Before Jo joined Signature Sotheby’s International Realty she was a highly successful businesswoman based in New York City. Then on one terribly unbelievable day, everything changed. Read More
One of the largest art exhibitions in the world, the Bologna ArtFiera attracted over 31,000 visitors on opening day alone. Well known collectors were among the attendees visiting the more than 200 galleries from all over the world. Read More
Take a visual stroll down Sarasota, Florida’s historic Burns Court. Read More
Sarasota! What better place to let the outdoors in and live in the outdoors!
So much of our year has balmy breezes and minimal bug-life that you can spend a great deal of time either in the sun or under cover. Either way there are many ways to enjoy comfort and luxury while enjoying nature’s gifts.
One of the ways we like to use the outdoors is an architectural feature often called a “loggia”. This is often a terrace with a roof, sometimes part of the structure of a house, sometimes a free-standing pavilion. We often furnish them with handsome teak-framed furniture (from sustainable forests, of course). We love the way this develops a beautiful silvery patina in just a few years. We use loose, thick and luxe cushions on them, covering them with the new indoor/outdoor fabrics. These are made of polyesters which are now being made to look and feel much more like cotton yet hold up against rain and are resistant to mildew. They dry quickly too. They can come in bright weaves and marvelous prints that can be bold and tropical or quiet tones for subtle and quiet rooms.
For many of these spaces, we use them as outdoor living rooms, which they are. When we are using stone floors in an interior, we like to use the same material to carry to the outside, uniting the indoors and the outdoors. This gives a great feel of expansiveness and connection. These floors are stone or tile with a honed or tumbled finish that gives them a more rustic and casual surface. They are cool and easy to walk on in the shade, a lovely relief from the heat in the summer on bare feet!
Walls are as non-existent as possible. The whole point is to welcome the view of the sun, the sea and the sky. We recently completed a home facing the Gulf with one wall being the wall of the home, with expansive openings onto the loggia and the water beyond. Three sides of the loggia can be closed and secured with a coiling closure that provides protection from storms, and security when the owners are not in residence. The closures retract discretely into the ceiling when the house is open. When the closures are up, there is no barrier between the indoors except the furnishings on the loggia – an extension of the living space. One moves effortlessly from the indoors to the outdoors. Outdoor curtains can be another way of “dressing up” a terrace. The draperies can be closed at the most intense moments of the afternoon sun and then opened when the light modulates and welcomes us back. Casual tie-backs can hold the curtains at the corners of the space to keep the view clear and expansive.
As much as possible we make these spaces outdoor rooms. Where there are wall surfaces we often hang mirrors, to reflect the view and bring more light to the interior, and as a handsome decorative treatment for the walls. We add other furnishings too, like lamps – with heavy ceramic bases, and positioned close to walls so that they are safe from wind and rain. Hurricane lamps on tables adding the soft glow of candlelight at dusk is a wonderful feature as well. If we need to add other decorative lighting, we often use surface-mounted fixtures on the ceiling or bold and weather-resistant sconces on the walls. Hanging fixtures can be problematic unless they can be secured against high winds. Ceiling fans however are often designed with short or rigid stems so that they can be used to help stir a breeze and be a decorative element as well.
In addition to loggias, terraces and decks can extend the living space. Terraces off of bedrooms are lovely areas in the early morning and the evening for moments of quiet contemplation, and to recover and rejuvenate in a private outdoor space. Once again, comfortable indoor/outdoor furnishings make them feel more like living rooms than just a deck with a hard chair. Amenities can often include a wet bar, an outdoor shower, and a fireplace or firepit. Anything to extend the time we can spend under our beautiful Sarasota sky and stars!
Pamela Hughes, the founder and owner of Hughes Design Associates, is well known nationally and internationally. Hughes Design Associates is one of the premier interior design firms known throughout North America for specializing in prestigious custom interiors. In Sarasota, Pamela has completed many exceptional projects including The Ritz-Carlton, The Members’ Beach Club, The Tower Residences, and Plaza at Five Points. Her portfolio also includes some of the most luxurious and distinctive residences in Sarasota. Pamela’s work has been published in the best interior design magazines such as Architectural Digest and Veranda, as well as numerous other publications. Also, Home and Garden Television (HGTV) featured her in the program, “Public Places, Private Spaces”, showcasing her work on the Four Seasons Hotel, Philadelphia, and a luxurious private home in Chicago. In addition to their work in Sarasota, Pamela and her firm design projects throughout the US, Canada, the Bahamas and the Caribbean. Pamela may be reached at 941.922.4767 or visit www.hughesdes.com.
Copyright © 2011 REAL Magazine
Links to this article are encouraged
This saying is attributed to Francis Bacon, the Tudor philosopher, scientist and statesman, and was part of a document he wrote in 1596 – so how can it possibly apply to what is happening in our real estate market today?
As a real estate practitioner who spends much time with international buyers of Florida real estate, I would say that one of the key things that differentiates overseas buyers from American buyers is their thirst for knowledge. They want to know all there is to know about the market in which they intend to invest, and are especially cautious because they are choosing to purchase in a country which is not their home. They are fortunate in that the U.S. real estate market is one of the most transparent in the world, with data on property sales being relatively easy to obtain in comparison to most other countries.
An overseas buyer coming to Florida for the first time may not understand the vast area covered by our State, but they will quickly realize that the Florida real estate market is made up of distinct, smaller geographic markets, each covering a different metro area. We often see European buyers for instance, who look at property in Orlando, Miami and on the Gulf Coast before making a decision on where to buy.
The overseas buyer may not be the typical “second home buyer” that we traditionally see in Florida. They may be looking for a return on investment rather than a particular lifestyle. Rental income may be more important than proximity to the beach or golf course. Potential for capital appreciation may be more of a priority than lower property taxes. Minimal holding costs may be more important than monthly income. It is our responsibility as real estate professionals to be able to provide the information our clients need to make an informed decision about their intended investment, and in doing so, be able to guide them to a specific market or markets within our state.
The following facts on properties sold in 2010, published by the association of Florida Realtors. may help investors make decisions on one particular area versus another.
• Median prices for condos were most stable, dropped by the least amount, in the following markets – Fort Myers, Punta Gorda, Tallahassee, Orlando, and Sarasota/Bradenton. In all of these markets the median price dropped by 6% or less. Only further investigation of the specifics will reveal if this is due to bottoming/leveling out of prices. Sellers’ refusal to sell at lower prices, or a lower number of distress sales could also explain this.
• Again in the condo market, Jacksonville experienced the greatest drop in median price (30%), just edging ahead of Pensacola (28%) and Daytona Beach (27%). Perhaps prices in these markets started to decline at a later date than Orlando and the west coast of Florida?
• No surprise that Jacksonville, with the highest drop in prices, topped the charts in terms of increased volume of condo sales, up 65% over 2009.
• Conversely, condo sales in Tallahassee, with its relatively stable median price were actually less in 2010 than in 2009 – 9% reduction in the number of condos sold
Of course condominium purchases present a challenge to buyers, as the financial standing of the condo association is key – Does the association have reserves? How many of the owners are delinquent on their condo fees? Will lenders provide mortgages for that particular development, or is the market restricted to cash buyers only? Realtors must be prepared to help their clients obtain answers to these questions.
But what of the single family home market in 2010 – how has that differed in its geographic performance?
• Disparity in all Florida markets was less pronounced – Ocala’s median price dropped the most (14%) while the most stable market was Sarasota/Bradenton with a drop of only 1% when compared with 2009 median price.
• Once again, the market that experienced the greatest drop in median price also recorded the biggest increase in number of units sold – Ocala sold more 21% more single family homes in 2010 than in 2009.
In today’s turbulent real estate market it is no longer enough for a real estate professional to understand the market in their home town. They must be prepared to understand the investment objectives of their customers, and then establish how their home market meets those objectives, in comparison to other parts of Florida. Their knowledge in this area will allow them to exercise power over influencing their customers buying decision.
Patricia Tan was born in England, and moved to Sarasota in 1997. Her career afforded her the opportunity to live and work in many countries around the world, including Australia, Hong Kong, Singapore, Malaysia, Germany, France, Belgium, Netherlands and the United Kingdom. She spent five years as a Director of an American real estate franchise in England. Patricia has served as Chairperson of Sarasota Association of REALTORS®’ International Council, and currently serves as the national Association of REALTORS®’ President’s Liaison to the United Kingdom. She is a Certified International Property Specialist (CIPS) and works as International Sales Director for Prudential Palms Realty. Patricia may be reached at 941-504-9232 or Pat@PatriciaTan.com.
Copyright © 2011 REAL Magazine
Links to this article are encouraged
Recently our firm, RGA Architects, LLC was retained to provide expert testimony to assess the cause of significant amounts of toxic mold growth caused by the winter cold snaps.
Unlike mold caused by water penetration, mold caused by cold snaps is due to significant variation in temperatures, like the huge swings from warm to cold we experienced during the winter season in the Bay area.
When improper construction techniques meet normal human activity, the results can be disastrous. Activities like excessive showers and baths, or washing clothes with improper ventilation, can cause an excess amount of warm, humid air to be trapped inside the living area.
The humid air can then meet the cold surfaces of improperly insulated walls and, occasionally, mold can begin to grow on the inside surfaces of exterior walls.
Upon first examination, one might determine that the mold was caused by water penetration from the outside.
This is the most common cause of mold growth in living areas. Further examination, however, could reveal the mold to be caused by cold weather, coupled with improper insulation and poor ventilation.
To prevent a mold outbreak in the event of a cold snap, it is extremely important to ensure that walls are properly insulated during construction, particularly when the residence houses families who may frequently shower, bathe, and wash clothes.
RGA Architects, LLC is a well-known architectural and construction management firm based in Tampa, Florida. RGA is headed by Dr. William Henry, both an architect and certified expert witness who issues opinions and testimony concerning design and construction related matters. Having designed over 250 landmark buildings in the state of Florida, he has represented and testified for both plaintiffs and defendants in cases involving code violations such as associated with design and construction defects as well as American Disabilities Act – ‘ADA’ violations. William Henry, PhD (Bill) may be reached at (813) 226.2220 or bhenry@rga-design.com.
Copyright © 2011 REAL Magazine
Links to this article are encouraged
New lending laws regulate originator compensation and help protect the borrower’s “best interest.”
April brings Tax Day and this year it also brings new laws to govern mortgage originators. The new lending laws, effective April 1st, have leveled the playing field for all originators, including banks, mortgage companies, and mortgage brokers. While most of the larger banks adopted these new rules over a year ago smaller lenders and brokers have waited until April 1, 2011 to adjust their practices and adopt the new laws.
Under the new regulations, a loan originator “may not receive compensation that is based on the interest rate or other loan terms.” This “will prevent loan originators from increasing their own compensation by raising the consumer’s loan costs, such as by increasing the interest rate or points.” They will however be able to receive compensation based on a percentage of the overall loan amount, which is common practice.
The new rules protect mortgage borrowers from unfair, abusive, or deceptive lending practices that can arise from loan originator compensation practices.
The new rules apply to all persons who originate loans, including mortgage brokers and the companies that employ them, as well as mortgage loan officers employed by depository institutions and other lenders.
The new rules, which apply to closed-end loans secured by a consumer’s dwelling, will:
• Prohibit payments to the loan originator that are based on the loan’s interest rate or other terms. Compensation that is based on a fixed percentage of the loan amount is permitted.
• Prohibit a mortgage broker or loan officer from receiving payments directly from a consumer while also receiving compensation from the creditor or another person.
• Prohibit a mortgage broker or loan officer from “steering” a consumer to a lender offering less favorable terms in order to increase the broker’s or loan officer’s compensation.
Provide a safe harbor to facilitate compliance with the anti-steering rule. The safe harbor is met if:
• The consumer is presented with loan offers for each type of transaction in which the consumer expresses an interest (that is, a fixed rate loan, adjustable rate loan, or a reverse mortgage); and
• The loan options presented to the consumer include the following:
1. The lowest interest rate for which the consumer qualifies;
2. The lowest points and origination fees, and
3. The lowest rate for which the consumer qualifies for a loan with no risky features, such as a prepayment penalty, negative amortization, or a balloon payment in the first seven years.
While there are many changes and new rules to address I have included an example that explains them in an easy to read view.
A loan amount of $300,000.00 with an interest rate of 5% vs. 5.25%
Old Scenario:
Interest Rate 5% Interest Rate 5.25%
Loan Officers Commission is = $1,500.00 Loan Officers Commission is = $2,500.00
Borrowers closing cost credit = zero Borrowers closing cost credit = zero
New Scenario:
Interest Rate 5% Interest Rate 5.25%
Loan Officers Commission is = $1,500.00 Loan Officers Commission is = $1,500.00
Borrowers closing cost credit = zero Borrowers closing cost credit = $1,000.00
Basically, under the new rules any excess “overage” or “service release premium” should be credited back to the borrower as a closing cost credit. It should not be going to the loan officer as extra commission. These new laws should help the consumer understand the mortgage process easier and should regulate the way mortgage originators are compensated on a whole.
Budd Moore is the Market Manger for Bank of America Home Loans covering Manatee, Sarasota, and Charlotte Counties. He is a lifelong Sarasota resident with over 20 years of experience in Mortgage lending. He has a B.A. degree from University of Florida and was a member of Florida Blue Key. Budd is a past president of the Gulf Coast Mortgage Bankers Association and is currently a board member with Mote Marine Laboratories and the Riverview High School Foundation. Budd may be reached at (941) 952.2888 or budd.moore@bankofamerica.com.
Budd Moore NMLS ID # 432212
Copyright © 2011 REAL Magazine
Links to this article are encouraged
Many golfers struggle to pitch the golf ball. One common reason that golfers struggle with pitching is they lose the connection between their arms and their body. To perfect your pitching and maintain connection through the golf swing, try the towel drill shown above.
Place a towel across your upper chest and under each armpit. The goal of this drill is to keep the towel under both arms during the takeaway as well as after impact. Using the towel will feel restrictive. For this reason you should begin practicing with half swings. Imagine that you are in a clock, and you are swinging form 9 o’clock to 3 o’clock. The key to this drill is to keep the arms and the torso moving through the golf shot.
Practicing the towel drill will not only improve your pitching, it will also improve chipping, and full swing shots.
Unusual for a Florida course, The Ritz-Carlton Members Golf Club has been strategically sculpted by moving nearly 1.9 million cubic yards of earth. This massive undertaking has created elevation, relief, contouring and framing for each hole. The layout gracefully rolls among 12 picturesque lakes and extensive landscaping, forming a fair and memorable test of golf. There are six sets tees ranging from 5,175 to 7,417 yards, all designed to provide maximum playability without sacrificing strategy or beauty. Pines, palms, maples, ficus, mature oaks, colorful flowering shrubs, marshes with aquatic plants, beautiful native areas and white sand bunkers all provide significant visual appeal. Our distinguished Caddie Concierge Program and extensive practice range facility ensure a most unique on-course experience.
Nick Arthur is an Assistant Golf Professional at The Ritz Carlton Members Golf Club. He has been with The Members Club for 5 years. Nick holds a degree in Golf Complex Operations Management from The Golf Academy of the Carolinas, Nick’s technical experience began with the position of Golf Club Technician at Tour Tradition Golf in Minneapolis, Minnesota. Nick is also a certified instructor from The Faldo Golf Institute by Marriott in Orlando, Florida and has spent time teaching at The Faldo Golf Institute in Seaview, New Jersey. Nick can be reached at nicholas.arthur@ritzcarlton.com.
Copyright © 2011 REAL Magazine
Links to this article are encouraged
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After two decades in the business of distinctive home building, Mark Miller maintains a sense of curiosity and idealism that keeps his approach –and his work- fresh. A keen eye for design and a desire to create lasting and sustainable homes that suit his clients’ lifestyles yield spectacular results in new construction and renovation projects; Westwater Construction offers a quality experience from start to finish. Read More
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This stunning custom 5 bedroom, 9,500 sq ft, Manatee River home sits on a large private lot and beckons for an avid boater. Situated on deep sailboat water the dock contains a large lift and room for a 90’ yacht. Entering the ground floor via the marble foyer, the detailed wood paneled elevator leads to spectacular waterfront views. Read More
Barbara Katz and Gina Wallwork are a prime example of how success can grow from a strong partnership, common ideals, and a business approach that is personal, customized, and authentic. To them, real estate is much deeper than just showing houses. It’s about matchmaking; connecting the right person or family to the right house in the right neighborhood. Read More
Tracy Eisnaugle and Anne Chakos of Coldwell Banker recently hosted a REAL event at their Nokomis Blackburn Bay waterfront listing; Brilliance on Bayshore. The event featured an insightful real estate update by keynote speaker Kate Rossi Read More
In our last column, I wrote about Modern Design, so I thought it might be interesting to further the discussion and specifically focus on Sarasota itself and “The Sarasota School”. It is interesting to recall that this “modernism” is now more than 50 years old! While that is certainly true, it is also true that as one drives around Sarasota and occasionally sees these houses and buildings from that time, they retain a freshness and originality that is still stunning and inspiring.
In an earlier time, Sarasota was a beautiful, but unknown, little town on the water. The glorious climate, lush sub-tropical foliage, access to the Gulf and the Bay were all attractions that made the area compelling, and still do. But back in the late 30’s, 40’s and early 50’s, getting here was more difficult and time-consuming. Nonetheless, the draw was compelling and an increasing number of people of reasonable wealth and progressive outlook began to search for a place to spend winters and retirement.
These people were looking for a place that would provide shelter and comfort, but also that embodied the new spirit of that era. The world was seeing an emergence from the Depression and a new optimism was growing. They wanted a fresh vision, something new and original. There was a small group of talented, energetic and artistic thinkers who had found Sarasota and were welcoming others with their new ideas.
Among these was a young architect, Paul Rudolf, who was starting his career. He was bright and creative, but young and inexperienced. He found employment with another architect and builder, Ralph Twitchell. Twitchell provided the young designer with the guidance, experience and mentoring that served him well for many years. Rudolf became the creative force in the office, while Twitchell had the marketing, construction and office administration resources already in place.
In the later 30’s and early 40’s, these two started to put Sarasota on the national map of places of architectural interest. Their houses and buildings became published in the national press with some notoriety and great interest.
One of their notable contributions was a spirit of experimentation and innovation. Some of the houses are still standing and provide a great lesson in the wise and efficient use of space, respect of sunlight and the use of natural ventilation. These were the days before residential air conditioning so opening up a home to fresh air and breezes was particularly important.
The developments that Rudolf embodied continued as the 50’s progressed. They could be summarized by an enthusiasm for trying new things. The Second World War brought new materials and technologies, and Rudolf and others were anxious to try their hand at creating new forms and methods. Their goals were to capture the light, make open and airy living spaces that had flowing access to the outdoors and to use new materials such as plywood and plastics, concrete and the local lime block.
Of course, Paul Rudolf was led to other commissions as his career and talent became well known. Many residential projects were built here, and quite a few remain. He designed two high schools in the area, one of which is still standing, and he has a few commercial projects remaining as well.
During this time, he also received commissions for the US embassy in Amman, Jordan, as well as speaking engagements in South America for the State Department. His career soon propelled him to head the department of architecture at Yale University, not only teaching and heading the school, but also designing its landmark building that was an icon for its era. The inspiration came not only from what was happening in Sarasota, but from the style and milieu that he was instrumental in helping to create.
While the Sarasota School is now considered a point of time, the legacy is a living one. We can admire the remaining examples of that original core group, and also honor the continuum of modern design by architects and designers now practicing in Sarasota. There are notable and remarkable talents, some known internationally, at work in Sarasota. One doesn’t need to travel far to see some interesting and innovative designs that still proclaim a unique and personal vision of contemporary design. Stark, angular, strong, colorful and daring are words that evoke some of these more successful projects that are found in our landscape and enrich our community.
Much has been written about this fascinating period of architecture and what I have written today is just a very slight introduction. There are many wonderful books available on the topic. Hopefully this column has piqued your interest and made you somewhat aware of the incredible local architecture we can enjoy and appreciate everyday in our very special community.
Pamela Hughes, the founder and owner of Hughes Design Associates, is well known nationally and internationally. Hughes Design Associates is one of the premier interior design firms known throughout North America for specializing in prestigious custom interiors. In Sarasota, Pamela has completed many exceptional projects including The Ritz-Carlton, The Members’ Beach Club, The Tower Residences, and Plaza at Five Points. Her portfolio also includes some of the most luxurious and distinctive residences in Sarasota. Pamela’s work has been published in the best interior design magazines such as Architectural Digest and Veranda, as well as numerous other publications. Also, Home and Garden Television (HGTV) featured her in the program, “Public Places, Private Spaces”, showcasing her work on the Four Seasons Hotel, Philadelphia, and a luxurious private home in Chicago. In addition to their work in Sarasota, Pamela and her firm design projects throughout the US, Canada, the Bahamas and the Caribbean. Pamela may be reached at 941.922.4767 or visit www.hughesdes.com.
Copyright © 2011 REAL Magazine
Photography Copyright © 2011 Giovanni Lunardi
Links to this article are encouraged
What has the renowned oil well firefighter, Red Adair, got to do with the world of international real estate? Read on!
As we welcome winter visitors to our balmy, sunny shores, we hope they will stay a while and enjoy the Florida lifestyle. Many will enjoy it so much that they will look to purchase a home they can use for future vacations or retirement, taking advantage of bargain prices and low mortgage rates. A large proportion of those visitors will be from other countries – Canada, United Kingdom, Germany and even as far away as Australia and South Africa, to name a few – they will enjoy the added benefits of favorable exchange rates against the U.S. Dollar.
Many of our international visitors will approach a real estate purchase with some trepidation. Unsure how our real estate market works, and knowing only that the process of buying a property here must differ significantly from the customs in their home country. The smart buyers will look for guidance from professionals who understand how to work with international buyers, and help them avoid the many pitfalls which may be encountered along the way, such as understanding Federal tax consequences of a purchase or sale, currency considerations, implications for property tax and homeowners insurance, immigration strategies. An international real estate professional will already have relationships in place with other local professionals in these related fields, and be able to work as a team to meet a client’s personal and real estate objectives.
So how can buyers identify a real estate agent who is skilled in international transactions?
The National Association of Realtors (NAR) has more than one million members and saw the need to differentiate those who wished to work in the international marketplace. Several years ago NAR introduced the designation of Certified International Property Specialist (CIPS) and developed a seven day education program to give their members the knowledge and tools to effectively work with overseas clients. NAR has made the same education available to real estate professionals outside U.S.A. laying the foundation for international real estate practitioners around the world to work from the same foundation. Members of the CIPS network now span 60 countries, so the search for professional assistance could actually start in a buyer’s home country!
Here in the United States, CIPS designees make up less than 2% of the Realtor population but there is a heavy concentration in areas that attract a lot of foreign investment, such as Florida. Buyers can locate a CIPS by referring to NAR’s website, calling or visiting the local association of Realtors or any real estate office.
In addition to NAR’s CIPS designation, some real estate companies have introduced their own training and certification programs aimed at international practitioners. In our local market, Prudential Palms Realty and Prudential Lakewood Ranch Realty have established a program that enables their associates to become International Property Professionals – a series of classes and ongoing education designed to keep agents abreast of issues that may affect an overseas buyer of property. Prudential is an international brand, known in many countries around the world, and this program supports their solid reputation for service and commitment to customers.
Education is certainly the key. It’s no longer enough for a real estate agent to understand the properties and neighborhoods in their market. They must be up to date on market statistics, possible contractual issues, how to deal with distressed properties, manage the challenges associated with financing and much more. In a transaction that involves an international buyer or seller of real estate the knowledge and skills required to ensure a successful transaction are so much greater, and buyers are hungry for information to support their buying decisions.
To help buyers feel confident about investing in our real estate market, the Prudential companies will be holding free seminars in Sarasota and Lakewood Ranch during March. Joined by partners from the fields of international tax, real estate law and finance, the company’s international experts will present an informative program for international buyers and homeowners from other countries.
So why should buyers and sellers of real estate take a lesson from Red Adair? Why did owners of blazing oil wells employ Red’s skills when they could have found other people to put out fires? In Red’s own words: “If you think it’s expensive to hire a professional to do the job, wait until you hire an amateur”. In other words, take advice now, work with a professional and avoid mistakes that could be costly in the future!
Patricia Tan was born in England, and moved to Sarasota in 1997. Her career afforded her the opportunity to live and work in many countries around the world, including Australia, Hong Kong, Singapore, Malaysia, Germany, France, Belgium, Netherlands and the United Kingdom. She spent five years as a Director of an American real estate franchise in England. Patricia has served as Chairperson of Sarasota Association of REALTORS®’ International Council, and currently serves as the national Association of REALTORS®’ President’s Liaison to the United Kingdom. She is a Certified International Property Specialist (CIPS) and works as International Sales Director for Prudential Palms Realty. Patricia may be reached at 941-504-9232 or Pat@PatriciaTan.com.
Copyright © 2011 REAL Magazine
Links to this article are encouraged
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