July 22, 2021 - CREDAI Bengal Homes

July 22, 2021

CREDAI Bengal Daily News Update | 22.07.21

                               WEST BENGAL NEWS

 Newspaper/ Online ET Realty (Online)
 Date               July 19, 2021
                   https://realty.economictimes.indiatimes.com/news/residential/home-
 Link              buyers-in-kolkata-fret-as-software-glitch-holds-up-
                   registration/84609959

        Home buyers in Kolkata fret as software glitch holds up
                            registration
The worst hit are those who had sealed the deals and were planning to move into the new
apartments by this month after a house warming ceremony or ‘griha pravesh’.

Nearly two weeks after the state budget announcement of 2% reduction in stamp duty and 10%
slash in circle rates for properties registered by October 30, new home buyers have been unable
to take advantage of the twin concessions due to a glitch in the registration software.

The worst hit are those who had sealed the deals and were planning to move into the new
apartments by this month after a house warming ceremony or ‘griha pravesh’. According to the
Hindu almanac, Tuesday was the last auspicious day to take possession of a new home with no
dates         available           in        the          next         three         months.

With the scheme offering a saving of nearly Rs 1.25 lakh on a flat purchased for Rs 50 lakh
available till only October 30, home buyers and developers are worried about the time lost in
rectifying                                    the                                    system.

“Since this is a limited period scheme, the government should either extend the time limit or the
RA offices in Kolkata and other parts of the state should function for longer hours to compensate
for the loss,” said Confederation of Real Estate Developers Association of India (Credai) Bengal
chapter                        president                      Nandu                       Belani.

While 50 new properties are usually registered at the four offices of Assistant Registrars of
Assurances (ARAs) in Kolkata daily, the snag has left 650 buyers waiting on the sidelines. “The
numbers could actually be 40% more as the incentives were expected to trigger a boost in sales
and               registrations,”                said                 a                 realtor.

Inspector general of registration T Balasubramanian said IT experts were working to rectify the
error and hoped the system would be up and running in a couple of days.
“The registration of queries that had already been raised is continuing. But no new queries are
being generated due to the glitch that occurred after the new rates were fed into the system and a
trial   was     carried     out    the    day     after    the    budget,”     he     told   TOI.

The IGR assured that the offices would function for either additional hours or on Sundays to give
home buyers adequate time to register their properties and take advantage of the incentive.

“In a couple of days, we will also issue guidelines for sale deed registration and how much
concession    will    be     applicable    at     the    time,”    said      Balasubramanian.

At present, 2% stamp duty has to be paid at the time of registering the sale deed and the remaining
4% for properties priced below Rs 1 crore and 5% for the properties above Rs 1 crore to be paid
during          the          transfer           of          title          or          conveyance.

According to sources, the government is likely to allow home buyers to take advantage of the 2%
discount if they pay the remaining 4%-5% at the time of registering the sale deed.

________________________________________________________________

OTHER NEWS

Newspaper/ Online The Hindu(Online)
Date              July 21, 2021
Link              https://www.thehindu.com/news/cities/Hyderabad/covid-second-wave-
                  hits-demand-for-real-estate/article35455470.ece

              COVID second wave hits demand for real estate

New launches declined by over 90% after March, says report by website

The second wave of COVID-19 caused a mighty blow to real estate in the twin cities with
new launches declining by over 90%, enquiries having dipped by 30% and sales
plummeting up to 90% post-March onwards, said real estate website ‘99acres.com’ in a
report released on Wednesday.

“The economy went through a tumultuous time in April-June battling one of the biggest
healthcare crises ushered by the unprecedented second wave of COVID-19. Like most
sectors, transactions in the real estate market too came to a grinding halt in April with
lockdown restrictions across the country,” said chief business officer Maneesh Upadhyaya.

January-March quarter witnessed site visits, home enquiries and sales volume going up in
both new home and resale segments but April and May recorded a dip in numbers unheard
of. Owner listings, too, saw a 5% de-growth but home enquiries picked up in June with
active COVID caseload reducing and lockdown restrictions dropped.

Affordable housing within ₹40 lakh: Chandanagar ₹3,200- ₹4,100; average rental ask per
sqft/monthly ₹13 & rental yield 3.54%. Nizampet ₹3,400- ₹4,300 average rental ask per
sqft/monthly ₹11 & rental yield 3.32%.

Mid-income housing between ₹40 lakh and ₹1 crore: Miyapur ₹3,500- ₹4,500; average
rental ask per sqft/monthly ₹11 & rental yield 3.10% Kukatpally ₹4,300- ₹5,500; average
rental ask per sq.ft ₹15 & rental yield 3.04%. Manikonda ₹4,100- ₹5,200, average rental
ask per sqft/monthly ₹14 & rental yield 3.34%

Luxury housing - (₹1 crore & above): Gachibowli ₹5,600- ₹7,800; average rental ask per
sqft/monthly ₹18 & rental yield 2.98% Kondapur ₹5,500- ₹6,600, average rental ask per
sqft/monthly ₹16 & rental yield 3.11%. Hitec City ₹6,600- ₹8,600; average rental ask per

sqft/monthly ₹20 & rental yield 3.19%. Rental yield has been calculated for a 1,000 sqft
apartment.

Property prices in most localities remained stable throughout the quarter. However,
Gachibowli, Nallagandla, Manikonda, Pragati Nagar, and Chandanagar posted an
appreciation of up to 4%. Ultra-luxury properties, priced above ₹2 crore garnered some
traction, particularly those reconfigured as 4 BHK units with some deals closed at 5-10%
lower than the rates quotes in property listings by owners.

Average rental housing market reported a dip of 5% with the exodus of migrant workforce
leading to new business model of small and large players offering to store household items
at a certain price, usually a fraction of the rent that the tenants pay for a 2 BHK home.

Areas in the North and the West, such as Kukatpally, Miyapur, Kondapur, and Madhapur,
remained popular among tenants due to their proximity to prominent IT hubs like Hitec
City and Gachibowli. Mid-sized 2/3 BHK homes available at a monthly rent between
₹18,000-₹30,000 continued being in demand, the report said.

_____________________________________________________________________________

Newspaper/ Online Money Control (Online)
 Date               July 21, 2021
                   https://www.moneycontrol.com/news/economy/policy/real-estate-
 Link              market-to-touch-1-trillion-by-2030-housing-demand-revives-despite-
                   covid-19-housing-secretary-7203401.html

  Real estate market to touch $1 trillion by 2030, housing demand
                revives despite COVID-19: Housing secretary

Mishra said states have been asked to implement the Model Tenancy Act, which was passed by the
Union Cabinet in June, at the earliest.

India’s real estate market is expected to touch $1 trillion by 2030 as demand for housing recovers
from the “setback” caused by the first and second waves of the COVID-19 pandemic, a top
government official said.
“The size of the real estate sector was around $200 billion two-three years ago. We expect the
real estate market to touch $1 trillion by 2030,” Durga Shanker Mishra, secretary in the housing
and urban affairs ministry, said at a conference on July 21.
Rising demand for housing and reforms of the past seven years such as the Real Estate
(Regulation and Development) Act, the Model Tenancy Act and steps taken to facilitate doing
business in India will drive the market, Mishra said at the event titled ‘Real Estate - Creating
Demand: The REset 2021 and Beyond,’ organised by the Confederation of Indian Industry.
Mishra said employment in the real estate sector is poised to rise.
“Our prediction for the future is that around 7 crore (70 million) people will be employed in this
industry,” he said. The number of people employed in the real estate sector was 55 million in
2019.
Mishra said states have been asked to implement the Model Tenancy Act, which was passed by
the Union Cabinet in June, at the earliest. On concerns raised over the fate of traditional ‘pagdi
agreements’ in Mumbai, Mishra said the new law will not be retrospective and existing rent
agreements will not come under its ambit.
“It will be prospective in nature,” he said, referring to existing agreements. “Once states make
this law, it would open up the market. Houses can also be utilised as hostels. The dead investment
will start reaping returns.”
Demand will also be spurred by growth in the urban areas. About 880 million people are expected
to live in towns and cities by 2051 compared with about 460 million currently, creating huge
potential for real estate development.
Mishra said RERA had transformed real estate and changed the perception of the sector.

“Consumers now have confidence that their investments are safe,” Mishra said.
About 67,000 real estate projects and 52,000 property agents are registered under RERA. Real
estate authorities set up under this law have cleared more than 70,000 cases. All states, except
West Bengal, have implemented RERA, he said, adding that the ministry has written to the state
government about this.
On the ease of doing business, Mishra said India has made significant improvement on the
parameter of construction permits and has risen in the rankings to 27 from 186 earlier.
He said the government has allowed permission for construction to be given online, which will
help to eliminate delays and corrupt practices.
“We are hoping that all 4,000 towns and cities would provide online construction permits by
March next year,” he said.
Mishra said the Affordable Rental Housing Complex scheme launched by the government to
develop homes for migrant workers will also create business opportunities for the sector. He
asked developers to focus on providing affordable homes and to look into the preferences of the
younger generation.
“It is important to look into what kind of houses the younger lot wants, what they can afford. Do
they prefer 60 square metre or 90 sq. m apartments with all modern amenities thrown in?
Affordability of units is the key,” he added.
Mishra also emphasised on the need to adopt state-of-the-art technologies in the construction
sector. Following the Global Housing Technology Challenge, six cities have been chosen for the
deployment of some of the best construction technologies in housing sector.
“New technologies are most resource-efficient and will increase the pace of construction,” he
said.
Neel Raheja, co-chair of the CII National Committee on Real Estate and Housing and group
president of K Raheja Corp, said high government charges and finance costs are hindering
affordability.“Despite challenges, the Indian real estate sector is on the growth trajectory and new
opportunities are emerging from sub-sectors such as warehousing, data centres and logistics,” he
said.
He also mentioned the high risk weightage that the Reserve Bank of India had given to the real
estate sector, which was a deterrent in raising affordable finance.
“There are restrictions on InvIT and REIT financing, land financing, foreign portfolio and ECBs,
which need to be looked into to enable the real estate industry to tap low-cost finance for the
housing sector,” he added.
Anshuman Magazine, deputy chairman of CII Northern Region and chairman and CEO - India,
SE Asia, Middle East & Africa at CBRE, expressed confidence about growth in all real estate
segments.
“Capital at a low cost is floating from across the world and the Indian real estate market is poised
to take benefit of it and attract investments,” he said.
Mohit Malhotra, managing director and CEO of Godrej Properties, said there is a need to attract
equity capital to fuel growth and stressed that the latest technology should be used to enhance

productivity.“Industry should now focus on attracting equity capital and look at bringing in
corporate culture, professionalism, governance, customer-centric approach and higher
productivity,” he said.
_______________________________________________________

Newspaper/ Online Business Standard (Online)
 Date               July 22, 2021
                   https://www.business-standard.com/article/economy-policy/covid-
 Link              crimps-budget-housing-market-as-consumers-cut-down-on-expenses-
                   121072200036_1.html

  Covid crimps budget housing market as consumers cut down on
                            expenses
Data shows the share of affordable homes in the overall new launches in the top seven
metros fell sharply since the Covid-19 pandemic upended lives in India

Amid widespread economic distress and sinking income levels, the country’s real estate sector is
undergoing a massive overhaul. This comes at a time when a broad swathe of consumers is cutting
down on expenses, further crimping the affordable housing market.

The data from market analyst firm Anarock Property Research shows the share of affordable
homes (priced below Rs 40 lakh) in the overall new launches in the top seven metros fell sharply
since the Covid-19 pandemic upended lives in India. From 40 per cent in early 2020, its share is
now down to 20 per cent (April-June)

________________________________________________________________________

Newspaper/ Online ET Realty (Online)
 Date               July 22, 2021
                   https://realty.economictimes.indiatimes.com/news/commercial/office-
 Link              space-leasing-touch-10-9-million-sq-ft-in-top-six-cities-
                   report/84628498

Office space leasing touch 10.9 million sq ft in top six cities: Report
Bengaluru, Delhi-NCR and Mumbai constituted around 69% of the total leasing activity in
H1 2021 across top cities of the country. Mumbai and Hyderabad shared third place with
approximately 1.4 million sq ft absorption

Leasing activity across six major cities in India during the first half of 2021 dragged to a six-year
low, according to a recent report by Savills India, an international real estate advisory firm.

In the January-June 2021 period, office absorption in six major cities stood at approximately 10.9
million sq ft, down by 38% from the corresponding months a year ago.

Bengaluru, Delhi-NCR and Mumbai constituted around 69% of the total leasing activity in H1
2021          across       top           cities        of           the           country.

Bengaluru continued to lead with 4.1 million sq ft of leasing activity representing 37% share in
H1 2021 followed by Delhi-NCR which witnessed leasing activity of 2.0 million sq ft recording
a                      37%                          year-on-year                        decline.

While Mumbai and Hyderabad shared third place with approximately 1.4 million sq ft absorption,
the annual decline in leasing was sharper for Hyderabad at 46% compared to 39% for Mumbai.

Pune recorded approximately 0.9 million sq ft. leasing while, Chennai saw leasing activity of 1.1
million                                           sq                                           ft.

"The second wave of the pandemic has forced most organisations to reinstate their work from
home policy once again dampening the overall sentiment of the office market. We believe this to
be only a temporary pause, as amid the crisis, we did continue to see large lease deals being signed
in key markets, symbolic of occupiers’ plans to return to office," said Anurag Mathur, CEO,
Savills                                                                                        India.

Despite the ongoing pandemic, the technology (IT) occupiers continue to lead the demand
followed by BFSI segment. While the IT sector has increased absorption and holds a 51% of the
share, their combined share of approximately 63% is same as in H1 2020.

The new supply rose by 4% at 18.0 million sq ft in H1 2021 from the year-ago period.

Bengaluru has recorded the highest infusion of new supply constituting a 36% share, followed by
Hyderabad      and    Delhi-NCR        at     28%     and     22%       shares,    respectively.

In H1 2021, the overall vacancy levels increased to 16.2% at the end of June, as supply addition
exceeded the pace of leasing activity. Prime locations with limited availabilities saw stable rents
while a few micro-markets have seen a sharper decline as landlords exhibited flexibility to attract
new clients.

________________________________________________________________

Newspaper/ Online Bloombergquint (Online)
 Date               July 21, 2021
 Link              https://www.bloombergquint.com/real-estate/office-leasing-rents-drop-
                   in-first-half-of-2021-says-savills-india

Office Leasing, Rents Drop In First Half Of 2021, Says Savills India
   Rents and leasing activity fell in India’s top office markets in the first half of 2021 over the
same period last year as the Covid-19 pandemic’s second wave disrupted the economy. Leasing
activity in six major cities fell to the lowest in six years during the same period, according to the
real estate advisory Savills India. Office space absorption, it said in its half-yearly report “India
  Market Watch Office”, dropped 38% year-on-year to 10.9 million square feet. That came as
occupiers paused expansion and resumed portfolio optimisation plans, the report, which studied
              Bengaluru, Chennai, Hyderabad, Mumbai, Delhi-NCR and Pune, said.

India’s commercial real estate thrived prior to the pandemic even as housing suffered because of
an overnight cash ban, a strict real estate regulation act and a credit crunch. Investors bet on
demand for office space, driven by demand from information technology firms, startups and data
centres. The slowdown-proof corner, however, couldn’t escape the pandemic's disruption, and
decline in occupancy came even prior to the devastating second wave of the virus.

 Businesses started picking up this year but the second wave and subsequent lockdowns forced
most organisations to reinstate their work from home policy, dampening overall sentiment of the
office market, according to Anurag Mathur, chief executive of Savills India. But he expects this
phase to be temporary.

“Amid the crisis, we continued to see few large lease deals being signed up in some of the key
markets earlier this year,” he said. “And now with the advent of a strong vaccination drive across
the country and India’s office market being fundamentally driven by a booming IT sector, I’m
hopeful that we will be able to come back on the earlier growth track sooner than later.”

Information technology occupiers continue to lead demand followed by BFSI segment, the report
said. While the IT sector has increased absorption and holds 51% share, their combined share of
approximately 63% is same as in the first half of 2020.

Key Highlights

      Bengaluru, Delhi-NCR and Mumbai constituted around 69% of total leasing activity in
       the first half of 2021 across top cities.

      Bengaluru continued to lead with 4.1 mn sqft of leasing activity representing 37% share
       in the first six months of the year, followed by Delhi-NCR at 2 mn sqft, dropping 37%
       over a year ago.

   While Mumbai and Hyderabad shared the third place with approximately 1.4 mn sqft
       absorption, the annual decline in leasing was sharper for Hyderabad at 46% compared to
       39% for Mumbai.

      Leasing activity for Pune and Chennai stood at 0.9 mn sqft and 1.1 mn sqft, respectively.

Rents Decline

Rents have fallen, on average, by around 6% over last year, the report said, with few exceptions.
“A few micro markets have seen a sharper decline as landlords exhibited flexibility to attract new
clients, while prime locations with limited availabilities saw stable rents. NCR submarkets saw
softening of rents among other markets."

Rental Range In H1 2021
The first half of 2021 has been shaped by the second wave of the pandemic, much against the
optimism of initial few weeks, Arvind Nandan, managing director (research and consulting)
Savills India, said. “However, despite the slow market during the second quarter and a noticeable
annual decline, we estimate that the second half could show some improvement, as vaccinations
pick up and occupier confidence returns.”
New Completions Rise
New completions increased marginally by 4% year-on-year to about 18.0 mn sqft, with
Bengaluru, Hyderabad, Mumbai and Pune witnessing a rise in new completions compared to the
same period last year as deferred supply got completed. “Bangalore has recorded the highest
infusion of new supply constituting a 36% share, followed by Hyderabad and Delhi NCR at 28%
and 22% shares, respectively,” it said.
Vacancies Up
Overall vacancy levels increased to 16.2% at the end of June, as supply addition exceeded the
pace of leasing activity, the report said.
 “Also, some occupiers optimised their real estate portfolios to an efficient space, spiking vacancy
rates in select markets,” Savills India said. “It should be noted that this can be a temporary
phenomena in markets which are in a state of flux.”
Large Deals Continue
 Sizeable consolidations and expansions have contributed to the share of large deals—exceeding
100,000 sqft—in the first half of 2021, accounting for about 43.2% of the overall pie, while mid-
sized occupiers leasing stood at 27.7%, the report said.
Bengaluru witnessed the highest share of large deals at 51%, followed by Delhi-NCR and
Hyderabad.
The report said, small-sized occupiers, with spaces less than 25,000 sqft, continued to optimise
their portfolios that resulted in 27.7% share of the total office leases in the reported period.
_____________________________________________________________

Newspaper/ Online Money Control (Online)
 Date               July 21, 2021
                   https://www.moneycontrol.com/news/business/real-estate/luxury-
 Link              homes-in-mumbai-record-transactions-worth-rs-4000-crore-in-h1-
                   2021-report-7201501.html

    Luxury homes in Mumbai record transactions worth Rs 4,000
                    crore in H1 2021: Report

As many as 60 percent of the total transactions were registered at 2 percent stamp duty
indicating that the slashed stamp duty charges spurred a major uptick in the luxury
segment in Q1, 2021; There was a 73 percent drop in the number of luxury transactions in
Q2, 2021.

Despite two waves of COVID-19, Mumbai has seen sales of more than Rs 4,000 crore worth of

luxury homes priced above Rs 15 crore. Nearly 60 percent of the total transactions captured for

the homes priced above Rs 15 crore during this period were registered at a 2 percent stamp duty,

a report has said.

A report by Square Yards titled 'List of Most Expensive Homes Sold in Mumbai- Jan-Jun 2021'
has said that the luxury market in Mumbai had a good run in the first six months of 2021. It was

clear that the surge in home sales in the city was driven by the stamp duty waiver which was valid

till March 31, 2021.

More than 45 percent of the homes purchased in the above Rs 15 crore category were priced

between Rs 15 crore and Rs 20 crore while 40 percent were priced at Rs 20-30 crore. Less than

10 percent of the transactions fell in the Rs 30-50 crore budget bracket while homes priced above

Rs 50 crore formed 7 percent of the total share, the report said.

Nearly 60 percent of the total transactions captured came from residential projects in Lower Parel.

As many as 60 percent of the total transactions were registered at 2 percent stamp duty indicating

that the slashed stamp duty charges spurred a major uptick in the luxury segment in Q1 of 2021,

the report said.

The impact of the stamp duty waiver was also clearly visible in the drastic drop in the number of

transactions post-March 31, 2021. There was a 73 percent drop in the number of luxury

transactions in Q2, 2021 as compared to Q1, 2021. There were over Rs 900 crore worth of luxury

transactions closed in Q2, 2021, the report said.

Projects that recorded 10 or more transactions included Raheja Artesia, Indiabulls Blu, Omkar

1973 and Raheja Vivarea, it said.

Maximum number of transactions were noted for properties sized 4,000-6,000 sq ft with

43 percent share of the total sales, the report said, adding as many as 67 percent of the buyers on

the list were aged above 40 years while 35 percent of the buyers belonged to the real estate sector.

As many as 43 percent units sold were of sizes 4,000 to 6,000 sq ft; as many as 86 percent were

between Rs 15 crore and Rs 30 crore. The report also said that as many as 34 percent preferred

upwards of 40th floor and 58 percent preferred ready-to-move-in homes, the report said.

“Mumbai being undoubtedly the most attractive and expensive real estate market in India boasts

of highest number of transactions over Rs 15 crore. It formed approximately 0.13 percent of the

total residential sale transaction base of about 1.26 lakh units in 2021 (Jan-May). There was a

63 percent hike in these high-ticket transactions compared to 2019 and 2020 which is attributed

to lesser stamp duty, price correction of 15-30 percent in high-value transactions and the recent

cheer in equity markets,” said Anand Moorthy, Business Head, Data Intelligence & Asset

Management, Square Yards.
_______________________________________________________

Newspaper/ Online ET Realty (Online)
 Date               July 21, 2021
                   https://realty.economictimes.indiatimes.com/news/regulatory/in-
 Link              mohali-government-buildings-owe-civic-body-rs-12-crore-property-
                   tax/84610263

     In Mohali, government buildings owe civic body Rs 12 crore
                           property tax
The civic body has finally issued a demi official (DO) letter to police headquarters, deputy
commissioner’s office and Greater Mohali Area Developmental Authority (Gmada) for
default in property tax submission.

With government buildings in Mohali owing around Rs 12 crore as property tax to the municipal
corporation,  they     have     emerged      as   major      property      tax     defaulters.

The civic body has finally issued a demi official (DO) letter to police headquarters, deputy
commissioner’s office and Greater Mohali Area Developmental Authority (Gmada) for default
in                      property                      tax                       submission.

Gmada, under its various properties like sports complexes, showrooms, booths, community
centres, possessed plots and various grounds let out to real estate companies owes Rs 6 crore, said
an official. “The Gmada owned sports complex owes Rs 50 lakh property tax to the MC. Three
sports complexes in Mohali are under Gmada and many commercial properties, like the Gmada
showroom owe property tax worth crores. The Gmada building in Mohali also owes property tax
whereas PUDA Bhawan building is paying tax regularly,” said a senior MC officer.

According to MC records, apart from Gmada, police headquarters is the biggest defaulter of
property tax. It owes Rs 1.5 crore, which includes the police headquarter building and various
police stations. This is followed by the DC Office, which owes Rs 15 lakh to the MC.

The police department, along with Gmada owned sports complexes, tops the MC’s list of property
tax defaulters in Mohali, followed by the old administrative complex building, Gmada head office
building, civil surgeon’s office, Forest Complex, agriculture office and BSNL building.

The civic body's official list of nonpayers shows the police department topping the chart with
dues worth Rs 1.5 crore, of which Phase 11 police station owes Rs 8 lakh, phase 8 owes Rs 38
lakh, Sector 65 police station owes Rs 8.5 lakh, Sector 66 owes Rs 7.7 lakh, phase 1 police station
owes     Rs     5.5    lakh     and   Sohana      police    station   owes      Rs    4.5     lakh.

The excise department building in Sector 69 owes Rs 7.8 lakh, Forest Complex in Sector 68 owes
Rs 15 lakh, civil surgeon’s office, including PHS building, owes Rs 15 lakh to Rs 20 lakh to the
MC.

Civic body records show that Mohali has 52,678 properties. Of these, 41,082 are residential, 4,929

commercial, 1,683 are industrial and 4,984 are vacant plots. Of these, 24,406 are taxable and
7,826                                     are                                       defaulters.

MC commissioner Kamal Kumar Garg said, “Property tax is the major revenue source and the
MC is fund starved. There are over 50-odd building owners who have not paid dues. The police
department owes us money, so do government-owned Gmada and the civil surgeon’s office. We
have             issued             DO              letters           to             them.”

The police department, he said, was refusing to pay the dues claiming that the owner of the old
police complex was responsible for clearing them. All the defaulters have been issued notices
under Section 138(c) of the Punjab Municipal Corporation Act 1976, he said.

________________________________________________________________

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