Ben Myers on The Canadian Housing Market
Ben Myers of Fortress Real Developments just released his latest “Market Manuscript” detailing the current state of several of the major housing markets across Canada. I asked Ben about what the chances are of a major housing correction in Canada, which bank said that Canadian real estate is undervalued, and how oil prices might affect the real estate market.
Ben Myers Interview Highlights Coming Soon
Ben Myers Interview Transcript
Andrew la Fleur: Hello and welcome back to the show. On today’s show, I’m very excited to be interviewing Ben Myers once again. Ben was one of the first guests ever on The True Condos Podcast and we caught up with him again. If you want to listen to the first interview I ever did with Ben, you can just go over to truecondos.com/ben or if you’re on iTunes and your iPhone, just go to episode number 3 and catch that interview there.
Ben is the vice president of market research and analytics with Fortress Real Developments. He’s a self-described housing nerd and he is just a guy who really lives, eats, breathes, and sleeps housing data. He’s just studying the market all the time. That’s what he does for a living. He’s got many years of experience, so he’s always a great guy to talk to about what’s happening in the market, take a temperature of the market. He really has a good knowledge of things from coast to coast.
If you want to check out the latest piece of content that he’s put out and the one that we’re going to be talking about on this interview, it’s called The Market Manuscript. It’s about a 50 page document and he puts them out every 6 months or so. Head on over to the show notes for this episode and there’ll be a link there to download it. It’s 100% free and it’s great reading for anybody who’s interested in looking at the numbers and looking at what’s happening in the housing markets across Canada. You can get that at the show notes for this episode by going to truecondos.com/benmyers, all one word, B-E-N-M-Y-E-R-S, and you can get a link there to download the manuscript.
Yeah, we talked about a lot of great things on this interview. We talked about, is there a chance of a major housing correction in Canada? Is the Canadian market overvalued or is it maybe actually undervalued? Oil prices, how will these new lower oil prices affect housing in Canada, particularly in Alberta obviously? Forecasting ahead 2015, what can we expect from the condo market this year in Toronto? Foreign investors, we tackled, is that a good thing or a bad thing? We talked about a lot of great subjects on this interview. I hope you enjoy it, so here it is, my interview with Ben Myers.
Andrew la Fleur: All right. It’s my pleasure to welcome to the show, Ben Myers. Ben has actually been on the show before. He’s a second time guest on the program. Ben is a senior vice president of market research and analytics at Fortress Real Developments. Ben, welcome to the show.
Ben Myers: Thanks, Andrew.
Andrew la Fleur: Ben, you’ve got … reason, of course, we’re speaking is you’ve got your latest Market Manuscript out. Of course, I’ll include a link to that in the show notes for this episode. I encourage everybody to go and download that report that you put together and understand what we’re talking about here. Why don’t you just tell everybody what the purpose of [those 00:03:25] reports are that you’re doing and why you’re creating them?
Ben Myers: Yeah. We have individuals that invest in our projects. That’s now the specific way I need to talk about them for compliance measures, but there’s a lot of false information out there about the housing market and a lot of misconceptions on where the values are in Canadian housing and what’s happening in each of these specific markets. I really wanted to do a comprehensive document that pulls a lot of these forecasts and numbers together, and put it in 1 big report. This is the third one, semi-annual report, that we send out to the industry, we send out to our development partners, and send it out to the public so they can get a sense of our knowledge and what we can bring to any relationship.
Andrew la Fleur: Okay. We’ll jump right into the content itself. Your report answers a lot of great questions, so I’ll hit you with a few questions here and you can let me know the findings. First one is, what are the chances of a major housing correction in Canada?
Ben Myers: Yeah. That’s interesting. You see many of these forecasts calling for a 40% drop in the resale housing prices across Canada or a 50% drop. One famous guy has been calling for that for about 4 years. Certainly I would be more respective of a forecast like that if there were some type of probability attached to it, you know, there’s a 10% chance that prices could drop 40% or what have you. I wanted to put that out to other housing analysts out there in the market. I’ve appeared in a lot of panels with these guys. I spoke to them on the phone. I read a lot of their materials.
I sent it out to the top 40 housing analysts. I got a 40% response rate which was not too bad. I asked them, what do you think the probability of a 20% drop in the housing market over the next 5 years, from pricing at the end of 2014? About 63% of the respondents said it was less than 5%. It gives you a little bit of sense of what they’re thinking. The other 37% said it was anywhere between 5 and 20%. They thought the chance was a little bit higher than that, but certainly no one said it was greater than 20% chance that the market would decline.
Andrew la Fleur: Interesting. When we’re talking about, you’re polling the different housing analysts in Canada, obviously not a scientific, statistically significant, I guess, you could say, but very good anecdotal evidence, in terms of talking to the experts in the industry and these are what the experts who are studying the market every day, this is sort of generally what they’re thinking. Is that fair? Is that accurate of what the findings?
Ben Myers: Sure. Many of these studies are being done by analysts that don’t live in Canada. They’re looking at very high level data and they don’t often know the trends that are influencing several of the markets in Canada and why some of these data figures are changing. That’s often the part that’s most difficult about analyzing a market. You need to understand what’s behind the numbers, not only understand the numbers.
Andrew la Fleur: Right. That’s a great point. Many of the headlines that we see, they’ll say things like Deutsche Bank or World Bank or IMF or I don’t know, United Nations or I don’t know, somebody out there far away, has made this statement that the Canadian real estate market is this or is that or whatever. That’s a great point and I guess that’s a great point to note about your report is everyone you polled and all the sources you polled are from Canadian sources.
Ben Myers: Exactly.
Andrew la Fleur: Great. On that note, next question. A major Canadian bank concluded that housing in Canada is actually undervalued. Why don’t you fill us in on who that bank was and why they said that?
Ben Myers: Yeah, it was in a report that I had seen no one reference. It was a RBC Global Asset Management report from November 2014. It was probably one of the best reports that I’ve actually ever read on the state of Canadian housing market, and they responded to these, what I call the 2 variable studies, the price-to-rent, price-to-income, debt-to-income, US housing prices versus Canadian housing prices. We want to make simplified studies that people can understand, but you just can’t use numbers like an average, an average number for the entire Canadian housing market, an average number for the entire rental market.
The interesting thing about the rental market one, which I was trying to get my point out when I was on BNN the other day, but I didn’t do a very good job of it, but it was looking at the price-to-rent ratio. Basically you’re looking at the average price of a Canadian home and dividing that by the average price of a rental unit, and you say, “Okay, that’s changed over time so now we’re concluding that Canadian home prices are overvalued because that relationship has widened.” People like to think your alternative to buying is renting, so therefore, if housing is going up at a rate faster than rent, then obviously Canadian housing market is overvalued. I’ve never understood why it doesn’t mean rents are undervalued. It just means Canadian prices are overvalued.
I’ve never understood why that’s not the case, but one of the big factors that’s not taken into consideration is the numbers that are used in there do not include condo rentals. You can’t compare renting to buying when you’re excluding all these rental units that are on the market. As we can see and that certainly you can attest to this, the amount of units that are being rented in the Toronto market that are condominiums is just through the roof. All of these studies, including the one that was done by the Bank of Canada, exclude supply. You’re not taking into account what’s happening with the supply of rental units or the supply of Canadian housing units.
Even the report that most people focused on, which was done by the Bank of Canada, their financial system review, it said that Canadian home prices were 10 to 30% overvalued. They had a line in there, in that report, that said, “Yeah, it’s actually been 10% overvalued since 2007,” which didn’t get a lot of media pickup. It also said our report ignores supply. I think if anyone has taken a class in economics, the first thing you learn about is supply and demand. [I use something 00:10:39] by supply and demand. If you ignore the supply, how can you come up with an accurate valuation in the market? That was something that I wanted to make sure was in The Market Manuscript.
In conclusion, that was an extremely long answer to your question, but RBC Global Asset Management said that all these measures are very much flawed but the best one is average price to average carrying cost ratio. When you use that with a variable rate mortgage, which a lot of people are now taking a variable rate mortgage, it shows that Canadian house prices are 4% undervalued. I just wanted to make sure that that report was out there being in the mix with several other of these studies that are showing that Canadian housing is overvalued.
Andrew la Fleur: Very interesting. Let’s talk about oil prices. Nobody knows what’s going to happen with them exactly, but what impact will lower oil prices have in the Canadian real estate market? Maybe a part B is from your report, is what can we learn from historical times when we’ve seen oil prices fall down quite a bit, like has happened in the past?
Ben Myers: Yeah. I’m just trying to wrap my head around what this all means. I’m certainly not an expert on the oil markets or their impacts on real estate. Really all I could do is just turn to historical numbers. The World Bank had come out with a study that showed the last 5 major oil price declines. A couple were coincided with the US recessions. One coincided with the Asian crisis. Another one coincided with an oversupply of oil and a change in OPEC policy, which is very similar to what’s happening now. That happened in 1986 and we saw oil prices stayed low for a long period of time. A lot of people are forecasting that that’s actually what’s going to happen as well.
We could actually look at the major period in 1986 where oil prices went down. They went down about 50% year over year for a long stretch there. During that same period, house prices in Alberta, house prices in Calgary I’m saying, based on the new home price index, actually went up 8% year over year. The new home price index tends to underestimate prices, so that was a pretty significant jump in a period where we had low oil prices.
Actually in 3 of the 5 periods, new home prices actually went up during those declines. I actually expected to see 5 or 6% decreases in all of those periods, just so I could say, “Well, okay, this is kind of the worst case scenario.” I was actually pretty surprised that in 3 of those instances, pricing actually went up.
Going back to the last one, the last oil price decline which coincided with the global economic crisis, the global economic meltdown, whatever you want to call it, the resale pricing went down about 7%. If you used a lag of several months for new home prices, new home single detached prices, you actually saw them come down 12%. That was kind of the … I’m using as the worst case scenario because we, at that point in time, obviously there was a recession going on in the United States, there was a recession going on in the rest of Canada, we were in the middle of a credit crunch as well, obviously associated with that, so the situation was much worse than it is today.
I’d like to think that it won’t be as bad as it was in 2008, 2009 period there this time around, but I think once bitten, twice shy. Many of the Albertans have that fresh in their mind and are going to be pretty cautious about jumping back into the market right now. I’m hoping it’s just right now, it’s more of a crisis of confidence than it is a crisis of substance. I’m hoping that, after a few months, the dust finally settles and people realize they haven’t lost their job, that a lot of the people that they know haven’t lost their job, that they still would like to buy a new home or they would still like to move up and they’ll decide to make that decision.
Andrew la Fleur: Are we overbuilding in Canada? Do you think we have too much supply?
Ben Myers: I don’t. I don’t. We’ve consistently been in that range of in and around 185,000 to 290,000 new housing starts. We had a stretch in the … About 10 years ago, we were up in the range of 205,000 housing starts, but that was kind of in response to a long period of underbuilding in the market, where we were in and around 160,000 housing starts. I don’t think we’re overbuilding. I think we’re building exactly where we need to be, in and around that 180 to 190 housing starts range. That seems to be the number that several of the analysts are saying is a sustainable level of housing starts.
I was asked on my BNN interview, what do you think about these low housing starts, seasonally adjusted housing starts for February? I think I surprised her with my answer saying we’re good with it. We’re happy with the low housing starts as a development company. We don’t want to see the talk about overbuilding in the market. Low supply leads to higher prices. Less developers out there trying to get construction financing, more potential dollars for us. Less developers grabbing pieces of land, more opportunity for us to grab those pieces of land.
Housing starts is not directly a reflection of a current level of demand. It’s lagging demand. It typically reflects sales that happened in the year prior. If you look at certainly the Toronto market, if you look at the correlation between sales in the previous year and starts the next year, it’s very, very close to being an even relationship. I’m not concerned about housing starts this year. I think we’ll probably end up fairly close to where we were last year.
In my, I guess, my average of all the forecasts in the market, it only looks like it’s going to be a 3% drop. Condo sales in Calgary were up 4%, condo sales in Edmonton were up 32% last year, condo sales in Toronto were up 51% last year, so once a lot of those projects get under construction, you’ll see starts back up, and in a few months from now, you’ll see people talking about oversupply again.
Andrew la Fleur: Yeah. Yeah. When people jump to conclusions about housing starts, I always just shake my head, because like you said, it’s a lagging indicator. There’s so many other factors that go into it, in terms of high rise versus low rise starts. They’re very different. The headlines, they just get 1 stat, it’s housing starts this month or this year or this quarter, and they make all sorts of conclusions on it without knowing any of the things that went into it.
Ben Myers: Yeah. It’s a reflection of available supply. It’s a function of available approvals. It’s a function of available building permits. It’s the availability of construction financing. Yeah, there’s part of that that has to do with developers want to go ahead with building spec homes. Some developers when they feel the market is down will build spec homes, but I think that’s a very small part of the market, in terms of the overall housing starts that happen in a year, right?
Andrew la Fleur: Mm-hmm (affirmative). Let’s zoom in on Toronto itself and the condo market here. Forecasting for this year, you said last year’s sales were very strong, up about 50% from 2013. What are you predicting or what’s the consensus amongst the housing analysts that you polled for how many condos we’ll see sold in Toronto this year, and how would you describe the temperature of the Toronto condo market in 2015?
Ben Myers: Yeah. Sure. I think it’s positive. I think my forecast is, I think it was, 17,700 or 17,750, something like that. I believe Urbanation was somewhere around 18,000 or 18,500. Actually, Will Dunning, who is typically underestimates sales, is predicting over 22,000. I was pretty shocked to see that forecast. I think there’ll be less projects come to market this year, and typically there’s a pretty even relationship between number of units that are launched in a year and the number of sales in that year.
We’re not going to see as many projects this year. We’re not likely to see as many sales this year. Obviously the market is very much driven by the large scale downtown condo projects and there’s only a few of those that I see on the horizon for launching in 2015, so we’re not likely to see the same level of sales. I think 2014 was a really good test case for the condo market. We had record levels of completions, a lot of units were being put on to the rental market, but you’re still seeing high lease-to-listings ratio, you’re still seeing rent increase, you’re still seeing low days on market for these rental listings. I think there’s still a very strong appetite for rental product in this market.
I think investors are being a little more cautious in terms of the locations and where they buy investment units. It looks like the 905 has certainly slowed down in terms of investor activity. I still think there’s end user demand in those markets but the investor is sticking to areas where there’s transit. That’s why we’re seeing the strongest sales that are projects that are right on the subway or close to a streetcar or a GO train station. I think that will continue to drive investor demand, but lenders are interested in getting into more condos.
Obviously you see these rental projects popping up. They require a lot of equity. They require a lot of confidence on construction lenders to lend on a project without sales in there. We don’t know that pro forma number, that rental number that’s projected, if it’s tested, when they know in a condo apartment, with 60 or 70% sold, that number’s been tested so they know that there’s demand for that product at that price. They don’t know how long it’s going to take to absorb all those rental units.
Who’s confident in the rental market? If there’s confidence in the rental market, there’s confidence of investors. If there’s confidence of investors, it means they’ll buy condo units. Running it through that kind of gauntlet, it makes me feel good about the condo market in Toronto and certainly in the 416.
Andrew la Fleur: Yeah, I think that’s a key point for everybody to remember, and something I’m seeing on the ground, so to speak, selling condos with my clients and working with them, is like you said, there’s going to be much fewer new condos launched this year. It stands to reason that the number of sales will probably go down this year. As usual, the headlines at the end of the year will probably read something to the effect of the condo market is down, sales are down, times are bad for some reason, but really it’s probably actually a very good thing for the market overall if sales are actually less this year than they were coming off of last year.
Ben Myers: I really don’t think that 23,000 or 24,000 is where we want to be on an annual basis. I’d be much more comfortable if that number was 15 or 16,000 condo units, keep it under supply, keep the demand there, keep the pricing increasing. I’m happy at a lower number, right?
Andrew la Fleur: Absolutely. As for the individual condo investor, that’s exactly my point. You should be happy as well. If you hear that sales are down at the end of this year, and if you’re in the market, you should say, “Good.” That means supply is down. Demand will remain the same and that means your prices are going to continue to go up.
Ben Myers: It’s really about the residual sales and the projects. You want to see the projects that did launch. How well did they do? That’s what it’s more about for me than the total number in the market.
Andrew la Fleur: Great point. Another thing you talked about in your report, foreign investors. Did you conclude that foreign investors are a good thing or a bad thing?
Ben Myers: Interesting question. It seems like everyone that ever talks about foreign investors in the Toronto condo market is really just trying to tell you that there’s not a lot of them. There’s not. No, there’s not. There’s not, there’s not, because everyone thinks it’s bad and I don’t necessarily think it’s bad. I think it shows that, if people from other countries are looking to Canada as the place they want to invest their money, I think that’s a positive.
We’re building 500 and 600 unit condo projects, so it requires 300, 400, 450 pre-sales before these buildings can get built. Now with the affordability issue for young buyers, the fact that these large towers can take 3, 3 and 1/2 years to build, plus a period between launch and construction, you’re looking at potentially 4 and 1/2, 5 years to get occupancy. They’re just not making that commitment. When you have these investors and you have foreign buyers coming in, they help these projects get built and provide rental supplies going forward. I don’t think people would be too concerned if a Chinese developer came in or a Chinese landowner came in and bought 1,500 rental units and kept them over 10 buildings. People wouldn’t have an issue with that, but for some reason, the individual ownership really scares people.
I asked the analysts. I said, “What do you think? Do you think foreign ownership is good or bad?” I believe about 40% said it was good and actually the 60% said that you couldn’t characterize it as good or bad. It’s always interesting. Some people thought, “Yes, it’s fine.” They’re coming in, they’re holding the units long term and renting them out. Eventually a lot of them want to come here and live in those units themselves. They have some type of connection here with a relative or a family member or something like that, so I don’t know why we make such a big deal about it.
I think it’s just fear. It’s fear of the unknown. We don’t know what they’re going to do. I would be worried if they were coming in and buying a whole bunch of single detached houses and letting them sit vacant. I think that would be bad for our housing market, but I don’t think that’s … Certainly that’s not the case and that’s not what’s happening in the Toronto market.
Andrew la Fleur: Last question from your report. You said the top metropolitan housing market in North America is actually in Canada. It was a bit of surprise which one that was. Can you tell us?
Ben Myers: That was probably one of the only reports that I sourced that was a non-Canadian report. That was by a rating agency called DBRS. They looked at 4 different countries and ranked what the best housing markets were over the last … metropolitan area housing markets were over the last decade. Out of the North American markets, what they looked at was Canada and the United States. Surprisingly, Winnipeg was voted the top housing market of the last decade in North America. [crosstalk 00:27:51]
Andrew la Fleur: Winnipeg. Yeah.
Ben Myers: It was interesting. I was trying to get a sense of how they ranked them. It had to do with pricing, and it had to do with absorption, and it had to do with other factors, quality of life and things like that. Yeah, voted Winnipeg, so we’ve seen some slowdown in Winnipeg, obviously, over the last year. It was in a market that was in a big housing boom for, we’re talking the 5 years before 2013, so it’s slowed down a bit, but I still think there’s demand for condominiums there.
They’ve built a lot of them. A lot of them have been suburban, but they have 2 large scale downtown projects under construction right now in Winnipeg. We’re going to be launching our project there at the end of this year hopefully. We’re working on the sales office now. We just think it’s an interesting opportunity for investors that are looking to put their money in a different market.
Andrew la Fleur: That’s great. Now one sort of bonus question. If you had a magic wand and you could change one thing about the condo industry or the condo market in Canada, what would it be and why?
Ben Myers: I wish everything could close on time. That would be quite interesting. I think people, I wish they could just understand supply versus demand. I wish they could see that some of these projected closing dates that you see put out there are just projected and that they’re not what actually gets completed. Then you’d understand context. Context is the hardest thing for people to understand and I’ll just give you 1 example before I get off on another tangent, like I have earlier in this call.
The number of completed and unabsorbed supply went up significantly in January, according to numbers by CMHC. People said that’s the highest in 25 years. For one, they didn’t mention the fact that CMHC has changed the definition of what is completed and unabsorbed condominiums. It changed in 2013, so it doesn’t include units that are rented out. Developers, a lot of developers, once you’re 80% or 85% sold, you’re in a profit situation. You’re making money. You’ve paid off your construction loan. You have enough money to pay your employees and stuff like that and all that fun stuff. You’re making money. [crosstalk 00:30:34]
I don’t need to sell these while I’m under construction. I’m going to hold these until the building is complete and I might use one as a model. I might mock some up. I will get a higher price when people are able to walk through them. Some developers take that strategy. Other developers say, you know what, I want to defer the profit on these units until another year, so I’m going to rent them out. They put them on MLS and they rent them out themselves. There could be someone living in those units but CMHC doesn’t include that as a sold unit, a developer sold unit. You can’t compare it to previous years.
The last point is the fact that we had 23,000 units register or occupy over the last year. If you look at the number that are completed and unabsorbed over that total number, it still only ends up in the 5 to 8% range, almost exactly where it’s been historically. Yeah, the absolute number is high and we’re going to monitor that and we’re going to look not only at the absolute number, but where are the units? 100 of the units are in a suburban Oakville project. 250 units are 1 developer and this developer is one of the richest developers in Canada. He’s not lowering his prices. He’s not going to influence the market by what he does with those remaining 250 units.
It’s not only knowing how the numbers come together, but why they come together and who they are. I think it’s really important to understand the context of some of these numbers. That’s why I try to put out to our people that invest in Fortress projects and to the general public, just to keep them aware of what’s actually happening in some of these projects and give them better context, which I think is lacking, especially when a newspaper story, you’ve got 500, 700 words. You can’t get the full spiel of what’s going on.
Andrew la Fleur: Absolutely. It’s all about context. That’s a great point. I think we can probably leave it there. Thank you very much again for your time, Ben. Appreciate it. If people want to get a hold of you or learn more about Fortress Real Developments, what’s the best way to do that?
Ben Myers: Yeah, fortressrealdevelopments.com is a great place to start. If they’re interested in investing and passively in real estate, I’d suggest FMP Mortgages, FDS Broker Services, or [FFN 00:33:09] Capital. Check any of those 3 out. You can find me on Twitter at @benmyers29. I post lots of articles on there, my opinion on things, so follow me up but don’t troll me.
Andrew la Fleur: No trolls allowed. Okay.
Ben Myers: Exactly.
Andrew la Fleur: Great. Thanks a lot, Ben, and again, we’ll include a link to The Market Manuscript as well in the show notes for this episode so anyone listening can go and check that out and download the document that we’ve been talking about this whole podcast. What is it, about 50 pages long, right?
Ben Myers: 50 pages. Yeah.
Andrew la Fleur: Yeah, lots of great meat in there to digest for anybody who’s interested in taking a deeper look at the Canadian housing market.
Ben Myers: Keep it on your bedside and it’ll help you go to sleep at night.
Andrew la Fleur: There you go. Okay, thanks a lot, Ben.
Ben Myers: Yeah. Okay. Take care.
Andrew la Fleur: Thanks. Bye. Okay, there you have it. That was my interview with Ben Myers of Fortress Real Developments. Once again, for all the show notes on this episode and to get your copy of The Market Manuscript, just head on over to truecondos.com/benmyers, all one word, B-E-N-M-Y-E-R-S. You can download the free copy there.
Thanks again for listening. Thanks for supporting the show. We appreciate all the listeners out there. If you want to get a hold of me anytime, of course, you can send me an email, firstname.lastname@example.org, or you can call me, text me, 416-371-2333. Thanks for listening. Thanks for your support. If you have any ideas or comments on the show, I’m always willing to hear from you, and I wish you happy investing in all your endeavors. Have a great week. We’ll talk to you next time.
Thanks for listening to The True Condos Podcast. Remember, your positive reviews make a big difference to the show. To learn more about condo investing, become a True Condos subscriber by visiting truecondos.com.


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Enrollment at the University System of Maryland is expected to decline in the coming academic year and the following year, the first projected drop since the 1990s.
More than 153,000 graduate and undergraduate students enrolled in fall 2013 at the state's public college system, but officials don't expect to surpass that number again until 2016. USM officials believe the colleges are still on track for longer-term growth, however.
Much of the decline expected this coming fall is driven by a 6.5 percent expected drop at the University of Maryland, University College, which offers online and continuing education courses. With UMUC excluded, overall system enrollment would be essentially flat, officials said.
The decline and leveling off of enrollment could affect everything from tuition revenues, to the quality of students admitted, to the amount of money needed to retain students at risk for dropping out because of financial difficulties. If the trends continue, USM officials are also skeptical that the state can meet its goal for 55 percent of residents to have a bachelor's degree by 2025.
System officials said at a meeting Thursday of the Board of Regents finance committee that the projected drop is the result of several factors, including a smaller number of high school graduates — a nationwide phenomenon — and competition from other colleges. While the university system and other colleges nationwide got a boost during the recession when many decided to go back to college, the recovery of the job market means that trend is ending.
"We are late in the game even as we speak," said Ben Passmore, an assistant vice chancellor at USM. "It is not easy to ramp up large numbers of new students into the system."
USM officials project that enrollment will rise to 171,000 students by 2023, about a 12 percent increase from the fall 2013 enrollment. But the fall 2014 university system enrollment will likely have 2,000 fewer students , with an increase of only about 1,000 students in the year after that. Enrollment at system colleges unexpectedly fell by about 2,000 students, or 1.5 percent, between fall 2012 and fall 2013. Overall enrollment also fell by about 1,000 students in the year before that.
The University of Maryland, College Park, the University of Maryland, Baltimore, and Frostburg State University do not plan to expand greatly in the next decade.
UMUC has been the source of most of the university system's overall growth in the past, and in 2010, officials thought its enrollment would nearly double in the coming decade. This fall, fewer than 37,000 students are expected to be enrolled at UMUC, down from about 39,500 the year before.
System officials hope that some colleges can gain enrollment by accepting greater numbers of transfer students, especially from community colleges. But community college enrollment in Maryland has also fallen in the last few years.
Officials are also examining other strategies, such as trying to close a gap in the retention rates between white students and students of color. But the colleges may need more funding to help financially needy students stay in school, system officials said.

domain: economics


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whenever I get new wire, I make sure to place a piece of duct tape around it to hold it wound while having a tag that I can write the metal and hardness. That way, I am not finding random wire and trying to guess what it is later on.
We take forum safety very seriously here at BellaOnline. Please be sure to read through our Forum Guidelines. Let us know if you have any questions or comments!

domain: hobby


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Thanhouser Company; Silent films; Actors; Pigeons
Production still from Thanhouser silent film featuring a homing pigeon and children watching. The early 1910 version of Vicar of Wakefield featured a scene with homing pigeons, but this may be another.
BW photograph; 3.5" x 4.75"
Johnathan Silent Film Collection

domain: artistic


Lookinf doe Mountain Bike Elettrica Pieghevole Ancheer?…The Ancheer is good market value if you are actually keen to purchase your 1st e-bike. It is actually created to a price, thus don’t expect premium parts. It’s merely as effective as a lot more expensive power bikes as well as the battery has enough energy for a 30-mile experience thus long as it’s a hot day and certainly not very sloping.
Is Ancheer a good brand?
Out when traveling, I was happily surprised. The sleek 250w suited rear center motor is definitely powerful adequate to assist receive you up those hillsides! The tempo -located pedal assist is actually extremely basic and operates just like an on/off change. When you begin pedalling the electric motor gives instant power. One more terrific feature with this bike is actually that it can be pedalled quickly along with the power switched off.
As I have formerly mentioned, I found this bike a little also little for me, but the burdened felt relaxed enough for briefer trips.
The control board carries out certainly not have an LCD show, yet at this cost it shouldn’t be a problem. There are actually 3 settings to pick from– low, mid and also higher. These electrical power settings are altered utilizing the + and also– keys on the keypad, along with the on/off key in the center. There is likewise a five-bar LED battery indicator.
Handful of electric bikes yet possess their batteries and also electrical wiring concealed inside the framework, yet although the Ancheer isn’t the sleekest with all its own cables on show, the detachable battery indicates you can easily open it along with the key and also take it inside to bill (which takes 4-6 hrs).
The bike happens partially taken apart for delivery, therefore you’ll have to connect the handlebars, pedals, front light, quick-release seat as well as frontal wheel. In every, it’ll take you around 30 minutes consisting of removing all the cord connections as well as product packaging. The tools to carry out this are actually featured, but you may choose you utilize your own screwdriver as well as as the offered devices are poor premium.
What is the best electric bicycle? Mountain Bike Elettrica Pieghevole Ancheer
Take note that unlike the burdened, the front end and back wheels are not quick release: they require a 15mm spanner.
Left wing side of the handlebars is actually an essential console along with keys for energy and also decreasing the assistance or improving level. LEDs light up for low, medium and high levels, as well as there is actually a battery scale too. Listed below this is a button for the frontal illumination as well as a horn switch.
If you desire a pure electric method where you may power the bike without pedalling, in the package you’ll find a twist-grip throttle which you’ll have to install on your own. This isn’t legal to use while driving in the UK or even Europe which is actually why it’s certainly not installed due to the manufacturing plant.
However you may use it off roadway, as well as fitting it takes about 15 moments. The instructions remain in reasonably unsatisfactory English and also it is actually easy to skip the part which reveals that you must press the ‘-‘ switch on the console till all the support lights have actually died out. Merely then will the throttle job.
To match it, a briefer handlebar grip is actually provided and also you’ll must unscrew the electric battery positioning plate coming from the down cylinder and the black box of wires which hangs behind the seat post. As well as if you elaborate a little extra speed, you can easily unplug the white colored wire which confines the electric motor to the EU-regulated 15.5 miles per hour. This gives you a couple of additional mph that’ll permit you travel at a pleasant 20mph.
In terms of specifications, the 250W electric motor is the most powerful you can possess under present regulation and it’s powered through a 36V 8AH battery. This suffices for 15-30 miles depending upon the temperature level, wind health conditions as well as terrain.
The bike on its own possesses entry-level Shimano gearwheels (21-speed) with three chainrings at the face and also 7 sprockets at the rear end. This is in comparison along with various other styles our company’ve seen which have simply one chainring and even more equipments at the rear. The Ancheer’s suiting is likewise pretty low, so it isn’t actually possible to go a lot faster than 20-25mph.
You receive disc brakes, both front as well as rear. They’re mechanical rather than gas, yet they still do a respectable task of delivering you quickly to a stop.
The frontal surprise is unbranded and isn’t flexible. It is actually fairly difficult, yet that is actually more effective given the lack of change or even lock-out.
The bike possesses a position pre-fitted as well as a back reflector yet, oddly, no rear LED lighting.
Like the Volt Alpine, which also possesses a 250W electric motor, the Ancheer will certainly make it easy to climb up mountains. The first time you try the ‘High’ aid mode you’ll laugh out loud at just how little initiative is actually needed to pedal up also sharp hills. Mountain Bike Elettrica Pieghevole Ancheer
As well as if you wish to make sure you conserve some electric battery power you can push the ‘-‘ button until all the assist illuminations are out and ride with no aid from the electric motor whatsoever.
The only difficulty using this is that it takes much more effort to ride without the electric motor than a basic bike as you are actually bring an added 10kg or two of weight: the Ancheer has a weight of virtually 23kg.
I must acknowledge, I possessed some rather damaging prejudgments about this bike. Luckily they were proved wrong, as well as within this Ancheer electric bike assessment I will examine the advantages and disadvantages of the fantastic market value e-bike.
Similar to a lot of bikes sent out through the parcel network, this came in part-assembled in a large carton. Getting this bike prepared for the road is straightforward enough (there is a little toolkit included). The seating message, handlebars, pedals and main tire needed fitting. If you are actually certainly not relaxed carrying out the setting up on your own, at that point I would recommend taking it to your local bike outlet to become set up. You are going to require to see to it the brakes are actually adequately changed, and also the gears index correctly just before make use of. Mountain Bike Elettrica Pieghevole Ancheer


C++ programming for FIRST robotics - Omar Zrien, Team 3539.
Learn how to use C++ effectively to create a competitive robot.
Effective mechanical mechanisms for FIRST - Paul Copioli, Team 217.
This session will cover the specific calculations and elements of the design process that lead to making appropriately sized mechanisms. Session will focus on real FRC design examples from common drive train, arm, and mechanisms.
Learn how to scout FRC competitions - Jim Zondag and Isaac Rife, Team 33.
This seminar will explain how to create metrics for scouting and scout effectively at competitions. Pick lists, weighting, and evaluating potential partners will all be included in this seminar.
The Business of FIRST - Michael Graham, Team 1718.
This presentation will cover different methods to raise funds, and ways to woo sponsors to invest in your team. In addition, we will cover the Chairman's Award and how to maintain outreach programs.


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One great way to make the flavor of recipes really shine is to use fresh herbs for cooking. Using them adds tons of flavor and freshness to any recipe.
This visual Guide to Fresh Herbs gives information on buying, storing and using the most common herbs for today’s recipes.
I grow herbs year round. Most of them go dormant outdoors when the temperatures drop (although my rosemary bush keeps on trucking all year long).
During the winter, I just grow containers of them inside on sunny window sills.
Guide to Fresh Herbs
The various herbs may look quite similar, but their taste can vary a great deal. Herbs are suited to different styles of cooking and this guide to fresh herbs will show you my favorite ways to use them in recipes.
I’ve included images of the herbs as well as how to use them with best results.
For help with learning how to use fresh herbs for cooking, in each section below there is also a link to a recipe that features that herb prominently.
Buying Fresh Herbs
Most grocery stores have bubble packs of fresh herbs for cooking in the produce department for sale. These are a great way to get herbs that you don’t use often in recipes and don’t want to grow.
Fresh parsley and cilantro is sold in the produce section of supermarkets in larger bunches, since these herbs are commonly used.
It’s a good idea to figure out which herbs you use all the time and purchase small pots of them from garden centers or big box stores like Lowe’s hardware.
It is easy to grow herbs indoors. Outside they can be grown in pots and right in the garden during the summer.
For a greater variety than the supermarket carries, be sure to check out your local Farmer’s Market. They sell many types of fresh herbs for cooking in large bunches.
Tips for Storing Fresh Herbs.
I’ve written a guide for storing dried herbs but fresh herbs give you a challenge. Some tips for storing fresh herbs:
- Snip off the ends and store them in a jar of water on the counter. Place a plastic bag over the top and secure with an elastic.
- Wrap in slightly damp paper towels, wrap in plastic, and store in the fridge.
If you have a lot of fresh herbs, you can chop them and freeze in olive oil to use later. See more tips for preserving herbs here.
Fresh Herbs for Cooking
The list of fresh herbs for cooking is long and their flavors are used in so many ways in recipes. (See my herb identification chart here.)
This guide to fresh herbs gives information on each of the herbs and how to best use the fresh herbs for cooking and recipes.
Fresh herbs can take a good recipe and make it great, so it’s worth knowing how to use some of your favorites.
Tools for cooking with fresh herbs
I like to use herb scissors to cut fresh herbs. They are a no fuss tool that is a real time savers.
A mortar and pestle and herb grinder are also helpful tools for herbs. If you purchase more herbs than you can use without them going bad, herb driers can be useful, as well.
This is one of the fresh herbs for cooking that I use all the time in my recipes. Oregano is used extensively in Mediterranean recipes.
It dries well and is very easy to find as a fresh herbs in most stores.
Oregano has a hint of sweetness and adds warmth to any dish. The flavor is earthy and slightly acidic.
It is commonly used on pizzas and is also great with chicken, lamb, beef, beans and egg dishes. It’s closely related to marjoram but is more pungent.
The herb is native to the Mediterranean and grows in dry, warm locations. Use oregano to make these French Bread Pizzas.
This herb is also known for its use in Mediterranean dishes but is actually native to India. Basil is related to mint and has a strong anise and clove like flavor.
Both Sweet (Genovese) Basil and Asian basil are used in cooking. It is one of the most often used fresh herbs for cooking in the US.
The herb is found in many pesto and tomato sauce recipes.
It pairs well with chicken and tomatoes and can be used with most seafood and meat dishes. Asian basil has a stronger flavor and is used in soups, stir fries and curries.
Add basil at the end of cooking times to preserve the color and flavor. It is also commonly used as a garnish. I love using basil to make this Basil Garlic Chicken in a Buttery Tomato Sauce.
This commonly used herb is native the Mediterranean but is now found growing worldwide. Both flat leaf parsley and curly leaf parsley are commonly found in supermarkets in the USA.
The leaves are often used as a garnish and have high amounts of vitamin A, C and E, as well as both iron and calcium.
Flat leaf parsley is more fine and has a more aromatic and spicy taste than curly parsley does. If used in recipes, parsley should be heated gently to retain it’s flavor.
Dried parsley has a much milder flavor than fresh. Use flat leaf parsley in recipes and curly parsley more as a garnish.
Parsley is often used in pasta and egg recipes. It has a clean light flavor. This bacon frittata recipe is a great way to use parsley.
Do you like loaded baked potatoes? If you do then you’ll find yourself using chives all the time!
Chives should be used fresh, since they lose almost all of their flavor when dried. They are best harvested before they flower to give the best flavor.
Chives have a flavor similar to onions but without the tart bite that onions have. Add them at the very end of cooking time to maximize color and flavor.
The herb has a grass-like look to them and the blades are hollow.
Use chives in dips, on fish and as a garnish. Snip them with scissors to use. This chicken and corn soup uses chives as a garnish with lovely color and flavor.
Most herbs have the leaves chopped to use in recipes, but the leaves of thyme are used whole. This perennial herb is native to Southeast Europe but is cultivated all over Europe and North America.
There are many types of thyme, which vary in appearance and flavor.
The leaves of thyme grow on partly woody stems and are easily stripped off through fork tines or a small sifter to use in recipes.
The flavor of thyme has mint and citrus notes. It is great in Mediterranean dishes, with poultry and in stews and egg dishes. Thyme is very versatile and can be paired with any meat or veggie.
Try these roasted carrots and mushrooms with thyme for a great tasting side dish.
I love to use whole sprigs of rosemary with lemon slices under the skin of a chicken to give the bird a great flavor.
Rosemary grows wild in Mediterranean countries and is very cold hardy here in the US. I live in North Carolina and it grows for me all year long, even taking a round of snow in stride.
Because I always have it growing, I use it all the time in recipes.
The leaves of a rosemary plant look like pine needles and are very aromatic. It is often infused in oils and vinegars.
Rosemary adds great flavors to soups and stews and is a perfect herb to use to flavor meat. The flavor is strong so use it sparingly.
Try this grilled rosemary and balsamic steak recipe for a great tasting grill night.
Most grocery stores now sell bunches of cilantro. This is great because cilantro is best used fresh. Heat affects it greatly so it’s not a great candidate for drying.
Add it right before the end of cooking time for best flavor.
Cilantro is one of the most popular fresh herbs for cooking in Latin American (particularly Mexican) dishes and is also widely used in Asian cooking.
It is used like parsley in Asian countries and is sometimes referred to as Asian parsley.
This herb has a “like it or leave it” flavor. (Many people refer to its flavor as soapy and don’t like it at all!) Nevertheless, it is a very popular herb.
The leaves look somewhat like flat leaf parsley (and take it from me…it’s easy to come back from the store with cilantro when you went out to get parsley!)
The seeds of cilantro are called coriander and are used by themselves in other types of recipes. Try this recipe for cilantro and lime kebabs.
More Fresh Herbs for Cooking
The leaves of mint plants are often used whole as a garnish for desserts and cocktails. Mint leaves have a high menthol content. There are almost two dozen different varieties available.
All types have a strong aromatic or spicy flavor.
In addition to using the leaves in desserts and drinks, they are incorporated into Thai and Middle Eastern recipes like tabbouleh. The leaves are also widely used in teas and jellies.
When used in savory dishes, mint adds a cooling, peppery bite to the recipe. It also makes a nice addition to salads. Try this cucumber mint and melon salad for a light summer taste.
What is not to like about the mild licorice-fennel flavor that comes from tarragon? It is widely used in French cooking and is one of my favorite herbs.
Tarragon originated in Russia and was reportedly brought to Europe by Asian traders.
The taste is spicy and refreshing with a slightly sweet after taste. The young shoots are best used in cooking. Since tarragon wilts quickly after cutting, it is good to have a few pots of it growing at home if possible.
(However, it can be a bit more difficult to find as a young plant than some other herbs.)
Use tarragon with foods that take on other flavors easily such as eggs, chicken and scallops. One of my favorite ways to use it is as a seasoning for simple grilled chicken breasts. See also my recipe for Ahi Tuna in a tarragon wine butter sauce.
:Like so many other fresh herbs, sage is native to the Mediterranean area. The leaves are heavy with a felt like appearance, and are used whole, chopped, ground and dried as a culinary spice.
They are picked slightly before the plant flowers and have a spicy, aromatic taste that can be slightly bitter. The flavor of sage leaves varies greatly depending on the type.
Sage leaves a widely used in Italian cooking. They are excellent with meat, particularly fatty meats like pork lamb, mutton and goose.
The flavor of sage leaves is best if it is cooked with food, instead of used as a garnish.
For a tasty recipe using sage, try these Mild Italian Drunken Noodles.
This delicate leaves of the dill plant give a fresh, sharp flavor to foods. It is often used with fish and seafood, as well as dips, soups and all kinds of cucumber recipes.
It is commonly used as a pickling spice.
The leaves of the dill plant look similar to those of fennel, to which it is closely related. It has a very delicate and tangy flavor and is best used fresh, rather than being added during cooking.
A common use of dill is to combine it with chopped cucumber and yogurt to act as a cooling side dish for curries. See also my recipe for pan seared halibut with a dill butter sauce.
I use dried bay leaves all the time in stews and casseroles. Fresh bay leaves are often used in making stocks, in marinades, and for preserving meat and fish.
Fresh bay leaves are green and those that have been dried take on a more brownish color.
Bay leaves have an intense flavor that benefits from longer cooking times, unlike most fresh herbs. Bay leaves come from a plant known as Bay Laurel.
The leaves of the plant were used to form crowns of laurels for important people in Ancient Greece. The tree still grows wild in the Mediterranean area.
Enjoy the taste of bay leaves in this crock pot chicken corn soup.
Good quality fresh marjoram can be identified by its powerful smell the the leaves are rubbed between two fingers. It smells much better fresh than dried.
In fact, dried marjoram should be rubbed when adding it to recipes to release its flavor.
Be careful of cooking marjoram for long times at high temperatures. This will cause it to lose its flavor. Oregano and marjoram look very similar but oregano has a much stronger taste. Marjoram is sweeter and more delicate.
Marjoram is the perfect fresh herb for fatty meats and is often used in hearty National dishes. See it used in this Parmesan Meat Loaf recipe.
As fresh as a lemon is a good saying to go with this herb. Lemongrass is used in soups, Thai Curries, and stews. It’s also used in home made liqueurs.
The taste of lemongrass is citrusy and compliments the flavors of garlic, onion, chili and fresh cilantro.
Lemongrass is an exotic plant that flourishes in the tropics. It has a powerful lemon taste, which is due to citral, the essential oil that the plant contains. Use lemongrass whole, sliced or pounded to a paste.
When using it whole, peel off the dried out outer layers and slice of the very bottom of the stalk.
The woody top end can be smashed with a meat tenderizer or rolling pin to release the aromatic oils.
Lemongrass can be a bit hard to find fresh. Look for it in Whole Foods or Asian style markets.
Try this Thai Chicken Coconut Soup with Lemongrass for a great tasting way to use this herb.
Using fresh herbs for cooking can add flavor to your recipes without having to rely on lots of oil, salt, butter and cheese. They make a great garnish to pretty up a dish and pack awesome health benefits, as well.
If you are new to using fresh herbs in your recipes, start with a few of your favorite and experiment with those that you don’t often use.
You may be surprised which ones will become your favorite.
I hope that you have found this Guide To Fresh Herbs helpful. Which herb is on your grocery list this week?

domain: agronomy


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Florida Gov. Ron DeSantis was not injured after being involved in a car crash Tuesday morning in Tennessee, his campaign told CNN.
Bryan Griffin, a spokesman for his 2024 presidential campaign, also said an unspecified number of employees were in the vehicle.
“This morning, the governor was involved in a car accident while traveling to an event in Chattanooga, Tennessee. He and his team are unharmed. We appreciate the nation’s prayers and well wishes for his continued protection while on the campaign trail,” Griffin said in a statement.
Other details about the accident were not immediately available.
The Republican candidate had fundraisers planned in Chattanooga, Knoxville and the Nashville area on Tuesday.
This story has been updated with additional details.

domain: news


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France Travel News
France's Louvre museum is known around the world for housing some of history's most valuable and important pieces of art. However, what many people might not think about is how the artwork got to the museum, which may change the way viewers look at art. While exploring Paris during your next adventure travel trip, head over to a museum and learn a little art history.
France is well known for having some of the finest food and wine in the world, and this year's grape harvest is something to celebrate. While exploring the French countryside on your adventure travel trip, head to Versailles and taste some of the newest vintages.
Many people like to say that a photograph is worth a thousand words. While on your French adventure, head over to Paris and check out a fair that will give you a little bit of insight to the countries that make up the European Union.
In France, Paris' Montmartre neighborhood holds a special place in many people's hearts. The center of the French bohemian revolution and the place where Monet, van Gogh and Picasso were inspired, has attracted many visitors and artists from around the world. On your next adventure travel trip to France, make sure to stop by and see some of the open house studios.
Paris is known for its beautiful structures and rich cultural history. When visiting France on your next adventure travel trip, head underground to explore the hidden art world.
- Arctic & Antarctic Cruises
- Central America
- Gap Year Travel
- Greek Islands Sailing
- North Africa/Middle East
- North America
- South America
- Student Travel


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A guide to kitten care through the various stages of your kitten's life. How to care for kittens from 4 weeks old kitten care all the way through to 20+ weeks old.
As soon as you bring your kitten home you will need to be thinking ahead for his kitten care plan. Ensure your kittens has had all relevant treatments before you bring him home and then you can book in your essential appointments at your vets. Some vets surgeries might offer a 'new kitten' package, offering you a course of vaccinations, flea and worming treatments, neutering vouchers, plus free samples. So make sure you do plenty of research on which vets you choose and find a practice that feels right and will suit you and your kitten.
Follow our step-by-step kitten care plan to ensure your kitten has everything he needs at every stage of growth to become a happy, healthy adult cat.
4-6 weeks of age - Worming your kitten
Kittens can be born with worms, having been infected through their mother's milk, so they should usually be wormed around this age. In kittens, a mild infestation of roundworms can cause a pot-belly, poor growth, and diarrhoea, while a more severe case can cause nutrient deficiency or a serious intestinal blockage. Vet advice should be sought about any products or treatments that are used at this age.
9 weeks of age - Vaccinations for your kitten
Many non-pedigree kittens are now settling into their new homes and it is time for a visit to the vet. Pedigree kittens usually leave the breeder after they have completed the course of vaccinations but you may still want to have a health check by your own vet. The vet will carry out a thorough health examination checking the skin, ears, eyes, mouth and anus, as well as listening to the heart and chest with a stethoscope.
As their immune systems have not yet matured and they are no longer protected from infection by antibodies found in mum's milk, kittens are vulnerable to disease so the vaccination course should commence.
The exact protocol may vary depending on local disease risks, type of vaccine, and lifestyle. It is usual for kittens to be vaccinated against feline enteritis (panleukopenia), two forms of cat flu (calicivirus and herpesvirus), and feline leukaemia virus. Even indoor cats are advised to receive at least the initial course and cats that go outdoors will need annual booster injections. Vaccinations against other agents, such as chlamydophilia felis (a cause of conjunctivitis) and bordetella bronchiseptica (that causes an infectious cough) are also available, but are not core vaccinations.
Vaccines contain a harmless form of the virus or bacterium that cause particular diseases and work by stimulating the body's immune system. So if your kitten comes into contact with those diseases during his life, the immune system 'remembers' what it did to deal with the vaccine and can fight it.
Many people seem quick to latch on to rumours of untoward vaccine reactions without considering the immense benefits that vaccines have brought in helping to control serious health problems such as feline enteritis, cat flu, feline leukaemia virus infection and, on an international basis, rabies. While it is true that individual reactions can occur, with the purity of modern vaccines they are very uncommon - overall, vaccines contribute greatly to improving the health of the cat population. Read more advice if you're concerned about your cat's vaccinations.
12 weeks of age - Follow up vaccinations for your kitten
Kittens are physically almost 'little adults' at this stage but they do have very special health needs.
It's time for a return visit to the vet as the second part of the initial course of vaccinations is due at around this age (although don't forget that an annual health check and booster vaccination is also required). Any non-urgent health issues that may have arisen since the previous visit can also be dealt with at this stage. Ask your vet how long you should allow before your kitten is allowed outdoors - it varies from one to two weeks depending on the vaccine used.
14 weeks of age - Introducing your cat to the outdoors
If the kitten is to have access to your garden, perhaps with an outdoor run, now is the time that they will start exploring the big wide world, with all the potential dangers it can bring.
Although you may have carried out some pest control during the kitten's early weeks, now is the time to start up a programme of regular preventative care. There are many products that protect against fleas and worms and your vet is the person to advise you. The most modern combine effective flea control and worming in easy to use spot-on formulations, which most owners find far easier to use than the old regime of sprays for fleas and tablets for worms. If you decide to buy over-the-counter products make sure they are suitable for kittens. Some flea preparations are too strong to use on a kitten under the age of six months, so check the labelling. Never use dog flea treatments on cats as many are toxic to felines.
If your youngster arrived with 'visitors' and they have already made themselves at home, you will need to use a household insecticidal spray as well as a product on the kitten. Read more on how to treat your kitten for fleas.
15-20 weeks of age - Neutering your kitten
Neutering is essential to prevent unwanted pregnancies and to reduce male cats' antisocial behaviour. As long as they are healthy and a good weight, kittens can generally be neutered from around four months old. Unless you plan to breed from your kitten, it would be in his best interest to be neutered as soon as possible. Female cats (queens) become sexually mature at somewhere between seven and 12 months of age, although this can be as young as six months. Male cats (toms) tend to mature later, between 10 and 14 months.
In the case of females, womb infections and breast cancer are commonly seen if they are left 'entire', and the strain of repeated calling (oestrus) can lead to a severe loss of condition. Unneutered males who roam over large areas to protect their territory from other cats and to search for a female mate will not only be liable to recurrent abscesses, but will also be prone to picking up diseases that are transmitted as a result of fighting, particularly feline immunodeficiency virus (FIV). Neutered cats have a significantly longer life expectancy.
The operation is quick and simple, and kittens generally bounce back to their usual selves by the next day. Your vet will talk you through the procedure, some vet's also offer neutering vouchers, or even provide the procedure for free if you in receipt of certain benefits. Read more on why you should neuter your kitten.
Microchipping your kitten
Microchipping is highly recommended by veterinary professionals and is often carried out at the same time as the second stage of the initial course of vaccinations. It costs anything from £15 to £30 (though prices can vary) to have a very small microchip injected under the skin in the nape of the neck. It should remain in place for life but it's vital that owners inform the database operator when they move house in order to keep the details up-to-date on the computer database. Some kittens will go to their new homes having already been microchipped, and if this is the case, make sure you contact the microchip company and update your details.
Even if your cat lives his life entirely indoors, it's worth getting him microchipped in case he ever escapes. A microchip is also a legal requirement for obtaining a pet passport and is proof of ownership should there be a dispute over who the cat belongs to.

domain: pet


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Play SCRABBLE on Kindle anytime, anywhere. Simple controls make it easy to play any way you want, whether you're a casual or experienced SCRABBLE player. Pass N' Play with a friend, challenge the Kindle, or play a solo game. If you need help, use the Best Word feature to create the highest scoring word possible. You can even pause the game anytime and pick it up later. Follow your progress.
Play free word games like SCRABBLE on Pogo.com. Every letter counts in the original crossword game! Multiplayer Games. Play free card games like Spades HD on Pogo.com. Play with or against friends in classic online play or customize the rules to your liking. Single player games.
Play free word games like Bookworm HD on Pogo.com. Combine letters to create words and feed Lex the Bookworm. You're currently viewing the Classic Pogo Experience. Click here to switch to the Early Access Experience. Play Games Online For Free! Guest. 0. 0. Register or Sign In. Friends; Badges; Minis; Blog; Why Register? All Games Casino Hidden Object Mahjong Puzzle Solitaire Word A D V E R T.
A full game of Yahtzee Party consists of 13 rounds of play (with 3 rolls per round) to score the 13 categories on the score card. The goal is to fill out the score card with as many points as possible and hopefully outscore others in the room. Each game has a time limit to complete each game, depending on which game tab you click on.
Original Post 1. Go the to Scrabble game and click on the Start button. 2. A red screen will appear giving you 3 major options for playing the game. BUT there is also an option in small. 3. Another red screen will appear to find a table to play at. Here is where you can look for friend who is.
Where to Play Online Scrabble with Friends. 1. EA Scrabble. EA Scrabble. This site is pretty much a one-stop shop to play Scrabble across different platforms. Choose how you want to play. 2. Internet Scrabble Club. 3. Scrabble Dictionary. 4. Pogo. 5. Words With Friends.
The ISC is the best place on the Internet to play Scrabble in a relaxed friendly environment. You can compete at your own level while meeting new people and making friends from around the world. Internet Scrabble Club - play scrabble online.
Play free card games like Spades HD on Pogo.com. Play with or against friends in classic online play or customize the rules to your liking. Single player games.
Scrabble GO. 48K likes. Welcome to Scrabble GO, the new and updated version of the world’s favorite word game!
During June, players in Australia (Victoria) participated in an online Scrabble battle using Scrabble Go's Classic Mode. At a time when face to face tournament play has resulted in a hiatus, the prospect of online tournament play through the month was definitely welcomed by the participants.
Play Free Online Games. From solitaire and word to mahjong and puzzle games, Pogo has the best in free online games at your fingertips! Browse All Games. Daily. 4 Hours Left. 100. Jigsaw Treasure Hunter HD. Score 100 points. Register FREE. REWARD: Pogis. 100. Register FREE. Daily. 4 Hours Left. 100. Pogo Daily Sudoku. Complete 3 puzzles. Register FREE. REWARD: Pogis. 100. Register FREE. Club.
Pogo.com, run by Electronic Arts, offers hundreds of free online games, and among them is the classic fortune-building game Monopoly, which can be played with friends once you register with the.
Instantly play free online games, including solitaire, mahjong, hidden object, word, casino, card and puzzle games. Play on your computer, tablet or phone.
I would like to play in private rooms with my friends online via Pogo. Games like Yahtzee, Monopoly, Dominoes etc. I found a room that was vacant, but how do I create a private room for just my friends and me? Also I was playing Monopoly on Pogo with my friend and two computer players, there was.
If you want to play Scrabble with your friends, but you don't want to kill the competitive nature of the game, then Pogo is the place to go. Once you create a Pogo.com account, you can play a quick game against a random opponent or test your skills against the computer.
Start from the center with the purple star and then occupy the other stars to receive as many bonus points. This way you will improve your ability to play scrabble both online and in real life with your friends. It's a good free way to educate yourself and have fun in front of your computer.
An awesome multiplayer online version of Scrabble in which you can play against other people from across the globe or just against computer. The rules are simple: create words with high point value and try to place the word, using as many bonus areas as you can. Good luck! Game Controls: Mouse.
Review title of Brenda Fun game, with a few tweaks. I really would like a good scrabble game. But Words Scrabble needs some improvement. While it captures the basic fun of the traditional game, there are some bugs.Now when you move letters to side cells, valid words are not accepted because the system also considers letters within a row on the opposite side of the game board.
MONOPOLY. Wheel and deal as you build your fortune playing an exciting game of MONOPOLY online. Buy up whole neighborhoods, charge rent, and watch your empire grow. It's all about making deals and making money. But don't land in Jail! Go broke, and you'll lose everything. Play MONOPOLY online and other online board games. Pogo.com offers over.

domain: game


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Farmer Essay: More than 15 percentage of India’s gross domestic product comes from the agricultural sector. Also, it is the agricultural sector that provides the largest employer in the country to millions of people. Given the strategic importance of this industry, we can’t help but give massive respect to the farmers of India. In fact, the farming community knows no boundaries, the hard work and dedication of a farmer is the same, whether it’s India or the United States of America or any other country in the world. In this farmer essay, we shall be talking about the importance of farmers in India and the various challenges they face in their work.
You can read more Essay Writing about articles, events, people, sports, technology many more.
Long and Short Essays on Farmer for Students and Kids in English
If you are searching for a well-written Essay on Farmer, then we have provided two different essays for the same. A 600-word long Farmer Essay and a 200-word short Farmer Essay is provided below. These essays can be used by students and children of class 6, 7, 8, 9 and 10 for exams, tests, assignments and essay writing home works.
Long Essay on Farmer 600 Words in English
Farmer Essay is usually given to classes 7, 8, 9, and 10.
Agriculture is one of the important sectors not just in India but in the whole world. This is especially true in an agrarian country like India where farmers are considered to be equal to God. Rightly so, because without farmers there would be no food to feed our growing population in the country. Almost every one of us would starve to death if the farming community stops their work. Undoubtedly, the farmer in India is the real backbone of our country. Without him, the economy would literally come to a standstill. The skyscrapers, shopping malls, fancy cars and other luxuries that people in the urban regions enjoy today only because a farmer in rural India is getting his hands dirty and working day in and day out in the fields.
Former Prime Minister of India, Lal Bahadur Shastri rightly coined the term Jai jawan Jai Kisan to hail both farmer and a soldier. A farmer is as important to a country as a soldier. While one protects the nation against enemies and guards the citizens against bad elements, another makes sure that we never sleep hungry even for one day. The food we eat every day is because of the sweat and hard work that our farmers go through in the fields.
But just praising farmers and the farming community is not sufficient. India has one of the highest farmer suicide rates in the country. And this precedence is not taken seriously by the people of the country and is never reported in any media channels. There are various reasons why a farmer commits suicide. One might be due to lack of proper production of crops due to scanty rainfalls or unpredictable weather conditions. Governments should intervene to help farmers cope up with their losses.
Waiving off loans that are given to farmers by banks is one of the solutions to decrease farmer distress in the country. But it’s a short-term solution. Helping farmer with awareness programs about using technology to follow healthy agricultural practices and other modern methods to increase the production of crops should be done. Proper canals, dams and irrigation infrastructure should be built so that farmers can overcome the loss of unpredictable weather conditions to a certain extent, is a long term solution that governments should implement.
Another way in which farmers are taken advantage of is pricing strategy followed by the middlemen in the market. Farmers sell their produce to middlemen at an extremely low price and then middlemen sell the same product at high prices to the end consumers. Hoarding and black market of vegetables and crops are another menaces that are affecting farmers as well the consumers. Government has taken many steps to address the problems that are mentioned above in this farmer essay.
Minimum support price popularly known as MSP is a price that is guaranteed by the government for selling off the farm produce between the farmers and the market. This ensures that no middlemen will take advantage of there farmer and a minimum price is given to the farmer for his produce irrespective of any unpredictable situations.
Food Corporation of India (FCI) is an autonomous body in the country that buy crops directly from the farmers and store it in there cold storage areas for use during Emergency situations like wars or the one that we are facing now, COVID 19 pandemic. I would like to conclude by saying that the farmer and the work he does for his country is no less than the divine work. Governments should formulate proper policies and laws to take care of their needs. If we take care of his needs, only then he can take care of our needs.
Short Essay on Farmer 200 Words in English
Farmer Essay is usually given to classes 1, 2, 3, 4, 5, and 6.
Farmers are the backbone of every country. No country can survive its economy without the help of farmers. In spite of knowing the importance of farmers, the government and people ignore the plight and difficulties that the agricultural industry faces.
From losing their produce due to unforeseen and unpredictable climatic conditions to cheating of pricing in the market to lack of proper agricultural infrastructure, the problems that our farmers faces are in plenty. As much as we spend our country’s budget on our highways and fancy buildings in urban cities to show the muscle of the capitalist economy, if we show the same interests in improving the agricultural infrastructure in the country, then India would have been the superpower of the world by now.
Nevertheless, it’s always a good time to rectify and start healing. We need to address the problems that our farmers face immediately and start finding scientific and robust long term solutions to their problems. It is not just the responsibility of the government to do this. Evey law-abiding citizen should take cognizance of the situation and help the farming community in any way possible.
- Farmers are the backbone of our country
- All the economic development in the country is possible only if the farming community is taken care of on a priority basis.
- Agriculture industry contributes more than 15% to India’s GDP
- Unpredictable climatic conditions, no proper pricing in place and lack of help from the government is what is leading to farmer distress in the country.
- India has one of the highest farmer suicide rates in the country.
- Food Corporation of India buys produce directly from farmers and store it in their cold storage units for use during emergencies.
- Food Corporation of India also helps in maintaining the balance in supply-demand dynamics for the agriculture industry.
- India is the highest producer of pulses in the world.
- Agriculture industry provided the highest number of employment opportunities in India.
- Ministry of agriculture and rural development in mainly responsible for the development of the agriculture industry in India.
FAQ’s on Farmer Essay
Who is the father of the green revolution in India?
M.S Swaminathan is known as the father of the green revolution in India.
Why is farmer suicide rates high in India?
Lack of financial support from the government during distress is a big reason for farmer suicide in India.
What is MSP?
MSP stands for a Minimum Support Price. It is the price guaranteed by the government for farmer’s produce in the market.
What is the Food Corporation of India?
It is an autonomous body under the central government of India that stocks and buys crops from farmers to use during an emergency. They are also responsible to maintain supply and demand balance in the sector along with maintaining the public distribution system of agricultural produce.


Lady Gaga's new album has been out for a couple weeks now, and we are straight up lovin' "Million Reasons"! And what better way to show our love than finding some of the best YouTube covers of the song. Shout out to Karen McCormick
, Alexander Stewart
, Sarah Close
and Drew Ryniewicz
for making us 💙 this song even more!


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Ultrasound of the Major Salivary Glands is a Reliable Imaging Technique in Patients with Clinically Suspected Primary Sjögren's SyndromeDelli, K., Arends, S., van Nimwegen, J. F., Dijkstra, P. U., Stel, A. J., Spijkervet, F. K. L., Bootsma, H. & Vissink, A., Jun-2018, In : Ultraschall in der Medizin . 39, 3, p. 328-333 6 p.
Research output: Contribution to journal › Article › Academic › peer-review
Objective To assess the inter- and intraobserver reliability of ultrasound of major salivary glands in patients clinically suspected of having primary Sjögren's syndrome (pSS) as well as to assess sources of variation in outcomes of ultrasonographic evaluation. Methods 80 consecutive outpatients with clinically suspected pSS underwent ultrasound evaluation. The following ultrasound variables of the parotid and submandibular salivary glands were assessed: echogenicity, parenchymal homogeneity, presence of hypoechogenic areas, hyperechogenic reflections and clearness of posterior glandular border, according to the scoring system of Hocevar et al. (total score range: 0 - 48). Images were scored independently by three blinded observers in two sessions. Results The intraobserver reliability of the total ultrasound score was excellent, with an intraclass correlation (ICC) ranging from 0.89 to 0.96. The interobserver reliability was good to excellent, with ICCs of 0.84 and 0.76 for the total ultrasound score in the two sessions. The kappa value ranged from 0.60 to 0.83 depending on the applied cut-offs (cut-off score ≥ 15 and ≥ 17). Hypoechogenic areas and homogeneity of parotid glands showed the highest interobserver reliability. The median kappa for echogenicity was low. The total ultrasound scores varied more between observers in patients with higher ultrasonographic scores (approximately scores ≥ 20). Conclusion Ultrasound of major salivary glands is a reliable imaging technique for patients with clinically suspected pSS. Discrepancies between observers in assessing the severity of ultrasound findings may interfere with detecting 'true' changes over time. When monitoring the progression of pSS or treatment efficacy, it is advised that a particular patient be scored by the same ultrasonographer at every time point.
|Number of pages||6|
|Journal||Ultraschall in der Medizin|
|Early online date||25-Oct-2017|
|Publication status||Published - Jun-2018|
- Journal Article, RELIABILITY, DIAGNOSIS, AGE-RELATED-CHANGES, ULTRASONOGRAPHIC CHANGES, CLASSIFICATION CRITERIA, SCORING SYSTEM, SIALOGRAPHY

domain: literature


STILL AVAILABLE CALL JIM WILSON @ 423/273-1246
Here's a Quick Description
|Engine||5.7L (346) SFI V8|
|Transmission||6 Speed w/5th & 6th gear OD|
|Warranty||Remaining Factory Warranty|
1999 Chevrolet Corvette
This super clean Corvette is sure to turn some heads this summer. Don't be left behind... Leave them behind! And believe me with this power house that's exactly what you will be doing. "Leaving them behind"!!!
This car is in very nice condition and only has 14,241 miles on it. I have tried to relay its condition in the pictures, but if for some reason you have a question please feel free to email me and I will do my best to answer it for you.
Factory Equipped Options
|5.7L (346) SFI V8||Active Handling System|
|6 Speed manual transmission with 5th & 6th gear OD||Automatic brake application for correcting oversteer/understeer|
Brake/Transmission shift interlock
|ETR AM/FM Stereo w/ Compact Disc, Auto Tone Control|
|Limited slip differential||Seek-scan|
|Rear wheel drive||Digital clock|
|Distributorless opti-spark ignition system||Theft lock|
|Uniframe design body structure w/ corrosion resistant coating||Speed compensated volume|
|Rear opening hood for easy engine access||Delco/Bose music system|
|4-Wheel double wishbone independent suspension||Bose speaker/amplifier system|
|P245/45ZR17 Extended mobility Eagle F-1 GS front tires||6-Way power driver seat|
|P275/40ZR18 Extended mobility Eagle F-1 GS rear tires||Trunk convenience net|
|17" x 8.5" front 5-spoke aluminum wheels|
|18" x 9.5" rear 5-spoke aluminum wheels||
|Speed sensitive variable assist rack & pinion steering||ENGINE|
|Power 4 wheel disc brakes||Type||Gas V8|
|4 Wheel anti-lock braking system||Displacement||5.7L/346 CID|
|19.1 Gallon fuel tank||Fuel System||SFI|
|Dual lifetime stainless steel exhaust||SAE Net HP @ RPM||345 @ 5600|
|EXTERIOR||SAE Net Torque (lb ft) @ RPM||350 @ 4400|
|Base coat/clear coat paint||TRANSMISSION|
|Power operated retractable halogen headlamps||Type||6-Speed Manual w/OD|
|Daytime running lamps||Drivetrain||Rear Wheel Drive|
|Dual body-color power heated folding mirrors||
|Solar-ray tinted glass|
|Leather bucket seats w/ lateral support & back angle adj.|
|Scotchgard fabric protector on floor covering|
|Leather wrapped sport tilt steering wheel|
|Low oil level warning light|
|Low tire pressure monitor|
|PASS-Key II theft deterrent system w/alarm|
|EPA FUEL ECONOMY RATINGS|
|City 18/hwy 28 (5.7L engine/6-speed manual transmission)|
Any questions call Jim Wilson @ 423/273-1246
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Financing may be available. Click here to fill out a credit statement and a Finance Mgr. will get in contact with you. Please do not bid until you are cleared by our finance department.
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Introducing our new brush-script font ‘Febiolla’ the cute font with clean shapes and dynamic strokes.
Febiolla is has many features that you can apply and combine. there’s alot of stylistic alternates, contextual alternates, ligatures and swashes which designed to fit with words you made.
The PUA Encoded which you can access with character maps (win) or font book (mac). Simply copy + paste the character you need. You can also access the special characters in character panel from any Adobe softwares with double click.


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What is a 7 syllable poem?
There is actually a word in English for lines of poetry with seven syllables, a “heptasyllable”. This word is borrowed from French, and is generally only used in analyses of poetry in languages like French, Spanish, and Italian.
What is a word that has 7 syllables?
What is a poem with 8 syllables per line called?
Spanish Quintain: The Spanish quintain (also known as the quintilla) is a type of five-line poetry that is eight syllables in length, each line written in iambic tetrameter.
What is a syllable poem?
A single unit of speech sound as written or spoken; specifically, a vowel preceded by zero to three consonants (“awl,” “bring,” “strand”), and followed by zero to four consonants (“too,” “brag,” “gloss,” “stings,” “sixths”). Poetry Magazine.
What is tanaga example?
Format. The Tanaga consists of four lines with seven syllables each with the same rhyme at the end of each line — that is to say a 7-7-7-7 Syllabic verse, with an AABB rhyme scheme. sacaling datnang agos!
What do you call a poem with 9 syllables per LINE?
Accentual verse was introduced into Polish literature at the end of 18th century but it never replaced traditional syllabic metres. Today 9–syllable lines are extremely popular. They are iambic or choriambic.
What is a 32 line poem called?
The A L’Arora, a form created by Laura Lamarca, is stanzaic, consisting of an octave made up of a sestet and a couplet. It is syllabic with no count or meter specified. The rhyme scheme for this form is abcdefgf. The minimum length for the poem is 4 stanzas (32 lines or more) with no maximum length stipulation.
What do you call a poem with 10 syllables per line?
It means iambic pentameter is a beat or foot that uses 10 syllables in each line. Simply, it is a rhythmic pattern comprising five iambs in each line, like five heartbeats. Iambic pentameter is one of the most commonly used meters in English poetry.
What do you call a poem with 10 lines?
a decastich, a poem in 10 lines.
How do you identify syllables?
The number of syllables in a word is decided by its number of vowel sounds. For example, in the word “machine,” there are two vowel sounds: (Ə) and (i). The English language has up to 20 vowel sounds, so we will not talk about all of them today.
What are syllables for kids?
A syllable is a part of a word that contains sounds (phonemes) of a word. It usually has a vowel in it. A syllable is also called a ‘beat’ and teachers often teach children to identify syllables by clapping the ‘beats’ in words. Touch your chin as you say the word ‘elephant’.
Is poem 1 or 2 syllables?
In my accent I pronounce it “poh-wem” but in the accent I’m trying to learn it’s pronounced “Pohm”. I can already do lots of different british accents but most of them tend to use two syllables when pronouncing poem.


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It's a match made in NASCAR heaven, as the drama of Dark Knight Rises and the racing sport's most high profile and hunky driver Dale Earnhardt Jr. join forces, and RadarOnline.com spoke to the sports star in an exclusive video interview.
"Diet Mountain Dew, one of the sponsors on my race team, has brought Batman and his new movie, the Dark Knight Rises onto a race car so we're going to have the colors at the race this weekend in Michigan," explained Earnhardt, as he sat in his racing gear by the track.
Earnhardt is competing in the Quicken Loans 400 today at the Michigan International Speedway.
"My car is right here with the new paint scheme for the race this weekend with the Tumblr over my left shoulder. I think it will get the fans excited."
"Junior" as he's known in the racing world because of his late, great father Dale Earnhardt Sr., explained to RadarOnline.com how the unique collaboration came about.
"I got together with some friends and we designed four different cars and put them online for my race fans to vote. I try too get always get involved in the way my cars look because I'm driving them so I definitely want to put my two cents in as much as I can."
The winning car was a sleek and stylish Number 88 Chevrolet that he'll race on the famed Michigan racetrack. "This is the one black car we wanted to run with the Dark Knight logo on the hood. Some of the characters are on the car and they're ghosted in to the design," he explained.
The pairing was a perfect fit for Earnhardt, who has been a fan of the comic book character since his childhood in Charlotte, North Carolina. "I've been a Batman fan since the original series and watching that as a kid growing up and watching them make movies, it has been a lot of fun. The car is as as iconic as the character itself, its kind of a car guy's movie in some ways," said the 37-year-old.
As for the big race day, fans should expect them to be speeding faster than ever before."They have brand new asphalt on the surface so the cars are really, really fast. We're averaging 200 mph in one lap, its about the fastest that I've ever seen it."
Apart from Dale, one of the most popular faces on the track is female racer, Danica Patrick, who has made the transition from IndyCar to NASCAR.
"Danica has been a big help with boosting our popularity especially with our female fan base, which has always been uniquely strong in the sport, but she's definitely improved that and she definitely sets a great example for a younger audience," explained Earnhardt.
radar_embed service=5min.com src=" http://pshared.5min.com/Scripts/PlayerSeed.js?sid=1126&width=665&height=360&playList=517713782&sequential=1&shuffle=0"

domain: sports


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The JNP Group is marking the 10th anniversary of the opening of its Teesside office in Hartlepool - with a move to larger offices and two new additions to its team.
The consulting engineering company was the first business tenant to move into UK Steel Enterprise’s multi-million pound Innovation Centre on the Queens Meadow Business Park when it opened in 2005.
Its latest space is six times the size of the original, following a string of moves and expansions for the firm.
Colin Cook returned to his home town to open the Teesside office for the Chesham-based consulting engineers and the office has expanded steadily since then, working with clients from Tata Steel to Yuill Homes.
JNP Group was appointed by UK Steel Enterprise as the civil and structural engineers for the Hub Two extension at the Innovation Centre that was built in 2011.
Now the company is expanding its own offices into Hub Two, as two additional engineers boost the team to six to help meet demand from existing and new clients.
Colin said: “The Centre has been an ideal place for us to start up and grow in Teesside.
“The facilities are first class and the transport links have been a plus as we work right across the North-east.”
Senior Partner Alan Brackley said: “The current upturn in the construction sector is obviously helping us and the demand from commercial clients is strong in the North-east, but we believe that JNP Group’s decades of expertise is a strong factor in our growth.
“We have a reputation for providing innovative engineering solutions and our emphasis on cost-effectiveness and quality has brought us a very loyal client base and considerable new business from recommendations.”
Peter Taylor, UK Steel Enterprise Area Manager, said: “Our centres are specifically designed to support businesses as they grow and it has been good to see JNP Group, our very first tenant in Hartlepool, doing so well.
“We naturally thought of them when we were developing our Hub Two extension and the team did an excellent job.”
UK Steel Enterprise Ltd, which is the business-support subsidiary of Tata Steel, is celebrating its 40th anniversary this year.
It supports new and growing businesses in steel areas and has has invested more than £19m in Tees Valley, Derwentside and West Cumbria since it was set up, supporting around 1300 companies and invested a further £12m in providing business premises.