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Author(s): Troy Cummings
"Giddy-Up, Daddy!" is the newest imaginative picture book from celebrated cartoonist Troy Cummings. When rootin'-tootin' Daddy the "horse" is eyeballed by some rotten rustlers, it's all the kids can do to keep him out of the big lugs' lasso. What follows is a quick detour through a rodeo, a trip across a circus high wire, and a near-miss in the Rockies, till the kids don Mounty gear and capture the bad guys for good. A celebratory parade at sundown leads the kids and Daddy back home into Mom's waiting arms.
TROY CUMMINGS has been drawing and writing since he was just a small cowboy. His illustrations have appeared in newspapers and magazines, on Web sites, on frozen-fish-stick packages, and in hospital waiting rooms. This is his third picture book. He lives in Greencastle, Indiana, with his cat and his family.


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Tom Hogan, Jr. (email@example.com)
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Online Meeting 2000 Marks 21st Year as a Premier Information Industry Event
Medford, NJ, June 23, 2000 The largest electronic information conference and exhibition in North America, the National Online Meeting & IOLS 2000, took place May 16-18, 2000, at the New York Hilton in New York City.
Sponsored and organized by Information Today, Inc. (ITI), the National Online Meeting & IOLS 2000 again brought together a stimulating blend of information industry innovators and practitioners from around the world. With over 5,200 in total attendance, the 21st annual conference featured more than 100 dynamic speakers in three simultaneous tracks, pre- and post-conference workshops, plenary sessions, keynote speeches, an Electronic Publishing seminar, and the 2-day Integrated Online Library Systems (IOLS) conference within a conference.
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For more on the National Online Meeting & IOLS 2000 see Report from the Field: 21st National Online Meeting, by Paula J. Hane in the July/August 2000 issue of Information Today, or visit the ITI Web site at www.infotoday.com/newsbreaks/breaks.html.
In addition to the National Online Meeting, Information Today, Inc. is the organizer of the Computers in Libraries, Internet Librarian, and Internet Librarian International conferences, as well as the upcoming KMWorld Conference & Exposition. ITI is also the publisher of Information Today, Computers in Libraries, Searcher, MultiMedia Schools, KMWorld, and Link-Up.
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- Sleeps 6
- 2 Bedrooms
- 2 Pets allowed
- WiFi available
- Private parking
- Garden/courtyard
- Saturday changeover
Torcliffe enjoys a dramatic position looking over Combe Martin and along the coast. This detached home can be reached up a quiet narrow lane from the village. It is a spacious bungalow with a light and airy open plan layout and large bay windows taking full advantage of the stunning views. It has been furnished in a contemporary style throughout with newly fitted decking spanning the whole elevation with the best sea views - a perfect setting for al fresco dining as guests enjoy the sun setting across the water. An up to date large kitchen makes dining in a popular choice with the dining table positioned to take full advantage of the views. The dual aspect lounge has equally spectacular views. The main double bedroom opens onto a small level enclosed garden and the twin room enjoys views up the valley towards Exmoor. The home has an entrance porch and boot room providing secure storage for surfboards, bikes and beach equipment. Large sloping gardens surround the property. The well-known Grade II listed Pack O' Cards Inn looks over Combe Martin beach and the village also has a general store/post office. Combe Martin is well known for its Wildlife and Dinosaur Park; a 28-acre attraction that has a passion for encouraging respect for the natural world. As well as lions, wolves, sea lions, monkeys, wallabies, exotic birds and more, the park is well known for its life-sized animatronic dinosaurs. The village consists of one long street that is wedged into the valley and runs for roughly one and a half miles from Exmoor to the Atlantic
Ground floor (accessed via 15 steps in the path from the lane):
Lounge: Wall mounted 42" Smart 3D, HD LED TV, Blu ray DVD player, and CD player
Kitchen/diner: Gas cooker, extractor, microwave, fridge/freezer, and dishwasher. Double bed settee. Wall mounted 19" TV
Utility room: Washing machine, tumble dryer
Bedroom 1: King bed. 32" LED TV. En-suite bathroom with shower over bath, toilet, washbasin and heated towel rail
Bedroom 2: Twin beds
Shower room: Shower, toilet, washbasin and heated towel rail
Pets: Two dogs welcome
Parking: Private parking for three cars down the slope in a private bay
Garden/patio: Garden with patio furniture
Heating: Gas central heating
Short breaks: Available all year round (but for specific dates only bookable within 2-8 weeks of the holiday start date)
Notes: Linen and towels are provided (please bring beach towels). Unlimited Wi-Fi is available free of charge. No smoking at this property. Baby bath available. The land above the parking bay also belongs to the owner and is available for guests
Beach: 0.1 miles Pub: 0.3 miles
- Sleeps 6
- 2 Bedrooms
- 2 Pets allowed
- WiFi available
- Private parking
- Garden/courtyard
- Saturday changeover
- 2 Bathrooms
- Bed linen provided
- 0.3 mile to a pub
- Towels provided
- Cot available
- 0.1 miles from the coast
- Sea views
- Dishwasher
- Washing machine
Excellent property. Stayed at loads of cottages and this is certainly one of our favourites. Immaculately clean , really impressed. The view is superb. Mr Nigel Oakes - 29th March 2019
Beautiful views, main reason for choosing torcliffe. Very well fitted out and plenty of helpful information on places to visit, plus variety of games to keep you amused. Mr Neville Care - 2nd March 2019
Stunning views of the coveMr Robert Newton - 1st February 2019
definitely a property with a wow reaction ,the views superb property spacious and combe martin a lovely small friendly village .only ten minutes to Ilfracombe it is a steep climb to the property but really worth it have booked again for next year enjoyed it so muchMrs Denise Hewitt - 10th September 2018
The views from the accommodation were spectacular and because of its high position we were able to sit on the terrace till late and enjoy the wonderful sunsets. When we arrived everything was cleaned to a high standard and there were nice little touches; we particularly enjoyed the chocolate cake. Torcliffe is a lovely, very relaxing place to stay and I would highly recommend it. Guest from 25th August 2018 - 1st September 2018
Fantastic property with amazing views of Combe Martin bay. It was warm, cosy and very comfortable. Marsdens were very easy to deal with and we will definitely be back.Mrs Jane Waterhouse - 17th February 2018
This is a stunning property with an incredible view - we are already looking at coming back next year!Natalie Russell - 15th February 2018
Superb accommodation, very well equipped and spotlessly clean. We really enjoyed our stay. Mrs Maxine Sharman - 10th December 2017
Fantastic, perfect property. Thoroughly enjoyed our stay.Miss Maggie Cottrell - 11th November 2017
This was our third successive visit to Torcliffe in June, which we love because of its stupendous location, we spent hours just admiring the view. You feel on your own, yet local shops are only 5 mins. away, which we like.Mr Martin Ward - 26th June 2017
A lovely property and view, we love to come back as we do.Mrs teresa agutter - 21st June 2017
Had a lovely relaxing stay, cannot forget that amazing view. Mr B Knowles - 3rd June 2017
Only complaint was the weather.... Although it didn't stop us having a marvellous week.... It was a pleasure to have such a lovely place to go back to after a busy day exploring... Wonderful location, great views and very peaceful ... Thanks to all concerned....Mr Stephen Bennett - 13th March 2017
Had wonderful sea views. Was a very spacious, well presented property with high standards of cleanliness.Mrs Marion Oubhie - 20th February 2017
Overall very good, excellent location close to the village and for walking, great vista from the front windows and decking. Lots of light pouring in throughout the daytime, even in February. All made for a very relaxed few days.Mr J Stone - 13th February 2017
By far the best holiday property we have ever stayed in. From the view to the location to the overall appearance and cleanliness of the property: it could not be faulted! A***Miss H Brown - 6th February 2017
Torcliffe.what a phenomenal property and impeccably kept. We are property snobs and not easily impressed so this rating does not come easily. The house came with every amenity imaginable. The Marsdens booking process was flawless as well. Thank you!Mrs Richard Ellis - 31st January 2017
FANTASTIC 10 out of 10Miss Susan Scamp - 16th January 2017
Fantastic accommodationMrs Gail Popham - 8th August 2016
Perfect location and accommodation. This was our third visit to Torcliffe, we really like the refurbishments to the property and will definitely visit again.Mrs Sally Saunders - 1st August 2016
We went to Torcliffe last year, this year, and have already booked June 17th-24th in 2017. That says it all really.Mr Martin Ward - 4th July 2016
Stunning, our best holiday yet . Location and views better than expected. Far more room than expected.Mr M Chant - 30th May 2016
An excellent property with outstanding views. Very welcoming.Mr Edward Satterthwaite - 23rd May 2016
A fantastic bungalow, with wonderful and interesting views of the sea and of Combe Martin.Mr Andrew Lane - 16th February 2016
Beautiful property in a stunning locationMr A White - 30th September 2015
Wonderful stay in such a lovely house. Amazing views of a beautiful coastline that you can never tire of. The house was spacious and well equipped and perfect for our family holiday - Thank you!S Family - Ely, Cambs - 22nd August 2015
Lovely comfortable house with fantastic views, we don't want to leave...A&B - 8th August 2015
15 years ago we came to Combe Martin for a hike. We fell in love with the views. So it was super exciting when we were looking for a holiday home and this house showed those exact views! We don't want to leave. The house is really comfortable and very spacious. Thank you!K&A, New Jersery, USA - 1st August 2015
Beautiful house in an amazing location, would never tire of the view. Had a lovely holiday, definitely come back to DevonJ&S - Shropshire - 25th July 2015
Our first family holiday with a six month old baby. The accommodation was perfect, spacious with lovely facilities. The fact that the bedrooms were spaced apart meant any disturbances in the night were kept to a minimum. The extra touches of milk, cold water in the fridge and a lovely cake were great on arrival. Location was great... Thoroughly enjoyed our time here - thank you. The view is unbeatable, particularly sunsets.M Family - Staffordshire - 11th July 2015
Lovely, spacious bungalow, very clean and we loved the wonderful view. So relaxing to sit outside and just watch the view. Enjoyed our week, many thanks.Mr & Mrs J - Trowbridge, Wiltshire - 7th July 2015
Very clean.spacious, light and well-appointed accommodation. The views are absolutely astounding and present the visitor with many happy hours of quiet contentment and contemplation, whatever the weather or season....Mr & Mrs W - Cheltenham, Gloucestershire - 13th June 2015
A wonderful cottage, can't wait to come again! Amazing views, will miss sitting on the decking watching sea after a long day exploring. Would recommend The Dolphin, good food (esp. the Sunday carvery), child and dog friendly. Great beaches at Putsborough and Saunton...E, M, J - Didcot, Oxfordshire - 6th June 2015
Many thanks for the cake and milk. We had a lovely week in Torcliffe and North Devon. The beds are so good...Mr & Mrs Z, Germany - 22nd May 2015
Views from the cottage are superb, the sunsets were fabulous. Excellent all round.Mrs teresa agutter - 19th May 2015
Lovely 2 weeks holiday, been out every day. The views from Torcliffe are amazing. The cottage was very clean on arrival. Thank you to Andrea the housekeeper for cake and milk and also Arlene at Marsdens for her lovely gifts. Been using this letting company for over 6 years and everyone is always friendly and helpful...T&T, nr Oxford - 16th May 2015
Lovely 2 weeks holiday, been out every day. The views from Torcliffe are amazing. The cottage was very clean on arrival. Thank you to Andrea the housekeeper for cake and milk and also Arlene at Marsdens for her lovely gifts. Been using this letting company for over 6 years and everyone is always friendly and helpful...T&T, nr Oxford - 16th May 2015
Torcliffe is a lovely spacious bungalow, we have had a very relaxing stay, the views are fantastic. We have enjoyed walking around the Valley of the Rocks Lynton & Lynmouth are worth a visit. A good meal can be had at the Pack of Cards....C&K, Stoke-on-Trent - 25th April 2015
We had an amazing week, beautiful weather which was made all the better by the amazing windows and decking - good for relaxing on and soaking up the sun. Very well appointed cottage, very comfortable and we were greatly enjoyed the cake on arrival!...We look forward to coming back one day!J&G - Kent - Canterbury - 18th April 2015
Lovely bungalow, so comfortable and well equipped. The view from Torcliffe is wonderful. The weather has been great. We have had a restful peaceful holiday. Just what we needed. Combe Martin remains the same unspoilt. We will be back!C&G - 18th April 2015
We had an amazing week, beautiful weather which was made all the better by the amazing windows and decking - good for relaxing on and soaking up the sun. Very well appointed cottage, very comfortable and we were greatly enjoyed the cake on arrival!...We look forward to coming back one day!J&G - Kent - Canterbury - 18th April 2015
This week has been amazing. Not only was the view beautiful and the weather fantastic but the house was light, airy and well-furnished. The decking is a great addition to the already lovely house; sunbathing was a very popular past time among our family!D, S &C - Poole, Dorset - 10th April 2015
This week has been amazing. Not only was the view beautiful and the weather fantastic but the house was light, airy and well-furnished. The decking is a great addition to the already lovely house; sunbathing was a very popular past time among our family!D, S &C - Poole, Dorset - 10th April 2015
Amazing views and a very comfortable house. Ideally placed for walking the coast path. Thank you very much.Mr & Mrs C, west Sussex - 28th March 2015
20 years of self catering and this has to be amongst the best. Can't understand why Torcliffe is only rated as 3 stars! Should have 5*....Thank you so much Andrea for a really warm welcome.V&S, East London - 14th March 2015
We came to Torcliffe the same time last year and came back because we loved the house, the views and the level of comfort whatever the weather. We were even more pleased to see the changes - the new bathroom, the decking and windows and appreciate the money that has been spent on it. Again, we enjoyed all the little extras - it makes it a far superior rental property to all others we have stayed in over the years. Explored more walking areas this year, thanks to good maps - Mortehoe, Woody Bay, Woolacombe...P & H, Hertfodshire - 28th February 2015
We had a lovely time in a clean, welcoming and warm property. The house is beautifully furnished and cosy...and we enjoyed our stay greatly. Thank you!A - 12th December 2014
The first word we all said when we walked into Torcliffe was wow. The most stunning views of coast and countryside, like living the dream. Thank you so much for sharing Torcliffe with us, we loved everything about the bungalow, one of the best we have ever stayed in over 30 years of self-catering. We have walked miles along the stunning coastal paths, definitely a lot fitter than when we arrived! I am going to miss just sitting and gazing at that fabulous view, Camberley just doesn't compare. We look forward to returning to Torcliffe. Thank you.Mr & Mrs B - 12th December 2014
This was our 2nd visit to Combe Martin and Torcliffe and everything was a wonderful as one year ago. Thank you for providing such a lovely house for dog owners. Our white Swiss Sheperd was as happy as we were! We certainly will come again!S & R - 17th October 2014
A lovely clean, comfortable cottage, had everything we could possibly need. We enjoyed the fantastic views and walks around the rockpools. We will definitely be coming back....Thank you so much - we would recommend to family and friends as we enjoyed our stay so much - the tea, coffee and muffins on arrival were very welcoming.J & I - 21st September 2014
Wow, what a lovely house! So comfortable, spacious and the views are fantastic. We've had some wonderful walks along the cliff tops....recommend The Black and White Fish chippie, also Hunters Inn at Heddon's Mouth. Would love to come back! Thank you for letting us stay!G & S - 30th August 2014
We have all had a fantastic week away. The house is in a wonderful spot and we have enjoyed watching the world go by. The sunsets too have been great to see and Combe Martin itself is still a magical place. Black + White Fish and Chip shop was excellent but very busy on Fridays. Beach wise we have been spoilt for choice. Croyde is great, Saunton Sands is wonderful, Woolacombe is beautiful if a little busy. Even Wild Pear Beach along the coast path is amazing if you are prepared to attempt the rope descent to the beach (the last stretch of path has been destroyed by a land slip). I think we broke our family record for number of beaches hit in a week! Anyway - a great holiday. We would love to come back. Thank you!M Family - 23rd August 2014
Had a wonderful fortnight stay at Torcliffe, Combe Martin. Weather during week 1 good but week 2 a bit more overcast & changeable. Thought Combe Martin was wonderful with something for everyone & great for families. Cottage well equipped and in a stunning location. Spacious and very well presented. Lovely to have a welcome 'cuppa' & cake.M - 16th August 2014
Lovely location with stunning views, day and night. Bungalow clean and spacious and well equipped. Combe Martin = quaint and unspoilt (can recommend the butchers). Weather = perfect! Only one overcast day, so we did a long coastal walk - well worth it! Beautiful views. This was over second visit to Torcliffe and we have thoroughly enjoyed our stay. A relaxing family holiday. Thank you for cake, milk and coffee on our arrival, it was much appreciated.The S Family - 2nd August 2014
Great place - really enjoyed the views. Need a good pair of binoculars to keep yourself entertained. Local pub Foscle good for pint overlooking beach as evening sun goes down. Pack of Cards pub grub fine and dogs enjoyed short walk along the village and back.A & J - 26th July 2014
Wonderful accommodation, fantastic views, weather has been absolutely great. No need to venture far if you don't want to. We did, so much to see. This is our 26th year holidaying in Devon, using Combe Martin as our base. The property was spotless and the welcome tray much appreciated. Thank you.Mr & Mrs B - 19th July 2014
We have much enjoyed this spacious property and the location above the 'combe' and are grateful for the high standard of preparation - thank you. Much walking to be had in magnificent countryside and conditions.Mr & Mrs R - 5th July 2014
We stayed a fortnight in this beautiful house on this magnificent location and enjoyed it thoroughly.B & R - 14th June 2014
What can I say? When sitting in the garden with a glass of wine in the evening, the view takes your breath away - it is so beautiful. Lovely house, with everything we could need and more. Thank you very much. We have been blessed with wonderful weather this week and have walked miles. This area is perfect for walkers....Also Combe Martin has all you could need locally.Mr & Mrs M - 17th May 2014
Torcliffe is a lovely property - truly relaxing, we've done a number of these cottage rentals....this break has ticked so many boxes for us - we are sure to return....Combe Martin itself is a little gem, good accessibility to the lovely beaches North Devon has to offer, Woolacombe and Saunton really spacious, Croyde good (but dog ban May - Sept)...I hope everyone enjoys it as much as we have.Mr & Mrs W - 9th May 2014
A lovely holiday rental, far outweighed our expectations.A view to die for and to top it off, we only had rain 1 day out of the whole week. The cake on arrival was a nice touch. Spacious and comfortable, the bed I want to ship home with me as it is extremely comfortable....We will certainly be booking again.Mr & Mrs B - 5th May 2014
Wonderful place to stay, very spacious, tidy and renovated to a high standard, I could move in and live here without hesitation. Great views day and night. Lynton and Lynmouth worth a visit and Valley of Rocks is beautiful. A good holiday had by all.The B Family - 20th April 2014
Torcliffe' is a wonderful property with fabulous views across the bay. Perfect location for walks, horseriding & towing around North Devon. I highly recommend Devon Riding School who offer lessons & hacks across the moor. Arlington Court is a must to visit with beautiful gardens to stroll through. A little bit further out is Saunton Sands - an amazing beach! And we treated ourselves to afternoon tea at the hotel which overlooks the beach. Ilfracombe has some lovely little restaurants near the harbour which offered great value meals. In Combe Martin itself, I can recommend The Dolphin for bar meals and also the Fish & Chip Shop just up the road. This is definitely a place to relax & unwind - I shall miss sitting in the rocking chair, patio door open, just gazing out at the bay...! The property has everything you need and beautifully furnished. Spacious, bright and comfortable.Ms B - 11th April 2014
We have had a lovely relaxing week in this lovely bungalow. I am writing this on our last day in glorious sunshine, what a lovely end to our week. When we walked in on our day of arrival, we said wow. The bungalow is beautifully furnished and very comfortable , all the oak furniture being very impressive! I need to stay here at least 2 months to read all the books available and the CDs and DVDs plus games and magazines made it home from home...Thank you for the tea tray and delicious cake, it was much appreciated....We will definitely be back, thank you for having us.Mr & Mrs W - 5th April 2014
We have had a lovely relaxing time at Torcliffe, we have enjoyed the ever-changing view, especially the early evening sunsets. Torcliffe is a cosy and comfortable cottage, the tea and cake found on arrival were very welcoming.Mr & Mrs M - 8th March 2014
Such a lovely place for a winter break - location and bungalow. Fantastic all round views to watch weather, and more weather, rolling it towards us. Very warm, very comfortable, lots of space and bright and airy. Loved all the magazines - so know how to prepare for the beach this year and then..thanks for the cake - a lovely thought.P & H - 1st March 2014
Great views and location. Easy access to Ilfracombe,Woolacombe, Saunton & Croyde, great (windswept!), beach walk. House has everything one could ask for and would definitely recommend...A & N - 4th January 2014
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There were about 15 attendees, ranging from talk.maemo.org members, mobile enthusiasts, wireless carriers, and of course Howard Chui, of HowardForums fame.
I was in "EIPI-mode", and asked Samir some very pointed questions relating to Maemo/Meego. Some takeaways:
1. Nokia is commiting to the North American market with Meego
2. Meego devices from Nokia will be both mainstream and high-end in the hardware department.
3. Meego is not replacing Symbian
4. Samir would not answer if Nokia's Meego would have the 2-way pannable desktop, saying it may be damaging to his job if he answered! I am fairly certain that it will though based upon what we know of Harmattan.
5. Skype video coming to N900 .... It was demonstrated between Samir's N900 and his Booklet 3G.
Samir was asking for our feedback. I had my NA peeps in mind when I strongly said that Nokia must be committed to MeeGo's success in North America. Two things, IMO have been strikes against the N900 here in North America: 1) still being a geek device, and 2) choice of AWS HSPA bands which severely limit its adoption in 850/1900 land over here. If Nokia puts in the 5 band chip from the N8 in the first MeeGo device, it will go a long way to securing North American adoption, IMO.


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Friend's Email:
Subject: I have found a DVD that I think you would enjoy
|The 4400 - The Complete Third Season
Actors: Joel Gretsch, Jacqueline McKenzie, Mahershalalhashbaz Ali, Patrick John Flueger, Megalyn Echikunwoke
Directors: Aaron Lipstadt, Allison Liddi, Colin Bucksey, Fred Toye, Morgan Beggs
Genres: Drama, Science Fiction & Fantasy, Television, Mystery & Suspense
UR 2007 9hr 20min
Four thousand-four hundred people missing from around the world return together in one place, on one day. Genre: Television Rating: NR Release Date: 8-MAY-2007 Media Type: DVD
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Member Movie Reviews
Jessica J. from ENID, OK
Reviewed on 2/23/2008...
After waiting very impatiently for this to come up here, I ended up finding it used at a local store. I bought it on the spot, as this is one of my all-time favorite shows. I was not disappointed. The 3rd season was killer! I absolutely cannot wit for the 4th season to come out on disc...
2 of 2 member(s) found this review helpful.


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Support Documentary 'Louisiana, Purchased' on Hatchfund
Photographer Terri Garland, who has worked on several projects in the south since the 90s, is currently crowdfunding a documentary film project on Hatchfund. Louisiana, Purchased is an extension of a photography project Garland has worked on for years concerning people living side by side and in direct contact with the large oil & gas refineries that are strung along Louisiana's coast & waterways. That series was supported by the Blue Earth Alliance and recently featured on Oxford American's website.
Garland has documented the back roads of Mississippi and also provided photography training to young people of Isle de Jean Charles in Terrebonne Parish, Louisiana, a coastal community that will not exist later in this century due to coastal erosion. However, this new documentary film will focus on the small unincorporated town of Mossville, west of Lake Charles in Calcasieu Parish and the potential (possibly inevitable) uprooting of its residents-descended from freed slaves-as a giant refinery prepares to expand its operations.
In a familiar story in Louisiana, this historical community has had to live with the effects of living so close to chemical refineries, and are now threatened with dissipation in exchange for oil & gas jobs, new students in public schools, and an expanded tax base.
Garland's project description explains, "Louisiana, Purchased will examine the history of community dissolution and relocation beginning with the 1830 Indian Removal Act up to present day corporate buyouts. Through interviews with community activists and tribal elders, the film will give voice to those who struggle for justice in the face of a government who has long favored the interests of big business over the welfare of constituents."
A detailed article posted on Mother Jones in the spring explains both the refinery expansion and the population Garland hopes to capture in her film, including these dark statistics:
There are 14 industrial facilities around Mossville, a community that's just five square miles in area. A 1998 EPA study found chemical toxins in the hamlet's air 100 times higher than the national standard. Another study found that 84 percent of residents had some sort of central nervous system disorder. Its residents at one point appealed to an international court, the Inter-American Commission on Human Rights, on the grounds that the continued pollution of the neighborhood constituted environmental racism. (That appeal is ongoing.) [via]
Garland says investigations of corporate espionage will be another thread through the film, as many environmental groups have alleged that third party surveillance agencies are paid to keep tabs or disrupt their efforts to fight expansions.
She has already arranged some high-profile individuals to be a part of the film. Actor Wendell Pierce (Treme, The Wire) has agreed to narrate the film, and retired Lt. General Russel Honore, Dr. Robert Bullard (regarded by many as the 'father' of the environmental injustice movement), and MacArthur fellow and scientist Wilma Subra have all agreed to be involved.
"But most important will be the stories of those people whose homes, health, and futures have been impacted by the greed of industry," Garland said.
Visit the campaign page for Louisiana, Purchased.
Donations to Hatchfund projects are tax deductible.
Ryan Sparks is the editor of Southern Glossary.


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By THULE
The Thule 810XT SUP Taxi Paddleboard Carrier is a premier locking stand-up paddleboard (SUP) carrier which delivers unmatched board security combined with a convenient, universal mounting design. New XT model features a 12" longer locking strap.
- Weight: 19lbs
- Length (carton): 30"
- Width (carton): 6"
- Height (carton): 6"
- Longer steel-reinforced webbing and spring-loaded locking cam accommodates bigger boards with unsurpassed security
- Exclusive, telescoping design delivers a custom fit for board widths up to 34" wide
- Equipped with Speed-Link mounting system for convenient, tool-free mounting
- Dual loading design allows for transport of two boards with maximum stability
- Soft, weather resistant padding protects boards during transit
- 2 One-Key locks (included) to secure stand-up paddleboards in the carrier
- 2 One-Key lock cylinders (included) to lock the carrier to rack
- Fits all Thule Rack Systems, round bars and most factory racks


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Two Best Sellers
The Book Thief – Markus Zusak
In 1939, Nazi Germany, Liesel is a foster girl living in Munich. She loves her accordion playing foster father, she helps her foster parents hide a Jewish man in their basement, and she steals books.
Written for young adults this book has everybody talking, it was with interest I picked up my copy to read. I really struggled to 'get into' this novel. Reading all the reviews I note with interest The Book Thief provokes two emotions, you either love it or hate it, I'm afraid I fall into the second category. A few reasons that I found totally distracting, The Narrator of the book was Death! Rather a unique approach but totally distracting to have the whole book written in third person. Then the sentence syntax and grammar. The sentences were mostly very short, or the longer ones were broken up with an excess of commas, this style was totally distracting and made the story rather choppy for me. I persevered, I did managed to skim the entire book but the story line never really grabbed me. So alas I join the dissenting voices for this one.
The Distant Hours – Kate Morton
Kate Morton would have to be one of the most riveting writers I've read, every character and their relationships are fascinating and I'm always 'hanging out' for the secrets to be revealed and the mystery to be solved. Within each novel, of which I've now read a few, she explores women relationships; mother/daughter, sisters, aunts, the integral component to her plot.
Edie Burchill is drawn to Milderhurst castle, where her mum was evacuated as a child during the War. 50 years later the eccentric Blythe family, the three sisters still live there together, the older twins caring for their 'baby' sister who plunged into madness when she was abandoned by her fiancee during the War. Edie unravels the truth of what really happened in 'the distant hours', dark secrets which have been waiting a long time to be revealed. I admit to being a bit disappointed with the conclusion but I'll stop there as 'no spoilers'. Though The Forgotten Garden still remains my favourite Morton mystery, The Distant Hours didn't disappoint, once again I read voraciously for days until the conclusion.
Linking up at Housewifespice for What We're Reading Wednesday


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Obama asked about Chinese dissident
April 30 - Obama ducks a question about the Chinese dissident believed to be under U.S. protection in Beijing. Rough Cut (no reporter narration).
ROUGH CUT - NO REPORTER NARRATION President Barack Obama on Monday (April 30) ducked a question about a Chinese dissident believed to be under U.S. protection in Beijing but said China will be stronger if it improves its human rights record. At a news conference with Japanese Prime Minister Yoshihiko Noda, Obama appeared to be walking a fine line between not saying anything to make it harder to resolve Chen Guangcheng's case while conveying U.S. respect for human rights and U.S. appreciation for wider cooperation with China. Chen escaped house arrest in rural China last week and is under U.S. protection in Beijing, according to a U.S.-based rights group. Asked directly about Chen's case, Obama replied: "Obviously I am aware of the press reports on the situation in China but I am not going to make a statement on the issue." Obama said the issue of human rights comes up every time there are senior U.S.-Chinese talks, saying the United States does so both on principle and because "we actually believe China will be stronger as it opens up and liberalizes its own system."


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Website: evasminiwelt.npage.de
Blog: minismakemehappy.blogspot.com
This blog is dedicated to dollhouse miniature food ... if you love them, make them or collect them ... this is the place for you! To share your work on the blog, please email me at email@example.com ... Bon appetit!
This whole set is exquisite! The wedding cake is out-of-this-world! You've made something really lovely--now it's time to take a bow! :-)
WOW that is gorgeous!
Oh.....I love it!!!!
What a lovely table! I love the colors. So sweet. Romantic. Well done, Eva. Thanks for sharing.
love,love your works Eva!! Beautifull!!
Very beautiful!! I love the pink and green it looks good.
Amo moltissimo il rosa con il verde......questa tavola è meravigliosa....complimenti
Stunning! This is the best miniature wedding cake display I have seen yet!
So far I like this one best =)
oh wow is that a 12th scale bride and groom topper!?!? -cue to faint. :D amazing!!
Thank you all so very much for your nice comments.I was very honored to be part of this gorgeous Blog.Thank you
Those cakes look yummy, I want to have a cake like that on my wedding day..hahaha.!Very cute, no doubt.:)
Remedios Hemorroides


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A book on sustainability in fashion
SAVEtheWATER Kitotex® among the most noteworthy case studies
The second volume in the series "Neo-materials in the Circular Economy" (edizioni Ambiente) cites SAVEtheWATER Kitotex® - the process developed by Canepa, in collaboration with CNR-ISMAC Biella, which helps to dramatically reduce the level of harmful substances released into the environment and the amount of water consumed in textile thread production processes – as one of the most interesting case studies regarding research into new materials for a more sustainable fashion industry. The book - compiled by Marco Ricchetti in collaboration with Blumine srl and sustainability-lab.net and published in two editions, in Italian and English, with a preface by Claudio Marenzi, President of Pitti Immagine – will be presented on 18 May at the Triennale di Milano event, along with the entire series available in bookshops from this month. This volume places a great deal of focus on the entire production chain, demonstrating that, in the words of Claudio Marenzi, "Italian fashion is not only beautiful and creative, but is also at the cutting edge in terms of materials and sustainable manufacturing". And fashion which is able to combine environmental protection and innovation has always been a top priority for Canepa, which has now been developing ecological patents for ten years and continues to invest in this area. As well as developing the SAVEtheWATER-Kitotex® project, which enables a 90% reduction in water and energy consumption, Canepa was the first textile company in the world to sign up to the Greenpeace Detox campaign for the elimination of harmful substances from production processes in order to achieve a cleaner and more sustainable fashion industry for people and the environment.


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The traditional evergreens or artificial trees aren't the only options for a Christmas Tree. We love to explore new ideas so we came up with some alternatives for you to decorate your house this year.
Whether it is for lack of space, will to do something different, lots of creativity of whatever other reason you may have, you're gonna love this ideas! Check them out below:


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How to Say "No" Without Being a Jerk by Art Rainer
I talk a lot about boundaries and the importance of saying "no," and Art does a great job sharing HOW to say "no."
Have you ever found yourself wanting to say "no," but you are afraid that doing so may make you look like a jerk?
So instead, you say "sure," "happy to," or "of course."
Your Mission Is Wherever You Are by Holly Gerth on (in)courage
Do you consider yourself a missionary? It simply means to have or be on mission, so you don't have to live in Africa be a missionary. You are on a mission right where you are.
"The earth is the Lord's, and everything in it, the world, and all who live in it." (Psalm 24:1)
Yes, a few are called to go but most are called to stay and this is no lesser of a story to be living. If God is everywhere, and He tells us that He is, then He loves all the earth and we can serve Him in any corner of it—including the one at the end of our own street. And we are all missionaries because none of us are "Home." We are all in a foreign place, in a culture where we are not true citizens but sojourners.
How Being Transparent Helps Scale Your Company by David Stack
Transparency is a foundational value to an organization's success and David does a great job sharing how it can help you scale your organization.
Transparency is more than just a buzzword, though board meetings and industry events tend to overuse the term. Saying it and successfully executing it are two different things. CFOs can strip away the superficiality by helping other leaders understand that transparency makes good ethical and business sense.
With Great Blessing Comes Great Responsibility by J.D. Greear
With what attitude of the heart do we give to the kingdom? J.D. shares some incredible truths about giving.
Greater financial capacity should lead not only to an increase in our standard of living but in our standard of giving as well.
You may say, "Well, I'm not really that wealthy yet." But then I have to ask you, "Based on what you're doing with what God has given you so far, if you were God, would you give you more money?"
Family teaches us about God and Tim shares how families are under attack in recent times.
We know that a distinctly Christian notion of family is crucial to raising children in the discipline and instruction of the Lord. But there is more at stake than raising the next generation of Christians. Family is crucial in at least two other ways: It teaches us fundamental truths of the Christian faith and it serves as an important kind of ministry. Allow me to explain.


text: I know that Tesla thinks for city charging 72A is way more than enough and for roadtrips it offers Superchargers but, in Europe 3-phase plugs are quite common to find. They support 22kW (32A each phase, 96A) easily and you can find more than that too. Even Renault ZOE has 64kW AC charger (96A each phase, 288A). Prior to Model S refresh we could have dual chargers and 22kW but now, top limit is only 16kW. Even with this setup it doesn't allow larger than 11kW charging without an EVSE. Why all these limitations? I live in Turkey and we have zero superchargers and zero ChaDeMo. If we could charge at 22kW we gain 110km/h and virtually every hotel, restaurant or industrial area has 3 phase plugs. I could plug in at a restaurant and get 160km juice while only having lunch. For that I need old, dual charger Model S and an expensive cable with a built in EVSE. I don't think it would be a huge cost item for Tesla to add a very capable three phase charger. Why do you think they have so much limitations?


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November 7-11, Swallow Valley Farm, Sonoma County, California
Register Now! Space Limited to 50 Students. Register before October 15 to get the low early bird rate.
Who should attend? Small farmers, home gardeners and anyone interested in soils, plants and small scale biomass energy. CLICK HERE TO RESERVE YOUR SPOT
What you will learn from our faculty of 12 experienced biochar practitioners:
• No-cost and low-cost ways to make plenty of biochar for your farm
• Biochar application rates and methods for best results
• How to make biologically active, nutrient balanced biochar fertilizer blends
• How to analyze biochar characteristics
• How to integrate biochar economically and ecologically into your farm production systems
• How to design biochar devices that capture useful energy
Continue reading "Biochar School - Appropriate Technology for Small Farms" »


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Colleen :)
Monday, August 31, 2015
It's here!!!!! Time for the Old Farmhouse Gathering fall celebration!! This team has geared up and made so many wonderful new fall items for you to take a look at and go shopping. Join me in this celebration by clicking here to see everything in this celebration. Or if you would rather you can go to Etsy and type in FFFOFG in the search bar. :) So.....let's go shopping!
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The wildflowers at the Park that was once the site of the old town dump.... Overlooks one of the coves from the Connecticut River. A wildlife viewing area full of native birds of the river.
Looking through my files and files of pictures I realized that as these images were at one time fresh in my mind. I had comfort in knowing that I had a window of time to recapture their beauty......I took them for granted.
Soon the leaves of the trees will turn rust,orange and red with the advent of cooler nights and will fall to the ground.
The flowers will dry and their seeds will scatter in the wind. Bedding themselves in the soil and sleeping thru the Winter til it becomes time to burst forth and sprout and start anew.
I have spent little time this year on my own garden ......maybe blogging too much has been the reason. I read today a fellow blogger pronouncing the same claim. Joan if you read this I feel your pain....or your "gardens pain". Planters gone unplanted, weeds not pulled, deadheading ignored. Yes a garden is always in need of attention. No such thing as a NO maintenance yard. Whether you are an ardent gardener, weekend gardener or not a gardener at all but own a patch of ground you will agree that it takes some work.
So for my Labor Day Weekend in the evenings. I will be laboring in my garden and glad to do it. There's nothing more satisfying then working in my own yard!!!
Hope you all have a wonderful weekend too.


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A town centre block that houses four high street businesses has gone up for sale for almost £4million.
The commercial block in Marlowes, Hemel Hempstead, is three storeys high and is home to charity shop Rennie Grove Hospice, mobile phone store Three, Costa Coffee and Subway.
There's also a vacant retail unit, which used to house Blockbuster, and there are offices upstairs on the second and third floor.
The unit covers 19,264 sq ft and is up for sale at £3,750,000.
Selling agent Jamie Lamond, from London commercial estate agent GVA, said: "It's fully let apart from the Blockbuster site so it's just a straight investment play really.
"Most of the people we have had through the door have a good understanding of that market."
The property has been on the market for around five weeks.


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Just few hours back, we posted about the software update to Google TV, that adds a bunch of new features including Android Market and TV & Movies.
You can read more about the new features in this post, which also has a couple of screenshots.
In addition to the update, which is scheduled to hit Sony devices starting early next week and the Logitech devices to following soon. Google has also released the following four videos that demonstrates the new features and the new "TV & Movies" app released today, that searches across live TV and internet streaming video sites let you access content in one place.
Watch the videos below:
What is Google TV?
The New Google TV Experience: TV & Movies
The New Google TV Experience: Search
The New Google TV Experience: Photos


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On June 9-10 I attended the 2011 Digging into Data Challenge Conference in Washington DC, which was a status report of the eight projects selected during the initial 2009 Digging into Data Challenge.
Unfortunately, due to traffic challenges to and from the conference, I was able to catch only one half of the sessions. Jennifer Howard of the Chronicle of Higher Education gives a good summary of the sessions (day 1 and day 2).
The highlights of the sessions I attended included the "Data Mining with Criminal Intent" project (whose poster is shown above), which includes the use of the Voyeur Tools for text collection summarization on the "Old Bailey", a corpus of criminal court proceedings in London 1674-1913. Also interesting was the "Mapping the Republic of Letters" project, which is basically social network analysis based on the letter exchanges of prominent scientists and intellectuals during the 18th century. Also of note was Tony Hey's keynote. Although his video/slides are not yet available from the conference website, you can get an idea of his presentation by looking at his OSCON 2009 presentation (slides, video), although Digging Into Data presentation was more recent and expanded. Interesting projects that I learned of included: Digital Narratives, NodeXL, and Zentity.
The conference had a new-to-me format about which I'm not entirely sure how I feel. The project PIs would present the status and highlights of their projects for 45 minutes, and then a respondent not involved with the project would present a rebuttal / evaluation / response / contextualization. The respondents that I saw were gracious and complimentary, but I heard during the breaks that was not necessarily the case for at least one of the respondents that I missed.
There is a 2011 Digging Into Data Challenge, although with less than a week between the conference and the due date of June 16 it is not clear to me how much the experiences of the previous participants could be incorporated into the 2011 submissions.
Saturday, June 18, 2011
2011-06-18: Report on the 2011 Digging into Data Challenge Conference
Posted by Michael L. Nelson at 1:16 PM
Labels: Digging Into Data, trip report
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It was today, 163 years ago, that the British Parliament approved the Canadian Currency Act, specifying a conversion to decimal currency, and make the dollar legal tender, up to $10 per transactions.
Any new coins struck for Canada had to have the approval of the British Government.
For a very detailed history of the Canadian Currency, click onto the following link, for an article written by C.A. Curtis.


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The need for healthy supplements is growing in the market where more and more formulations are appearing day by day. Each of these claims to be made up of one active natural ingredient or the other. It is common knowledge especially among athletes and bodybuilders alike that steroids and synthetic hormones can act as superchargers where muscle bulk and mass are produced in a very short span of time. But these are illegal and also unsafe for health. Somatropinne for instance when taken both orally or intravenously, will boost HGH levels at the cost of severe side effects.
This is why a product like HGH-X2 provides a safer and legal alternative. It's an ingredient somatropinne is a genuine natural product consisting of active hormones and amino acids which are either plant derivatives or produced in the body. What HG seeks to achieve is the stimulation of such hormones and amino
HGH is the (Human growth hormone) whose production is found in the pituitary gland of the body. HGH declines with age and other physiological disorders. In order to improve the production of HGH, consumption various amino acids are necessary that aid and facilitate its increased reduction to produce the marked effects.
HGH somatropinne serves as a catalyst for muscle growth and all round development of the body. Results are usually observed within 2 weeks of taking the prescribed formula. Hgh-X2 heightens the metabolic rate so that fat can burn effectively which has benefits other than release of energy. It also aids in digestion and decongests visceral fat. Hemoglobin increase due to production of RBC results in extra oxygen transported to muscles. HGH-X2 provides all round health benefits where one is more focused and experiences a higher physical drive.
Main ingredients of Somatropinne.
- A native plant of Peru. Regarded as super food it contains amino acids that not only enhance HGH but also increase the user's strength and induces muscle gain.
- Mucuna pruriens. Promotes HGH and increases testosterone levels beneficial for libido and reduction of fat.
- Hawthorn berry– beneficial for improved blood flow, helpful for the heart and reduces cholesterol
- L-arginne. Produces nitric oxide which is beneficial for muscle gain and is an important ingredient of any natural muscle gain supplement.
The above table of ingredients proves what a power pack HGH-X2 can be. Together they make Somatropinne. All of the ingredients stimulate HGH receptors producing an all round effect that includes a host of benefits that work towards producing an environment within the body perfect for muscle gain and bulking. What essentially takes place is the HGH levels in the body are boosted inducing the ability to work out harder in the gym. Muscles gain more mass which after continues daily workouts grow larger, leaner and stronger
Benefits of HGH for Sale
- Bone Growth: HGH is known for its stimulating increasing bone density and growth; this improves the skeletal frame of the body leading to harder and stronger bones. What results is a bigger frame and provision for larger muscles.
- Reduces workout fatigue. Working out can sometimes lead to intense tiredness or fatigue. Especially when you have a hectic working schedule and are also an avid body builder. HGH eliminates these effects where you don't feel as bad as you did before. In certain cases you even feel more vibrant after a workout. This enables a better workout session which builds better muscles.
- General health: As an overall health tonic HGH boosts your immunity. Increased blood flow and more oxygen in your body keeps you mentally and physically fit all the time.
- Leaner heavier muscles. HGH activates your entire muscle building receptors within the body to enable you to exercise every single muscle in your body to feature all round bulk and a lean muscular body.
- Increased libido: increased blood flow means more oxygen and blood to all organs. These results in better sex drive and no issues of impotency pr erectile dysfunction. Your libido and vitality is increased and so is your sex drive resulting in mental well being.
- Metabolizes sugar and fat: Apart from reducing fat by conversion to energy, HGH also metabolizes sugar which is one of the main agents responsible for ill health and fat production in the body. Sugar is high in calories. Hgh helps us burn these calories producing more energy
- HGH-X2 is a safe and naturally active alternative to the synthetic steroid Somatropinne works as a hormone for human growth or HGH. It is totally legal to consume and does not produce any of the steroidal effects that occur from steroids. The formula is projected at those wanting a boost to their body building activities where HGH-X2 enhances performances and provides extra energy for faster and stronger muscle building sessions. HGH-X2 can be ordered online and is easily available.
The working process of HGH-X2
HGH basically targets an increase in production of red blood cells. As RBC main function is to transport oxygen to various parts of the body, there is a boost to the oxygen levels in muscles as well. When oxygen is increased, so is energy production and reduction of fat. This reaction strengthens the body and gives it more stamina to endure a rigorous workout. Protein synthesis in such reactions helps build up muscles and develop mass.
The only disadvantage of HGH X2 is of a non medical nature. The product is ordered online for sale and not available in retail. It is not advisable for children and is meant for adults. Other than these factors there are no known disadvantages. HGH-X2 due to its natural formula containing beneficial amino acids does not produce side effects. Dosage of 2 to 3 tablets per day should be strictly observed to get the maximum benefit of the formulation.
There are varied Testimonials for and against HGH-X2 however in order for the formulation to work effectively one must adhere to the exact dosage and workout regularly so that the maximum benefits of the natural ingredients are achieved for a more muscular and stronger body.


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The SBA 504 loan program combines two loans (one from a lender, one from a CDC) that can be used to buy owner-occupied commercial real estate, and other fixed assets like equipment. The lender portion covers up to 50% of the loan, the CDC portion covers 40%, and the borrower is responsible for the remaining 10+%.
If you're in the market for commercial real estate, will occupy at least 51% of the space, have been in business for 3+ years, and have a credit score above 675 (check here for free) you may be a good candidate for an SBA 7a loan with SmartBiz. SmartBiz offers rates as low as 7% and loans from $500K – $5MM. Pre-qualify online in minutes.
Loan Options for Commercial Real Estate: SBA 504 vs SBA 7a vs Traditional Loan
|CDC/SBA 504 Loan
|SBA 7a Loan
|Traditional Commercial Real Estate Loan
|Interest Rates
|4%+, Fixed (see latest rates)
|5.5%+ Variable
|5-10%, Fixed or Variable
|Down Payment
|Repayment Term
|20 years for real estate, 10 years for equipment
|Up to 25 years
|5-10 years, Balloon payment, rate resets
|No additional collateral needed
|No additional collateral needed
|May require additional collateral
|Amount You Can Borrow
|Max of $14+ million
|Max of $5 million
|No max
|Credit Score
(check yours for free)
|51%+ in most cases
|Apply Now
What SBA 504 Loans Can be Used For
Under the SBA loan rules, CDC / SBA 504 Loans can be used for these specific purposes:
- Buying land (and existing buildings on the land)
- Paying for property improvements (like adding parking lots, connecting utilities, and even landscaping)
- Renovating an existing property (inside the building)
- Building a new facility (or improving a facility)
- Buying other fixed assets (such as long-term equipment and machinery)
- Refinancing debt (Made permanent on June 24th, 2016, the SBA 504 refinance loan applies to debt that was primarily incurred (85%+) to acquire a fixed asset eligible under SBA 504 loan rules. The existing debt must be 2+ years old and in good standing).
An SBA 504 loan combines two different loans that are closed at the same time, one from a lender and one from a CDC (community development company). These loans can be used to purchase commercial real estate, but that's not the only use of an SBA 504 loan.
According to Andrea Roebker, Regional Communications Director for the SBA, "A 504 loan is designed to assist with fixed assets, including the purchase or construction/renovation of real estate, as well as the purchase of long-term machinery and equipment."
When looking for funds for one of the purposes listed above, we recommend working with Liberty SBF to get an SBA 504 loan. If you have a credit score above 680 (check here for free), you've been in business 3+ years, are profitable, and need more than $1MM, speak with Liberty SBF today to see how much you qualify for.
An SBA 504 loan is not for everyone. These loans can't be used for:
- Working capital
- Materials, supplies, or inventory
- Advertising or marketing
- Normal operational expenses
- Speculative real estate investments
- Rental properties
If you need an SBA loan for any of the purposes prohibited under SBA 504 loan rules, read our article on SBA 7(a) working capital loans. An SBA 7(a) loan is very flexible in its uses and can be taken in conjunction with an SBA 504 loan. SmartBiz has the fastest funding times that we have seen for SBA 7(a) loan under $350k. Plus, they can prequalify you in minutes.
Top 4 Benefits Of An SBA 504 Loan
SBA 504 lending is on the rise. The SBA has guaranteed over 25% more dollars for 504 loans in 2017 compared to what they gave out in 2015. Their growing popularity among borrowers is due to the great advantages a 504 loan can give to borrowers. The four primary benefits to getting an SBA 504 loan are:
1. Low Interest Rates
Interest rates for the CDC portion of the loan are limited by the SBA and currently range between 3% – 4%. That rate is fixed and will not increase for the life of the loan.
The bank's loan doesn't have these limitations. The rates typically fall between 5% – 7% and can be either fixed or variable, and you can read our article to find out what the SBA loan rates are right now.
2. Low Down Payment
While most traditional commercial loans require a 20%-40% down payment, an SBA 504 loan only requires a 10% down payment. If your business is a startup or the property you want to buy is a single use building, you will need a 15% down payment. If both apply, you'll need a 20% down payment.
3. Long Repayment Terms
While most traditional commercial mortgages are 5-10 year loans, the CDC portion of an SBA 504 loan has a 10 year term for equipment and a 20 year term for real estate. The bank portion of the loan typically has a 7 year term for equipment and 10 year term for real estate.
4. No Additional Collateral
Generally, the real estate or other fixed assets being financed by the 504 loan are sufficient collateral, and no additional collateral will be required.
We asked the Head of SBA Lending at TD Bank, Tom Pretty, his thoughts on the benefits of getting a 504 loan. He says:
"504 loans have many advantages including: fewer fees than other SBA products; 20-year fixed pricing on the CDC portion of the deal, which is also a below-market rate. They allow for much larger loans than the 7(a) product, as there is no official borrowing cap (TD Bank, for instance, has done some 504 loans of $20 million or more); and 504 loans have no additional collateral requirement."
SBA 504 Loan Qualifications
In many ways, qualifying for an SBA 504 loan is similar to qualifying for a traditional commercial mortgage. Some of the basic qualifications include:
- Credit Score – Need to have a good credit score (680 or better – check yours for free)
- Limited Outstanding Debt – Can't have a lot of other outstanding debt. Your Debt Service Coverage Ratio can be calculated by dividing your annual net income by your annual loan and interest payments. Ideally, it should be no lower than 1.25.
- Down Payment – Need to be able to satisfy the down payment requirement
- Proof of Payment Ability – Be able to show that you can reasonably afford the monthly loan payment
- Clean Financial History – There should be no recent bankruptcies, foreclosures, or tax liens
Additionally, there are a few requirements unique to the 504 loan program:
- Net Worth Less Than $15 million – Your business must have a tangible net worth less than $15 million and an average net income less than $5 million after taxes for the last two years.
- 51%+ Owner Occupied – Existing buildings must be at least 51 % owner occupied. The same is true if a loan on an existing property is to be refinanced. For new construction, the building must be at least 60% owner occupied upon occupancy but gradually increasing to 80% owner-occupied by year ten.
- 10+ Year Equipment Life – Any equipment purchased with the funds must have at least a 10 year economic life (which rules out things like computers, software, etc.).
- Use of Funds Must Create Jobs or Enhance SBA Goals – You must show how the loan will help create new jobs or enhance public policy goals. For example, you can make existing facilities more energy efficient or increase your production of renewable energy.
Buying an apartment building would not be suitable for an SBA 504 loan, because of the owner-occupied requirement. You can rent out part of the building, but must be using the majority of it for your business. If you're using the loan to construct a building, it must be at least 60 percent owner occupied at the date of occupancy and increase over the next ten years to being 80% owner occupied. This means new construction funded by a SBA 504 loan will have a maximum of 20% of permanent leasing space.
The purpose of the SBA 504 loan program is to encourage job creation and economic development. As part of the loan process, you will need to explain how your use of the loan proceeds will create or retain jobs that would otherwise be lost, or how you'll support public policy goals. Currently, the rule is that one job must be created or retained for every $65,000 of funding. This increases to one job per $100,000 borrowed for small manufacturers.
In lieu of meeting job creation goals, you can also qualify for an SBA 504 loan by enhancing other public policy goals, such as energy conservation and supporting minority business development. The SBA's website provides a more detailed breakdown of the different public policy goals that your project can meet.
SBA 504 loans are suitable for projects large and small. However, most banks prefer to provide SBA 504 loans for projects over $500K. This is primarily because the amount of effort required to close a 504 loan is significant and lenders are hesitant to pursue projects unless their payout is big enough. Considering the fact that they can only finance up to 50% of the project, anything under $500K begins to mean a lot of work for a very small payout.
SBA 504 Maximum Loan Amount
Current SBA rules set the maximum amount you can borrow with an SBA 504 loan is about $14 million (however, due to restrictions on use of proceeds and qualifying projects, the amount your project qualifies might be lower). In 2017, the SBA has given out 55% of all 504 loans to projects totaling between $350K – $2 million.
SBA 504 Loan Rates and Fees
You can expect to pay low interest rates and minimum fees with an SBA 504 loan. You can expect to be charged both servicing and guarantee fees that vary by borrower. The total interest rates and fees typically ranges from 3% – 6% annually, which is low even compared to other SBA or conventional bank loans.
Remember, however, there are actually two loans made as part of an SBA 504 loan that you must pay interest on. The first is a loan from a traditional lender, like a bank. The rates, terms, and fees for that portion of the deal (up to 50%) have very few restrictions. As such, they can vary widely from borrower to borrower. That said, with a little negotiation most people find the commercial real estate loan rates and terms for this portion of the deal to still be very favorable compared to other financing options.
The second part of the loan is issued by the CDC. The rates, terms, and fees for this portion of a 504 loan are heavily regulated. The CDC loan is a 10 or 20-year, fully amortizing, fixed-rate loan. It works the same way as a traditional mortgage loan. The borrower pays equal monthly payments for the life of the loan, at which point the loan is completely paid off.
CDC Portion of the SBA 504 Loan
Now let's take a look at how the CDC portion of the loan works, and what the typical rates and fees are. The table below shows these costs only for the CDC portion of the SBA 504 loan you're getting.
Rates & Fees for the CDC Portion of the SBA 504 Loan
|Annual Fees and Interest Rates
|10 Year Loan
|20 Year Loan
|Interest Rate
|5 Year Treasury (around 2.13%) + 0.38%
|10 year Treasury (around 2.25%) + 0.48%
|CDC Servicing Fee
|0.625% - 2.00%
|0.625% - 2.00%
|Central Servicing Agent Fee
|SBA Guarantee Fee
|Total Fees & Interest Rates Per Year
|3.69% - 5.065%
|4.229% - 5.604%
|Check exact rates here
|Check exact rates here
CDC Portion of the SBA 504 Loan: Monthly Servicing Fees
Here's a breakdown of what each of the monthly service fees entail:
SBA Guarantee Fee
This is an ongoing SBA Monthly Guarantee fee presently equal to 914/1000s of one percent per annum (.914 of 1.0%) of the principal balance of the Note, calculated at five year intervals, beginning with the first payment. The Central Servicing Agent (Wells Fargo) receives 3/64th of this fee, and must remit the remainder to the SBA.
Servicing Agent Fee
The Central Servicing Agent (presently Wells Fargo) fee of one-tenth of one percent per year (1/10 of 1.0%) is added to the outstanding balance of the Note. It is calculated at five year intervals, beginning with the first payment.The administrative fee goes to Central Servicing Agent (Wells Fargo) for processing and recording loan payments. At 0.1% of the loan value, it's not a significant portion of the cost.The SBA fee compensates the SBA for the risk of the loan defaulting.
CDC Fee
There is a CDC Servicing Fee of five-eighths of one percent (.625 of 1.0%). The CDC MUST retain at least .500 of this fee as required by SBA regulations and policies. In addition, from this servicing fee CDCs must pay 1/8 of one percent (.125%) to SBA each month. Per SBA regulations, the minimum CDC servicing fee can be 0.625% per year, and a maximum of 2% per year. For rural areas, the maximum is 1.5% per year.
The CDC fee goes toward supporting the operation of the CDC, with the minimum and maximum fee set by the SBA. However, the individual CDC has discretion to set the fee within these limits.
CDC Portion of the SBA 504 Loan: One-Time Fees
When the loan is initially made, there are some initial "one-time" fees associated with obtaining an SBA 504 loan. These are one-time only expenses that are financed along with the debenture (meaning they can be wrapped into the loan and amortized over the life of the loan). These costs typically amount to 2.5-3.0% of the loan's value.
Common one-time costs include:
- Processing Fee
- Legal Fee
- Funding Fee
- Debenture Underwriting Fee
- Guarantee Fee (currently waived)
CDC Portion of the SBA 504 Loan: Prepayment Penalty
Prepayment penalties are common in the world of commercial real estate loans but might surprise businesses shopping for an SBA 504 loan. Luckily, the prepayment penalty for an SBA 504 loan is easy to calculate and also relatively small.
The prepayment penalty is assessed on the CDC portion of the SBA 504 loan if the loan is prepaid during the first half of the loan's term to maturity. The prepayment penalty is calculated on a sliding, decreasing scale.The penalty is figured on the debenture interest rate (at the time the loan was issued), not the effective interest rate of the loan.
For a loan with a 20-year maturity, the penalty applies to the first 10 years of the loan and decreases by 10% each year. For a loan with a 10-year maturity, the penalty applies to the first 5 years of the loan and decreases by 20% each year.
Example: Assume when a 20-year loan was issued, the effective interest rate for the month of August 2016 is 4.960% and the debenture interest rate is 2.880%. The prepayment penalty declines by 10% of the debenture rate each year; in other words, it drops by a factor of .288% each year.
SBA 504 Loan – CDC Prepayment Penalty
Note: Although the prepayment penalty is small, don't forget that SBA 504 loans are assumable. Don't overlook the benefit of having a new borrower assume a 504 loan with 16 or 17 years remaining at a low fixed rate of 4.960%. The 10-year effective rate remains an even lower 4.510%. What could be more appealing to a new buyer down the road than the opportunity to assume a fixed interest rate loan in these ranges without going through the full application process?
Bank or Non-Bank Lender Portion of the SBA 504 Loan
The interest rate offered on the lender portion of an SBA 504 loan is at the discretion of the bank (or non-bank lender). Ultimately, you and your representatives must negotiate the best possible rates, fees, and terms for your deal. Beyond coming to the table as a qualified borrower, you will also benefit from having a robust business plan, complete with detailed financial projections.
SBA 504 Loan Interest Rates & Fees
|5-10 Year Loan Amortized over 25 years
|Interest Rates
|4-8% - No limit, open to negotiation
|Bank Fees
|0.5% one time fee - No limit, open to negotiation
|Third Party Fees
|Varies (attorney, appraisal, credit reports, etc.)
In most cases, the bank/non-bank lender loan will have a 5-10 year term amortized over 20-25 years. In the case of loans with 10-year terms, the interest rates usually reset after 5 years. This means that after 5 years, your interest rate could go down, go up, or stay the same. It depends on what the market rates are at that time.
While the long amortization will keep your monthly payment lower, it will also mean you have a balloon payment due in 5 – 10 years. At that point, the remaining balance is due in full leaving you to pay the balance or, as is more often the case, refinance the loan and continue making monthly payments.
Refinancing a first mortgage when a balloon payment comes due can be problematic, in some cases. If your business (or industry) sees a downturn prior to refinancing or if your property has significantly depreciated, it maybe difficult to find a lender willing to work with you.
The bank portion of the loan may come with its own set of closing costs and third party costs such as appraisal fees, environmental fees, and architectural and legal fees. Fortunately, these too can typically be included in the financing.
Another SBA-backed option that avoids the prospect of balloon payments is a long-term SBA 7(a) loan for commercial real estate. If you've been in business for 3+ years, will occupy at least 51% of the building, and have a credit score above 675, you may qualify for an SBA 7a loan with SmartBiz. SmartBiz offers rates as low as 7% and loans up to $5MM. Pre-qualify online in minutes.
Applying For An SBA 504 Loan
The bank portion of an SBA 504 loan can be funded by large, national banks, small community banks, credit unions, and more. Regardless of what bank you work with, you'll need to find a CDC willing to work with you on the loan.
There are 270 CDCs nationwide. In order to find one that will work with you, we suggest using the SBA's CDC Finder tool. To find a bank, you can try your local bank, or the CDC might recommend a number of banks that it has worked with in the past. SBA district offices also sometimes compile rankings of the top 504 lenders in the region.
We recommend working with Liberty SBF for SBA 504 loans. If you have a credit score above 680 (check here for free), you've been in business 3+ years, are profitable, and need more than $1MM, speak with Liberty SBF today.
Will Your Banker Talk About SBA 504 Loans?
Bankers have complicated relationships with CDCs when it comes to SBA 504 loans. On one hand, loan officers at banks are the top source of small business referrals to CDCs. At the same time, loan officers can feel pressure not to make referrals to CDCs.
The reason banks can seem conflicted is that as the economy and real estate market continue to improve, banks have been making efforts to increase the number and size of the commercial real estate loans they issue. Loan officers have a financial incentive (bonuses) to loan as much money as possible to a borrower, providing the loan meets the bank's underwriting standards. When loan officers partner with a CDC to provide a small business an SBA 504 loan, they limit the bank's loan size to 50% of the project, but it might have been as much as 80% had they funded alone.
There are other reasons why many loan officers don't promote the SBA 504 loan program. These include:
- Speed: The process moves slower when there is more than one lender involved.
- Education: Many loan officers are more familiar with the SBA's 7(a) loan program, and don't know enough about the SBA 504 program to recommend it.
- Compensation: Banks can see a quicker payout by selling the guaranteed portion of a 7(a) loan than collecting interest and fees on SBA 504 loan.
This doesn't mean that there isn't a need for these loans, however. Tom Pretty at TD Bank says that these loans are in demand, and the amount of loans they're doing is growing. "504 and all SBA products including 7(a) continue to be popular and are showing growth at TD Bank. A recent TD Bank survey of small businesses showed that 21 percent have had or will have credit needs in the next 12 months, and we expect that a number of these businesses seeking credit will find that an SBA loan offers advantages as they grow."
Who Is Getting Approved for SBA 504 Loans
The SBA has given out more 504 loans in 2017 than they have in the last four years. It's a great time to look into getting an SBA 504 loan for your next fixed asset purchase, or commercial real estate project. Here's a quick snapshot of who's getting approved for SBA 504 loans:
Existing Businesses
Only 13% of all SBA 504 loans in 2017 were given to new businesses. This has been consistent for the SBA over the last 5 years, that existing businesses are approved at a much higher level, totaling between 85-89% of all 504 loans in that 5-year period.
Women Owned Businesses
Women owned businesses are getting approved for SBA 504 loans in 2017 at a higher rate than they have at any point in the last five years. Women owned businesses have received 20% of all 504 loans in 2017. But, those same businesses only received 15% of the money disbursed.
SBA loans are a great option for minority owned businesses. They have policy goals that encourage them to lend to minorities. Even better, minority owned businesses received 23% of all SBA 504 loans in 2017, but 28% of the money lent out. According to Andrea Roebker at the SBA, "Minority business owners received a record combined $8.65 billion in 7a and 504 approved lending in FY2016." The 2017 numbers are blowing that record out of the water already, with lending to minorities in both loan programs up a full percentage point.
Misconceptions of CDC/SBA 504 Loans
The average small business owner doesn't think about SBA 504 loans until they're ready to buy commercial real estate. That occurs much less often than, for example, people seeking credit cards or small business loans. Because everyone is less familiar with SBA 504 loans, there can be misconceptions that are hard to know the validity of.
To help us clear up the top three misconceptions around SBA 504 loans, we spoke with Kristin Wood, an SBA loan specialist since 1989, and the Executive Director of SPEDCO, a CDC which serves the states of Minnesota and Michigan. Here's the top three misconceptions:
- There is a ton of additional paperwork for 504 loans. "Simply, not true," says Kristin Wood. With the exception of a couple of documents, the paperwork is the same for an SBA 504 loan as it is for a conventional commercial mortgage.
- There are large prepayment penalties. "The penalty currently starts at under 3% and decreases by 10% – 20% per year," says Kristin Wood. After 10 years there is no prepayment penalty.
- The loans are not assumable. If one re-finances the bank loan, the CDC loan needs to paid off. "The loans are assumable," says Kristin Wood. If a small business refinances the bank loan, the loan from the new lender will be senior to the CDCs loan, just like the original bank loan. With rates near all time lows at present, the ability to assume a fixed rate SBA loan in the range of 4.5% without going through the full application process is a huge advantage to both buyers and sellers.
Bottom Line: SBA 504 Loan
An SBA 504 loan is one of the first types of financing you should consider if you're purchasing commercial real estate to operate your business out of, or if you're buying long-term equipment that holds its value. The low interest rates and long repayment terms will be easier on your cash flow, and the low down payment will allow your small business to preserve more cash for working capital.
We recommend working with Liberty SBF for SBA 504 loans. If you have a credit score above 680 (check here for free), you've been in business 3+ years, are profitable, and need more than $1MM, speak with Liberty SBF today to see what you can qualify for.
Another option for small businesses looking for a government-backed loan is a long-term SBA 7(a) loan for commercial real estate. With a max term 5 years longer than a 504 loan, no risk of a balloon payment, and one less lender to coordinate the deal with, an SBA 7(a) can be appealing to many borrowers. If you've been in business for 3+ years, will occupy at least 51% of the building, and have a credit score above 675, you may qualify for an SBA 7a loan with SmartBiz. SmartBiz offers rates as low as 7% and loans up to $5MM. Pre-qualify online in minutes.