Thinking about home ownership? Find out if home ownership is right for you. You'll need to assess your financial goals, careeer path, life choices. Buying a home doesn't happen overnight. It takes months, and even years of planning and saving for a down payment. Our two hour seminar will enlighten you on the latest market trends, new mortgage rules, how to choose the right professional for your needs, and more!

Our team of experts have been providing free home buying information for the past 17 years and we are passionate about helping first time home buyers through our information based seminar.Buying a home is probably one of the largest investments you will ever make, financially and even maybe emotionally. Whether you are a veteran or novice, buying a home can be intimidating and worrisome. Understanding the buyng process can give you the confidence you need to make the right decisions.

Whether you are buying a condominium or a leasehold property, thinking of purchasing in Richmond or North Vancouver, our seminar is targeted to help buyers make confident decisions. Each presenter will have a 25 minute information slideshow followed by a 5 minute Q & A.

Pre-register on-line through Eventbrite as space is limited.

Refreshments provided. 19+

Presenters include:

Alma Pasic, Mortgage Broker, Verico Paragon Mortgage Group Inc.

Geraldine Santiago, Published Author and Realtor, RE/MAX Crest Realty

Glenn Duxbury, Duxbury & Associates Building Inspection and Consulting

Patricia Wright, Notary Public, Wright and Associates

Testimonials

January 21, 2008

This letter is in reference to Geraldine Santiago and her relationship with the Roundhouse Community Arts & Recreation Centre. Geraldine has been facilitating workshops and seminars on Real Estate and Buying your First Home for our community centre over the past six years. I have no doubt that the programs she runs have benefited both her participants as well as our community centre.

Should you have any questions please do not hesitate to contact me.

Kathryn Sweetapple

Recreation Programer II Roundhouse Community Centre Arts & Recreation Centre

May 4, 2007

Dear Geraldine,

I'd like to thank you very much for arranging and presenting the program on First Time Home Buying at the New Westminster Public Library on Tuesday, April 10, 2007.

What a great program you have developed! There is so much to know about buying a home; it can be quite daunting for a first time homebuyer. It was an excellent idea to invite people with different expertise to speak to their field (mortgage, realty, inspection and legal). Everyone had excellent information to give in their area and the audience of 63 seemed to really appreciate the presentation. It was also very generous of you to provide a free copy of your book to everyone that wanted it.

Thanks again for taking the time to come to the library. I hope we can have your team come again.

Yours truly,

Debra Nelson Community Services Librarian New Westminster Public Library

Dear Geraldine,

Thank you for presenting " How to Buy Your First Home--And Say Good-bye To Your Landlord"! a free program open to the public, at the George Mackie Library on October 24, 2007.

Your presentation was very well put together and informative and I know the participants really enjoyed it and found it very useful.

We appreciate your willingness to share your time and knowledge with the library and Delta residents.

-Frances Thomson, Community Librarian, Fraser Valley Regional Library

September 20, 2007

Ms. Geraldine Santiago has conducted two seminars on Buying Your First Home in Canada for the New Immigrant Orientation Series that Richmond Public Library presents in partnership with SUCCESS (Richmond Office). We have invited Ms. Santiago to to the same presentation again in March 2008.

Ms. Santiago has written several books ont he topif of house buying and selling including Buy & Sell Recreational Property in Canada; Sell Your Home in Canada; and Complete Home-Buyers Guide for Canadians. These popular books are part of our library's collection.

Ms. Santiago is an excellent speaker on the topic of house buying. Her knowledge combined with her desire to help people understand the topic has made her talks informative and interesting. Her presentations typically cover all apsects of house buying and include practical suggestions and information on legal procedures. Sometimes she brings other experts, e.g. house inspectors, mortgage consultants et al, to talk about their parts in helping ensure that house buyers have sufficient information to make sensible decisions.

If you need further information, please contact me at the Richmond Public Library.

Sincerely,

Wendy Jang, Coordinator, Multilingual Services

East Hastings Community Centre

May 18, 2010

I have had the pleasure to work with Geraldine Santiago during my tenure at Hastings Community Centre, as a recreation programer. During this period, (2006), she provided free real estate workshops (Buying Your Home) for the community.

She conducted herself in a very professional manner and was successful in providing an informative workshop for the participants.

Sincerely,

Wes Uyeyama

Thinking about home ownership? Find out if home ownership is right for you. You'll need to assess your financial goals, careeer path, life choices. Buying a home doesn't happen overnight. It takes months, and even years of planning and saving for a down payment.

Our two hour seminar will enlighten you on the latest market trends, new mortgage rules, how to choose the right professional for your needs, and more! Our team of experts have been providing free home buying information for the past 17 years and we are passionate about helping first time home buyers through our information based seminar.

Buying a home is probably one of the largest investments you will ever make, financially and even maybe emotionally. Whether you are a veteran or novice, buying a home can be intimidating and worrisome. Understanding the buyng process can give you the confidence you need to make the right decisions. Whether you are buying a condominium or a leasehold property, our seminar is targeted to help buyers make confident decisions.

Pre-register through Eventbrite as space is limited.

Each presenter will have a 25 minute information slideshow followed by a 5 minute Q & A.

Refreshments provided. 19+

Presenters include:

Alma Pasic, Mortgage Broker, Verico Paragon Mortgage Group Inc.

Geraldine Santiago, Published Author and Realtor, RE/MAX Crest Realty

Glenn Duxbury, Duxbury & Associates Building Inspection and Consulting

Patricia Wright, Wright and Associates Notaries Public

Testimonials

January 21, 2008

This letter is in reference to Geraldine Santiago and her relationship with the Roundhouse Community Arts & Recreation Centre. Geraldine has been facilitating workshops and seminars on Real Estate and Buying your First Home for our community centre over the past six years. I have no doubt that the programs she runs have benefited both her participants as well as our community centre.

Should you have any questions please do not hesitate to contact me.

Kathryn Sweetapple

Recreation Programer II Roundhouse Community Centre Arts & Recreation Centre

May 4, 2007

Dear Geraldine,

I'd like to thank you very much for arranging and presenting the program on First Time Home Buying at the New Westminster Public Library on Tuesday, April 10, 2007.

What a great program you have developed! There is so much to know about buying a home; it can be quite daunting for a first time homebuyer. It was an excellent idea to invite people with different expertise to speak to their field (mortgage, realty, inspection and legal). Everyone had excellent information to give in their area and the audience of 63 seemed to really appreciate the presentation. It was also very generous of you to provide a free copy of your book to everyone that wanted it.

Thanks again for taking the time to come to the library. I hope we can have your team come again.

Yours truly,

Debra Nelson Community Services Librarian New Westminster Public Library

Dear Geraldine,

Thank you for presenting " How to Buy Your First Home--And Say Good-bye To Your Landlord"! a free program open to the public, at the George Mackie Library on October 24, 2007.

Your presentation was very well put together and informative and I know the participants really enjoyed it and found it very useful.

We appreciate your willingness to share your time and knowledge with the library and Delta residents.

-Frances Thomson, Community Librarian, Fraser Valley Regional Library

September 20, 2007

Ms. Geraldine Santiago has conducted two seminars on Buying Your First Home in Canada for the New Immigrant Orientation Series that Richmond Public Library presents in partnership with SUCCESS (Richmond Office).

We have invited Ms. Santiago to to the same presentation again in March 2008.Ms. Santiago has written several books ont he topif of house buying and selling including Buy & Sell Recreational Property in Canada; Sell Your Home in Canada; and Complete Home-Buyers Guide for Canadians. These popular books are part of our library's collection.

Ms. Santiago is an excellent speaker on the topic of house buying. Her knowledge combined with her desire to help people understand the topic has made her talks informative and interesting. Her presentations typically cover all apsects of house buying and include practical suggestions and information on legal procedures. Sometimes she brings other experts, e.g. house inspectors, mortgage consultants et al, to talk about their parts in helping ensure that house buyers have sufficient information to make sensible decisions.

If you need further information, please contact me at the Richmond Public Library.

Sincerely,

Wendy Jang, Coordinator, Multilingual Services

East Hastings Community Centre

May 18, 2010

I have had the pleasure to work with Geraldine Santiago during my tenure at Hastings Community Centre, as a recreation programer. During this period, (2006), she provided free real estate workshops (Buying Your Home) for the community.

She conducted herself in a very professional manner and was successful in providing an informative workshop for the participants.

Sincerely,

Wes Uyeyama

 Click the above banner to take see the preview of my pick of properties this week!

It all adds up!

Open House + Free Home Buying Seminar = November 12, 2014
Join our home buying seminar with industry experts. # 1 Athletes Way, Second Floor To pre-register:  www.vancouverfirsttimehomebuyer.ca

New and Improved: First time home buyers-- learn about new trends, forecasting, ROI and more in this newly REVAMPED and RECHARGED home buying seminar. Published Author and Realtor along with industry experts Alma Pasic, Glenn Duxbury and Patricia Wright. Pre-register as space is limited. http://lnkd.in/b5nBZPB

Price of Style- Market Watch by Geraldine Santiago

I subscribe to a fantastic magazine called Canadian House and Home. I tend to keep the editions that I like the MOST. This special anniversary edition was published December 2006 to commemorate 20 Years of the Best- the houses, the people, the stories with Lynda Reeves editor.

They noted on house prices in Montreal, Calgary and Vancouver in 1986 and twenty years later----2006.  House prices, landscaping cost, a gallon of interior wall paint, 200-thread-count cotton sheets, etc. have all gone up in price.  There are a few items that have decreased such  as 20" box TV, and track lighting are a few things that in 2006 are cheaper.

Now fast forward all the way to 2014 and house prices have just sky rocketed! Why has the Canadian real estate market and especialy Vancouver been so expensive?  

Plain and simple- it's such an attractive city to live, work, study and play!  On a recent family trip to Seattle,by car, we somehow got lost.  I wanted to ask the other car driver for directions and my husband warned me that I could get shot by doing so, just because Americans are allowed to carry guns.  There you have it, my friends!  That's why Canada is an attractive place to live.  

I've been lucky enough to travel all around the world ever since I was young.  I've visited many countries and when it comes down to it, nothing truly beats our Canadian lifestyle. That's why when it comes to real estate, many others new to our country find it attractive to live here!

!

January 21, 2008

This letter is in reference to Geraldine Santiago and her relationship with the Roundhouse Community Arts & Recreation Centre. Geraldine has been facilitating workshops and seminars on Real Estate and Buying Your First Home for our community centre over the past six years. I have no doubt that the programs she runs have benefited her participants as well as our community centre.

Should you have any questions please do not hesitate to contact me.

Kathryn Sweetapple, Recreation Programer II
Roundhouse Community Arts & Recreation Centre


For more information on our next home buying/ selling seminar, please visit my website at www.vancouverfirsttimehomebuyer.ca

May 4, 2007

Dear Geraldine,

I'd like to thank you very much for arranging and presenting the program on First Time Home Buying at the New Westminster Public Library on Tuesday, April 10, 2007.

What a great program you have developed!  There is so much to know about buying a home; it can be quite daunting for a first time homebuyer.  It was an excellent idea to invite people with different expertise to speak to their field (mortgage, realty, inspection and legal).  Everyone had excellent information to give in their area and the audience of 63 seemed to really appreciate the presentation.  It was also very generous of you to provide a free copy of your book to everyone that wanted it.

Thanks again for taking the time to come to the library.  I hope we can have your team come again.

Yours truly,

Debra Nelson

Community Services Librarian 

New Westminster Public Library

What Experts Think About Vancouver's Affordability- October 4, 2013

Taken from the Real Estate Board of Greater Vancouver's "The Open House"

Is Vancouver's affordability a problem?  And if it is, are there solutions?  The UBC Centre for Urban Economics and Real Estate decided to find out by hosting a panel of four experts on the subject.

Panel members agreed that Vancouver now ranks as the second most unaffordable city on earth, just aftter Hong Kong and well ahead of London (seventh place), and New York (12th place), according to the 2013 Demographis International Housing Survey.

Given the wide-ranging concerns this topic generates, it's no surprise that September 17, 2013 session was standing-room only.

HIghlights of what the experts had to say:

Tsur Somerville, Real Estate Foundation of BC Professor in Real Estate Finance, and Director, UBC Centre of Urban Economics and Real Estate, Sauder School of Business

"The idea that affordability has suddenly worsented is not new. Its been around since the 1980's" said Sommerville.

"But rather than it being a housing issue, it's more of an income issue," explained Somerville, noting that median incomes are lower in Vancouver than in Regina or Saskatoon--which are far more affordable cities.

Why is Vancouver so popular despite high housing price?" Vancouver is a high-amenity city," explained Somerville. It's attractive to college graduates and higher-income earners who are prepared to pay for amenities because they get significant value in return.  "This process, known as income sorting, drives up rents and housing costs," says Sommerville.

Robert Helsley, Dean, UBC Sauder School of Business

"In Vancouver, the ratio of a median house price to income is now eight," explained Helsely.  "This means the median price of a home is more than eight times the median household income."

Is that too high?--" Housing prices are deteremined by a process of idding. Housings costs are higher in Vancouer because people want to live here for the high qualify of life and are prepared to pay for it," said Helsely.

Helselsy noted that some of the most affordable housing is located in Detroit, but with few amenities, not many people want to lie there any more.

"  We have nothing to fear from density. It doesn't destroy surrounding neighbourhoods. It helps preserve them."  Michael Goldberg, Professor and Dean Emiritus, UBC Sauder School of Business

Michael Goldberg, Professor and Dean Emeritus , UBC School of Business

Is housing affordable?  "Yes and no," said Goldberg.  "Remember that half of all sales are below the median price."

What can we do? Slow demand? Stop migration? Raise taxes? Stop mortgage lending?

Plan B, according to Goldberg, would include cutting approval times, rezoning land in advance, and fixing costs such as development cost charges.

Stanley Hamilton, Emeritus Professor, UBC Sauder School of Business

When Hamilton moved to Vancouver in the 1960s, his professor's salary didn't qualify him for a mortgage because his annual housing costs would have been more than 32% of his total household income.

"The bank wasn't going to change their rules for me, so we sold our car and our couch to increase our down payment."  

Hamilton thinks its time to reconsider the 32% rule.

Foreign ownership

What role do foreign investors play in driving high housing prices?

"Is Vancouver becoming a vacation city like Aspen, where homes sit vacant for much of the year? asked Hamilton. "In Dunbar, many of my retiree neighbours head to Palm Springs for in the winter. Is this any different?

"Foreign ownership is not a problem, it's a solution, " explained Dr. Goldberg.  "We are a diverse city and we welcome immigration.

The solution?

Goldberg sees a key solution as higher density and height along major streets and transit corridors and in commercial zones.

"Density stabilizes neighbourhoods by letting residents such as empty-nesters, stay in their homes or neighbourhoods as they age and their housing needs change."

At the same time density helps preserve the character of the interior of the neighbourhoods.  "Looka at Kerrisdale and the Arbutus and West 12th Avenue neighbourhoods, which have benefitted from density. Also look at the Coal Harbour and Yaletown neighbourhoods."

To read the Demographia study, go to:  www.demographic.com/dhi.pdf

Another solution, in my humble opion....

I believe that RRSP used for a down payment of a first home should not have to be repaid if you are buying your primary residence.

At the moment, you can borrow from your own  RRSP funds but it is repayable up to fifteen years.  According to a February 2014 Sun Life report, 24% of Canadians, when they retire will be using their primary home as a source of income.  If this is the case, their RRSP funds to help purchase their first home would come to fruition here. In addition, the threshold sould be as much as possible.  

There are four basic steps you need to get to buy your home.  Join our 13th Annual home buying seminar this Fall, November 13, 2014, from 7-9pm.  Pre-register through Eventbrite.ca 

To Read the Entire Article, with Interview by Geraldine Santiago, Realtor, Click Image

Are you interested in buying or selling real estate in Vancouver?  We'll show you the importance of your property's lot and zoning in relation to future values.  Join our seminar, April 12, 2014 from 1-3pm. Pre-register as space is limited.  To register, go to Eventbrite.ca-- http://www.eventbrite.ca/e/remax-seminar-series-subdivide-and-conquer-tickets-10634252335

To Read this article, please click this link:   

http://www.rew.ca/news/subdivide-conquer-know-homes-future-value-now

Announcing the “Love Thy Neighbor Real Estate Seminar” – Presenting New Strategies for Optimizing Land Values in Vancouver, BC

Learn essential insights into how to jointly market properties to Developers and Builders

Vancouver, BC – Feb 26, 2014 – How can real estate sellers take advantage of the densification trend in Vancouver, BC? By looking to their neighbors’ properties when listing their own for sale. This Spring might be the best time to jointly list your property with your neighbor’s to obtain the optimal sales price. The upcoming “Love Thy Neighbor” seminar will provide critical steps to enable attendees to take advantage of this new listing trend.

As the demand for mid-rise housing continues throughout Vancouver, developers and builders find themselves continually challenged in finding large enough lots to build on within city limits for low-rise, mid-rise and small to medium multi-house dwellings. If a neighboring property is being listed at the same time as your property, there are techniques for bundling these two listings to achieve increased real estate values for the two properties.

“The lack of land and the desire for people to live in Vancouver has made densification the only choice for builders in Metro Vancouver,” says Geraldine Santiago, REMAX Realtor and published author.”If you have a property, especially along a transit corridor, and your neighbor is considering selling at the same time, you are in a unique position to bundle your properties to attain the highest property value. My team of experts have the tips, techniques and suggestions for leveraging this opportunity.”

Capacity within Metro Vancouver will continue to grow with the present population of the area estimated at 2.3 million and it is expected to increase by almost 50 percent to 3.4 million by 2041.  Without densification and the building of more laneway homes, in-fill, coach houses, duplex and triplexes, builders and developers will not be able to meet demand.

Do you know how to approach your neighbor about co-listing your properties? Are you aware of your area’s zoning options? Do you know how to partner with your listing agent to maximize your property’s value? Questions like these will be answered at this innovative seminar.

“My team and I ave been listing West side real estate in Vancouver for over 11 years,” says Ms. Santiago, “and now is one of the best times to co-list and bundle properties for sale. Learn the best practices for successfully taking advantage of this new trend at our upcoming seminar.”

###

To register for the event:

http://rem.ax/1gi2eAW

About the Organizer

Ms. Santiago is a licensed RE/MAX Realtor and published author of "The Complete Home-Buyer's Guide for Canadians", "Selling Your Home in Canada" and "Buy and Sell Recreational Property in Canada", Self Counsel Press Ltd. She is also an International Real Estate Specialist (I.R.E.S.) specializing in marketing local properties globally. She is a respected lecturer delivering seminars for over ten years on buying and selling Vancouver real estate. Contact Geraldine at geraldinesantiago9@gmail.com or geraldinesantiago1@remax.net, cell 604-764-6873 and RE/MAX Crest Realty (Westside) Independently Owned and Operated. Member of the Real Estate Board of Greater Vancouver.

Announcing the Subdivide and Conquer Seminar – New Trends in Selling Real Estate in Vancouver, BC

For sellers in Vancouver looking to dramatically increase the value of their property and sell quickly

Vancouver, BC – Feb 28 2014 – Sellers of real estate in the Vancouver market can seize on an emerging trend that not only increases the value of their property but makes it sell more quickly. As the demand for mid-rise housing continues throughout Vancouver, it is not only where your property is located that is important, it is the associated lot size and zoning that needs to considered. The “Subdivide and Conquer” seminar being held on April 12, 2014 will capitalize on this new trend by providing proven insights from experts in the field.

“Vancouver residents want more affordable units for families,” says Geraldine Santiago, REMAX Realtor and published author, “a lot of the downtown construction features small layouts that appeal to couples or empty nesters. But, what happens when genY and Xers in these buildings decide to have children? Capacity is needed and developers and builders are seeking options.”

Lot size and zoning are now key components of your sales strategy when pricing and marketing real estate in Vancouver. Builders and developers are continuing to buy up properties to meet the continued demand for family housing within city limits. 

Do you know your property’s zoning options? Zoning not only refers to the division of land into two parcels, but it can include consolidation of two or more parcels into a single site, the adjustment of an existing property line or dedication of land for road or lane purposes. 

If you are looking to sell your Vancouver property, seize upon the opportunity to learn about how best leverage subdividing to optimize your property’s value by attending the “Subdivide and Conquer” seminar on April 12, 2014. Topics will include: laneway homes; in-fill and coach houses; duplex; triplex; and architects, builders/developers.

“Vancouver’s real estate market has an appetite for transactions but it’s difficult to find deals,” states Santiago, “learn how to best position your property with new trends in zoning.”

###

To register for the event:

http://rem.ax/1gi2eAW    Or, email: geraldinesantiago1@remax.net or call (604) 764-6873

About the Organizer

Ms. Santiago is a licensed RE/MAX Realtor and published author of "The Complete Home-Buyer's Guide for Canadians", "Selling Your Home in Canada" and "Buy and Sell Recreational Property in Canada", Self Counsel Press Ltd. She is also an International Real Estate Specialist (I.R.E.S.) specializing in marketing local properties globally. She is a respected lecturer delivering seminars for over ten years on buying and selling Vancouver real estate. Contact Geraldine at geraldinesantiago9@gmail.com or geraldinesantiago1@remax.net, cell 604-764-6873 and RE/MAX Crest Realty (Westside) Independently Owned and Operated. Member of the Real Estate Board of Greater Vancouver.

In real estate,  they say that one of the most important aspects of your property is its location--, "Location, location, location". Location is very important, it's true.  There's a difference between North side and South side, West side and East side.  Values of homes in Shaughnessy are different than that of  Dunbar, or Kitsilano or Kerrisdale.  But when it comes to real estate in the Greater Vancouver area,  it's all about your LOT!  Lot size and zoning are equally important when selling your home. 

Your property's location and zoning will determine the type and size of home you can build, and in today's market, when laneway homes, in-fill housing,  and secondary basement suites are allowed to be built in addition to the main house, zoning is extremely important! Is your property zoned for a duplex, triplex?  What about selling to builders? Have you and your neighbours ever thought about selling your homes and that of your neighbours on the same block, to builders?

If you are thinking of selling your house, look at its zoning and do your own research as to what is allowed by the city. Take a good, close look around your neighbourhood to see what newer homes look like, and look at the allowable square footage of the new home. 

The face of Vancouver real estate is changing rapidly.  Are you aware of your property's full potential?  Are you in the 'know' of what your neighbours have been doing to get top dollar when they sell to builders, for their property?

Perhaps you are thinking of consulting an architect to draw up some plans to show potential builders or buyers what your home could look like.  This extra time and effort on your part could be well worth it when selling your home.

But before you do anything, why not join our two hour FREE seminar? We'll show you how you could maximize your home to builders and sell it for top dollar.  You could just be sitting on Camelot!  Space is limited. Pre-registration required. 

To register, click on the link below. 

Geraldine Santiago, Published Author and Realtor

13th Annual RE/MAX First Time Home Buyer Seminar

Want to know about buying your very first home, but don't know where to start?

First-time home buyer? Young buyer? Move-up buyer? New immigrant? Come and join our seminar! It is a  two hour seminar chocked-full of information that will educate you. 

Our Mission: To empower, enlighten, and educate first time home buyers. We'll teach you how to buy smart in this market, or any market. Get educated so that you will be confident in the choice you will make. 

Industry experts will discuss the entire process, from pre-approval all the way to possession day!

Geraldine Santiago, published author of the "Complete Home Buyer's Guide for Canadians" and licensed Realtor, along with industry experts-- Alma Pasic, Glenn Duxbury and Marcia Jean-Baptiste from CMHC present a 25 minute presentation.  

Topics to be discussed: the importance of each professional and what their roles are, contingency funds and special assessments, building envelopes, how to avoid leaky condo's, legal documents. binding contracts, costs and more! 

PLUS:  Find out about what the market is doing. We'll show you how to read market statistics and learn how to use this information to get the best possible price.  What are sub-areas doing? The market is different from North Vancouver, to Richmond, to Burnaby--knowing how much prices are being discounted (and not) in these areas will give you a heads up on your negotiation process. The market is constantly changing in all areas-- is it hot or cold?  If so, which ones are?--A FREE market evaluation are given to all who attend.  Don't miss it!

CAN'T ATTEND that day but are still interested in our seminar?  Don't worry!  Simply fill out the form and request of our webinar to be sent to your email.  You'll be able to watch our seminar at your own leisure.

Partially Sponsored by CMHC and Real Estate Weekly Newspaper

Success-- Thank you for attending our home buying seminar!

Thank you to all who attended our 12th Annual Home Buying Seminar at the Creekside Communinty Centre last week.  We had a great turn out and a lot of first time home buyers wanting to get empowered!  It was great!  

We also understand how difficult it is for some people to actually attend our seminar, so we are giving everyone the chance to get a copy of each presenter's powerpoint presentation.  For those who haven't received theirs yet, please send us a quick email and we will be happy to send it to you in pdf form by email!

We're already planning for next year's seminar- so stay tuned and we will announce the date!