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Saturday, March 31, 2012
Apple Patent Hints at iPhone's Hideous 3D Future [Patents]
Fairly Legal Review: Holding On - TV Fanatic
Last week, Fairly Legal aired one of my favorite episodes. This week? It tried to do one better, as "Bait & Switch" brought Gerald McRaney back as Judge Nicastro.
I've been a fan of McRaney's for decades so I'll readily admit that I did a little happy dance when he appeared on this show. It didn't hurt that Nicastro was downright adorable when he doled out his fatherly advice to both Lauren and Kate. He's oh so good at walking the line between a personal and professional relationship with his colleagues and it made me want to see more.
As for Kate's personal life, the divorce was official and Justin wanted to talk about it. That simply wasn't going to happen. Kate's still hurt and angry and when Justin tried to make Kate see things from his side she shot back with this Fairly Legal quote:
I'm the cold bitch who made you sleep with another woman. | permalink
Ouch! Kate was definitely not ready to talk about it.?
Lauren, on the other hand, was still holding on to her late husband's memory so tightly that she looked awfully uncomfortable when a handsome attorney asked her out. Nicastro tried to help her see that her life wasn't over because Teddy's was. And in a surprising turn Lauren admitted that she was holding back because she was afraid that Kate might not think she truly loved Teddy.
Thankfully, the judge made her see how silly it was to forfeit her life due to someone else's perception and... wow! Once Lauren let her hair down she was an absolute knock out. Smart, beautiful, and feisty. Teddy was one lucky man.
The case of the week had enough twists and turns to keep my interest and certainly tugged on the heartstrings. I couldn't help but feel horrible for that entire family. One son was dead, another an amputee and the heartbreak was only compounded by lies and deception.?
But I did think that Kate was reckless both with her overtly sexy display in the bar and when she confronted John at the end. Both of those situations could have gone horribly wrong if her luck had changed.
Even Ben continued to grow on me this week. There's a certain charm in his annoying persistence to take every mediation to court. And he scored points when he wouldn't leave Kate alone in the bar, even though she didn't believe she needed any backup.
My only complaint, and it's minor, was that I thought Justin and Kate's reconciliation at the end was a little too quick. There's a lot for these two to work through. I'm hoping we see some more angst because getting them back together will be that much more fun if they have to work for it.
For a show that just gets better each week, it was another captivating episode of Fairly Legal.
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Missouri's Frank Haith is AP Coach of the Year
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Dragon Boat Racing ? A Common Company Team-building Event
It really is true that cash issues a whole lot to retain very best workers and also to create quality output from them. Even so, there are actually some other factors too, which can increase overall productivity of a corporate house. Inspiration and Integration ? both of these words perform vital roles to construct a team of effective workforce, and also to realize the aim of an organisation. Company activities like Dragon boat racing aid in this regard.
Dragon boat racing isnt any more a Chinese drinking water sport ? it can be now rather preferred within the corporate arena like a team constructing company occasion. Dragon boat racing in Kent can be an thrilling saturday and sunday company event, specially for all those who hail from Kent and its environment.
We can under no circumstances ignore the growing value of corporate activities, which actually aid to improve the official atmosphere at the same time as enhance individuals efficiency degree. It really is noticed that a pool of proficient workers, if offered adequate leisure and supportive environment to retain their power degree, their productivity increases dramatically. Considering on this line Chillisause offer you a wide array of dragon boat racing events for company individuals in distinct United kingdom locations. Chillisauce presents this amazing water sport experience amidst the eye catching all-natural splendor of Kent.
The dragon boat racing
The boats are created of bamboo and suitably created to hold about the charm of this ancient Chinese custom. Depending on the duration, each and every boat can have 10 or 16 individuals. Due to the fact all of the participants have to have to row together on this corporate event, a group building mindset is constructed up between all the individuals.
Dragon boat racing can help to
? Improve individual achievement degree
? Maintain group spirit
? Synchronise with whole group
? Achieve the target with result-oriented teamwork
The dragon boat racing provides vital safety measurements throughout the racing session. In case you are with Chillisauce you and your teammates are under the care of well-trained and expert employees.
This dragon boat racing includes some optional functions like conventional a Lion Dance and eye-dotting ceremony from China. You can also take pleasure in mouth watering Chinese foods through the session and online video modifying facility to capture some exciting moments in the occasion.
A saturday and sunday corporate event like dragon boat racing in Kent will give a break from the monotony of growing corporate operate pressure. This type of occasion offers ample rest of mind and build corporate folks to reshape their attitude to obtain organisational objective ? enhance their energy level to generate best output.
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Friday, March 30, 2012
Catalyst Business Radio Interviews Dr. Ivan ... - SuccessNet Online
At BNI you don't show up to promote yourself; you show up to promote and give to others. It?s what BNI has coined Givers Gain. Simply, when your focus is on giving referrals, you (the giver) will gain because those whom you have invested in will return referrals.
With SendOutCards (SOC) you can practice Givers Gain--showing appreciation to a client or customer without focusing on self-promotion. With SOC, you can deliver more referrals and new business than you can imagine. "
Within 60 seconds, you can send a printed greeting card with a personalized message.? Choose your card, type your message, click send --?that's it!?? SOC prints, stuffs , stamps, and mails it --?all for less than $1.00.? You can even add ?pictures, gifts, and gift cards.
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Passenger detained at Philadelphia airport over fireworks
By msnbc.com news services
A small area of Philadelphia International has been reopened after a bomb squad determined a passenger was carrying fireworks in his luggage.
The 29-year-old man has been detained and is being questioned by law enforcement.
The passenger apparently forgot he was carrying the fireworks, a Philadelphia Police spokesperson said. The man never made it past security, and no flights were affected.
The man was planning to board a US Airways flight to San Francisco. The plane was not in danger, said investigators.
NBC News and?NBCPhiladelphia.com?contributed to this report.
Related stories:
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Thursday, March 29, 2012
The Lens We'll Look Through to Find a New Earth [Video]
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Wednesday, March 28, 2012
Oxtail Soup ? gailvazoxlade.com
Posted by Gail | Filed under Gail Cooks!
SIX DOLLARS for a tiny pack of oxtail! Are you frickin? kidding me? This is the part of the cow nobody even considers eating? usually. I should be getting the whole damn tail for six bucks!
Pig trotters, oxtail, cow-foot? these are dishes I grew up with. Most people would say, ?Blah!? when I talked about them. ?Tongue, how could you eat tongue.? With a little mustard, thanks.
It seems that these ?less expensive cuts? have become much more popular. Food & Drink Magazine had an oxtail and porcini mushroom soup recipe back in the autumn of 2010 and I cut it out and hung it on my fridge door for inspiration.
I finally made it for Annie?s pot-luck ? yeah, sometimes it takes a little time to find just the right occasion. ?Course, I simplified and customized it, and it came out fabulously.
If you?re of a mind to try something different and if you?re looking for a stick-to-your-ribs hearty soup full of goodness and flavour, here?s:
Gail?s Oxtail & Mushroom Soup
- 2-3 lbs oxtail
- 1 medium can tomato paste
- 4 carrots, cut into chunks
- 4 stalks celery, cut into chunks
- 2 large onions, cut into chunks
- 4 whole garlic cloves
- 2 tbs olive oil
- ? tsp salt
- ? tsp ground pepper
- 8 cups beef broth or stock
- 2 cups dried mushrooms
- 3-4 bay leaves
- 1 tsp dried thyme
- 1 cup Madeira
In a roasting pan, toss the oxtail in the tomato paste. Then add the carrots, celery, onions, garlic and drizzle with the olive oil. Sprinkle with salt and pepper. Roast for about an hour, stirring a couple of times, until the oxtail and veggies and browned.
Remove the oxtail to a separate container. Put all the rest of the contents into a soup pot or dutch oven, scraping out all the little bits. Add half the stock.
At this point either you?re going to use a hand-held blender, or you?re going to use a regular blender working in small batches, to puree all the ingredients except the oxtail. Return to soup pot.
Add the Madeira, the rest of the stock, mushrooms, bay leaves and thyme and the oxtail. Cover and let simmer for 2-3 hours, by which time the meat will be ready to fall off the bones.
Remove meat from bones. Discard bones. Add meat to soup in chunks.
Serve with crusty bread for scooping up all the goodness.
Source: http://gailvazoxlade.com/blog/archives/3657
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Madonna Rocked To Kreayshawn, French Films Making MDNA
'We liked what we're doing in this current time and space,' producer William Orbit tells MTV News about working with the Queen of Pop.
By Jocelyn Vena
Madonna
Photo: Courtesy of Interscope
When Madonna hit the studio with longtime pal William Orbit to work on MDNA, in between brainstorming and recording sessions for the tracks, the twosome also shared many laughs. And in the lull of long recording sessions, they zeroed in on fun, instead of deconstructing the current musical landscape.
When Orbit spoke to MTV News about making the album, he insisted that despite the flurry of pop music floating around these days, they didn't give much thought to the music on Top 40 radio. Instead, they focused on their own music and the bubble of creativity they were living in.
"We never played tracks by everybody else, all the current artists. It's a dangerous road to go down," he said. "It doesn't work," he explained, because those songs are good for their own reasons, so it's futile to find out why they were good and how that can be replicated.
"We liked what we're doing in this current time and space," he continued. "What we tended to do was watch old French films from the '60s or listen to music that was so far away that it wasn't, in any way, relevant."
However, there was one person who managed to squeeze into their bubble and give them a good laugh: "I did remember, one day, there was a moment when we were waiting for Pro Tools to reboot, or something like that, and we were just looking at links on YouTube," he recalled. "And I was showing her Kreayshawn, and I've been working with her, and I really like her. And she's obviously got this track out called 'Hoes on My Di--' [with the line] " 'cause I look like Madonna.' And, I played it for Madonna ... then she was saying afterwards 'Hoes on my di--, 'cause I am Madonna.' That was about the only time we looked at any serious contemporary pop music."
At the end of the day, with the dance parties and Kreayshawn sing-alongs long over, Orbit insists the team couldn't be more pleased with the way MDNA turned out. He added, "It was a good adventure, and we pulled it off."
Related ArtistsSource: http://www.mtv.com/news/articles/1681831/madonna-mdna-album-kreayshawn.jhtml
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Ex-Goldman director Gupta loses wiretap ruling
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Source: http://news.yahoo.com/ex-goldman-director-gupta-loses-wiretap-ruling-162611770.html
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Tuesday, March 27, 2012
Apple debunks iPad overcharging, explains how charging works
Apple Vice President of iPad Marketing, Michael Tchao, has set the record straight on allegations that the new iPad either fails to report the proper charge level, or over-charges and risks damage if left charging for too long.
 |  |
Source: http://feedproxy.google.com/~r/TheIphoneBlog/~3/BPp_bpU6eVU/story01.htm
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682 KSF Pennsylvania Office Park Gets $45M Refi | Commercial ...
By Barbra Murray, Contributing Editor
Cedar Crest Professional Park, a 682,000-square-foot professional office campus in Salisbury Township, just outside of Allentown in Pennsylvania?s Lehigh Valley, has been refinanced to the tune of $45 million. MRA Realty Advisors orchestrated the transaction on behalf of Cedar Crest Professional Park VII L.P., owner of the seven-building property.
?We?re finding that there?s a market again for product with stabilized cash flow and long-term leases with credit tenants,? Brian Sundermeir, vice president with MRA Group, the parent company of MRA Realty, told?Commercial Property Executive. MRA Realty?s affiliation with Cedar Crest dates back to 2007, when it began providing the then-new owner with real estate advisory services, as well as serving as the campus?s property and facility management team.
The sprawling property sits along Cedar Crest Blvd., directly across from Lehigh Valley Hospital. With an occupancy level in the 80 percent range, the campus is home to 130 tenants, roughly half of which are providers of medical or healthcare-related services.
Despite lenders? increasing fondness for the healthcare sector, the restructuring of debt on Cedar Crest was no simple feat. However, the property?s positive attributes?stabilized cash flow and strong tenancy? helped pave the way. ?People are looking to place money with product like this,? Sundermeir said.
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Source: http://www.cpexecutive.com/finance/682-ksf-pennsylvania-office-park-gets-45m-refi/
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California ISO Recognized by Computerworld as a 2012 Computerworld Honors Laureate
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Former Googlers Launch YC-Backed Delupa: A PageRank For Daily Deals
If you were to stop for a moment and consider what your perfect deals site would be, chances are it doesn't look a whole lot like any of the big names currently operating in the space. When it comes down to it, we all have our own individual preferences when it comes to products, activities, and experiences. So, the lowest common denominator would be a platform that routinely serves us great deals on the things we actually enjoy. As simple as that may sound, there are few deals players that do it well. Dealupa, a startup that's part of Y Combinator's current winter batch, is launching today with what it hopes is a solution to deal disappointment, aka deal fatigue.Source: http://feedproxy.google.com/~r/Techcrunch/~3/oGDOorVktZI/
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Coutts fined 8.75 million pounds for money laundering failures
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Source: http://news.yahoo.com/fsa-fines-rbss-coutts-arm-8-75-million-095325980.html
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Multilevelmarketing Run As A Homebasedbusiness
Traditional Multilevelmarketing Is Based On Duplication
20 years ago, traditional multilevelmarketing meant ?Herbalife? or ?Amway? to me. Traditional multilevelmarketing was very often run as a so called homebasedbusiness. Rounding up friends, inviting people to meetings, doing one phone call after the other, buying great products, listening to CD?s, attending seminars and reading book after book was all part of those multilevelmarketing activities. The basics are simple: Multilevelmarketing, also called network marketing, is based on the method of duplication.
In a multilevelmarketing system the sponsor teaches his team partners how to work successfully, and because the team partners copy exactly what he does they will also become successful. It?s an easy and approved success method already for decades.?
Traditional Multilevelmarketing versus On Line Marketing
Nowadays duplication is still in use, even if on line marketing comes into play. We will just have a look, how multilevelmarketing companies adapted to the internet, how they implemented on line marketing into their business model.
As contemporary multilevelmarketing in the age of internet is mostly run as a homebasedbusiness, things have to be kept even simpler than in the past, because there are no more regular meetings where people gather and issues can be discussed. Homebasedbusiness is really done at home in front of the computer nowadays. Video conferences are not really a full substitute for meetings. Homebasedbusiness owners must be enabled to run an online business on their own, even without computer knowledge or experience in on line marketing. Some email support or a phone call from the sponsor every now and then has to be enough to keep the business up and running. The multilevelmarketing companies had to automate tasks and simplify the workflow. Duplication had been carried to extremes.
Most of those contemporary network marketing companies provide all homebasedbusinesses with their own landing page for acquiring prospects and selling products. The homebasedbusiness owners hope that search engines would send prospects to their landing page and that their down line would grow automatically. This is modern style duplication.?
I Reveal My Homebasedbusiness Secret
Most networkers have their very own success secrets, especially if it comes to on line marketing. Some of them are even ready to reveal some of those well hidden secrets to seduce prospects to join their multilevelmarketing business. They expect that the crowds out there would be interested in getting to know these valuable success secrets. Who don?t want to learn about well hidden secrets? I?m sure you are eager to learn about the secrets of others! Don?t you?
But do people really gasp for getting to know your secrets? Do you know your market and the psychology of your target audience well enough? Are the hordes out there really waiting to get some homebasedbusiness secrets revealed to them? How can we find out if there? really exists a market for revealed secrets?
Let?s have a look at Google?s statistics: There are 32?200?000 websites revealing their network marketing secrets. But there are only 1?300 people worldwide searching for ?network marketing secrets? per month. It seems that networkers often overestimate the value of their secrets and the interest other people show to their homebasedbusiness.?
When Duplication Turns Into Plagiarism
There exist thousands or even millions of similar or identical member?s pages on the net. The one of your homebasedbusiness is just one among a whole bulk of same written content. Just give me one good reason why Google should send one of the 1?300 people searching for ?network marketing secrets? to your landing page and not to another one? You see, this is exactly when duplication turns into plagiarism. Google hates duplicate content! And the readers hate it too, when a search result provides thousands of identical pages. For this reason Google is no more listing pages with duplicate content. There is no hope, that search engines will ever drive traffic to your landing page, because it?s not even listed! There are tools available to check if your content is unique. These tools are called online plagiarism checker. Check your member?s landing page with such a free online plagiarism checker and you?ll know if it?s unique or replicated.
An own web presence, social marketing, blogging and article marketing are used to attract new customers and fellow networkers instead. Most multilevelmarketing companies provide ready to use written content to post on blogs, e-zines and social networks like facebook or twitter. Does it help? ? No, it doesn?t help. If everybody posts the same content, Google gets exactly what Google hates: duplicate content! And the readers of those e-zines and blogs get bored, if they see the same content again and again. Just ask yourself: "Are you one of those boring networkers who are harping always on the same theme?"
Create Unique Content To Make Your Homebasedbusiness Outstanding!
Creating keyword rich unique content is a must for every ambitious internet marketer and networker. You earn more money if your articles and blog posts are unique and outstanding from the average duplicate bulk on the net. Each and every posting of the same article should be rewritten to make it outstanding, original and unique. ,
An Online Plagiarism Checker Will Make Sure That Your Content Is Unique
An Online Plagiarism Checker is the best tool for checking, if your content is really original and unique. But now you may think, that producing unique content is very time consuming. You?re right, it is, if you do it manually. But there are solutions available that make it easy for a homebasedbusiness to produce masses of quality unique content!
How can Homebasedbusiness Owner Write Unique Multilevelmarketing Content Easily?
Successful on line marketing can only be done by providing masses of original and unique written content. Any homebasedbusiness can do this unsually very time consuming rewriting work automatically in now time. Masses of unique articles will really boost your mulitlevelmarketing business! Up to now such a rewrite software was quite expensive. There were costs of approximately US$ 80.- to US$ 200.- per year to get access to such a time saving software. And those old rewriters haven?t been perfect at all. But now comes the good news: There is a new sophisticated software available that provides really great results. It brings automatically rewriting to the next higher level. An unbelievable high quality of the rewritten unique texts makes this software a must for every multilevelmarketing homebasedbusiness. Among many useful functions I want just mention that two kinds of an Online Plagiarism Checker are already built in!?
Automatically Create Unique Content For Your Multilevelmarketing Homebasedbusiness
You may think that such a new and advanced software would be out of financial reaches for a homebasedbusiness. But the opposite is true. Despite the fact, that this revolutionary rewriting solution reaches an unmatched high level of quality, it?s not only much cheaper than the previous available old products, it?s completely free! Unlimited! There are paid upgrades available for additional functionality, but the great rewriting tool itself is 100% free and really beneficial for the user. The software is stable, easy to use and produces with ease 6 to 16 unique high quality articles in no time. There are video tutorials available that make it easy to start. Just check it out, it?s free: http://viralurl.com/s/qualityrewriterSource: http://thewebsiteoptimisation.blogspot.com/2012/03/multilevelmarketing-run-as.html
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Perspectives
March 26, 2012 |??
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I was charged with moving my library over the weekend, and while I typically enjoy spending time with my books?in particular, feeling their heft in my hands?it was backbreaking labor to lug all of them up the stairs through the house to their new, sunnier home.
It dawned on me?having professed to being a reluctant e-Reader adopter?that easily four times as many of these (apologies in advance for the blurry pictures):
would fit ever so easily into this:
The moment was fleeting, but it did give me pause. I haven?t yet finished the reorganization?I?ll need to get two more shelves in this coming weekend to wrap it up, but I can?t imagine not having a space where words surround me. I might actually hold off on buying anything new for a bit though.
About the Author: Krystal D'Costa is an anthropologist working in digital media in New York City. You can follow AiP on Facebook. Follow on Twitter @krystaldcosta.More??
The views expressed are those of the author and are not necessarily those of Scientific American.
Source: http://rss.sciam.com/click.phdo?i=f3e617ad71a451b029217aa745091b18
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Sunday, March 25, 2012
Epic Mickey 2 controllers invoke the power of the brush, are made for you and me
Epic Mickey 2 controllers invoke the power of the brush, are made for you and me originally appeared on Engadget on Sat, 24 Mar 2012 06:28:00 EDT. Please see our terms for use of feeds.
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Joystiq | Email this | CommentsSource: http://www.engadget.com/2012/03/24/epic-mickey-2-controllers-invoke-the-power-of-the-brush-are-mad/
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Signs of recovery grow in housing market
WASHINGTON (Reuters) - The battered housing market looks to be on the mend as buyers make a tentative return and house prices stabilize.
Sales of new homes in February fell from January but jumped more than 11 percent compared with the same month last year and prices rose, according to data released on Friday that was in line with other recent signs of a slow recovery.
Big challenges lie ahead, most notably in the form of a glut of unsold properties - many of them foreclosures - and tight lending by banks. But even if the recovery is slow and bumpy, the worst of the six-year slump seems to be over.
"The housing market is slowly coming back. It's still a depressed market, but it's getting better. We have a long way to go," said Patrick Newport, an economist at Global Insight in Lexington, Massachusetts.
New home sales slipped 1.6 percent to a seasonally adjusted 313,000-unit annual rate in February, the lowest since October, but were up 11.4 percent in year-on-year terms, the Commerce Department said.
The median new home price jumped 8.3 percent to an eight-month high of $233,700. Compared with February last year, the rise was 6.2 percent.
The report rounded off a week of mixed U.S. housing data and followed a similar pattern seen in the bigger market for existing homes - sales also fell in February, but stayed close to their highest level in nearly two years and prices rose for the first time on a yearly basis since November 2010.
Realtors say they are seeing higher traffic volume and are moving more houses off the market than a few years ago.
"My listings are selling much more quickly compared to the past few years, even approaching 2007 pre-crash levels," said Lindsey Sanders, a Realtor with Muffley & Associates in Atlanta.
"I began seeing a meaningful uptick in open house traffic last summer and it has continued to improve. I think this is a combination of sellers finally becoming more willing to ask market prices for their homes instead of bubble-level prices."
Builders tell a similar story. An index measuring confidence among homebuilders held at a near four-year high this month and they anticipated an increase in sales over the next six months.
While the pace of home construction fell last month, permits for future projects approached a 3-1/2-year high. Much of the activity is concentrated in the multi-family segment, as demand for rentals soars.
SPOTTY RECOVERY
The recovery remains spotty. According to CoreLogic, for every two homes sold, there is one that could be foreclosed. It estimated the so-called shadow inventory of homes at 1.6 million in January, down from 1.8 million a year ago.
KB Home, the fifth-largest U.S. homebuilder, on Friday said net orders for new homes declined 8 percent in its first quarter as cancellations rose.
"Don't expect this to be a broad-based, rocket-ship recovery," said KB Homes Chief Executive Officer Jeff Mezger on an earnings call. "The overall housing market is better, but this is definitely a localized recovery ... and in some cases, it's a zip-code-by-zip-code recovery."
KB's order decline was in sharp contrast to the strong order growth reported by other U.S. homebuilders, including D.R. Horton, Pulte and Lennar, who have forecast an improving housing market.
While the pace of new home sales held above 300,000 units for a sixth straight month, they are just over a fifth of their 1.389 million unit peak reached in July 2005.
"Mindful that more healing needs to be done, we expect new home sales in 2012 to post their first annual increase in seven years, rising 12 percent," said Sam Bullard, a senior economist at Wells Fargo Securities in Charlotte, North Carolina.
Last month, the inventory of new homes on the market was unchanged at a record low 150,000 units. At February's sales pace it would take 5.8 months to clear the houses from the market, up from 5.7 months in January.
New home sales last month surged in the Northeast and West but slumped in the South and Midwest.
New home sales account for about 7 percent of the overall housing market and face stiff competition from the used home segment despite low levels of stock.
"Buyers have been able to take their time as they have little fear that prices or rates will get away from them. Mortgage rates, though, are beginning to rise slowly and that could continue through the rest of the year," said Joel Naroff, chief economist at Naroff Economic Advisors in Holland, Pennsylvania.
"Add price increases to that and there is a little more urgency to the decision. So while investors may be disappointed by this report, I think better times are just about here so be a little more patient."
(Additional reporting by Margaret Chadbourn in Washington and Michelle Conlin in New York; Editing by James Dalgleish)
Source: http://news.yahoo.com/home-sales-slip-prices-8-month-high-143754718.html
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Saturday, March 24, 2012
Cougars coach Leach excited after first practice
KING5.com
Posted on March 22, 2012 at 11:18 PM
Cougars coach Mike Leach held his first practice for Wazzu's football team.? He was excited about the team and the progress made.? Quarterbacks Jeff Tuel and Connor Halliday and safety Tyree Toomer weigh in on how little they ran the ball.? Chris Egan reports from Pullman.
Source: http://www.king5.com/sports/Cougars-coach-Leach-excited-after-first-practice-143933266.html
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the *Home* &, well, the *Improvement* in Home Improvement || DIY ...
I have gotten a handful of questions recently about Renovations Loans, and more specifically ? 203ks.? Like many, I knew only that 203ks were ?Renovation Loans,? but not much else.? So I figured it was time to give it a little look ? What are they?? What are the stipulations?? Where would I go to get my hands on the dough?? What are the pros, and the cons? Are there alternatives available?
*******
History and Use
To start I went right to the source: The Department of Housing and Urban Development (HUD).? The Federal Housing Administration (FHA), which is part of HUD, administers various single family mortgage insurance programs. One of which is the 203(k) Renovation Loan program.
In 1978, Section 203(k) amended the National Housing Act (NHA).? The objective of the revision was to enable HUD to promote and facilitate the restoration and preservation of the Nation?s existing housing stock.
What makes 203(k) different?? It is unlike most financing, where a lender will not usually close a loan unless the condition and value of the property provide adequate loan security. When rehabilitation is involved, this means that a lender typically requires the improvements to be finished before a long-term mortgage is made.
In a traditional set up, in other words, we are talking two loans: one for the dwelling and one for the rehab.? In this case, the rehabilitation loan typically carries a high interest rate over a shortened period.? While usually coming in with a slightly higher interest rate (by a ? to ? percent), the 203k loan offers instead a neat little package.? It offers one mortgage for both acquisition and renovation.? It is based on the projected value of a home when work is complete AND it includes the cost to complete.
To minimize the risk to mortgage lenders, the mortgage loan (no more 110% of projected value) is eligible for endorsement by HUD.? As soon as the mortgage proceeds are disbursed and a rehabilitation escrow account is established, the lender has a fully-insured mortgage loan.
Values are based on appraisals.? Depending on the complexity of the project and the scope of work, appraisers submit sometimes multiple appraisals on a given property.? The most common appraisals are termed ?As-Is? and ?After-Improved.?
Property eligibility is limited to existing 1 to 4 unit single-family homes, but includes razed homes providing that part of the original foundation remains.? Funds may also be used for individual condo units providing that the unit has been approved by the FHA.? New homeowners who pay cash for a property may refinance into a 203(k) within 6 months of purchase.
Improvements aka Doing the Rehab
What improvements and items are eligible?? All health, safety and energy conservation items must be addressed prior to completing general home improvements.
Technically, luxury items are not eligible. However, the homeowner can use funds to finance such items as painting, room additions, decks, etc. even if the home does not need any other improvements.? To sum up, 203k consultant, Paul Lesieur says, ?Luxury items are allowed on a full 203k if all the minimum standards have been met and the borrowers qualify.?? (More on Minimum Standards in a minute.)
?Luxury? in this case may only be a matter of semantics.? Brent Kluge @ 203K World defines luxury items as, ?swimming pools, exterior hot tubs, saunas, spas, tennis courts, and barbecue pits.?? That paints a better picture, and I guess, in general, ?extravagant? might be a better word here.
Some improvements are required.? Required Improvements include the addition of smoke detectors.? Plus,? improvements must comply with HUDs Minimum Property Standards as well as address Cost Effective Energy Conservation Standards.? In practice, energy standards include weatherstripping, caulking, insulating and providing adequate ventilation in both the attic and the basement/crawl space of the home.
As a matter of form ?cost of rehabilitation? is defined as (and quoted directly from HUD?s site):
Cost of Rehabilitation. Expenses eligible to be included in the cost of rehabilitation are materials, labor, contingency reserve, overhead and construction profit, up to six (6) months of mortgage payments, plus expenses related to the rehabilitation such as permits, fees, inspection fees by a qualified home inspector, licenses and consultant and/or architectural/engineering fees. The cost of rehabilitation may also include the supplemental origination fee which the mortgagor is permitted to pay when the mortgage involves insurance of advances, and the discounts which the mortgagor will pay on that portion of the mortgage proceeds allocated to the rehabilitation.
It should be noted that a homeowner may do any or all rehab work themselves.
Sounds Good! Where do I Sign Up??
If you are interested in getting a 203(k) insured mortgage loan, HUD suggest getting in touch with an FHA-approved lender OR a ?Homeownership Office? in your area. HUD offers a list of approved lenders via this page here >> http://www.hud.gov/ll/code/llslcrit.cfm.
(More on finding a lender can be found below.)
But Wait! The Process of Applying and Using Funds
HUD provides this list, which outlines the acquisition/application/rehabilitation process:
* Homebuyer Locates the Property.
* Preliminary Feasibility Analysis.? This is typically done with a real estate agent ? you may know this as a ?CMA.?
* Sales Contract is Executed. A provision should be included in the sales contract that the buyer has applied for Section 203(k) financing, and that the contract is contingent upon loan approval and buyer?s acceptance of additional required improvements as determined by HUD or the lender.
* Homebuyer Selects Mortgage Lender. ?For help finding an approved lender, you may contact your appropriate HUD Field Office.? I find mine here >> www.hud.gov/local/index.cfm?state=md&topic=offices. (Simply replace ?md? with your state?s postal code.)
* Consultant Prepares Work Write-up and Cost Estimate. (Note: Consultants Fees can be wrapped into the loan.)? The homebuyer must provide the lender with the appropriate architectural exhibits that clearly show the scope of work to be accomplished. The following list of exhibits are recommended, but may be modified by the local HUD Field Office as required.? A) A Plot Plan of the Site B) Proposed Interior Plan of the Dwelling & C) Work Write-up and Cost Estimate.? In this aspect, HUD suggests turning to an architect and/or an approved fee-consultant to fulfill this portion of the proposal.
Cost estimates must include labor and materials sufficient to complete the work by a contractor. Homebuyers doing their own work cannot eliminate the cost estimate for labor, because if they cannot complete the work there must be sufficient money in the escrow account to get a subcontractor to do the work.
To find a Fee Consultant (may also serve as inspector in the renovation stages below), you could simply search here ? https://entp.hud.gov/idapp/html/f17cnsltdata.cfm.
Kluge from 203K World has advice here: ?It is often best to go with a solid recommendation from your lender,? he says.? ?The Lender must approve of the Consultant for the loan anyway, so this makes the most sense.? In addition, it is probably best to find a 203K consultant who is dually licensed as a Home Inspector too, which will save the buyer money in the long run!?
* Lender Requests HUD Case Number.
* Fee Consultant Visits Property.? The consultant who prepares the work write-up and cost estimate (or an architect, engineering or home inspection service) needs to inspect the property to assure: (1) there are no rodents, dry rot, termites and other infestation; (2) there are no defects that will affect the health and safety of the occupants; (3) the adequacy of the existing structural, heating, plumbing, electrical and roofing systems; and (4) the upgrading of thermal protection (where necessary).
* Appraiser Performs the Appraisal.
* Lender Reviews the Application.
* Issuance of Conditional Commitment/Statement of Appraised Value.
* Lender Prepares Firm Commitment Application.
* Mortgage Loan Closing.
* Mortgage Insurance Endorsement.
* Rehabilitation Construction Begins. ?At loan closing, the mortgage proceeds will be disbursed to pay off the seller of the existing property and the Rehabilitation Escrow Account will be established. Construction may begin. The homeowner has up to six (6) months to complete the work depending on the extent of work to be completed. (Lenders may require less than six months.)
* Releases from Rehabilitation Escrow Account. As construction progresses, funds are released after the work is inspected by a HUD-approved inspector. A maximum of four draw inspections plus a final inspection are allowed. The inspector reviews the Draw Request (form HUD-9746-A) that is prepared by the borrower and contractor.
HUD provides this page for help with selecting an inspector >> http://portal.hud.gov/hudportal/HUD?src=/program_offices/housing/sfh/insp/inspfaq.
* Completion of Work/Final Inspection. When all work is complete according to the approved architectural exhibits and change orders, the borrower provides a letter indicating that all work is satisfactorily complete and ready for final inspection. If the HUD-approved inspector agrees, the final draw may be released, minus a required 10 percent holdback. If there is unused contingency funds or mortgage payment reserves in the Account, the lender must apply the funds to prepay the mortgage principal.
That?s 203k.? Are There Alternatives?
Not quite an alternative to 203k, but also offering loans on a ?As Completed? value, Lesieur suggests investigating the HomePath Renovation Loan package from Fannie Mae.? While primarily meant for REO (Real Estate Owned) homes in foreclosure, this loan by many is considered a great option.? The caveats here, according to Kluge: ?Loan rates are higher and renovation allowances are capped at $35,000.?
Kluge from 203K World points to Fannie Mae?s HomeStyle loan as yet another option, though it is a conventional loan.? Kluge finishes by saying, ?Each ?Renovation Loan? has it?s positives and negatives.? It is important to not just JUMP at a 203k or another product, but find an experienced lender who can assess your specific needs, understand your project and then recommend a loan which best suits both.? It is important to vet your lender just like you would a contractor or agent.?
*******
Thanks out to old friend and sometimes BMoxie contributor Paul Lesieur for his input in this article.? His site: 203k Loan MN (Minnesota).
Thanks out to even older friend and one time class/teammate Brent Kluge.? (At time of publishing for this post, Brent has his site down for rework . . . check back and visit for more info.)
Another outstanding post on 203ks and for a little on how the American Recovery and Reinvestment Act of 2009 helped refine its current makeup, friend Sharon Bothwell Willis at Titus Built LLC.
Thanks all. Great day! ~jb
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Source: http://www.buildingmoxie.com/2012/03/renovation-loans-what-is-a-203k/
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