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Refinancing Premium, National Loan Limit, and Long-Term Care Premium Waiver for FHA s HECM Program
Download "Refinancing Premium, National Loan Limit, and Long-Term Care Premium Waiver for FHA s HECM Program"
Bridget McBride
1 U.S. DEPARTMENT OF HOUSING POLICY DEVELOPMENT & RESEARCH Refinancing Premium, National Loan Limit, and Long-Term Care Premium Waiver for FHA s HECM Program AND URBAN DEVELOPMENT ECONOMIC RESEARCH U.S. Department of Housing and Urban Development
2 Refinancing Premium, National Loan Limit, and Long-Term Care Premium Waiver for FHA s HECM Program Final Report Prepared for: U.S. Department of Housing and Urban Development Office of Policy Development And Research Prepared by: David T. Rodda Andrew Youn Hong Ly Christopher N. Rodger Corissa Thompson Abt Associates Inc. Cambridge, MA May 2003
3 Executive Summary The Home Equity Conversion Mortgage Program (HECM) run by the Federal Housing Administration (FHA) provides income to senior homeowners based on the equity in their home. This program allows elderly homeowners who are house rich but income poor to live in their own home as long as possible. HECM is a form of reverse mortgage in which the homeowner receives payments from the lender. Before a loan is initiated, an appraisal determines the value of the property. The maximum claim amount is the lesser of the local area loan limit and the appraised value. In order to stay within the maximum claim amount, a lower principal limit is set which governs the amount that the homeowner can borrow. There are five different payment plans which are combinations of term (fixed payment over set term), line of credit or tenure (annuity). The principal limit is set according to the payment plan, age of borrower and current interest rate so that the outstanding balance is not projected to exceed the maximum claim amount. The accumulated balance of the loan is paid when the borrower dies or voluntarily leaves her home and it is sold. Lenders are paid by an origination fee, monthly servicing fee and an adjustable interest rate on the loan. FHA collects an upfront premium of 2 percent of the property value and an annual premium of 0.5 percent of the current balance. FHA insures the loan against lender default as a way of facilitating the reverse mortgage market. In 2000, HUD completed an evaluation of the HECM Program entitled, No Place Like Home: A Report to Congress on FHA s Home Equity Conversion Mortgage Program, hereafter known as the 2000 HECM Report. The current study was mandated by Congress in Section 201(a), (c) and (d) of the American Homeownership and Economic Opportunity Act of 2000 (Pub.L , 12/27/2000). This report updates the actuarial analysis presented in the 2000 HECM Report and examines the potential impact of three legislated changes to FHA s Home Equity Conversion Mortgage Program: Replace local loan limits with a single, national loan limit, Reduce the premium for refinancing, and Waive the upfront premium for HECMs used exclusively for the payment of long-term care insurance policies. The first two changes are analyzed using a simulation model whereas the third change is analyzed by considering the intersection of HECM borrowers and Long-Term Care insurance participants. Actuarial Analysis Update Chapter 2 presents an updated actuarial analysis using the complete set of 52,000 HECM loans originated from FY1990-FY2000 (including 14,000 new originations since the 2000 HECM Report). Over the entire history of the program, there have been 15,300 terminations with 1,200 claims up to the cutoff date of August Transactions data from August 1999 to August 2001 was used to v
4 estimate average advances, premiums and balances. Borrowers with term or tenure payment plans get scheduled payments, i.e. the amount and timing of the advance is fixed according to the schedule of the plan. Borrowers with line of credit payment plans simply request an unscheduled payment. The average advance for all loans in the first policy year is $22,580 unscheduled and $6,082 scheduled with $2,512 in upfront mortgage insurance premium and a total outstanding balance of $33,829. By the fourth policy year, the annual advances are much smaller ($1,827 unscheduled and $3,985 scheduled). The most important change in the actuarial model since the 2000 HECM Report is the incorporation of a principal limit factor lookup table. The principal limit is the maximum that a borrower can draw in advances. It automatically increases as the borrower ages. The beginning principal limit factor depends on the age of the borrower and the current interest rate (1-year Treasury plus margin). This factor is multiplied by the maximum claim amount to determine the maximum amount of the initial advance. The maximum claim amount is the lesser of the appraised value of the property or the FHA local loan limit. It remains constant for the life of the loan. The principal limit factor lookup table was needed for the refinance analysis to assess the starting principal limit of a refinance given changes in the interest rate and age of borrower. It also led to the discovery that about 5 percent of the principal limits recorded in the data are too high relative to the property appraisal value. It is not possible to tell whether these inconsistencies were recording errors or underwriting mistakes. It could be that some appraisal values were recorded too low. To restore internal consistency, we lowered those principal limits and this reduced the incidence and size of future claims. Another important change made to the simulation model is the determination of available principal limit at the beginning of the period before updating either the principal limit or outstanding loan balance. Previously, the principal limit was updated before the available principal limit was determined. Additional advances were not allowed if those advances and the interest, premiums and service fees for the year would exceed the principal limit calculated for the end of the year. Under the revised model, the available principal limit is calculated at the beginning of the year using the end of the previous year s values for principal limit and outstanding balances. If the available principal limit is positive, advances are allowed regardless of the predicted level of principal limit or balance for the end of the year. The impact of this technical change is to increase the ultimate outstanding balances and utilization rates (outstanding balance relative to principal limit). As a result, the new projections for fund net liability tend to be less negative. After revising the model and updating the information on existing HECM loans, the net expected liability is -$54 million or -$1,039 per loan. In other words, the program is expected to contribute $54 million to FHA s General Insurance Fund. This is substantially better than -$17 million reported for the 2000 model. About $20 million of the difference is due to the correction of the principal limits recorded on previous cohorts, but that is essentially offset by the change in calculating the available principal limit. The remaining difference is due to the new cohort of originations for an additional year of low claims and reserve growth. This fund value is quite sensitive to assumptions about the average interest rate and house price appreciation rate. On one hand, a mere 1 percentage point increase in the assumed interest rates changes the $54 million cushion into a $111 million loss. On the other hand, it is quite possible that the interest rates will be lower than the 7.8 percent we assumed in order to be consistent with the vi
5 2000 model. The current yield on the 10-year Treasury is 3.63 percent. Adding the observed average margin of 1.4 percent results in a projected interest rate closer to 5.0 percent. This means that the value of the fund might be closer to $200 million dollars. We leave it up to the reader to make a preferred assumption about future interest rates. Given the sensitivity to future interest rate increases, a stochastic version of the actuarial model is presented in Chapter 3. This alternative model allows interest rates and house prices to vary over time according to stochastic patterns similar to past movements. The long run average of the stochastic movements is the same as the long run average interest rates and house prices from the past. However any single path has short run movements that mimic the volatility and correlation between historical interest rates and house prices. Terminations, claims and refinancing have some sensitivity to the volatility in rates and house prices. The probability that any single path correctly predicts the future is very low, but the average over many paths should give a more accurate representation of what to expect. Two other innovations incorporated into the stochastic model are a statistical model of terminations (rather than a multiple of mortality rates) and an adjustment to mortality rates to account for the expected gradual improvements in health care. The stochastic version of the actuarial model predicts a net present value for the fund of $245 million, relative to the non-stochastic projection of $54 million. This very large estimate of fund value by the stochastic model corresponds to a low average interest rate of 5.5 percent. National Loan Limit Analysis About 30 percent of the HECM borrowers have home appraisal values greater than the FHA local loan limit and thus would have benefited from a higher, single national loan limit. The experiment described in Chapter 4 is to see how much the net liability in the fund would change if a national loan limit had been in place when the existing HECM loans originated. Two national loan limits were tested, 87 percent and 100 percent of the conforming loan limit in each year from While the change varies widely by county and origination year, the average increase in the loan limit is $24,411 for the 87 percent option and $32,097 for the 100 percent option. The increases are much bigger for low cost areas where the local limit is far below even 87 percent of the conforming loan limit. There is also a greater benefit for the early cohorts, which were originated when maximum loan limits were even more constrained than in recent years. The simulation model increases the maximum claim amount up to the lesser of the appraisal value or the national loan limit. Principal limits and premiums were increased in direct proportion to the change in the maximum claim amount. The higher loan limits mean the appraised value would become the limit for the maximum claim amount in all but the highest cost cities so there is less overcollateralization or cushion between the maximum claim amount and the house value than had existed before for most loans in the program. Claims increase by more than premiums (i.e. liability rises) so the net expected liability changes from -$54 million to -$37 million for the 87 percent loan limits and to -$11 million for the100 percent loan limits. Results from the stochastic simulation model give a net expected liability of -$245 million under FHA loan limits. Allowing national loan limits decreases the net liability slightly to -$249 million for the 87 percent loan limits and to -$252 million for the 100 percent loan limits. The small effect of the vii
6 national loan limits in the stochastic model reflects the prediction of low average interest rates (5.5 percent) and, to a lesser extent, higher average house price appreciation rate (3.5 percent). The increase in premiums and house prices is enough to more than offset the increase in claims. These estimates assume there is no change in the demand for HECMs. In fact, many moderate income borrowers may have decided against HECM financing because their home equity was far greater than their maximum claim amount constrained by the low loan limits. A conservative 5 percent increase in demand (based on demographic data from the 1999 American Housing Survey) would increase the net liability somewhat. However, these changes are dwarfed by the sensitivity to interest rate assumptions. Reduced Premium Refinance Analysis The terms of the HECM loan are set at origination assuming average interest rates, average house price appreciation rates and no change in the loan limits. Over the longer run, these assumptions may turn out to be too conservative but the high transactions costs limit borrowers from refinancing. These constraints on future refinancing may inhibit originations as borrowers want to maintain access to the added equity if house values increase more than expected. Likewise unexpected house price appreciation may promote terminations as borrowers seek more flexible financing vehicles. By charging refinancers a smaller upfront premium (2 percent on the increase in the maximum claim amount rather than 2 percent on the full maximum claim amount), FHA may be able to retain borrowers with substantial equity increases. Chapter 4 estimates how many borrowers would take advantage of this benefit and how much it would affect the value of the insurance fund. Three program options were tested (ranked from most flexible to least flexible from the borrowers point of view): A) Permit all loan information to change (house prices, loan limits, interest rates, age); B) Leave house price fixed at original appraisal, but allow loan limits, interest rates and age to change; C) Leave house price and loan limit fixed, but allow interest rates and age to change. Two timing options were simulated: A) refinance only in the year after rule implementation; or B) refinance anytime after the new rule takes effect. Three participation rates were tested (assuming at least $5000 gain in the principal limit to cover transaction costs): A) Low 10% of low gainers and 20% of high gainers B) Medium 20% of low gainers and 40% of high gainers C) High 30% of low gainers and 60% of high gainers The gain is measured in terms of the available principal, meaning the outstanding balance and service fee set aside are subtracted from the principal limit to determine how much more principal would be viii
7 available under a refinance compared to retaining the existing loan. Altogether there are 18 combinations (3 program options by 2 timing options by 3 participation rates). The key finding from the non-stochastic model is that even with the most flexible option and high assumed participation, the incremental effect of refinancing on net liability is less than $33 million. This is mainly because borrowers who choose to refinance are also borrowers with strong house price growth. Assuming a strong house price appreciation does not get reversed (i.e. price bubbles are rare), the appreciation makes a claim less likely, with or without a refinance. A second important finding is that the projected refinance activity is projected to be moderate (13 percent or less) because the reduced premium is a relatively small incentive. To generate large refinancing activity under the assumption of constant rates requires a historically rare combination of low interest rates and high house price appreciation rates. Of the 18 combinations, the highest participation was 4,837 or 13 percent of the 37,230 loans active in the forecast period. We think the medium level of participation is more likely, which would lower the number of refinances to 3,662 or 10 percent of active loans. For that combination (Option A with medium participation), the premiums increased by $4 million while the claims increased by $33 million. Therefore, the net liability of the fund increased by $29 million from -$54 million for the base model to -$25.5 million for the base model with refinancing. The stochastic model provided a much more realistic approach to sensitivity testing by allowing interest rates and house prices to fluctuate following historically-accurate transition probabilities. It appears from the stochastic model results that the low refinancing rate in the non-stochastic model was largely due to the assumption of constant interest rates and house prices. The more realistic stochastic model has mean number of refinances equal to 16,591 or 45 percent of active loans. Also, claims are likely to increase much more than premiums under reduced premium refinancing. Allowing the most flexible refinancing (Option A) and assuming medium participation, the net expected liability would change from -$245 million to -$130 million or approximately 47 percent. In line with this large shift in the distribution, the percentage of trials with positive liabilities increases from 3 percent to 12 percent. Chapter 6 combines the national loan limit change with the reduced premium refinancing and finds that the net results depend on the level and degree of fluctuation assumed for interest rates. Under the assumption that interest rates are relatively high (7.8 percent), as in the non-stochastic model, the 100 percent loan limit has a larger impact on fund value than the reduced premium refinancing. The net liability of the fund is $54 million in the base model. The 100 percent loan limit increases net liability by $43 million and the refinancing further increases net liability by $30 million to a positive net liability of $21 million. If the goal were to maintain a fund value with negative net liabilities, the fund could sustain either national loan limits or reduced premium refinancing, but not both. The stochastic model assumes historical fluctuations with interest rates starting where they were in This approach generates an average interest rate of 5.6 percent and house price growth of 3.5 percent. In that environment, the 100 percent loan limit slightly lowers net liability from -$245 million to -$252 million. However, the refinancing has a very large impact increasing claims threefold and increasing net liabilities to -$113 million. See Exhibit 6-6. The small effect of higher loan limits is completely overwhelmed by the $139 million increase in liabilities associated with refinancing. The same pattern occurs with 87 percent loan limits. The higher loan limits decrease liabilities by $3.9 million, but the refinancing increases liabilities by $132 million leaving a net ix
8 liability of $117 million. The combination of higher loan limits and refinancing not only shifts the liability distribution to the right, it widens the distribution with standard deviations from $119 million to about $123 million. In either the 87 or 100 percent models, about 16 percent of the trials have positive liabilities compared to 3 percent in the base model without refinancing. If these macroeconomic assumptions are correct, the fund could sustain both higher loan limits and reduced premium refinancing, though the risk of loss is certainly higher. Exhibit 6-6 Comparison of Stochastic Models Reserve PV Claims PV Premiums Net Liability (in $ millions) Base Model % National Loan Limit Option A Refinance Combination Option A Refinance And 100% National Loan Limit Long-Term Care Insurance Section 201(c) of the American Homeownership and Economic Opportunity Act of 2000 authorized that the 2 percent upfront premium be waived for HECM borrowers who use their advances exclusively for payment of long-term care insurance (LTCi) policies. The object of this provision is to encourage more seniors to buy long-term insurance policies, which cover medical bills and assisted living costs while people are coping with a long-term medical condition. By having the long-term insurance, seniors faced with a long illness are better able to pay their expenses and remain in their home. The requirement that HECM advances be used exclusively for payment of LTCi premiums better ensures that LTCi policyholders maintain their coverage as long as they live. LTCi premiums can be quite expensive, ranging from $250 per year for 65 year olds with basic coverage to over $2500 per year for 75 year olds with premium coverage. The owner dedicates her home equity to the long-term care insurance, but that insurance could protect the owner s other assets, which would have to be sold to cover the expenses during a long illness. There are some disadvantages from this policy, particularly for owners with few assets beyond the equity in their house. For low-income seniors health care expense is paid by Medicaid. The qualification rules for 2000 are a monthly income less than $532 and assets (excluding house and cars) of less than $2000. Most current HECM borrowers have little income and few assets beyond their house so they qualify for Medicaid coverage. The main selling point for LTCi is that it protects a person s wealth from the large expenses of long-term care. But for most HECM borrowers their wealth is in their house, which is already protected by Medicaid rules. LTCi could reduce the burden of long-term care expenses on Medicaid and the states providing Medicaid funding. In this case, the HECM premium waiver would provide a modest subsidy to encourage seniors to pay for LTCi out of their own home equity rather than let Medicaid pay for it. Few low-wealth seniors would choose to tie up their primary source of wealth in order to spare Medicaid an uncertain, future expense. x
9 Another disadvantage of this policy is that FHA would lose the revenue from the upfront premium. Without the typical 2 percent upfront MIP of $2,500, the net liability of -$1,039 per loan becomes a loss of $1,461 per loan. In other words, FHA loses over $1 million for every 1000 participants in the LTCi version of HECM. A more hopeful perspective is that wealthier homeowners would be attracted to the HECM program and their cumulative LTCi premiums would rarely exceed their house value. Owners with substantial non-house wealth would not be eligible for Medicaid support and thus could benefit from the protection of LTCi. Also, these wealthier owners would not need to draw on their home equity to cover living expenses so the equity can be dedicated to paying the long-term care insurance premiums. However, the restriction that HECM proceeds be exclusively used to pay LTCi premiums makes this program unattractive to homeowners with substantial home equity. The inflexibility of the program discourages owners who expect their home equity to exceed the expected value of future premiums. The program might appeal most to middle income homeowners with little home equity yet substantial non-house wealth that they want to shield. This is a small household segment and we project the demand for a HECM premium waiver under the LTCi option to be extremely low. xi
U.S. DEPARTMENT OF HOUSING POLICY DEVELOPMENT & RESEARCH Refinancing Premium, National Loan Limit, and Long-Term Care Premium Waiver for FHA s HECM Program AND URBAN DEVELOPMENT ECONOMIC RESEARCH U.S.
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SOA 2010 Annual Meeting & Exhibit Oct. 17-20, 2010. Session 119 PD, Impact of Housing on Economic Security in Retirement
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Reverse Mortgage Counseling Checklist
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An Introduction to Home Equity Conversion Mortgage (HECM) for Purchase Loan. Home Buying in Reverse
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Maggie O'Connell Reverse Mortgage Store 800-489-0986
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Also in 2013 MIP Will No Longer Expire Currently MIP Expires in five years and when loan to value drops to 78%
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text:
By tenniemo
Today, like for the last year, I've been on Tinder. I was having a great conversation with a man and we were planning a date for next week when he asked for my number. When I politely responded that I'd rather wait to exchange numbers after meeting in person, he blocked me. FML
Rock, hard place
That's what a druggie would claim
By justme - France
Today, I was about to take a crap when the smoke alarm went off. I ran out of the bathroom and tried to run downstairs. I tripped and shit on myself. The alarm had gone off cause my kid put my wallet in the toaster. FML
By Annie - India
Today, I was having a romantic conversation with my boyfriend under the stars. He said, "You know how there are people who are beautiful on the inside and people who are beautiful on the outside? Yeah, well you're one of those 'inside' people." FML
By monkers - Canada - Westlock
Today, I have such bad diarrhea that every time I sneeze I poop. I've discovered it's very hard to run to the bathroom every time I feel the urge to sneeze. FML
By BudmaudeY - Sweden
Today, I noticed that the injury on my hand from three weeks ago no longer hurt. A while later, I accidentally slammed that same hand in a door. FML
By Anonymous - United States - Palmer
Today, my mom told me she wasn't an alcoholic because she doesn't get "black out drunk" daily. She only gets drunk enough to slur her words and reek of alcohol daily, so it's okay. FML
By Embarrassed - United States
Today, I was getting a spray tan and realized I didn't have a hair tie, so I used a thong instead. I lost track of time and realized I needed to go pick up my daughter. I threw on my clothes, drove to pick her up, went to the store, and went for ice cream... thong still in my hair. FML
By ledentist - United States - Center Barnstead
Today, my dentist dropped my bite plate for x-rays on the ground, picked it up, looked at it intently, took a couple of hairs off, and shoved it back into my mouth. FML
By Samm Povich - United States
Today, while working as a police dispatcher, I took a call for a motorcycle accident that occurred near my house. After obtaining all the essential information I realized the rider was my brother. He doesn't own a motorcycle, but I do. FML
By umbrella - United States
Today, a man held a door open for me while I fished my umbrella out of my very cluttered bag. As I was opening my umbrella, I turned to thank him for being such a gentleman. Instead, a tampon that had apparently wedged itself into the folds of my umbrella flew into his face. FML
Today, I got pulled over and ticketed while taking cookies to the local police station. FML
By dripping sink - United States
Today, I was getting ready to go out when I noticed that after several months of annoyance, the faucet stopped dripping. I started to dance around my bathroom when all of a sudden I slipped and hit my head on the sink. The faucet is dripping again. FML
By SenescentSouthernBoy - United States
Today, I borrowed a roommate's car to get groceries. I came out to find the car stolen. I called the cops, and the responding officer took the info and drove me home to give the roomie the bad news in person. 15 minutes later, they found the car. I'd parked it on the opposite side of the lot. FML
Today, on my way home from work, I decided to bring my pregnant wife a bouquet of roses to surprise her. Her response? "Why didn't you get me something useful, like chicken wings, instead?" FML
By Anonymous - United States - Rochester
Today, the man that I have a crush on finally touched me. This would have been great, if not for the fact that it was to roll me on my side while I was having a seizure. FML
By ruined - 15/4/2020 17:00
Cooked it up
Today, I made the most perfect prime rib of my life at an amazing medium rare. I was so distracted dyeing eggs with my kids that I didn't notice my mom cut the meat, then deciding to shove it back into the oven as it was "too pink" for her liking. She incinerated it beyond all recognition. FML
By misterhippo - United States
Today, I texted the hottest girl in the school saying, "I really like you, we should date". She responded with a text saying, "Sorry, I'm not into you." I then got a text saying, "Sorry, my brother stole my phone, and answered, but still it's no". I got rejected twice. Once by a man. FML
By jealouspussy - United States - Los Angeles
Today, I was giving my guy a blowjob. When he blurted out, "Oh Jesus" I assumed I was doing a good job. I looked up to see the expression on his face and noticed a look of terror. He was staring at my growling cat, two seconds away from clawing his face off. FML
By RitaDahhlinnnng - United States
Today, I had my first real date with my first serious boyfriend. I was nervous because from past experience. I learned my lips were a bit ticklish and I usually giggled a bit during kissing. Well, we started making out and I thought was I doing pretty good hiding my laughs. Until I wet myself. FML
By Saphira - United States
Today, my dad's girlfriend threw me a birthday party and all the gifts, decorations, and the cake were according to my age, which they thought was 12. I turned 13 today. FML
By Tal - United States
Today, I got kicked in the face at a soccer game. Everybody clapped. FML
By Jordan - 12/11/2020 05:02 - United States - Herndon
Today, I waited 3 hours and paid $360 to have a routine tuneup done on my old car. As I pulled into my driveway, about to turn off the engine, one of my headlights blew. FML
By Galaxy-eyes photon human - 4/6/2020 02:00
Today, I found out my boyfriend is cheating on me. The worst part is I'm currently stuck in his house and can't even deal with a fight right now. Why? Because I just had surgery this morning. FML
By Notakidpusher - United States - San Francisco
Today, my coworker brought her 3-year-old son to work with her. When introducing him to me, she dropped her bag and bent over to pick it up, knocking him over with her butt in the process. When she stood up, she noticed he was sitting on the ground crying. She then accused me of pushing him over. FML
By Sara1990 - Australia
Today, I went on a double date with my bestfriend. At the end of the night, her boyfriend gave her a long kiss, and texted her 5 minutes after we left to say he missed her already. My boyfriend picked his nose, then gave me a fist bump as a goodbye. FML
By Anonymous - United States - Mendham
Today, my sister shot my dog with my airsoft gun. When I told my parents, she put on the fakest sobbing I've ever heard, said she didn't even know how to use a gun, and that she saw me shoot my own dog. They believed her and think I need psychiatric help. FML
By instinct - Australia - Doncaster East
Today, after years of faking pleasure with my boyfriend, I visited the gynaecologist. As soon as she touched my privates I instinctively let out a fake moan. FML
Today, my boyfriend didn't come home from a night of drinking with the boys again, so I told him that I was packing my things and I wouldn't be here when he came home. After all my things were packed, I realized he drove my car to the bar. FML
By Anonymous - United States - Oakland
Today, I finally found the jewelry my two-year-old son had lost when it got lodged in my foot. FML
By - 24/1/2020 14:00
Fact of scratching
Today, I was eating chips with my father. After I finished eating a chip I felt something between my teeth, It was pubic hair. I soon realized my dad was scratching his testicles while eating chips. FML
By ihatelaura - United States
Today, I had to clean my boyfriend's puke off of our bed. Last night he ditched me to go out partying, came home, threw up, and passed out. He thinks it's only fair I clean up today because he's "not feeling well". FML
Birthday blues
Today, I turned 39 and I finally had my very first surprise birthday party. It was held by a group of video game animals in Animal Crossing instead of by real people, because I'm not important enough to them to remember my birthday without Facebook's intervention. FML
By TeaSea
Today, I told my class I was giving them 60 seconds to do a problem. A girl replied furiously "At least give us one minute!!" I teach a high school honors math class. FML
By Anonymous - United States - Ballwin
Today, my wife ate nothing all day due to her morning sickness, but I tried to get her to eat something light, for our baby's sake. I brought her a banana. She yelled at me for being a "pervert" and accused me of just wanting to watch her stick a phallic object in her mouth. FML
By uthinkucandraw - United States
Today, I flew into New Zealand to surprise my girlfriend on her trip. In the New Zealand Airport I received a text message saying she wanted to break up with me. I live in Michigan and just spent $1,500 for this romantic surprise. FML
By Anonymous - United States - Oceanside
Today, my husband's ex-girlfriend is getting a restraining order on him. Turns out, for the past 2 years of our marriage, he has been trying to contact her and ditching work to stalk her. To top it all off, he told me not to come to court with him because he doesn't want her to see he downgraded. FML
By Whatever479 - Ireland
Today, I woke up to a text from my boyfriend asking if I'd Skype with him. Thinking he'd find my tousled bed hair and big t-shirt sexy, I went on. The first thing he noticed was the massive booger on my face that stretched from my nose to the other side of my cheek. FML
Today, my mom wouldn't let me go to the YMCA pool with the rest of the family. She said that the sound my thighs make when they rub together is "embarrassing". FML
By AreYouSerious
Today, after working 85 hours in a single week, I finally got my paycheck. $500. Apparently I got a pay cut without anyone telling me. FML
By Anonymous - 19/8/2020 08:05
Today, over half of my coworkers have called out for various reasons and my manager is on her third week of vacation. My coworkers keep calling out. I'm the only closer. I just want a day off. FML
Today, my phone received a text which rarely happens. While getting my phone, I stubbed my toe, just to see a message from a telemarketer. Now my toe hurts and I didn't even want what they were selling. FML
By KingAdrock | 16
#7751879 - Saturday 12 January 2019 4:13
That's not an FML. That's a "You Dodged A Bullet".
By GUYMAINE | 16
Probably thought you were playing him
By Dave_Davington | 33
Really now, how can you expect him to go out with you if you won't even let him send you dick pics?
By mattyiscool123 | 26
Did you mean he unmatched you?
Emma Marshall_738558922 | 12
#7752260 - Saturday 12 January 2019 23:42
No, blocked....
mattyiscool123 | 26
#7752281 - Sunday 13 January 2019 0:47
Unless I don't know where it is, there's no block button on tinder. Just unmatch and report
By Brendan Schnopp | 7
look at it as a good thing, cuz apparently he's an insecure loser and now he won't be wasting any more of your time. on to the next one!
Briarpatch | 20
You took the words right out of my mouth. I was about to make that exact comment.
By manb91uk | 22
His loss honey
By Gofuckyourself | 24
How long were you talking to him for? I mean... if you've already agreed on a date... what's the harm in sharing your number?
By mccuish | 18
I had something similar with a girl I was chatting with ask for me for my skype right after a few messages
By RichardPencil | 29
Next week?
Tinder is for dates in the next 15 minutes.
By weazle | 13
98% of the time of someone won't give you their number they are a catfish. 1% of the time are worried about something random and the other 1% just don't want to give it to you, no reason just don't want to. You probably missed out on your soul mate op
timinator5000 | 28
#7752532 - Sunday 13 January 2019 15:04
I don't give out my number when on those sites till I meet them. Why do you need a number if we are already chatting through the app. I do give out Snapchat so you can take a current photo to verify its you. Granted I hate calling and talking on the phone. Just like texting.

redpajama_set_name: RedPajamaCommonCrawl


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David Shearer, MP for Mt Albert (candidate for Mt Albert in 2014)
Had the rare opportunity to meet with David Shearer. He came to Mt Albert Baptist Church today.
David Shearer
MP for Mt Albert (candidate for Mt Albert in 2014)
Spokesperson for Foreign Affairs
Spokesperson for Energy
David Shearer is the MP for Mt Albert and Spokesman for Foreign Affairs and Energy. His life has been dedicated to the service of others both in New Zealand and internationally. Prior to entering politics he ran large-scale humanitarian operations for the United Nations and Save the Children in areas of conflict including Iraq, West Bank and Gaza, Afghanistan, Somalia and Rwanda. He believes New Zealand should be the best country in the world, where everyone can get a fair go and anyone prepared to work for it can achieve their dreams
former United Nations worker. He spent nearly 20 years working for the UN, managing the provision of aid to countries including Somalia, Rwanda, Liberia, Kosovo, Afghanistan, Lebanon and Iraq.[1] In 1992 Shearer was named (together with his wife) as New Zealander of the Year by the New Zealand Herald.[2] The following year he was appointed as Member of the British Empire (MBE) in the British New Years Honours list. In 2009 he won the Mount Albert by-election becoming a Member of the Parliament of New Zealand for the Labour Party. He was the leader of the New Zealand Labour Party from December 2011 to August 2013. He currently serves as the party spokesperson for Foreign Affairs and Energy & Resources
http://en.wikipedia.org/wiki/David_Shearer
http://campaign.labour.org.nz/david_shearer
Lemon curd.
who is ann chin
PhotoHunt for today is 'Youth'
ABC Wednesday: Garden and grapes.
David Shearer, MP for Mt Albert (candidate for Mt...
Photohunt: engaged
Thursday Challenge and Friday Flowers: Yellow
ABC Wednesday: Letter F for Flags
Yellow bike
A mother's fight for her sick child.
Photohunt: Curse
Yellow/red/Save the world: Teaching the children t...
Sanitiser trial fails to cut illness
ABC Wednesday: E for elephant
Yelloe: Pet's door
Hunting tougher rules to stop hunters making tragi...
Save the world: Farmed bird nest
PhotohuntL Lacy
Dogs.
From China to Borneo to Beyond family photo to Bio...
Yellow" Worm farm notice
Photohunt: Cloudy


I am a man of high integrity,some pple says that i'm funny but i just see myself as someone who can make a witch to smile.
And also put family love first. I surely believe in relationship by fate. Why not give each other a chance ?


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Head Shop Music
Music Venues In Cy
Daddy Long Legs 7/10/19 MOTR Pub, 1345 Main St, Cincinnati, OH Free, 10pm, 21+ Brooklyn, NY-based trio DADDY LONG LEGS will take their "raucous stomping blues-punk" (All Music) on the road in support of their Yep Roc Records debut, Lowdown Ways, out May 10.
Sep 25, 2018. Listings of venues, clubs, auditoriums, halls, theatres and other public spaces presenting folk music in the New England states. Central School Lawn, S. Berwick. Massachusetts. Connecticut. Club Passim Cambridge
Apr 13, 2018. Live music network in Larnaca, Cyprus: from musicians to audience and back (to the venue) again – Volume 37 Issue 2 – Maria Kouvarou.
WILLIMANTIC, CT — The Concert Chorale. Recent performance venues include Carnegie Hall and the Bosendorfer Choir Festival in Vienna, Austria. Eastern's Music Program supports a variety of.
WALLINGFORD, CT – Music icon Prince, who died at age 57 Thursday in his Minnesota home, was obviously no stranger to the concert stage, electrifying audiences around the world with his showmanship and.
The first concert on March 30 will showcase the music of D.B. Rielly, an award-winning singer-songwriter and multi-instrumentalist who has appeared with The Boston Pops, B.B. King and at such.
February 6-10, 2019 at Duke Energy Convention Center The Cincinnati Auto Expo is fun for all the senses! See, touch and sit in the latest offerings from 34 manufacturers.
Beautiful weather, kayaking, dining, music, beaches nearby, wineries, shopping, music & very friendly people. Great towns: CT – Stonington, Mystic, Casinos.
Indieonthemove.com is tracked by us since April, 2011. Over the time it has been ranked as high as 76 349 in the world, while most of its traffic comes from USA, where it reached as high as 27 826 position.
Black-Eyed Sally's BBQ restaurant has built a national reputation for being Hartford, CT's home of the best LIVE Jazz, Blues, Rock & Roots music venue.
Victory Highway This ensemble of seasoned veterans of the Ohio music scene has been on the road entertaining audiences from nightclubs to private events to concert venues for over a decade. The group shifts gears easily from classic rock, modern countr
Doobie Powell's Album Release Concert. March 15 2019 08:30 pm. Arch Street Tavern 85 Arch St. Hartford CT 06103 860-246-7610. 1.2 mi. 0.00 out of 5.
You have found the website of one of Connecticut's most unique music venues! Over the past 11 years we have presented 6 or 7 concerts a year featuring some of.
Free MAFRIKA MUSIC FESTIVAL June 30th 2019 MARCUS GARVEY PARK. has been playing at all kinds of venues for the past 15 years across NY, NJ, CT.
The Taylor Music Group will present its annual St. Patrick's Day concert. Charleston Stage is opening its 130-seat satellite venue in West Ashley, The Pearlstine Theatre — "The Pearl" for short —.
Several of the biggest names in music are coming to a venue near you, and they've got tickets going on sale this March. If you want to see any of these talented artists live, though, you better.
Hymns God Leads Us Along Lyrics ~God Leads His Dear Children Along Haldor Lillenas, founder of a noted music-publishing company, made his way to the United States from Scandinavia. His first years in this country were hard, but a kind lady befriended him and taught him the English language. Hearing that hymn sung. to sing along. That's a lost art, said
The Bethany is a former church turned music venue in Hazlet, Sask. Its owners, Lindsay Alliban and Erin McKnight, have a love of live music, beautiful spaces and rural community.
70 Sanford Street | Fairfield CT 06824. Hours: 11AM-5PM and During shows. OFFICES. Phone: 203.319.1404. VENUE INFO. Maps & Directions Warehouse
On any given night you can find live music in any number of downtown Durango bars and venues, from both local and nationally acclaimed. With so much live music to choose from in Durango, Colorado, that's easy to do. Cyprus Café.
Discover the best entertainment in Cyprus including Kandi Beach Party, Mellow bar, art space and live-music venue: intimate Granazi manages to roll all three.
The concert aimed to showcase music education in both countries. Founded in 1891 and located in Connecticut, the Hotchkiss School is approximately 150 kilometers from New York City.
Looney Tunes Cartoon Singing Frog Looney Tunes The days of watching Bugs Bunny in your pj's on weekend mornings are no longer over. The AFI Silver is letting loose six programs of classic Looney Tunes cartoons over the. a small. Looney Tunes: Cartoon Conductor brings out these classics and more for. material, so you'll get to reenact things like Elmer
Greatest Movie Musical Of All Time Belichick: The Making of the Greatest Football Coach of All Time [Ian O'Connor] on Amazon.com. *FREE* shipping on qualifying offers. A NEW YORK TIMES BESTSELLER. Ranking the 20 Best Movie Musicals of All Time, From 'Singin' in the Rain' to 'Lemonade' Features The 50 Greatest Film Scores Of All Time. Since the advent of sound
. Francisco every single day. This map shows the location of live music venues citywide. Connecticut Yankee 100 Connecticut St, San Francisco, CA 94107.
Looking for something fun to do in southeastern Connecticut in the winter? How about seeing the New London Big Band? They are a 16-piece instrumental group that plays big band music from our parents.
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Siege of Petersburg Resources > Units > Union > Union Infantry > United States Volunteer Infantry > 19th USCT Infantry
19th USCT Infantry
Editor's Note: Do you have information on this unit's role at the Siege of Petersburg? Please contact us using the Contact button in the menu at the top of the screen. We are happy to exchange information with other researchers.
Muster In: Organized at Camp Stanton, Md., December 25, 1863, to January 16, 1864.1
Muster Out: Mustered out January 15, 1867.2
Commander(s):
Colonel Joseph G. Perkins
Commander Image
First Offensive Order of Battle: Second Brigade | Fourth Division | IX Corps | Army of the Potomac | Union Army3,4
Commander:
Unit Strength:
Enfield Rifles (.577 caliber) (June 30, 1864)5
Springfield Rifles (.58 caliber) (June 30, 1864)6
Second Offensive Order of Battle: Second Brigade | Fourth Division | IX Corps | Army of the Potomac | Union Army7,8
Commander: Lieutenant Colonel Joseph G. Perkins (June 30, 1864)9
Enfield Rifles (.577 caliber) (June 30, 1864)10
Springfield Rifles (.58 caliber) (June 30, 1864)11
Third Offensive Order of Battle: Second Brigade | Fourth Division | IX Corps | Army of the Potomac | Union Army12,13
Commander: Lieutenant Colonel Joseph G. Perkins (July 31, 1864)14
Note: The 28th USCT was attached to the 19th USCT temporarily for a period of time in July. Could this have to do with losses suffered at the Crater?15
Fourth Offensive Order of Battle: Second Brigade | Fourth Division | IX Corps | Army of the Potomac | Union Army16
Commander: Lieutenant Colonel Joseph G. Perkins (August 31, 1864)17
Fifth Offensive Order of Battle: Second Brigade | Third Division | IX Corps | Army of the Potomac | Union Army18
Sixth Offensive Order of Battle: Second Brigade | Third Division | IX Corps | Army of the Potomac | Union Army19,20
Commander: Lieutenant Colonel Joseph G. Perkins (October 31, 1864)21
Seventh Offensive Order of Battle:
Second Brigade | Third Division | IX Corps | Army of the Potomac | Union Army (November 1-December 3, 1864?)22
Third Brigade | Third Division | XXV Corps | Army of the James | Union Army (December 3-31, 1864)23
Commander: Lieutenant Colonel Joseph G. Perkins (December 31, 1864)24
Note: On December 3, 1864, the X Corps and XVIII Corps of the Army of the James were reorganized into the XXIV Corps and the XXV Corps.
Note: This regiment and the other USCT regiments which made up the Third Division, Ninth Corps, Army of the Potomac were transferred from the Army of the Potomac to the Army of the James in late November or early December 1864. (Need source)
Eighth Offensive Order of Battle: Third Brigade | First Division | XXV Corps | Army of the James | Union Army25 ,26
Commander: Lieutenant Colonel Joseph G. Perkins (January 31 & February 28, 1865)27,28
Note: At some point, apparently in December and probably due to the First Fort Fisher Expedition, the First and Third divisions of the XXV Corps switched places. The old First Division under Brigadier General Charles A. Paine became the new Third Division and was mostly sent on the First Fort Fisher Expedition. The old Third Division, under Brigadier General Edward A. Wild, became the new First Division and remained at the Siege of Petersburg.
Ninth Offensive Order of Battle: Third Brigade | First Division | XXV Corps | Army of the James | Union Army29,30
Commander: Colonel Joseph G. Perkins (March 31, 1865)31
Dyer's/Sifakis' Compendium Info:
Siege of Petersburg Battles32:
Before Petersburg, Va., June 15-18.
Siege operations against Petersburg and Richmond, Va., June 16, 1864, to April 2, 1865.
Mine Explosion, Petersburg, July 30, 1864.
Weldon Railroad August 18-21.
Fort Sedgwick September 28.
Poplar Grove Church September 29-30.
Hatcher's Run October 27-28.
Actions on the Bermuda Hundred front November 17-18.
Duty at Bermuda Hundred until March, 1865.
Appomattox Campaign March 28-April 9.
Hatcher's Run March 29-31.
Assault and capture of Petersburg April 2.
Pursuit of Lee April 3-9.
Appomattox Court House April 9.
Surrender of Lee and his army.33
Duty at Petersburg and City Point until June.
19th Regiment U. S. Colored Troops: Profiles in Courage (Robert K. Summers)
Siege of Petersburg Documents Which Mention This Unit:
NP: October 3, 1864 Philadelphia Inquirer: AP Reports, September 29-30
A Compendium of the War of the Rebellion by Frederick H. Dyer (Part 3) ↩
The War of the Rebellion: A Compilation of the Official Records of the Union and Confederate Armies, Volume XL, Part 1 (Serial Number 80), p. 231 ↩
Volume 14 (Ordnance Returns for the Second Quarter, April-June, 1864); 19th United States Colored Troops Entry, Page 92; Summary Statements of Quarterly Returns of Ordnance and Ordnance Stores on Hand in Regular and Volunteer Army Organizations, 1862-1867, 1870-1876. (National Archives Microfilm Publication M1281, Roll 7); Records of the Office of the Chief of Ordnance, 1797-1969, Record Group 156; National Archives Building, Washington, D.C. ↩
The War of the Rebellion: A Compilation of the Official Records of the Union and Confederate Armies, Volume XL, Part 1 (Serial Number 80), page 261 ↩
The War of the Rebellion: A Compilation of the Official Records of the Union and Confederate Armies, Volume XLII, Part 2 (Serial Number 88), page 617: "Organization of the Army of the Potomac…August 31, 1864" ↩
Sommers, Richard J. "Grant's Fifth Offensive at Petersburg: A Study in Strategy, Tactics, and Generalship. The Battle of Poplar Spring Church, the First Battle of the Darbytown Road, the Second Battle of the Squirrel Level Road, the Second Battle of the Darbytown Road (Ulysses S. Grant, Virginia)." Doctoral Thesis. Rice University, 1970. Print. p. 1301. ↩
The War of the Rebellion: A Compilation of the Official Records of the Union and Confederate Armies, Volume XLII, Part 3 (Serial Number 89), page 463: "Organization of the Union Forces" (October 31, 1864)" ↩
The War of the Rebellion: A Compilation of the Official Records of the Union and Confederate Armies, Volume XLII, Part 1 (Serial Number 87), page 159: "Return of Casualties in the Union Forces…Boydton Plank Road, Va., October 27-28, 1864" ↩
The War of the Rebellion: A Compilation of the Official Records of the Union and Confederate Armies, Volume XLII, Part 3 (Serial Number 89), page 1127: "Organization of the Union Forces" (December 31, 1864) ↩
The War of the Rebellion: A Compilation of the Official Records of the Union and Confederate Armies, Volume XLVI, Part 2 (Serial Number 96), page 336: "Organization of the Union Forces" (January 31, 1865) ↩
The War of the Rebellion: A Compilation of the Official Records of the Union and Confederate Armies, Volume XLVI, Part 2 (Serial Number 96), page 750: "Organization of the Union Forces" (February 28, 1865) ↩
The War of the Rebellion: A Compilation of the Official Records of the Union and Confederate Armies, Volume XLVI, Part 1 (Serial Number 95), page 579: "Organization of the Union Forces" (March 31, 1865) ↩
The War of the Rebellion: A Compilation of the Official Records of the Union and Confederate Armies, Volume XLVI, Part 1 (Serial Number 95), page 596: "Return of casualties in the Union Forces commanded by Lieut. Gen. Ulysses S. Grant, March 29-April 9, 1865" ↩
Robert K. Summers, author of a new book on the 19th USCT entitled 19th Regiment, U.S. Colored Troops: Profiles in Courage, recently wrote to me and assured me the 19th USCT didn't leave the Richmond-Petersburg area after the fall of Richmond: "Unfortunately, 19 USCT did not pursue Lee, and was not at Appomattox. They entered Richmond on April 3, 1865, and stayed there. I read every company's record book at the U.S. National Archives and was disappointed to find that they all stayed in Richmond, and did not go to Appomattox." ↩
Tagged as: 19th united states colored troops, joseph g. perkins 19th usct, nineteenth united states colored troops
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After 5+ years of waiting, we finally get a track from Jay Electronica called "Letter to Falon." If you were expecting something at the level of Exhibit C, forget about it.
This track is pretty weak, it was co-produced by The Bullitts, Paul Epworth and Jay himself.
At this point, I'm over looking forward to anything from Jay Electronica, maybe it's coming, maybe it's not. If it does, I don't think anyone will care.