A monthly newsletter courtesy of BK Home Inspections
In This Issue
Household Tip
Week's Wit
Ventilation Systems
Meth Hazards
Old Man Winter
The Silent Killer
Duct Cleaning Facts
Selling Tips
Energy Tips
Contact Info
Call BK for
______________


Fun Time Teaser

 

Question:

What is the most common defect found during a Home Inspection?

  1. Improper Electrical Wiring
  2. Improper Surface Grading
  3. Poor Overall Maintenance
  4. Structural Issues

See below for the answer.


 

 

 

Household Tip

Spray a generous amount of good ol' fashioned shaving cream (not gel) onto the mirror or window and rub in with a clean cloth. Use a new clean cloth until all streaks are gone. This will prevent fogging as long as you don't wipe or clean the glass.

 

Things To Do This Month

 

Check your furnace filter and take the rest of the month off.


 

 

 

Week's Wit

A doctor gave a man six months to live. The man couldn't pay his bill, so he gave him another six months.
Henny Youngman

 

 

Fun time Teaser Answer

 

The answer is #2.

Grading/Improper Surface Grading/Drainage 

This was by far the most frequently found issue, reported 35% of the time. It is responsible for the most common household maladies: water penetration of the basement or crawl space.

Electrical wiring defects was second reported 20% of the time.

 

 

 

Contact Info
Bob Beisbier
BK Home Inspections LLC
S95 W32855 Hickorywood Tr
Mukwonago, WI 53149
262-993-7755
Certified Master Inspector (CMI)
RHI# 1035-106
ASHI# 212809
InterNACHI #NACHI08082601
DILHR Certified
Infrared Certified
Green Certified
Member WAHI
Member BBB
[email protected] 


 

  
BK News

Mention this newsletter and get $20 off a home inspection!

The best time to learn about the condition and workings of a house is during a pre-purchase home inspection. We will give you valuable information about the home's operating systems and a detailed report that you can use as a reference for repairs and maintenance. When we are done you will have a clear understanding of the property conditions.

 

 

Is there an topic that you would like to see discussed? Please let me know and I will add it into next month's newsletter. Thanks!

Sincerely,
Bob Beisbier
BK Home Inspections
Honest, Reliable Service
 
HRV or ERV Ventilation Systems

Weather-tight homes can trap damp, stale air inside. One indication of poor air circulation may be moisture on the inside of your windows.window sweat

 An option for fresh air is to open the windows, but often that is not a realistic choice. It may be winter time or a hot summer day, and you don't want to let conditioned air flow out the window. The answer is a HRV or ERV Ventilation System that brings fresh air into the home. A Whole-House Ventilation System exchanges outside air with inside air so the heating or cooling of conditioned air is not lost. It recovers up to 80% of the heating/cooling energy from the air leaving your home. These are solutions for bringing fresh air into your home while helping you maintain energy efficiency. Ask your heating and cooling professional whether an Energy Recovery Ventilator (ERV) or Heat Recovery Ventilator (HRV) would be right for you. Both have the capability to bring fresh air into the entire home in an energy-efficient and cost-effective way, since they can recover up to 80% of the heating and cooling energy from the air exchanged in the ventilation system.

 

 

Meth Hazards

Did you know that BK can do Air Quality Checks  too?

The only composite home air quality assessment that 

monitors for 400+ airborne chemicals and hidden mold growth with a single air sample!Home Air Check

It could be happening right next door, and you might never realize it.


Methamphetamine use is a problem we've been dealing with for years now, but the bigger problem may be meth labs. New methods allow meth labs to pop up anywhere and disappear overnight, and what gets left behind is a major health hazard.
The problem of meth continues to grow, and those who cook meth are finding new, easier and faster ways to make the drug. It can now be made in a half-hour, in a hotel room, or a garage, or even in a car, it may have even been made in your home.
The Kalamazoo Valley Enforcement Team raids homes roughly 250 times a year, more often than not, they're looking for meth.
One West Michigan home was raided in the spring and the costs have been mounting ever since.
"Cleaning supplies, time, energy, paint, everything," said the owner, speaking of the troubles he's had.
The owner of the home, who asked to remain anonymous, inherited his home from family, but in the spring someone who lived there began cooking meth, and got busted. Now the house is condemned until the owner cleans up the mess.
Asked if he'd done anything to the walls, the home-owner replied that he'd "washed them, put one coat of paint on. We're trying to paint multiple times so we don't have to get it tested more than once."
Many across the state have and do live in former meth-labs without even knowing it, and it's their health that suffers.
It's a problem that Christine Rogers tries to prevent, at least in Kalamazoo County, as the Kalamazoo County Methamphetamine Health Response Coordinator, she's doing for that home-owner what she's done more than 200 times since 2006, helping to make the home safe to live in.
"Mobile home trailers, apartments, sheds, poll barns, garages, all kinds of dwelling types that we've had to deal with," Rogers said.
The first thing Rogers does is enlist private consultants, at the owners expense, to determine the extent of the contamination.
Tom Boecher has been sniffing out what meth cookers leave behind for years.
"We would be looking for stains on the carpet," Boecher, from Delisle Associates Environmental Health & Safety said. "We would be looking for anything that would resemble methamphetamine precursors or processed chemicals that are still left in the house."
In the house we went to, most of the cooking was done in a bedroom and the attached bathroom.
"Bathrooms are always key because if they normally cook, for every pound of product, five to six pounds of waste are created," Boecher said.
And the disposal of the toxic concoction almost always leaves a trail.
"If it's chrome, acids will actually eat that away, it will look yellow or even green," said Boecher, "it doesn't look like it should."
But the dangerous residue from meth production can travel far beyond the room it's cooked in.
"Most remedial programs will say any flooring, any fabric, anything that could absorb this stuff, get it out," said Boecher.
The home-owner we spoke to already had to tear out the carpet, counter tops and cabinets as well as appliances and even furniture. He'd already been at work for six months and redecorating isn't even on the horizon yet.
"Between me and the other person doing it," the home-owner said, "countless hours. Right now we want to get the house so the condemned signs can come off of it."
If you're not a do-it-yourself sort of person, hiring a contractor for the clean-up can easily cost $15,000, which will not cover the cost of testing. It sounds like a lot, but it's better than the alternative.
"There have been respiratory ailments, skin lesions, associated with just contamination in a house," said Christine Rogers.
Unfortunately many meth labs are never busted, and even if they are, Kalamazoo is the only county in Michigan that requires meth labs to be cleaned up, so you could be living in a meth lab and never know it, but there are ways to find out.

Folks who are not getting their homes tested should watch out for the warning signs; chemical stains on the walls and floors, corroded drains, even chemical smells and smoke damage is a red flag, and could help you avoid footing the bill for the past sins of others. 

"Cooking meth is a lot more expensive than a little bit of jail time," said the home-owner we spoke to.  

 
Old Man Winter
 

Old man winter moved in end of November and caught us off guard.

winter
We usually don't pay him much heed until January or February and by then we already have an eye fixed on March and an end to winter. His extreme cold conditions are quick to remind us things don't always work the way they were designed. 

 

* Ice damming is number one on the list of frustrations he brings with him.

 

* Furnace and water heater vents close to the ground can be buried in snow or get iced over, causing a shut down.

 

* Water heaters orphaned into a tall chimney seldom create enough heat to draft properly in cold weather and can ice over at the top even when sized right.

 

* Buried sump pump drain lines freeze up and need to be rerouted to the surface, and that doesn't always work either.

 

* Windows can get frosted over and become impossible to open. Forcing them can cause damage to hardware.

 

* Ice on power lines can cause overweight and taut conditions, leading to anchors pulling out at the house.

 

* Water supply lines in the outside walls can freeze (open those cabinet doors at night, re-insulate).

 

* Outside hose bibbs left undrained and not shut off are sure to freeze and crack.

 

* Garage doors freeze to the floor and can damage the opener or the weather stripping if up force is set too high. Too light on the down force can cause reversals as you drive away, unknowingly leaving the garage open to further damage. Garage door settings should be checked regularly and the door hardware checked, along with lubing moving parts with silicon.


Other conditions are exacerbated in winter and not normally noticed in warmer weather. During winter we are quick to notice drafty conditions near outside walls and windows, frosted over windows indicating too high humidity, frost on high corners of walls and frost on nails in the attic.

 

The Silent Killer

A family had a narrow escape after a carbon monoxide detector went off hours after they had it fitted in their home. They had contacted North Wales Fire and Rescue Service to fit smoke alarms after they realized the house they were renting did not have any. Officers also fitted a carbon monoxide detector - and hours later it went off. The family had been feeling unwell for a few days, but had not realized their gas boiler was leaking poisonous fumes. Carbon monoxide is a colorless, odorless gas which can kill by stopping the body from absorbing oxygen. Poisoning symptoms include severe headaches, nausea, dizziness and tiredness. It is usually caused by faulty heating appliances and blocked flues, chimneys and vents.

CO detector
'Silent killer'

Effective February 1, 2011, a new law requires that most homes in Wisconsin have carbon monoxide detectors. The quick summary is all single family homes that have an attached garage, a fireplace, or fuel burning appliances (including a gas forced air furnace) must have detectors on every level of the home. New construction will be hardwired; existing can be battery operated. One more note, there currently is no fine or penalty for not having them, but if you sell your home, the home inspectors are required to look for them and note when absent. But don't wait until you sell, install them now for the safety of everyone in the house.

 

 Duct Cleaning Facts

Since conditions in every home are different, it is impossible to generalize about whether or not air duct cleaning in your home would be beneficial.

If no one in your household suffers from allergies or unexplained symptoms or illnesses and if, after a visual inspection of the inside of the ducts, you see no indication that your air ducts are contaminated with large deposits of dust or mold (no musty odor or visible mold growth), having your air ducts cleaned is probably unnecessary. It is normal for the return registers to get dusty as dust-laden air is pulled through the grate. This does not indicate that your air ducts are contaminated with heavy deposits of dust or debris; the registers can be easily vacuumed or removed and cleaned.

On the other hand, if family members are experiencing unusual or unexplained symptoms or illnesses that you think might be related to your home environment, you should discuss the situation with your doctor.

You may consider having your air ducts cleaned simply because it seems logical that air ducts will get dirty over time and should occasionally be cleaned. While the debate about the value of periodic duct cleaning continues, no evidence suggests that such cleaning would be detrimental, provided that it is done properly.

On the other hand, if a service provider fails to follow proper duct cleaning procedures, duct cleaning can cause indoor air problems. For example, an inadequate vacuum collection system can release more dust, dirt, and other contaminants than if you had left the ducts alone. A careless or inadequately trained service provider can damage your ducts or heating and cooling system, possibly increasing your heating and air conditioning costs or forcing you to undertake difficult and costly repairs or replacements.

You should consider having the air ducts in your home cleaned if:

1. There is substantial visible mold growth inside hard surface (e.g., sheet metal) ducts or on other components of your heating and cooling system. There are several important points to understand concerning mold detection in heating and cooling systems:

  • Many sections of your heating and cooling system may not be accessible for a visible inspection, so ask the service provider to show you any mold they say exists.
  • You should be aware that although a substance may look like mold, a positive determination of whether it is mold or not can be made only by an expert and may require laboratory analysis for final confirmation. For about $80, some microbiology laboratories can tell you whether a sample sent to them on a clear strip of sticky household tape is mold or simply a substance that resembles it.
  • If you have insulated air ducts and the insulation gets wet or moldy it cannot be effectively cleaned and should be removed and replaced.
  • If the conditions causing the mold growth in the first place are not corrected, mold growth will recur.

2. Ducts are infested with vermin, e.g. (rodents or insects); or

3. Ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers.

Other Important Considerations...

1. Duct cleaning has never been shown to actually prevent health problems. Neither do studies conclusively demonstrate that particle (e.g., dust) levels in homes increase because of dirty air ducts or go down after cleaning. This is because much of the dirt that may accumulate inside air ducts adheres to duct surfaces and does not necessarily enter the living space. It is important to keep in mind that dirty air ducts are only one of many possible sources of particles that are present in homes. Pollutants that enter the home both from outdoors and indoor activities such as cooking, cleaning, smoking, or just moving around can cause greater exposure to contaminants than dirty air ducts. Moreover, there is no evidence that a light amount of household dust or other particulate matter in air ducts poses any risk to health.

2. EPA does not recommend that air ducts be cleaned except on an as-needed basis because of the continuing uncertainty about the benefits of duct cleaning under most circumstances. If a service provider or advertiser asserts that EPA recommends routine duct cleaning or makes claims about its health benefits, you should notify EPA by writing to the address listed at the end of this guidance. EPA does, however, recommend that if you have a fuel burning furnace, stove, or fireplace, they be inspected for proper functioning and serviced before each heating season to protect against carbon monoxide poisoning. Some research also suggests that cleaning dirty cooling coils, fans and heat exchangers can improve the efficiency of heating and cooling systems. However, little evidence exists to indicate that simply cleaning the duct system will increase your system's efficiency.

3. If you think duct cleaning might be a good idea for your home, but you are not sure, talk to a professional. The company that services your heating and cooling system may be a good source of advice. You may also want to contact professional duct cleaning service providers and ask them about the services they provide. Remember, they are trying to sell you a service, so ask questions and insist on complete and knowledgeable answers.

 

 


Selling Tips (inside)

After the outside of your home has been improved it is time to move to the inside of the home. There are several projects you can tackle on the inside, without spending a lot of money or time, which will make a huge difference. There are two primary areas in your home which should be focused on; the bathrooms and the kitchen. The following tips will help to guide you through the process of sprucing up the inside of your home to make sure you realize its maximum potential when you sell it.

Today, the world of real estate is becoming amazingly sophisticated. The idea of staging a home for sale has, in fact, revolutionized the world of real estate. It does not take a large amount of money; however, in order to produce an effective result. It simply involves improving the current surroundings. Begin by looking through your home through the eyes of a prospective buyer. Pretend you have never seen your home before. Clearing out excess furniture is a great way to start. Pieces of furniture that are too large for the room in which they are placed or that crowd a room should be removed. Place them in storage for your upcoming move, give them away or sell them. Work on clearing out excess accessories as well including collections. When it comes to opening up a home there is truly nothing more effective than removing clutter. This will provide your home with a more spacious appearance quite easily.

Next on the list is to go through the house and clear all of the horizontal surfaces in the kitchen and bathrooms. Do not leave any knick-knacks, magazines or other items. Pack them or get rid of them.

Your home should always smell nice. Unfortunately, over time we tend to become accustomed to smells in our home. To help combat this problem have a non-pet owning, non-smoking friend come over to give your home the sniff test. When it comes time to sell the house; however, there should be no noticeable odors. Work on getting rid of smells such as Cigarette smoke, Pet odors, and Stale food smells. Smells can make a tremendous impact on prospective buyers when they first enter a home. Avoid adding artificial scents; however, such as using a spray air freshener as more and more people are exhibiting allergies. The best way to rid your home of odors is not to cover them up. Instead, remove them by scrubbing the entire house, replacing old carpet, smoking outdoors, and cleaning the air vents.

When selling your home it is important that buyers are just as reluctant as most homeowners to take on large projects. Generally, they want to move into the house they have bought and be happy with it as it is. If your property is in need of work, it really is better to go ahead and tackle the projects before prospective buyers begin seeing the house. You always want buyers to see all the house has to offer not envision all that needs to be done to it. Keep in mind that with each change that a prospective buyer sees they may have to make to a property, the chances of selling the property for the desired price dwindles. Take the time to handle these projects to assuage any possible such concerns.

If families with babies or young children are part of your potential market it is imperative that you ask yourself whether you would feel comfortable putting your own child on the floor to crawl around. To make sure your home can pass any concerns young families might have, first be sure it is absolutely clean:

  • Do the floors look clean enough to eat off?
  • Do the carpets look and smell fresh?
  • Are the walls free of grime?

The smell of cigarette smoke is the last impact you want a prospective buyer to have of your home. This goes much beyond the smell; however, which can be quite offensive to many buyers. The look of ashtrays, even clean ones, as well as smoke stains on cupboards and walls can also be unappealing. It is important to take sufficient action so that your home will appear as though it has never been smoked in. Ideally, there should be no evidence that would alert buyers of your habit. Take the time to store ashtrays out of sight, clean the walls, ceilings and any other places that could retain vestiges of cigarette smoke. Cover or replace any carpets, upholsteries or fabrics that have burn holes. If you feel you must smoke, do so outside but make sure you do not leave any stray cigarette butts behind.

There can be a huge difference between a classic home and an old home in the world of real estate. Just as there is a comparable difference between vintage clothing versus old clothing, there is a huge difference when it comes to homes. Two 40-year old homes are not necessarily the same. If your home still have 40 year old paint and wallpaper, and 40 year old appliances, sadly you have an 'old' home. If however, you have maintained your home with a good established look, kept everything fresh and up to date, you have a 'classic' home, which is very appealing.

Prospective buyers look for two things in a home: light and space. So, while it is quite all right to have a home that is somewhat on the darker side, if the entire room is dark there could be a big problem. When prospective buyers view your home, make sure you open blinds and drapes, turn on all of the lights and even add lights to rooms which might be darker. You can also actually suggest sunlight in rooms by adding flowers and other touches. This can be helpful during the winter months or simply on days when Mother Nature is not that helpful in providing natural light.

Generally, most homebuyers will obtain a professional home inspection; however, if you make an effort to do this ahead of time you gain the ability to take care of any repairs before you home goes on the market. Depending on the type of home you have and your area, you can typically expect to pay between $260 and $400 for a home inspection, however, it can be well worth the cost. Ask BK about doing this for you.

Bright, bold colors have become very popular today, however, they can be a problem when you are selling your home. This is because you and your buyer may not share the same tastes in colors. The good news is that paint is a relatively inexpensive and easy way to provide your home with a fresh new look. When selling your home, it is important to stick with neutral colors. White, cream and beige can may seem somewhat boring; however, they can make it much easier to sell your home. White will also reflect the most light of any other color and as a result can also make rooms appear larger; a huge selling point.

If you have carpet, it is a good idea to have it shampooed in order to remove any smells or stains that might exist. If shampooing it does not do the trick, you may need to get rid of altogether. If your only alternative is to get rid of the carpet, it may be wise to think of using wood or laminates instead of simply replacing the carpet. Both wood and laminates are much better selling features. They make your home appear more spacious and buyers in today's market tend to prefer them. In addition, they are also easier to keep clean.

While your current decorating style may suit you fine, this can be another matter when it comes to prospective buyers. If your home has a decorating style that is intended to make a statement, it can be a good idea to tone it down some while your home is on the market. Examples might include:

  • Controversial art
  • Taxidermy mounted on the wall
  • Risqu� sculptures

If your home has peeling wallpaper it should be immediately removed and replaced with a fresh coat of paint. This is particularly important in bathrooms and kids' rooms. In the bathroom, remove the wallpaper and paint the walls a pleasing neutral shade. For kids rooms, choose colors that are as neutral as possible as well. This will allow buyers to see the home for itself, not your decorating style. It also enables them to imagine how their own belongings will look in the home.

Buyers are always looking for a good amount of space to store their own things, so it is a good idea to straighten and clean out your closets. A good way to approach this is to take everything out of your closets and only replace half of it. The remainder should be donated, sold or stored in another location, out of the home. A partially empty closet looks far roomier than one that is crammed. Storage and space sell, so this is an important project to tackle. This same guideline should also be applied to other storage areas, including kitchen cabinets. When it comes time to move; however, at least you will have had the opportunity to sort through your stuff and get rid of many things that you will no longer need to transport when you move.

Fresh flowers can give your home a bright, clean and healthy look without spending a lot of money. One way to handle this to add a professional arrangement of flowers to your home while it is on the market. If you would rather spend the money on something else; however, you can always choose a few less expensive flowers and arrange them yourself. Ideas for affordable, fresh cut flowers include:

  • Daisies
  • Carnations
  • Irises
  • Asters
  • Freesia

You might consider having the colors of the flowers match the season as well as the room. For example, in the spring, there is a good opportunity to use pinks and purples while summer is great for reds and bright yellows. In the fall, consider pale yellows and oranges. When winter rolls around, opt for anything bright and happy.

 

If the weather is mild enough outside, opening up the windows can be a great way to bring in fresh air and get rid of any smells that you might not have even noticed. Do be careful about the temperatures when opening the windows however. If you make the rooms in your home too cool or too hot, prospective buyers may feel uncomfortable and will not become as attached to the home. Even worse, they may feel as though the home would be difficult to keep warm or cool.


The importance of cleanliness cannot be stressed enough. When people look to buy a home, they are generally more observant and even picky than they would normally be. You never want to lose a sale simply because of something small. So, it is a good idea to go over your home with not only a fine tooth comb but a white glove as well to be sure it is really spic and span. Pay close attention to areas such as:

  • Cobwebs
  • Dust
  • Trash
  • Grime

In today's market, most home buyers will see numerous homes. It is not at all uncommon for buyers to see at least a dozen homes, so it is important to make sure that your home is the one that will stand out in their minds. There are good ways, however, to make your home stand out and then there are bad ways. At all costs, you must avoid the bad ways of making your home stand out. Focus on the good ways instead. Consider this for a moment. If you saw five houses this week and another five next week, how much do you really think you would remember about each house? Chances are you would only remember one special little detail. Taking the time to add those special little details that will make your home more memorable will increase your chances of selling. Aim for adding something that is different and positive to set your home apart from all of the others prospective buyers will view.

As much as you want to maximize the selling potential of your home it is important to be realistic and remember that you do not want to go so far that you have not only wasted your time but possible overwhelmed prospective buyers. If you go too far in your efforts, the house will begin to feel artificial. This should be avoided. You want your home to feel warm and inviting. It should feel like a home. Buyers should feel as though they could move in right away not as if they are in a museum where the sign says "Look, do not touch."  

There should be three primary goals in each of your rooms:

  • 1. Remove any personal items such as family photos, posters, trophies, items from the fridge doors, etc.
  • 2. Clear out high traffic areas by removing excess furnishing and belongings.
  • 3. Highlight the primary features in each room such as French doors, fireplaces, etc.

 Energy Tips

LED Lighting

These bulbs are more power-efficient than compact fluorescent bulbs and offer lifespans of 30,000 or more hours, reduced if operated at a higher temperature than specified. Incandescent bulbs have a typical life of 1,000 hours, and compact fluorescents about 5,000 hours. Initial cost is more, but the lights use 10 times less energy and last much longer than incandescent lights. They use one-third the energy and last 5 times longer than compact fluorescent lights.The bulbs maintain output light intensity well over their lifetimes. Energy Star specifications require the bulbs to typically drop less than 10% after 6,000 or more hours of operation, and in the worst case not more than 15%. LED lamps are available with a variety of color properties. 


Use natural lighting.

Open curtains and shades during the day instead of using lighting. Consider skylights and solar tubes during remodeling or new construction design. This allows the maximum use of natural daylight.


Plan your lighting.

Not every room needs the same amount of general light. Plan within a room to provide general background lighting and supplementary task lighting. A good lighting plan can reduce lighting costs and still provide all the light you need.


Use a single, high-watt bulb.

Using one high-watt bulb instead of several low-watt bulbs saves energy. Do not exceed the manufacturer's recommended wattage for the fixture.


Control outdoor lighting.

To assure only dusk-to-dawn operation of your outdoor lights, control your fixtures with a photocell or a timer.


Turn off lights.

Turn off lights when not in use, even for short periods of time. Turning lights off and on uses less energy than if they are left on all the time.


Install a timer on indoor lights.

Use timers to turn lights on and off to help regulate use.


Avoid long-life incandescent light bulbs.

Long-life incandescent light bulbs are the least efficient of the incandescent bulbs.


Position lights properly.

Try to illuminate the entire activity area without creating distracting glares or shadows. To do this, position your light source closer to the area you want lit. This saves energy by not over-lighting an unused area.


Adjust light level.

Higher light settings use more energy, so save energy by using dimmer controls, high/low switches or three-way bulbs to adjust the level of light to exactly what you need.

 

 

One way to reduce appliance energy use is to buy the most energy efficient appliances available. When you're in the market for a new appliance or other household electronic equipment, look for ENERGY STAR qualified products. The ENERGY STAR is awarded to those products that meet or exceed established criteria for energy efficiency and are as much as 10 percent to 50 percent more efficient than their conventional counterparts. They use less energy and save you money.

Refrigerators and air conditioners 

In many households, the refrigerator uses more energy than any other household appliance. An average older model uses more than 1,000 kWh per year. New models that meet the federal appliance efficiency standards use only 800 kWh per year. ENERGY STAR qualified refrigerators are at least 10 percent more efficient with some units as much as 30 percent more efficient than the Federal Standard. Replacing an older refrigerator with an ENERGY STAR qualified model can save you up to $100 in annual energy costs. Even if your old refrigerator still runs, it makes economic sense to replace it.

 


 
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