The PRWIRE Press Releases https:// 2019-03-01T22:00:10Z Coordinate Your Project Team Before You Begin Renovations Warns Gold Coast Electrical Contractor EJ Electrical Works In Burleigh Heads 2019-03-01T22:00:10Z coordinate-your-project-team-before-you-begin-renovations-warns-gold-coast-electrical-contractor-ej-electrical-works-in-burleigh-heads The proliferation of fast home renovation shows on TV have led some homeowners to think that renos are easily cobbled together. But, warns EJ Barnes, aGold Coast electrical contractor, good planning and coordination is as important in home renovation projects as it is in any construction project. Project management is a complex business, and communication is key to a well-coordinated project. It’s when homeowners start calling in contractors piecemeal that the trouble begins, says Barnes. For the best results, he suggests calling in contractors simultaneously before the works begin so that they can discuss the places where their tasks interface. “For example,” he says, “our work comes after the builders’ and the success of some of it depends on what the builders do. I find it best to approach the project as a team rather than as two individual contractors with separate agendas.” Electricity is Not an Add-On Electricity is something people are inclined to take for granted, says EJ Barnes. But remembering that even small changes in home layout will affect the places where we want access to power, lighting, and so on helps homeowners to stay on budget. “DIY renos often reach a point where someone remembers they’re going to want a power point to move, and then it’s time for us to save the day again!” While experienced electricians like EJ are expert at rescuing the uninitiated from the consequences of a poorly-planned renovation, EJ likes his customers to enjoy plain sailing. “If you’re planning to change the layout of kitchen counters – even switch your lounge or bedroom furniture around, you might need electrical work done. The good news is it might cost less than you expected. The bad news is that things are going to be pretty inconvenient for you for a while if electrical work came as afterthought to a home improvement project.” Big or Small, There’s Always a Project Team Whether you’ve chosen to use professional construction and electrical contractors for renovations or need help with a few tweaks you’re taking on as a DIY project, EJ Barnes says there’s always a project team. “With a reno, there’s less pressure than there is with a big construction project, but the same principles apply. All the people who are involved must coordinate and cooperate to get the project completed to specification. That means starting a dialogue before we begin works.” Working With Construction Companies and Homeowners: It’s What They Do For EJ Barnes and his team, working with construction companies is part of the regular routine. EJ Electrical works understands the need to keep renovation projects on track, on schedule, and to specification, and that makes the company a favourite with Gold Coast construction companies. But homeowners are still very much a part of EJ’s customer base – and the reasons why they like dealing with EJ Electrical Works are similar to those of the construction companies. “We don’t believe in dual standards,” says EJ. “That’s what professionalism’s about.” The message is clear. If you’re considering a home renovation project, and you need a Gold Coast electrician on your project team, EJ Electrical Works is ready to see it through with you from planning to completion. Reach businesses like EJ Electrical Works and Coastline Local Electricians via their websites giving them a call on 1300-DIAL-EJ,that’s 1300 342 535. Written & Syndicated by Baxton Media. Solid 2018 for Gold Coast New Apartment Market, With a Hint At 2019’s Prospects 2019-02-27T18:00:00Z solid-2018-for-gold-coast-new-apartment-market-with-a-hint-at-2019s-prospects 2018 has been a great year for the Gold Coast new apartment market, as revealed in the latest release of the Apartment Essentials by leading property consultants, Urbis. The Gold Coast recorded 1,010 sales in 2018 – 24 per cent higher than 2017’s performance. On average, there were 252 sales each quarter, however the first three quarters showed stronger sales rates. In other years, Urbis has seen growth in the final quarter, however 2018 saw a slight fall, with 156 sales. ‘Urbis is monitoring 75 new apartment projects across the Gold Coast, a post GFC record. While the number of apartment projects has risen, the projects are generally containing less apartments than was seen in previous cycles’ said Lynda Campbell, Senior Consultant at Urbis. ‘We have seen a shift away from the mega-towers and sites with numerous buildings toward smaller boutique style apartment buildings.’ 2018 saw 33 new apartment projects launch across the Gold Coast. Two projects sold out in the quarter, bringing the annual tally to nine projects sold out and 30 per cent of this quarter’s surveyed projects are over 75 per cent sold out. The Gold Coast recorded weighted average sale prices in the low $700,000s over the course of 2018, whereas 2017 recorded low to mid $600,000s. The gradual increase in apartment prices is consistent with the higher concentration of luxury apartment projects on the Gold Coast, highlighting the move towards larger, owner occupier buildings. Southern Beaches recorded the highest weighted average sale price during the quarter ($797,500), based on 40 sales, coinciding with the precinct’s larger proportion of 3-bedroom products (23 per cent of future supply). 12 months ago, this precinct had 14 projects being actively marketed – it now has 24. ‘Apartments in this precinct tend to have larger floor plates and are suitable for owner occupiers, hence the higher price points’, Ms Campbell commented. The Gold Coast Central precinct recorded the highest sales rate with 87 sales, dominated by high rise projects and selling mainly two-bedroom, two-bathroom products. Interstate investors and owner occupiers made up the majority of sales in the quarter, with 41 per cent and 38 per cent respectively. Owner occupiers made up the majority of sales in 2018 with 38 per cent, followed closely by interstate investors 36 per cent of total buyers in 2018. 2019 is shaping up to be an exciting year for Gold Coast’s new apartment market, with approximately 2,000 new apartments expected to launch their sales campaigns in the first half of 2019. Strong population growth and an increase in interstate migration should see demand continue into 2019. Urbis Gold Coast Apartment Essentials Q4 2018 snapshot: Weighted average sale price recorded: $715,865 7 project launches in the quarter: 412 new apartments 709 apartments approved in the quarter For media enquiries contact: Stephanie Keith, Senior Brand & Clients Consultant Ph: 02 8233 7633 E: skeith@urbis.com.au Rebecca Jagger and Alexis Carroll at DEC PR Ph: 02 8014 5033 E: urbis@decpr.com.au About Urbis Apartment Essentials The Urbis Apartment Market Essentials is the most comprehensive national survey in Australia, and the only survey for which the sales data for apartment projects with 25 or more units is collected at the time of contract rather than at settlement. Projects with 25 apartments or more are tracked from initial application through to the building being sold out for projects across Perth and key areas of density across Sydney, Melbourne, Brisbane and Brisbane. As well as tracking the status of 2,513 developments Urbis receives surveys from 295 apartment developments. Urbis recognises the traditional owners of the land on which we work. Learn more about our Reconciliation Action Plan. National new apartment market set to show signs of recovery in 2019 2019-02-27T18:00:00Z national-new-apartment-market-set-to-show-signs-of-recovery-in-2019 Australia saw a lot of new things in 2018: a new prime minister, tightening lending controls, debates around housing affordability and thousands of new apartments launched across Australia. But how did each market compare and what does 2019 have in store? Urbis’ Apartment Essentials brings together the sales and supply data from five markets across the country, revealing the quarterly wins and losses in the many new apartment markets. Today’s release provides a yearly review as the fourth and final quarter brings perspective to the recently departed 2018. Sales With new stock coming in and sales experiencing speed bumps, national apartment sales as a percentage of available stock surveyed has dropped to a new low of 7.7 per cent in quarter four. Clinton Ostwald, Director at Urbis, commented, ‘we’ve seen fluctuating results around the country. In many markets, buyers are soaking up the existing completed stock as the brakes have been put on new launches. In other markets, new projects are still being launched to market, replenishing the supply and leading to steady sales. Sales rates have been dropping for the last two years, so it’s no surprise that 2018’s results were lacklustre in comparison to 2017. In Sydney, surveyed sold stock averaged 21 per cent of available supply throughout each quarter in 2017 whereas this dropped to 5.5 per cent in 2018. Melbourne and the Gold Coast followed in this same pattern with sales as a percentage of available stock dropping by around 4 per cent over the same period. Brisbane and Perth, the markets that have seen the least new stock enter, have reversed this trend and have seen slight increases in 2018. Stock It’s not the stock crisis we imagined one year ago. Lower levels of new stock entering the market has continued to replenish the slow sales throughout 2018, with 24,000 new apartments launching throughout the year. The two biggest markets saw the most impressive figures; Melbourne took the cake with over 11,244 new apartments entering the market in 2018, while Sydney placed second in the country with 4,810 new apartment launches. There was a surprising standstill in Brisbane with no new launches in the quarter, however the first half of 2019 will likely bring over 1,000 new apartment launches for the sunny city. Apartment approvals are at their lowest in the history of Urbis’ Apartment Essentials, sitting at 4,576 in quarter four 2018. With new design specifications and planning requirements in some jurisdictions, we’re likely to see this number continue to fall in 2019. In relation to the falling levels of new launches and apartment approvals, Mr Ostwald observed, ‘we need to keep an eye on supply levels as ongoing population growth, particularly on the East Coast, will quickly take up available supply. This may result in a housing supply shortage in the next 12 to 18 months as we are also seeing fewer completions in the greenfield house and land market.’ Buyer Profile It truly was a year for owner occupiers, with 46 per cent of total sales for 2018 attributed to this buyer type. Interstate investors leapt up by 10 per cent in 2018, accounting for 19 per cent of sales. Local state investors, who previously accounted for 30 per cent of the market in 2017, dropped down to 17 per cent in 2018, in line with foreign investors. Q4 2018 Apartment Essentials Snapshot 7.7 per cent of the surveyed available stock was sold in the December quarter across the five markets: Sydney (6 per cent of available surveyed stock sold, 977 new apartments launched) Melbourne (9 per cent of available surveyed stock sold, 2781 new apartments launched) Brisbane (9 per cent of available surveyed stock sold, no new apartments launched) Perth (9 per cent of available surveyed stock sold, 464 new apartments launched) Gold Coast (6 per cent of available surveyed stock sold, 377 new apartments launched) National weighted average sale price recorded at $705,226 for Q4 Sydney – $899,793 Melbourne – $656,739 Brisbane – $831,884 Perth – $602,524 Gold Coast – $715,032 The most popular product type was two-bedroom, two-bathroom product at 47% of total sales. Across the cities the highest selling product types were: Sydney – One-bedroom, one-bathroom apartments – 48% Melbourne – Two-bedroom, two-bathroom apartments – 44% Brisbane – Two-bedroom, two-bathroom 53% Perth – Two-bedroom, two-bathroom – 41% Gold Coast – Two-bedroom, two-bathroom – 66% 25% of actively selling apartments are in presales, 49% are under construction and 26% are recently built. For media enquiries contact: Stephanie Keith, Senior Brand & Clients Consultant Ph: 02 8233 7633 E: skeith@urbis.com.au Rebecca Jagger and Alexis Carroll at DEC PR Ph: 02 8014 5033 E: urbis@decpr.com.au About Urbis Apartment Essentials The Urbis Apartment Market Essentials is the most comprehensive national survey in Australia, and the only survey for which the sales data for apartment projects with 25 or more units is collected at the time of contract rather than at settlement. Projects with 25 apartments or more are tracked from initial application through to the building being sold out for projects across Perth and key areas of density across Sydney, Melbourne, Brisbane and Brisbane. As well as tracking the status of 2,513 developments Urbis receives surveys from 295 apartment developments. Urbis recognises the traditional owners of the land on which we work. Learn more about our Reconciliation Action Plan. Brisbane Soaking Up the Stock As New Apartment Launches Dry Up 2019-02-27T18:00:00Z brisbane-soaking-up-the-stock-as-new-apartment-launches-dry-up-1 Today, leading property experts, Urbis released their latest update of the Apartment Essentials, Australia’s most comprehensive new apartment survey. This latest release features a 2018 summary as well as a look into what 2019 has in store. The Inner Brisbane region recorded 138 sales in the fourth quarter of 2018, dropping back down after a stand-out quarter three result. There was a total of 840 new apartment sales in 2018, almost 30 per cent lower than 2017. Paul Riga, Director at Urbis, summarised, ‘the fourth quarter result was to be expected, with no new projects launching, buyers are essentially soaking up the current projects on the market’. Across Inner Brisbane, new apartment launches dropped off in 2018, down by around 35 per cent on 2017 launches. Available stock has fluctuated throughout the past two years, however after a peak in 2017 Q2 with a record 3,243 apartments available at the start of the quarter, available stock has hovered around the low to mid 2000s throughout 2018. Sales as a percentage of available stock have also dwindled, dropping to a record low of 9.4 per cent in the final quarter of 2018. The downward movement in available stock highlights the continued absorption of this product, and importantly that demand for new apartments is still present in the market. Whilst the depth of the investor market is still subdued, owner occupiers are the key target market, with many projects now boutique in nature and catering to the needs of a longer-term resident. This can be noted in the results, as despite the drop in the volume of sales, the weighted average sale price was significantly higher than 2017’s quarterly reports, indicating that the style and quality of stock currently selling has changed. Whilst the latter half of 2018 saw conservative developer activity, many developers are being buoyed by the levels of sales absorption, low vacancy rates and stable growth drivers for Brisbane. Approximately 2,000 apartments are anticipated to launch in the three quarters of 2019, and with a replenishing pipeline, it is likely to register a pick-up in sales. ‘Ultimately it will be access to finance (for buyers and developers) that will temper the inner Brisbane market in the short-term,’ said Mr Riga, ‘but the drivers of demand are there, and smart developers are already looking at opportunities for their next move’. Urbis Brisbane Apartment Essentials Q4 2018 snapshot: Weighted average sale price recorded: $831,884 48% of buyers were owner occupiers 674 apartments approved in the quarter For media enquiries contact: Stephanie Keith, Senior Brand & Clients Consultant Ph: 02 8233 7633 E: skeith@urbis.com.au Rebecca Jagger and Alexis Carroll at DEC PR Ph: 02 8014 5033 E: urbis@decpr.com.au About Urbis Apartment Essentials The Urbis Apartment Market Essentials is the most comprehensive national survey in Australia, and the only survey for which the sales data for apartment projects with 25 or more units is collected at the time of contract rather than at settlement. Projects with 25 apartments or more are tracked from initial application through to the building being sold out for projects across Perth and key areas of density across Sydney, Melbourne, Brisbane and Brisbane. As well as tracking the status of 2,513 developments Urbis receives surveys from 295 apartment developments. Urbis recognises the traditional owners of the land on which we work. Learn more about our Reconciliation Action Plan. Melbourne Apartments: Posing Questions & Answers on Housing Affordabilit 2019-02-27T18:00:00Z melbourne-apartments-posing-questions-answers-on-housing-affordabilit Today, leading property consultants, Urbis released the 2018 summary for Melbourne’s new apartment market, featuring the latest results for the December quarter. The Urbis Apartment Essentials has been a trusted source of information for new apartment sales and supply for four years, using survey data and detailed research to provide an accurate look at today’s new apartment market. Urbis analysed 230 sales from a sample of 48 projects, comprising almost 10,000 apartments in Melbourne in quarter four 2018. Coupled with detailed analysis of 1,140 sales across the year, Urbis Apartment Essentials has sampled between 15 to 20 per cent of new apartment projects in the city in each quarter. Melbourne’s weighted average sale price hovered around the mid $600,000s throughout the year and recorded a weighted average sale price of $657,000 in quarter four. Despite prices appearing to hold steady at a market level, affordability is still very much in focus, with housing emerging as a core battleground in the upcoming federal election. The proportion of sales in more affordable apartments has increased, with apartments priced beneath $400,000 accounting for 12 per cent of all sales in quarter four, a stark difference to the 5 per cent recorded in 2017 quarter four. This coincided with one-bedroom apartment sales accounting for one third of sales in quarter four, having fluctuated between one quarter and a third of sales throughout 2018. Consistent with national trends, sales of two-bedroom apartments continued to make up the majority of sales in Melbourne at 60 per cent in Q4 2018 compared to 57 per cent for the full year. Two-bedroom, two-bathroom apartments remained a buyer favourite, accounting for 44 per cent of all sales, up from 34 per cent in the third quarter. Sales of three-bedroom apartments accounted for 10 per cent of off the plan transactions. The market pivot to owner occupiers is increasingly apparent with 54 per cent of new apartments purchased throughout the year to this segment, while overseas investors dropped down from 40 per cent in 2017 to 23 per cent in 2018. Despite a series of initiatives aimed at dampening overseas investor demand and fears emerging in recent years over settlement, it is encouraging to see that major central city towers are settling as planned, with developers getting on the front foot with buyers well in advance of settlement. However, with funding challenges in both the development and purchaser markets, measures aimed at testing serviceability in the short-term risk having adverse affordability effects in the longer run. This is becoming increasingly clear as future housing supply is being held up by reduced lending and uncertainty in the lead up to the federal election. In line with the wider residential market, the pace of sales dropped in the last quarter, dipping below 10 per cent of available stock sold for the first time. That said, Melbourne has maintained a more rapid rate of sale than other Australian markets in the quarter, but also for the year, averaging 12.4 per cent of available sold per quarter throughout 2018. Amid the tougher conditions, there are projects that are managing to stand out from the crowd. Typically these are delivering either one or a combination of the following: A relatable scale, close to existing amenity and jobs, with views Precinct renewal, bringing new amenity in areas where there is limited housing supply or diversity of product Delivering client service and customisation at an attractive price point Approvals continued to decline, with just over 1,800 apartments approved in the last quarter of 2018 representing one third of the volume approved in the equivalent quarter a year earlier and well below the average quarterly volume over the last two years (5,400). In summary, while apartments present a much-needed affordable option into the housing mix, the slowdown in credit and repercussions in the wider residential market, continue to impact upon the delivery of housing in the inner city and middle ring. As population growth continues amid sound economic conditions, the stall in supply stemming from the standoff between lenders, regulators, policymakers, developers and most importantly buyers, risks accentuating the demand to supply imbalance in the medium term. This brings risks of flow on consequences to housing affordability as the market regains traction. Urbis Melbourne Apartment Essentials Q4 2018 snapshot: Weighted average sale price recorded: $657,000 14 project launches in the quarter: 2,781 new apartments 1,827 apartments approved in the quarter For media enquiries contact: Stephanie Keith, Senior Brand & Clients Consultant Ph: 02 8233 7633 E: skeith@urbis.com.au Rebecca Jagger and Alexis Carroll at DEC PR Ph: 02 8014 5033 E: urbis@decpr.com.au About Urbis Apartment Essentials The Urbis Apartment Market Essentials is the most comprehensive national survey in Australia, and the only survey for which the sales data for apartment projects with 25 or more units is collected at the time of contract rather than at settlement. Projects with 25 apartments or more are tracked from initial application through to the building being sold out for projects across Perth and key areas of density across Sydney, Melbourne, Brisbane and Brisbane. As well as tracking the status of 2,513 developments Urbis receives surveys from 295 apartment developments. Urbis recognises the traditional owners of the land on which we work. Learn more about our Reconciliation Action Plan. Best Tweed Heads and Northern Rivers Electrician, Elijah Barnes of EJ Electrical Works, Gives Storm Power Failure Outage Advice To Local Businesses on the Gold Coast 2019-02-19T05:47:36Z best-tweed-heads-and-northern-rivers-electrician-elijah-barnes-of-ej-electrical-works-gives-storm-power-failure-outage-advice-to-local-businesses-on-the-gold-coast The October storms that lashed the Gold Coast caused their share of damage and, at best, inconvenience. Thousands of homes were without power, and with extreme weather seeing to have become more frequent in recent years, CEO of EJ Electrical Works, EJ Barnes feels it’s time discuss thunderstorm-readiness strategies and power failure advice.Surge Protection Helps, But…Electrical storms can wreak havoc on the electrical supply. If you have expensive electronics, you do need good surge protection, but be aware of its limitations. It can cushion you against some current fluctuations, but it’s not a silver bullet.If a lightning strike is near enough, no surge protection is going to stop your electronics from getting totalled. The best protection when lightening is overhead or very near is to switch off and unplug appliances and electronics. Unplug your landline. If you really need to make a call, your mobile is a safer bet.If the power goes down, it’s wisest to unplug electronics even when there isn’t lightening nearby. Most of the time there won’t be a big enough power surge to cause damage when the power comes on, but there is a small risk. Be sure all appliances are off. For example, if a clothes iron or a stove is inadvertently left switched on, it could cause a fire when the power comes back on.Power Failure Advice Basics: LED Lights and Gas CookerCandles are nice for romantic dinners, but they are a fire hazard when used as utility lighting. EJ says there are some really cheap and effective LED lamps on the market these days and they make a better, and safer, backup for power failures. Remember to have spare batteries handy.Chances are, you have a gas cooker of some sort with your camping and outdoor gear. Keep it handy for hot drinks and food when the electricity fails. It’s a small thing, but being able to have a hot cup of coffee makes a difference. Check the gas and consider getting a backup bottle just in case.If You Suspect Water or Storm Damage Be Extra CarefulIf you’re worried that a storm has damaged electrical infrastructure or appliances, don’t try turning anything on until you’ve called an emergency electrician out to have a look. “Water and electricity are a dangerous combination. It’s better to be safe than sorry,” says Barnes. Have a professional check it out before you touch anything.Backup Electricity Source: Right for You?Barnes says that most Gold Coast households probably don’t need to bother with backup electricity. However, if there’s a reason why your home or business being off the grid would be very awkward for you, it’s perfectly feasible to look at some form of backup energy source. “It’s up to individuals and businesses to weigh the costs against the benefits,” says Barnes.If Gold Coast residents have any concerns about electrical system storm safety, you can reach businesses like EJ Electrical Works and Coastline Local Electricians via their websites giving them a call on 1300-DIAL-EJ, that’s 1300 342 535.Syndicated by Baxton Media. Best Northern Rivers Electrician Contractor, EJ Electrical Works, Provides Cheap LED Lighting Services and Explains Over-Illumination in Tweed Heads, Gold Coast 2019-02-18T05:46:08Z best-northern-rivers-electrician-contractor-ej-electrical-works-provides-cheap-led-lighting-services-and-explains-over-illumination-in-tweed-heads-gold-coast With LED lighting cutting energy costs there’s a renewed movement towards illuminating just about everything from trees to buildings – and in spaces where light is needed, we may be going altogether too bright. EJ Barnes, a Gold Coast Electrician and owner of EJ Electrical Works, points out that when it comes to lighting, too much of a good thing can be bad for us.The Many Facets of Over-IlluminationOver-illumination is a term that describes a variety of situations in which there is more light than we really need. It can refer to very high artificial light intensities, or it can refer to unnecessary lighting such as leaving an unoccupied office illuminated all night.But these days we’re recognising the need to vary light intensity depending on what we’re doing instead of opting for the brightest possible light all the time, the need to experience softer light later in the day, and our inbuilt preference for natural light.Barnes says this extends the definition of over-illumination to include too few controls to vary light intensity, not making the most of natural light during the day, and possibly, using the wrong light spectrums in artificially lit spaces.Why We Should Think About Over-IlluminationBarnes says we’ve only lately become aware of the ways in which lighting influences us on a biological level. “It’s not just eye-strain,” he explains, “it’s headaches, migraines, stress, and fatigue.”There’s also the question of utility. Barnes agrees that illuminating landmark architectural features, for example, helps to give a city its character, but he feels that we need to be cautious about what we illuminate.“Personally, I feel that illuminating the outside of a building is fine if it’s a building that’s important to a lot of people or if it’s minimalistic lighting that just helps people to find their way home in the dark. But we need to think about utility. There’s a cost and an environmental impact to lighting despite recent energy-saving options.”As for lighting areas that are both unoccupied and unseen from the outside, Barnes recommends a rethink. Security cameras can see in the dark these days, so why bother? Just turning off unnecessary lights can save businesses a lot of money in the long run.Bright Light in Retail SpacesThese days, we seem to love extremely bright light. But Barnes isn’t sure it’s good for us in the long run. Retail spaces are increasingly going for light far above the average foot-candle (fc) level of 30-40 recommended for office work. “It probably isn't comfortable for their clients, but it certainly isn’t good for their staff,” remarks Barnes.He understands why retailers love all that bright light. They literally shine out. But he recommends focussing the brightest light on featured display areas rather than regular shopping spaces and work areas. His logic is that you’ll get more visual impact from your planned displays and marketing materials that way.Gold Coast Electrician Advocates People-Centric IlluminationWhen choices need to be made, Barnes recommends that we look to people first. What people do in different settings serves as the logical guide to how they should be lit. “You shouldn’t illuminate a feature planting in a parking lot if you haven’t illuminated the walkway first – and it’s worth considering whether lighting up the feature planting has any value to speak of even if the walkways are already well-lit.As for extremely bright retail space illumination, that might be counter-productive. Research shows that shoppers are most comfortable in moderate light with a warm temperature. The very bright, white lighting designs we’re seeing in some outlets could even be putting clients off.Perfect Practicality Matches with Perfect AestheticsOver-illumination is wasteful and, very often, counterproductive, Barnes concludes. “We need to make lighting decisions around the people who use spaces. That might sometimes include lighting that’s there for purely aesthetic reasons, but its impact will have been carefully considered as part of an engineered experience.”“It makes sense that lighting that’s been designed with restraint and an eye for practicality also reflects good taste. It’s also important that we should begin to see light as a customisable feature. For now, we can look at individualising workspaces so that people can adjust lighting according to tasks and preferences. In the future, we may be able to adjust lighting automatically, for example, in response to what shoppers are doing in a store.”The key, says Barnes is practicality. Form follows function and the result is good aesthetics. It doesn’t have to be complicated, but it can be effective. If you’d like to find out how EJ Electrical Works can help you with office or retail space lighting design, visit EJ Electrical Works website or call 1300-DIAL-EJ, that’s 1300 342 535.Syndicated by Baxton Media. Best Electrician Near Me, EJ Electrical Works, Explains Affordable Decor Featured Ceiling Fans and Air Conditioning in Mermaid Beach, Gold Coast 2019-02-15T05:44:51Z best-electrician-near-me-ej-electrical-works-explains-affordable-decor-featured-ceiling-fans-and-air-conditioning-in-mermaid-beach-gold-coast With summer hotting up, Australians will be working on keeping cool, and some of the “low tech” solutions are still good ones says Gold Coast electrician EJ Barnes. What’s more, you might be interested in seeing how they’ve evolved – you might be in for a few surprises.Barnes knows more about ceiling fans than most people do: as a Gold Coast electrician, spring and summer callouts are often for the installation or maintenance of these standbys, and while you can go with basic and functional, you have far more options than you may have realised.From Smart Fans to Dreamy Décor FeaturesThe connected home trend hasn’t overlooked the possibilities it can explore with “smart” fans and several companies have come out with their versions of a high-tech ceiling fan. However, Barnes isn’t altogether convinced they’re worth getting.He’s done a lot of work on connected homes too and doesn’t see the point in remotely controlling an appliance that only works to cool skin because it moves air around. “A ceiling fan doesn’t change the air temperature. It just makes you feel cooler. When you leave the room, you may as well switch it off to save energy.”“The only real use I can think of for smart fans is to set them up so that they’ll be off during the hours you aren’t using rooms or when you’re at work, and a simple timer switch could do the same thing for a lower price.”However, it’s the arty innovations on the theme that make Barnes enthusiastic. Sometimes, it’s special touches to the classic ceiling fan design – like using genuine wood blades – sometimes it’s a move towards a steampunk look, or it could be unexpected blade shapes. There are some really creative fan designs, but Barnes warns that functionality comes first.“I like the idea of ceiling fans being an important décor feature, but the size of the fan, the strength of its motor, it’s ability to run silently, and its energy efficiency are all more important than looks.”Ceiling Fan, Air Conditioning, or Both?The way we use ceiling fans also needs a little rethinking, say Barnes. As an alternative to air conditioning, they will certainly save energy. They could still save you energy if you use them as a way to delay the decision to use air conditioning, but they probably won’t work to reduce energy consumption if you use both at the same time.The theory is that people with ceiling fans will choose higher temperature thermostat settings when they turn on the AC, but a Florida researcher disproved that back in 1996 after checking thermostat settings against ceiling fan use and finding no significant differences.“Fans are very effective for cooling if you position them well and if you choose the right fan for the space,” says Barnes. “There’s a specific formula for choosing the right size fan, and you also need to think about its power. After that, you can look at extras like those super-cool fan designs.”EJ Electrical Works are Gold Coast electricians, tackling everything from big construction projects to minor home repairs for local householders. They can be reached via their website or by calling 07 - 3833 4405.Syndicated by Baxton Media. Top Casuarina Homes Designer and Best Coolangatta Electrical Contractor Provides Affordable Services on the Gold Coast 2019-02-14T05:43:01Z top-casuarina-homes-designer-and-best-coolangatta-electrical-contractor-provides-affordable-services-on-the-gold-coast Casuarina may still be a relatively quiet spot, but the beachfront setting is attracting developers and private individuals with an eye for luxury modern design says Gold Coast Electrician, EJ Barnes. In fact, the electrical contractor, who has been responsible for the execution of dramatic lighting designs at many of these designer properties, is in awe at some of the projects in which his business has participated.“They’re private homes,” says EJ, “but everything about them is cutting-edge. We’re talking palatial residences that feature everything of the very best.” According to EJ, many of the builds are investments: “You’ll complete the project, and before long, you’ll see the place on the market as the premium coastal property in the area.”One project, in particular, really stands out for Barnes. It features a space-age style overhang and seems to more closely resemble a spaceship than a building. The double-storey home features floor to ceiling glass and a swimming pool that spans the length of the property.“I’ve never seen anything like it,” says Barnes, “and I wasn’t surprised to hear that it attracted interest from all over the world when it hit the market.”Barnes is especially proud that many of the images you’ll see of this much-publicised property are evening shots. Still, he thinks he could have predicted the photography preference. After all, the lighting is a striking feature, and his company was responsible for its installation. “It looks great by day,” he says, “but I’m especially pleased with the night-time look. It’s stunning.”It wasn’t only the lighting that occupied Barnes and his team. The all-mod-cons home features zoned air conditioning, CCTV, and Google Home Automation. Now, the burning question is where the buyer will come from. the house is currently advertised for sale at close on $4million with an alternative price listed in bitcoins - a futuristic touch that some may still call a leap of faith given the currency’s volatility.“I don’t think it’ll be a guesthouse,” says Barnes. “There isn’t really enough parking for that. As to who’ll buy it - all I can say is that they’ll need to be very wealthy indeed.” After finding the property online, we’re inclined to agree. After all, few properties can boast as much publicity, professional photography, or videography - or an estate agent ruining his dry-clean-only suit in the lap pool for the sake of a sales video.Meanwhile, Barnes is quietly proud of EJ Electrical Work’s role in the construction of one of the most-talked-about properties in Australia. “We’re trusted with premium projects because we’re brilliant at what we do,” says Barnes. “It’s as simple as that.”Despite a string of prestigious projects, Barnes keeps his feet on the ground. His company is there to help every client that contacts it. It could be something as simple as breaker that keeps tripping - or it could be the electrical works for a shopping centre, an architect-designed house, or your (much more down-to-earth) home renovations.“We love looking back on amazing projects like this one,” says Barnes, “but at the end of the day, it’s satisfied customers and a job well done that matter most.”If you’d like to put the company responsible for electrical works at a multi-million-dollar designer home to the test with your broken light-switch - or a massive improvement project, you’re welcome to get in touch, says EJ. Contact EJ Electrical Works via its website, or give them a call on 1300-DIAL-EJ, that’s 1300 342 535.Syndicated by Baxton Media. Renowned Urban Designer Chris Melsom joins Urbis 2019-02-13T22:25:07Z renowned-urban-designer-chris-melsom-joins-urbis Urbis is thrilled to announce the Director appointment of Chris Melsom, an esteemed architect, planner and urban designer with 30+ years of experience delivering strategic urban change. Chris brings significant local and international experience to the Urbis National Design team. As an urban design specialist, Chris has worked in senior roles at HASSEL, Tract (WA) and East Perth and Subiaco Redevelopment Authorities, unlocking the potential of cities, places, and sites across Australia and South East Asia. He was recently the Director of the Australian Urban Design Research Centre, where he also taught in the Master of Urban Planning program at The University of Western Australia before joining Urbis. With 30+ years of experience in strategic urban design, Chris brings to Urbis broad expertise in the leadership and management of multi-disciplinary design teams for large scale, complex projects. His arrival complements the National Design team’s already diverse range of skills and will cement Urbis as an industry leader in the arena of city shaping and place building. Ray Haeren, Regional Director Perth said, “We are pleased to welcome renowned Urban Designer Chris Melsom to Urbis. His skills and experience will be a fantastic complement to the diverse and talented team locally, nationally and internationally. “Chris is more than a designer, he brings a strategic perspective and insight… with a grounded personality to boot,” said Ray. James Tuma, Group Director National Design added, “We are delighted to confirm the appointment of Chris Melsom to the growing international team of designers at Urbis. Chris brings a wealth of local market knowledge and a design pedigree that cements our position as the strongest urban design and strategy advisors in the West Australian market.” Carl Thompson, Director National Design said: “It’s an exciting time for Urbis in Perth. Chris has a strong urban design presence in Western Australia and South East Asia and brings both an international perspective and a deep appreciation for the local context to the table.” “Chris is a city-shaping expert of the highest calibre and we look forward to his design leadership as we continue to deliver great outcomes for our clients,” said Carl. On his appointment, Chris Melsom said, “It’s no accident that Urbis is becoming one of the leading thinkers in the urban design space, locally and abroad, combining economics, planning and a passion for creating places that really work.” “I’m looking forward to joining the bright minds of Urbis and contributing to the important goal of shaping cities and communities for a better future.” Reflecting on his career, Chris added: “The best solutions aren’t always the ones we thought we’d find. Sometimes, it’s having a good process of exploration, rigorous testing and engaging with real people that opens up all sorts of possibilities for creating more liveable and resilient outcomes.” “I think it’s fantastic that Urbis sets its sights on city-scale thinking, so that projects not only work independently to exceed our clients’ needs and aspirations, but work together to create something that enriches its context socially, culturally, economically and environmentally as well,” said Chris. “The Urbis Design team is well placed to bring together strategic planning, urban economics and design thinking for new communities, whether developing a complex urban renewal strategy, preparing a site development master plan or building an integrated landscape and built form solution.” “Having worked on large scale urban renewal and development projects internationally for over 30 years, I look forward to making the most of that background with the Urbis team in Perth,” said Chris. Best Tweed Heads and Northern Rivers Safety Electrician, EJ Electrical Works, Gold Coast Contractor Warns Against Cheap Components Nearby 2019-02-13T05:41:51Z best-tweed-heads-and-northern-rivers-safety-electrician-ej-electrical-works-gold-coast-contractor-warns-against-cheap-components-nearby Australia prides itself in some of the best product-safety legislation in the world, but consumers still need to be alert, particularly when it comes to building materials and electrical components warns EJ Barnes, CEO of a Gold Coast electrical contracting firm.It has been in the news since 2013, and although there has no doubt been progress, Barnes warns that non-compliant building materials and components still find their way onto building sites. As he points out, our legislation may be excellent, but enforcement may not be as easy as it sounds.“A lot of building materials and components are imported,” he says, “and I’m not convinced that they’re all checked for compliance with our safety standards.”It’s a valid concern and one that comes back to haunt us for years after the materials have been used. The Infinity cables scandal in which retailers sold non-compliant electrical cable may be a few years old, but with an estimated 40,000 Australian homes having used it, it would be impossible to know just how many have replaced it for a safer option.The fire at the Docklands Lacrosse Tower in 2015 which consumed 13 stories of apartments in just 15 minutes triggered a spike in awareness, but more than 3 years later, Barnes isn’t convinced that the problem has been eliminated despite the tragedy. “Non-compliant building materials and electrical components are still common in my opinion,” he says.In many instances, non-compliant components are cheaper than ones that pass muster. It’s unfair, says Barnes, since Australian companies go to a lot of expense making sure their products are in line with safety standards. “Then along comes an importer with a non-compliant, cheap product, and whether because of buyer ignorance or greed, the local manufacturer has to compete with lower pricing.”In the end, says Barnes, it’s consumers who are at risk, and the motivation for placing them in this position isn’t acceptable. “You can save a few dollars by using non-compliant materials - and you could end up being responsible for deaths. It’s just not worth it.”There are a few measures that electrical and construction clients can take to ensure that they’re getting safe installations, says Barnes. To begin with, it pays to be suspicious of surprisingly low quotes for work.“If you’re seeing quotes way below what other professionals are charging, you may not have found a bargain,” he warns. “Check itemised quotes carefully. Determine where the contractor aims to save costs and consider how it might affect you. If component costs are remarkably low, you could be looking at non-compliant materials, and that’s downright dangerous.”Consumers also need to check whether they’ll get certified work. Getting a certificate of compliance is a must, and if a business won’t issue one, it is operating outside the law. A compliance certificate isn’t bullet-proof, but Barnes says most construction contractors will do due diligence when issuing one.Building inspectors have been criticised for declaring projects as being compliant after minimal physical inspection of works, but for Barnes, vouching for compliance means supervising in person and checking all completed work himself. “That certificate means I’m personally responsible for the safety of the installation,” he says. “It’s not something I take lightly.”The issue of building safety and non-compliance in the construction industry isn’t going away anytime soon, but with ethical businesses like EJ Electrical Works and Coastline Local Electricians striving for the highest safety standards, consumers can proceed with confidence. If you’d like to know more about this local Gold Coast business, you can reach Barnes via his website or by calling or give them a call on 1300-DIAL-EJ, that’s 1300 342 535.Syndicated by Baxton Media. EJ Electrical Works Near Local Burleigh Beachfront Pavilion Provides 24/7 Emergency Electrician Services Around the Gold Coast, Tweed Heads and Northern Rivers 2019-02-12T05:40:09Z ej-electrical-works-near-local-burleigh-beachfront-pavilion-provides-24-7-emergency-electrician-services-around-the-gold-coast-tweed-heads-and-northern-rivers It may only be November, but local electrician, EJ Barnes, can’t wait for December to arrive. That’s when the revamped Burleigh Pavilion will fully open its doors to the public. But it’s not just a matter of Barnes looking forward to a cold beer and the view from the expanded second floor dining area - for him, it will be a personal triumph.The Pavilion’s renovation has been a hugely ambitious project with a price tag that’s widely reported to be in the region of $9 million. Barnes’s business, EJ Electrical Works, won a tender for necessary electrical upgrades, and he’s had an insider view of the process from the time the project started.“I would have been saddened if the iconic facade had changed too much,” he says, “but the developers have done a wonderful job of preserving the original appearance of the building despite all the changes. Although not all renovations are real improvements, this one certainly is.”EJ’s business isn’t a large one, but he says that landing this project and successfully completing it, will be the ultimate proof of his business’s capacity. “We’ve always worked to be highly professional,” he says, “but we’re not what you’d call a big business. Now, all the world can see that when we say what we’re capable of, we aren’t exaggerating.”Of course, it’s not the first time that EJ Electrical has taken on ambitious projects, but few could be as high-profile as this one. “We’ve done work at malls, shopping centres, clinics, office buildings, and more,” says EJ “but this project takes the cake. It’s the kind of thing you want to tell everyone about, and when you do, they think you might be telling a tall tale!”One of the things that EJ likes most about the Burleigh Pavilion renovation is the plans its owners have for the upper-floor restaurant. It will be an impressive space that can accommodate up to 600 patrons, and a top chef will be in charge of the cuisine.But May Hotels, the developers behind the project, say they’re looking at a reasonably priced, casual venue where beach goers can relax in casual wear and enjoy the view over the ocean. “It’s a landmark, and it’s going to be even better than it was before,” says Barnes. “I’m looking forward to being able to tell my mates I was a part of making it possible.”So, if you’re passing by the Burleigh Pavilion at sundowner-time this December, you might want to look out for the EJ Electrical Works vans parked outside, because if they are, EJ and his team might just be there for a cold one at the end of the working day.If, on the other hand, you’d prefer a more traditional approach to meeting up with your electricians, just visit the EJ Electrical Works or Coastline Local Electricians websites, or call EJ’s team on 1300-DIAL-EJ, that’s 1300 342 535. “We do big construction projects,” says EJ, “but we’re just as happy to help people with their home electrical work. The service remains the same.”Syndicated by Baxton Media. Qualified Burleigh Electrician, EJ Electrical Works, Offers Best Advice to Gold Coast and Tweed Heads Locals Wanting a Handyman 2019-02-11T05:38:45Z qualified-burleigh-electrician-ej-electrical-works-offers-best-advice-to-gold-coast-and-tweed-heads-locals-wanting-a-handyman There are tasks you can do yourself. There are tasks you can use a jack-of-all-trades handyman for. And then there are jobs that should only be tackled by a licensed professional. Electrical work is one of these. As the Queensland Government so neatly puts it: “Don’t do your own electrical work. It’s just not worth the risk.”According to the Queensland Government, the risk could be a life-or-death matter. And, if that’s not enough you, the Queensland authority warns that it is against the law. In a worst-case scenario, offenders could end up facing a charge of culpable homicide.But is it really as dangerous as all that? We spoke to EJ Barnes, owner of EJ Electrical Works, about the risks people face when they DIY or entrust electrical work to an unqualified handyman.After looking at the Queensland Electrical Safety Office’s information, EJ nods agreement: “It’s dangerous alright,” he says. “When I’m on the job, I need to be alert and focused. Electricity can kill. It’s good to remember that all the time.”It doesn’t end when the job has been safely completed either. “I have to think about the long-term safety of my clients. That’s why I’ve developed inspection checklists that cover everything from the technicalities of the task to service-oriented aspects. The first part is to ensure that the installation is safe. The second part is to make sure we’re leaving the property and the work area looking as our customer would want.”So How Do We Know That We’re Working With a Proper Electrician?Anyone who wants to do electrical work has to meet the requirements for licensing and have a valid license. Concerned consumers can check up on someone who claims to be an electrician. Simply note the electricians license number and check it on the Queensland Electrical Safety Office’s website.”A professional business should look and act professionally. And when the work’s done, the customer should get an electrical compliance certificate and not just an invoice.An unlicensed person can basically flip a switches in their own home," says EJ. "But seriously, that’s about the limit of it. People will tell you it’s easy to install a switch or a power point or that it’s fine to replace a light fitting or a plug at the end of a lead. It isn’t. The laws are there to keep you safe and doing any of these things is illegal.”Apart from fines, penalties, or criminal cases related to negligence, there’s also the matter of insurance. If investigators find that the cause of a fire is unlicensed electrical work, your insurance won’t pay out.Are consumers covered when a licensed electrician makes a mistake? EJ laughs: “We don’t make mistakes. There’s too much at stake! Still, it’s part of our licensing requirements that we have to have some hefty insurance coverage: $20 million public liability insurance and that includes $50,000 in consumer protection. No claims yet, and we’ve been in business as EJ Electrical since 2012. I’m there to make sure it stays that way.”While some people might mutter about “nanny states” and excessive regulation, our conversation with EJ brought the importance of sticking to the letter of the law home. It really isn’t worth trusting an amateur with electrical work. But aren’t some of these domestic jobs too small for a company like EJ’s?“Some electricians get picky, and either won’t take small jobs or give bad service,” he admits “But we don’t see it that way. If I give you good service doing something small like replacing a light fitting, you’re going to tell your friends. And you’ll come back to EJ Electrical Works when you need bigger jobs done. To me, a client is a client and a promise made is a promise to be kept.”You can visit EJ Electrical Works website or call 1300-DIAL-EJ, that’s 1300 342 535.Syndicated by Baxton Media. Affordable Local Gold Coast Expert Electrician, EJ Electrical Works, Highlights Trend Towards Commercial Installations and Gives Lighting Tips For Interior Design Near Tweed Heads 2019-02-08T05:37:16Z affordable-local-gold-coast-expert-electrician-ej-electrical-works-highlights-trend-towards-commercial-installations-and-gives-lighting-tips-for-interior-design-near-tweed-heads EJ Barnes, proprietor of EJ Electrical Works, says that his latest projects highlight interior design trends that depend heavily on good lighting design.According to Barnes, commercial spaces and domestic ones have a lot in common these days. There is a lot of emphasis on open space, bright whites, and lighting effects. Many of his recent projects have involved the installation of downlights that create a uniformly-lit space and there’s a trend towards hidden lights that illuminate work surfaces.Domestic Renovations Provide Inspiration“I was very pleased with the results of a kitchen renovation project we recently participated in,” says Barnes. “The design involved the use of some really beautiful white marble along the wall behind the food preparation area. The team literally made it shine out with hidden lighting, at the same time providing ample light for those using the countertops.”In before an after images, the entire kitchen looks more spacious, partly because overhead cupboards above the serving area were removed, but also because of the illuminated feature wall. The overall effect is both beautiful and practical.Natural light is the big buzzword too, says Barnes, and installing larger windows is the home renovation order of the day, but his clients want the same kind of light at night too. Emulating natural light as much as possible poses its own technical challenges, but Barnes says his clients are satisfied with the effects he is able to create.Commercial Installations Follow the ThemeIn a commercial setting, a similar principle to the home renovation theme prevails. An elegant nail bar sports predominantly white décor and carefully-spaced downlighting offset by sleek, black-shaded lights that focus illumination on work areas. “The client liked the contrast and height variation we got from the pendant lights,” says EJ, “and from a practical perspective, it works well, too.”EJ Electrical Works did something similar at the Robina Home Centre last November, only this time, the shades were white, and the ceiling was black. It was a good variation on the all-white theme, and it worked very well.”Black, White, LightA look through the EJ Electrical Works portfolio shows many commercial and domestic spaces with a focus on black and white - and the light to make the contrast all the more striking. But there are exceptions too.A beautiful country residence matches its setting with an emphasis on warm wood tones and vintage-look ceiling fans while a coffee shop opts for artsy murals and pendant lighting. Nonetheless, the theme of brightness, airiness, and space forms a common thread.Bright ideas in domestic and commercial lighting design are among EJ Electrical Works’ specialties, so whether entrepreneurs plan a shop fitout or homeowners hope to add a touch of added elegance to indoor spaces, EJ is ready to give them the benefit of his experience.He invites readers to visit the EJ Electrical Works website to view his gallery of completed projects. Alternatively, call 1300 DIAL EJ, that’s 1300 342 535 for further information.Syndicated by Baxton Media. Gold Coast Electrician, EJ Electrical Works in Burleigh and Surroundings Compares Effective Lighting Features 2019-02-07T05:35:51Z gold-coast-electrician-ej-electrical-works-in-burleigh-and-surroundings-compares-effective-lighting-features EJ Barnes, proprietor of EJ Electrical Works, says there’s more to light than meets the eye. It influences moods and perceptions, and consumers can use an understanding of this phenomenon to set the tone in home and business settings. “Atmosphere is very important,” he says, “but most people spend more time considering paint colours than they do on choosing the right light colour and intensity. Lighting has a profound effect on people.” “Sometimes, people use light very effectively without knowing quite why they chose a certain approach to lighting. But, if you read up on how light affects us, consumers can use that knowledge consciously and strategically in both home and business environments.” Cool and Bright vs Warm and Dim Barnes explains light using two contrasts: cool and bright or warm and dim: “As with colour, there are many shades in between,” he says, “but if you understand these two, you’re off to a good start.” Here’s the theory: as diurnal creatures, how alert and on-the-go we are depends a lot on light. As the sun rises and brightens, we wake up. Then we’re on the move, getting things done. By late afternoon, the light is warmer, and it dims towards sunset. Before people had artificial light, including fire, they’d settled down and gone to sleep when it became dark. “There’s research that shows that it’s not just the sun that influences us,” says Barnes. “Artificial light has a similar effect. We’re at our brightest and most energetic when light is bright and cool. So, if consumers were lighting an office or a gym, for instance, they’d choose bright and cool lighting. When light is dimmer and warmer, people tend to relax. The light tells us we’ve done our work for the day, and it’s time to wind down.” Practical Examples of Light Psychology in Action The restaurant and fast food industries provides a good example of how people can use light to influence mood, although Barnes says he has seen some outlets getting it wrong too. “At a fast-food outlet, they want people to choose and order quickly, eat their food, and leave,” he explains. “Then, the table’s available for the next customer. Now think about lighting: it’s bright and cool. That’s good for decision-making and keeping you on the go.” “Restaurants don’t want you to rush. They want customers to settle down, relax and take your time, preferably through two to three courses. The longer customers are there, the more food and beverages they’re likely to order, so they create an atmosphere that promotes relaxation with warmer, dimmer light.” “Take a look at retail stores too,” says Barnes. “A supermarket wants its customers to jog through, get your business done, and leave. They don’t want people strolling around looking at every purchase option for ages. The light is right for quick decision-making and energy. But if a business is selling luxury Persian carpets, businesses want people to feel relaxed, take their time, and examine all your merchandise.” Light Psychology at Home Most people already use light psychology at home, but Barnes feels that being more alert to what we’re doing can be helpful: “Think about a bedroom. Bright, cool light doesn’t work there at all. Of course, if consumers want it, they can get it, but while it looks great, it could affect their ability to sleep after you put the lights out.” “People probably already use low lights or candlelight to create an intimate atmosphere in entertainment areas, but if they’re hosting a gathering where they want people to be more on the go, they can adjust the lighting to promote a higher-energy atmosphere and greater mental alertness.” Getting it Right Barnes tells us that lighting design is a field of its own, but he doesn’t always have a designer giving him specifications. Often, it’s an entrepreneur with a space to fit out for business, or someone renovating to create a dream house. At times like these, he uses what he has learned about light and how we interact with it to create lighting designs that work for his clients. The psychology of light is one of the factors he keeps in mind. About EJ Electrical Works EJ Electrical Works is a local Gold Coast business. It also serves the Northern Rivers area. You can visit EJ Electrical Works website or call 1300-DIAL-EJ, that’s 1300 342 535. Syndicated by Baxton Media.