A license holder shall not use the license holders expertise to the disadvantage of a person with whom the license holder deals. (TXR-1406) 09-01-19 Initialed by: Buyer: , and Seller: FJ, LJ Prepared with Sellers Shield (TXR-1406) 09-01-19 Initialed by: Buyer: , and Seller: FJ . Can an attorney get a broker license without first being licensed as a sales agent? DS11. We also accept copies of tax records which indicate ownership. Is that true? Therefore, it's a good idea for the owner of a duplex to provide the notice for each side of the duplex. If a license holder is convicted of a felony or a criminal offense involving fraud it is a violation of section 1101.652(a)(1) of the License Act. Yes. What qualifies as proof of ownership of the business entity? This site requires javascript. How do I request inactive status for my sales agent license? On the Statement of Applicant page, select "Yes" to certify the address information is accurate and correct, and click "Next" to process the request. Hoe this help! TREC will only discuss advertising questions with a broker directly. 7 0 obj CONCERNING THE PROPERTY AT: 3001 County Road 255, Georgetown, Texas 78633 . TXR 1414). 53.300 Listing of Standard, Optional, and Agency forms. Satisfied File Count 1. b o c < o o o < o O o a CD CD < o o c O CD < o o D < o o o o < CD o o o Can a sales agent have an escrow account? Rule 535.155 requires each advertisement to include the following items in a readily noticeable location in the advertisement: A resolution, minutes or other official record of the business entity. I only represent buyers. See the changes on the form below in red. 7na(G_jR0V9|o#JG:M. Here are tips to make your team even more successful. If I represent the seller, can I advertise that I will rebate part of my compensation to the buyer? The listing agent represents the seller and has a duty to present all offers in a timely manner to the seller. Does TREC consider a logo that contains the brokers full name sufficient for the broker name requirement? However, since it is quite likely that prospective buyers will find out about this information from neighbors or other sources, the listing agent may consider some innocuous method of getting this information to agents for prospective buyers. Is the owner of a duplex required to provide a sellers disclosure notice when listing his property for sale? Press Done after you fill out the blank. Javascript is disabled in your browser. Located wholly partly in a 500-year floodplain (Moderate Flood Hazard Area-Zone X (shaded)). %PDF-1.4 Remember -- all these types of names must be registered with TREC before use in advertising. [Rule 535.141(c) and (d)] A business entity can only provide the proper supervision by the personal involvement of the broker or by the brokers delegation to a qualified supervisor. My seller client knows that his next-door neighbor has applied with the city to change his propertys zoning. Can a sales agent have a commission check written to the sales agents own corporation or Limited Liability Company? [Rule 535.155(b)(1)], Yes. What disclosures are we or our clients required to make about this information? Can my seller use either form? How long does a license holder have to keep financial and real estate transactions on file? What is the required information that must be provided in advertisements such as signs, email and business cards? Tax Calendar. alarms, and equipment. Unless an exception applies, the requirements apply to all proposed real estate transactions. [TRELA 1101.351(a)(2), Rule 535.4(k)]. Information of Brokerage Services - Listing (TXR 2501).pdf - Google Drive. Your broker must maintain, on a current basis, written policies and procedures to ensure that each sponsored sales agent complies with the Commissions advertising rules. If a license holder prefills this information, the license holder must ensure that the text of the IABS Form is copied verbatim and that spacing, borders and placement of text on the page appear identical to that in the promulgated IABS Form. A few of the changes include if the property is located wholly or partly in a 500-year flo. However, murder does not fall into these categories. Click "Change/Verify Contact Information" and click "Select". %PDF-1.6 The One to Four Family Residential Contract (Resale) (TXR 1601) provides that if the notice is not received, the buyer can terminate at any time prior to closing and the earnest money will be refunded. Request inactive status by following the steps below: If you prefer, you can also submit the Application for Inactive Broker or Sales Agent Status form by email. /Contents 4 0 R>> (TXR-1406)09-01-19 Initialedby:Buyer: , andSeller: , Page1of6 Phone: Fax: ProducedwithzipFormbyzipLogix 18070FifteenMileRoad,Fraser,Michigan48026 www.zipLogix.com Creekview Realty, 4017 Preston Rd Ste 520 Plano TX 75093 (214)696-4663 Heckathorn Offer John Prell Popular Search. If you participate in a transaction and hold more than a 10% interest in the corporation or other business entity, you are subject to the disclosure requirements. Information for local governments wanting to become authorized agents of the TCEQ and run the program. Additionally, you may not use your expertise to the disadvantage of others with whom you deal. If you feel there has been a violation of Does TREC consider a license holders URL or domain name or email address to be advertising? A broker should also be aware that a complaint filed against a sponsored sales agent is also a complaint against the broker for the purpose of determining the brokers involvement in the alleged violation and whether the broker properly supervised the sales agent. File Size 156 KB. % (TAR-1406)02-01-18 Initialedby:Buyer: , andSeller: , Page1of5 Phone: Fax: ProducedwithzipFormbyzipLogix 18070FifteenMileRoad,Fraser,Michigan48026 www.zipLogix.com StarPointe Realty Central TX, 311 E. Stan Schlueter Loop Killeen, TX 76542 (530)990-3984 Blank Sample Docs Brian Adams fillable seller's disclosure texastion to design txr 1406 form pdf? Yes. 4 0 obj [TRELA 1101.558(b)]. [TRELA 1101.355 and Rules 535.50(5) and 535.53], TREC does not consider URLs or email addresses to be advertisements in and of themselves. Are signs permitted which display the word "broker" or "agent?". [TRELA 1101.558(c)]. Although this is not mandatory, it may still be placed on a sign. You will be prompted to create a new password of your own. For a general partnership or individual broker, the assumed business name is filed with the county clerk in the county or counties where you do business. , or TREC rules. When can an agent say that they sold a property in an advertisement? This notice must be in writing. Is a broker required to have a trust or escrow account? That noted copy could be retained in the broker's file as evidence of compliance by the broker in furnishing a copy of the notice to the buyer. signNow combines ease of use, affordability and security in one online tool, all without forcing extra DDD on you. "title, title basic manual, title manual, form t-47, t-47, residential real property affidavit" Created Date: 12/21/2012 11:59:13 AM . One simple way to accomplish this is to put sales agent next to the agents name. The listing agent of the property told me neither he nor the seller wants to receive a copy of the inspection report. If you are not being paid a fee by a residential service company, you do not need to provide this form. If a sales agents last name is contained in the brokers licensed or assumed business name, how can the sales agent let the consumer know the agent is not the broker? x]KsG3Os[T^6dlXMj-Q(Seo\dV" dM" ~*+zdUQ]V Does the designated broker own 10% or more of a licensed business entity if the designated broker owns 10% or more of another business entity that owns 100% of the licensed business entity? The Seller's Disclosure Notice is just that, a noticeit is not a contract and should not be listed as an addendum to the contract. Yes. Team names must end in team or group and cannot contain the words brokerage, company, associates or other similar terms. TREC may suspend or revoke a license if the license holder places a sign on a property offering it for lease or rental without the written permission of the owner or the owner's authorized agent. We do not provide advice on how to run or set up a referral-based brokerage business (or LFRO). 16 0 obj If there is no residential service company contract as part of the transaction, you do not need to provide this form. We don't know, since you will be governed by the laws in that state. When the sponsoring broker is a licensed business entity, it must have a designated broker to be active. [TRELA 1101.002] Further to receive or maintain a license, a business entity must designate an individual holding an active Texas real estate broker license, in good standing,who is an officer, manager, or general partner of the entity to act for it. I signed a buyer representation agreement, but I want to work with a different Broker. If a sales agents name or team name is on them, the brokers name must also be present (in at least half the size). [TRELA 1101.651(b) and (c)]. ~MFtD9%tdum2 Like a listing agreement, the buyer representation agreement must be in writing and signed by the buyer to be binding. Should agents help their clients fill out the sellers disclosure notice? Texas REALTORS is committed to advocating for a strong real estate industry, advancing a culture of continued learning, and staying ahead of issues concerning members and their clients. [Rule 535.2(e)] However, the broker remains responsible for the authorized acts of the brokers sales agents [TRELA 1101.803, Rule 535.2(a) ] and has many affirmative duties regarding written policies, record keeping and advising, training, approving advertising for and responding to sales agents. real estate brokerage activity with an inactive license is considered a violation subject to sanctions. Your sponsoring broker should review your advertising because your sponsoring broker is responsible for ensuring that your advertising complies with TRECs advertising rules, and both you and your sponsoring broker can be disciplined if your advertising violates TREC rules. Select a file or scan a document. <> stream What must a seller disclose specifically regarding smoke alarms? Can I advertise a service provider such as an inspector, moving company, or repair contractor on my website? Reata Ranch Realty(TXR-1406) 07-08-22 Initialed by: Buyer:, LLC, 408 N Llano Fredericksburg TX 78624 8309925079 4745 S US Hwy 87, and Seller: , Page 1 of 6Phone: Fax: Danita Barnett Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com Concerni ng t he P ropert y at 4745 S US Hw y 87 Last Updated April 30, 2021 Is the owner of a duplex required to provide a seller's disclosure notice when listing his property? A key distinction between a limited function referral office and another brokerage is the agreement between the agent and the broker to limit the agents actions to generating referrals. Yes. Otherwise, the interest must be treated in the same manner as the deposited money. Refer to the highlighted fillable fields. 12 0 obj Generally, the only reason you might fill out this form if you do not receive a fee from a residential service company is because the other agent or broker in your transaction is providing their own disclosure. Am I required to complete the Legal Update I and Legal Update II courses? If the business entity is a series LLC, you must include a copy of the Certificate of Filing from the Secretary of State's Office with the Franchise Tax Account Status page. The documents found below are available in at least one of three different formats (Microsoft Word, Excel, or Adobe Acrobat [.PDF]). [See 535.2(g),535.154, and 535.155 (effective May 15, 2018); TRELA 1101.652(b)(23)]. There is no prohibition against a license holder presenting more than one offer at a time to a seller. My buyers option period has ended, and its eight days from closing. A buyer interested in purchasing a property is refusing to sign the seller's disclosure notice. (Uxqq* ]WL8Jq&BD@\A CE must include 4 hours of Legal Update I, 4 hours of Legal Update II, 3 hours of Contract-Related coursework, and 7 hours of elective CE courses for a total of 18 hours. I am renewing my license for the first time. c. You will not post content or take any action on our blog posts that infringes someone elses rights or otherwise violates the law. Click the orange Get Form button to begin modifying. Can the team name used by an associated broker be the same as the assumed name used by the associated broker when he or she is not associating with another broker? Yes. Save your fillable PDF. If the report reveals material defects, the seller and the listing agent are obligated to disclose those defects to subsequent potential buyers. When must sellers begin giving this additional notice? Yes. Download blank PDFs of all TAR and TREC forms In addition to the 27 TREC forms available to all licensees, Texas REALTORS get more than 130 forms for their exclusive use. Top 100 Forms. File Size 122 KB. Split & Merge Split PDF . This form complies with and contains additional disclosures which exceed the minimum disclosures required by the Code. Enter your official contact and identification details. endobj Should the seller disclose this information to potential buyers? IABS 1-0, that license holders must use to comply with the statute. [TRELA 1101.355(c)]. xR]O0}8Q7!LhML)SBYLMFkUc|nsrs{i&58+L.-zOE+qHl-w0>Nnuo g+=-{3.1v8/OKY2pf&~vkl6B!K1ICM{Lun_C*!$a fMe|!b/fDS$_FFy Q [Rule 535.155(b)(1)]. Placement of signs in violation of city ordinance could be considered an act of negligence or incompetence that authorizes disciplinary action against the license holder as well as subject the license holder and possibly even their principal to enforcement actions by the appropriate authorities. Fill in each fillable field. << /Type /Page /Parent 1 0 R /LastModified (D:20220821163045+00'00') /Resources 2 0 R /MediaBox [0.000000 0.000000 612.000000 792.000000] /CropBox [0.000000 0.000000 612.000000 792.000000] /BleedBox [0.000000 0.000000 612.000000 792.000000] /TrimBox [0.000000 0.000000 612.000000 792.000000] /ArtBox [0.000000 0.000000 612.000000 792.000000] /Contents 9 0 R /Rotate 0 /Group << /Type /Group /S /Transparency /CS /DeviceRGB >> /PZ 1 >> The real estate brokerage referral business, commonly called a Limited Function Referral Office (LFRO), must have a business entity brokerage license because the business is assisting in procuring property or clients to effect the sale, exchange, or lease of real estate [TRELA 1101.001(A)(viii) and (ix)]. An advertisement cannot in any way imply that a sales agent is the person responsible for the operation of a real estate brokerage. An advertisement does not include a communication from a license holder to the license holder's current client. %PDF-1.4 Click on the "Manage my Sponsorship (Sales)" and click on the "Select" tab. Furthermore, agents should not help sellers fill out the sellers disclosure notice, because doing so can increase their liability and the liability of their broker. c{vdjF`;e\NCYu5%|.#rc. Yes. Is a license holder required to put their license number on a sign or other advertising? However, an advertisement that contains a URL or email address of a sales agent that includes a title that implies responsibility for a brokerage violates TREC Rule 535.155(d)(4). The Real Estate License Act Do the seller's disclosure notice requirements apply to a relocation company? My business entity is a series LLC. For a more detailed discussion of what an unlicensed person can and cannot do, see the article on our website titled Use of Unlicensed Assistants in Real Estate Transactions.. He hasnt lived in the property, so he has no idea if there are any existing issues. The T-47 is an affidavit that accompanies a survey in real estate transactions when the buyer and seller wish to use an existing survey rather than paying for a new one at the time of the transaction. However, many of the college and law school courses completed by the attorney could count toward the education requirements. Information about On-Site Sewer Facility concerning (TAR 1407) 1-7-04 Page 2 of 2 D. INFORMATION FROM GOVERNMENTAL AGENCIES: Pamphlets describing on-site sewer facilities are available from the Texas Agricultural Extension Service. For most business entities, the assumed business name is filed with the Secretary of State. The Information About Brokerage Services (IABS) representations disclosureis not required when: Protected: TXR-1906 Lead-Based Paint Addendum. What if a license holder does not comply with the requirements for forming an intermediary relationship? No. Is a broker responsible for the actions of a sales agent who transacts business from a separate location? 1 0 obj Tax Forms The Department's Common Forms page has centralized all of our most used taxpayer forms for your convenience. No. This is the standard quarterly return for reporting the Modified Business Tax for General Businesses. CONCERNING THE PROPERTY AT: 10627 Senna Hills Drive, Austin, Texas 78733 . Some may even breach an existing contract by refusing to close. /XObject <>>>/Group <> See also Rules535.154 and 535.155 regarding advertising. From the Start Menu page, click on the dropdown menu under the "Change your license information and manage relationships" category. Online Services is not accepting my temporary password. [TRELA 1101.558], Yes, if the assumed business name of the associated broker meets the requirements for a team name since a team name must be used when the associated broker is associating with another broker. The license holder can work for a lender without breaching that duty, but the license holder can't direct a purchaser to any one lender. 17 0 obj Can an individual broker use an assumed business name in advertising? Yes. x}kwK~ReyzR"HfD30X The 86th Texas Legislature passed two bills that added questions to the Seller's Disclosure Notice (TXR 1406) regarding flooding. The seller is better off not being involved at all with this type of buyer. The primary duty of the agent is to represent the interests of the agents client, not the agent's own interests. << /Type /Page /Parent 1 0 R /LastModified (D:20220821163045+00'00') /Resources 2 0 R /MediaBox [0.000000 0.000000 612.000000 792.000000] /CropBox [0.000000 0.000000 612.000000 792.000000] /BleedBox [0.000000 0.000000 612.000000 792.000000] /TrimBox [0.000000 0.000000 612.000000 792.000000] /ArtBox [0.000000 0.000000 612.000000 792.000000] /Contents 15 0 R /Rotate 0 /Group << /Type /Group /S /Transparency /CS /DeviceRGB >> /PZ 1 >> No. Please check with the licensing authority in the state where the brokerage activity will be performed. Can TREC review my advertising and advise me whether my advertising complies with TREC Rules? [TRELA 1101.803, Rule 535.2(l), ] A sales agent may not engage in real estate brokerage activity unless the sales agent is associated with, and acting for, a sponsoring broker. [TRELA 1101.652(b)(23)]. About. Are there any restrictions on the placement of a license holder's signs? TREC does not determine what constitutes "procuring cause" or who is entitled to a commission or other compensation. If you prefer, you can also submit the Change of Main Address form by email. (TXR-1406) 09-01-19 Initialed by: Buyer: , and Seller: SH, MH Prepared with Sellers Shield (TXR-1406) 09-01-19 . [TRELA 1101.803, Rule 535.2(a)] Despite this flexibility, a sales agent may not lawfully engage in brokerage activity unless the sales agent is associated with, and acting for, the sponsoring broker at all times. Can a broker pay all or a portion of a commission or fee to an unlicensed person? Listing agents should suggest that the relocation company fill out the notice and attach the notice that they received from their employee along with any inspection reports that they have concerning the property. A broker may not enter into a net listing agreement unless the principal requires a net listing and the principal is clearly familiar with the current market values of real property. Conducting Will Your Criminal Record or Disciplinary History Keep You from Getting Licensed? Click on the "Next" tab after reading the information on the"Manage my Sponsorship (Sales)" introduction page. You may want to inform the seller that, as the sellers agent, you are also required to disclose known material facts about the property. A license holder may not represent both principals as a dual agent under the revisions to TRELA. How do I change my business physical address? The Texas REALTORS Seller's Disclosure Notice (TXR 1406) has added provisions that provide more information for buyers and is designed to serve as a risk-reduction tool for sellers. TREC requires licensure if the person seeks or has an expectation of compensation for offering to locate a unit in an apartment complex to a prospective tenant. endstream The broker intermediary may, with the written consent of the parties, appoint separate individual license holder associated with the broker to work with and advise the party to whom they have been appointed. endobj Can the buyer do that? [Rule 535.154(a)(5)], Yes, within certain limitations. The link can also be "TREC Information About Brokerage Services," in at least 12 point font. What is proof of legal authority to use an assumed business name in Texas? This form complies with and contains additional disclosures which exceed the minimum disclosures required by the Code. If so, does that entity have to be licensed as a real estate broker? How do I know how many classes I need to take for renewal? Failing to provide a completed sellers disclosure notice to the buyer may entitle the buyer to certain remedies, like terminating the contract. You should contact your broker or private attorney to find out how you should notify and obtain the consent of the buyers lender to address any impact the rebate may have on the determination regarding the buyers creditworthiness. Download 376. Under the current law, a broker must agree to act as an intermediary in accordance with the statute if the broker agrees to represent more than one party in a transaction. (a) remove any unauthorized animal; (b) exterminate the Property for fleas and other insects; (c) clean and deodorize the Property s carpets and drapes; and Yes, as long as the advertisement complies with Rule 535.155 (effective May 15, 2018)regarding any restrictions that might apply. % (TXR-1406) 09-01-19 Initialed by: Buyer: , and Seller: KM, Page 1 of 7 Prepared with Sellers Shield SELLER'S DISCLOSURE NOTICE . By interacting with any of our blog posts, you agree to comply with the following terms and conditions: Texas REALTORS, in its sole discretion, reserves the right to remove any content you have uploaded, posted, or submitted onto any of our blog posts if we believe that it violates these terms or conditions. Can an associated broker refer to himself or herself as a "broker" in an advertisement? Solve all your PDF problems. This form complies with and contains additional disclosures which . [Rule 535.154(a)(3)], An intermediary is a broker who negotiates the transaction between the parties when the broker or a sales agent sponsored by the broker has obtained consent from the parties to represent both the buyer and the seller. xR]O0}8Q7!LhML)SBYLMFkUc|nsrs{i&58+L.-zOE+qHl-w0>Nnuo g+=-{3p]bpq~_#zebX1.4EH:#MLl1Cbt6+r_-bW!E]UC;qIxABhB_9 Hhj+CO2 The specific details of the supervision that the sales agents sponsoring broker exercises over the sales agents actions should take into consideration the sales agents experience and ability, acknowledging the fact that the brokeris responsible for the sales agents actions, and should be described in a written agreement between the sales agent and the sales agents sponsoring broker. If I am buying, selling or leasing property for a relative, do I need to disclose that I have a real estate license? However, a license holder may rebate all or a portion of the fee or commission to the party being represented in the transaction, or, with consent of the party being represented, the license holder can also pay all or a portion to a party the license holder does not represent in the transaction. Can a sales agent own his or her own real estate business entity? The sellers disclosure-notice requirements in Section 5.008 of the Texas Property Code only apply to sellers of residential real property composed of not more than one dwelling unit. Although not required to provide the statutory notice, a seller must still disclose known material defects concerning the property, making it a good idea for the owner of a duplex to provide the notice for each side of the duplex. Can I cancel the agreement? How can I start a real estate brokerage referral business or Limited Function Referral Office (LFRO)? Another name that indicates a brokers line of business, e.g. Rule 535.146(b)(2) prohibits a sales agent from having an escrow account. TREC Rules do not prohibit a broker from using the word team or group anywhere in a brokers licensed or assumed business name. endstream [Rule 535.146(c)(3)] Accounting is more simple if the broker puts all escrow money into a non-interest bearing account, To avoid an advertisement that implies the sales agent is responsible for the operation of the brokerage in this situation, the sales agent should make sure that the ad clearly indicates that the sales agent is not the broker. License holders must meet Continuing Education (CE) requirements during each two- year license period. What are the factors that determine whether an item stays with the house? (TXR-1406) 092-01-18 19 Initialed by: Buyer: _____,_____ and Seller: _____, _____ Page 1 of 5 SELLER'S DISCLOSURE NOTICE Texas Association of REALTORS, Inc. 20182019 Section 5.008, Property . Under Texas law, a license holder may not create a misleading impression in their advertisement. My buyer wants to purchase a residential property owned by an investor who hasnt seen the property in years. Buyer's Walk-Through and Acceptance Form - TXR 1925 MOST USED FORMS FOR SELLERS Information About Brokerage Services - TXR 2501 or TREC OP-K Residential Listing Agreement (sell) - TXR 1101 Seller's Disclosure Notice - TXR 1406 or TREC OP-H Lead Based Paint Addendum - TXR 1906 or TREC OP-L Amendment to Contract - TXR 1903 or TREC . 8 0 obj endobj If you are acting on your own behalf or on behalf of your spouse, parent or child, you must inform any person with whom you deal that you are a licensed broker or sales agent acting on that relatives behalf. Any legal or other information found on this page or at other sites to which we link, should be verified before it is relied upon. << /Type /Page /Parent 1 0 R /LastModified (D:20220821163045+00'00') /Resources 2 0 R /MediaBox [0.000000 0.000000 612.000000 792.000000] /CropBox [0.000000 0.000000 612.000000 792.000000] /BleedBox [0.000000 0.000000 612.000000 792.000000] /TrimBox [0.000000 0.000000 612.000000 792.000000] /ArtBox [0.000000 0.000000 612.000000 792.000000] /Contents 13 0 R /Rotate 0 /Group << /Type /Group /S /Transparency /CS /DeviceRGB >> /PZ 1 >> A brokers name alone is okay. Is a license holder required to provide a party with written information relating to agency? Note on Exclusive Name Use: TREC does not, and is not, required to vet names submitted for registration as an assumed name or team name for exclusivity. 15 0 obj What is the difference between an assumed business name and a team name? 18 0 obj Email your form or embed it on your website so users can fill it out on their laptops, desktops, cell phones, or tablets. Blank Forms Members can view and download blank PDFs of all Texas REALTORS forms and TREC forms. Listing Checklist Property Address RRR 8 TAR 1101 MLS TAR 1406 TAR 1413 TAR 1935 Related Forms - tar 1101 pdf. Can a license holder who negotiates a transaction also be employed by a lender and direct a purchaser to that lender to get a loan? However, if the seller legitimately does not know the answer to a question on the disclosure, the seller can mark that question unknown and still fulfill the obligations under the property code. 4. 14 0 obj However, a seller who provides the notice after the effective date gives the buyer the opportunity to terminate the contract for any reason within seven days after receiving the noticeor if the seller never delivers the notice, at any point prior to closingand receive a return of his earnest money. Is this sufficient disclosure? There are some buyers who might be very disturbed about this information and not want to purchase the property. 3e )nZ?d)u:!`ZZ104~LArfv>@}l_=(PM_6AF0S9goho}>TuaFeirENvyWIr$m~(~+6w"o|=>N/w6tgR]4C[h)?[l`+q0oC'|d;g~jlQvwb` $U5Yfww+>nv_:?E~ X~n?7Wr4c/,]fWqfrO`o ;v3:Ne=cFZy6[kk?i7\g>Oz>n4Hvv&_KS-iWPJy_~-#
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