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Posts tagged ‘Lehigh Acres Homes’

Termite Damage And Real Estate

Termite damage, no matter how small it may be, is never good for a home.  During a real estate inspection, if any termite damage is found, it will affect the outcome of the home.  In most cases, the buyer is told that the seller will fix the problem.  Although this may sound good to some buyers that the seller will treat for termites, other buyers often wonder.

Of course it’s nice that the seller will pay to have the termite problem treated, which will normally cost around $1,000 or so.  Even though the termites will be gone, you have to wonder about the damage to the structure.  In the more severe cases, damage to the structure can cost up to 50 times the cost of the treatment.  The last thing you want is to move into a home that you know has been treated for termites, only to find the structure to be in very bad shape.

If any type of damage was done to the wooden structure of the home, you may need to get immediate repairs.  While some damage may be visible, there are other types of damage that may seem invisible to the naked eye.  To find out just how bad the damage is, carpets and rugs will need to be lifted, furniture and appliances moved, walls and ceilings will need to be opened, and even some types of excavation may be needed.  This is the only way to tell the extent of the damages, especially in cases of termites.  If you don’t inspect every area of the home, you could be moving into a home that has severe structural damage – which can cost you thousands to repair.

There could also be latent damage present as well.  To determine this, you’ll need to have invasive and destructive testing performed on your home, which will performed by qualified contractors and specialists.  This will help to determine the extent of the damage and the cost of any needed repairs.  This can be very costly however, although it’s the only way to find and repair any latent damage.

Destructive and invasive testing can cost you an arm and a leg, although you’ll need to have it done if you suspect termites or know for a fact that the home was treated for them.  To protect yourself, you should always get a treatment and repair history before you purchase the home.  If you are renting the home, you’ll need get written documentation from the specialist that details the damage to the home and cost of repairs.

Before you buy a home, you should always have it checked for termites.  There are a lot of termite inspection companies out there, many of which go above and beyond to check the home for any type of termite damage.  You don’t want to buy a home only to find out that it has been infested with termites.  If you have the proper inspections performed before you make the purchase, you’ll know for a fact that you don’t have to worry about termites or termite damage.

If the inspector or contractor doesn’t find any termite damage, you should always have it documented.  This way, if termite damage does exist, you’ll have the documentation to back you up.  Termites can be very destructive to your home, especially if you are looking towards a log home.  Termites can destroy wood in little to no time at all, which is why you should always do what you can to have your home treated as soon as you suspect any type of damage.  If you know a home has been infested with termites before – you should really make sure that the structure isn’t damaged and the termites are gone before you commit to buying.

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Buyer Tips, Real Estate News, Real Estate Tips, SW Real Estate News

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Is It Time to Re-Finance?

Whether or not to re-finance is a question homeowner may ask themselves many times while they are living in their home. Re-financing is essentially taking out one home loan to repay an existing home loan. This may sound odd at first but it is important to realize when this is done properly it can result in a significant cost savings for the homeowner over the course of the loan. When there is the potential for an overall savings it might be time to consider re-financing. There are certain situations which make re-financing worthwhile. These situations may include when the credit scores of the homeowners improve, when the financial situation of the homeowners improves and when national interest rates drop. This article will examine each of these scenarios and discuss why they may warrant a re-finance.

When Credit Scores Improve

There are currently so many home loan options available, that even those with poor credit are likely to find a lender who can assist them in realizing their dream of purchasing a home. However, those with poor credit are likely to be offered unfavorable loan terms such as high interest rates or variable interest rates instead of fixed rates. This is because the lender considers these homeowners to be higher risk than others because of their poor credit.

Fortunately for those with poor credit, many credit mistakes can be repaired over time. Some financial blemishes such as bankruptcies simply disappear after a number of years while other blemishes such as frequent late payments can be minimized by maintaining a more favorable record of repaying debts and demonstrating an ability to repay existing debts.

When a homeowner’s credit score improves considerable, the homeowner should inquire about the possibility of re-financing their current mortgage. All citizens are entitled to a free annual credit report from each of the three major credit reporting bureaus. Homeowners should take advantage of these three reports to check their credit each year and determine whether or not their credit has increased significantly. When they notice a significant increase, they should consider contacting lenders to determine the rates and terms they may be willing to offer.

When Financial Situations Change

A change in the homeowner’s financial situation can also warrant investigation into the process of re-financing. A homeowner may find himself making considerably more money due to a change in jobs or considerably less money due to a lay off or a change in careers. In either case the homeowner should investigate the possibility of re-financing. The homeowner may find an increase in pay may allow them to obtain a lower interest rate.

Alternately a homeowner who loses their job or takes a pay cut as a result of a change in careers may hope to refinance and consolidate their debt. This may result in the homeowner paying more because some debts are drawn out over a longer period of time but it can result in a lower monthly payment for the homeowner which may be advantageous at this juncture of his life.

When Interest Rates Drop

Interest rates dropping is the one signal that sends many homeowners rushing to their lenders to discuss the possibility of re-financing their home. Lower interest rates are certainly appealing because they can result in an overall savings over the course of the loan but homeowners should also realize that every time the interest rates drop, a re-finance of the home is not warranted. The caveat to re-financing to take advantage of lower interest rates is that the homeowner should carefully evaluate the situation to ensure the closing costs associated with re-financing do not exceed the overall savings benefit gained from obtaining a lower interest rate. This is significant because if the cost of re-financing is higher than the savings in interest, the homeowner does not benefit from re-financing and may actually lose money in the process.

The mathematics associated with determining whether or not there is an actual savings is not overly complicated but there is the possibility that the homeowner will make mistakes in these types of calculations. Fortunately there are a number of calculators available on the Internet which can help homeowners to determine whether or not re-financing is worthwhile.

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Re - Financing

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Good Home Buying Tips

Welcome to the home buying market! This is an exciting time to be purchasing a home, with an array of new homes coming onto the market these is some excellent value to be found. All it takes is a little time and effort in looking and you can find your dream home for a dream price. But you should always be a smart buyer. There are those out there that will take advantage of someone who is eager to buy so, if you do your homework; the deals will follow.

The first thing you should do is get your finances in order. This involves finding out your credit score, fixing any outstanding issues affecting your credit, ensuring that these are properly released from your report, and finally securing your mortgage before you start looking. When I say secure your finances I do mean being pre-approved fully, this is different from a pre-qualification in that a pre-qualification does not “secure” you any amount of money, it is simply a judgment of whether or not you qualify to receive a mortgage.

Next, start working with a realtor that knows the area you are looking to buy in. This is a huge step so be prepared to move from merely wanting a home, to actively looking for one. Sit down with your realtor and make a list of things you require in a home. This is a list of those things that you can absolutely not be without. Once this is compiled, then list the things that you would like. With these lists ready, its time to start looking at homes. Your realtor should be able to provide you with a complete list of homes that fit your criteria, and some that come close. Also, they will be able to guide you to properties that fit your pre-approved mortgage amount.

After finding a home or homes that suit you make sure to have a certified inspector take a thorough look through the home. Have them check all questionable areas of the home. Don’t forget to have the inspector check for mold as this is something that is often overlooked. If the home passes the inspection than carry on with the offer if you are so inclined. If it doesn’t then either continue shopping, or utilize the necessary repairs as a bargaining point. Usually you should be able to have the cost of these repairs deducted from the cost of the home. It’s a good idea to bring in your own contractor or expert to get these estimates. By doing this you know that everything is above-board.

Buying a home is a huge process and one that you must be careful to handle with all due care and attention. Such an important investment can benefit you financially for years to come as well as providing safety and financial security. Don’t sell yourself short on what you buy as your home. After all, your family deserves the best don’t they?

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FSBO Tip – Don’t Do It

My Number one FSBO Tip? Don’t sell it yourself! A “FSBO,” or house “for sale by owner” can sell fast, and for as much as it would have if listed with a real estate agent. Sometimes – but not normally. Consider the following ten points.

 1. Buyers work with agents. Most look at MLS listings. Sell it yourself, and they won’t see or hear about your home. How do you find that “right” buyer or get top dollar when you’re invisible to most of the market?

 2. Your FSBO will get lower offers. Naturally, the buyer thinks you’ll take less because you’re saving the commission! Save a $10,000 commission, get $10,000 less – where’s the advantage in that?

 3. Advertising is expensive. The costs the real estate office normally pays are yours if you sell it yourself. How much could you spend on ads if it takes a year to sell?    4. They have the resources. And you don’t. Agents have books of sold properties to look at, for example, to determine the best price for your home. You can dig through county records, but you do have to value your time too, right?

 5. They know the market. What’s the target market for your house? Young couples, retirees? What features do they want? You should know these things before you write your ads. An experienced real estate salesperson will know.

 6. They know the laws. What about written disclosures, and who pays for the real estate transfer tax? When you sell it yourself you don’t get to ignore the laws.

 7. Are you a good salesperson? Can you develop rapport and properly answer objections? Could your defensiveness scare off a buyer who criticizes your home? Think back on your own purchases, and you’ll realize that a good salesperson makes a difference.

 8. Paperwork. Will you help the buyer properly fill out an offer to purchase? An agent would. Do you have the other closing documents ready?

 9. Agents negotiate for you. When did you last learn a new negotiating technique? Can you counter-offer without scaring off a buyer? A good salesperson is trained in these skills.

 10. You may not save anything. The documents, newspaper advertising, signs for the yard – it’s all your expense when you sell it yourself. After your hard work, you may get low offers and negotiate poorly. Honestly, sellers often net less money from the sale when they try to save the commission.

Most “FSBO” sellers eventually turn to a real estate agent for help. You could learn the things an agent does, but is it worth it to spend all that time and maybe not even save any money? Don’t sell it yourself unless you really know what you’re doing. That’s my number one FSBO tip.

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Real Estate Tips, Seller Tips

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Tips For Stopping Spraying

Anytime your cat backs himself up to a door or other object in your house, lifts his tail, and releases urine – you have a problem.  This problem is known as spraying, and is very common with cats kept indoors.  Even though it is a very annoying problem, it’s a problem that can be solved. 

Contrary to what many think, spraying isn’t a litter box problem, but rather a problem with marking.  Cat urine that is sprayed contains pheromones, which is a substance that cats and other animals use for communicating.  Pheromones are much like fingerprints with humans, as they are used to identify the cat to other animals.

When a cat sprays something, he is simply marking his territory through his urine.  The spraying is simply the cat’s way of letting others know that the territory is his.  Even though it may make you mad and annoy you, getting angry with your cat will solve nothing.  If you raise your voice or show angry towards your cat, it can very well result in more spraying.

Cats that are in heat are easily attracted to the odor of urine.  For cats in heat, spraying is more or less an invitation for love.  Often times cats that spray while in heat results in a litter of kittens that are born in just a few short months.  Keep in mind that cats not only spray during heat, as some will also spray during encounters with other cats, or when they are feeling stressed.

Although spraying is a way of communicating for cats, the smell for people is horrible.  The good thing here is that most cats will do a majority of their spraying outdoors.  If you have an indoor cat that never goes outside, spraying can indeed be a problem.  If you’ve noticed spraying in your home, you should take action and do something about it immediately.

The most effective and also the easiest way to stop spraying is to have your cat either neutered or spade, which of course depends on the sex.  Most male cats that have been neutered will stop spraying the same day they have the surgery. If you don’t want to get your cat neutered or spayed, you should look into other options.  If you hope to one day breed your cat, you certainly don’t want to have him neutered or spayed.

The best thing to do in this situation is to talk to your veterinarian.  He will be able to give you advice, and possibly even solve the problem without having surgery.  There may be a medical problem present that is causing the problem, which your vet can identify.  You should always do something about spraying the moment it starts – simply because cat urine stinks and it can leave stains all over your home.

 

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For The Home

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Incorporating Science into Your Next Backyard Adventure

Your backyard is a great place for your child to get outside in play.  In addition to swimming and playing outdoor sports, your child can also use your backyard as a science experiment. If you are interested in helping them achieve this, you may want to familiarize yourself with some popular backyard activities, especially those that have a focus on nature and science.

Exploring your backyard is not only a fun activity, but it is also educational.  There are a large number of living, breathing creatures that can be found outdoors.  All children love exploring nature, but there are some who may enjoy this exploration more than others. Those children are likely to be toddlers or elementary school aged children. Since young children may need your assistance, you will want to pick backyard activities that you will also enjoy.

One of the many ways that you can incorporate science into your backyard is by studying the plants that can be found in your yard. While all backyards are likely to have a number of different plants or flowers, yours may have more. For the best type of environment, you are encouraged to explore areas of your yard that have yet to be mowed. 

Your backyard is also likely full of a number of different insects. Like plants and flowers, your child may enjoy examining these bugs. It is not only fun to see what bugs live in your backyard, but it is also exciting to learn about how they survive. There is also a good chance that your children may leave your yard with a new pet.

In addition to the living things that can be found in your backyard, you and your child may also want to examine the weather and the impact it has on the yard and everything inside of if. Backyard conditions change as the weather changes. By examining your backyard after a rainy day, your child may find that many of the plants, flowers, and bugs have either changed or retreated to safer grounds. Examining the effect the weather has on the things in your backyard is not only fun, but educational.

To make the most out of your child’s next backyard adventure, you may want to consider purchasing them some science supplies. These supplies may include, but should not be limited to containers, butterfly catching nets, magnifying glasses, picture books, and resource guides. If your child is planning on capturing a few insects, a small cage or breathable container may be just what they need. These supplies, along with others, can be purchased from most retail stores. These stores may include department stores, home improvement stores, and toy stores.

To keep your exploration focused on education, science books and nature resource guides may be a nice addition to your child’s science collection. Many books and resource guide have a focus on insects, birds, plants, and flowers.  Many of these resources will provide you with information and pictures. For a large selection of science and nature books, you are encouraged to shop online or visit your local book store.

When examining the plants, bugs, and flowers in your backyard, you and your child may want to document what you see.  This can easily be done with a notebook or a camera. By taking pictures, your child will always be able to remember their exploration adventures.  Those pictures could also be used for other crafts. Scrapbooks and collages are a great way to turn traditional photographs into something much more. 

Whether your child plans on exploring your backyard or they do so without intending to, it is likely that they will interested with what they see and learn. Incorporating science into your next backyard adventure is just one of the many things that you and your child can do outdoors; however, it may be the most beneficial.

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Backyard Activities

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How a Real Estate Agent Can Help

There are many ways that a real estate agent can help you when either buying or selling a home. If you are convinced that you do not need a real estate agent you should at least take a step back and reconsider. You may think that selling your home by owner is the way to go so that you can keep all the money, but when it comes down to it this can be quite difficult. If you are not sure what a real estate agent has to offer, your best bet is to call one on the phone and get a basic run down on what they can do for you. This short conversation may be all that you need to change your mind.

Below are three ways that a real estate agent can assist you when buying or selling a home. All of these may not fit into what you are doing, but chances are that at least one will suit your needs.

1. When selling your home a real estate agent can take off all the pressure. This means that they will do everything for you from marketing your home to actually negotiating the price if you want. If you do not hire a real estate agent you will have to handle all of these details on your own. And when it comes down to it they can be quite bothersome and time-consuming.

2. If you are looking to buy a home you may also want to consider using a real estate agent. Not only can they help you to find what is on the market at this time, they can also clue you into new homes that are getting ready to be listed. It is this early jump that may give you what you need to get the home of your dreams. And the great thing about this is that a real estate agent will not charge you any money to help you find a home.

3. All in all, a real estate agent knows what the market is doing. In turn, they can position your home in the best possible light. Remember, the real estate agent industry fluctuates many times a year. Sometimes it is a buyers market, and other times it is a seller’s market. Your real estate agent will be able to take this into consideration, and in turn help you reach all of your goals.

These are just three ways that a real estate agent can assist you when buying or selling a home.

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Home Equity Scams For You?

A home is the most expensive investment most people will ever own. For cash-strapped homeowners a home equity loan is a temptingly easy way to get cash. However, some home equity lenders are dishonest, and gullible consumers are at risk of losing their biggest asset. Borrowers should be wary of unscrupulous lenders and their scams to avoid losing their homes.

Financially unsophisticated homeowners, such as the elderly, members of minority groups and people with poor credit ratings, are often targeted by unscrupulous lenders using unethical lending practices.

One tactic used is called “equity stripping”. In this instance, cash-strapped prospective borrowers who the lender knows cannot met the monthly payments are encouraged to exaggerate their income on the application form to help get the loan approved. As soon as the borrower fails to meet the monthly payment, the lender forecloses, stripping the borrower of all the equity in the home. Low-income homeowners should beware of lenders who encourage them to accept loans which they cannot afford to repay.

Another tactic is the balloon payment. A borrower who is falling behind in mortgage payments is offered mortgage refinancing at a lower monthly payment. However, the payments are lower because they cover only the loan interest. At the end of the loan term, the principal that is, the entire amount of the loan is due in one lump sum called a balloon payment. If the borrowers cannot make the balloon payment or refinance, the home is foreclosed.

Loan flipping is another deceptive practice. The company holding a homeowner’s mortgage offers to refinance in order to give the homeowner extra cash, but charges high points and fees for doing so. The extra cash received may be less than the additional costs and fees charged for the refinancing; moreover, interest must be paid on the extra charges.

Home improvement scams are very common. A contractor offers to install a new roof or remodel a kitchen at a price that sounds reasonable, and offers financing through a lender he knows. Sometimes the contractor even attempts to get the homeowner to sign blank contract forms with the promise they will be filled in later when the contractor is “less busy”. Often, the rates offered are not competitive, and as soon as the contractor has been paid by the lender, he has no interest in completing the job to the homeowner’s satisfaction. The homeowner is left with unfinished or shoddy work and a large loan to pay off.

Credit Insurance Packing is the charging of extra fees at the closing of a mortgage. A homeowner and a lender come to an agreement on a mortgage, but at closing, the lender tacks on charges for credit insurance or other “benefits” that the borrower did not ask for and did not discuss. The lender hopes the borrower won’t notice this, and just sign the loan papers with the extra charges included. If the borrower questions the last-minute charges, the lender may state that the charges are standard policy for all loans, and if objections continue, the lender will claim that it will take several days to draw up a new contract, or that the bank manager may reconsider the loan altogether. Due to these last-minute pressure tactics, the loan may wind up costing considerably more than initially stated. Borrowers who agree to buy the insurance are paying extra for a product they may not want or need.

Mortgage Servicing Abuses occur after the mortgage has been closed. Borrowers get bills from mortgage companies for payments such as escrow for taxes and insurance even though the homeowner agreed beforehand with the lender to pay those items themselves. Bills arrive for late fees, even though payments were made on time. Or a message may arrive saying that the homeowner failed to maintain required property insurance and the lender is buying more costly insurance at the homeowner’s expense. Other unexplained charges such as legal fees are added to the amount owing, increasing the monthly payments or the amount owing at the end of the loan term. The lender does not provide an accurate or complete account of these charges. When homeowners get tired of these tactics and ask for a payoff statement in order to refinance with another lender, they receive inaccurate or incomplete statements. The lender makes it almost impossible to determine how much has been paid and how much is still owing on the loan.

Homeowners should avoid signing over the deed to their properties to lenders under any circumstances. If a borrower is in danger of foreclosure, a second “lender” may offer to help prevent the loss of the home, if only the homeowner will sign over the property as a “temporary” measure. The promised refinancing never arrives, and the lender now owns the property. Once the lender has the deed to your property, he can treat it as his own. He may borrow against it or even sell it to someone else. The borrower no longer owns the home, and will receive no money when it is sold. The lender can treat the borrower as a tenant and the mortgage payments as rent. If the “rent” payments are late, the borrower can be evicted.

To protect against unethical lending practices, homeowners should never agree to loans beyond the means of their monthly income; sign any documents before reading the fine print; or let any lender pressure them into signing immediately. Never allow the promise of extra cash or lower monthly payments get in the way of good financial judgment. If a loan sounds too good to be true, it probably is.

Always ask specifically if credit insurance is required as a condition of the loan. If the added security of credit insurance is desired, shop around for the best rates. Keep careful records of all payments, including billing statements and canceled checks. Challenge any inaccurate charges; many companies hope that borrowers will simply not be bothered.

Hire contractors only after checking their references, and get more than one estimate for any job. Borrowers who are financially inexperienced should consider consulting with an accountant or an attorney before signing a loan.

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Mortgages

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Making A Safe Room

The safe room, which is also known as a panic room, is a secure location within a home or building that is designed to provide safety for families during terrorist attacks, nature, burglaries, or other types of threats.  A safe room is an ideal investment for any home owner, although the more fortified rooms with heavy security are normally found in the homes of rich people.  Those that have a lot of money really have no budget – therefore they can easily spend thousands on making their safe room the best place to go in the event of an emergency.

For most of us, a safe room is a location that family members can run to and hide, or call for help in an emergency situation.  You don’t really need to go all out and put steel walls and a steel door in the room, although you do need a fortified door that opens outward with fortified walls.  You can have a door constructed of wood or other material, although the key should be a material that is very hard to break through.  No matter what type of door you choose, the door jamb should be steel, to prevent the door from being kicked in.

It’s almost important that your safe room doesn’t contain any windows.  Windows can provide entry for burglars, which is something you obviously don’t want.  You should also make sure that you keep a phone in the room, along with water, first aid kits, food, and any type of defensive weapons that you can get.  It’s also a good idea to keep medical supplies in the safe room as well, just in case you need them.

No matter how hard you may try, it’s impossible to predict how long you will be locked in your safe room when an emergency happens.  Therefore, you should always think about ventilation, lighting, and even hygiene.  Being locked in a room for several days or possibly even weeks can affect your hygiene, which is why you should keep proper hygiene supplies in your room at all times.

The reason why most people invest in a safe room is burglars, as they present a real threat.  No matter where you live, or how nice the neighborhood may be, a burglary can happen at any given time.  When a burglary happens, the last thing you want to try to do is to reason with the burglars, or attempt to cooperate with them.

When you have a safe room, you can take your family there.  You should always make sure that everyone in your family knows where the safe room is located and how to use it.  If you have children, you should teach them about the room and how important it is.  The room should never be used for recreation purposes or for children to play in.  Instead, it should only be used in case of an emergency or a place for you and your family to hide.

If you have a safe room or just interested in one, you should always make sure that you keep the proper supplies on hand, just in case.  When you finally do use the safe room, you should always make sure that you keep the keys to open the room inside, so no one else can get in.  While you are in the room you can call the local authorities, then wait inside your safe room until they get to your house and the problem is solved.  Never, under any circumstances should you come out of your safe room before the police arrive.  If a burglary is taking place, you will only make the situation worse.

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Is Re-Financing Always Worthwhile?

This is a very important question which all homeowners should ask themselves both at the start and towards the end of the process of re-financing. The answer to this question can spur the homeowner to investigate re-financing further or convince the homeowner to table the thoughts of re-financing for the moment and concentrate on other aspect of owning a home.

Establish Financial Goals

This should be the first step in the process of determining whether or not re-financing is worthwhile. Without this step, a homeowner cannot accurate answer the question of the worth of re-financing because the homeowner may not fully understand his own financial goals. While financial goals may run the gamut from one extreme to another the most basic question to ask is whether the more significant goal is long-term savings or increased monthly cash flow. This is important because re-financing can usually achieve these two goals.

Do You Want to Save Money in the Long Run?

Homeowners who establish a goal of saving money in the long run should consider re-financing options such as lower interest rates or shorter loan terms. Both of these options can considerably lower the amount of interest the homeowner is paying on the loan. This is significant because paying less interest will result in a greater cost savings.

Consider an example where a homeowner has an existing debt of $100,000, an interest rate of 6.25% and a loan term of 30 years. Just by reducing the loan term to 15 years the homeowner can significantly decrease the amount which is paid in interest during the course of the loan. However, this option will also result in an increase in the monthly payments made by the homeowner. Therefore this type of re-financing option may only be available to those who have enough cash flow to compensate for the increase in monthly payments.   Do You Want to Increase Your Monthly Cash Flow?

Some homeowners may have a chosen goal of increasing their monthly cash flow. For these homeowners the overall cost savings may not be as important as having more money available to them each month. These homeowners might consider a re-financing option in which they are able to extend their loan terms. This means they will be repaying the existing debt over a longer period of time. The homeowner will pay more in interest in the long run but will achieve their goal of lower monthly payments and an increased cash flow.

How Will Re-Financing Affect Tax Deductions?

This is another serious consideration for homeowners who are interested in investigating the possibility of re-financing. The interest paid on a home loan is often tax-deductible. A homeowner who re-finances in a manner which results in less interest being paid annually may adversely affect their tax strategy. The implications of this type of chance can be amplified for homeowners who were previously just below a significant tax break line. A significant decrease in the amount of interest paid will mean a significant decrease in the deduction the homeowner is allowed to take. This reduced deduction can put the homeowner in an entirely different tax bracket and could end up costing the homeowner money in the long run. For this reason, homeowners who are considering re-financing should have a tax preparation professional determine the ramifications re-financing will have on their tax return before a decision is made.

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