eSchnitzer

‘Gimme Shelter’ with Daniel Gehman: Net Zero? Really?

"Gimme Shelter" with Daniel Gehman, TCA, Miscellaneous 1 Response »
Jan 092012

There was recently an article in my local paper about new “net zero energy” houses being constructed in Orange County, Calif. The headline on the piece referenced the homes being “nearly ready for electric cars.” A conversation with the developer (Herb Gardner of City Ventures) ensued, in which some of the nuances of home charging for electric cars was explored. Now that I am a driver of an electric car (thanks, Nissan, I finally got my Leaf and I love it!), I was intrigued.

I’ve been following the emergence of the viable electric car for some time, looking forward to the day I would drive one. Now that I do drive one (well, share it with my wife actually), I’m pleased with the opportunities it brings me to be an evangelist for more sustainable behaviors. Everybody wants to know about the car, and what it means to own one.

Let’s be clear:  they’re not for everybody. As with many “greener” behaviors, it takes conviction, discipline and planning to make it work. My wife and I took a thorough look at our driving habits before making the leap. I was motivated to get a vehicle that qualified for car pool lane access in California, since the stickers for my Prius expired at the end of June. The Leaf was the best option. (Though I’m able to take heavy rail into the city for work most days, there are times when driving is required, and the commute from my home to my office is punishing without the use of the HOV lanes.) Because it’s 38 miles one way, it was iffy whether the Leaf would make the round trip journey on a single charge. This caused me to sniff around to find available charging stations in a reasonable vicinity of my office. The default location was the downtown Nissan dealer, where I could charge up in a pinch. As it has turned out, I have also started a new job, and there are two charging stations in our parking structure, which were installed just last November! Now my “range anxiety” is abated on those days when it’s necessary to take my car to work—I just charge up at either end of the journey.

The rest of the time, my wife drives it. She very typically travels fewer than 60 miles a day, running errands and seeing clients, which is the perfect application for this car.

We installed a special 240-volt charging station in our garage, which took some cash. But guess what? The California Vehicle Rebate Program found us eligible for an incentive that completely covers the cost.  In addition, my utility company has offered us a special rate for overnight charging, which is what we typically do. (The very clever Leaf has a timer for charging that makes it easy to capitalize on the lowest tier rates, which start at midnight.)

Occasionally we also “top off the tank” in the middle of the day. One would typically want to avoid this because of peak-hour electricity rates, but we are able to generally relax about it because the photovoltaic panels on our roof are cranking out power at that time, so we are generally juicing it ourselves without the utility’s help.

These two items—the charging station and the PV—were what was considered necessary to have a new home “electric car-ready.” Mr. Gardner made the beautiful and very compelling argument that when one buys a home so equipped, one will save a great deal of money on both gasoline and electricity. The cost of these items would just be incorporated into the price of the house.

But “net zero?” That’s a horse of just a slightly different color. To achieve NZE in this example house, more energy would need to be produced than consumed. This is not as difficult as it may seem. With PV, more energy is produced during the day (usually) than the house (and car, in this case) consume, power is fed back into the grid, and the electric meter spins backwards. Then, at night, when rates are lower, the home draws from the grid, but usually at a much lower volume. As long as the excess energy generated during the day that is fed back into the grid is more than what is consumed at night, the property is considered “net zero energy.” The trick is to anticipate the home’s demand and design a PV system that generates enough juice to just barely exceed it. (Even the greenest green might be reluctant to provide any more free power back to the utility than is absolutely necessary.)

I haven’t yet assessed how much juice the Leaf is drawing. I know that I still have space on my roof, and the sun is still shining, so maybe some day in the not-too-distant future, I too will achieve NZE at my house. But wouldn’t it be great to walk right into a house that was good to go in the first place? I believe Mr. Gardner is on to something.

(Daniel Gehman is an associate at Harley Ellis Devereaux in Los Angeles, where he leads the Corporate and Commercial studio. He can be reached at dpgehman@hedev.com.)

Posted by eSchnitzer at 8:49 am Tagged with: ,

‘Outside the Box’ with Erika Schnitzer: How Trader Joe’s Can Be An Example to Apartment Managers

Guest Blog 3 Responses »
Dec 012011

Step into a Trader Joe’s store in Manhattan and you’ll be greeted with a madhouse of customers maneuvering the tight aisles, and employees frantically restocking shelves and holding up “End of Line” signs, which keeps getting further and further away from the checkout. Yet the customers keep coming, loading their carts and waiting in line. This scene is not just at the holidays; it’s year-round.

The store doesn’t have sales; instead, it offers low prices all year long. But it doesn’t sacrifice in quality, either. The produce is fresh, the baked goods look like something you’d find at a gourmet bakery—at a fraction of the price—and none of the items have been sitting on the shelves for very long, at least according to the frequency of which employees restock the shelves. Oh, and they introduce new products year-round, in addition to seasonal specialties.

Obviously the store is doing something right if the crowds keep coming—and the customers aren’t particularly cranky after standing in such a long line. How do they do it, and what can the apartment industry learn about this brand?

  1. The employees provide great customer service. If a particular product is missing from the shelves, the employees are more than willing to search for a replacement in the back—and they’ll come find you in line once they’ve found it. Additionally, they never gesture toward an aisle when you ask where a particular product is; rather, they’ll walk you over to whatever it is you are looking for.
  2. They communicate. Even with tight layouts, they make sure shoppers know where the line begins and ends, and once shoppers reach the front of the line, they make sure that they are pointed in the right direction to the proper checkout line. Additionally, they have clear signage throughout the store talking about delivery times and prices.
  3. They provide a taste of one of their products. Every day, an employee cooks up a sample of one of their products. It’s not only something shoppers look forward to, but it’s a great way to highlight a particular product, often one that’s either new or seasonal. Again, clear signage ensures shoppers know exactly how much the item costs—and they don’t even have to go back to the aisle to find it. The product is front and center in a freezer by the tasting station.
  4. They let you off the hook if you don’t like something. Again, clear signage throughout the store lets shoppers know that if they try a product and don’t like it, they can bring it back.
  5. They make the experience fun—or at least more fun than the typical grocery shopping experience. The signs are colorful, and the packaging often includes cutesy catchphrases. It also helps that the employees are generally smiling and friendly—and seem to actually enjoy what they do.

Of course, apartment hunting and living may seem nothing like shopping at Trader Joe’s, but that doesn’t mean multifamily companies can’t take a page from the store’s book. Obviously, customer service is key, but when was the last time your on-site management team went out of its way to find an answer for a resident—no matter how inconsequential it seemed? Yes, this probably seems pretty basic, but make sure your team is actually doing this; it makes a huge difference in customer satisfaction!

Communication—again, probably pretty obvious. Do your residents know exactly who to call if a problem arises? Does your on-site staff effectively inform your residents of upcoming maintenance work and/or events?

As for getting a taste for what you have to offer, this might be a little trickier, but use your imagination!  Is there a way for you to provide prospects with “a taste” of what being a renter at your community is truly like?

Okay, so number four seems even trickier; clearly an apartment lease isn’t something that can be returned, but how might the industry use this tactic similarly?

As for making the apartment-shopping experience fun, this one’s easy. Do something different that prospects will remember. Many companies already may have great ideas that work for them, and while you can’t just steal these ideas, they can certainly inspire you.

If you do all these things, perhaps you’re more likely to have lines out your door, like Trader Joe’s oftentimes does. And who doesn’t want that?

Posted by eSchnitzer at 9:01 am

Guest Blog with Chris Thorman: Six Things Property Management Software Makes Easy

Guest Blog 5 Responses »
Oct 202009

If you’re like most property managers, your work day is stuck in the 20th century. Rent checks are collected through a metal drop box. Brochures sit idly by outside of your office. Your web site consists of one page with a phone number, e-mail address and a few photos. Enough paperwork is collecting in your office to create a fire hazard.

I want to point out six things that property managers can really master in the 21st century, thanks to the latest property management software systems.

Managing Leads to New Tenants

According to Apartment Internet Marketing, 46% of apartment prospects inquire about a property after normal 9 AM to 5 PM office hours.

How are you currently tracking these? Through e-mail? Scrolling through your Caller ID to check missed calls? Do you even know how effective your current advertising methods are?

Fortunately, many property management software applications will collect and organize your leads from all sources, even after you’re out of the office. Rent Manager is one company that is integrating marketing with it’s property management software.

A modern property management application can:

  • Collect call information from prospects inquiring after hours
  • Respond automatically via e-mail to internet prospects
  • Track e-mail open rates so you can follow up with those who haven’t seen your response
  • Broadcast e-mails to the leads you’ve collected but haven’t converted
  • Log the source of leads to your web site (Craigslist.org, Apartments.com, etc)
  • Track leads from offline sources through the use of specific phone numbers
  • Integrate with your online advertising methods (pay-per-click, banners ads, etc.)

In our opinion, this is the wave of the future in property management software. With more and more people every day going to the internet to look for properties, integration of web services with your property management software will be the difference between surviving and thriving. Connecting with Your Tenants

Don’t be that property manager on ApartmentRatings.com whose tenants claim is never around.

Running your office on one of the leading property management software applications will allow you to:

  • Generate e-mail blasts to your tenants and rental owners
  • Create community forums to discuss important topics and feedback
  • Manage online calendars of events and important dates

In short, your property management software becomes your communication hub between you, your tenants and your rental owners. There’s no need to combine three of four different, separate services that don’t talk to each other. Moreover, you’ll be present without having to knock on every door.

Automation of Regular Tasks

If the rent deadline has passed and a tenant has not paid their rent yet, what do you do?

Typically, you either call them on the phone or drop off a notice at their door. That’s too much manual effort. Your property management system should email them an alert or late rent notice immediately. No need for you to type, print, mail or deliver.

Property management software can even ease the pain during one of the most stressful times of the year – tax season. Buildium’s property management software will automatically generate 1099 tax forms for vendors and rental owners and even file them electronically to the IRS. All of this is done from within the software itself.

The advantages of automation are clear: more time to focus on more important tasks (like finding leads), fewer mistakes and an overall higher level of efficiency.

Others tasks that have been automated by property management software are:

  • Rent increases
  • CAM charges
  • Preventative maintenance scheduling
  • Lease expiration notices
  • Tenant log in to view account details

Many of your automated notices to tenants can be emailed directly from the property management software or even sent to mobile phones.

Advertising with Popular Web Sites

Put yourself in the shoes of a prospective tenant. Where are you going to look first for a new apartment or home? More than likely, you’re going to start your search at Craigslist or another website.

Property management software company Appfolio integrates the ability to post listings to Craigslist directly into its software, making posting vacancies to the hugely popular web site that much easier.

Appfolio uses the information you’ve already entered and are managing about your properties and ports that information directly to Craigslist. No double entry and no time wasted managing your Craigslist account separately.

And it’s not just about making it easy to post to Craigslist. Appfolio allows you to design a custom template (pictured right) that makes your Craigslist posts stand out among the typical, text-only ads.

Building a Web Site that Integrates with Your Software

If you can count the number of pages on your web site on one hand, chances are it’s not doing much to help keep your occupancy rate high. You need more than a digital business card. What you need is a web site that appeals to prospects, tenants and property owners alike.

A good number of property management software systems out there give you the option to build a slick, fully functional web site that integrates directly with their software.

Property Ware and Rentec Direct are a few of the many property management software suites that give you this build-a-web-site option in addition to their other property management software services. They’ll build a fully customizable web site with all of the features you need.

Advantages of customizable property management web sites include:

  • No coding or site maintenance is need on your part
  • Installation is quick and painless
  • They’ll manage your domain name
  • Web site analytics built into the software
  • Built in forms increase your lead generation
  • All of this is integrated directly with the property management software

Instead of having one company handle your web site design and hosting and another handle your property management software needs, why not have one company do both?

Going Green

Eco-conscious tenants are increasingly concerned with the environmental footprint of their home, even if they are a tenant rather than an owner.

Here’s a list of ways that property management software helps property managers save energy and save paper:

  • Storing documents digitally, resulting in fewer lost documents and less paper
  • E-mailing renter’s statements at their request instead of printing out paper statements
  • Scan renter’s checks and upload them electronically
  • Web-based property management eliminates the in-house server, saving energy

Going green isn’t just about saving energy and trees. It also helps you increase your efficiency:

  • Digital document storage cuts the time searching for documents dramatically when you can type in a search instead of rummaging through a massive file cabinet
  • E-mailing out monthly statement’s is quite a bit quicker than printing, stuffing envelopes and making the rounds on your property dropping off statements
  • Imagine eliminating those weekly, sometimes daily, trips to the bank when you can scan and uploading a renter’s check from your desk
  • Web-based property management software virtually eliminates IT headaches (and time spent dealing with those headaches) because your software vendor hosts the software on their own servers

If you do take these energy saving measures and advertise them, you’ll attract more customers. And depending on the extent of the “greening” of your properties, you’ll be able to charge more in rent too.

What else does property management software help you do better? What things do you want your property management to take care of that it currently doesn’t?

(Chris Thorman is social media manager at Software Advice. He can be reached at 512-364-0118 or chris@softwareadvice.com)

Posted by eSchnitzer at 12:06 pm

‘The Green Picture’ with Erika Schnitzer: Will Preserving our Earth Through Mandates Work?

Miscellaneous 4 Responses »
Oct 082009

A few new developments in the sustainability world have come to pass since my last note.

One week ago, Sens. Barbara Boxer (D-Calif.) and John Kerry (D-Mass) launched a campaign for their climate bill. The purpose of the “Clean Energy Jobs and American Power Act,” which, incidentally, does not include the word “climate” in its title, is “to create energy jobs, promote energy independence, reduce global warming pollution and transition to a clean energy economy.”

While this proposal incorporates every industry, it is important to point out that green collar jobs are, in fact, on the rise within the building industry. A certain level of green consciousness—which seems to be higher than that of the average Joe—has come to pass within the industry that has long been blamed for the majority of the nation’s carbon emissions.

On another note, Google recently released a PowerMeter, which was created as a free electricity usage monitoring tool for utilities and consumers. As the Frequently Asked Questions site explains, Google built the tool to provide information to consumers.

This idea of monitoring one’s energy usage is certainly not a new one. In a recent MHN post, Dimitris Kapsis, vice president of energy management solutions at American Utility Management, discusses the importance of performing facilities audits in multifamily buildings.

Of course, monitoring energy and water consumption at a multifamily community is much different—and I assume much more difficult—than it would be at a single-family home, but the concept is the same. Everyone needs to play a role in managing their use of the earth’s national resources. The question is, how much of a role should, and can, government play in mandating our use? Have we gotten to the point where we have spread our resources so thin that the only way to resolve the issue is to have our resource use regulated?

What do you think? How much legislation needs to be introduced—and/or passed—for everyone to understand the importance of preserving our earth? Share your thoughts. Email me at ESchnitzer@multi-housingnews.com or leave your comments here.

(Erika Schnitzer is Associate Editor at MHN).

Posted by eSchnitzer at 11:55 am

Foong on Finance: Where to Look for Distressed CRE Opportunities

"Foong on Finance" with Keat Foong No Responses »
Oct 012009

Many investors are seeking to take advantage of the downturn (now supposedly coming to an end) to pounce on distressed multifamily commercial real estate opportunities.

Little wonder that the GreenPearl Events’s Distressed Real Estate Summit held in New York last week far exceeded the organizer’s expectations. The day-long event was attended by over 700 industry professionals.

Word at the conference is that if you expect a fire sale of distressed properties, such as the opportunities created by the RTC in the early-1990s, this is not the time. Banks are not letting go of their distressed assets at bottom-feeder prices or even releasing properties en masse necessarily.

If anything, banks are trying to extend loans as much as possible, and holding on to REOs for better prices down the road. As one commentator suggested, their attitude is, why get 50 cents on the dollar today if you can hold the asset longer and get 80 cents on the dollar next year or later? Furthermore, because many banks are healthier (remember the government’s capital infusion into the banks?), they can afford to wait it out.

Where they hold distressed assets, the government has the same approach. The FDIC has closed many institutions—though nowhere as many as in the late-1980s, early-1990s, noted Michael Sher, managing director, at RSM McGladrey, on one panel. But Sher said that the FDIC has a very structured approach in disposing of the real estate assets of the banks: They do not want to dump the assets at one go and destroy prices.

In response to a question posed by Carolyn Pianin, the panel moderator and senior consultant at Focus Management Group, Sher gave several specific suggestions as to where investors can look for opportunities. The handful of financial advisors helping FDIC sell real estate assets include PNC Midland (acquisition, development and construction CRE loans) and KBW Bank (acquisition, development and construction residential loans).

David M. Frank, CEO of the Merrill Group of Cos. LLC, advised investors to contact and build relationships with asset advisory firms, as they are in contact with owners of the properties. He also said that receivers are the first in play even before the servicer handles the asset as REO. “Go to lunch, play golf with them,” he said.

(Keat Foong is Executive Editor of Multi-Housing News. She can be reached at KFoong@multi-housingnews.com)

Posted by eSchnitzer at 3:19 pm

‘The Green Picture’ with Erika Schnitzer: Can the World Learn a Lesson from Buildings?

Miscellaneous 2 Responses »
Sep 242009

New York City is flooded with some major events this week: the U.N. General Assembly, the annual meeting of the Clinton Global Initiative and Climate Week N.Y.C., which falls just a few months before the international climate meeting slated to take place in Copenhagen this winter.

At a meeting at the U.N. on Tuesday, President Barack Obama, addressing world dignitaries, noted that though some progress has been made in the fight to combat climate change, there is much more work to be done.

The President called on all nations to work together to face the global crisis. “Difficulty is no excuse for complacency. Unease is no excuse for inaction,” he said. “Each of us must do what we can when we can to grow our economies without endangering our planet – and we must all do it together.”

For a while now, much of the burden of reducing greenhouse gas emissions has been placed on those in the building industry. But the industry has also made some truly great advances in making our buildings healthier and more sustainable.

There are still those, however, who have not yet embraced the concept of building green. Perhaps it is due to finances, a lack of education about the benefits—whatever the reason, everyone, in the industry, or outside it, must come together to figure out the best means possible to make our lives, and the future, a little bit greener.

The President has called on nations to work together to fight the fight. It seems to me that many in the industry are already doing so. Is it possible that the world could learn a lesson or two from our buildings?

What do you think? How does the multifamily industry—or any building sector, for that matter—already work together to make our lives more sustainable? Or do you disagree—is there more that can be done within the industry to bring people together and take a more integrated building approach?

Share your thoughts. Email me at Erika.Schnitzer@nielsen.com, or leave your comments here for others to view and learn from.

(Erika Schnitzer is Associate Editor at Multi-Housing News.)

Posted by eSchnitzer at 12:19 pm

‘The Green Picture’ with Erika Schnitzer: 1,000 Green Supers in One Year

Miscellaneous 1 Response »
Sep 112009

 Does it matter how green your buildings are if the people responsible for their daily operations don’t know how to properly maintain their sustainable lifestyle?

In New York City, Urban Green (the city’s chapter of the U.S. Green Building Council) and 32BJ, a building service workers union, have launched a plan to train 1,000 green building superintendents this year.

According to the program’s website, the group of managers currently undergoing training (within the first two courses) represent 55 buildings, or 4,600 apartments throughout the city, ranging in age from one to 120 years old.

The program is designed to prioritize skills to reduce energy use within a building and train supers in all aspects of green building operations and maintenance.

What do you think? Is this a feasible program? Should other cities and localities institute similar programs? How important is education when it comes to your building’s daily operations?

Share your thoughts. Email me at Erika.Schnitzer@nielsen.com

Posted by eSchnitzer at 10:01 am

‘The Green Picture’ with Erika Schnitzer: Water—The New War?

Miscellaneous No Responses »
Aug 192009

 Last week, I had the opportunity to meet with some of the industry’s most green-oriented executives, whom MHN had invited to judge our Second Annual Green Initiative Awards.

Needless to say, it was quite an experience to get together with a group of four individuals who are so completely devoted to sustainability that, in at least one instance, they have actually spearheaded the movement. (And let me add that I learned quite a bit when some heated debates broke out.)

In reviewing the submissions, the panel of judges—which included Anthony Morena, principal of The REDD (Real Estate Design & Development) Group; Dana Bourland, vice president of green initiatives for Enterprise Community Partners; Andy Padian, vice president of energy initiatives for the Community Preservation Corporation (CPC); and Robert Roth, Esq., president and founder of Green Envy Development—raised a number of rather interesting points.

Though I’ve heard it before in numerous interviews regarding a variety of topics, the panel noted the importance of water conservation, as “water becomes the new oil,” that is, that water is sure to become the resource over which wars are fought.

Since this is not the first time I’ve heard this statement made, it really got me thinking—how much water does each of us waste in our daily lives? What are some seemingly basic steps that each of us can, and should, take to ensure water does not become such a hot-button issue? In addition to the seemingly ubiquitous low-flow fixtures, what should building owners and operators do to make their buildings—and residents—consume less water? With all the new advances in technology, it would appear that the answer is an obvious one—but is it?

Share your thoughts. Email me at Erika.Schnitzer@nielsen.com

Posted by eSchnitzer at 12:23 pm

‘The Green Picture’ with Erika Schnitzer: It’s Not Easy Being Green…If Your Renters Don’t Know that You Are

Miscellaneous No Responses »
Aug 052009

 According to McKinsey & Co.’s recent report, “Unlocking Energy Efficiency in the U.S. Economy,” investing in energy-efficient buildings now will lead to $1.2 trillion in savings, as well as reduce the nation’s energy consumption by 23 percent, by 2020.

“Green building can stimulate the economy at a level one and a half times larger than the federal stimulus bill,” says Rick Fedrizzi, president, CEO and founding chairman of the USGBC, one of the 12 sponsors of the report.  “By leveraging existing green building approaches, like LEED, which is rooted in holistic and integrated design, we have the ability and capacity now to address multiple barriers, and thus generate additional resource efficiencies and cost savings.”

The report points out the importance of “whole-building design,” which considers optimizing the building’s design for the local environment, minimizing energy consumption, pursuing holistic design and improving design and installation practices.

Many multifamily developers and architects who I have talked to recently have acknowledged these opportunities, at least to some extent. Even if their buildings aren’t certified by any particular standard, these methods are certainly considered at some point in the building process, even if it’s stemming from a financial, rather than a sustainable, motivation.

The problem with multi-housing developments, it seems, is that not all residents understand and employ green methods in their lives. While you can’t force your residents to embrace a sustainable lifestyle, you can certainly give them the tools they need to understand what this means. Because even if you build to the highest of green standards, it won’t be nearly as effective as you had hoped if the end user does not utilize these tools.

As operators, you need to educate your residents about what it means to live in a green building. (As a side note, I recently visited a LEED Silver multifamily community as a prospective renter. Not once did the leasing agent describe a single green benefit—he didn’t even mention the solar roof panels!—to me. Is this because he didn’t think I’d care or I wouldn’t deem it important to my decision?)

Why not promote your green features? (You never know who will be visiting your site and their knowledge of green building!) And when your prospect decides to choose you—maybe because of those green features you forgot to highlight—make sure you educate him about living in a green building and the role he can play in furthering your building’s, and your company’s, green initiatives. Because you’re just one piece of the green puzzle—everyone needs to be involved.

What do you think? Should green features be highlighted on a tour of your building? How much education do you provide your renters about living a green lifestyle, whether your building is certified or not? What steps are you taking to invest in energy efficiency in your buildings today?

Share your thoughts. Email me at Erika.Schnitzer@nielsen.com.

Posted by eSchnitzer at 12:49 pm

‘The Green Picture’ with Erika Schnitzer: Taking the Initiative

Miscellaneous No Responses »
Jul 222009

 What do Bentley Prince Street’s Cool Carpet, Arbor Contract Carpet,
WeatherTRAK Smart Water Management by HydroPoint Data Systems Inc.,
Post Properties’ EcoActive program, The Tower Companies’ “Beyond Green”
program and Forest City’s “Roadmap to Intrinsic Sustainability” have in
common?

They were all winners of MHN’s 2008 Green Initiative Awards! (Click here for details about last year’s winners.)

With sustainability an increasingly “hot,” albeit important, topic,
more and more companies are paving the way for a greener future.
Whether it’s a recycled-content carpet, technology that creates a
rational irrigation schedule based on the landscape or a corporate
initiative pledging a company’s carbon neutrality, any eco-friendly
step you can take to make your surroundings that much greener is surely
a step in the right direction.

For more information on “the truth about green business,” click here for MHN’s interview with Gil Friend, the man who wrote the book on the topic.

Think you have what it takes to be this year’s winner? Enter our
Green Initiative Awards to find out. This year we will be judging
entries against one another of the same level of involvement, so don’t
be shy, even if you’re just beginning! We understand the importance of
taking that first step and we applaud anyone who recognizes the
importance of sustainability in their business.

For more information on our awards program, click here or else click here to download the entry form directly.

If you have any questions, please email me at Erika.Schnitzer@nielsen.com.

Posted by eSchnitzer at 10:59 am
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