great Synagogue - 1 km / 0.6 mi
Brundyn Gallery - 1 km / 0.6 mi
Company Gardens - 1 km / 0.6 mi
South African National Gallery - 1.1 km / 0.7 mi
De Waal Park - 1.1 km / 0.7 mi
Palm Tree Mosque - 1.1 km / 0.7 mi
Auwal Mosque - 1.2 km / 0.7 mi
Parliament of South Africa - 1.2 km / 0.7 mi
Cape Town Museum - 1.2 km / 0.8 mi
The preferred airport for Trevoyan Guest House is Cape Town (CPT-Cape Town Intl.) - 18.2 km / 11.3 mi.
Distances are calculated in a straight line from the property's location to the point of interest or airport and may not reflect actual travel distance.
Distances are displayed to the nearest 0.1 km and mile.
Transportation services Trevoyan Guest House
- Shuttle service from and/or to the airport
We have the accommodation you need, all over the world
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- • Hilton Hotels, South Africa
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- • Batak Hotels, Bulgaria


text:
The Nokia Lumia 920 is obviously the new flagship device of the company, a handset labeled "the most innovative Lumia" by the Finnish handset maker. The device will offer users a few interesting features such as PureView camera and wireless charging, among other things.
Nokia Lumia 920 and Lumia 820 Windows Phone 8 handsets official – what you need to know
by Chris Smith 2 years ago


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Names and faces
Posted: August 13, 2014 at 4:24 a.m.
Robin Williams hanged himself with a belt at his home, a coroner's office official said Tuesday in providing the first details of the actor's death. A personal assistant knocked on Williams' bedroom door around 11:45 a.m. Monday and grew concerned when he did not answer, Lt. Keith Boyd, an assistant deputy chief coroner for Marin County, Calif., said at a news conference.
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American Art Nouveau
by Rachel Haas
An accurate historical measure of American art nouveau artists Euege Grasset, Louis Rhead, William H. Bradley, and Edward Penfield. This book includes beautiful images of nineteenth century art.
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Simon Pegg, Nick Frost and writer/director Edgar Wright, together again for the final film in the Blood and Ice Cream Trilogy (of which Shaun of the Dead and Hot Fuzz are part).
The World's End begins October 25, 2013.
-Nick Frost, Simon Pegg
-Simon Pegg, Nick Frost
I have no idea what's happening over at Picture is Unrelated!
Disclaimer: language is inappropriate for work
Featuring Sir Patrick Stewart, Simon Pegg, Ryan Lochte and Maisie Williams
Want more London Olympics content? ROFLympics has been awarded the gold medal of awesomeness!


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THE D6 GENERATION PODCAST (Contributor) is a bi-monthly podcast that features topical, controversial, and (hopefully) entertaining conversation about miniature war games, board games, and other topics near and dear to gamers' hearts. I contribute a regular segment called Total Fan Girl in which I conduct interviews and share my opinions about life as a Girl Gamer.
THE WHONIVERSE PODCAST (Co-Host) is a weekly podcast on all things Doctor Who with me and Michael Gaines. We talk about recent episodes, news, rumors, and whatever Doctor Who stuff has caught our eyes.
NERD APPROVED (Contributor) has all the nerd news that's fit to print from movies to comics, video games to cartoons, if you're a nerd, then you need to check this out.
FASHIONABLY GEEK (Contributor) is all about geeky fashion and incredibly cosplay. We scour the internet for the perfect Doctor Who fez, the latest Game of Thrones t-shirt, and the most amazing cosplay ever.
THAT'S NERDALICIOUS (Contributor) is the tasty side of nerdverse. We've got TARDIS wedding cakes, Star Wars cookies, Halo cocktails and all sorts of delicious treats. Oh, and bacon, because, duh, bacon.
GEEKMOM (Senior Editor) is the intersection of Mom and Geek culture. We cover parenting with a decidedly geeky viewpoint and write about wonderful gadgets, gizmos and geek culture.
SHE BUYS CARS (Director of Automotive Content)
SheBuysCars is a web community for women who buy, care for, and live their lives around cars. I wrangle cars for our writers, post my reviews, and cover car news
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I contribute daily posts covering everything from new vehicles to custom rides to, well, pretty much anything about cars.
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Even more car reviews and news, written by, that's right, me.
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text: No recent wiki edits to this page. OriginChester Fenton drives a taxi in a small town in Florida. He regularly transports Captain Marvel to The Cape and other destinations when Mar-Vell is in his civilian identity of Walter Lawson.CreationChester Fenton was created by writer Roy Thomas and artist Gene Colan in 1968.


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Whether you are saving for your dream home, your first car or even your child's education, McClain Bank can help.
|Savings Account
|Opening Balance
|Balance To Avoid Service Charge
|Interest Bearing
|Regular Savings
Regular Savings
McClain Bank's Regular savings account is our most flexible savings plan. Customers may deposit or withdraw available funds at any time. Interest is compounded and added to the account quarterly.
|Kids Klub Savings
Kids Klub Savings
McClain Bank's Kids Klub savings account is a great way to encourage saving among the younger generations. Customers may deposit or withdraw available funds at any time. Interest is compounded and added to the account quarterly.
|Certificates of Deposit
|Early withdrawal penalty may apply
Certificates of Deposit
McClain Bank's CDs provide competitive rates with terms from 91 days to five years. With as little as $1,000 you can open your own Certificate of Deposit (CD).
|Early withdrawal penalty may apply
Individual Retirement Accounts
McClain Bank's IRAs provide competitive rates and various terms ranging from one to four years. With as little as $100 you can open your own IRA and get you started saving toward retirement today! We offer Traditional, ROTH, SEP and Coverdell Education IRA plans.
Substantial penalties may apply for early withdrawal. Please consult a tax advisor.
Health Savings Accounts (HSA)
Health Savings Account (HSA) enables you to lower your health insurance premium, reduce your income taxes, and build an additional retirement account.
Lower your health insurance premium. High Deductible Health Plan is required but it is less expensive than traditional health insurance.
Reduce your income taxes. Money deposited in your HSA is 100% tax deductible and can be withdrawn to pay for medical expenses, tax free.
Additional Retirement income. You always own the account. The funds in your HSA are always yours and grow tax-deferred like an IRA. At age 65 the money can be withdrawn penalty free for any reason. And catch up contributions are available for people age 55 and over.
Employers may also open an account for employees.
Ten percent tax penalty on withdrawals made for unqualified expenses. Please consult a tax advisor.
Also Available with Personal Savings Accounts:
- FREE Online Banking
- FREE Telephone Banking
- FREE Visa ATM Card
- FREE ATM Transactions at McClain Bank ATM Locations
- FREE Automatic Transfers
- ¼% discount on personal loans with automatic debit


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Many mobile payment systems tailored for restaurants and other food vendors were introduced in 2011. Restaurant-industry insiders say 2012 will be the year of widespread adoption – and possibly a shakeout. A brief overview of the main contenders and considerations follows:
Please see full article below for more information.
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Sunday Musings: Kings in a precarious situation goo.gl/fb/KBJ3eP
reply ·
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With the sixth pick, the Kings select…(pt. 2) goo.gl/fb/wE5KaB
Cowbell Kingdom Podcast Ep 200: Ryan Blake goo.gl/fb/Mtd4bI
CK Podcast Ep 200: NBA scouting consultant Ryan Blake goo.gl/fb/gffytM
DeMarcus Cousins named Second Team All-NBA goo.gl/fb/pWuRKV
Jonathan Santiago serves Cowbell Kingdom as senior editor specializing in writing, podcasting and video production. He also handles the majority of CK's day-to-day beat coverage of the Kings.


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Tech Helproom
It's free to register, to post a question or to start / join a discussion
Strange Behaivour on Web Site
Likes # 0
Posted July 1, 2009 at 11:32AM
Hi Guy's
Hoping some one can help me with a bizarre problem.
I designed a web site 18 months ago which has been running successfully since Goggle indexed it.
The site has achieved 12,000 hits with no complaints.
However when I transferred ownership of the site to a person who was running the organisation the site represented there seemed no problems. He was given 'Full Site Access' to allow him to add or delete as he wished.
This is where the problem occurs!...when he goes on-line to log onto the site, the Welcome(Home) page opens then when he clicks on a link to another page...it defaults back to the Welcome page?
Given that the link to the 'Login' is contained in a 'Contact Us' page which is second in the links; therefore he is unable to get into it.
I apologise for a long ramble but the facts are important. Any idea's from out amongst you guy's?
FYI I have cleared the Temp files, cleared the DNS cache, and run every type of Anti-virus; Malware programs by the bucket load.
Likes # 0
Posted July 1, 2009 at 11:37AM
Hi Guy's
I forgot to add that I can access the site and all the links respond as should from my machine.
Several friends have carried out the same 'look' and the result is that the site and all its links work. My only avenue open is whether his Router is the cause? Any thought?
Likes # 0
Posted July 1, 2009 at 5:22PM
Hi Guy's
Forum Member 'asks whether the 'Temp' File has been cleared?'
By invite I accessed the new owners PC and using the RUN program contained in the Win Start.
By typing in Temp and Enter...folder opened to give access to Temp Files. All highlighted and deleted.
Again using RUN type in...%Temp% and delete all files in folder.
Next using RUN type in...Prefetch and delete all files in folder.
Then using CMD as Administrator, I typed in
ipconfig /flushDNS Enter.
Following which I Rebooted.
Opening the Firefox Browser I typed in the following...
click here
The site opened at the 'Welcome Page' but would not action the links to other pages on the same site !! I am assuming these links are on the Page Headers?
Let me stress that when going back to use MY OWN PC I was able to gain full access, login and receive 'Editing Rights'
FYI I used a WYSIWYG web Design system, the clue is in the sub-domain.
This is beyond my reach, any one give me a hand?
Grovelling please.
Likes # 0
Posted July 1, 2009 at 7:23PM
'fourm member'
Thanks for your response;
Regarding Javascript being turned back on; the question then arises what happens if this 'fix' fails to solve the problem?
You mention fixing the site so it renders correctly without Javascript; This is where my knowledge reaches the end of its limit !! Would it be possible for you to assist me in this area and give me a direction where to achieve this fix? Bit of a cheek I appreciate, Hoping for assistance.
regards :)
Likes # 0
Posted July 1, 2009 at 10:40PM
Hi fourm member
Thank you for your assistance, its great when people such as yourself help others out with their problems.
Post Resolved.
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