5 factors that influence your home’s resale value

REAL ESTATE TOPICS

By Susan Johnston14 hours ago

While home sellers hope to get top dollar for their property – and some have an inflated idea of what to expect – establishing a home's value can be a complex, multifaceted process. Do home renovations really pay off? And which is more valuable: a three-bedroom or a four-bedroom with the same square footage? We talked to real estate insiders to find out.  

1. Location. The classic real estate refrain says, "location, location, location." Location includes factors such as the price of recent nearby transactions, the quality of local schools and whether the area has a strong sense of community. "Buyers increasingly value community in the community where they're buying," says Amy Anderson, an agent with Davidson Realty, Inc. in St. Augustine, Florida. "They come to me not looking for a house for four years, but focusing much more on the community, the activities and the school district." 

As Americans scale back their dependence on automobiles, some homebuyers seek out communities that don't require cars to get around. One resource is WalkScore.com, which rates neighborhoods throughout the U.S. based on access to public transit and proximity to grocery stores, parks and more." I think walkability has become more important in many markets, especially amongst millennials," says Ken Wilson, president of the Appraisal Institute, a professional association for real estate appraisers, and founder of Wilson Realty Advisors in Dallas. "You're also finding empty nesters that are looking into properties that have walkability." 

But as Zillow.com chief economist Stan Humphries points out, location encompasses many other considerations. "Does it have a view? Is it a waterfront home?" he asks. "What's it next to? Is it near retail establishments? Or a highway?" 

2. Size and layout. While homebuyers used to swoon over ample square footage, many have fallen out of love with the McMansion. "I think people realize when they buy a 3,300-square-foot house, they’re not getting what they thought they were," Anderson says. "There’s more upkeep and a lot more involved with taking care of these huge houses." 

Layout is a key factor because an open-concept design can look much more spacious than a boxy space of the same size. The number of bedrooms also influences a home's value, so think twice before putting up a wall and subdividing one room into two. "Adding a bedroom will take away value," Humphries says. "Fewer but larger bedrooms tend to boost value." 

3. Age and condition. Historic homes (assuming they're livable and well-maintained) and new homes are typically more valuable than homes built somewhere in the middle. "Generally, as a home gets older, it becomes less valuable," Humphries says. "Then there's a U-shape where, at some point, homes become so old that they have historical significance. A home that's built in 1910 is probably more valuable than one built in 1970." 

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Age aside, condition matters too. "Someone will pay $15,000 more for a well-kept house that’s move-in ready than they will for a house that needs $5,000 worth of work," Anderson says. 

4. Upgrades. Renovations play into a home's value, but if your home is considered "over improved" compared with other properties in the neighborhood, it can actually hurt the property's value. "You want it to be common for the neighborhood or subdivision," Wilson says. "It wouldn't hurt to visit neighbors' homes or visit a home via an open house to see what people are marketing [before undertaking big improvements]." You could also hire an appraiser to prepare a feasibility analysis that will help you determine the impact of renovations on your home's value. 

Unless you live in an area where granite countertops and built-in wine fridges are the norm, Humphries says you might be better off saving the money and choosing more basic finishes. "It's harder to recoup [your investment] if you guild the lily, if you will, on granite this and chrome that in your kitchen," he says. "You're spending a lot of money on something that might have a lot of personal taste attached to it." 

However, you should keep records of repairs and upgrades to show potential buyers that the home has been well-maintained. 

5. Negative events. If your property has issues like mold or experienced a fire or was the site of a violent crime, it could be a harder sell – and command a lower price. "Nowadays, people are very concerned if there was a fire, prior mold damage or even if there were some sort of death or crime at the property," Wilson says. Federal law requires the disclosure of all known lead-based paints, but state laws vary in whether the seller must disclose issues related to natural disasters or crimes committed on the property.

One cool thing....School or Pool

REAL ESTATE TOPICS

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Tiny Houses Big With U.S. Owners Seeking Economic Freedom

REAL ESTATE TOPICS

By Nina Glinski  Jul 9, 2014 7:10 AM PT

Doug Immel recently completed his custom-built dream home, sparing no expense on details like cherry-wood floors, cathedral ceilings and stained-glass windows -- in just 164 square feet of living space including a loft.

The 57-year-old schoolteacher’s tiny house near Providence, Rhode Island, cost $28,000 -- a seventh of the median price of single-family residences in his state.

“I wanted to have an edge against career vagaries,” said Immel, a former real estate appraiser. A dwelling with minimal financial burden “gives you a little attitude.” He invests the money he would have spent on a mortgage and related costs in a mutual fund, halving his retirement horizon to 10 years and maybe even as soon as three. “I am infinitely happier.”

Dramatic downsizing is gaining interest among Americans, gauging by increased sales of plans and ready-made homes and growing audiences for websites related to the niche. A+E Networks Corp. will air, beginning today, “Tiny House Nation” a series on FYI that “celebrates the exploding movement.”

The pared-down lifestyle allows people to minimize expenses and gain economic freedom, said architect Jay Shafer in Cotati, California, who founded two micro building and design companies and is widely credited with popularizing the trend

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“It shows people how little some need to be happy, and how simply they can live if they choose,” said Shafer, 49, who shares a 500-square foot home with his wife and two young children.

No Mortgage

Despite gains in the labor and housing markets, Americans choosing mini houses remain wary of tethering themselves to a mortgage.

People want “a more modest lifestyle now,” said Derek Diedricksen, who travels nationally to lead building workshops. Those who opt for super-small structures don’t want to “waste their time or be a slave to a house they don’t fully use.”

Defined as 500 or fewer square feet, tiny houses range from primitive 96-square-foot huts to award-winning displays of sustainable architecture with elegant streamlined design. While many are built on wheels to avoid regulations, mobility isn’t the main draw.

Aldo Lavaggi, 36, can support himself as a folk musician in New York’s Hudson Valley thanks to the 105-square-foot home he built on a friend’s farmland in the Berkshires and has lived in since August 2012.

Pockets Cash

“There’s a fallacy of limited options,” he said, arguing that people don’t need stellar credit, thick wallets or even a full-time job to own a house. His residence runs on a car battery and energy from two solar panels. He pockets enough cash to splurge on artisanal bread and gourmet cheeses from the local market. “I’m earning more than I spend,” he said.

Even with the micro-trend, the number of tiny houses in the U.S. is, well, tiny -- just in the thousands per unofficial industry surveys. Their popularity is growing, however, as the U.S. homeownership rate has fallen to 64.8 percent, the lowest in almost 20 years, and the median size of new single-family houses is the biggest ever -- 2,384 square feet in 2013, a 3.4 percent increase from 2012.

Historically, residences under 500 square feet weren’t considered “tiny.” In 1950, houses averaged 983 square feet, according to data from the National Association of Home Builders. The first units in the iconic early American suburb of Levittown, New York, were 750 square feet.

When Laura LaVoie began writing and blogging about the movement in 2010, “there were only one or two tiny house blogs and now there are hundreds,” she said.

Pursue Career

She quit her Atlanta-based job as a recruiter at a staffing company, sold her 2,700 square-foot house and pursued a career as a freelance writer by building a place with her husband in the mountains of Asheville, North Carolina.

“I felt really trapped,” she said. Moving to a 120 square-foot space enabled them “to live in a different way, take control of our lives.”

Postings on online marketplace Tiny House Listings have increased in volume since 2011, while the site’s Facebook fan count hit 182,000 on July 8, up 5,500 from the previous week. Google trends shows national interest in the search term “tiny house” surging since May.

“Since I got into the small-house game 15 years ago, every year seems like it’s the biggest ever,” said Shafer, who founded the Tumbleweed Tiny House Company in 1999 and started another, Four Lights, in 2012. “The need for it just becomes increasingly apparent.”

Real-Estate Refugees

Some advocates are refugees from the recent real-estate bust. Macy Miller’s 2,500-square-foot Idaho home was foreclosed on in 2007, following her divorce. “I have absolutely zero interest in tying myself up with that kind of loan ever again,” she wrote in an e-mail.

In 2011, Miller literally took matters into her own hands, building a 196-square-foot timber home on a trailer in Boise, Idaho. She completed it in 18 months for $11,000 with zero debt, pays $200 a month to rent the land and shares the space with her partner, their baby and a 100-pound Great Dane named Denver.

Aspirants to the lifestyle tend to “skew female,” according to Tumbleweed’s web traffic, said Debby Richman, the Sonoma, California-based company’s chief marketing officer.

“Tiny houses are no longer strange,” she said. “They are now ‘cute.’ The cultural mores have changed.”

The largest share of inhabitants, 23 percent, are between ages 31 and 40, according to “The Tiny Life” blog, which surveyed more than 2,600 dwellers in the U.S. Almost 90 percent said they had at least some college education and 61 percent had zero credit-card debt.

‘Second Coming’

“This is the second coming of the Sears Roebuck house,” said Richman, referring to the ready-to-assemble mail-order kits. Sears sold about 70,000 of these homes between 1908 and 1940, according to the company archive website.

There are several geographic hot spots, according to Richman. While it’s easier to build in rural areas where zoning laws are less restrictive, Portland and Seattle have attracted builders because of their “open-mindedness,” she said.

“Wherever you find expensive housing on the East Coast or the West Coast, you find a higher concentration of tiny houses because people understand the need,” Shafer said.

In Washington, D.C., Boneyard Studios advocates mini homes as a solution to underutilized spaces, known as infill. The site showcases three places in a triangular alley lot, once filled by illegally parked cars. There’s a communal fire pit, hot tub, outdoor oven and garden. Boneyard has a legal address, electricity and uses incinerator toilets and a rainwater-collection system with RV-like water pumps.

Zoning Restrictions

The homeowners, who lead tours every few weeks for approximately 50 guests, can’t call these structures permanent legal residences because of zoning restrictions. To get around that, Boneyard’s builders constructed the houses on wheels, making them technically travel trailers.

The codes exist to maintain standards, said Ellen McCarthy, director of the city’s Office of Planning, as she praised Boneyard’s “high-quality” and “environmental stewardship.”

“We need some level of controls so people aren’t setting up squatter camps in alleys,” she said. “We’re trying to recognize that people’s situations require a variety of different living arrangements.” The planning office recently proposed easing restrictions that could pave the way for legalizing tiny houses in backyards.

Biggest Barrier

Until recently, the movement was so small-scale it flew under the radar of local, state and federal authorities. The lack of legal parameters might be the biggest barrier to growth, said LaVoie. “People feel intimidated by zones and coding,” she said.

Pent-up demand will drive legislation, said Matthew Campbell, co-founder of Frontier Fortress, a Wyoming-based tiny-house company. “The laws are going to change. They will have to.”

On a personal level, the psychological hurdle of parting with one’s possessions restrains a large number of people from going tiny. While liberating for some, dramatic downsizing can prove too taxing on the psyche for others.

Shafer, the movement’s champion, said it took him “years” to figure out how to thrive with less.

Immel, the schoolteacher who finished his home in late 2013, said he wasn’t sure the lifestyle would suit him long-term. He built the house with resale in mind, “just in case.”

His home, which has a façade that’s 20 percent glass, doesn’t feel claustrophobic, he said, and heating it through the harsh winter was next to free. With total expenses about $900 a year, including about $112 for propane and the rest for electricity, his $40,000-plus salary easily sustains him -- and his savings account.

The best thing about his little house, he said, is how it gave him “complete peace of mind.”

Small Renovations with Big Impact!

REAL ESTATE TIPS

Agents, these are great tips to past along to your sellers. Any of these small improvements can be the difference maker in getting your clients home sold over others.

by Courtney Soinski

When it comes to remodeling your home, cost and time invested are always very important factors to consider.  If you’re like most people, you may feel overwhelmed at just the thought of home renovations or you’re unsure of where to even start.  Fortunately, there are several ways you can give your home small tweaks that make a huge impact while keeping your wallet full.

Here are 5 simple remodeling projects to get started on for a great first impression on your next home tour.

1. Paint. 

Applying a fresh coat of paint is a great way to add some fun flair to the rooms in your house.  If you don’t want to change the color completely, go for a different shade or even consider painting one of the walls in a bright color. This will add some nice depth and brightness to the room as well as some pops of color.

2. Lighting. 

This is a small tweak to your home that can make a huge difference, and can really improve the overall feel and comfort of the house.  You can remove shadows from work spaces by using under-cabinet lights.  Install dimmer lights at a low cost to create a nice ambience.  Also, replace the fan blades on your ceiling fans for a subtle but updated and trendy new look.

3. New Fixtures. 

Updating fixtures in your home is another simple, low-cost way to remodel in a small but big way.  Replace door handles, hinges, faucets, and light switch plates for an updated look throughout your home. Keeping up with new home design trends will resonate with new home buyers because you’ll have all the latest styles.

4. Trim and Mouldings. 

Installing crown moulding, baseboards or wainscoting is a sure-fire way to create a more refined look.  Your new trim and moulding will add beautiful detail and elegance to your home as well as appeal to all types of home buyers’ senses.

5. Flooring.

Last but not least is your home’s flooring.  Although it tends to be easily overlooked, updating your hardwood floors as well as carpets makes a world of difference to your home’s overall feel.  Replace any carpet that looks worn or matted and refinish your hardwood floors for a polished look that can dramatically improve an entire room.

Whether or not you’re getting your house ready to sell, these remodeling tweaks are easy, cost-effective, and will result in a great new look. They may be small, but these renovations make a huge impact, making your home feel like new!

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Summertime. And Home Selling is Easy.

REAL ESTATE TOPICS

When is the perfect time to sell your house?  How about this summer?  Families with children tend to shop for a home during the summer months, when there is no conflict of missing school or other obligations during a move.  And, singles and couples may be home dreaming during their time of vacation and relaxation.

Follow these tips to get your home ready for the HOT summer market!

1. Make outdoor areas fun and inviting.

The lively and carefree vibes of summer leave many buyers looking for a refreshing home with areas to enjoy the season. Keep your backyards and patios clean and festive. Add in pops of color with fresh flowers, unique décor or hanging lights. No matter the style of your current patio, there is always something that can be added to give a punch of personality.  

2. It’s the heat – and the humidity.

If you live in a humid city or area, the summer heat may make your home sticky and warm – not what buyers want. Try a dehumidifier. Place in a lower set room or any room you think may need the extra water absorption. Check with a local flood service or plumbing company for rental options to avoid spending extra cash on a short-use purchase.

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3. Lighten up!

Take down heavy drapes and curtains to let in the natural sunlight. This will prevent that drab and dreary feeling from sneaking in and makes rooms look bigger. Adding in plant life or flowers will also brighten the space and add a sweet aroma!

4. A lush lawn and bright flowers will bring more buyers.

The sharp and colorful contrast of your green lawn with bright colored flowers will make buyers want to see more and an unkempt lawn signals an unkept house – and will reduce the number of buyers who want to see inside.  Make time to water and mow your grass, but not too close.  Keeping the grass a little higher makes it look lush and helps it grow to fill in patches.  You may have to mow a little more often, but the curb appeal will pay off in the long run.  Add bedding plants or planters with bright flowers.  Look for varieties that will bloom longer and last during the hot summer months.

5. Bug out!

Don’t let an uninvited visitor ruin a buyer’s first impression.  Keep them out by by fixing any window screens with holes and take a look at the rubber stops in your doorway and replace any ill-fitting stops that may have been caused from weather or warping.  If you have pets, make sure they don’t bring fleas in from outdoors.

6. A picture is worth a thousand words.

Simply put, good photos will drive demand.   Make sure to use summer photos, not the images from last fall.  Old photos indicate to buyers that your home has been on the market for too long – and that something must be wrong.  Also, take photos with all the lights on and the curtains open to let in as much light as possible.  Remove clutter so that surfaces are open and clean to make spaces look bigger and brighter.

7. Don’t wait for buyers to find you.  Find them!

Summer is typically a much more social time of year than the cold winter months and people tend to venture out and about more often.  To start, let the neighborhood know about your home, and ask them to share with anyone they know who might be interested.

Secondly, look for the popular summer activities in your town.  A riverwalk?  Outdoor shopping venue?  Al fresco dining?   Ask your agent to advertise your home in places where potential buyers eat, work, shop and play.  Local real estate magazines like The Real Estate Book are distributed free around high traffic venues – and help get the word out about your home – driving them to your home, instead of waiting for them to drive by or stumble upon your home in an online search.

3 Steps for WINNING Local Traffic to YOUR Website

REAL ESTATE TIPS

By Rebecca Chandler

Winning a Google war with a listing aggregate site with 20 million or so unique users is probably a long shot, but you CAN win more local buyer and seller traffic to your website by following these 3 steps.

Step 1 – Start with a good website. What should that include?

• An IDX feed that puts the entire MLS on your site. That way, home shoppers won’t need to shop other websites once they’ve gotten used to yours. All the data is there.
• Make sure your website displays well on a tablet and a phone. More and more consumers are using their tablets and phones to shop for homes – especially on the weekends when they are out looking. If the visitor has to “pinch and stretch” the screen or can’t navigate the tiny buttons, even if they find your site, they will leave your site – forever.

Step 2 – Go to where your prospects are and connect with them, physically. No, I don’t mean a group hug. (Where was your mind?) Instead, make sure they bump into your web address, not just virtually, but on the real streets of your real town. Here’s how.

• Look for the places your ideal prospect lives, eats, works, shops and plays. Look for opportunities to advertise to reach them in those places. Use local advertising, local real estate magazines, direct mail, open house flyers, yard signs. Take out an ad in the high school football program. Sponsor an event and get your name and web address in the program. Bus stops. Billboards. You get the picture. Go where they are. Physically.

Step 3 – Be bold. Use text codes. Big brands like AMC, Costco, Kohl’s, Office Depot, Sonic and others are now using text codes to drive traffic and reminders to their clients. They place specific codes around the stores and in their ad campaigns to drive traffic to their mobile sites and apps – and ultimately sales. How do you do it?

• Use a service like LocalSmartMobile offered by The Real Estate Book® to assign a specific code to every listing. Put that code on all advertising for that listing with a strong call to action. “To see inside this home, text T312634 to 85377.” When the consumer does, they will receive a text with a link to that property – on YOUR website (and you get a text with their phone number so you can follow up right away).
• Use GPS enabled yard signs with text codes. LocalSmartMobile includes a yard sign with the call to action – “Text HOMES to 85377.” When the consumer does, they get a link to that listing on YOUR website, and you get a text with their phone number – so you can follow up while they are standing in front of the home.
• Use a vanity code (Try texting SUPER to 85377) to drive traffic to YOUR mobile business card and website. Consumers can save your contact information and then go to your website to search for homes.

Taking these 3 steps will help you win more local traffic – on the real streets of your real town.

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5 lessons every startup (Agent/Broker) should learn from the German football team

REAL ESTATE TIPS

Football (Soccer) analogy of what it takes to make your business successful though a mind set. Replace the word 'start-up' the author uses with 'my Real Estate career'.

Morad Jarrah

Content Moderation Supervisor at OpenSooq ✔ Freelance Web Producer

The day was June 29, 1998, the place was Lyon, France, and I was just an 11 year old boy watching Germany playing Croatia in the World Cup. It was the first year I showed interest in football, and I instantly fell in love with the Mannschaft (the German football team).

To be honest, I was not a big fan of the skills the German players showed, nor of their techniques, but I was a huge fan of their fighting spirit, and of how they ran across the field from the first minute till the final whistle.

On that sad day, Germany lost 3-0 against Croatia in a very dramatic match. Nobody expected that, and I remember crying like a spoiled kid who did not get his dessert.

4 years later, Germany reached the finale against Brasil, and lost 2-0. Another 4 years after that, they reached the semi final and lost 2-0 against Italy. Another 4 years, and they lost 1-0 against Spain. And tonight, 16 years later, they crushed Brasil (the hosting country) 7-1 in the semi final (They reached the semi finals 4 times in the last 4 tournaments, a world record).

Plenty of lessons are there for us to learn from the German. I could only come up with 5 in such a short notice. 5 lessons for startups to learn from the Mannschaft.

1) Determination.

They never quit, they fight one battle after another, one match after another, and they never throw the towel. Startups go through roller coasters all the time, if they are not in it to win it, then they should not even bother book domains for their sites.

2) Learning from the competition.

In 1998, France won the world cup against Brasil through 2 headers by Zizou (Zinedine Zidane) an Algerian immigrant who joined the Gallic roosters at an early age. Zidane was not the only player in the French team who was a foreigner. France won through a team of immigrants that had the talent, the attitude, and what is most important, a healthy integration.

In 2002, Germany had a multicultural team that consisted of players who had Polish, Spanish, Italian, and African roots, among others.

Having a bocquet of multi-ethnic players was not the only thing Germany learnt from the competition. When tiki-taka proved itself as winning football technique, the German greatest football club, Bayern Munich hired one of the scholars of this modern technique, Barcelona's ex-manager Pep Guardiola. This move gave Joachim Löw (The Mannschaft's manager) a front seat view to learn all the tricks of tiki-taka. Joachim clearly used what he learned in this world cup so far, and it is paying off.

Startups should keep a close eye on the competition, local and global ones, and they should learn from them.

3) Flexibility.

"Release fast, release often, and iterate" these golden words describe the best approach toward releasing a new product in any startup. Changing the formulas, and business tactics is viable for any startup to survive. Don't stick to your original plan, if it does not work, you better be quick enough and alter your moves.

Joachim Löw changed the formation of his squad so many times before he picked the 23 players who are going with him to Brasil. He did not stop there, he changed the tactics, alter the players, and moved from one formation to another during this world cup till he found the perfect 11 man team.

These men won 7-1 against Brasil tonight.

4) Keeping all eyes on the goal.

If you get the chance to walk into the German football federation building, you will find a picture of the famous Maracana stadium in Rio De Janeiro, where the final match will take place next Sunday.

Everyone in the German football team, the players, the managers, even the physicians kept an eye on where they are going, what their goal is, and kept visualizing how they would get there, to that stadium, and nowhere else but it.

Startups should keep their goals, and KPIs written, and hung on the wall for every employee to see, and remember. There is no room for distractions where winners come from.

5) Seize all opportunities, score all goals, be limitless.

The Mannschaft scored 5 goals in the first half an hour of their game against Brasil, but they did not stop there. They scored another two in the second half, and would have scored more if the game stretched for more than 90 minutes. They did not say that's enough for us, this is our limit, this is more than we expected. They kept going.

Now, I am a huge fan of The Mannschaft, and I am a huge fan of House Of Cards too, and here is one quote by Franck Underwood that I really like, and I could not help but remember while I was watching the game tonight "Any pugilist knows that when someone’s on the ropes, that’s when you throw a combination to the gut and a left hook to the jaw".

Startups should be limitless, fearless, they must believe that they are good enough, strong enough, and that even the sky is not their limit. Startups must stand tall against a competing business, no matter how big that business is, and they should take a shot after another, till they remove that business from the top.

It was a long journey for the Mannschaft from 1998 till 2014, and I bet you money that they will keep on teaching us lessons till the end of football days. 

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What is your "Sugar Dish" telling your potential customers?

REAL ESTATE TIPS

This article is a perfect example of what inevitably differentiates you as an Real Estate Agent or Brokerage from your competition.

Dan Howard

President, BusinessCast of Loudoun, Inc

Did you know that every business has a "Sugar Dish"? I didn't either until an unexpected lunch meeting five years ago.

Let me take you to that day. I was in my past employers office in downtown Lexington, VA. when my manager and his assistant said we were waiting on a special lunch guest. When Mr. Randle walked in right away I realized he is who we were waiting on. After introductions he said "Let's go eat" As we walked up the street I noticed Mr. Randle looking into the cafe windows and saying "Nope, Nope, Oh yeah, let's eat here".

After we ordered, we asked him what he was doing and why did he pick this particular restaurant without even looking at what they served. His reply was "The sugar dish". He continued "Typically when you find a sugar dish with only pink and white packets, you will get a mediocre meal at best. When they have pink, white and blue you will get a decent meal. But when the sugar dish has pink, white, blue and yellow then you get a fantastic meal". We asked if he was kidding, he answered "No". He followed his statement by saying "Sugar or sugar substitutes is one of the least expensive things a business / restaurant can offer it's customers and if they are willing to cut corners there, then they are willing to cut corners in other areas of their business and in the case of restaurants mainly food". Now he did follow up with "This is what I have found to be true most of the time, but not every time".

Now five years later from that day I am always checking restaurants, coffee shops, sugar dishes to see if his theory holds true. To date, what he said has held mostly true.

But as a business owner, I realized EVERY business has a "Sugar Dish". Something that is in front of the customer, whether it be a product, a storefront, a website etc that can reflect if we as a business cut corners to save a little money and not providing the best we can for our customers.

So the challenge I offer to you, and myself, is to determine what is your company's "Sugar Dish" and what does it say about your business to your customers?

If you would be kind enough to visit what I believe to be our Sugar Dishes, our Facebook Page, Our LinkedIn Page, and our Website and let me know what our sugar dishes say to you about our business. Thank you and Much Success!

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