Houston BOMA Articles RSS Feed

Flags to Half-Staff 9/11/2010 Sunrise to Sunset

Tammy Betancourt — Thu, 09 Sep 2010 18:32:41 GMT

In the United States, Patriot Day occurs on September 11 of each year, designated in memory of the 2,974 casualties in the September 11, 2001, attacks.

The U.S. House of Representatives Joint Resolution 71 was approved by a vote of 407-0 on October 25, 2001. It requested that the President designate September 11 of each year as "Patriot Day." President George W. Bush signed the resolution into law on December 18, 2001.

On Patriot Day, Americans should fly their flags at half-staff and observe a moment of silence to honor those individuals who lost their lives as a result of the terrorist attacks.

The President is requested to issue each year a proclamation calling on:

1. state and local governments and the people of the United States to observe Patriot Day with appropriate programs and activities;

2. all departments, agencies, and instrumentalities of the United States and interested organizations and individuals to display the flag of the United States at half-staff on Patriot Day in honor of the individuals who lost their lives as a result of the terrorist attacks against the United States that occurred on September 11, 2001;

3. the people of the United States to observe a moment of silence on Patriot Day in honor of the individuals who lost their lives as a result of the terrorist attacks against the United States that occurred on September 11, 2001.

9-Sep-10 1:32 PM

Issue Alert: Proposition 1

Tammy Betancourt — Thu, 09 Sep 2010 14:00:00 GMT

BOMA Issues Position on Prop 1

Houston BOMA believes that the City of Houston should maintain adequate resources to ensure that the City’s streets and drainage systems are sustained at levels in keeping with a world-class city. BOMA also supports dedicating funds to drainage and street repair. Additionally, BOMA believes that in tandem with such a fund, a well-developed plan for fee collection and spending should be in place prior to the consideration of any such initiative.

BOMA is opposed to Proposition 1, which will be considered by the voters on November 2, for the following reasons:

1) There are no guidelines in place for how the additional fees collected will be spent.

2) No priority or direction has been revealed for correcting Houston’s flooding, drainage or street repair problems. At this time, the initiative is simply a money collection device for the City.

3) This initiative including the petition and ballot language was developed and funded by civil engineers who will be the beneficiaries of the fund for the life of the fund.

4) No information has been provided on how much money is required to meet the City’s needs or who will pay what amount. This initiative has been placed on the ballot and the City Council will determine the amount of the fees that will be assessed to Houstonians AFTER THE VOTE. This includes commercial real estate, parking lots, vacant land, schools, churches and homes. No one is exempt.

5) The initiative creates a fund that exists for 20 years. If not canceled by a 2/3 vote of City Council, the plan will continue for additional 20 year periods. New taxes are rarely, if ever repealed.

As such, Houston BOMA urges its members to educate themselves and their tenants on this issue and vote no on Proposition 1.

9-Sep-10 9:00 AM

ENERGY STAR Web Conference

Mallory Garrison — Thu, 09 Sep 2010 13:00:00 GMT

Top Energy Projects

Wednesday, September 15, 2010 at 1:00 P.M. – 2:30 P.M. (Eastern)

-- An ENERGY STAR^® Energy Management Networking Web Conference

Are you interested in learning about how other ENERGY STAR partners are saving energy? Then join ENERGY STAR for the September partner web conference where you will hear about the projects, initiatives, and strategies that are delivering results for two companies averaging energy savings between 8 to 10 percent annually.

The projects and approaches that will be discussed on this web conference are not unique to the company or sector specific. Most have applicability across a variety of organizations and facilities. Joining us to discuss what is working for them will be:

Jack Johnson from Brown Printing Company; and
Bob Holesko from HEI Hotels & Resorts, a 2010 ENERGY STAR Partner of Year award winner.

Registration

Pre-registration for this web conference is recommended. To register, go to http://energystar.webex.com/meeting and select the Monthly Web Conference on September 15, 2010 from the calendar. The meeting password is “network”.

Registration for this web conference is limited to 150 participants, so prompt registration is recommended. A 56K modem (minimum) with a separate phone line is also necessary.

If this will be your first ENERGY STAR web conference, please test your browser and computer system’s compatibility with WebEx before joining the web conference.

About the Web Conferences

The ENERGY STAR Energy Management Web Conferences are held regularly on the third Wednesday of the month from 1:00 P.M. to 2:30 P.M. Eastern. Each monthly web conference is structured around a different energy management topic that provides a starting point for discussion. The web conferences are convened for the benefit of ENERGY STAR partners and provide a forum for sharing successful energy management practices.

9-Sep-10 8:00 AM

Wow! 15 Months for 12 Months of BOMA Membership

Laurie Jones — Wed, 01 Sep 2010 16:00:00 GMT

Know of a co-worker or employee who needs the legislative information, networking opportunities, and educational events you have? Are you a commercial real estate professional who needs to build your network? Well, now’s the time to join!

This is the opportunity to experience what Houston real estate professionals are talking about. Submit your application by September 17, and receive 15 months for the price of 12*!

What does BOMA have to offer?

Networking - One of the most valuable aspects of Houston BOMA membership is the opportunity to meet other professionals, share information and ideas, and build your network.
Legislative Representation - Houston BOMA represents you on the local, state, and national level on issues such as margin tax issues, property appraisal reform and sales price disclosure.
Education- Houston BOMA is committed to educating commercial real estate professionals on issues that influence our industry through quality seminars, trainings, and BOMI’s professional designation program.
Volunteerism- Through our committees, you have the opportunity to get involved, meet new and exciting people, and develop leadership skills.

Go to our web site at www.houstonboma.org to download the membership application and fax/email/mail it in. For additional information, contact Laurie at (713) 266-5691 or ljones@houstonboma.org.

*This special only applies to new members – those who have not been members in the past 12 months.

1-Sep-10 11:00 AM

National Preparedness Month!

Mallory Garrison — Wed, 01 Sep 2010 15:00:00 GMT

This September marks the 7th annual National Preparedness Month!

Here are a few tips from BOMA International’s Preparedness Committee on how property professionals can maximize preparedness:

Visit www.ready.gov, which contains information and resources on a wide variety of preparedness topics.
Enroll as a coalition member of The National Preparedness Program and agree to promote preparedness during the month.
Join the September 9, 2010 town hall conference call at 2:00 EDT with FEMA executives regarding preparedness and how you can make a difference. Details are being finalized and will be communicated to BOMA International members soon.
Arrange a discussion among team members about existing plans and programs for response to potential incidents. Distribute the plan to all stakeholders.
Set up a meeting with neighbors to share emergency response plans and identify ways you can work together to challenge protocols and responses.
Set up a table–top session and include property team members, first responders, neighbors, tenant groups and other stakeholders to challenge and update existing plans.
Contact your local American Red Cross branch to conduct first aid awareness, CPR training and consider signing up for the Ready Rating program sponsored by the Red Cross.
Confirm that all staff members have personal emergency response plans in place (see the "Plan & Prepare" tab on www.fema.gov or www.redcross.org for information.

Some other helpful handouts from BOMA International:

Pandemic Flu Tenant Brochure

The Property Professional´s Guide to Emergency Preparedness

Preventive Maintenance and Building Operation Efficiency

1-Sep-10 10:00 AM

A/P Meet the Board Happy Hour

Tammy Betancourt — Tue, 10 Aug 2010 13:33:51 GMT

Houston BOMA AP Members: Come Meet the Board!
Wednesday, September 15

5-7 pm | Ciao Bello @ San Felipe

You are invited to join us for a meet and greet happy hour with the Houston BOMA Board of Directors. Have a cocktail, shake a few hands, and network with the Board and your fellow AP members. No panel discussion, no agenda, just networking and relationship building. You are welcome to come armed with questions about your BOMA membership and how to get plugged in to committees.

The Houston BOMA Board raises a glass to thank you for your support and involvement in 2010. So, raise your glass and do what you do best – network! Best of all, there is no charge to attend. Click here to register.

A member only event exclusively for Houston BOMA A/P members.

5847 San Felipe
Suite 1260
Houston, TX 77057

(713) 266-5691
Fax (713) 266-4632

www.houstonboma.org

10-Aug-10 8:33 AM

Fire Fighter Foundation Gala - Answer the Call

Tammy Betancourt — Mon, 26 Jul 2010 13:00:00 GMT

For the last five years the Fire Fighters Foundation of Houston (FFFH) has been raising funds to purchase supplemental equipment and supplies for the men and women of the Houston Fire Department. An annual “The Face of Heroes…..Answering the Call” dinner is held to show our community’s appreciation for these brave men and women that regularly risk their lives to protect our homes, families and businesses. We set aside September 11th each year to honor and remember.

This year the event will be held at Hilton Americas Grand Ballroom. As part of the evening’s agenda, FFFH will recognize members of the Houston Fire Department who have demonstrated particularly outstanding service with our Valor Awards; and, this year a member of our community who has championed the cause will receive the inaugural Everyday Hero Award.

Our support of the members of the Houston Fire Department is more important than ever. Therefore, we hope that you will make a special effort to support FFFH as BOMA will, and attend this celebration of service and valor and participate in this year’s dinner. It is with your support that we all can make a difference and provide life saving equipment. Our Houston Fire Fighters “Answer the Call” with the utmost professionalism, compassion and respect. Click here for additional information on attending the event supporting our local heroes.

Tammy Betancourt, CAE | Executive Vice President

Houston Building Owners and Managers Association

5847 San Felipe, Suite 1260 | Houston, TX 77057

713.266.5691 | 713.266.4632 fax

tbetancourt@houstonboma.org l www.houstonboma.org

Houston BOMA: The Voice of the Commercial Real Estate Industry

26-Jul-10 8:00 AM

Green Building Tour Announcement

Mallory Garrison — Thu, 01 Jul 2010 15:00:00 GMT

Two Certified Green Buildings Downtown

As one in a series of free tours of green buildings in Houston, you are invited to see the Bank of America Center and One Shell Plaza, on Friday, July 16, 2010, in an "open house style" guided tour approximately every 30 minutes from 11 a.m. to 2:00 p.m. The Tour will begin at One Shell Plaza, 910 Louisiana, Houston, Texas 77002. Please visit www.houstontx.gov/mayor/leedtour.pdf for more details and a map.

Green buildings save owners and users money with greater energy efficiency. They are better for our environment with more reuse of material. Ultimately, they foster a happier and healthier workplace for employees.

We very much welcome your participation in this event and your interest and support for green building efforts across Houston. For more information on Green Building Tours, please contact Steve Stelzer at 713-535-7508 or e-mail at steve.stelzer@houstontx.gov. The Green Building Resource Center has been certified to the Gold level of the Leadership in Energy and Environmental Design (LEED) for Commercial Interiors and hosts periodic programs to outreach to the public about green building practices.

www.codegreenhouston.org

1-Jul-10 10:00 AM

BIG NEWS From the BOMA Convention!

Mallory Garrison — Wed, 30 Jun 2010 20:00:00 GMT

Congratulations to Greenway Plaza and Legacy Center Business Park for their International TOBY wins!

Congratulations to these wonderful Houston properties! We are proud of our entrants and recognize their hard work and dedication that it takes to put these entries together.

Greenway Plaza

Suburban Office Park (Mid Rise)

Owned by: Crescent Crown Greenway Plaza SPV LLC/

Crescent Crown Nine Greenway SPV LLC

Management Company: Crescent Real Estate Equities, LLC

Vice President of Property Management: Robert L. Carlen, CPM

Legacy Center Business Park

Industrial Office Park

Owned by: Liberty Property Trust

Management Company: Liberty Property Trust

Property Manager: Kristin Murrillo

And congratulations to Houston BOMA President Jen Suddreth on her election to the BOMA International Executive Committee!

30-Jun-10 3:00 PM

Large Meter Change-Out Schedule

Tammy Betancourt — Mon, 14 Jun 2010 19:00:00 GMT

The City of Houston large meter change-out schedule has now been posted to the Legislative Resources area of the website. Click here to access.

14-Jun-10 2:00 PM

Online Power Outage Tracking Tool

Melissa Badillo — Mon, 14 Jun 2010 15:00:00 GMT

Centerpoint has just made available an excellent online tool to track outage conditions. Feel free to share with your work associates, families, and friends.

Go to the Centerpoint home page at www.centerpointenergy.com
Click on the second tab that says “Electricity”
Then click on “Residential”
Then under “Quick Links”, on the right hand side of the screen, click on “Outage Tracker"

14-Jun-10 10:00 AM

2010 Houston BOMA Salary Survey

Laurie Jones — Wed, 09 Jun 2010 15:00:00 GMT

The 2010 Houston BOMA Salary Survey has been distributed to all the companies that participated in the survey. Thank you to all those who took the time to provide us with valuable data; from that data, we created the most cutting-edge salary document in our industry.

If you have any questions, please contact Brett Williams, Research Chair at 713-255-2303.

9-Jun-10 10:00 AM

2010 Hurricane Season

Melissa Badillo — Mon, 24 May 2010 14:00:00 GMT

The Harris County Office of Homeland Security and Emergency Management (OHSEM) aims to educate people about the hazards of hurricanes, tropical storms, high winds, storm surge and flooding.

OHSEM urges everyone to start planning early. “Being prepared can reduce the fear, anxiety and the loss that accompany disasters,” said Harris County Judge Ed Emmett. “Having an emergency plan remains the most important tool to keep us safe.”

Residents are urged to get a kit, make a plan and stay informed this hurricane season.

Your emergency supply kit should include:

• NOAA weather radio and batteries

• Flashlight and batteries

• Extra eye glasses

• Bottled water

• Non-perishable food

• Clothing

• Bedding

• Medications

• Copies of prescriptions

• Special products for babies, elderly and medically fragile family members

• Cash and credit cards

• Photo ID, important documents and records

If you live in an area threatened by storm surge – an EVACUATION ZONE – discuss evacuation plans with your family. Check with city or county officials to find out if your home is in an evacuation zone.

Make a checklist of preparations to be made before an evacuation and go over it with your family. Review it again when a storm is in the Gulf of Mexico.

If you plan to stay in a hotel or motel, make reservations and confirm your reservations before you leave. If you plan to stay in a shelter, bring what you need to be comfortable, including bedding and toys for kids.

Prepare an emergency kit for your pets and a plan for how to care for them when you are on the road and in a shelter or motel. Do not leave your pets behind!

“Refill and re-check supplies after every storm,” said Harris County Emergency Management Coordinator Mark Sloan. “Depending on storm damage, some people may be able to return home in a matter of days, for others re-entry may take longer.”

Finally, stay informed by monitoring the news media. Local officials will provide information about current conditions, evacuations and re-entry.

Get more hurricane preparedness information at OHSEM’s web site www.hcoem.organd at the Governor’s Division of Emergency Management www.txdps.state.tx.us/dem/pages/publicinformation.htm.

24-May-10 9:00 AM

BOMA’s Knowledge Portal Puts Education at Your Fingertips

Melissa Badillo — Fri, 21 May 2010 21:00:00 GMT

BOMA’s Knowledge Portal Puts Education at Your Fingertips

Were you unable to attend a past BOMA webinar? You don’t have to forego the valuable information that was shared by BOMA’s top-rated industry speakers. All BOMA webinars are recorded and are available on-demand in BOMA’s Knowledge Portal.

Here are the valuable education programs that you can take advantage of, at your convenience:

Certificates of Insurance: Everything You Need to Know and the Questions You Should Ask
Understanding BOMA's Revised Floor Measurement Standard for Office Buildings
10 Things You Should Be Managing…But Might Not Be!
Reconciling 2009 Escalations: Calculating Gross Ups, Expense Caps, and Capital Amortizations
Asset Restructuring: A Property Manager's Guide to Managing Assets in Receivership

You can access webinar archives here.

21-May-10 4:00 PM

Summer Membership Discounts - Join Today!

Laurie Jones — Fri, 21 May 2010 20:00:00 GMT

Half the year is gone and you still aren't a member of Houston BOMA! Given the deep discounts we're offering on membership, now's the time to join. Don't spend the warm nights out in the cold! Join today and enjoy networking with your peers and colleagues. Check out these awesome discounts on membership:

Principal Member - $598
Additional Manager - $358
Additional Assistant Manager - $265

Chief Engineer - $250

Assistant Chief Engineer - $193

Government Member - $424
Additional Government Member - $265

Right now, you need BOMA now more than ever. Don't miss out on what your co-workers, peers, employees and vendors are talking about. The value that Houston BOMA provides is unmatched in this city. Your membership will easily pay for itself with the information and knowledge you will gain.

Click here to access our membership application. Simply fill it out and email or fax it back; we can even invoice you for your dues for your convenience. Or check out our web site at www.houstonboma.org for more details.

Email Laurie Jones at ljones@houstonboma.org with questions!

21-May-10 3:00 PM

Fire Fighter Foundation Gala - Answer the Call

Tammy Betancourt — Thu, 20 May 2010 14:48:10 GMT

20-May-10 9:48 AM

BOMA Houston Announces Coalition with USGBC Houston

Tammy Betancourt — Sat, 15 May 2010 13:46:25 GMT

Leading the way in green initiatives in Houston real estate, BOMA Houston is proud to announce the second year of our partnership with the Houston Chapter of the United States Green Building Council (USGBC). Our expanded commitment towards the promotion of sustainable programs and workplace transformation is provided in the memorandum of understanding below:

The Board of Directors of the Houston Building Owners and Managers Association (BOMA) has unanimously agreed to enter into a collaboration regarding certain activities with U.S. Green Building Council-Greater Houston Area Chapter (USGBC). The board believes this relationship will strengthen our mutual attempts to promote sustainable high-performance buildings for Houston and the Gulf Coast region.

As the recognized industry leader in legislative advocacy, Houston BOMA recognizes the USGBC as the authority on sustainable and green practices and for the benchmarking metrics for which commercial buildings should strive, while the USGBC Houston recognizes Houston BOMA as the industry representative that is dedicated exclusively to commercial building owners and managers. Houston BOMA’s expressed purpose is to advance the quality of ownership and management of commercial buildings and to enhance the growth and development of the property management profession. As part of this growth, Houston BOMA recognizes the new expanded role for the property management profession as the manager assumes a key role in sustainability and energy efficiency for commercial buildings.

The objective of the USGBC/HoustonBOMA collaboration is to educate and promote sustainable and green programs to our respective members as it applies to the commercial building industry. Specifically, this collaboration is to support property owners and operators as they seek to achieve their highest and best sustainable levels regardless of their property’s limitations.

Via this memorandum of understanding, it is agreed that:

• Houston BOMA and USGBC Houston will cross-promote events as it makes sense to do so on each other’s websites, newsletters, and electronic communications. The promotions will be conducted at the discretion of each organization;

• USGBC and Houston BOMA will offer member discount pricing to each other’s member events;

• USGBC will produce LEED^® training and study sessions for the office building industry and both organizations will promote the events;

• Houston BOMA and USGBC will collaborate on projects and educational opportunities to project a unified image between the organizations.

Additionally, the organizations will work together to:

Leverage the knowledge and experience from Houston BOMA members (property management companies) that have achieved LEED^® EB certification (and are increasing in number everyday) and will be the future gatekeepers (knowledge resources) for the USGBC and the LEED^® EB program.
Consider opportunities for employing sustainability best practices at the local level in the nationally recognized BOMA’s Building of the Year Awards (TOBY).
Creation and promotion of educational classes specifically aimed at migrating properties towards LEED^®EB along with the necessary administration tools to retain certification.
Provide alternatives and solutions for properties that have barriers to obtaining LEED^® EB, however, desire having a qualified certified program. Such a program would be the first in the country with potential revenue opportunities at the local level.
Identify and promote continuous improvement of sustainability with smart, cost effective sustainable practices that can be practically administered by property managers.
Provide an information exchange on LEED^® process encountered by managers which will assist in the elimination of redundancy and impractical sustainable programs not applicable to our area.

The Board of Directors looks forward to BOMA's ongoing partnership with USGBC and welcomes member input and involvement as we move forward with this aggressive agenda.

15-May-10 8:46 AM

BOMA Houston Scores Win on Water Rates

Tammy Betancourt — Mon, 10 May 2010 18:45:00 GMT

Thanks to the work of your BOMA Houston Legislative Advocacy team, water rates to commercial users will increase only 8.1% as opposed to the originally proposed increase of 28%. At its meeting this morning, Houston City Council approved across the board increases for all user classes, which will eventually increase all classes to 100% of their cost of service delivery.

Much time and effort was spent contacting City Council members, many thanks to all BOMA members who took the time to send emails and letters.

My best,
Tammy

Tammy Betancourt, CAE | Executive Vice President
Houston Building Owners and Managers Association
5847 San Felipe, Suite 1260 | Houston, TX 77057
713.266.5691 | 713.266.4632 fax
tbetancourt@houstonboma.org | www.houstonboma.org

10-May-10 1:45 PM

40 Years, 40 Tips - Earth Day Tips for Property Professionals

Melissa Badillo — Wed, 21 Apr 2010 14:00:00 GMT

The First Earth Day in 1970 saw 20 million Americans demonstrate for a sustainable environment; forty years later more than one billion people in 190 countries are taking part in Earth Day. In honor of the 40th anniversary of Earth Day, BOMA International releases 40 Earth-Friendly Tips to help commercial real estate professionals optimize building performance. From recycling to energy management to sustainable landscaping, these tips provide low-cost solutions to green buildings and reduce operating costs.

Click here to download the tips.

21-Apr-10 9:00 AM

Texas BOMA Legislative Update

Tammy Betancourt — Fri, 16 Apr 2010 21:18:29 GMT

The Texas primaries are now officially over. While the primaries were held on March 2, there were a few races heading to runoffs. Those runoffs were held on Tuesday, April 13. With the end of the primary season, the ballots are set for the November general election contests.

House Runoffs

Across the state, five runoffs for party nominations for the Texas House of Representatives are now settled.

District 14. Rep. Fred Brown (R-Bryan) survived a runoff against former Tax Assessor-Collector Gerald “Buddy” Win to keep his seat in the Texas House.

District 47. Rep. Valinda Bolton (D-Austin) currently holds the seat in House District

47. In the April runoff, Paul Workman defeated Holly Turner to earn the Republican nomination to face off against the three-term incumbent in November.

District 52. Rep. Diana Maldonado (D-Georgetown) currently holds the seat in House

District 52. In the April runoff, Larry Gonzales defeated John Gordon to earn the Republican nomination to face off against the first-term incumbent in November.

District 66. Rep. Brian McCall (R-Plano), who was chair of the Calendars Committee, announced his retirement from the legislature in late 2009. Several candidates emerged to replace him as the Republican nominee, with two, businessman Van Taylor and former City Council Member Mabrie Jackson going to a runoff. Mr. Taylor won the runoff and, because there is no Democrat in the general election contest, Mr. Taylor will be the new representative for District 66.

District 79. Rep. Norma Chavez (D-El Paso) faced off in the April runoff against Naomi Gonzalez. This was a very expensive race, as Rep. Chavez received substantial funding from trial lawyers and Ms. Gonzalez received the majority of her support from tort reform advocates. Ms. Gonzalez defeated Rep. Chavez in the runoff and, because there are no Republicans seeking the seat, Ms. Gonzalez will be the new representative for District 79 next session.

District 83. Delwin Jones (R-Lubbock), the longest-serving member of the Texas House

of Representatives, faced stiff opposition this year from two other Republicans in the primary. In the runoff, Jones was defeated by Charles Perry, a Lubbock accountant. Mr. Perry will be the new representative for District 83 next session.

District 84. In late 2009, Rep. Carl Isett (R-Lubbock) announced he would not be seeking re-election. Several candidates lined up to replace him as the Republican nominee in this heavily Republican district. In the April runoff, accountant John Frullo defeated former Texas Tech University Regent Mark Griffin. Mr. Frullo will face off against Democratic nominee Elizabeth Carol Morgan in the November general election.

District 127. Rep. Joe Crabb (R-Kingwood) decided not to seek re-election in 2010, clearing the field for several contenders. In the Republican runoff, Dan Huberty defeated Susan Curling. Mr. Huberty will face off against Democrat Joe Montemayor in the November election.

Statewide Runoffs

Statewide, there was only one race on the runoff ballot: Republican nominee for Texas Supreme Court. In that race, Tarrant County District Court Judge Debra Lehrmann defeated former State Representative Rick Green.

State Senate

There were no runoffs for the Texas State Senate.

Upcoming Elections

On May 8, there will be several special elections across the state. While most are mere formalities with only one candidate in the race, one is drawing much attention. In State Senate District 22, incumbent Sen. Kip Averitt (R-Waco) abruptly suspended his campaign and resigned from the Senate. In the special election to replace him for the remainder of his term (through 2010), four candidates have emerged: professor Gayle Avant (D-Waco), retired Lt. Col. Brian Birdwell (R-Granbury), former Sen. David Sibley (R-Waco), and Burleson insurance broker Darren Yancy (R-Burleson).

by Robert D. Miller, Yuniedth Midence Steen, and Gardner Pate

16-Apr-10 4:18 PM