Investment Properties

The post-construction phase is a crucial stage of a construction project. As an investment property owner, you will have an opportunity to confirm that the contract terms were fulfilled. You’ll also learn about the care and mechanics of the building, obtain relevant paperwork and address any concerns. Read on to find out more about the post-construction process.

Walkthrough and Punch List

Before the contractor wraps up the project and hands you the keys, you will complete a walkthrough of the building. This is your opportunity to examine the building and make sure that the contract terms have been fulfilled. Make a list of items that need attention. The contractor will do another walkthrough with you and make a punch list of items that need to be addressed. 

Final Walkthrough and Paperwork

After the items on the punch list have been addressed, you will do a final walkthrough with the contractor. If the completed project meets your approval, the contractor will give you the keys to the building. You should also receive a binder containing warranties and other relevant paperwork. 

Certificate of Substantial Completion  

You will then hear from the architect, who will ask if any problems need resolving. If you are satisfied with the completion of the project and the fulfillment of the contract, the architect will issue a certificate of substantial completion.  

Certificate of Occupancy

Once the certificate of substantial completion has been issued, it’s time for a local government inspection. If the building passes inspection, the inspector will issue a certificate of occupancy. As a property investor, you will need this post-construction document as proof of the following:

• Building class, such as single family, multi-family, commercial or mixed use properly.
• The structure is suitable for occupancy.
• The structure complies with housing and building standards and codes.

Operations Manuals and Training

After the project is completed, the contractor will give you an operations manual and schematics for the building. This paperwork includes blueprints that the contractor used during the project, as well as information about the mechanics of the building. 

In addition to the operations manual, you should receive any training necessary for the care of equipment n the building. It’s important to have training and written instructions to ensure that you have a clear and consistent understanding of operations..

Post-Construction Follow-Ups

You should also have follow-up visits with the contractor to address any issues that may come up. Problems should be addressed promptly according to the warranties in the paperwork binder you received from your contractor.  

An important part of general contracting work is post-construction follow-ups. Your contractor should communicate with you periodically over the two years following project completion. These check-ins let you ask questions or address concerns and allow the contractor to anticipate future needs. For example, you could discuss remodeling or renovations that may take place at a later date. 

From planning to post-construction, RH Blanchard is ready to help with your general contracting needs. Contact us for a free quote.

Buying your first rental property can be exciting as well as stressful. There are many factors to consider, from hiring a real estate agent to applying for a loan pre-approval. This blog post provides a helpful overview for first-time rental property buyers. 

1. Hire a Real Estate Agent or Attorney

A real estate agent or attorney is indispensable when buying your first rental property investment. It’s important to have a qualified professional in your corner. You will need an experienced professional working for you and representing your interests. A realty agent or lawyer knows how to negotiate prices or spot potential problems. 

Also, make sure that the person you hire has expertise in the type of property you plan to buy. For example, if you are investing in an office building, you’ll want to hire an agent who specializes in commercial property rather than a standard home realty agent. 

2. Get Loan Pre-Approval

An important step in buying your first rental property is obtaining a loan pre-approval. Pre-approval for an investment property loan demonstrates to the seller that you are serious about buying their property. It also helps you set a budget and understand what types of investment properties you can buy. Before you apply, take steps to improve your chances of pre-approval: 

• Save for the down payment 
• Have a credit score of at least 680
• Maintain a low debt to income ratio
• Have cash available for six months of expenses 
• Be able to prove your job history or income

3. Research Rental Markets 

With the help of your real estate agent or attorney, research different areas to look for strong rental markets. For example, population growth often creates a flooded rental housing market and increases demand for rentals. Other factors to consider in your research include 

• Job growth that expands the housing and commercial property markets
• Local crime rate
• Average household income
• School district 
• Average price of similar properties in the neighborhood  

4. Get Relevant Inspections

Before you sign on the dotted line, have the property inspected. It may be tempting to waive inspections to save money, but you may end up regretting the waiver. An inspection discovers problems with the property that may give you leverage when negotiating. You may want certain issues to be repaired before you buy the property. Or you may be able to use the inspection results to negotiate a reduced price. 

5. Hire a General Contractor to Get the Property in Shape

You may want to make some changes to your newly purchased rental property. It is best to avoid buying a “fixer-upper,” but you may want to add upgrades or other renovations to add value to the property. When buying your first rental property, your best bet is to hire a general contractor for a remodeling project. 

A general contractor has the necessary experience and expertise to hire qualified subcontractors, obtain permits, find the best materials for the job and carry out other relevant tasks. Boston-area rental property owners can rely on the general contracting experts at RH Blanchard. Get in touch for a free quote.

Buying a vacation rental property involves many decisions, from choosing a location to setting rates. With a projected 3.62 percent annual growth rate, many properties investors are entering the market. If you’re wondering how to make money on a vacation rental property, read the following guide for helpful tips.

Choose the Right Location

Before you buy a vacation rental property, research the location. An area that attracts tourists year-round is ideal. Does the property have a breathtaking view? Is it within walking distance of museums or quaint local shops? Whether it’s in Cape Cod or the White Mountains, your property will be easier to market if it’s in a popular location. 

Some locations, however, do not allow short-term rentals. Other areas limit the number of short-term rental guests per property, per year. You don’t want to end up paying a fine, so make sure you research regulations at the city, county, state and neighborhood levels.  

Buy the Right Type of Property

This is one of the most essential tips for how to make money on a vacation rental property. As an investment property owner, you’ll want to buy a vacation rental home that will generate income. A multi-family property will accommodate more guests than a single-family home. A spacious home with multiple bathrooms and bedrooms will allow you to charge more per night.  

Decorate and Update Amenities 

Your property should be so appealing that guests will want to post pictures of it on social media. The home should appeal to a variety of tastes, so start with a neutral color scheme. Add some décor that is relevant to the location. For example, include some nautical accents pieces in a coastal Rhode Island rental. Keep the house stocked with necessities, such as cooking supplies, shampoo, linens and paper products. 

This is not the time to skimp on expenses, so go ahead and invest in high-quality furnishings. An interior decorator who specializes in vacation rentals can give you valuable advice.   

Finally, you’ll want to include a few high-demand amenities. Guests particularly appreciate the following: 

• Pet-friendly accommodations 
• Hot tub, especially if the property has a scenic view
• WiFi Internet access 

Set Rental Rates

Setting rental rates is a surprisingly complex task. Gone are the days of fixed rates for weekdays and weekends. Today, dynamic rental rates fluctuate with the seasons as well as short-term events such as bad weather.

Start by researching comparable vacation rentals in the same area. It’s also a good idea to consult with experts in the vacation rental market. Short-term rental property management companies can help you calculate your rates by using algorithms, local expertise and other tools.  

Market Your Vacation Rental Property 

You’ve found the ideal property in a charming location. You’ve decorated, added amenities and set your rates. Now it’s time to spread the word about your vacation rental home.  

You can choose from a variety of listing sites. Some sites specialize in certain types of properties, from city apartments to remote cabins. A short-term rental management company can use SEO, social media ads and other resources to help you market your property. 

You want your vacation rental to make a fantastic first impression. At RH Blanchard, our experienced general contracting team can get your property in shape for listing. Contact us today for a free consultation.

Rental properties are an attractive option for many investors. If you are new at buying rental property, there are many considerations you should keep in mind. Before you take the plunge, read this guide to investing in rental property for beginners. 

Decide If You Want to Be a Landlord 

When you buy a rental property, you become the landlord of the property. You can hire a property manager for these tasks, but they typically charge between 8 and 12 percent of collected rent. If you are a novice rental property investor, you will likely have to deal with the following issues yourself:

• Screening prospective tenants
• Doing your own repairs on the property
• Hiring contractors for repairs and maintenance  

Research Property Location

Location is key when it comes to investing in rental property. Look for mid-range properties in an economically healthy neighborhood. Do a market analysis to find out the following: 

• Landlord-tenant laws
• Rental population
• Rental rates
• Price to rent ratio
• Property taxes
• Crime rate
• Quality school district 
• Job market growth

Get in Shape Financially

Before you start shopping for rental properties, you’ll want to be in the best possible financial shape. Lenders have stricter standards for rental property mortgages than for traditional mortgages. Here are some typical requirements for a successful rental property mortgage application: 

• Credit score at least 620, but ideally above 740 for the best terms and rates.
• Debt between 36 and 43 percent of income (debt-to-income ratio)
• Ability to pay a 20 percent downpayment 
• Savings to cover three to six months of mortgage payments.  

Income vs Expenses

During your first year as a rental property owner, a 6 percent return on investment (ROI) is a reasonable goal, with the expectation that it will increase over time. The rent you charge must cover operating expenses, which can total 50 percent of the rental income you collect. Expenses can include  

• Maintenance and repairs
• Homeowners association fees
• Homeowners insurance
• Property taxes

On the other hand, rental property owners often qualify for tax breaks on mortgage interest, maintenance and other expenses. Rental properties also often increase in value over time, so you may be able to recoup expenses if you sell the property..

Advantages of Buying Investment Properties

Although there are exceptions, real estate values are generally more stable than other investments such as the stock market.

• Rental property is a source of passive income, especially if you hire a property manager. 
• As you collect rent income, you can devote time and energy to your full-time job.
• You don’t have to pay Social Security taxes on rental income.

Disadvantages of Buying Investment Properties  

Rental property investment is not for everyone. Here are some potential drawbacks to consider: 

• Interest rates are usually higher for rental property mortgages than for a traditional mortgage. 
• As stated above, rental property mortgages are more difficult to obtain than traditional mortgages.
• Dealing with tenants can be a hassle if you don’t hire a property manager. 

If you’re a Boston-area rental property owner, RH Blanchard can help with your general contracting needs. Contact us today for a free consultation.

Does your newly purchased townhouse need renovations? Or maybe you’ve had your eye on a nineteenth-century property but wonder about renovating in a historic district. As an investment property owner, you’ll want to read the following townhouse renovation ideas. 

Before You Start 

Townhouses are often located in historic districts, and some are designated landmarks in their own right. Renovations to historic buildings must follow strict guidelines and be approved by a local authority. In Boston, for example, you must submit an application that includes an outline of the proposed renovations to the Landmarks Commission. If the property is in a historic district such as Beacon Hill or the North End, you must also apply to that district. Surrounding cities, such as Cambridge and Brookline, have their own approval processes.

Restrictions typically apply to exterior renovations that affect the building façade, such as 

• Windows 
• Porches
• Awnings
• Decks
• Air conditioner units

Still, there are plenty of townhouse renovation ideas that can work with a city’s landmark requirements.  

Mix Vintage With Modern 

You can update your townhouse interior and keep its historic features at the same time. Do you love that ornate living room fireplace but not the garish wall color and dated flooring? A fresh coat of neutral-colored paint and new wood floors create a clean look while retaining the original fireplace. 

Mixing new and vintage materials is a great way to refresh a townhouse interior. Maybe you want to keep the old wooden features while creating a more modern style. Try adding brick and steel next to the original wood for an industrial vibe. 

Maximize Light 

One way to update the look of a historic townhouse is to maximize lighting. Sometimes this can be accomplished without installing windows. For example, does the original wood staircase block the light from already existing windows? Consider replacing the closed risers and wood spindles with a minimalist steel staircase and open risers. 

Still need more sunlight? You can probably add new or larger windows, as long as they are on the rear facade. Landmark requirements are often less stringent with renovations that can’t be seen from the street. You can even build an extension from back of the building. Add large windows or steel French doors that open to the back balcony, and your townhouse interior will .  

Change Colors and Textures 

Love the layout of your townhouse but don’t love the dated color scheme? Brand new colors and textures can make a world of difference without altering the historic features of the building. For example, you can give the kitchen a clean contemporary feel with an off-white color for the walls, cabinets and countertops.  

Along with a fresh coat of paint, textures play an important role in updating your townhouse interior. A tile floor or natural wood slat ceiling, for example, can add interest to a neutral color scheme. Wallpaper, plaster and decorative trim also provide color and texture.  

When you’re planning to renovate a historic property, you need to hire licensed professionals with extensive general contracting experience. At RH Blanchard, we’ll treat your townhouse project with care. Get in touch for a free quote.

Whether you’re a novice property investor or a veteran, you’ll find plenty of rental property investment opportunities in Massachusetts. Below are five communities with healthy housing and rental markets.

Quincy

Rich in American history as well as home values, Quincy is another Boston suburb with a booming housing market. Presidents John Adams and John Quincy Adams were born there, resulting in the nickname “City of Presidents.” In July 2021, the average home sale price rose to $570,000 — an increase of 7.8 percent over the previous year. Houses are on the market for an average of 20 days.

The average rent for a two-bedroom apartment rose 2 percent to $2,000, while the average four-bedroom jumped a whopping 37 percent to $4,450. This is a market worthy of a property investor’s attention! 

Lynn

Lynn is another city that enjoys job growth and high demand for homes. The city’s rapidly developing economy includes companies such as Walsh Oil and Bent Water Brewing Company. The average home sale price jumped 19.8 percent to $385,000 from 2020 to 2021. Homes average 20 days on the market as of August 2021. Similarly, the average rent for a one-bedroom apartment rose 18 percent to $1775. The average two-bedroom rent rose 8 percent to $2,000. 

Worcester 

Located 40 miles west of Boston, Worcester enjoys a robust housing and rental market. Locals call the city “the heart of Massachusetts,” and the investment picture will surely capture your heart as well. In July 2021, Worcester’s home prices had increased 30.3 percent, with a median sale price of $367,500. Properties spent an average of 19 days on the market. You won’t have to wait long to benefit from the average $1,505 rent per two-bedroom.  

Taunton

For investment property opportunities, you’ll want to check out the city of Taunton. Located 40 miles south of Boston, Taunton boasts a healthy investment climate. According to TurboTenant, the city boasts a 0.6 percent population growth and 1.1 percent employment growth as of 2019. Home prices have risen 25.6 percent in 2021, with a median sale price of $418,000. And those properties sell fast, with an average of 20 days on the market. 

Although the average rent for a 1-bedroom apartment has flattened, Taunton continues to have a healthy market. Rent for a two-bedroom apartment rose by 5 percent to $1,600 between July and August 2021.

Newton 

A suburb of Boston, Newton has all the ingredients for a robust rental market. As of 2019, its population was 89,000, and people continue to move to this city to take advantage of its job growth. As people move to Newton, the city’s demand for houses and apartments continues to increase. The median home value is $1,390,000 and rising. From July to August 2021, the median two-bedroom apartment rent increased by 1 percent to $2,525. 

General Contracting for Rental Properties

Once you’ve found the ideal rental property, you may want to do some remodeling. RH Blanchard will put its 10-plus years of general contracting experience to work for you. Contact us when you’re ready for a free consultation.

When it comes to curb appeal, split-level properties can be challenging. Sloping yards and multiple levels require specialized landscaping techniques. As an investment property owner, you want to maximize your ROI. From erosion control to strategic plantings, implementing the right split-level home landscaping ideas can make your property more marketable and improve ROI.

Erosion Control and Slope Stabilization

It may not sound glamorous, but erosion control should be your first priority. Split-level homes often have sloping yards that need stabilization. Rainwater flows down the slopes and can result in soil erosion, foundation damage, wet basement and other problems. Plants with deep, extensive root systems slow the speed of flowing water and help prevent erosion. Choose stabilizing grasses, ground covers and low-growing shrubs such as

• Fescue
• Muhly grass
• Creeping juniper
• Creeping phlox
• Cotoneaster

Slopes that are greater than 3:1 will need more than plants for stabilization. If the slope is steep enough, you may need to install some hardscape, such as

• Retaining walls
• Drainpipe 
• Boulders
• Stairs

Erosion control takes time and effort. However, it can save you money in the long run by preventing water damage to your investment property. 

Balance the Levels

One way to add curb appeal is to balance the appearance of the different levels. Consider planting a 20- to 30-foot tree behind the shorter section of the home or at each corner of the home. You can choose from many trees that thrive in the Boston area, such as 

• Paperbark maple
• American hornbeam
• Kousa dogwood
• American smoketree

A specimen plant can add a balancing focal point to the end of the driveway. Attractive shrubs that add texture and color to the landscape include

• Panicle hydrangea 
• Beautybush
• Smoke bush
• Purple beautyberry  

Spruce Up the Front Entry

With creative use of space and plantings, you can transform the front entry from flat and boring to intimate and inviting. Many shrubs and hedges make excellent privacy screens, while a trellis can hold flowering vines. Plants that can spruce up the front entry include 

• Boxwood shrubs
• Privet hedges
• Clematis vine
• Climbing rose

Add a couple of chairs and you have a tranquil space that looks charming from the street. 

Smooth Transition Between Levels

You can add curb appeal by smoothing out the transition between levels. For example, a retaining wall can look harsh or abrupt. You can soften that look by planting cascading vines in beds on top of the walls. Great choices include 

• Sweet potato vine
• English ivy
• Wave petunia
• Trailing lobelia

Yard Maintenance

You can’t beat good old-fashioned yard maintenance for improving curb appeal. Picture your split-level property through the eyes of a potential buyer or renter. Nothing makes a better statement than a neat, cared-for yard and entry. The following tasks should be done on a regular basis:

• Rake leaves
• Remove dead plant debris
• Prune shrubs and trees
• Mow lawn
• Weed planting beds

Experienced General Contractors  

For over a decade, investment property owners in the Boston area have relied on RH Blanchard for general contracting services. We combine the skills and experience needed to manage large and small projects alike. To learn more about split-level home landscaping ideas and other tips for investment properties, contact us today for a free consultation.

Passive income is an excellent way of building wealth, saving up for large future investments, or just creating a nice nest egg for the retirement years. Real estate as passive income makes sense because it does not need a lot of hands-on attention. In fact, if you set yourself up for success in the beginning, you may have to do very little toward the end.

Choose a Property

Real estate in the Boston area is a good option. Select properties that appeal to your targeted demographic. For example, homes in an area with good schools are desirable for families. If you cater to the singles market, buy closer to the North End. Keep it near major transportation arteries but not so close that tenants can see or hear them.

Now is an excellent time to work with an agent to run an investment property analysis. This step lets you understand how much you would be able to charge for rent. The analysis shows you whether you break even after purchase costs and monthly expenses or show a profit.

Buy Low and Plan on Making Minor to Moderate Improvements

Create a working relationship with an outstanding general contractor who specializes in preparing a property for the rental market. Doing so lets you buy fixer-uppers, foreclosures, and outdated estate properties.

Of course, no matter what type of property you buy, be certain to get an inspection. Pay close attention to code violations, foundation issues, and water damage.

Once you decide on the best place, the contractor can do minor repairs, cosmetic improvements, and update fixtures. Kitchen remodels for the rental market include cabinets and countertops that are specifically for the builder market. They are less expensive and wear well.

Choose Your Involvement Level as Landlord

Rental properties generate monthly income. If you really want to be completely hands-off, consider working with a property agent who manages the day-to-day tasks. This company would collect rent, screen prospective tenants, handle lease agreements, and send out contractors if there is a middle-of-the-night plumbing emergency. While it does affect your bottom-line slightly, it is a worthwhile investment for a hands-off experience.

Are You Ready to Explore Real Estate as Passive Income?

Boston offers attractively priced single-family units, duplexes, and apartment buildings. Mixed-use properties are among the real estate options that are generating the most interest. Of course, no matter what type of property you choose, contact R.H. Blanchard today to handle the construction details.

Split level homes, an icon of the 1960s, are making a comeback among investment property owners. A licensed general contractor is your best resource for updating and remodeling your split level property. Whether it’s new siding or interior lighting, a skilled professional will do the job right the first time for your split level home remodel. 

1. Update the exterior 

Now is the time to replace that outdated stucco or faux brick exterior. A general contractor can help you jazz up a split level exterior in several ways. 

• Replace the siding on the taller part of the house with vertical siding, architectural panels or other new materials. 
• Re-side the lower façade with stone or other updated materials.
• Repaint the garage doors in a bold color or replace them with doors made of natural wood or sleek metal and glass. 
• Replace the roof with a color that contrasts with the rest of the exterior. 
• Paint the soffits to contrast with the exterior color of the house.

2. Replace or add windows 

Does your split-level property have small windows or windowless walls? New or additional windows can update the look of the home.

• Upgrade to larger windows or install windows in blank walls to add exterior style and interior light.
• Replace old windows with double-glass panes or insulated glass units (IGUs). This type of window helps stabilize indoor temperatures and reduce noise.

3. Change or move the front door

An entrance to a split-level home can feel cramped or look dark or flat. A few remodeling tricks can dramatically improve the appearance of the front entrance of a split level home.

• Replace the original door with a glass door to let in more light. 
• Replace the street-facing door with a window, and move the original door to face the driveway.
• Match the front door with the new garage doors to create a unified exterior.
• Add a portico, porch or entrance cover to make a flat front door more attractive and easier to find.

4. Tear down walls

Open floor plans continue to be a popular trend. Many older split level homes, however, have small rooms that feel outdated. Want to create a spacious, airy environment? A general contractor can help by tearing down interior walls. For example, you can knock down part of a kitchen wall to open the kitchen to the living area. The result will be a larger space that is perfect for socializing.  

Some walls should are important for the structure of the building and should remain in place. An experienced professional will know how to avoid structural damage when removing walls.

5. Update interior lighting 

Interior lighting is an important ingredient in setting the mood and comfort level. A brighter interior is an effective way to modernize a split-level home.

• Add recessed lighting in the kitchen for a clean, well-defined look.
• Install a skylight in the living area for natural light and reduced electric light usage.
• Paint the interior in light colors to make small rooms appear larger and brighter. 

6. Upgrade the HVAC system

A remodel should make a split level home more comfortable as well as more attractive. Older split-level homes can have uneven temperatures from room to room. An HVAC upgrade can get rid of those annoying cold spots. One option is to upgrade to a multi-zone system with a thermostat for each zone.  

7. Hire a general contractor  

A licensed general contractor has the necessary skills and experience for your split level remodel. For more than 15 years, Boston-area investment property owners have relied on R.H. Blanchard for their remodeling projects. Contact us today for a free initial consultation.

Remodeling projects are a fact of life when you own investment property. Your first step? Call a general contractor who offers remodeling services. While it’s tempting to do the work yourself, you’ll save time and enjoy peace of mind when you hire a qualified professional. Keep reading to learn about 6 advantages of hiring out contractor remodeling services.

1. License and Qualifications 

A licensed general contractor will provide high quality remodeling services. A contractor must have certain training, skills and experience to obtain a state license. They will be familiar with building codes, permit processes and inspections. You may even be able to get better building loan terms when you hire a licensed contractor.

2. Project Management Services  

A remodel involves calling multiple subcontractors and filling out endless paperwork.  As an investment property owner, you already have enough on your plate – you don’t need that hassle. A general contractor is the only contact you’ll need for your remodeling project. They will obtain permits, arrange schedules and communicate with suppliers and designers. They know how and when to complete each part of a job, from updating light fixtures to adding a new room.

3. Design Experience  

You have certain goals for your investment property. During your first consultation, you’ll tell the general contractor about your vision. The contractor has the professional experience necessary for putting your vision into action. They know which design elements to combine and how to safely complete each part of the job. Whether it’s a new wood floor or replumbing a kitchen, a contractor will make sure the project is up to code.  

4. Insurance Coverage 

Every remodeling project has risks that can bring headaches. Injuries, equipment malfunction or property damage can occur on the safest job site. If you do the work yourself, you will have to pay for any problems that come up. If you hire multiple subcontractors, you’ll have to keep track of their separate insurers. 

A licensed general contractor, however, will carry liability insurance. Their insurance will cover injuries or accidents that occur during the remodel. If something goes wrong, it’s your contractor’s job to deal with the insurance company.

5. Remodel Completed Efficiently and Safely

DIY projects almost always involve hours of research, mistakes and false starts. The learning curve alone can slow your progress and add costs. Where can you buy that specialized tool? What type of glue should you use and how long should it dry? Add your own daily work schedule and family needs, and you have a recipe for stress and frustration.  

A professional contractor can anticipate the length of each stage of the project. They will know which subcontractors to hire and when to schedule them for each task. They’ve learned which materials to use and which suppliers are the most reliable. This knowledge and experience will help the project run smoothly and efficiently.

Safety is another concern during a remodeling project. Updates like electrical work, structural changes and plumbing can be dangerous. Licensed professionals are trained to complete high-risk tasks. You’ll rest easy knowing that all aspects of your project are in skilled hands.

6. Better Return on Investment

What about the return on Investment (ROI) from your remodel? A professional contractor will give you better value for your money than if you do the work yourself. Your newly remodeled property will provide opportunities for increased ROI. For example, you can recoup your costs by charging higher rents or selling the property at a higher price. 

Hire an Experienced General Contractor 

At R.H. Blanchard, we’ve been providing contractor remodeling services in the Boston area for more than 15 years. Is it time to replace that dated linoleum floor? Do you need to enlarge a room or add storage space? Contact R.H. Blanchard for a free initial consultation.