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w54 11/1 pp. 649-651
Willing Slaves of Jehovah
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Subheadings
JESUS SET THE EXAMPLE
FULL DEDICATION REQUIRED
Were You Baptized? How? Why?
Why One Must Be Baptized
Baptism Necessary for Christians
WHOSE slave are you? "No one's; I'm free," may be your confident answer. But you cannot possibly be free. In this crucial time your service is to one of two masters, either to Jehovah God or to Satan the Devil. The apostle Paul said: "Do you not know that if you keep presenting yourselves to anyone as slaves to obey him, you are slaves of him because you obey him, either of sin with death in view or of obedience with righteousness in view?" (Rom. 6:16, NW) So, since one has this choice as to whose slave he will be, the question is: Which is the better master? Satan allows a certain willful independence, loose morals and riotous living, but he is a vicious tyrant whose service leads to sorrow, suffering, disease and death. On the other hand, Jehovah God demands faithfulness, obedience and right living, but he frees you from wickedness, allows forgiveness of sins and points the way to innumerable blessings and everlasting life.
The choice between these two masters posed no difficulty for several thousand persons who symbolized their dedication to Jehovah God by water baptism at district and national assemblies of Jehovah's witnesses held world-wide during the past summer. These people had seen that what the old world has to offer is indeed shallow in comparison with the blessings that Jehovah God grants his servants, even now. And so, following Jesus, they had separated themselves from slavery to Satan, and had dedicated their lives to the service of the righteous master Jehovah God, becoming his obedient slaves.
Dedication is the act of setting oneself apart by solemn agreement, unreservedly and unconditionally to do the will of Jehovah God, through Christ Jesus, as that will is set forth in the Bible and made plain by God's holy spirit. Jehovah God knows of that dedication from the time it is made, but through one's submitting to baptism that dedication is publicly acknowledged, and from that day forward it is known that the individual can be expected to live and act like a true Christian.
Jesus took the same course. When he had reached thirty years of age, the age of manhood under God's law for Levitical temple service, he faced the decision: What would he do with the rest of his life? Would he remain a carpenter, or would he perform what he knew to be his Father's will? There was only one right and proper course for him to take. But the interesting thing is the first act he performed upon taking up that obligation. Listen to the account: "Then Jesus came from Galilee to the Jordan to John in order to be baptized by him. But the latter tried to prevent him, saying: 'I am the one needing to be baptized by you, and are you coming to me?' In reply Jesus said to him: 'Let it be, this time, for in that way it is suitable for us to carry out all that is righteous.' Then he quit preventing him." (Matt. 3:13-15, NW) Now, why should Jesus, a sinless man, consider this baptism necessary to "carry out all that is righteous"? Because it was with this baptism he presented himself for the ministry, receiving God's spirit and acknowledgment of Jehovah's approval.
The apostle Paul applied the prophecy at Psalm 40:6-8 to the time when Jesus "comes into the world": "Then I said, 'Look! I am come (in the roll of the book it is written about me) to do your will, O God.'" (Heb. 10:5, 7, NW) When did Jesus thus come into the world, vowing to do God's will? Not at his birth could he express this determination. Rather, it was at the time he was baptized and began to preach that he really took up this action, that Jehovah's spirit came upon him and a voice was heard from heaven saying: "This is my Son, the beloved, whom I have approved." (Matt. 3:17, NW) Thus, this dedicatory promise of doing God's will would apply from the time of Jesus' baptism.
Christian baptism today likewise indicates that the baptized one has dedicated his life to Jehovah, that, in effect, he vows publicly, before witnesses, "I am come to do your will, O God." Baptism is an appropriate symbol for such dedication. Being immersed in water, then raised up out of it, symbolizes the burial of the individual to his past course, and his being raised up to do the Father's will. He is signifying that he has become a willing slave of God.
But is not baptism for a remission of sins, as many religions teach? It is true that John's baptism had to do with the remission of sins, but we are not under John's baptism, but under the different one that Jesus instituted. Yet it is interesting to note that even in the case of John's baptism it was not the actual dipping in water that brought about the forgiveness, but the repentance of those who were baptized. Thus, modern translators render John's words: "I, on the one hand, baptize you with water because of your repentance."—Matt. 3:11, NW; compare also An American Translation and C. B. Williams' translation.
John was preaching repentance among the Israelites for sins against the law, to prepare them for the Messiah, but Christians know it is the blood of Jesus Christ, "the Lamb of God that takes away the sin of the world," that is the true means of all remission of sin.a (John 1:29, NW) Thus, Jesus' baptism, not John's, is the one set before us today, and Jesus' baptism accompanied his dedication to do his Father's will, preliminary to his ministry.
Why are the thousands who were baptized by Jehovah's witnesses actually dipped under the water, rather than merely being sprinkled? Because the word "baptism" itself comes from a Greek word meaning to dip, submerge or immerse, thus plunging beneath or surrounding with the thing in which one is baptized. Sprinkling does not meet this requirement. It is not the method Christ used. It does not fit the example of one's burial to his own past course and being raised up to do God's will. Some argue that sprinkling is more convenient, and that this method must have been used by the early congregation, since it would have been too great a task for them to dip the 3,000 who were converted at Pentecost. But there were sufficient pools in Jerusalem to allow for this, and in New York in 1953 Jehovah's witnesses baptized far more than that 3,000 (4,640) in about half a day, properly immersing them as Jesus had been immersed.
According to Jesus' specific instructions, baptism must be "in the name of the Father and of the Son and of the holy spirit." (Matt. 28:19, NW) This means more than merely having these words repeated at the time of the individual's baptism. One who is baptized in the name of the Father must recognize the great Creator, Jehovah, as the only living and true God, the Father and Life-giver, the rewarder of those who show faith in him. He is the one to whom the individual's life must be dedicated as the highest power, the one to whom every creature must be subject and obedient. The dedication is a promise to uphold his cause, his worship, his Word and his name. "He that approaches God must believe that he is and that he becomes the rewarder of those earnestly seeking him."—Heb. 11:6, NW.
It must be "in the name of the Son" in that it must include a recognition of the fact that we come to the Father only through the Son's merit. We must recognize Christ's great station in Jehovah's organization, his position as anointed King and Ruler of Jehovah's kingdom. This also includes following Jesus' example, trusting him for salvation, accepting him as the "leader and commander to the people."—Isa. 55:4.
The baptized one must recognize his need "of the holy spirit," without which the dedication cannot be maintained. The holy spirit must be recognized as the active force of Jehovah, the force that accomplishes his will. The baptized one must have determined to act in harmony with that spirit of Jehovah, not going contrary to it, not blaspheming against it. He should pray that he will be filled with more of that spirit and be led by it, rather than following his own will or that of any man.
To do all these things is not a part-time job, but to do them the individual must have dedicated his life to Jehovah. And thus, only where one has made such a dedication is his baptism really "in the name of the Father and of the Son and of the holy spirit." The words that someone says over us at the time of our baptism are not the important thing. It is not the place in which the baptism is performed, nor the kind of garments that are worn that are important, but what is important is what the individual has done, whether he has made that dedication, whether he has devoted his life to Jehovah.
This baptism is not something that, once done, can now be forgotten. Ecclesiastes 5:4 tells us: "When thou vowest a vow unto God, defer not to pay it." And Jesus said: "No man that has put his hand to a plow and looks at the things behind is well fitted for the kingdom of God." (Luke 9:62, NW) So the necessity of properly maintaining that integrity to Jehovah is the thing that stands before the half million and more persons now living who both have made this dedication and are holding faithfully to their Christian activity, ministering to thousands more who will likewise take the same course.
If the world cannot understand how it is possible for a man or a woman with a full heart to dedicate himself unreservedly to Jehovah's service, then that is too bad. They should be able to recognize it. But if they cannot understand what would make people, of their own free will, want to separate themselves from slavery to Satan and his old world, then let them examine the facts concerning Jehovah God and his new world. Many who had formerly scoffed have made that examination and have changed their minds, rejecting the slavery of a vicious master and joining enthusiastically with the ever-swelling multitude who are joyfully and happily becoming willing and obedient slaves of the true God. Have you yet done so?
[Footnotes]
a Certain texts are used in an attempt to prove baptism is a sacrament that remits all sins, among them Acts 2:38 and Ac 22:16. The first, according to the King James Version, says: "Repent and be baptized every one of you in the name of Jesus Christ for the remission of sins." However, at least one translator, C. B. Williams, paraphrases to show that it is the repentance that brings about the forgiveness, and that the baptism is an expression of that repentance. Acts 22:16 says, according to the King James Version: "Arise, and be baptized, and wash away thy sins, calling on the name of the Lord." Properly translated, however, this instruction is to rise, get baptized and "wash your sins away by your calling upon his name." (NW) Thus, it is not the baptismal water that washes away the sins, but it is the calling on the name of the Lord that does it.


text:
A Century of Sports Cars
2015 Ferrari California T
Chassis no. ZFF77XJA0F0207881
A Century of Sports Cars Collection
Single ownership and just 6,661 miles from new
Subtle and attractive Nuovo Blu Pozzi over Blu and Nero
Introduced roughly four years after the first Ferrari California, the biggest change to the California T was of course the car's new turbocharged engine. This was big news for tifosi, as it would mark the return of turbocharging in Maranello after a 22-year absence; the last being the legendary F40.
At its heart was an all-new 3.9-liter twin-turbocharged V-8 mated to a seven-speed dual-clutch gearbox. Turbocharging was utilized to improve fuel economy, but performance benefitted as well, with a sprint to 60 mph taking just 3.6 seconds. Bodywork was updated to look slightly more aggressive, emulating the F12 Berlinetta. Inside, the cabin of the California T is a lovely place to be for a long road trip and features updated switchgear and infotainment over its predecessor.
Built in December of 2014 and purchased new by the consignor, this California T was delivered though Ferrari of Beverly Hills and has remained with him in Sothern California. Intended to be used as a daily driver, the consignor opted to take a more subtle approach to its color combination in an effort to fly under the radar in Los Angeles traffic. Finished in Nuovo Blu Pozzi, the car sports a two-tone leather interior in matching Blu and Nero leather, with Bianco stitching. Further options include Scuderia Ferrari shields, the Formula 1-style shift-indicator lights on the steering wheel (wrapped in leather rather than the more-common carbon fiber), 20-in. 10-spoke polished wheels, Daytona-style seat inserts, and finally front and rear parking sensors and cameras to make city-parking a breeze.
The California quickly proved to be one of Ferrari's most successful models upon its unveiling, and the updates lavished upon the platform with the California T only made the car that much better. Beautifully configured in tasteful colors, this would be the ideal daily driver for the enthusiast looking for their first Ferrari, and one they can comfortably drive every day.
Please contact our exclusive automotive transportation partner, Reliable Carriers, for a shipping quote or any other information on the transport of this vehicle.

redpajama_set_name: RedPajamaCommonCrawl


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This bowl of perfectly fresh raw seafood and other yummy ingredients was transformed into a delicious Japanese pancake called Okonomiyaki.
The restaurant we ate it in was in the Shibuya district of Tokyo and it was a very cool experience because the restaurant was set up with little booths that had large flat hot plates built into the tables.
Diners then get to choose from a large menu of options and cook the food themselves. It's a great, interactive way to eat out!
We were really lucky to have some lovely Japanese ladies in the booth next us. I imagine we looked a bit bewildered when the bowl of raw ingredients was set down in front of us so they gave us a little demo.
These lovely pastries were devoured at Gerbeaud Budapest alongside a generous bread basket with jam, honey, butter, orange juice and good strong coffee.
The coffee was accompanied by a sugar coated biscuit – as if we needed it!
The choux pastries were far too sweet for my liking but Dillon gobbled them up in no time. I was sad to find that there was no custard inside, just plain pastry that was super buttery, light and flaky.
It was a warm Summer day last year in August and we sat outside at a table with an umbrella and soaked up the sunshine.
The next day we visited by Hungarian grandma (Nagy Mama) and she cooked up a massive feast. I'll feature that in a future Foreign Food Fridays post.
Apologies to my American readers as this food is not very 'foreign' for you!
For everyone else, please behold the mega baskets of food you can get at the American chain restaurant Buffalo Wild Wings Grill & Bar.
Above is the Ribs & Popcorn Shrimp Combo and below is the Ribs & Traditional Wings Combo, both of which are size-able meals.
I was absolutely fascinated with the love of dipping sauces in America, you can get them for everything; even burgers and sandwiches! Kinda weird, but very tasty.
Foreign Food Fridays is a new regular series I'm starting.
It's a way to share all the amazing food experiences I had while travelling last year. (Quick update for new readers: I spent the last six months of 2009 travelling to 10 countries and 26 cities with my hubby).
I took around 5000 photos during the six months and a large majority of them were food related – not very surprising really!
This year I've decided to take a reality check and admit that I'll probably never get around to writing the reviews that go with the photos so I'm going to post them here every Friday instead.
For the very first edition I'm starting in Morocco which was the most incredible mouth-watering flavour experience ever. Truly inspirational.


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Final Fantasy 4 pixel remaster gets a release date Final Fantasy 4 pixel remaster
The first three instalments in the Final Fantasy pixel remasters released last month, and aside from some crappy fonts and other minor issues, it's good to have some proper ports of these aging console classics. The first six Final Fantasy games are set to receive the treatment over time, and Final Fantasy 4 is next cab off the rank: it releases on September 8.
That means the release dates previously found on SteamDB aren't accurate: FF4 is releasing a couple of weeks after its expected August 19 date, so FF5 and FF6 likely won't come on September 9 and September 30 respectively. Still, at this rate they'll all probably be out by the end of year.
The Final Fantasy 4 remaster will feature a range of quality of life improvements, including an auto-battle option and a modernized UI (if you don't like the new font you can mod it out). There's also new additions like a bestiary, music player and, crucially, the ability to save whenever you want.
Final Fantasy 4 originally released for SNES in 1991. Confusingly, it was released as Final Fantasy 2 in North America due to the absence in that market of some previous instalments. "In Final Fantasy IV, The Kingdom of Baron sends their elite airship fleet, the Red Wings, to attack the surrounding countries," according to Square Enix's write-up. "Distressed by his mission, Cecil, a dark knight and captain of the Red Wings, decides to fight against the tyrannical Baron with his trusted friend and his paramour at his side."
Final Fantasy 4 pixel remaster will be available on Steam.
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Location:choose your location
The Silent Duel
Yume Pictures/DVD Retail (12) 94min
Akira Kurosawa was, more than most, a director who worked both in miniature and epic form. Where Ikiru, Dodesukaden and Madadayo cover the intimate, there are also the many epics, from Seven Samurai to Yojimbo, Kagemusha to Ran offering something more expansive. Silent Duel falls into the former category. Adapted from a play by Kazuo Nikuta, the film is a succinct piece of spiritual uplift as a young army surgeon (Toshiro Mifune) has blood on more than his hands after a messy operation where the syphilitic patient manages to pass the disease on to the doctor. How does this affect his life in postwar Japan, suffering from an illness with no immediate cure? That is pretty much the film's subject, as Kurosawa rarely leaves the surgery and focuses on the large emotions in small-scale form in this minor work from 1949. Minimal extras. (Tony McKibbin)
Directed by: Akira Kurosawa
Films for kids
Family films in cinemas this week include
Encanto and Clifford the Big Red Dog


Downtown LA's South Park neighborhood has undergone a complete transformation. What was once a sea of parking lots dotted with the odd warehouse or low-lying residential building is now a powerhouse mixed-use district filled with glassy towers and searingly bright screens. It may seem like we've already reached peak South Park, but really the neighborhood is just getting started: no fewer than 28 new developments are on the way, from skyscraping micro-cities to low-stakes wood-frame apartment buildings. Here, on one map, is everything about to happen in apparently unstoppable South Park.
With more than two decades of experience in Westside real estate, ZiZi Pak is a name people remember. It's not only because her name is unique, it's because she's built such a strong reputation for quality service with a personal touch. Experienced, energetic, caring and insightful, ZiZi's high level of real estate expertise is something you'll never forget—it's Simply Unforgettable! Call ZiZi today and make the most of your opportunities in Westside real estate.


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Q: Not displaying Flash message on logout I am trying to display a flash message when a user logs out, but for some reason its not working. Please help me in fixing this

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});

redpajama_set_name: RedPajamaStackExchange


Amazon proved to be quite the tease earlier this week when the company finally announced that it had actually chosen two sites for a second HQ, splitting the workforce and resources evenly between Long Island City, New York, and Arlington, Virginia, a suburb of Washington DC.
Both the lucky locales are seen as ripe for redevelopment and both are handily within short distance of major transport hubs (both are on the East Coast too, which may yet prompt a few dark mutters).
New York has long wanted to up its techie credentials, while the Crystal City area of Arlington has been keen to fill a significant employment hole left when federal government employees upped sticks and moved elsewhere in the late 1980s. It's also pretty convenient for one Jeff Bezos, who owns a sprawling home set in a former textile museum just over the Potomac River in the nation's capital.
With Seattle staying in place as the main centre of operations for the online retail company, Amazon are claiming that the two new locations will reap the benefits of a $5 billion (£3.8bn) investment and the creation of 50,000 new jobs.
According to a report in the Wall Street Journal, interest in buying up property in Long Island City, across the East River from Manhattan in the oft-overlooked borough of Queens, was hitting fever pitch before the announcement was even made official.
A new condominium development was deluged with interest as rumours began to circulate that Amazon was in a New York state of mind. One agent even claimed to have sold 20 apartments unseen via text messages.
The people of Crystal City are bracing themselves - or perhaps hoping - for a similar real estate boom, though a plan by developers to rebrand the neighbourhood National Landing has been met with some bemusement. Apparently New Yorkers have already unofficially dubbed Long Island City the Amazon Basin.
The hope is that both areas will quickly see signs of revitalisation, not just from Amazon, but also via a knock-on effect that brings in other high-profile names, giving their respective economies a substantial boost.
Certainly in Long Island City's Queensbridge Houses, the largest public housing development in North America, some of the locals are looking forward to greeting their new neighbours.


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This Inflight Fitness 3-Tier Dumbbell Rack is ideal for any home, school or commercial gym environment.


Today's workout uses two training tools, Dumbbells and Medicine Balls. The workout will work both the upper and lower body, thereby providing the perfect full body workout. We will be using body weight exercises paired with each training tool, Dumbbell and Medicine Ball. The workout can be part of your client's weight lifting program and strength conditioning. Your clients can increase the intensity of the workout by increasing weight of both the Dumbbells and Medicine Ball and the tempo within each set.
Dumbbell Training: One of the oldest uses of dumbbells is to increase the gravity load on the body. By moving dumbbells around the body, they become effective at enhancing momentum. Holding dumbbells as a support while doing body weight exercises on the floor changes ground reaction forces. Dumbbells allow for a free movement of limbs so very specific exercises can be designed.


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The Most Viewed Image of the Month in 2021
December 3, 2021 December 3, 2021 animal model, Brain, Huntington's disease, Research
For our last Image of the Month of 2021, we have selected the one most viewed by From the Labs readers during this year:
Brain of a mouse model of Huntington's disease.
Confocal microscopy image showing the striatum in a mouse model of Huntington's disease. The astrocytes are visualized in green and cell nuclei in blue. Image courtesy of Dr. Juan Botas/eLife, 2021
The image is part of the research conducted in the lab of Dr. Juan Botas, which has generated fruit fly models that recapitulate key disease characteristics observed in patients with neurological and neuromuscular disorders. Using these models, they look to not only better understand these conditions, but also identify therapeutic opportunities that may be applied to more than one neurological disorder.
Read some of Dr. Botas's work:
Hispanic Heritage Spotlight: Interview with Dr. Juan Botas
Sorting out what drives Huntington's disease
'Rule-breakers' help identify novel gene variants that modify risk of late-onset Alzheimer's disease
A new approach to potentially treat Huntington's disease
Dr. Juan Botas
Dr. Juan Botas is professor of molecular and human genetics and molecular and cellular biology at Baylor College of Medicine. He also is a member of the Jan and Dan Neurological Research Institute at Texas Children's Hospital where he directs the High Throughput Behavioral Screening Core.
By Ana María Rodríguez, Ph.D.
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← As good as dead? The ethical complexities of declaring someone dead
School of Health Professions graduation 2021: By the numbers →
Image of the Month: Repairing rotavirus-damaged intestinal cells
From the labs to commercialization: Baylor College of Medicine graduate starts Speratum CR to bring his own discovery to cancer patients
Brain tumors trigger silencing of neuronal activity


Discover The 5 Minute 'Copy & Paste' Hack That Makes It Super Simple For Anyone To Make Money Online – By This Time Tomorrow!
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text:
/*
    Licensed under the Apache License, Version 2.0 (the "License");
    you may not use this file except in compliance with the License.
    You may obtain a copy of the License at

        http://www.apache.org/licenses/LICENSE-2.0

    Unless required by applicable law or agreed to in writing, software
    distributed under the License is distributed on an "AS IS" BASIS,
    WITHOUT WARRANTIES OR CONDITIONS OF ANY KIND, either express or implied.
    See the License for the specific language governing permissions and
    limitations under the License.
 */

#import <Foundation/Foundation.h>

@class CMISProperties;

@interface CMISAtomEntryWriter : NSObject

@property (nonatomic, strong) NSString *contentFilePath;
@property (nonatomic, strong) NSInputStream *inputStream;
@property (nonatomic, strong) NSString *mimeType;
@property (nonatomic, strong) CMISProperties *cmisProperties;

/**
 * If YES: the xml will be created and stored fully in-memory.
 * If NO: the xml will be streamed to a file on disk.
 *
 * Defaults to YES;
 */
@property BOOL generateXmlInMemory;

/**
* Generates the atom entry XML for the given properties on this class.
*
* NOTE: if generateXmlInMemory boolean is set to NO, a filepath pointing to a file
* containing the generated atom entry is returned.
* Callers are responsible to remove the file again if not needed anymore.
*
* If set to YES, the return value of this method is the XML is its whole.
*
*/
- (NSString *)generateAtomEntryXml;

@end

redpajama_set_name: RedPajamaGithub


text:
Housing-News-Report-March-2018
NAMED THE NATION'S BEST NEWSLETTER BY NAREE
MARCH 2018 VOL 12 ISSUE 3
MY TAKE THE RISE OF INFILL DEVELOPMENT P10
SPOTLIGHT: HOUSTON A RISING TIDE IN HOUSTON P14
BIG DATA SANDBOX TO FINANCE OR NOT TO FINANCE HOME FLIPS P21
DATA IN ACTION MARKETS WITH THE MOST ENVIRONMENTAL HAZARD RISK P22
A paucity of affordable housing that threatens to inflame a burgeoning homelessness crisis and trigger an exodus of well-paying jobs is forcing local governments to consider creative solutions to this intractable problem. One such solution is to streamline the development of accessory dwelling units, a solution that many believe holds much promise but others warn comes with numerous pitfalls. P1 THE PROMISE AND PITFALLS OF ACCESSORY DWELLING UNITS AS AN AFFORDABLE HOUSING PANACEA Civil engineering firm MFKessler is riding the wave of rising infill development, which in the wake of the Great Recession has become the new urban planning, according to company principals Ali Monshizadeh and Mark Fotohabadi, who explain how infill development has returned to downtown areas, outline the mixed acceptance of infill development and ultimately provide a strong case that infill development provides a promising future for markets such as California where every square foot of property counts. P10 MY TAKE: THE RISE OF INFILL DEVELOPMENT The Houston real estate market took a licking in 2017 thanks to Hurricane Harvey, but it's apparent that housing kept on ticking in the nation's fifth most-populated metro area. After a sharp drop immediately following the storm and flooding, home sales have held steady, and home prices have continued to post consistent year- over-year gains. Meanwhile moratoriums have so far held back a potential flood of foreclosures, which may be coming in 2018. P14 SPOTLIGHT: A RISING TIDE IN HOUSTON Nearly 35 percent of all homes flipped in 2017 were purchased by the flipper with financing, a nine-year high. While financing flips may be attractive given that — in theory — it allows investors to leverage their capital to get a better return and do more flips, that theory does not quite work out based on the data. P21 BIG DATA SANDBOX: TO FINANCE OR NOT TO FINANCE HOME FLIPS
P22 DATA IN ACTION: MARKETS WITH THE MOST ENVIRONMENTAL HAZARD RISK
ATTOM Data Solutions analyzed 8,665 U.S. zip codes with sufficient housing trend data for risk related to four environmental hazards — superfund sites, brownfields, polluters and poor air quality — to determine which markets have the highest risk and to evaluate housing market trends based on environmental hazard risk. An interactive heat map allows readers to zoom in to their specific market and get that environmental hazard numbers there.
HOUSINGNEWS REPORT
LEAD ARTICLE
The Promise and Pitfalls of Accessory Dwelling Units as an Affordable Housing Panacea
BY DAREN BLOMQUIST, EXECUTIVE EDITOR
A paucity of affordable housing that threatens to inflame a burgeoning homelessness crisis and trigger an exodus of well-paying jobs is forcing local governments to consider creative solutions to this intractable problem.
units (ADUs) in the hopes that real estate developers and single-family homeowners can create more affordable housing inventory one granny flat at a time. A trio of California laws that took effect in January 2017 is one example of such an attempt to streamline ADU development. The laws (SB 1069,
AB 2299, and AB 2406), encourage cities to ease some of the common hurdles to the permitting and building of accessory dwelling units (ADUs) — also known as granny flats, in-law units or just second units — most notably parking requirements, setback requirements, and utility connection fees.
One such solution is to streamline the development of accessory dwelling
MARCH 2018 | ATTOM DATA SOLUTIONS
STATES WITH INCREASING ADU BUILDING PERMITS 2017 YEAR-OVER-YEAR PERCENT CHANGE IN ADU BUILDING PERMITS
SOURCE: BUILDFAX
An Accessory Dwelling Unit Memorandum published in December 2016 by the California Department of Housing and Community Development claims that these "changes to ADU laws will further reduce barriers, better streamline approval and expand capacity to accommodate the development of ADUs." The legislation certainly appears to be accomplishing its goal of accommodating the development of ADUs. Statewide in California, building permits for ADUs increased 63 percent in 2017 compared to 2016, the biggest increase among 20 states with at least 100 ADU building permits issued in 2017, according to an ATTOM Data Solutions analysis of building permit data from Buildfax. Nationwide, building permits for ADUs were unchanged in 2017 compared to 2016.
"As affordability worsens, the incentive for homeowners to build ADUs becomes greater. But the cities just have to let them. That's the only barrier."
HOLLY TACHOVSKY CEO, BUILDFAX AUSTIN, TEXAS
with 4,352, followed by Oregon (1,682), Washington (1,110), Florida (944) and Maryland (872). "As affordability worsens, the incentive for homeowners to build ADUs becomes greater. But the cities just have to let them. That's the only barrier," said Holly Tachovsky, CEO at Buildfax, who noted that the rise in ADU building permits in some inventory- and affordability-challenged cities reflects a larger trend she has noticed in remodeling in the wake of the Great Recession. "Americans are now spending more money remodeling homes than they are building new ones.
This flipped in 2009 and it has stayed flipped since then. The previous trend in all of recorded data before that — decades and decades — was new construction dollars were more than remodeling dollars." A "Ton of Money" in ADUs Among 30 California metropolitan statistical areas analyzed, the biggest increase in ADU building permits was in Santa Barbara (up 314 percent). Three other Southern California cities posted increases in the top five among the state's metro areas: Oxnard-Thousand Oaks-Ventura (up
California had the most ADU building permits issued in 2017 of any state,
179 percent); Los Angeles-Long Beach- Anaheim (up 127 percent); and San Diego (up 71 percent). One Southern California developer smells opportunity for a new niche in real estate development thanks to the state's legislative changes. "I think there's a ton of money to be made in these ADUs," he said, asking not to be identified by name in the article to prevent other investors from copycatting his strategy. "It's sort of like a gold mine. You don't want to tell the other miners where to look."
outline of his strategy to the Housing News Report. He said he dove into the legislation and determined which type of streamlined ADU would work best for him as a developer and then identified cities that have a large number of properties with good potential for that specific type of ADU and are most accommodating to ADU development. "Go where they are going to roll out the red carpet for you," he said, noting that some cities have resisted the statewide legislation. He highlighted Inglewood as one city that refused to issue any ADU permit in 2017 — confirmed by the ATTOM analysis of building permit data from Buildfax.
"There are other cities that actively want this type of development. Go do development there." The ADU Advantage Focusing on ADUs provides real estate investors a competitive advantage on several fronts, according to the Southern California developer. First, it provides a less risky alternative for investing in a housing market boom that has overstayed its welcome. "We are far closer to the top of this real estate cycle than we are to the bottom … how can we get in and out of things quickly so if the party ends we aren't left holding the bag," he said, noting that ADU development allows for this because it typically involves little or no actual addition of square footage. "The envelope is already there so the construction time is relatively short compared to adding square footage from scratch." Secondly, because most homeowners and other investors aren't familiar with the law, they often undervalue properties that are prime for ADU development. "Most developers don't know the ADU law exists. Homeowners don't know it exists … it isn't priced into the home," said the Southern California developer, adding that most flippers avoid oversized homes, but those overdeveloped homes could now be good candidates for a streamlined ADU. "You can't just keep doing the
The Southern California developer was willing to provide a general, high-level
"I think there's a ton of money to be made in these ADUs. It's sort of like a gold mine. You don't want to tell the other miners where to look." SOUTHERN CALIFORNIA REAL ESTATE DEVELOPER WHO ASKED NOT TO BE NAMED TO PREVENT OTHER INVESTORS FROM COPYCATTING HIS ADU INVESTING STRATEGY.
METROS WITH INCREASING ADU BUILDING PERMITS 2017 YEAR-OVER-YEAR PERCENT CHANGE IN ADU BUILDING PERMITS
"ADUs are a unique opportunity to address a variety of housing needs and provide affordable housing options for family members, friends, students, the elderly, in-home health care providers, the disabled, and others." ACCESSORY DWELLING UNIT MEMORANDUM PUBLISHED IN DECEMBER 2016 BY THE CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
TAMPA-ST.PETERSBURG, FL
same thing all the time and expect the world is going to remain the same."
by the California Department of Housing and Community Development.
"It could allow some people to get into neighborhoods that they otherwise could not afford," he continued, noting that as of January 1, 2018, Freddie Mac will allow income from an ADU to be counted when qualifying for a mortgage. "When you're done with it you're going to have two properties to rent rather than one." The promise of more affordable housing inventory with streamlined ADU development was echoed in the December 2016 memorandum published
Addressing Affordability Lastly, the Southern California
"ADUs are a unique opportunity to address a variety of housing needs and provide affordable housing options for family members, friends, students, the elderly, in-home health care providers, the disabled, and others," the memorandum reads. "Further, ADUs offer an opportunity to maximize and integrate housing choices within existing neighborhoods."
developer also believes the end-product of a home with an ADU will be in high demand in highly unaffordable housing markets such as Southern California. "In certain demographic pools, multi- generational housing is common and coveted. … Now we've just given them a legal way to do it," he said.
Going a step further, Los Angeles County last year launched a pilot program to incentivize homeowners to build ADUs to house the homeless. The program, approved by the LA County board of Supervisors in August 2016, allows qualifying homeowners to receive up to $75,000 to construct an ADU — as long as they agree to rent to formerly homeless individuals, according to Curbed Los Angeles. ADU Pitfalls in Portland But the promise of ADUs as a solution to homelessness or even affordable housing has fallen flat further up the coast in Portland, according to local real estate investor and developer Justin Grubb. "Portland is one of those cohesive love- thy-neighbor, liberal type of towns. Let the homeless guy live in your backyard. But there was a certain naivete to
letting someone live on your property," said Grubb, managing partner with Bulldog Capital, a real estate investment firm based in Portland. According to Grubb, Portland made a big push for more ADUs about three to five years ago, promoting them as a way to create more affordable housing in the city. "They discounted the cost for permitting the ADU. … They really were encouraging them," he said, noting that
his firm initially jumped on the ADU bandwagon. "We were doing them, we were putting ADUs in the basement; we weren't ever doing stand-alones."
But then some realities hit for homeowners and real estate developers — particularly in
predominantly single family residential areas attractive to families, according to Grubb, who said that because single family homes in Portland tend to fall on the smaller side, it severely limits the
"Portland is one of those cohesive love-thy-neighbor, liberal type of towns. Let the homeless guy live in your backyard. But there was a certain naivete to letting someone live on your property."
JUSTIN GRUBB MANAGING PARTNER, BULLDOG CAPITAL PORTLAND, OREGON
METROS WITH MOST 2017 ADU BUILDING PERMITS
WASHING- TON, DC
SAN FRANCIS- CO, CA
PHILADEL- PHIA, PA
STATES WITH MOST ADU BUILDING PERMITS IN 2017
OR WA FL
MD NC PA TX
VA CO AZ
size of the ADU that could be built given that an ADU cannot exceed 30 percent of the existing home's square footage. "If I have a 1940s home that is 900 square feet, there's not much you can do," said Grubb, adding that homeowners with children quickly cooled to the idea of having a stranger living in their backyard, even if that stranger represented a source of rental income. "A lot of people may see it as a rosy upside, but you don't want to deal with it every day; especially if you have children you don't want strangers living in the backyard. "People thought they could Airbnb these things, but then they found out that this wasn't legal to do or if you did it you had to pay hotel tax, and that kind of wilted it a bit," he added. "It all depends where your home is and who your client is. As far as homeowners building ADUs on their lots, I think it's more of a nice-to-talk about sort of thing."
The continued popularity of ADUs in select parts of Portland is evident in the building permit data from Buildfax, which shows ADU building permits in the greater Portland metro area increased 21 percent in 2017 compared to 2016. Portland's 1,540 ADU building permits in 2017 were the most of any metro area nationwide, ahead of Los Angeles, Washington D.C., San Francisco and Seattle. Still Hopeful in Seattle Building permits issued for ADUs increased 20 percent in Seattle in 2017 to 845, according to the ATTOM Data Solutions analysis of Buildfax building permit data. Bryan Copley would like to see at least two zeros added to that ADU building permit number. Copley, CEO and co-founder of CityBldr, a company that identifies underdeveloped properties for
Grubb recounted that he recently acquired two similar properties, one with an ADU and one without. The one without an ADU sold quickly for $775,000; the one with an ADU is still on the market listed at $759,000. "Three years ago people were asking for ADUS. Now three years later I have an ADU and I can't sell it," he said. Grubb noted that ADUs continue to be popular in parts Portland that already have more dense development and cater to younger, creative types. "They absolutely do want an ADU. There are two different types of generations. The families, they don't want it. Those in the gentrifying areas, they want the ADU and they want top rent for the ADU," he said, recalling a recent property with an ADU that he sold. "The one I did was four stories high, ADU behind the back. Those areas have always been must- have ADUs."
homeowners and developers, estimated that about 10 percent of the approximately 762,000 properties his firm has analyzed in the Seattle area are good candidates for streamlined approval of ADUs. "The goal here is to look at every single home … you have homes that have a big back yard and you can put accessory dwelling units in that," he said, explaining that CityBldr is in the midst of a pilot initiative in Seattle to streamline the creation of ADUs on a larger scale by using data to quickly identify "single family homeowners with a lot that we can automatically approve … we are looking at parcel Copley said the initiative, which he has dubbed Add a Unit, rose out of talks with local governments about how to solve the problem of housing affordability without taxing developers or requiring developers to build a certain amount of affordable units — a policy which often backfires by pushing developers to build elsewhere. "As prices go up and the margins on developable land goes down, we've got to create market-based solutions, and I think one of the best market- based solutions are ADUs," Copley said. "It's great for the property owner; it's great for the city because we are creating new homes, and these ADUs are kind of a good bridge to homeownership." Tachovsky, the Buildfax CEO, said she was part of a housing council in her shapes, topography, distance to transportation, things like that."
hometown of Austin, Texas tasked with finding solutions to the affordability crisis there. The council landed on ADUs as one of the best solutions. "In order to keep the soul of our city, we had to figure out how to address affordability in our city," she said, acknowledging that ADUS are a fairly "narrow solution to the affordability crisis. … (but) I think it's the best solution I've heard of out of any of them because it's a market-based solution which is usually better than government-based solutions."
visitors to the CityBlder website own properties that don't have zoning for multi-family, limiting the development options for those properties. But ADUs are one option still available for single family zoning. "(Streamlined ADU development) could drastically increase the housing stock in places like Seattle, Portland, LA, the greater Bay Area … all of those are great areas for creating ADUs," he said. "I could see this as being the next housing revolution."
Matthew Gardner, chief economist with Windermere Real Estate in Seattle,
Zoning Roadblocks Copley noted that three of four
"As prices go up and the margins on developable land goes down, we've got to create market-based solutions, and I think one of the best market-based solutions are ADUs. It's great for the property owner; it's great for the city because we are creating new homes, and these ADUs are kind of a good bridge to homeownership."
BRYAN COPLEY CEO AND CO-FOUNDER CITYBLDR SEATTLE, WASHINGTON
agrees that zoning limitations are a hurdle to more affordable housing inventory in the region. "Without a doubt Seattle has an issue," said Gardner, noting that 68 percent of the city is zoned as single family. "That might have been appropriate in the 1980s. Is it appropriate now? Absolutely not."
which he noted the city of Seattle is proposing — will significantly solve the housing inventory and affordability problems the area is facing. "If it offers any help at all, it's going to be de minimis. Every little bit helps but I don't see it as any form of panacea," he said, adding that more aggressive zoning changes that allow for much denser housing development is more likely to make an impact. "You can put five or six single family homes on an
acre if you can find it. Or you can put 18 to 22 townhomes. … We've got to densify the land." Stacked Development in Portland Justin Grubb, the Portland real estate investor and developer, said market forces have pushed him to denser development. His company started out several years ago with fix-and- flips of existing properties, then moved to new construction, tearing down properties and rebuilding them as luxury homes. But he found the nearly million-dollar price points on those homes were getting too rich for buyers. "When you sit on a million-dollar property for a few months waiting for a buyer, you get a little nervous," he said, noting that he was building on lots zoned R-1, which allow for as many as 1 unit for every 1,000 square feet.
But Gardner doesn't believe streamlining ADU development —
"Every little bit helps but I don't see (ADUs) as any form of panacea. You can put five or six single family homes on an acre if you can find it. Or you can put 18 to 22 townhomes. …We've got to densify the land."
MATTHEW GARDNER CHIEF ECONOMIST, WINDERMERE REAL ESTATE SEATTLE, WASHINGTON
SINGLE FAMILY SHARE OF TOTAL PROPERTIES
ATLANTA DETOROIT MINNEAPOLIS-ST.PAUL PORTLAND DALLAS-FORT WORTH
PHOENIX SEATTLE RIVERSIDE-SAN BERNARDINO SAN FRANCISCO ST. LOUIS HOUSTON PITTSBURGH
LOS ANGELES PHILADELPHIA NEW YORK TAMPA WASHINGTON, D.C. CHICAGO U.S. TOTAL BOSTON MIAMI
"I've got all these great lots, we're not maximizing density and it really was looking like the market was saying this was too much money." So Grubb pivoted his strategy and started focusing on building smaller complexes of up to 15 units, depending on the lot size. "I think stacked development makes sense," he said. "We're doing three- story, four units on each level. I'm trying to get as large of units as possible … nobody wants to live in IKEA. … The goal is just to make smaller and smaller pieces and make it more affordable. "Put in a little less house and a little more building in there; we could still hit our numbers," he continued. "You've got to be able to pivot." Densify or Die? That evolution from fix-and-flipper to full-fledged real estate developer is a common trajectory in recent years, according to Ross Hamilton, CEO with Connected Investors, an online community for real estate investors. "A lot of fix-and-flip real estate investors are going to become builders. …not necessarily because they want to but out of necessity," Hamilton said. "There is a lot less competition to get a lot and to build on it. And the profits are a lot more predictable."
"A lot of fix-and-flip real estate investors are going to become builders. …not necessarily because they want to but out of necessity. There is a lot less competition to get a lot and to build on it. And the profits are a lot more predictable."
ROSS HAMILTON CEO, CONNECTED INVESTORS
looking to cash out of their investment properties there started contacting him.
development. But he warned that thinking could lead to harmful long- term impacts for the region. "At what point do we become too expensive? At what point do companies say I can create my widget in Boise, Idaho, where it is significantly cheaper," he cautioned. "Both from a demand standpoint as well as from a demographic standpoint, zoning should not be the same as it was 30 to 40 years ago. … The world is changing."
"We started getting 1031 money contacting us like crazy," he said. "They are able to buy a lot more here than they are in other areas. Maybe I roll out of a duplex in LA or San Francisco. I have enough money from that rollout that I can buy a new construction multi-unit building that I'm building (in Portland)." Gardner said "classic NIMBYism thinking" is keeping Seattle from a bigger push toward denser housing
A bonus to Grubb's new strategy: investors in higher-priced markets
MY TAKE The Rise of Infill Development
BY ALI MONSHIZADEH, P.E. & MARK FOTOHABADI, PH.D. MANAGING PRINCIPAL AND CO-FOUNDER OF MFKESSLER
The need for development is on the rise. Whether it's in the form of a need for more housing, more commercial space, or more retail space, there is always a need for more development. The question has always been, "Where is it best to develop?" A common phenomenon we are witnessing in densely populated settings across America is infill development. From a technical
daily basis, and have been providing engineering consulting services to visionary infill developers since the early 2000s. The most common concept of infill development is converting low-density residential and commercial space to high-density residential and mixed-use spaces. This inherently causes a chain effect. Industrial space is then converted to commercial space, retail space is strategically placed within
standpoint, land is continuously being re-utilized to be used more efficiently. As cities and urban areas have morphed from the turn of the century, more eager residents have flocked to urban areas. Urban settings are being re-engineered to become more inviting to residents, especially to younger adults.
At MFKessler, fortunately, we get to witness this sort of infill planning on a
THE RISE OF INFILL DEVELOPMENT
these new developments, and then industrial space is pushed further outside of the cities. This cyclical nature of real estate development is what helps build sustainable communities for us all to enjoy. Infill Development is the New Urban Planning There was a time when planned cities were all the rage among urban developers. The sheer success of places such as Canberra in Australia and Irvine in California fueled the expectations of urban planners who learned from the painful lessons of Brasilia and the Chinese ghost cities of Ordos Kangbashi; however, the collapse of the American real estate economy in 2008 presented a new challenge as these suburbs were becoming less affordable. In the midst of the American real estate bonanza that started shortly after the year 2000, master-planned
residential developments provided homeowners with suburban paradises often located far from commercial centers, and this was not much of a problem back then; household earners did not mind spending hours each month driving back and forth from work, schools, parks, malls, and movie theaters. With this lifestyle, suburban sprawl was not a concern since developers believed that prosperity would continue unabated, thus prompting future zoning and construction of commercial districts, office parks, schools, and infrastructure. Infill Development Returns to Downtown Areas Opportunities ripe for infill development were noticed during the exodus from the suburbs to urban centers. As population started moving into more urban settings, local housing markets became constrained due to low supply. Commercial developers noticed
urban centers becoming repopulated with a younger demographic.
In some downtown districts infill development has consisted of luxury condominium towers, some of them with mixed zoning provisions that allow merchants to set up shop on the lower levels. Elsewhere, historic districts near downtown areas have adjusted their zoning so that owners of renovated homes can operate cafés, boutiques and art galleries. In some places old car dealerships are converted to condominium projects with retail elements fronting major streets. These are examples of infill development initiatives that strike a commercial and residential balance, as they should in urban centers, and planners have preferred this kind of development as opposed to looking for greenfield opportunities that may be more affordable to develop, but that in the end will only contribute to sprawl outwards. "As population started moving into more urban settings, local housing markets became constrained due to low supply. Commercial developers noticed urban centers becoming repopulated with a younger demographic."
State. The problem in California is that a 2017 study published by Berkeley University suggests that the need for 1.9 million housing units could be solved by infill development; however, the carbon footprint of such a massive construction projects become a concern in a state where greenhouse gas emissions are subject to considerable restrictions. Still, when considering the carbon footprint of sprawl coupled with the increased driving that suburban and exurban neighborhoods would create, infill development is becoming more welcomed by communities in California. The Dynamics of Infill Development As municipalities, developers, and residents are looking towards a more effective utilization of land, the responsibility falls on the designers, architects, and civil engineers to make this work. Though the concept of infill development seems simple, the
"As municipalities, developers, and residents are looking towards a more effective utilization of land, the responsibility falls on the designers, architects, and civil engineers to make this work. Though the concept of infill development seems simple, the dynamics are quite complex. What should be noted about these types of infill projects is that they present greater complexity than building a new-gated community in the outskirts of town."
Acceptance of Infill Development What is interesting about the current wave of infill development is that it is being embraced with enthusiasm in many urban centers. Planning committees are very active fielding objections from neighbors and local business owners. Some municipalities, especially those with historic character, often require developers to maintain that character throughout the transformation. Municipalities offer bonuses for developers who build affordable housing into their
projects. Most municipalities require a public use element within the new development. Residents often become welcoming of such developments. There is always the inconvenience of construction, but neighborhoods are revitalized, property values rise, and local businesses prosper. Positive reactions to infill development may be a bit more difficult to elicit in housing markets such as California, and this is despite the desperate need for housing solutions in the Golden
dynamics are quite complex. What should be noted about these types of infill projects is that they present greater complexity than building a new-gated community in the outskirts of town. Municipal planning for such changes requires years of planning, and studies. These projects are being developed in the midst of code amendments and new zoning schemes. Studies on architecture, zoning, infrastructure, and environmental elements take years and require great expertise. It pays to have the right team on your side in the development of infill projects. It takes more than a vision to ensure that infill projects succeed. Deciphering development codes, presenting an architecture that works with the environment, while ensuring there is sufficient infrastructure to support the project, all while reducing environmental impacts of the project, are key aspects a great design team evaluates. Where land prices are astronomical, every square foot of property counts. The complexity of design in metropolitan settings brings the need for experts who have dealt with such municipalities. Civil engineers like MFKessler are tasked with fitting these new developments within the confines of previously developed land and to the complex municipal standards that govern such developments. Concepts such as mapping and boundary issues, traffic elements, and infrastructure to serve these new developments are complex.
Over the years, our firm has helped many developers design and build these developments into cities across California and Nevada and we have assisted them in navigating the maze of overseeing agencies. Whether carving out a hillside to allow for a multi-story apartment complex, converting an abandoned car dealership center to a vibrant mid- density neighborhood, replacing a
concrete box parking structure in downtown Los Angeles with a sleek multi-component mixed-use high-rise, converting an asphalt parking lot in San Diego to a mid-rise residential development, or replacing single family homes with luxurious low-rise condominiums in Santa Monica and Newport Beach; we see a promising future for infill development projects in the urban planning landscape.
ALI MONSHIZADEH, P.E. & MARK FOTOHABADI, PH.D.
As Managing Principal of MFKessler, Ali Monshizadeh, P.E., is a registered Professional Engineer in California and Nevada with over 15 years of experience, overseeing the firm's engineering and surveying talent, day-to-day business operations, and clients' needs. Co-Founder and fellow principal, Mark Fotohabadi, PhD, is a multidisciplinary hands-on entrepreneur and educator, responsible for business development and overall strategic growth of the firm.
A Rising Tide in Houston SPOTLIGHT: HOUSTON In November 2017 the Houston Astros won their first World Series championship since the team was founded in 1962. It couldn't have come Harvey, year-end numbers from the Houston Association of Realtors (HAR) came in strong, revealing a record year in terms of home sales and rental activity. BY JOEL CONE, STAFF WRITER
working tirelessly to rebuild their lives after Harvey, but overall, this clearly illustrates the incredible resilience of the people and the economy of Houston, Texas." Dr. Ted C. Jones, chief economist and senior vice president at Stewart Title Guaranty Company, who produces the annual economic forecast for HAR, agreed that the area's overall economy continues to be strong despite the temporary setbacks caused by Harvey.
at a better time for the city — and its residents — raising the collective spirit that was dampened just three months earlier when the flood waters from Hurricane Harvey left more than 137,000 single family homes in the Houston metro area either damaged or destroyed.
"No one could have imagined 2017 turning out to be a record-setting year for the Houston real estate market, which had weathered the effects of the energy slump only to have Harvey strike such a devastating blow," said HAR Chair Kenya Burrell-VanWormer in the association's January 2018 news release. "We know that many are still
Considering that affected homeowners are still in the recovery process from
A RISING TIDE IN HOUSTON
HOUSTON MSA HOME SALES DIP FOLLOWING HARVEY
SINGLE FAMILY HOME SALES (TRAILING 12 MONTHS)
ANNUAL PCT CHANGE
as home prices, inventory levels and rents. Despite the effects of its recent natural catastrophe, Houston's economy is well positioned to venture forward into a positive future. "Overall it's still a growth city. A thriving melting pot," said Thomas Mouton, owner and commercial director of RE/MAX Exclusive in Bellaire, Texas. "The secret is out. Recently there's been a lot of foreign investors coming here to buy investment properties." Since the Census Bureau began keeping track back in 1850, the city of Houston, Harris County and the Houston-The Woodlands-Sugar Land
"All told we have a very healthy housing market in Houston. Last year (2017) we sold more homes than anytime in history with a 2.4 percent growth rate in the sale of single family homes. Sales of homes for $1 million and up were up 11 percent for the year."
DR. TED C. JONES CHIEF ECONOMIST, STEWART TITLE GUARANTY COMPANY HOUSTON, TEXAS
"All told we have a very healthy housing market in Houston," said Jones, who focuses in on the metro area's four most active counties — Fort Bend, Galveston, Harris and Montgomery. "Last year (2017) we sold more homes than anytime in history with a 2.4 percent growth rate in the sale of
single family homes. Sales of homes for $1 million and up were up 11 percent for the year." A Growth City A diverse economy, job opportunities and a growing population are just as essential to a healthy housing market
CONTINUED ON NEXT PAGE 
MSA have all steadily gained in population.
from ATTOM Data Solutions, in 2015 millennials accounted for 24.8 percent of the population in Harris County. "Houston also outperformed the nation in job growth. Houston added 45,000 jobs in the past 12 months despite losing 27,500 jobs due to Harvey," said Jones.
that payroll employment for 2017 reached a new peak for the region at nearly 3.1 million people. Houston is home to the corporate headquarters of 20 Fortune 500 companies such as Phillips 66, Sysco, Conoco Phillips, Halliburton, Waste Management and Occidental Petroleum. Besides the oil and gas business it is known for, the region is home to one of the nation's largest ports, as well as the Texas Medical Center, the largest medical complex in the world for medical research and applied life sciences. CONTINUED ON NEXT PAGE 
As of July 2016, the city of Houston ranked the fourth highest population behind only New York, Los Angeles and Chicago at roughly 2.3 million people. At the county level Harris County totaled nearly 4.6 million people in July 2016, the nation's third highest. With 6.77 million people, the greater metropolitan statistical area ranked the nation's fifth highest.
For December 2017, the Bureau of Labor Statistics reported that
unemployment for the Houston MSA declined 1 percentage point from the year earlier to 4.3 percent. If it were a country, the MSA's economy would rank 24th in the world, reports the Greater Houston Partnership, which also noted
Texas in general, and Houston specifically, are seeing an increase in millennials. According to data
HOUSTON MSA MEDIAN HOME PRICES
MEDIAN SALES PRICE SINGLE FAMILY HOMES
"I just helped a client with a six-month temporary lease while his house is being remodeled. There are still a lot of people affected by Harvey. I think overall the market, for how devastating the hurricane was, I still think we have a very healthy market."
THOMAS MOUTON OWNER RE/MAX EXCLUSIVE BELLAIRE, TEXAS
As of the 2010 census numbers released by the Census Bureau, Harris County had a 56.8 percent owner-occupied housing units with the remaining 43.2 percent renter occupied housing units. Within the city limits, Houston residents have a median age of 32.7 years and a median household income of $47,010, according to the 2016 American Community Survey conducted by the Bureau. Investors Scared Off In its 2013 Housing Profile for the Houston metro area, the Census Bureau counted nearly 2.4 million housing units in all, 55.6 percent of which were owner-occupied 34.4 percent-renter occupied units. Less than 10 percent of those were either destroyed or damaged by Harvey, noted Jones.
Fortunately, the stock of Class A apartment buildings were overbuilt in Houston. "We have 70,000 Class A apartments that prior to Harvey had never been lived in. We were fortunate to have those units because they had to be temporarily occupied," he explained. Realtor Mouton has experienced firsthand the aftermath of Harvey, as have many other real estate professionals. "I just helped a client with a six- month temporary lease while his house is being remodeled. There are still a lot of people affected by Harvey. I think overall the market, for how devastating the hurricane was, I still think we have a very healthy market."
ATTOM reported at year-end 2017 that the Houston metro area had a 5.4 percent growth in median home price compared to the year earlier, up to $214,000. For January, HAR reported the median price rose to $218,000 from January 2017 with a 3.3-month inventory of homes, down from the over 4-month supply before Harvey hit. The amount of time homeowners in the metro area are staying put in their homes has risen steadily quarter by quarter since the second quarter of 2016 to 7.88 years for the fourth quarter of 2017, a 3 percent increase from the previous quarter and up 7 percent from the same quarter the year before, according to ATTOM.
Prior to Harvey, real estate investor Aaron Amuchastegui, principal of
HOUSTON MSA FORECLOSURE ACTIVITY
FORECLOSURE STARTS
BANK REPOSSESSIONS (REO)
don't have a way to get it right all the time. We decided it's not worth the risk," he explained. Considering that Fannie Mae, Freddie Mac and the FHA granted Houston metro homeowners a 90-day foreclosure moratorium after Harvey, it comes as no surprise that investors were skipping the auctions. Data from ATTOM shows Houston foreclosure activity dropping sharply immediately following the hurricane. In September 2017, foreclosure activity in the metro area dropped 46 percent from August and was down 61 percent year- over-year. The year-over-year increases have continued through January 2018, although there was a month-to-month spike of 188 percent in January — an indication that lenders may be ramping back up on foreclosures.
"After Harvey a lot of those investors who used to buy on the courthouse steps stopped buying. The biggest reason, you buy a house but the only thing you see is on the outside. Now you don't know if it's vacant because it was flooded or because it is a foreclosure."
AARON AMUCHASTEGUI PRINCIPAL HOMEROCK LLC
HomeRock LLC had Houston set on his radar of places to invest.
the number of foreclosures up for bid, as well as the number of bidders attending the trustee's sales has gone down noticeably. "After Harvey a lot of those investors who used to buy on the courthouse steps stopped buying. The biggest reason, you buy a house but the only thing you see is on the outside. Now you don't know if it's vacant because it was flooded or because it is a foreclosure. Investors are saying they
"We had a plan to have over 100 houses over 24 months. Now we don't expect to acquire any," Amuchastegui said. "We were just getting heavily into Houston when it happened. Since Harvey there's been a lot of big market changes."
One of those big changes he noticed on the courthouse steps were that
While many homeowners who want to move out of their flooded homes and can afford to move are leaving, there are still many who want to move but stay because their mortgage is underwater and they can't afford to leave. Year-end data collected by ATTOM show that the number of homes with seriously underwater mortgages (loan-to-value ratio of 125 or more) in Houston rose by 3 percent from the third quarter to the fourth quarter for the metro area as a whole — although the number was still down by 24 percent from a year ago. But one of the big ticket items that really changed Amuchastegui's mind about investing in Houston was the
rising cost of flood insurance — as much as $500 a month per home for someone like him who takes out a commercial loan to purchase as many as 10 homes at a time. "It makes it no longer feasible for us from a rental investor standpoint there," he said. "Some of my friends are still buying there but they aren't buying where there's a chance it might flood." While individual investors may buy one at a time, repair and sell, HomeRock's usual buying strategy is that for every 10 homes they buy they sell two or three on the open market through the Multiple Listing Service. The rest of the homes they keep as rental properties.
An ATTOM buy-versus-rent analysis for 2018 shows that the affordability to rent a three-bedroom property in Harris County — the most populated county in the Houston metro area — will worsen as the average rent for a three-bedroom home rises 9.3 percent Builder Confidence High Despite the overstock of apartment buildings in the area, there is new construction proceeding, with both mixed use and strictly residential high-rises in the downtown district. But there are also new single family homes under construction in the metro area. CONTINUED ON NEXT PAGE  to $1,565 a month while average weekly wages decrease slightly.
According to Metrostudy, homebuilders are on track to build 28,000 new homes in 2018, a slight increase over 2017 and a 10 percent increase from the most recent bottom in 2016, keeping the Houston metro area with the second highest number of new home starts in the country, "It's generally positive. Not gangbusters positive but not negative," said Lawrence Dean, Metrostudy's Regional Director in a Houston Chronicle article from February 2018. "We want it to be 32,000 a year." Still, builder confidence in the area remains high, according to Mike Dishberger, CEO and co-owner of Sandcastle Homes. "We're still very optimistic for the year. The oil jobs are coming back. The traffic's been good. There's some pent-up demand," said Dishberger. "Harvey hit and for two to three months sales weren't there. People are now deciding not to rebuild and selling for land value only to someone who will build up." Metrostudy reported in November 2017 that Harvey was basically a resale market phenomenon due to the locations of most of the flooding. Overall, construction activity in the Houston metro is expected to be lower than in 2017, according to the Greater Houston Partnership's report titled "Economy At A Glance." All told, even with moderate growth in industrial and new home
Inner Loop neighborhood since 1995. As he explained it, the company tears down existing warehouses and homes, subdivides the lots and builds condominiums and townhomes in their place. While buyers can still get a home in the $200,000 price range in Houston, Sandcastle sells its homes in the $450,000 price range — a move-up type of home with 2,500 to 3,000 square feet, three bedrooms, two baths and a two-car garage.
construction this year, it is not expected to totally offset the slowdown in office and multi-family construction. "Houston does not have zoning. That's why it's building real fast. When it comes to permits the city of Houston has a viable program. Unlike California in Houston there's only one permit per driveway. It's the wild west compared to California."
An in-fill builder, Dishberger's company has been building inside the city's
"Harvey hit and for two to three months sales weren't there. People are now deciding not to rebuild and selling for land value only to someone who will build up."
MIKE DISHBERGER CEO SANDCASTLE HOMES HOUSTON, TEXAS
HOUSTON 2018 HOUSING FORECAST Provided by Ted C. Jones, Chief Economist, Stewart Title Guaranty Company
Up 2%
Up 3.6%
New home prices
Up to 4.7% to 5.3%
Refinance share of loan volume
Down to 25% from 35%
Down 15%
BIG DATA SANDBOX
Markets with Most Environmental Hazard Risk
ATTOM Data Solutions analyzed 8,665 U.S. zip codes with sufficient housing trend data for risk related to four environmental hazards — superfund sites, brownfields, polluters and poor air quality — to determine which markets have the highest risk and to evaluate housing market trends based on environmental hazard risk. A total of 12.6 million U.S. single family homes and condos with a combined estimated market value of $3.4 trillion were in zip codes in the top quintile for environmental hazard housing risk. The average market value of those homes was $268,585 compared to an average market
"A total of 12.6 million U.S. single family homes and condos with a combined estimated market value of $3.4 trillion were in zip codes in the top quintile for environmental hazard housing risk."
value of $329,217 for all 66.2 million U.S. single family homes and condos analyzed for the report. Markets with the most combined value of homes in zip codes in the top quintile for environmental hazard risk were Houston, Texas ($415 billion); Riverside-San Bernardino, California ($344 billion); Portland, Oregon ($254
billion); Washington, D.C. ($161 billion); and Chicago, Illinois ($134 billion).
Zip codes with the 10 highest total Environmental Hazard Housing Risk Index values in 2017 were in Denver, Southern California, Portland, St. Louis, Burlington, North Carolina, Tulsa, Oklahoma and Houston.
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text:
Q: In Kubuntu, in perl, the backtick command I cannot use properly I am running Kubuntu 20.04. The perl version is shown by perl -v to be
perl 5, version 30, subversion 0 (v5.30.0) built for x86_64-linux-gnu-thread-multi (with 50 registered patches, see perl -V ...

I have made apt-get update and with Muon package manager I have all installed perl packages upgraded.
But after that, perl is 5 as before, I have not got perl 6.
I need to use the command qx{..}, i.e. backtick command in order to get the result of linux xxd utility.
On that way I use in a konsole terminal the shell bash with following script, with intentionally an error in the variable $WEx:
perl -we '$WEx=q{"date|"<>"}; print "\nWEx: ~", $WEx, "~\n\n"; $WEa=<<"EOT";

echo -n \\\\\\"$WEx\\\\\\";

EOT

print "\nWEa: ~", $WEa, "~\n";

print qx! $WEa !, "\n\n";'

The result are these lines:
two lines showing WEx and WEa
and an error message:
WEx: ~"date|"<>"~

WEa: ~echo -n \\\""date|"<>"\\\";
~

sh: 2: Syntax error: Unterminated quoted string

==

The error message comes from this this code:
qx! $WEa !

That means, in a spawned shell the command line contained in the variable $WEa is to be executed.
i.e. this shell command:
echo -n \\\""date|"<>"\\\";
i.e. the shell should execute the command "echo", and "echo" has to output the text in the argument that follows.
"echo" should output the text literally without regard what it is, if a command or not, if a command with failure.
But instead, the text is executed as if being a command, and because the false double quote, the error message is given.
I have tried many days with various writings and various codes.
The shell allways cannot handle the line given by the backtick command correcly.
What I am making false?

A: echo -n \\\""date|"<>"\\\"; is not a valid shell command and the shell is handling it correctly when it announces a syntax error.  How to fix the problem depends on what you are trying to do.  That is not clear.  (Also unclear is what this has to do with getting the result of xxd.)
One possibility is that you are trying to generate a shell command that will print the value of the $WEx Perl variable.  If that is the case, the easiest shell code to use is
echo -n '"date|"<>"'

(a semicolon is not needed at the end in shell code).  You need to modify your Perl code to put this code in the $WEa variable.  Unfortunately, modifying the existing code to add single quotes is a bit fiddly because it's all inside shell single quotes.  See How to escape single quotes within single quoted strings for details of how to do it.
Possible code (without the debugging output) is:
perl -we   '$WEx=q{"date|"<>"};
            $WEa=qq{echo -n '\''$WEx'\''};
            print qx{$WEa}, "\n\n";'

A: The reason of my trials was on the way to pass a perl variable with an arbitrary text into a backtick command where it is piped to shell utility xxd.
Here is my working version using the given code:
perl -we '$WEx=q{"date|"<>"}; $WEa=qq{echo -n '\''$WEx'\'' | xxd -g1}; print qx{$WEa}, "\n\n";'

This works, gives the correct hex code.
The key of the solution and my rationale is: despite of the fact that the total perl code is delimited by single quotes, inside of the perl code single quotes can be used if in qq{}.


Being a mom of 4 boys I am always in need of good gift ideas for boys. Boys are hard for me because I don't know what they want. Girls are easy because I can just get them clothes, shoes or craft supplies and they are happy (at least my girl is). My two older boys are getting to the age that they aren't super interested in toys but at the same time I don't want to just get them electronics. I want to give them a variety of things for Christmas. So here is my pick for pre teen boys. These 12 items are either things that I plan on getting my boys or things that they already have and love. Oh and I have teamed up with 9 other bloggers to give you a $100 gift card GIVEAWAY, so make sure you go and enter that too!
•Capture Card– This is the main gift for my 11 year old. What does it do- it makes a video of a game that you are playing on your computer or gaming device. My son is really into this and he loves to upload him playing onto YouTube and I'm personally getting sick of him stealing my phone and using up all my storage.
•The 39 Clues Books– My 9 year old LOVES this series and asked for these books for Christmas. There are several series within the 39 Clues books, some are about detectives, some are about agents and codes and other are about disasters. They are fun books for them though and I always like to give my kids books.
•Dominion Game– This is a card game that is super fun for boys to play (girls too). We actually have this game and the kids really like to play it. You make villages with cards, the cards have actions and you try to get the victory points to win.
•Settlers of Catan– This is a great family game (we actually have the expansion pack so you can play up to 6 people). This is another building game, but you build villages and cities with resources and try to get to 10 points. Like I said, it's a really fun family game (we played it over Thanksgiving weekend and had a blast).
•Electric Scooter– These are just so much fun and a great way to get your kid outdoors and doing something (besides playing video games).
•Game Band– This is a cool thing, it's a USB band that you can save your Minecraft worlds onto and then you can play them on any computer. It's nice for when they go over to a friend's house and want to play their world on someone else's computer.
•Silicone Lego Mat– My kids don't play with many toys but they still play with Legos. They love to make Lego videos and this mat is so cool. The fact that it's silicone is nice because it makes it really use to get some of those little pieces off.
•Minecraft Handbook– These are just really fun books, we have all the handbook books and the kids enjoy reading them.
•Minecraft Game– Clearly we like Minecraft, I have a page of just Minecraft ideas. I don't love my kids playing video games all the time but Minecraft is different for me. It's like building with Legos but instead on the computer. Just this week my 4 kids spent time building our house on Minecraft and I was so impressed by how much it looked like our house, it's just fun to see them create!
•Kindle Fire– Amazon just lowered the price of their Kindles to $50 this year and they have made it even better, with cameras. You can't beat a tablet for $50 and they are the perfect size. We have a few of the older generations and my kids have LOVED them. They are a great price and perfect for when we take car rides or reading their books.
•Head Phones– There isn't much explanation here, they are fun to have.
•Minecraft Shirt– This shirt is so much fun, I love clever shirts like these. Plus being a chemistry major in college, I'm thinking that at least one of my boys needs to have this shirt!
So there is 12 ideas on what to get your pre teen boy. I hope that some of suggestions helped.
And now for the fun giveaway!!! Who would like a $100 Amazon gift card?? I know that I could definitely use it this Christmas season. Just enter the giveaway below.
Thanks for this gift guide. I think there are actually some pretty great ideas for my husband on here! Hahaha! He's such a big kid!


People frequently purchase individual life insurance policies through an agent they trust. While this is always a good option, people should also remember to see if their employers offer life insurance as a benefit as well.
Fall is typically the benefit enrollment period for many companies. While sorting through various insurance options, employees may want to inquire about life insurance.
"Life insurance offered through an employer's benefits package is often a very affordable way of protecting a family's long-term financial health," says CIGNA Group Insurance assistant vice president Diane Russell. "A good place to start is deciding how much protection your family may need."
Determining a family's expenses is a good place to start when trying to figure out how much life insurance one needs to purchase.
Regardless of whether a person has group or individual life insurance, having coverage can help a family during difficult times. A report by LIMRA reveals that 30 percent of American households don't have life insurance.
Without a policy, a family may struggle to pay everyday bills if the family breadwinner passes away. Life insurance can be used to help pay a mortgage, cover funeral costs, just to name a few things.


Many of the sights in Georgia are embedded in breathtaking scenery. So what could be more suitable for exploring the country than hiring your own car? With a hireal car you will always be flexible and independent of public transport when travelling around Georgia. In this way, you will reach all your desired destinations comfortably and you will be able to take as much time there as you like. Don't hesitate but visit our portal Driveboo.com for more information. It compares the offers of car hire companies in Georgia and shows you the best prices of the hireal cars transpahirely.
Car hireal Georgia: Where can I pick up my hireal car?
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On Driveboo.com you have the choice between diffehire vehicle models (compact class, 7-8 seater, SUV). You can also book additional options for your hireal car. What do you think of a hireal car with automatic transmission or air conditioning? Whatever the perfect hireal car for you looks like, you'll find it on our portal!
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4FastPlumber has now extended its emergency plumbing services to all its residential and commercial clients in the Arlington, VA, service area. The company is responding to the growing need for emergency plumbers, who are available 24/7, in all its services areas in Virginia.
Arlington, VA -- (SBWIRE) -- 08/16/2018 -- 4FastPlumber will now provide emergency plumbing services to all its clients in Arlington, VA, 24 hours a day, 7 days a week, and 365 days a year. The company has assured all its residential and commercial clients in this location that all emergency service calls will be responded to instantly and at very fair rates.
Plumbing clients in the Arlington, VA, area can now sleep easier knowing that all their plumbing emergencies will be handled punctually and affordably by the local plumbing company, 4FastPlumber. The company has announced that it will be handling all kinds of plumbing emergencies in this region at any time of the day or night. As an emergency plumber, 4FastPlumber has no weekend or holiday breaks and its working day lasts the full 24 hours.
4FastPlumber has equipped its emergency plumbing department with highly qualified plumbing and gas technicians to ensure exemplary service delivery to all residential and commercial plumbing clients in Arlington, VA. According to the company's website, 4FastPlumber's emergency plumbing division focuses on client satisfaction through impeccable customer care and excellent technical support. The company has included all the common plumbing issues in its list of plumbing services including sewer system backups, water heater faults, leaks, drain clogging, water supply issues, sump pump problems, frozen pipes, among many others. Emergency plumbing clients will enjoy a quick response, excellent customer care, and an efficient technical team. They will also receive free advice on how to maintain their plumbing systems and avoid future faults. 4FastPlumber promises a free cost estimate on what an emergency plumbing service call will cost and upfront pricing for any type of emergency service call. The company has included its emergency service call number at the top of its website. Further help and details are shared at http://4fastplumber.com/your-guide-to-emergency-plumbing-2/.
4FastPlumber has been providing plumbing installation, repair, and maintenance services to residential and commercial clients in the Greater Arlington, VA area for many years now. The family owned Virginia plumbing company solves both emergency plumbing issues and regular plumbing problems in all its service areas, which include Arlington, Alexandria, Woodbridge, and Fredericksburg. In addition to its emergency plumbing services, 4FastPlumber also handles regular plumbing issues like sump pump installations, water heater installations and inspections, home remodeling services, and all kinds of drain and sewer services.


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This traditional Maharashtrian rice is an amazing combination of spicy flavours and mouth-watering textures. When served with low fat curds, or raita, it makes a complete meal in itself. Instead of brinjals and tendli, you can choose vegetables that are handy and whip up an easy nutritious meal in a jiffy.
Combine the cumin seeds, coriander seeds, cloves and peppercorns in a broad non-stick pan and sauté on a medium flame for a few seconds.
Remove from the flame and blend in a mixer to a smooth powder. Keep aside.
Heat the oil in a pressure cooker and add the cumin seeds.
When the seeds crackle, add the onions and asafoetida and sauté on a medium flame for 1 to 2 minutes.
Add 2½ cups of hot water, salt, turmeric powder and dry spice powder, mix well and pressure cook for 3 whistles.


This minor is designed to prepare students to gather, write, edit, package and produce news in the information age. The study of journalism allows students to develop and apply their critical thinking, research and communication skills. In addition, the program stresses the social, ethical and legal contexts within which journalism is practiced in the United States.


Larrazabal had the advantage after the tee shots, while Wesisberger had to take a drop. Bjorn was in the bunker just off the green in 3, while Weisberger was just off the green in 4. Coetzee, Foster and Larrazabal all found the green in 3 shots. Weisberger played a beautiful chip shot that stopped inches before the hole and shot a 6, while Bjorn almost chipped in for a 4. Larrazabal, Foster and Coetzee all had birdie putts of a similar length for 4. Coetzee holes out for a par 5, which eliminated Weisberger. Larrazabal, Foster and Bjorn also made 5.
Foster and Bjorn both find the left side of the fairway. Coetzee's tee shot drifts out to the left side rough, while Larrazabal once again has the afvantage as he finds the centre of the fairway. All 4 players get into position with their second shots as they lay up. Coetzee's third shot finds the green but some distance from the hole, while Larrazabal's third shot finds the bank of rough at the back of the green. Foster's third shot from 82 yards lands some 20 feet from the hole. Bjorn has the advantage as his third shot land 15 feet from the pin. Coetzee's birdie putt stops 2 feet short of the hole, while Larrazabal's chip from the rough clips the edge of the hole but runs 4 feet past. Foster's birdie putt never really threatens the hole, while Bjorn's attempt also stops short. Coetzee, Foster and Bjorn all make par but Larrazabal misses his par putt to drop out.
All three remaining players played perfect tee shots. All 3 second shots are laid up and a similar distance from the green. Bjorn plays a beautiful third shot to within 2 and a half feet. Coetzee responds with a wonderful wedge shot of his own to within 4 feet. Foster does even better with his third as his lands just 2 feet from the hole. Wonderful stuff. All 3 players hole their birdie putts as we move on to playoff hole 4.
Foster finds the rough with his tee shot, while Bjorn finds the centre of the fairway. Coetzee also finds the thick rough so advantage the Dane. All Foster can do with his second shot is hack it out on to the fairway. Coetzee, from a slightly better lie is able to move his ball up the fairway. Bjorn's retains the advantage after his second shot lays up some 85 yards from the pin. Foster, from 217 yards, drifts out to the right with his third shot and once again finds the thick rough short of and to the right of the green. Coetzee's third shot finds the green some 12 feet from the hole. Bjorn's approach to the green once again peppers the flag as it stops just 3 feet from the pin. Foster's fourth shot runs 10 feet past the hole and comes to rest on the back fringe. Foster ends with a bogey 6 and drops out. Coetzee sinks his birdie effort and Bjorn responds with a birdie of his own. Two players remain as we move on to play off hole 5.
Both players find trouble off the tee and end up in thick rough. Coetzee, playing on a steep downsloap has the tougher shot. Bjorn, using a rescue club manages to advance his second up the fairway. Meanwhile, the South African Coetzee is only able to chip it out and advance a fairly short distance. Coetzee, using a six iron, finds the green but ends up some 40 feet from the flag. Bjorn, with an 8 iron, once again turns on the magic and lands his ball 3 feet from the hole. Coetzee's brave birdie putt goes 3 feet past the hole and he holes out for par. Bjorn then secures his second win of the season by holing his birdie putt.