{"id":13620,"date":"2024-06-24T09:56:44","date_gmt":"2024-06-24T09:56:44","guid":{"rendered":"https:\/\/cloud03.titletapsites.com\/testblog\/?p=13620"},"modified":"2024-06-24T09:56:50","modified_gmt":"2024-06-24T09:56:50","slug":"faqs-about-commercial-real-estate-and-leasing","status":"publish","type":"post","link":"https:\/\/cloud03.titletapsites.com\/testblog\/blog\/faqs-about-commercial-real-estate-and-leasing\/","title":{"rendered":"Frequently Asked Questions About Commercial Real Estate and Leasing"},"content":{"rendered":"<p>[et_pb_section fb_built=&#8221;1&#8243; _builder_version=&#8221;4.16&#8243; global_colors_info=&#8221;{}&#8221;][et_pb_row _builder_version=&#8221;4.18.0&#8243; background_size=&#8221;initial&#8221; background_position=&#8221;top_left&#8221; background_repeat=&#8221;repeat&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.18.0&#8243; custom_padding=&#8221;|||&#8221; global_colors_info=&#8221;{}&#8221; custom_padding__hover=&#8221;|||&#8221;][et_pb_image src=&#8221;https:\/\/cloud03.titletapsites.com\/testblog\/wp-content\/uploads\/sites\/21\/2024\/06\/Commercial_Real_Estate__Leasing_.jpg&#8221; alt=&#8221;Intellectual Property Law Blog Header&#8221; title_text=&#8221;Commercial_Real_Estate_&#038;_Leasing_&#8221; _builder_version=&#8221;4.18.0&#8243; vertical_offset_tablet=&#8221;0&#8243; horizontal_offset_tablet=&#8221;0&#8243; z_index_tablet=&#8221;0&#8243; box_shadow_horizontal_tablet=&#8221;0px&#8221; box_shadow_vertical_tablet=&#8221;0px&#8221; box_shadow_blur_tablet=&#8221;40px&#8221; box_shadow_spread_tablet=&#8221;0px&#8221; global_colors_info=&#8221;{}&#8221;][\/et_pb_image][et_pb_text disabled_on=&#8221;off|off|off&#8221; _builder_version=&#8221;4.18.0&#8243; vertical_offset_tablet=&#8221;0&#8243; horizontal_offset_tablet=&#8221;0&#8243; z_index_tablet=&#8221;0&#8243; text_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; text_text_shadow_vertical_length_tablet=&#8221;0px&#8221; text_text_shadow_blur_strength_tablet=&#8221;1px&#8221; link_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; link_text_shadow_vertical_length_tablet=&#8221;0px&#8221; link_text_shadow_blur_strength_tablet=&#8221;1px&#8221; 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header_3_text_shadow_blur_strength_tablet=&#8221;1px&#8221; header_4_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; header_4_text_shadow_vertical_length_tablet=&#8221;0px&#8221; header_4_text_shadow_blur_strength_tablet=&#8221;1px&#8221; header_5_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; header_5_text_shadow_vertical_length_tablet=&#8221;0px&#8221; header_5_text_shadow_blur_strength_tablet=&#8221;1px&#8221; header_6_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; header_6_text_shadow_vertical_length_tablet=&#8221;0px&#8221; header_6_text_shadow_blur_strength_tablet=&#8221;1px&#8221; box_shadow_horizontal_tablet=&#8221;0px&#8221; box_shadow_vertical_tablet=&#8221;0px&#8221; box_shadow_blur_tablet=&#8221;40px&#8221; box_shadow_spread_tablet=&#8221;0px&#8221; global_colors_info=&#8221;{}&#8221;]<\/p>\n<h2>Frequently Asked Questions About Commercial Real Estate &amp; Leasing<\/h2>\n<p>[\/et_pb_text][et_pb_accordion _builder_version=&#8221;4.18.0&#8243; vertical_offset_tablet=&#8221;0&#8243; horizontal_offset_tablet=&#8221;0&#8243; z_index_tablet=&#8221;0&#8243; toggle_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; toggle_text_shadow_vertical_length_tablet=&#8221;0px&#8221; toggle_text_shadow_blur_strength_tablet=&#8221;1px&#8221; closed_toggle_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; closed_toggle_text_shadow_vertical_length_tablet=&#8221;0px&#8221; closed_toggle_text_shadow_blur_strength_tablet=&#8221;1px&#8221; body_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; body_text_shadow_vertical_length_tablet=&#8221;0px&#8221; body_text_shadow_blur_strength_tablet=&#8221;1px&#8221; body_link_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; body_link_text_shadow_vertical_length_tablet=&#8221;0px&#8221; body_link_text_shadow_blur_strength_tablet=&#8221;1px&#8221; body_ul_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; body_ul_text_shadow_vertical_length_tablet=&#8221;0px&#8221; body_ul_text_shadow_blur_strength_tablet=&#8221;1px&#8221; body_ol_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; body_ol_text_shadow_vertical_length_tablet=&#8221;0px&#8221; body_ol_text_shadow_blur_strength_tablet=&#8221;1px&#8221; body_quote_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; body_quote_text_shadow_vertical_length_tablet=&#8221;0px&#8221; body_quote_text_shadow_blur_strength_tablet=&#8221;1px&#8221; box_shadow_horizontal_tablet=&#8221;0px&#8221; box_shadow_vertical_tablet=&#8221;0px&#8221; box_shadow_blur_tablet=&#8221;40px&#8221; box_shadow_spread_tablet=&#8221;0px&#8221; text_shadow_horizontal_length_tablet=&#8221;0px&#8221; text_shadow_vertical_length_tablet=&#8221;0px&#8221; text_shadow_blur_strength_tablet=&#8221;1px&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_accordion_item title=&#8221;What are the Different Types of Commercial Leases in Canada? &#8221; open=&#8221;on&#8221; _builder_version=&#8221;4.18.0&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;]<\/p>\n<p>Commercial leases in Canada can be categorized in a few ways:<\/p>\n<ul>\n<li><strong>Term:<\/strong> Leases can be short-term (month-to-month), medium-term (1-5 years), or long-term (5+ years). The length impacts your flexibility and rent stability.<\/li>\n<li><strong>Gross Lease vs. Net Lease<\/strong>: A gross lease includes most operating expenses (taxes, maintenance) in the rent. A net lease requires the tenant to pay some or all of these expenses on top of base rent.<\/li>\n<li><strong>Single vs. Multi-Tenant:<\/strong> Single-tenant leases involve the entire property, while multi-tenant properties have multiple leases with separate terms for each tenant.<\/li>\n<\/ul>\n<p>Understanding these types helps you choose a lease that aligns with your business needs and budget.<\/p>\n<p><em><strong>This article is for general informational purposes only and is not legal advice. Contact us today to discuss your specific situation.<\/strong><\/em><\/p>\n<p>[\/et_pb_accordion_item][et_pb_accordion_item title=&#8221;What are some Key Considerations When Negotiating a Commercial Lease? &#8221; _builder_version=&#8221;4.18.0&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221; open=&#8221;off&#8221;]<\/p>\n<p>Negotiating a commercial lease requires careful consideration of several factors:<\/p>\n<ul>\n<li><strong>Rent:<\/strong> Base rent, escalation clauses (rent increases), and additional rent for operating expenses.<\/li>\n<li><strong>Term and Renewal Options:<\/strong> Desired lease length and renewal terms, including rent adjustments.<\/li>\n<li><strong>Permitted Use:<\/strong> Clearly defined restrictions on how you can use the space.<\/li>\n<li><strong>Maintenance Responsibilities:<\/strong> Who is responsible for repairs and upkeep of the property.<\/li>\n<li><strong>Default and Termination Clauses:<\/strong> Conditions for lease termination by either party and associated penalties.<\/li>\n<\/ul>\n<p>Consulting a lawyer can ensure you understand these clauses and negotiate favorable terms.<\/p>\n<p><strong><em>This article is for general informational purposes only and is not legal advice. Contact us today to discuss your specific situation.<\/em><\/strong><\/p>\n<p>[\/et_pb_accordion_item][et_pb_accordion_item title=&#8221;What are my Responsibilities as a Tenant in a Commercial Lease? &#8221; _builder_version=&#8221;4.18.0&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221; open=&#8221;off&#8221;]<\/p>\n<p>Your responsibilities typically include:<\/p>\n<ul>\n<li><strong>Rent Payment:<\/strong> On-time payments as per the lease agreement.<\/li>\n<li><strong>Use of Property:<\/strong> Using the space only for permitted purposes as outlined in the lease.<\/li>\n<li><strong>Maintaining the Property:<\/strong> Preserving the condition of the space with reasonable wear and tear.<\/li>\n<li><strong>Compliance with Laws:<\/strong> Adhering to all applicable zoning regulations and building codes.<\/li>\n<li><strong>Obtaining Necessary Permits:<\/strong> Securing any licenses or permits needed for your business operations.<\/li>\n<\/ul>\n<p>Understanding these obligations helps you manage your lease effectively and avoid potential disputes.<\/p>\n<p><em><strong>This article is for general informational purposes only and is not legal advice. Contact us today to discuss your specific situation.<\/strong><\/em><\/p>\n<p>[\/et_pb_accordion_item][et_pb_accordion_item title=&#8221;What are my Responsibilities as a Landlord in a Commercial Lease? &#8221; _builder_version=&#8221;4.18.0&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221; open=&#8221;off&#8221;]<\/p>\n<p>Landlord responsibilities generally include:<\/p>\n<ul>\n<li><strong>Providing a Habitable Space:<\/strong> Ensuring the property is structurally sound and meets basic safety standards.<\/li>\n<li><strong>Making Repairs:<\/strong> Addressing necessary repairs to the building&#8217;s structure and common areas.<\/li>\n<li><strong>Maintaining Common Areas:<\/strong> Keeping hallways, entrances, and parking areas in good condition.<\/li>\n<li><strong>Complying with Laws:<\/strong> Ensuring the property complies with relevant zoning and building codes.<\/li>\n<li><strong>Respecting Tenant Rights:<\/strong> Providing reasonable access to the property and respecting tenant privacy.<\/li>\n<\/ul>\n<p>Fulfilling these responsibilities fosters a positive landlord-tenant relationship.<\/p>\n<p><em><strong>This article is for general informational purposes only and is not legal advice. Contact us today to discuss your specific situation.<\/strong><\/em><\/p>\n<p>[\/et_pb_accordion_item][et_pb_accordion_item title=&#8221;What are Common Reasons for Lease Disputes in Commercial Real Estate? &#8221; _builder_version=&#8221;4.18.0&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221; open=&#8221;off&#8221;]<\/p>\n<p>Several factors can lead to lease disputes:<\/p>\n<ul>\n<li><strong>Rent Increases:<\/strong> Disagreements over the fairness of rent hikes during lease renewals.<\/li>\n<li><strong>Maintenance Issues:<\/strong> Unresolved disputes about who is responsible for repairs and their timeliness.<\/li>\n<li><strong>Early Lease Termination:<\/strong> Conflicts over penalties and procedures for breaking the lease.<\/li>\n<li><strong>Changes in Property Use:<\/strong> Tenant&#8217;s desire to use the space for a purpose not originally permitted.<\/li>\n<li><strong>Unforeseen Events:<\/strong> Disagreements on how to handle situations like building damage or business closures.<\/li>\n<\/ul>\n<p>Open communication and clear lease agreements can help minimize disputes.<\/p>\n<p><em><strong>This article is for general informational purposes only and is not legal advice. Contact us today to discuss your specific situation.<\/strong><\/em><\/p>\n<p>[\/et_pb_accordion_item][et_pb_accordion_item title=&#8221;What are Assignment and Subletting in Commercial Leases? &#8221; _builder_version=&#8221;4.18.0&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221; open=&#8221;off&#8221;]<\/p>\n<ul>\n<li><strong>Assignment:<\/strong> Transferring your entire leasehold interest (remaining lease term) to another tenant. Landlord approval is usually required.<\/li>\n<li><strong>Subletting:<\/strong> Leasing a portion of your rented space to another party. The terms and sublease agreement require landlord consent.<\/li>\n<\/ul>\n<p>Understanding these options allows you to explore possibilities like expanding your business or sharing the space with another company.<\/p>\n<p><em><strong>This article is for general informational purposes only and is not legal advice. Contact us today to discuss your specific situation.<\/strong><\/em><\/p>\n<p>[\/et_pb_accordion_item][et_pb_accordion_item title=&#8221;What are the Legal Implications of Defaulting on a Commercial Lease? &#8221; _builder_version=&#8221;4.18.0&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221; open=&#8221;off&#8221;]<\/p>\n<p>Defaulting on a commercial lease can have serious consequences for the tenant:<\/p>\n<ul>\n<li><strong>Eviction:<\/strong> The landlord can legally evict you from the property.<\/li>\n<li><strong>Financial Penalties:<\/strong> You may be liable for unpaid rent, late fees, and other damages incurred by the landlord.<\/li>\n<li><strong>Negative Credit Rating:<\/strong> Defaulting can damage your business credit score, making future financing difficult.<\/li>\n<\/ul>\n<p>Communicating with your landlord if you foresee payment issues is critical to avoid these repercussions.<\/p>\n<p><em><strong>This article is for general informational purposes only and is not legal advice. Contact us today to discuss your specific situation.<\/strong><\/em><\/p>\n<p>[\/et_pb_accordion_item][et_pb_accordion_item title=&#8221;When Should I Consider Hiring a Commercial Leasing Lawyer? &#8221; _builder_version=&#8221;4.18.0&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221; open=&#8221;off&#8221;]<\/p>\n<p>Consulting a commercial leasing lawyer can be beneficial in several situations:<\/p>\n<ul>\n<li><strong>Negotiating Your Lease:<\/strong> A lawyer can ensure your rights are protected and guide you through complex terms like rent structures, maintenance clauses, and termination provisions.<\/li>\n<li><strong>Reviewing a Lease Agreement:<\/strong> A lawyer can identify potential issues, clarify confusing language, and advise on potential risks associated with specific clauses.<\/li>\n<li><strong>Dispute Resolution:<\/strong> If a disagreement arises with the landlord regarding repairs, lease violations, or lease termination, a lawyer can represent you and negotiate a favorable outcome.<\/li>\n<li><strong>Complex Lease Situations:<\/strong> Leases involving unique property types, multiple tenants, or long lease terms benefit from a lawyer&#8217;s expertise to ensure all aspects are covered.<\/li>\n<li><strong>Unfamiliarity with Commercial Leases:<\/strong> If you are new to commercial leasing, a lawyer can provide valuable guidance and ensure you understand the legal implications involved.<\/li>\n<\/ul>\n<p>Even seemingly straightforward leases can contain hidden complexities. Consulting a lawyer empowers you to make informed decisions and protect your business interests throughout the leasing process.<\/p>\n<p><em><strong>This article is for general informational purposes only and is not legal advice. Contact us today to discuss your specific situation.<\/strong><\/em><\/p>\n<p>[\/et_pb_accordion_item][et_pb_accordion_item title=&#8221;What are some Important Considerations When Assigning or Subletting a Commercial Lease? &#8221; _builder_version=&#8221;4.18.0&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221; open=&#8221;off&#8221;]<\/p>\n<p>Assigning or subletting your commercial lease requires careful planning:<\/p>\n<ul>\n<li><strong>Landlord Approval:<\/strong> Always obtain written consent from the landlord before assigning or subletting the space.<\/li>\n<li><strong>Sublease Agreement:<\/strong> Ensure the sublease agreement clearly outlines terms, rent, and responsibilities of both parties (you and the subtenant).<\/li>\n<li><strong>Guarantors:<\/strong> Consider requiring a guarantor from the subtenant to ensure financial obligations are met.<\/li>\n<li><strong>Impact on Your Lease:<\/strong> Understand how assignment or subletting affects your original lease agreement and potential liabilities.<\/li>\n<\/ul>\n<p>Consulting a lawyer can ensure a smooth process and protect your interests.<\/p>\n<p><em><strong>This article is for general informational purposes only and is not legal advice. Contact us today to discuss your specific situation.<\/strong><\/em><\/p>\n<p>[\/et_pb_accordion_item][et_pb_accordion_item title=&#8221;What are some Resources Available for Understanding Commercial Real Estate and Leasing Law in Canada? &#8221; _builder_version=&#8221;4.18.0&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221; open=&#8221;off&#8221;]<\/p>\n<p>Several resources can provide valuable information:<\/p>\n<ul>\n<li><strong>Canadian Bar Association (CBA):<\/strong> The CBA offers resources and publications related to commercial leasing law.<\/li>\n<li><strong>Provincial Law Societies:<\/strong> Each province&#8217;s Law Society website may offer information on commercial leasing and lawyer referral services.<\/li>\n<li><strong>Industry Associations:<\/strong> Industry associations relevant to your business sector may provide resources and guidance on commercial leases.<\/li>\n<li><strong>Commercial Real Estate<\/strong> Professionals: Experienced brokers and property managers can offer insights into local market trends and lease negotiation.<\/li>\n<\/ul>\n<p>By utilizing these resources, you can gain a better understanding of commercial real estate law and navigate the leasing process effectively.<\/p>\n<p><em><strong>This article is for general informational purposes only and is not legal advice. Contact us today to discuss your specific situation.<\/strong><\/em><\/p>\n<p>[\/et_pb_accordion_item][\/et_pb_accordion][et_pb_text _builder_version=&#8221;4.18.0&#8243; vertical_offset_tablet=&#8221;0&#8243; horizontal_offset_tablet=&#8221;0&#8243; z_index_tablet=&#8221;0&#8243; text_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; text_text_shadow_vertical_length_tablet=&#8221;0px&#8221; text_text_shadow_blur_strength_tablet=&#8221;1px&#8221; link_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; link_text_shadow_vertical_length_tablet=&#8221;0px&#8221; link_text_shadow_blur_strength_tablet=&#8221;1px&#8221; ul_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; ul_text_shadow_vertical_length_tablet=&#8221;0px&#8221; ul_text_shadow_blur_strength_tablet=&#8221;1px&#8221; ol_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; ol_text_shadow_vertical_length_tablet=&#8221;0px&#8221; ol_text_shadow_blur_strength_tablet=&#8221;1px&#8221; quote_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; quote_text_shadow_vertical_length_tablet=&#8221;0px&#8221; quote_text_shadow_blur_strength_tablet=&#8221;1px&#8221; header_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; header_text_shadow_vertical_length_tablet=&#8221;0px&#8221; header_text_shadow_blur_strength_tablet=&#8221;1px&#8221; header_2_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; header_2_text_shadow_vertical_length_tablet=&#8221;0px&#8221; header_2_text_shadow_blur_strength_tablet=&#8221;1px&#8221; header_3_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; header_3_text_shadow_vertical_length_tablet=&#8221;0px&#8221; header_3_text_shadow_blur_strength_tablet=&#8221;1px&#8221; header_4_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; header_4_text_shadow_vertical_length_tablet=&#8221;0px&#8221; header_4_text_shadow_blur_strength_tablet=&#8221;1px&#8221; header_5_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; header_5_text_shadow_vertical_length_tablet=&#8221;0px&#8221; header_5_text_shadow_blur_strength_tablet=&#8221;1px&#8221; header_6_text_shadow_horizontal_length_tablet=&#8221;0px&#8221; header_6_text_shadow_vertical_length_tablet=&#8221;0px&#8221; header_6_text_shadow_blur_strength_tablet=&#8221;1px&#8221; box_shadow_horizontal_tablet=&#8221;0px&#8221; box_shadow_vertical_tablet=&#8221;0px&#8221; box_shadow_blur_tablet=&#8221;40px&#8221; box_shadow_spread_tablet=&#8221;0px&#8221; global_colors_info=&#8221;{}&#8221;]<em><span class=\"NormalTextRun SCXW139051857 BCX0\">Th<\/span><span class=\"NormalTextRun SCXW139051857 BCX0\">ese art<\/span><span class=\"NormalTextRun SCXW139051857 BCX0\">icles <\/span><span class=\"NormalTextRun SCXW139051857 BCX0\">are <\/span><span class=\"NormalTextRun SCXW139051857 BCX0\">for general informational purposes only and <\/span><span class=\"NormalTextRun SCXW139051857 BCX0\">are<\/span> <span class=\"NormalTextRun SCXW139051857 BCX0\">not legal advice. Contact us today to discuss your specific situation.<\/span><\/em>[\/et_pb_text][\/et_pb_column][\/et_pb_row][\/et_pb_section]<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Frequently Asked Questions About Commercial Real Estate &amp; LeasingCommercial leases in Canada can be categorized in a few ways: Term: Leases can be short-term (month-to-month), medium-term (1-5 years), or long-term (5+ years). The length impacts your flexibility and rent stability. Gross Lease vs. Net Lease: A gross lease includes most operating expenses (taxes, maintenance) in [&hellip;]<\/p>\n","protected":false},"author":20,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_et_pb_use_builder":"on","_et_pb_old_content":"","_et_gb_content_width":"","footnotes":""},"categories":[176],"tags":[],"class_list":["post-13620","post","type-post","status-publish","format-standard","hentry","category-commercial-real-estate-leasing-ca"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v25.7 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Frequently Asked Questions About Commercial Real Estate and Leasing - Test Blog<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/cloud03.titletapsites.com\/testblog\/blog\/faqs-about-commercial-real-estate-and-leasing\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Frequently Asked Questions About Commercial Real Estate and Leasing - Test Blog\" \/>\n<meta property=\"og:description\" content=\"Frequently Asked Questions About Commercial Real Estate &amp; LeasingCommercial leases in Canada can be categorized in a few ways: Term: Leases can be short-term (month-to-month), medium-term (1-5 years), or long-term (5+ years). The length impacts your flexibility and rent stability. 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